HomeMy WebLinkAboutPH 1 ZC 90-1,PM 90-292&3 6-3-91TO: WILLIAM A. HUSTON, CITY MANAGER
FROW COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: ZONE CHANGE 90-01, TENTATIVE PARCEL MAP 90-292,
TENTATIVE PARCEL MAP 90-293
RECOMMENDATION,
It is recommended that the City Council take the following actions:
1. Certify the Negative Declaration as adequate for the projects
by adoption of Resolution No. 91-75;
2. Have first reading by title only and have introduction of
Ordinance No. 1072, approving Zone Change 90-01;
3. Approve Tentative Parcel Map 90-292 by adoption of Resolution
No. 91-76, subject to conditions as submitted or revised; and
4. Approve Tentative Parcel Map 90-293 by adoption of Resolution
No. 91-77, subject to conditions as submitted or revised.
BACKGROUND
On May 13, 1991, the Planning Commission adopted Resolution Nos.
291.1, 2912 and 2913 recommending approval to the City Council of
Zone Change 90-01, Tentative Parcel Map 90-292 and Tentative Parcel
Map 90-293. The applicant proposes to develop a 19.1 acre. site
which would include retail, auto service, office and industrial
uses. Phase I would contain approximately 28,000 square feet of
retail, 23,000 square feet of auto service, and approximately
93,360 square feet of office and industrial uses for a total of
142,360 square feet. Phase I would also accommodate building pads
for a self -serve gasoline station, a restaurant (potential for
drive-thru) and a full-service carwash. Phase II would include a
32,000 California Highway Patrol (CHP) facility, or as an
alternative if the CHP facility is not realized, approximately
60,000 square feet of office and industrial uses. In order to
accommodate the project, the applicant has proposed site specific
District Regulations for this PC -IND District along with two
tentative parcel maps to create individual parcels for the various
buildings and pads on the site.
PUBLIC HEARING N0. 1
AGENDA(.
-3 _ 1 1
6-3-91
n t r - o m
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JUNE 31 1991
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TO: WILLIAM A. HUSTON, CITY MANAGER
FROW COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: ZONE CHANGE 90-01, TENTATIVE PARCEL MAP 90-292,
TENTATIVE PARCEL MAP 90-293
RECOMMENDATION,
It is recommended that the City Council take the following actions:
1. Certify the Negative Declaration as adequate for the projects
by adoption of Resolution No. 91-75;
2. Have first reading by title only and have introduction of
Ordinance No. 1072, approving Zone Change 90-01;
3. Approve Tentative Parcel Map 90-292 by adoption of Resolution
No. 91-76, subject to conditions as submitted or revised; and
4. Approve Tentative Parcel Map 90-293 by adoption of Resolution
No. 91-77, subject to conditions as submitted or revised.
BACKGROUND
On May 13, 1991, the Planning Commission adopted Resolution Nos.
291.1, 2912 and 2913 recommending approval to the City Council of
Zone Change 90-01, Tentative Parcel Map 90-292 and Tentative Parcel
Map 90-293. The applicant proposes to develop a 19.1 acre. site
which would include retail, auto service, office and industrial
uses. Phase I would contain approximately 28,000 square feet of
retail, 23,000 square feet of auto service, and approximately
93,360 square feet of office and industrial uses for a total of
142,360 square feet. Phase I would also accommodate building pads
for a self -serve gasoline station, a restaurant (potential for
drive-thru) and a full-service carwash. Phase II would include a
32,000 California Highway Patrol (CHP) facility, or as an
alternative if the CHP facility is not realized, approximately
60,000 square feet of office and industrial uses. In order to
accommodate the project, the applicant has proposed site specific
District Regulations for this PC -IND District along with two
tentative parcel maps to create individual parcels for the various
buildings and pads on the site.
City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 2
In June of 1989, the Planning Commission and City Council approved
General Plan Amendment 89-02 (b) and Zone Change 88-03 to change the
General Plan land use and Zoning designations on the subject site
from P&I (Public & Institutional) to I (Industrial) and PC -IND
(Planned Community - Industrial) respectively. It was anticipated
at that time that the property would be developed as cohesive
business park with more emphasis on retail and service
establishments due to its orientation to Edinger Street and
complete separation from the industrial complex to the north across
the railroad tracks.
Surrounding uses include the USMCAS-Tustin helicopter station to
the south and west, the Irvine Industrial Complex -Tustin to the
north across the A.T & S.F railroad and vacant land to the east
across Jamboree Road presently zoned P&I.
A public hearing notice identifying the time, date and location of
the public hearing on these projects was published in the Tustin
News. Property owners within 300 feet of the site were notified of
the hearing by mail and notices were posted on the site, at City
Hall and the Police Department. The copy of'the staff report and
meeting's agenda was made available to the applicant.
DISTRICT REGULATIONS
The subject project site is within the PC -IND zoning district,
subject to the Irvine Industrial Complex (IIC) District Regulation.
The IIC regulations allow for a broad range of commercial,
commercial services, and industrial uses. the proposed Jamboree
Plaza District Regulations would replace the IIC regulations and
would become the governing regulations to guide development within
the proposed project. A complete copy of the Jamboree Plaza
District Regulations is included as Exhibit B to Ordinance 1072.
The District Regulations would create four (4) distinct "Planning
Areas" within the project. Planning Area A is designated for
individual pad development along Edinger Avenue frontage which is
anticipated to consist of a self service station, a restaurant
(potential for drive-thru) and a full service carwash. Planning
Area B would consist of retail uses. Planning Area C would consist
of several buildings designated for auto service uses. Finally,
Planning Area D would accommodate office and industrial uses,
including a potential site for a California Highway Patrol
facility.
- City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 3
Another feature of the proposed District Regulations includes the
inclusion of operational standards or limitations on uses,
particularly related to the auto service uses. Some of these
limitations include no working of vehicles outside the building, no
inoperative cars could be stored outside the building, all vehicles
must be parked in a designated parking space and not in a drive
aisle.
The District Regulations also reinforce the requirements of the
City's Transportation Demand Management (TDM) Ordinance. Since
this project is anticipated to generate more that 100 employees, a
TDM program, as well as annual monitoring reports, would be
required to be implemented. Additional discussion on this item is
included in the Special Issues Section below.
PROJECT DESCRIPTION/SItE PLAN
Phase I of the proposed project consists of ultimately 23 buildings
ranging in size from approximately 2,000 -square feet to 28,000 -
square feet. Building 'B', the largest building, is designated as
the retail building which parallels Edinger between the westerly
two project entrances and is setback 147 feet from Edinger.
Building pads 'A', the self -serve gasoline station site is located
in front of Building 'B' at the main entrance. Building pads 'E'
(restaurant with potential for drive-thru) and 'F' (full service
carwash) would be located along the Edinger frontage between the
easterly entrance and Jamboree Road. Specific development
proposals for Building Pads 'A', 'E' and 'F' are not under
consideration at this time and would be subject to separate Design
Review approval by the Community Development staff at the time
actual development of these buildings is proposed. Buildings 'C',
'D','G', 'H' and 'H1' are oriented in the easterly portion of the
site behind the restaurant and carwash pads and designated for auto
service uses. Building 'G' is situated a minimum of 5 feet from
the reservation parcel while building 'H' is situated approximately
50 feet from the reservation lot. Buildings 'I -U' are designated
as the office and industrial buildings which are located at the
rear of the site behind Buildings 'B', 'C' and 'H'. These
buildings are located approximately 55 feet from the northerly
property line.
Phase II of the project is located west of the main entrance. At
this time two alternatives are considered. The first alternative
is for this site to be developed with a California Highway Patrol
facility. No specific development plans are proposed at this time
and would be subject to separate Design Review approval by the
City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 4
Community Development staff at the time actual development of these
buildings is proposed. Alternative II includes 6 office and
industrial buildings ranging in size from 8,800 to 11,700 square
feet located in the westerly triangle of the site along Edinger
Street and would be situated between 30 feet and 95 feet from
Edinger.
Primary access to the site would be taken from a new signalized
intersection on Edinger Avenue in the center of the project.
Secondary access points on Edinger are located at the easterly and
most westerly portions of the site and would accommodate right -
turn -in and right -turn -out movements only. No access to Jamboree
is proposed or could be accommodated due to the grade separated
crossing at the A.T&S.F. railroad. Within the project, the main
entrance and the easterly access point forms a loop road through
the project which would provide access to all the buildings.
Service roads are located between Buildings 'B', 'C' and 'Q -U' as
well as behind Buildings 'I -P'.
Parking for the project is distributed equitably throughout the
site. The main parking area is located in front of Building 'B'.
Other areas of significant parking are between the auto service
buildings, along the loop road, at the rear of the site and around
.the other freestanding buildings. Due to the many different types
of uses which this project could accommodate, various parking
ratios have been used to determine the minimum number of required
parking. Parking summaries have been provided on the Phase I and
II site plans reflecting the ratios which apply to specific
buildings based upon anticipated use. Phase I would required 331
spaces (excluding those required for Building Pads 'A', 'E', and
'F'). A total of 505 spaces have been provided which exceed the
minimum required by 174 spaces. If alternative II in Phase II is
developed, an additional 141 parking spaces would be required. An
additional 182 have been provided which exceeds the minimum
required by 41 spaces. Section 3.6.F of the proposed District
Regulations establishes the required parking ratios for the various
uses anticipated for the development.
TRAFFIC
A Traffic Impact Analysis of the proposed Jamboree Plaza was
undertaken by KHR Associates under the direction and supervision of
the Community Development and Public Works Departments. The
complete Traffic Impact Analysis is included as Exhibit A to the
Initial Study. The purpose of the analysis was to independently
investigate, analyze and evaluate the potential traffic impacts
City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 5
associated with the proposed project and to identify measures
necessary to mitigate any impacts.
The following is a summary of the key findings and conclusions
presented in the Traffic Impact Analysis:
1. Based on the uses identified for the site under Alternative I,
as described herein, the proposed project is estimated to
generate a total of 7,878 vehicle trip ends per average
weekday. During the A.M. and P.M. peak hours, 608 and 647
vehicle trip ends, respectively, are projected to be generated
by the proposed project.
2. Based on the uses identified for the site under Alternative
II, as described herein, the proposed project is estimated to
generate a total of 11,351 vehicle trip ends per average
weekday. During the A.M. and P.M. peak hours, 627 and 702
vehicle trip ends, respectively, are projected to be generated
by the proposed project.
3. Although project -generated traffic is not projected to
deteriorate the roadway level of service on any segment of
Edinger Avenue or Jamboree Road to an unacceptable level,
without mitigation, all Edinger Avenue segments will
experience unacceptable levels of service for the existing
project plus cumulative condition.
4. Without mitigation, the intersection of Jamboree Road/Edinger
Avenue is anticipated to deteriorate from its current
acceptable LOS to an unacceptable LOS "E" during the A.M. and
P.M. peak hours, due to additional traffic generated by the
proposed project.
5. A review of the proposed site plan indicates that several
traffic -related enhancements are warranted to improve roadway
capacity, safety, and alternative transportation mode
accessibility.
The following is a summary of the recommendations presented in the
analysis:
1. Edinger Avenue should be widened for three lanes of through
traffic in the westbound direction between Jamboree Road and
the westerly property line. In addition, the eastbound
approach to the intersection of Jamboree Road/Edinger Avenue
should be improved to include two through lanes, dual left
turn lanes 300 feet in length, and a separate right turn lane
City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 6
also 300 feet in length.
2. In order to fully facilitate the use of busses as an
alternative mode of transportation to and from the project
site, a transit stop should be installed on Edinger Avenue in
the eastbound direction, near the main entrance intersection.
(A transit stop is proposed for the westbound direction, just
west of the main entrance.)
3. In order to promote the use of bicycles as an alternative mode
of transportation, bike lanes should be delineated on Edinger
Avenue.
4. A separate westbound deceleration/right turn lane and a
separate acceleration lane, each 100 to 150 feet in length,
are recommended at the easterly -most entrance to the site.
5. Upon completion of the proposed project, advance warning signs
should be installed along Edinger Avenue - particularly in the
eastbound direction - to indicate the presence of a new
traffic signal (i.e., at the main entrance) and to advise on
a speed reduction, if warranted. A radar speed survey should
be undertaken in order to make the latter determination.
6. A three-phase traffic signal is proposed by the project
proponent to be installed at the intersection of Edinger
Avenue/the main entrance driveway. In order to minimize
delays to Edinger Avenue traffic, the main entrance driveway
should provide three outbound (one left turn lane, one right
turn lane, and one shared left/right turn lane) and two
inbound lanes. An eastbound left turn lane 300 feet in length
and a separate westbound right turn lane 100 to 150 feet in
length should also be provided at this intersection.
7. The proposed project is located within Benefit Area "B" of the
Tustin -Santa Ana Improvement Authority (TSIA), and, as such,
will be required to pay Transportation System Improvement
Program (TSIP) fees in accordance with the applicable fee
schedule in effect at the time of permit issuance.
8. The developer will be required to pay appropriate fees per the
City of Tustin Transportation Demand Management (TDM)
Requirements for Specified New Development Projects as
contained in the City's recently adopted Ordinance No. 1062
which would also include the preparation of a TDM program to
include provisions for preferential parking for carpools,
bicycle parking facilities, shower and locker facilities, trip
City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 7
reduction information, carpool and vanpool loading areas and
bus stop improvements.
TENTATIVE PARCEL MAPS
There are two tentative parcel maps being considered with this
project. TPM 90-292 would subdivide the entire project site into
23 numbered parcels and 3 lettered parcels. Parcels 1, 2, and 7
would create the building pads for the carwash, restaurant and
service station including all related site improvements,
landscaping and parking. Parcels 3-6 would accommodate the retail
and auto service buildings. Parcels 8-22 would reflect the
footprint of those buildings which could then be sold to individual
users. Parcel 23 would accommodate the.potential for a California
Highway Patrol facility. The tentative parcel map would also make
provisions for required street improvements, dedications and
easements along Edinger Street along with provisions for reciprocal
access and parking across property lines within the development.
Parcel C is proposed as a reservation lot for the future widening
of Jamboree Road and the Eastern Transportation Corridor. The
Transportation Corridor Agency (TCA) has identified that one
potential alignment of the Eastern Transportation Corridor would be
a joint facility with Jamboree Road, including a grade separated
crossing at Edinger Avenue, resulting in a "diamond" type off -ramp
interchange at what is now the intersection of Edinger Avenue and
Jamboree Road. The proposed configuration of Parcel C would
accommodate such a design and is considered to be the alignment
which would require the most right-of-way acquisition. Another
possible alignment being considered by the TCA at this time would
be to end the corridor at Walnut Avenue and Jamboree Road and
transition its termination between Walnut Avenue and Edinger
Avenue, resulting in minimal, if any, right-of-way acquisition
effecting this project.
TPM 90-293 is proposed to subdivide Parcel 23 of TPM 90-292 into 6
numbered parcels to accommodate the footprints of the buildings
with one lettered lot for common area parking and access. This map
is being proposed by the applicant at this time in the event that
negotiations with the California Highway Patrol are not realized.
The map would not be f inaled in the event negotiations are
satisfactorily completed with the State.
City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 8
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Transuortation Demand Manaaement
In April of 1991, the City Council adopted Ordinance 1062
establishing Transportation Demand Management (TDM) requirements
for specified new non-residential development projects. The
purpose of the TDM requirements is to satisfy provisions of State
law for development of trip reduction and travel demand element as
part of the City's Congestion Management Program.
New non-residential development which generates more than 100
employees, as based upon employee generation factors established by
the Institute of Transportation Engineers, are subject to the
provisions of the TDM Ordinance. The specific provisions of the
TDM requirements which effect this project and have been included
as conditions of approval and in the proposed Development
Regulations include:
1. Preferential parking for Carpool Vehicles
2. Bicycle Parking Facilities
3. Shower and Locker Facilities - The Planning Commission
included a condition to require the installation of shower and
locker facilities with this project due to its unique
combination of retail, service, office and industrial uses
which will generate a wide range of users with different needs
and its location upon established major bike routes.
4. Trip Reduction Information
5. Carpool and Vanpool Loading Areas
6. Bus Stop Improvements
The final provision of the TDM ordinance is the requirement for the
preparation, review and approval of a Trip Reduction/TDM Strategy
Plan and Annual Report. The plan must be designed to reduce trips
to achieve a 1.5 Average Vehicle Ridership. In addition to the
required improvements as identified above, the ordinance encourages
a number of incentives to help achieve the goal. Other strategies
include alternative work weeks and flex -time schedules, financial
incentives for carpools, subsidies for public transportation among
many others. The applicant will be required to develop such a plan
which must be approved by the City Traffic Engineer prior to
issuance of any building permits. There would also be an annual
City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 9
monitoring report to ensure continued compliance over time.
Penalty fees have been established for projects in noncompliance.
City of Irvine Traffic Concerns
Due to the close proximity of this project to the City of Irvine,
the City of Irvine Community Development Department was given an
opportunity to review the development plans and the Traffic Impact
Analysis. The City of Irvine has expressed some concerns with the
Traffic Impact Analysis. Generally, these issues focus on
potential impacts to the Eastern Transportation Corridor,
cumulative impacts associated with other future projects which have
yet to be proposed in the vicinity, and potential impacts to other
intersections and roadways not considered in the analysis. The
City of Irvine's formal comments are included as Exhibits B and C
attached to the initial study. The City's consultant, KHR
Associates, has prepared written responses to their concerns which
are included as Exhibit D attached to the initial study. These
comments and responses were considered by the Planning Commission
at the May 13, 1991 public hearing.
Pursuant to Section 15374(b) of the California Environmental
Quality Act, prior to approving a project, the Lead Agency ( City of
Tustin) shall consider the proposed Negative Declaration together
with any comments received during the public review process. The
decision making body shall approve the Negative Declaration if it
finds on the basis of the Initial Study and any comments received
that there is no substantial evidence that the project will have a
significant effect on the environment.
The Planning Commission and the Public Works and Community
Development departments believe that the responses prepared by KHR
Associates 'in Exhibit D adequately addressed the concerns of the
City of Irvine given the scope and magnitude of this project. With
the inclusion of the written comments by the City of Irvine and the
written responses of KHR Associates in the Initial Study, the
Negative Declaration can be approved in that ,there is no
substantial evidence that the project will have a significant
effect on the environment as mitigation measures and conditions of
approval have been incorporated into the project to mitigate any
potential effects on the environment.
CONDITIONS OF APPROVAL
A list of conditions of approval has been included with the
attached resolutions. Outside of specific issues discussed in this
City Council Report
ZC 90-01, TPM 90-292 & TPM 90-293
June 3, 1991
Page 10
report, conditions of approval are standard conditions required by
either the City's Municipal Code, Subdivision Ordinance or outside
reviewing agencies. Staff will respond to any questions concerning
listed conditions at the June 3, 1991 public hearing.
CONCLUSION
Given the analysis conducted by the Community Development
Department and other responsible City departments and outside
agencies, it is concluded that the proposed projects meet the
requirements of applicable City Codes, California Environmental
Quality Act and proposed Jamboree Plaza District Regulations. With
inclusion of Conditions of Approval listed in Resolution Nos. 91-76
and 91-77, in addition to the. Jamboree Plaza District Regulations
part of Ordinance 1072, it is recommended that the City Council
approve Zone Change 90-01, Tentative Parcel Map 90-292 and
Tentative Parcel Map 90-293, as submitted or revised.
Daniel Fo
Senior Planner
DF:CAS:nm/dr90-40
Christine A. S Ingle
Assistant City Mana
Community Development
Attachments: Resolutions Nos. 91-75, 91-76 and 91-77
Ordinance No. 1072
Site Plans, Elevations
Negative Declaration/Initial Study
Exhibit A - Traffic Impact Analysis
Exhibits B & C - City of Irvine's Formal Comments
Exhibit D - KHR Associates Responses
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RESOLUTION NO. 91-75
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CERTIFYING THE NEGATIVE DECLARATION
AS ADEQUATE FOR ZONE CHANGE 90-01, TENTATIVE
PARCEL MAP 90-292, TENTATIVE PARCEL MAP 90-293
AND DESIGN REVIEW 90-40 INCLUDING REQUIRED
FINDINGS PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
The City Council of the City of Tustin does hereby
resolve as follows:
I. The City Council finds and determines as follows:
A. The request to approve Zone Change 90-01,
Tentative Parcel Map 90-292, Tentative Parcel
Map 90-293 and Design Review 90-40 are
considered "projects" pursuant to the terms of
the California Environmental Quality Act.
B. A Negative Declaration has been prepared for
this project and has been established for
public review.
C. Whereby, the Planning Commission and the City
Council of the City of Tustin have considered
evidence presented by the Community
Development and other interested parties with
respect to the subject Negative Declaration.
D. The City Council has evaluated the proposed
Negative Declaration and determined it to be
adequate and complete.
II. A Negative Declaration has been completed in
compliance with CEQA and State guidelines. The
City Council, having final authority over Zone
Change 90-01, Tentative Parcel Map 90-292 and
Tentative Parcel Map 90-293, has received and
considered the information contained in the
Negative Declaration prior to approving the
proposed project and has found that it adequately
discussed the environmental effects of the proposed
project. On the basis of the initial study, the
City Council has found that 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.
In addition, there will not be a significant effect
on the environment as mitigation measures have been
incorporated into the project's approval which
mitigate any potential significant environmental
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Resolution No. 91-75
Page 2
effects. These mitigation measures are identified
in Exhibit A attached to the Negative Declaration
and initial study and are adopted as findings and
conditions of Resolution Nos. 91-76 and 91-77, and
Ordinance No. 1072 incorporated herein by
reference.
PASSED AND ADOPTED at a regular meeting of the Tustin
City Council held on the 3rd day of June, 1991.
Charles E. Puckett, Mayor
Mary E. Wynn, City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
CERTIFICATION FOR RESOLUTION NO. 91-75
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 five; that the above and
foregoing Resolution No. 91-75 was duly and regularly
introduced, passed and adopted at a regular meeting of
the City Council held on the 3rd day of June, 1991, by
the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
Mary E. Wynn, City Clerk
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ORDINANCE NO. 1072
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE
90-01 TO MODIFY EXISTING IRVINE INDUSTRIAL
COMPLEX AND ADOPT NEW JAMBOREE PLAZA DISTRICT
REGULATIONS IN THE PC -IND DISTRICT LOCATED -ON
19.1 ACRES AT THE NORTHWEST'CORNER OF EDINGER
STREET AND JAMBOREE ROAD.
The City council of the City of Tustin does hereby
resolve as follows:
I. The City Council finds and determines as follows:
A. That Zone Change 90-01 was submitted to the
City Council by Bedford Capital, Inc. for
consideration.
B. That a public hearing was duly notice, called
and held on said application by the City
Council on June 3, 1991.
C. That the project will not have a significant
effect on the environment and a Negative
Declaration has been prepared pursuant to the
provisions of the California Environmental
Quality Act.
D. That the proposed District Regulations are
consistent with all elements of the Tustin
Area General Plan, and in particular the Land
Use Element which designates this property as
I (Industrial) which would accommodate a broad
range of commercial and industrial uses.
E. That the proposed District Regulations are in
the best interest of the public health, safety
and welfare of the surrounding area in that
use and development standards are proposed
which would ensure compatibility between uses
within the project and surrounding development
resulting in orderly development.
II. The City Council hereby approves Zone Change 90-01,
adopting site specific District Regulations within
the PC -IND (Planned Community -Industrial) District
described as Jamboree Plaza, as shown on Exhibit A.
Said Jamboree Plaza District Regulations are
attached as Exhibit B and incorporated herein by
reference.
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Ordinance No. 1072
Page 2
PASSED AND ADOPTED by the City Council of the City of
Tustin at a regular meeting held on the 3rd day -of June,
1991.
CHARLES E. PUCKETT
Mayor
MARY E. WYNN
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1072
MARY E. WYNN, City Clerk and ex -of f icio Clerk of the City
Council of the City of Tustin, California, does hereby
certify that the whole number of the members of the City
Council of the City of Tustin is five; that the above and
foregoing Ordinance No. 1072 was duly and regularly
introduced and read at an adjourned regular meeting of
the City Council held on the 3rd day of June, 1991, and
was given its second reading and duly passed and adopted
at a regular meeting of the City Council held on the
day of 19 91 by the f o 1 lowing vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
Mary E. Wynn, City Clerk
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JAMBOREE PLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
Prepared by
CITY OF TUSTIN
COMMUNITY DEVELOPMENT DEPARTMENT
15222 Del Amo
Tustin, California 92680
(714) 544-8890
Adopted by the Tutin City Council
on
EXHIBIT B
CITY OF TUSTIN
JAMBOREE PLAZA
PLANNED COMMUNITY DISTRICT REGULATIONS
TABLE OF CONTENTS
Page Number
1.0
INTRODUCTION
1
2.0
STATISTICAL SUMMARY/LAND USE DESIGNATIONS
1
3.0
LAND
USE REGULATIONS
2
3.1
Planning Area A
2
3.2
Planning Area B
3
3.3
Planning Area C
7
3.4
Planning Area D
7
3.5
Prohibited Uses
9
3.6
Unlisted Uses
10
3.7
General Development Standards
10
3.8
Transportation Demand Management
19
4.0
Implementation/Administration
23
4.1
Responsibility
23
4.2
Interpretations
23
4.3
Site Plan Review
24
4.4
Subdivisions
24
4.5
Variances, Conditional Use Permits,
Use Determinations and Temporary Uses
24
4.6
Amendment to District Regulations
24
4.7
Enforcement
24
4.8
General Notes
25
Jamboree Plaza District Regulations
Page 1
1.0 INTRODUCTION
The regulations set forth in this ordinance for the Jamboree Plaza
Planned Community District have been established to satisfy the
Planned Community District Regulations of the Tustin City Code and
to provide diversification of the relationships of uses, buildings,
and structures in planned building groups. The application of
these regulations is specifically intended to encourage the
appropriate use of land and create a harmonious relationship among
retail, commercial, auto related repair and service, office, light
industrial and public agency uses and protect the health, safety
and general welfare of the community and provide the flexibility
needed to create a quality environment.
Development within the Jamboree Plaza Planned Community shall occur
pursuant to these Planned Community Regulations.
2.0 STATISTICAL SUMMARY/LAND USE DESIGNATIONS
There are four (4) separate land use categories provided within
the Jamboree Plaza Planned Community. Land use designations are
shown on Exhibit 1 with a statistical summary of each planning
area as follows:
PLANNING AREA NET ACRES TOTAL AUTHORIZED BUILDING
SQUARE FOOTAGE
A 1.9 20,000 S.F.
B 2.5 28,200 S.F
C 2.0 23,200 S.F.
D 10.9 152,000 S.F.
NOTE - Does not include Reservation Parcel C
Jamboree Plaza District Regulations
Page 2
3.0 LAND USE REGULATIONS
The land use and development standards within this section
act as a principal part of the controlling mechanism for
implementation of the Jamboree Plaza Planned Community
District designation. Standards set forth in this section
will ensure that future development within the Jamboree Plaza
Planned Community proceeds in a consistent and appropriate
manner. Future review of subdivisions and site plans by the
City of Tustin will provide assurance that these standards
are realized.
3.1 PLANNING AREA A
A. Purpose & Intent
Planning Area A is intended to provide individual
pad development of freestanding facilities along
the Edinger Avenue project frontage complimentary
to the retail and commercial service uses of the
center and to provide valuable services to the
motoring public on the major traffic routes in the
vicinity.
B. Permitted & Conditionally Permitted Uses
The following uses shall be permitted by right as a
principal use in Planning Area A where the symbol
"P" occurs, and by Conditional Use Permit where the
symbol "C" occurs.
1. Alcoholic beverage sales establishments C
subject to the following criteria:
Off-site sales establishments shall be
located a minimum distance of 100 feet
from any residentially zoned or used
property; 300 feet from any other
existing off-site sales establishment;
and 600 feet from any church, public or
private school, playground or hospital.
2. Automobile Service Stations, including self
service stations. P
3. Carwashes, excluding self service carwashes. P
4. Convenience markets, subject to provisions P
Jamboree Plaza District Regulations
Page 3
of City Ordinance No. 981 which defines a
"Convenience Market" as a establishment
under 15,000 square feet in size where food,
beverage, magazine, and auto related items,
or any combination thereof are sold for
off-site use and/or consumption.
5. Restaurants, including drive-thru
E
1) Outdoor seating associated with a C
restaurant subject to provisions of
Planning Commission Resolution 2490
related to development guidelines for
outdoor seating.
3.2 PLANNING AREA B
A. Purpose & Intent
The intent of Planning Area B is to provide
development of retail and commercial uses which
needs to maximize location adjacent to a major
arterial.
B. Permitted & Conditionally Permitted Uses
The following uses shall be permitted by right when
conducted entirely within a building as a principal
use in Planning Area B where the symbol "P" occurs
and by Conditional Use Permit where the symbol "C"
occurs.
1. Retail Businesses:
a. Alcoholic beverage sales establishments C
subject to the following criteria:
Off-site sales establishments
shall be located a minimum
distance of 100 feet from any
residentially zoned or used
property; 300 feet from any other
existing off-site sales
establishment; and 600 feet from
any church, public or private
school, playground or hospital.
Jamboree Plaza District Regulations
Page 4
b. Antiques and curio stores
C. Art goods
.d.. Appliance stores
e. Audio and video sales and service,
dxcluding installations
f. Auto supplies and parts, excluding
installations
g. Bicycle sales, including repairs and
service
h. Books and stationary
i. Ceramics, not including molding,
casting, or manufacturing by any
process
j. Clothing Confectionery
k. Department store
1. Drug store, including sundries and
notions
M. Dry goods
n. Florist shops
o. Food markets
p. Hardware stores, excluding equipment
rentals
q. Household goods and furnishings
r. Jewelry stores, including repair and
watchmaking
S. Leather goods
t. Musical supplies and instruments
U. Newsstands
V. Office supplies and equipment sales
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Jamboree Plaza District Regulations
Page 5
W.
Paint and wallpaper stores
P
X.
Religious supplies
P
Y-
Restaurants
P.
1) Outdoor seating associated with a
C
restaurant subject to provisions
of Planning Commission Resolution
No. 2490 related to development
guidelines for outdoor seating.
Z.
Shoe stores
P
aa.
Sporting goods, not including boat and
P
motor sales
bb.
Variety stores
P
cc.
Video rental stores
P
2. Service Businesses:
a.
Banks and finance institutions
P
b.
Barber and Beauty shops
P
C.
Blueprinting companies
P
d.
Drycleaning and laundry establishments,
P
excluding cleaning and laundry plants
e.
Interior decorators
P
f.
Job printing
P
g.
Locksmiths
P
h.
Photograph galleries
P
i.
Seamstress or millinery shops
P
j.
Shoe or luggage repair shops
P
k.
Tailor shops
P
1.
Telephone answering services
P
Jamboree Plaza District Regulations
Page 6
M.
Travel agencies
P
n.
Typing and addressing services
P
.3.. Professional Offices:
a.
Accountants
P
b.
Architects
P
C.
Attorneys
P
d.
Chiropractors
P
e.
Dentists
P
f.
Doctors
P
g.
Engineers
P
h.
Land Surveyors
P
i.
Optometrist
P
j.
Others licensed by the State of
P
California to practice the healing
arts, including clinics for out-
patients only
4. General Offices for:
a.
Advertising agencies
P
b.
Contractors and building consultants,
P
but not including corporate yards
C.
Drafting Services
P
d.
Economic consultants
P
e.
Escrow Companies
P
f.
Insurance Companies
P
g.
Real Estate offices
P
h.
Public utility office, excluding
P
corporate yards
Jamboree Plaza District Regulations
Page 7
3.3 PLANNING AREA C
A. Purpose & Intent
The.intent.of Planning Area.0 is to provide a
cohesive environment for auto service uses to
operate without negatively impacting adjacent land
uses or other uses within the center and still
providing maximum convenience and location for the
motoring public.
B. Permitted & Conditionally Permitted Uses
The following uses shall be permitted by right when
conducted entirely within a building as a principal
use in Planning Area B where the symbol "P" occurs,
by Conditional Use Permit where the symbol "C"
occurs.
1. Audio and video equipment sales and service, P
including installation
2. Automotive repair and service, excluding P
paint and body shops
3. Automotive supplies and parts (retail) P
4. Insurance claims adjusters P
3.4 PLANNING AREA D
A. Purpose & Intent
The intent of Planning Area D is to provide
development of office, light industrial and
warehouse uses to compliment and support
surrounding, existing and planned land uses. It is
intended that this Planning Area would also
accommodate a major public agency facility such as
the California Highway Patrol.
B. Permitted & Conditionally Permitted Uses
The following uses shall be permitted by right when
conducted entirely within a building as a principal
use in Planning Area B where the symbol "P" occurs,
by Conditional Use Permit where the symbol "C"
occurs and as Accessory Use where the symbol "A"
Jamboree Plaza District Regulations,
Page 8
occurs provided that said accessary uses are
found
to
be customarily associated with and subordinate
to
a permitted use.
.1.
..Service Businesses:
a. Those uses identified in Section
C/P
3.2.B.2 of these regulations.
2.
Professional and General Offices:
a. Those uses identified in Sections
C/P
3.2.B.3 and 3.2.B.4 of these
regulations.
3.
General Offices:
a. Those uses identified in Section
C/P
3.2.B.3 of these regulations.
4.
Industrial Uses:
a. Those uses listed in Section
C/P
3.3.B, subject to the Limitation
of Uses identified in Section 3.7.H
and only when conducted within an
entire building.
b. Chemical laboratories
P
C. Distributors of electronic, electrical P
and electromechanical products
d. Finished paper products
P
e. Food and kindred products
P
f. Manufacturing
P
g. Storage and Distribution, not including P.
public storage
h. Printing plants
P
i. Ceramic and plastic fabrication
P
j. Textile and furniture manufacturing
P
k. Scientific instrument manufacturing
P
Jamboree Plaza District Regulations
Page 9
1. Precision machine shop P
M. Pharmaceutical products P
n. Public agencies. P
1) Antenna and other communication A
equipment not to exceed 60 feet
in height and which is not
entirely screened from view,
subject to approval of the
Community Development Director.
o. Professional, -instruct motivational, C
vocational and/or seminar schools.
p. Churches, subject to provisions of C
Planning Commission Resolution
No. 2715 related to development
guidelines for churches in industrial
areas.
q. Batting cages C
r. Gymnastic studios C
S. Dance studios
3.5 PROHIBITED USES
C
The following uses shall be specifically prohibited within
the Jamboree Plaza Planned Community due to its location
within the Browning and GCA Corridor easements agreement
areas with the USMCA-Tustin:
A. Airports
B. Hospitals and Sanitariums
C. Any auditorium, amphitheater and assembly halls
within seating capacity for more than 1,500 persons
D. Manufacturing, storage, handling and distribution of
munitions, explosive, petrochemicals or gasoline or
related petroleum products, except underground
storage of petroleum or gasoline and related
petroleum products incidental to a permitted use.
Jamboree Plaza District Regulations
Page 10
E. The keeping and raising of mink
F. Any and all residential uses except hotels and
motels operated on a per night basis.
3.6 UNLISTED USES
Those uses not specifically listed are subject to a
determination by the Community Development Director as either
permitted, conditionally permitted or accessory and in which
Planning Area the use could be located. Decisions of the
Director are appealable to the Planning Commission.
3.7 GENERAL DEVELOPMENT STANDARDS
A. Minimum Site Requirements
1. The minimum site size those parcels located
within Planning Areas A & B shall be that which
is necessary to accommodate the structure, as
well as all required on-site parking,
landscaping and other site improvements. There
shall be no minimum site size for parcels
located within Planning Areas C & D.
2. The maximum building site coverage for
structures located within Planning Areas A & B
shall not exceed 50 percent. The maximum
building site coverage for structures located
in Planning Areas C & D shall not exceed 100%.
B. Minimum Building Setbacks - All setbacks shall be
measured from the property line.
1. From Jamboree Plaza Planned Community District
Boundaries - All Planned Community District
Boundary building setback areas shall be
landscaped, except for areas of vehicular or
pedestrian access ways:
a. Edinger Avenue - a minimum of thirty (30)
feet.
b. Jamboree Road - a minimum of thirty (30)
feet.
C. AT&SF Railroad - a minimum of five (5)
feet.
Jamboree Plaza District Regulations
Page 11
d. Reservation Parcel - a minimum of 5 feet
from the westerly property line of
Reservation Parcel C.
2. From Interior of Planned Community District -
No minimum building setbacks shall be required
from all property lines within the interior of
the project, provided that there is no conflict
with setback requirements in Subsection 1 above
which shall take precedent.
C. Minimum Distance Between Buildings - Buildings shall
be separated a minimum distance of twenty-five (25)
feet unless attached in accordance with applicable
Uniform Building Code requirements.
D. Building Heights
1. The maximum building height allowed within the
Jamboree Plaza Planned Community is 45 feet
unless otherwise noted within these
Regulations.
2. Additional building height may be granted
subject to approval of a Conditional Use
Permit. However, the building heights shall
not exceed in any event the current regulations
for imaginary surfaces, as defined within the
Air Installation Compatibility Zone Study for
MCAS(H)-Tustin and the Browning and GCA
corridor easement agreements.
E. Landscaping
1. Landscaping & Screening
a. Screening shall be installed along all
parking areas abutting streets. The
screening shall have a total height of not
more than thirty-six (36) inches.
Where the finished elevation of the
property at the Planned Community
boundary, or within 5 feet from the inside
of the boundary, is lower than an abutting
property elevation, such change in
elevation may be used in lieu of, or in
combination with, additional screening to
satisfy the requirements of this section.
Jamboree Plaza District Regulations
Page 12
A screen as referred to above shall
consist of one or any combination of - the
following, as reviewed and approved by the
Community Development Department during
Design Review:
1) Walls, including retaining which
shall be constructed with masonry
materials consistent with the
architectural style of the project.
2) Berms which shall be constructed of
earthen materials and shall be
landscaped.
3) Landscaping consisting of evergreen
or deciduous trees and shrubs shall
be used.
b. All landscaping installation shall conform
with the City of Tustin Landscaping and
Irrigation Submittal Requirements.
2. Undeveloped Areas
a. A separate Precise Grading Plan/Erosion
Control Plan, in accordance with the City
of Tustin Grading and Excavation Code,
shall incorporate provisions for erosion
control on all graded sites which will
remain unimproved prior to building
constructor. In addition, should any site
remain unimproved for more than ninety
(9 0 ) days after the first Certificate of
Occupancy is issued for the Plaza,
temporary landscaping and irrigation shall
be installed and maintained until
commencement of construction on the
applicable pad.
F. Parking Requirements
1. Parking Spaces Required
a. All uses shall provide off-street parking
in accordance with subsection 2 below.
The requirements for any use not listed
specifically shall be determined by the
Community Development Director on the
Jamboree Plaza District Regulations
Page 13
basis of the requirements for similar
uses. The number of handicap spaces shall
be as required by the Uniform Building
code and state handicap requirements.
b. Fractional of Parking Spaces Where the
application of the off-street parking
requirements results in a fractional
number of spaces required, then the
fraction shall be rounded to the next
higher whole number.
C. Restricting the Use of Parking Spaces -
All required parking spaces shall be made
available permanently for automobile
parking not only for employees working on
the premises for which parking is required
but also for customers and guests having
lawful reason to be at the premises for
which such parking is required. In the
absence of prior approval from the
Community Development Department, it is
unlawful for any owner, lessee, tenant or
any person having control of the operation
of any premises for which parking is
required to prevent, prohibit or restrict
authorized persons from using parking.
d. All handicap parking spaces shall be
located as close as is practical to the
entrance(s) to the use they are intended
to serve, and oriented so that a user of
the handicap parking space does not have
to go past the rear of the automotive
parking space in order to reach the
building's entrance.
e. Parking area dimensions, location, aisle
width, access and stall size, etc. shall
conform to the City's design review
criteria on file in the community
Development Department.
2. Required Parking by Use:
a. Office
One (1) space for each 250 square
feet of gross floor area.
Jamboree Plaza District Regulations
Page 14
b. Manufacturing, Assembly, Research &
Development
One (1) space for each 500 square
feet of gross floor area but not less
than two (2) parking spaces for each
three ( 3 ) employees, plus parking for
other uses on the site.
C. Warehouse
One (1) space for each 1,000 square
feet of gross floor area for the
first 20,000 square feet; one (1)
space for each 2,000 square feet for
the second 20,000 square feet; one
(1) space for each 4,000 square feet
of gross floor area for areas in
excess of the initial 40,000 square
feet of floor area of the building
but not less than two (2) parking
spaces for each three (3) employees,
plus parking for other uses on the
site.
d. Retail
One parking space per each 200 square
feet of gross floor area unless
otherwise specified.
e. Auto Service
One parking space per each 500 square
feet of vehicle service and storage
area and one space per each 200
square feet of retail, showroom,
customer waiting and office areas.
f. Restaurants
One parking space- per each 100
square feet of gross floor area, plus
minimum stacking area for seven (7)
cars where a drive-thru service
window is provided. Stacking
distance is determined from the menu
order board to the entrance to the
drive-thru lane.
Jamboree Plaza District Regulations
Page 15
g. Gas Stations
Six per service station.
h, Carwashes
One parking space per each employee
based upon the largest shift,
including drying attendants.
i. Public Agency Facilities
One space for each 250 square feet of
gross floor area plus one space per
each company vehicle.
j. Professional, Instructional, Motivational
Vocational and/or Seminar Schools
One space for each two students at
maximum enrollment and one space for
each instructor, or one space for
each 50 square feet of occupied area,
whichever is greater. If, however,
classes are limited to children under
16 years of age, the parking
requirements shall be as follows: one
space for each instructor, plus one
loading space for each eight
children.
k. Dance Studios, Batting Cages and
gymnastics Studios
One space per each three (3) person
allowed under the occupancy of the
building.
1. Churches
Assembly area and foyer: one space
per every three (3) seats or one per
every 35 square feet of gross floor
area when seating is not designated.
Sunday school, conference, and
classrooms (if used simultaneously
with assembly area): one space per
every three seats or one per every 3 5
Jamboree Plaza District Regulations
Page 16
square feet of gross floor area when
seating is not designated.
G. Sian and Graphic Standards
All signs for the project, including center
identification, individual business identification,
directional and informational signs shall be
developed in accordance with the approved sign
program for Jamboree Plaza.
The sign program for Jamboree Plaza shall be
developed in accordance with applicable standards of
the City Sign Code. Planning Areas "A", "B" and "C"
shall be subject to development criteria for
Commercial Districts under the shopping center
subcategory. Planning Area "D" shall be subject to
development criteria for Industrial Districts.
H. Limitation of Uses
1. All business activity, with exception of
outdoor seating as otherwise noted, and
mechanical work shall take place entirely
within the building. No vehicular repair shall
take place in any parking space or drive aisle.
2. All vehicles that are not being worked on
within the building shall be parked only within
designated marked parking spaces. Absolutely
no parking shall be permitted in front of the
roll up doors or any drive aisle.
3. All inoperative vehicles shall be parked within
the building. Absolutely no inoperative
vehicles shall be permitted to be parked within
the Jamboree Plaza outside of the building,
including marked spaces.
4. No outdoor storage or display of materials of
any kind shall be permitted except as approved
by the Community Development Director.
5. All requirements of the City's Noise Ordinance
(Chapter 6 of the Tustin City Code) shall be
met at all times.
Jamboree Plaza District Regulations
Page 17
I. Fences and Walls
a. Height and Location
.Fences, hedges and walls not _greater than eight
(8) feet in height shall be permitted within
all rear and side property lines except that a
twelve (12 ) foot fence may be permitted subject
to approval of the community Development
Director.
The height of fences, hedges and walls shall
not exceed 6'-8" along the Edinger Avenue and
Jamboree Road frontage and shall be located
outside of the boundary setback as specified in
Section 3.6.B.1. No fence, hedge or wall over
three (3) feet in height shall be permitted in
any required corner visibility clearance area
within the project as determined by the City's
Traffic Engineer.
b. Restrictions on Materials
Walls or fences of corrugated iron, steel,
aluminum, asbestos, or security chain-link
fencing, including barbed and razor wire, are
specifically prohibited.
Chain-link fencing is permitted when combined
with redwood or plastic battens in all areas
except those fronting along Jamboree Road and
Edinger Avenue.
J. Telephone and Electrical Service
All utilities exclusively serving the site shall be
placed underground. Transformer or terminal
equipment will be screened from view of adjacent
streets and properties.
K. Refuse Collection Areas
All outdoor refuse collection areas shall be
visually screened from public rights-of-way,
internal access drives and parking areas, adjacent
properties and railroad right-of-way. Collection
area shall be shielded from view within a building
or enclosed by a wall not less than six (6) feet in
Jamboree Plaza District Regulations
Page 18
height. Said enclosures shall be designed
consistent and to complement main building
materials. The City, during Design Review, shall
require accommodation of adequate facilities to
encourage refuse recycling, including -interior
storage or source separated materials and innovative
designs inside and outside of buildings to make
recycling more convenient and accessible.
L. Loading Dock Areas and Loading Spaces
1. Loading docks and roll up service doors will be
allowed providing the loading dock or service
door is located a minimum of seventy (70) feet
from Jamboree Road and Edinger Avenue. Loading
dock areas shall not face Jamboree Road or
Edinger Avenue.
2. Loading docks and service doors shall have safe
and adequate means of ingress and egress for
trucks to and from public street and internal
circulation system.
3. The size, location and design treatment of
loading dock and service doors shall be subject
to Design Review approval.
4. Loading spaces for the loading and unloading of
commercial vehicles which are a minimum
dimension of 10 feet wide by 25 feet deep shall
be provided and maintained within the following
Planning Areas:
a. Planning Area B
Minimum of one (1) loading space.
b. Planning Area C -
Minimum of one (1) loading space.
C. Planning Area D -
Minimum of four (4) loading spaces. If
Phase II is not developed with a
California highway Patrol facility, a
minimum of three (3) loading spaces shall
be provided within the Phase II area.
M. Maintenance
1. All structures at Jamboree Plaza will be
Jamboree Plaza District Regulations
Page 19
maintained in a neat and orderly manner.
2. All permitted signs will be maintained in a
neat and orderly manner.
N. Public Safety
No operation in the manufacture, compounding,
assembling, processing or treatment of any product,
and no material stored on property within the
Complex shall be injurious to the health, safety or
welfare of persons residing or working in the
neighborhood by reason of danger to life or
property.
3.8 TRANSPORTATION DEMAND MANAGEMENT (TDM)
City Council Ordinance No. 1062 establishes Transportation
Demand Management (TDM) requirements for specified new
non-residential development projects. The purpose of the
TDM requirements is to satisfy provisions of State law for
development of trip reduction and travel demand element as
part of the City's Congestion Management Program.
A. Facility Standards
The specific TDM provisions applicable to Jamboree
Plaza, as related to facility standards pursuant to
City Code Section 9904, include but may not be
limited to:
1. Preferential parking for Carpool vehicles - At
least 100 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.
2. Bicycle Parking Facilities - Bicycle racks or
parking facilities are required to be provided
in a secure location for use by employees or
tenants who commute to the site by bicycle.
The ordinance establishes minimum requirements
and security provisions for acceptable bicycle
facilities.
Jamboree Plaza District Regulations
Page 20
3. Shower and Locker Facilities - Shower and
locker room facilities for employees of each
sex are to be provided.
4. 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 match lists; available employee
incentives; and ridesharing promotional
materials supplied by commuter -oriented
organizations.
5. Carpool and Vanpool 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.
6. Bus Stop Improvements - Bus stop improvements
including bus pullouts, bus pads, shelters, and
any necessary right-of-way shall be provided
and constructed in accordance with applicable
Orange County Transit District Standards.
B. Trip Reduction/TDM Strategy Plan and Annual Report
The specific TDM provisions applicable to Jamboree
Plaza Planned Community as related to Trip
Reduction/TDM Strategy Plan and Annual Report
pursuant to City Code Section 9905 include, but may
not be limited to:
1. The preparation of an initial Trip
Reduction/TDM Strategy Plan by the Developer,
Property Owner or their designee shall be
submitted to (along with applicable fees as
established by Resolution No. 91-49) and
approved by the City Traffic Engineer for the
entire development prior to issuance of any
building permits for any phase of development
within the Jamboree Plaza Planned Community
project boundaries. The TDM must be designed
to reduce trips to achieve 1.5 Average vehicle
Ridership.
The plan shall identify initial Trip
Reduction/TDM proposed programs and strategies
Jamboree Plaza District Regulations
Page 21
to achieve the AVR objectives which may
include, but are not limited to, the following:
1. Establishment of carpool, buspool or
vanpool.programs;
2. Vanpool purchase incentives;
3. Cash allowances, passes or other public
transit subsidies and purchase incentives;
4. Parking fees for SOVs;
5. Full or partial parking subsidies for
ridesharing vehicles;
6. Preferential parking for ridesharing
vehicles;
7. Computerized commuter rideshare matching
service;
8. Guaranteed ride -home program for
ridesharing;
9. Alternative work week and flex -time
schedules;
10. Telecommuting or work -at-home programs;
11. On-site lunch rooms/cafeterias;
12. On-site commercial services such as banks,
restaurants and small retail;
13. On-site day care facilities;
14. Designation of an on-site Transportation
Coordinator for the project.
An applicant may perform the TDM programs through
tenants or lessees in the project. However,
agreements that tenants or lessees will so perform
shall not relieve applicant or its successors of
that duty to perform or require performance.
If conditioned as part of subdivision approval of a
project, recorded Codes, Covenants and Restrictions
(CC&Rs) shall include provisions to guarantee
adherence to the TDM objectives and perpetual
operation of the TDM program regardless of property
ownership, inform all subsequent property owners of
the requirements imposed herein, and identify
potential consequences of non-performance.
Each space use agreement (i.e., lease document)
shall also include TDM provisions for the site as a
means to inform and commit tenants to and
participate in helping specific Applicable
Developments meet TDM performance requirements.
Jamboree Plaza District Regulations
Page 22
2. The preparation of an annual status report by
the Developer, Property Owner or their designee
shall be submitted to (along with applicable
fees as well as penalty fees for non-compliance
as established by Resolution No. 91-49).and
approved by the City Traffic Engineer to
monitor and determine continued compliance with
the approved TDM plan.
3. The TDM Performance Reports shall focus on
ridesharing and trip reduction incentives
offered by the project and shall consist of a
report that:
a. estimates AVR levels attained;
b. verifies that the plan incentives have
been offered;
C. Describes use of those incentives offered
by employers;
d. evaluates why the plan did or did not
work, and an explanation of why the
revised plan is likely to achieve the AVR
target levels;
e. lists additional incentives which can be
reasonably expected to correct
deficiencies; and
f. evaluates the feasibility and
effectiveness of Trip Reduction/TDM
Program and strategies, as implemented.
4. In the event that TDM objectives are not met,
the City shall notify the property owner in
writing of failure to comply. If the TDM
performance objectives are not satisfied, the
property owner shall either:
a. Submit to the City within 30 days of
notification by City a list of TDM
measures that will be implemented to meet
the TDM objectives within 180 days of
written notification by the City of
Tustin. At the end of the 180 -day period,
the property owner shall submit a revised
performance report to determine compliance
with TDM objectives. No further measures
will be necessary if the TDM objectives
are met.
Jamboree Plaza District Regulations
Page 23
b. Should the TDM objectives not be satisfied
by the end of the 180 -day period,. - the
property owner(s) shall pay a TDM penalty
fee to the City in an amount determined by
Resolution of the City Council. Said
penalty fee shall be used to improve
street capacity through construction of
physical improvements to be selected by
the City of Tustin from the list of
areawide improvements identified in the
City's CMP.
4.0 IMPLEMENTATION/ADMINISTRATION &
4.1 Responsibility
The Department of Community Development shall be
responsible for the administration and enforcement of
provisions of these regulations.
4.2 Interpretations
If ambiguity arises concerning the appropriate application
of provisions contained in these District Regulations, the
Director of Community Development shall make the
appropriate determination. In making these
determinations, the Director shall consider the following,
but not by way of limitation:
A. Prior administrative interpretation of similar
provisions;
B. General intent and purpose of the Planning Community
District Regulations and individual land use
designation within the district;
C. Provisions contained in the General Plan.
D. Any decision of the Director may be appealed to the
Planning Commission.
Jamboree Plaza District Regulations
Page 24
4.3 Site Plan Review
Design Review by the Community Development Department is
required prior to submitting plans and specification for
plan check and building permit processing. The applicant
shall submit plans and all information to the Community
Development Department in accordance with the City of
Tustin Design Review requirements. Said application shall
include but is not limited to conceptual site plans,
architectural elevations of all building exteriors, and
conceptual common area landscape plans.
The decisions by the Community Development Department
shall be final unless appealed to the Planning Commission
with 7 days of the Community Development Department's
decision.
While the Community Development Department review is not
subject to a public hearing, the Community Development
Department may impose reasonable conditions necessary to
ensure compliance with the Jamboree Plaza District
Regulations.
4.4 Subdivisions
All divisions of land within the project area shall be
processed in accordance with the Tustin city code and
state subdivision map act.
4.5 Variances, Conditional Use Permits, Use Determinations,
and Temporary Uses
All applications shall be processed in accordance with the
Tustin city code.
4.6 Amendment to District Regulations
Any amendments to the Jamboree Plaza District Regulations
contained herein which changes any property from one land
use designation to another shall be initiated and
processed in the same manner set forth in the Tustin City
Code for amending the City Zoning Map.
4.7 ENFORCEMENT
The Jamboree Plaza District Regulations are adopted by
ordinance and are therefore subject to penalty provisions
of the Tustin City Code. Specifically, violations of land
use or development standards shall be subject to Penalty
Jamboree Plaza District Regulations
Page 25
Provisions and Citation Procedures of the Tustin City Code
in addition to the city's authority to seek civil
litigation in a court of law.
Subdivision map and development plan conditions imposed
pursuant to City code shall also be subject to- penalty
provisions and citation procedures of the Tustin City
Code.
4.8 GENERAL NOTES
A. Businesses located within the Planned Community
shall not be operated or maintained in fashion
detrimental to the public health, safety and
welfare or materially injurious to properties or
improvements in the immediate vicinity.
B. Whenever the regulations contained herein conflict
with the regulations of the Tustin City code, the
established zoning regulation shall take precedence.
C. All construction shall comply with all provisions of
the Tustin City Code.
D. Sewage disposal facilities within the planned
community area shall be furnished by the City of
Tustin in cooperation with the use of existing
Irvine Ranch Water District facilities within the
Orange County Sanitation District. Water service
shall be furnished by Irvine Ranch Water District.
E. A plan for silt control storm run-off on the
property during the construction and during the
initial operation of the tract maintaining the
integrity of silt control facilities during normal
operations, shall be prepared and submitted to and
approved by the City of Tustin in accordance with
the City of Tustin Grading and Excavation Code prior
to issuance of a grading permit.
F. Approval by the South Coast Air Quality Management
District shall be required for any plans, devices,
or facilities for the control of any air pollutants
which may be generated.
G. After the commencement of construction of any
structure, or any improvement thereon, the owner
shall diligently pursue the work thereon to an end.
Jamboree Plaza District Regulations
Page 26
H. The property owner shall diligently proceed to
develop or market the land for development in
accordance with the District Regulations and
Conditions of Approval.
I. Mitigation measures identified and adopted in the
environmental documents prepared pursuant to the
California Environmental Quality Act shall be
incorporated be reference herein.
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RESOLUTION NO. 91-76
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN APPROVING TENTATIVE PARCEL MAP NO.
90-292
The City Council of the City of Tustin does hereby
resolve as follows:
I. The City Council finds and determines as follows:
A. That Tentative Parcel Map No. 90-292 was
submitted to the City Council by Bedford
Capital, Inc., for consideration.
B. That a public hearing was duly called, noticed
and held for said map by the City Council on
June 3, 1991.
C. That the project will not have a significant
effect on the environment and a Negative
Declaration has been prepared pursuant to the
provisions of the California Environmental
Quality Act.
D. That the proposed subdivision is in
conformance with the Tustin Area General Plan,
and Subdivision Map Act as it pertains to the
development of commercial and industrial
property.
E. That the site is physically suitable for the
type of development proposed.
F. That the site is physically suitable for the
proposed density of development.
G. 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.
H. That the design of the subdivision or the type
of improvements proposed will not conflict
with easements acquired by the public -at -
large, for access through or use of the
property within the proposed subdivision.
I. That the design of the subdivision or the
types of improvements proposed are not likely
to cause serious public health problems.
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Resolution No. 91-76
Page 2
II. The City Council hereby approves Tentative Parcel
Map No. 90-292 subject to the conditions attached
hereto as Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Tustin
City Council, held on the 3rd day of June, 1991.
Charles E. Puckett, Mayor
Mary E. Wynn, City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
CERTIFICATION FOR RESOLUTION NO. 91-76
MARY E. WYNN, City Clerk and ex -of f icio Clerk of the City
Council of the City of Tustin, California, does hereby
certify that the whole number of the members of the City
Council of the City of Tustin is five; that the above and
foregoing Resolution No. 91-76 was duly and regularly
introduced, passed and adopted at a regular meeting of
the City Council held on the 3rd day of June, 1991, by
the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
Mary E. Wynn, City Clerk
EXHIBIT A
VESTING TENTATIVE PARCEL MAP 90-292
RESOLUTION NO. 91-76
CONDITIONS OF APPROVAL
PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS
1.1 A separate 2411x36" street improvement plan will be required
showing all proposed construction within the public right-of-
way which would include, but not be limited to the following:
A. Curb and butter
B. Construction of both southerly and northerly median curb
and gutter along with median irrigation and landscaping
along the entire Edinger Avenue frontage.
C. Street paving
D. Sidewalk
E. Street lights
F. Storm drain facilities
G. Street trees
H. Underground utility connections
I. Traf f is signal at main entrance along with traf f is signal
interconnect between the new signal and Jamboree Road.
J. Traffic signal modification at Jamboree Road and Edinger
Avenue to accommodate the new improvements.
K. Traffic signing and striping plan
All public improvements are to be constructed with the Phase
I construction and shall comply with the recommendations set
forth in the Traffic Impact Analysis Report prepared by KHR
Associates for this project incorporated herein by reference.
1.2 This area will require annexation to the 1972 Landscape and
Lighting District and the City will require a letter from the
developers stating that they will not protest said annexation.
(1) 1.3 All construction within a public right-of-way and/or public
easement must be shown on a separate 24" X 36" plan with all
construction referenced to applicable City, County, or Irvine
Ranch Water District standard drawing numbers.
(1) 1.4 All changes in existing curbs, gutters, sidewalks and other
(6) public improvements shall be responsibility of subdivider.
---------------------------------------------------------------
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
7xhibit A
.esolution No. 91-76
Page 2
(1) 1.5 Preparation of plans for and construction of:
(2)
(6) A. All 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.
B. A domestic water system must be to the standards of the
Irvine Ranch Water District. Improvement plans shall
also be reviewed and approved by the Orange County Fire
Department for fire protection purposes. The adequacy
and reliability of water system design and the
distribution of fire hydrants will be evaluated. The
water distribution system and appurtenances shall also
conform to the applicable laws and adopted regulations
enforced by the Orange County Health Department. Any
required reclaimed water systems shall be to the
standards as required by the Irvine Ranch Water District.
(1) 1.6 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 map unless modified and approved by the
Directors of Community Development and Public Works.
B. All streets, drives and parking areas shall be
constructed in accordance with City requirements in terms
of type and quality of materials used.
(1) 1.7 Streets, storm drain, water and sewer improvement plans
(6) shall comply with the "City of Tustin" Minimum Design
(8) Standards for On-site Street and Storm Drain
Improvements.
DEDICATIONS/RESERVATIONS/EASEMENTS
(1) 2.1 The subdivider shall satisfy dedication and/or reservation
(2) requirements as applicable, including but not limited to
(5) dedication of all required street and flood control
(6) right-of-way easements, vehicular access rights, reciprocal
(8) access and parking across property lines, sewer easements and
water easements defined and approved as to specific location
by the City Engineer and other reasonable agencies. Said
dedications shall include that additional right-of-way as
Exhibit A
resolution No. 91-76
Page 3
specified as mitigation measure in the Traffic Impact Analysis
Report prepared by KHR Associates.
CONSTRUCTION ACTIVITIES ADJACENT TO PUBLIC RIGHT-OF-WAY
(1) 3.1 Prior to issuance of any building permits, 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 prior to completion of development or City appearance
of public streets, an additional incremental deposit will be
required.
(1) 3.2 Any damage done to existing street improvements and utilities
(6) shall be repaired before acceptance of the tract and/or
issuance of a Certificate of Occupancy for the development on
any parcel within the subdivision.
(1) 3.3 Prior to any work in the public right-of-way, an Excavation
Permit must be obtained from and applicable fees paid to the
Public Works Department.
(2) 3.4 Edinger Avenue, along the entire project frontage, shall be
built to full major arterial standards. �
Edinger Avenue shall be widened for three lanes of through
traffic in the westbound direction between Jamboree Road and
the most westerly property line. The three westbound through
lanes on Edinger Avenue shall be reduced to two through lanes,
per current Caltrans standards, beginning at the project's
most westerly property line. In addition, the eastbound
approach to the intersection of Jamboree Road/Edinger Avenue
shall be improved to include two through lanes, dual left turn
lanes (a minimum of 300 feet in length) and a separate right
turn lane (also a minimum of 300 feet in length); including
all necessary curb, gutter and pavement.
(2) 3.5 In order to fully facilitate the use of buses as an
(5) alternative mode of transportation to and from the project
site, bus turnouts shall be installed on Edinger Avenue for
both westbound and eastbound directions at their ultimate
major arterial standard locations. The eastbound bus turnout
shall have curb and gutter constructed at the ultimate
location plus sidewalk from the east end of the turnout to the
main entrance, westerly, cross walk area.
Exhibit A
resolution No. 91-76
Page 4
(2) 3.6 In order to promote the use of bicycles as an alternative mode
(5) of transportation, bike lanes should be delineated on Edinger
Avenue.
3.7 Separate right turn lanes a minimum of 150 feet in length plus
90 -foot transitions shall be constructed at both the main
entrance and at the easterly -most entrance to the site. A
separate westbound acceleration lane a minimum of 150 feet in
length plus a 90 -foot transition shall be provided at the
easterly -most site entrance.
3.9 A traffic signal shall be installed at the intersection of
Edinger Avenue and the main entrance driveway along with an
interconnect to the existing traffic signal at Jamboree Road.
In order to minimize delays to Edinger Avenue traffic, the
main entrance driveway should provide three outbound (one left
turn lane, one right turn lane, and one shared left/right turn
lane) and two inbound lanes. An eastbound left turn lane 300
feet in length and a separate westbound right turn lane 100 to
150 feet in length should also be provided at the main
entrance driveway.
3.10 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:
A. The plan must be designed to reduce trips to achieve a
1.5 Average Vehicle Ridership. The plan shall identify
those strategies to achieve this goal.
B. An annual monitoring report shall also be prepared as
required by Ordinance No. 1062 to monitor continued
compliance over time. Penalty fees shall be paid as
applicable for non-compliance in accordance with
Resolution No. 91-45
3.11 The following Transportation Demand Management (TDM)
facilities shall be incorporated into the development in
accordance with Ordinance No. 1062:
A. Preferential parking for Carpool Vehicles - At least 10%
of the employee parking spaces are required to be
reserved and designated for carpool vehicles by marking
such spaces "Carpool Only". The ordinance specifies what
percentage of required parking shall be allocated to
employee parking which is based upon the type of use.
Exhibit A
resolution No. 91-76
Page 5
B. Bicycle Parking Facilities - Bicycle racks or parking
facilities are required to be provided in a secure
location for use by employees or tenants who commute to
the site by bicycle. The ordinance establishes minimum
requirements and security provisions for acceptable
bicycle facilities.
C. Shower and Locker Facilities - Shower and locker room
facilities for employees of each sex.
D. Trip Reduction Information - A commuter information
center, in a central location accessible to all employees
and tenants, shall be provided to make available current
transit maps, routes and schedules for public transit;
ridesharing match lists; available employee incentives;
and ridesharing promotional materials supplied by
commuter -oriented organizations.
E. Carpool and Vanpool Loading Areas - The City Traffic
Engineer is responsible for determining the necessity for
the design and location of passenger loading areas to
embark and disembark for carpool and vanpool vehicles.
F. Bus Stop Improvements - Bus stop improvements including
bus pullouts, bus pads, shelters, and any necessary
right-of-way shall be provided in accordance with
applicable Orange County Transit District Standards.
GRADINGIGENERAL
(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's Grading
and Excavation Code Requirements, and all other
applicable State and local laws, regulations and
requirements.
B. Preparation and submittal of a grading plan subject to
approval by the Department of Community Development
delineating the following information:
1. Methods of drainage in accordance with all
applicable City standards.
2. All recommendations submitted by geotechnical or
soils engineer and specifically approved by them.
Exhibit A
resolution No. 91-76
Page 6
3. Compliance with conceptual grading shown on
tentative tract map.
4. A drainage plan and necessary support documents
such as hydrology calculations to comply with the
following requirements:
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.
b. Elimination of any sheet flow and ponding
across lot lines.
C. Provision of drainage facilities to protect
the lots from any high velocity scouring
action.
d. Provision for tributary drainage from
adjoining properties.
5. All flood hazard areas of record.
6. A note shall be placed on the grading plan
requiring Community Development Department approval
of rough grading prior to final clearance for
foundations. The Department will inspect the site
for accuracy of elevations, slope gradients, etc,
and may require certification of any grading
related matter.
7. Preparation of a sedimentation and erosion control
plan for all construction work related to the
subject tract including a method of control to
prevent: dust and windblown earth problems.
C. Submittal of a construction traffic routing plan to be
reviewed and approved by the Director of Public Works.
(1) 4.2 All earthwork shall be performed in accordance with the City
(3) of Tustin Municipal Codes and Grading and Excavation Code
requirements.
7xhibit A
.esolution No. 91-76
Page 7
FIRE DEPARTMENT
(5) 5.1 Prior to the issuance of any building permits, 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 f ire hydrants will be evaluated and approved by the Chief.
(5) 5.2 Prior to the issuance of any building permits for combustible
construction, evidence that a water supply for fire protection
is available shall be submitted to and approved by the Fire
Chief. Fire hydrants shall be in 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 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 Standard. On private
property, these markers are to be maintained in good condition
by the property owner.
(5) 5.6 Storage, use or dispensing of f lammable/combustible liquids,
hazardous materials or flammable gases shall comply with the
Uniform Fire Code requirements.
(5) 5.7 Off ice/warehouse shall have minimum required sprinkler
densities for sprinkler systems of 33/3000 -square feet.
NOISE
I. 6.1 Prior to the issuance of any building permits:
(2)
(3) A final acoustical analysis report describing the acoustical
_^xhibit A
esolution No. 91-76
Page 8
design features of the structures required to satisfy the
exterior and interior noise standards shall be submitted to
the Tustin Community Development Department for approval along
with satisfactory evidence which indicates that the sound
attenuation measures specified in the approved acoustical
report(s) have been incorporated into the design of the
project. The acoustical analysis shall be prepared by an
expert or authority in the field of acoustics.
All structures shall be sound attenuated against present and
projected noises as specified by the City's Noise Ordinance,
which shall be the sum of all noise impacting the project.
Evidence prepared under the supervision of an acoustical
consultant that these standards will be satisfied in a manner
consistent with applicable zoning regulations shall be
provided.
(1) 6.2 For projects that fall under the Browning Corridor, a complete
(3) noise study shall be conducted and submitted to the City for
review. In addition to CNEL analysis, said study shall
provide information on single event noise measures as
generated by helicopter flyovers.
(1) 6.3 All construction operations including engine warm up shall be
(9) subject to the provisions of the City of Tustin Noise
Ordinance and shall take place only during the hours of 7:00
a.m. until 6:00 p.m., Monday through Friday unless the
Building Official determines that said activity will be in
substantial conformance with the Noise Ordinance and the
public health and safety will not be impaired subject to
application being made at the time the permit for the work is
awarded or during progress of the work.
CC&R'S
(1) 7.1 Prior to approval of the final map, all organizational
(3) documents for the project including any deed restrictions,
(8) covenants, conditions, and restrictions shall be Submitted to
(9) and approved by the Community Development Department and City
Attorney's Office. Costs for such review shall be borne by
the subdivider. A copy of the final documents shall be
submitted to the Community Development Department after their
^xhibit A
.esolution No. 91-76
Page 9
recordation. CC&R's shall include but not be limited to the
following provisions:
A. 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 Owner
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 N. However, the City shall not be
obligated to enforce the CC&R's.
B. The requirement that association bylaws be established.
C. Provisions for effective establishment, operation,
management, use, repair and maintenance of all common
areas and facilities including landscaped areas and lots,
walls and fences and paseos.
D. Membership in any Owners Association and Master
Association shall be inseparable from ownership in
individual lots.
E. Architectural -controls shall be provided and may include
but not be limited to provisions regulating exterior
finishes, roof materials, fences and walls, exterior
mechanical equipment, television and radio antenna.
F. Maintenance standards shall be provided for applicable
items listed in Section C above in CC&R's. Examples of
maintenance standards are shown below:
(1) All landscaping and areas visible from any public
way shall be properly maintained such that they are
evenly cut, evenly edged, free of bare or brown
spots, free of debris and free of weeds above the
level of the lawn. All planted areas other than
lawns shall be free of weeds, dead vegetation and
debris. All trees and shrubs shall be trimmed so
they do not impede pedestrian traffic along the
walkways. Trees shall be pruned so they do not
intrude into neighboring property and shall be
maintained so they do not have droppings or create
other nuisances to neighboring property. All trees
shall also be root pruned to eliminate exposed
surface roots and damage to sidewalks, driveways
and structures.
^'xhibit A
solution No. 91-76
Page 10
(2) Common areas shall be maintained in such a manner
as to avoid the reasonable determination of a duly
authorized official of the City that a public
nuisance has been created by the absence of
adequate maintenance such as to be detrimental to
public health, safety, or general welfare, or that
such a condition of deterioration or disrepair
cause harm or is materially detrimental to property
values or improvements within the boundaries of the
subdivision and Owner's Association, to surrounding
property, or to property or improvements within
three hundred (300) feet of the property may also
be added as alternative language.
G. All utility services serving the site shall be installed
and maintained underground.
H. 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 lst of each year with the
City of Tustin Community Development Department for the
purpose of contacting the association in the case of
emergency or in those cases where the City has an
interest in CC & R violations.
I. Disclosure information related to aircraft noise
impacting the subdivision, as approved by the City of
Tustin Community Development Department.
J. No amendment to alter, modify, terminate or change the
Owner's Association's obligation to maintain the common
areas 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, shall be
effective without the prior written approval of the City
of Tustin Community Development Department.
K. Provisions shall be included to guarantee adherence to
the TDM objectives and perpetual operation of the TDM
program pursuant to Ordinance 1062 regardless of property
ownership, to inform all subsequent property owners of
the requirements imposed within the Jamboree Plaza
Planned Community and identify potential consequences of
non-performance.
Each space agreement (i.e. lease document) shall also
include TDM provisions for the site as a means to inform
,xhibit A
asolution No. 91-76
Page 11
and commit tenants to and participate in helping the
jamboree Plaza Planned Community meet TDM performance
requirements.
FEES
(1) 8.1 Prior to recordation of any final map, Subdivider shall pay
(3) plan check and inspection fees for all public and/or private
(6) infrastructure improvements within City's responsibility
(9) excluding those financed by an Assessment District.
(1) 8.2 Prior to issuance of any building permits, payment shall be
(3) made of all required fees including:
(6)
(9 ) A. Major thoroughfare and bridge fees to Tustin Public Works
Department.
B. Sanitary sewer connection fee to Orange County Sanitation
District.
C. Grading plan checks and permit fees to the Community
Development Department.
D. All applicable Building plan check and permit fees to the
Community Development Department.
E. New development fees to the Community Development
Department.
F. School facilities fee to the Tustin Unified School
District.
G. Transportation System Improvement Program (TSIP), Benefit
Area 'B' fees in accordance with the applicable fee
schedule in effect at the time of permit issuance.
H. Trip Reduction/TDM Strategy Plan fees for processing and
reviewing said plan and subsequent Annual Compliance
Reports.
I. 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 1706, Statutes of
1990, enable the City to file the Notice of Determination
required under Public Resources code Section 21151 and 14
Cal. Code of Regulations 15094. If within such forty-
Exhibit A
esolution No. 91-76
.age 12
eight (48) hour period that the applicant -has not
delivered to the Community Development Department the
above -noted check, the approval for the project granted
herein shall be considered automatically null and void.
In addition, should the Department of Fish and game
reject the Certificate of Fee Exemption filed with the
Notice of Determination and require payment of fees, the
applicant shall deliver to the Community Development
Department, within forty-eight (48) hours of
notification, a cashier's check payable to the COUNTY
CLERK in the amount of $1,275 (one thousand two hundred
seventy-five 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 parcel map approval, the
Subdivider shall file with appropriate agencies, a final map
prepared in accordance with subdivisionrequirements of the
Tustin Municipal Code, the State Subdivision Map Act, and
applicable conditions contained herein unless an extension is
granted pursuant to Section 9335.08 of the Tustin Municipal
Code.
(1) 10.2 Prior to final map approval.
A. Subdivider shall submit a current title report.
B. Subdivider shall submit a duplicate mylar of the Final
Map, or 8 -1/2 inch by 11 inch transparency of each map
sheet prior to final map approval and "as built" grading,
landscape and improvement plans prior to Certificate of
Acceptance.
DF: nm
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RESOLUTION NO. 91-77
A RESOLUTION OF THE CITY- COUNCIL OF THE CITY
OF TUSTIN APPROVING TENTATIVE PARCEL MAP NO.
90-293
The City Council of the City of Tustin does hereby
resolve as follows:
I. The City Council finds and determines as follows:
A. That Tentative Parcel Map No. 90-293 was
submitted to the Planning Commission by
Bedford Capital, Inc., for consideration.
B. That a public hearing was duly called, noticed
and held for said map by the City Council on
June 3, 1991.
C. That the project will not have a significant
effect on the environment and a Negative
Declaration has been prepared pursuant to the
provisions of the California Environmental
Quality Act.
D. That the proposed subdivision is in
conformance with the Tustin Area General Plan,
and Subdivision Map Act as it pertains to the
development of commercial and industrial
property.
E. That the site is physically suitable for the
type of development proposed.
F. That the site is physically suitable for the
proposed density of development.
G. 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.
H. That the design of the subdivision or the type
of improvements proposed will not conflict
with easements acquired by the public -at -
large, for access through or use of the
property within the proposed subdivision.
I. That the design of the subdivision or the
types of improvements proposed are not likely
to cause serious public health problems.
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Resolution No. 91-77
Page 2
II. The City Council hereby approves Tentative Parcel
Map No. 90-293 subject to the conditions attached
hereto as Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Tustin
Planning Commission, held on the 3rd day of June, 1991.
Charles E. Puckett, Mayor
Mary.E. Wynn, City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
CERTIFICATION FOR RESOLUTION NO. 91-77
MARY E. WYNN, City Clerk and ex -of f icio Clerk of the City
Council of the City of Tustin, California, does hereby
certify that the whole number of the members of the City
Council of the City of Tustin is five; that the above and
foregoing Resolution No. 91-77 was duly and regularly
introduced, passed and adopted at a regular meeting of
the City Council held on the 3rd day of June, 1991, by
the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
Mary E. Wynn, City Clerk
EXHIBIT A
TENTATIVE PARCEL MAP 90-293
CONDITIONS OF APPROVAL
PLANNING COMMISSION RESOLUTION NO. 91-77
1.1 The subject tentative parcel map shall become null and void
upon issuance of building permits for the California Highway
Patrol facility.
1.2 All conditions of approval of City Council Resolution No. 91-
76 shall also apply to this subject tentative parcel map.
DF: nm
CITY OF TUSTIN
Community Development Department
ENVIRONMENTAL INITIAL STUDY FORM
I. Background
1. Name of Proponent Bedford Capital, Inc.
2. Address and Phone Number of Proponent 3002
dow avenue #118
Tustin, CA 92680
714-838-7979
3. Date of Checklist Submitted May 6, 1991
4. Agency Requiring Checklist City of Tustin
5. Name of Proposal, if applicable DR 90-40, zC
90-01, TPM 90-292 &
TPM 90-293
II. Environmental Impacts
(Explanations of all "yes" and "maybe" answers are required on
attached sheets.)
Yes Maybe No
1. Earth. Will the proposal result in:
a. Unstable earth conditions or in
changes in -geologic substructures?
X
b. Disruptions, displacements, compaction
or overcovering of the soil?
X
C* Change in topography or ground surface
relief features?
X_
d. The destruction, covering or
modification of any unique geologic
or physical features?
X
e. Any increase in wind or water erosion
of soils, either on or off the site?
X
f. Changes in deposition or erosion of
beach sands, or changes in siltation,
deposition or erosion which may modify
the channel of a river or stream or the
bed of the ocean or any ban, inlet or
lake?
X
Yes Maybe No
g.
9xposure of people or property to
geologic hazards such as earthquakes,
landslides, mudslides, ground failure,
or similar hazards?
_X
2. Air.
Will the proposal result in:
a.
Substantial air emission or
deterioration of ambient air quality?
X_
b.
The creation of objectionable odors?
X_
C.
Alteration of air movement, moisture,
or temperatures, or any change in
climate, either locally or regionally?
X_
3. Water. Will the proposal result in:
a.
Changes in currents, or the course
of direction of water movements,
in either marine or Iresh water?
b.
Changes in absorption rates,
drainage patterns, or the rate and
amount of surface runoff?_
C.
Alterations to the course or flow
of flood waters?
_ X
d.
Change in the amount of surface
water in any water body?
X
e.
Discharge into surface waters,
or in any alteration of surface water
quality, including but not limited
to temperature, dissolved oxygen or
_
turbidity?
_X
f.
Alteration of the direction or rate
of flow of ground waters?
X
g.
Change in the quantity of ground
waters, either through direct additions
or withdrawals, or through interception
of an aquifer by cuts or excavations?
x
h.
Substantial reduction in the amount of
water otherwise available for public
water supplies?
x
4.
5.
RV
7.
Yes Maybe No
i. Exposure of people or property to
water related hazards such as flooding
or tidal waves?
Plant Life. Will the proposal result in:
a. Change in the diversity of species, or
number of any species of plants (including
trees, shrubs, grass-, crops, and aquatic
plants) ?
b. Reduction of the numbers of any unique,
rare or endangered species of plants?
C. Introduction of new species of plants
into an area, or in a barrier to the
normal replenishment of existing
species?
d. Reduction in acreage of any
agricultural crop?.
Animal Life. Will the proposal result in:
a. Change in the diversity of species, or
numbers of any species of animals (birds,
land animals including reptiles, fish and
shellfish, benthic organisms or insects)?
b. Reduction of the numbers of any unique,
rare or endangered species of animals?
C. Introduction of new species of animals
into an area, or result in a barrier to
the migration or movement of animals?
d. Deterioration to existing fish or
wildlife habitat?
Noise. Will the proposal result in-:
a. Increases in existing noise levels? X
b. Exposure of people to severe noise
levels? X
Light and Glare. Will the proposal produce
new light or glare? X
X
X
0
X
X
8. Land Use. Will the proposal result in
a substantial alteration of the present
or planned land use of an area?
9. Natural Resources. Will the proposal
result in:
Yes Maybe No
X
a. Increase in the rate of use of any
natural resources?
b. Substantial depletion of any
nonrenewable natural resource?
10. Risk of Upset. Will the proposal involve:
a. A risk of an explosion or the release
of hazardous substances (including, but
not limited to, oil, pesticides, chemicals
or radiation) in the event of an accident
or upset conditions? X
b. Possible interference with an
emergency response plan or an
emergency evacuation plan?
11. Population. Will the proposal alter
the location, distribution, density, or
growth rate of the human population of
an area?
12. Housing. Will the proposal affect
existing housing, or create a demand
for additional housing?
13. Transportation/Circulation . Will the
proposal result in:
a. Generation of substantial additional
vehicular movement? X
b. Effects on existing parking facilities,
or demand for new parking? X
C. Substantial impact upon existing
transportation systems?
d. Alterations to present patterns of
circulation or movement of people
and/or goods?
X
E�
X
X
e. Alterations to waterborne, rail or
air traffic?
f. Increase in traffic hazards to motor
vehicles, bicyclists or pedestrians?
14. Public services. Will the proposal have
an effect upon, or result in a need for new
or alteredgovernmental services in any of
the following areas:
a. Fire protection?
b. Police protection?
C. Schools?
d. Parks or other recreational facilities?
f
e. Maintenance of public facilities,
including roads?
f. Other governmental services?
15. 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?
16. 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 systems?
C. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
Yes Maybe No
X
X
X-
X
X
_X_
X_
X
X
X
Y
X
X
X
X
17. Human Health. Will the proposal
result in:
a. Creation of any health hazard or
potential health hazard (excluding
mental health) ?
b. Exposure of people to potential
health hazards?
18. Solid Waste. Will the proposal create
additional solid waste requiring disposal
by the City?
19. Aesthetics. Will the proposal result in
the obstruction of any scenic vista or view
open to the public, or will the proposal
result in the creation of an aesthetically
offensive site open to public view?
20. Recreation. Will the proposal result in an
impact upon the quality or quantity of
existing recreational opportunities?
21. Cultural Resources
a. Will. the proposal result in the
alteration of or the destruction of
a prehistoric or historic archaeological
site?
b. Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building,
structure, or object?
C. Does the proposal have the potential
to cause a physical change which
would affect unique ethnic cultural
values?
d. Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
Yes Maybe No
X
X
FI
X
00
Yes Maybe No
22. Mandatory Findings of Significance.
a. Does the project have the potential to
degrade the quality of the environment
substantially reduce the habitat of a
fish or wildlife species, cause a fish or
wildlife population to drop below self
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b. Does the project have 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 arelatively brief, definitive
period of time while long-term impacts will
endure well into the future). X
C. 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.)
X
d. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly? X
III. Discussion of Environmental Evaluation
IV. Determination
(To be completed by the Lead Agency) SEE ATTACHMENT A
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a
significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have
a significant effect on the environment, there will
not be a significant effect in this case because the
mitigation measure described on an attached -sheet have
been added to the project. A NEGATIVE DECLARATION WILL
BE PREPARED X
I find the proposed
on the environment,
is required.
APRIL 19, 1991
Date
project MAY . have a significant effect
and an ENVIRONMENTAL IMPACT REPORT
IWO01
Signature
ATTACHMENT A
REVISED DISCUSSION OF ENVIRONMENTAL EVALUATION
ZC 90-01, TPM 90-292, TPM 90-293 & DR 90-40 (BEDFORD PROPERTIES)
June 3, 1991
PROJECT DESCRIPTION SUPPLEMENT - The proposed project is a Zone
Change to adopt site specific district regulations in the PC -IND
(Planned Community - Industrial) District (Zone Change 90-01) and
to subdivide approximately 19.1 acres into 23 numbered parcels and
3 lettered parcels (TPM 90-292) to accommodate approximately
142,360 square feet of retail, auto service, office and industrial
uses and a potential 32,000 square foot California Highway Patrol
facility. A second tentative parcel map (TPM 90-293) is proposed
on Parcel 23 of TPM 90-292 to subdivide 5.3 acres into 6 numbered
parcels and 1 lettered parcel to accommodate approximately 60,000
square feet of office and industrial uses in the event that the CHP
facility is not realized.
The project site is situated in an urban area at the northwest
corner of Edinger Street and Jamboree Road. The U.S. Marine Corps
Air Station - Tustin is located to the south and west ( Zoned Public
& Institutional) across Edinger Street, the A.T & S.F. railroad and
various industrial uses to the north (zoned PC -IND) and vacant land
zoned Public & Institutional to the east across Jamboree Road.
1. EARTH - The proposed project would not result in any
significant disruption, displacement, compaction or
overcrowding of the soil. The project would not result in any
changes to geologic substructure, topographic features or
increase water or soil erosion. The site is presently vacant
and level. Site grading would be required to accommodate
parking lots, building pads and adequate drainage.
Sources: City of Tustin Building Division
Standard procedures for Design Review* for the
Community Development Department
Mitigation Measures/Monitoring Required:
a. Precise grading plans for the property shall be developed
in accordance with applicable requirements of the City of
Tustin Grading and Excavation Code and Grading Manual
which would include requirements for erosion control and
dust abatement. The Building Division would be
responsible for all plan checking and inspection for the
site related to grading and would monitor progress of the
site for continued compliance with the grading
requirements. The Police Department would respond to any
complaints received during nonbusiness hours related to
grading activities.
Discussion of Environmental Evaluation
ZC 90-0-1, TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 2
b. A detailed soils report shall be submitted to and
approved by the Building Official conforming to the
requirements of the Uniform Building Code, City of Tustin
Grading and Excavation Code and Grading Manual.
2. AIR - The proposed project would not result in any degradation
of existing air quality based upon SCAQMD guidelines for
preparation of EIRs. However, there may be specific tenants
or users that would be subject to separate SCAQMD requirements
such as Regulation XV for trip reduction or other permit
procedures for industrial uses. There may also be short term
impacts during the. grading and construction stages of
development due to dust.
Sources: SCAQMD standards for preparing EIR documents.
SCAQMD Regulation XV
City of Tustin Grading and Excavation Code and
Grading Manual
Mitigation Measures/Monitoring Required:
a. The development would be subject to provisions of SCAQMD
Regulation XV related to trip reduction which would be
monitored and evaluated by SCAQMD.
b. Individual tenants and uses would be subject to separate
requirements and permits related to air emissions by
SCAQMD.
C. Appropriate provisions shall be made in the working
drawings and in the field during the construction phases
to minimize generation of dust and debris as required by
the City's Grading and Excavation Code and Grading
Manual.
3. WATER a,c,d,e,f,g,h,i - The proposed project would -not result
in'any change to water movement, flood waters, discharge into
surface waters, flow of groundwater, quantity of ground water
as there are no water courses on the site based upon field
observations.
Sources: City of Tustin Building Division
City of Tustin Public Works Department
Mitigation Measures/Monitoring Required: None Required.
Discussion of Environmental Evaluation
ZC 90-0-1, TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 3
WATER b - The proposed project would add impervious surface
area with parking lots and buildings on the property which
could effect drainage and absorption rates. Appropriate
drainage of the site would be designed into the project and
would be required through the plan check and construction
process in accordance with the City's Grading and Excavation
Code and Grading Manual to reduce any potential impacts of
drainage.
Sources: City of Tustin Building Division
City of Tustin Public Works Department
Mitigation Measures/Monitoring Required:
a. Precise grading plans for the property shall be developed
in accordance with applicable requirements of the City of
Tustin Grading and Excavation Code and Grading Manual
which would include requirements for erosion control and
site drainage. The Building Division would be
responsible for all plan checking and inspection for the
site related to site improvements, including private
drainage systems and would monitor progress of the site
for continued compliance with the grading requirements.
The Police Department would respond to any complaints
received during nonbusiness hours related to construction
activities.
4. PLANT LIFE - The site is free from any significant plant life,
with the exception of common weeds and grasses. The proposed
project would add a significant amount of landscaping,
including trees, shrubs and groundcovers in accordance with
the City's Landscaping Irrigation and Submittal Requirement
and District Regulations.
Sources: Field Observations
Proposed Development Plans
Landscaping Irrigation & Submittal Requirements
Mitigation Measures/Monitoring Required: None Required.
5. ANIMAL LIFE - The subject property is free of any significant
population of animals, fish or wildlife.
Sources: Field Observations.
Mitigation Measures/Monitoring Required: None Required.
Discussion of Environmental Evaluation
ZC 90-0-1, TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 4
6. NOISE - The actual level of noise generated by the project and
from anticipated uses could vary significantly. Office and
retail uses tend to not to generate a significant amount of
noise, while auto service and industrial uses have the
potential to generate more significant noise. Standards have
been provided in the Planned Community District Regulations to
ensure that any and all uses would be required to comply with
the City of Tustin Noise Ordinance which in part limits noise
levels to 65 dBa. The potential exists for short term noise
impacts associated with construction activities. However,
there are no noise sensitive uses, such as residential uses in
the immediate vicinity of this project.
There are existing noise sources in the area that could
generate noise for the proposed project. The site is located
within the approach path to USMCAS-Tustin (Browning Corridor)
which currently operates military rotary wing and tilt rotor
aircraft. Roadway noise from Edinger Street and Jamboree Road
could also generate noise for perspective tenants.
Sources: City of Tustin Zoning Code
City of Tustin General Plan Noise Element
USMCAS-Tustin
Mitigation Measures/Monitoring Required:
A. A final acoustical analysis report describing the
acoustical design features of the structures required to
satisfy the exterior noise standards of 70 dBa shall be
submitted to the Community Development Department for
approval along with satisfactory evidence which indicates
that the sound attenuation measures specified in the
approved acoustical reports have been incorporated into
the design of the project. The acoustical analysis shall
be prepared by an expert or authority in the field of
acoustics. Since the project is located within the
Browning Corridor, the acoustical analysis shall also
provide information and mitigate impacts of single event
noise events generated from helicopter flyovers.
B. All uses and tenant on the site would be required to
comply at all times with the provisions of the City of
Tustin Noise Ordinance related to generation of noise.
C. All construction operations, including engine warm up
shall be subject to the provisions of the City of Tustin
Noise Ordinance and shall take place only between the
Discussion of Environmental Evaluation
ZC 90-0-1, TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 5
hours of 7:00 a.m. and 6:00 p.m., Monday through Friday,
unless the Building Official determines that said
activity will be in substantial conformance with the
Noise Ordinance.
7. LIGHT AND GLARE - The proposed project would add new lighting
to the property, primarily as a result of parking lot,
pedestrian arcade and service drive lighting for security and
safety purposes. The proposed project lighting would be
designed to satisfy the minimum lighting requirements of the
City of Tustin Security Code.
Sources: Proposed Development Plans
City of Tustin Security Ordinance
Mitigation Measures/Monitoring Required:
A. All project lighting shall be developed in accordance
with the City of Tustin's Security Ordinance which would
establish minimum lighting levels for parking lots and
pedestrian areas.
B. All lighting shall be designed and arranged so to confine
any light or glare rays to the property.
8. LAND USE - The proposal would not result in any substantial
alterations to'the planned land uses for the area. This site
has been previously designated by General Plan Amendment 89-
02(b) as I (Industrial) and Zone Change 88-03 as PC -IND
(Planned Community - Industrial). The property is presently
subject to the Irvine Industrial Complex District Regulation
which would allow a wide variety of commercial, service
commercial and industrial uses. Zone Change 90-01 would
replace the Irvine Industrial District Regulations with
Jamboree Plaza District Regulations which would apply for this
project exclusively. The predominate difference is related to
site specified development standards and refining and more
precisely defining specific commercial, auto service uses and
industrial uses which under the present regulation for the
site are extremely broad in nature and subject to much
interpretation. The plan would also make provisions for
public agencies as outright permitted uses as the plan
anticipates the establishment of a California Highway Patrol
facility. The existing District Regulations currently only
allows public utility agencies and associated corporate yards
with approval of a conditional use permit. In addition, the
district regulations would reinforce the specifically
Discussion of Environmental Evaluation
ZC 90-0-1, TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 6
prohibited uses within the Browning and GCA Corridor Easements
as established by USMCAS-Tustin and recorded against the
property.
Sources: Irvine Industrial Complex District Regulations
Jamboree Plaza District Regulations
Mitigation Measures/Monitoring Required: None Required.
9. NATURAL RESOURCES - The proposed project would result in the
use of natural resources associated with the construction of
the project and upon completion, daily operations. Given the
scale of potential development, the use of natural resources
is not anticipated to be a factor in development of this
property.
Sources: City of Tustin community Development Department
Mitigation Measures/Monitoring Required: None Required.
10. RISR OF UPSET - The proposed project would result in a greater
potential for upset do to the fact that the site will be
developed from its present vacant condition. However, the
project itself would not result in a significant risk of
upset. All applicable Building Department and Fire Department
regulations and Codes would apply to all site construction, as
well as any tenant improvements, including those industrial
uses which may contain materials more sensitive to explosion
or fire which would reduce the potential for risk of upset to
an acceptable level. The site is located within the approach
path to USMCAS-Tustin (Browning Corridor) which currently
operates military rotary wing and tilt rotor aircraft. The
existing easement agreement specifically prohibits certain
uses in order to reduce the risk of upset. Those uses are
specifically identified in the proposed District Regulations.
Sources: City of Tustin Building Division
Orange County Fire Department
Mitigation Measures/Monitoring Required:
All construction shall be developed in accordance with, but
not limited to, all applicable Uniform Building Codes and Fire
Codes. The Community development Department would monitor for
compliance with the building codes while the Fire Department
would be responsible for monitoring applicable fire codes.
Discussion of Environmental Evaluation
ZC 90-0-11 TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 7
11. POPULATION - Since the project does not involve any
residential development, it will not result in direct effects
upon population and housing. However, the employment
generated by the project may lead to an indirect population
increase, thereby increasing demands upon -housing. It is more
likely that a substantial portion of the employees generated
by the project will already reside in the City or neighboring
communities and not create a large demand for additional
housing. One possible source of housing to accommodate any
population increases would be the residential community know
as Tustin Ranch which is presently being implemented with a
full range of residential product types from apartments to
single family detached dwellings.
Sources: City of Tustin Community Development Department
Mitigation Measures/Monitoring Required: None Required.
12. HOUSING As previously mentioned in Section 11 above, the
-- proposed development would not effect housing as no housing
units would be displaced or proposed. Existing neighborhood
and new residential areas are presently being developed in the
area known as Tustin Ranch which are anticipated to adequately
support the project.
Sources; City of Tustin Community Development Department
13. TRANSPORTATION AND CIRCULATION - A traffic Impact Analysis of
the proposed Jamboree Plaza was undertaken by KHR Associates
under the direction and supervision of the Community
Development and Public Works departments. The complete
Traffic Impact Analysis is included as Exhibit A and
incorporated herein by reference. The purpose of the analysis
was to independently investigate, analyze and evaluate the
potential traff is impacts associated with the proposed project
and to identify measures necessary to mitigate any impacts.
The following is a summary of the key findings and conclusions
presented in the Traffic Impact Analysis:
A. Based on the uses identified for the site under
Alternative I, as described in the Analysis, the proposed
project is estimated to generate a total of 7,878 vehicle
trip ends per average weekday. During the A.M. and P.M.
peak hours, 608 and 637 vehicle trip ends, respectively,
are projected to be generated by the proposed project.
Discussion of Environmental Evaluation
ZC 90-0-11 TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 8
B. Based on the uses identified for the site under
Alternative II, as described in the Analysis, the
proposed project is estimated to generate a total of
11,351 vehicle trip ends per average weekday. During the
A.M. and P.M. peak hours, 627 and 702 vehicle trip ends,
respectively, are projected to be generated by the
proposed project.
C. Although project -generated traffic is not projected to
deteriorate the roadway level of service on any segment
of Edinger Avenue or Jamboree Road to an unacceptable
level, without mitigation, all Edinger Avenue segments
will experience unacceptable levels of service for the
existing plus project plus cumulative condition.
D. Without mitigation, the intersection of Jamboree
Road/Edinger Avenue is anticipated to deteriorate from
its current acceptable LOS to an unacceptable LOS "E"
during the A.M. and P.M. peak hours, due to additional
-- traffic generated by the proposed project.
E. Under Alternative I, as described in the Analysis, a
total of 687 parking spaces is to be provided on the
project site. Empirical analysis indicates that the peak
on-site parking demand will require, at most, 489 spaces
- leaving 198 spaces (or 28..8%) as a reserve parking
supply. Therefore, adverse parking impacts are not
anticipated for project Alternative I.
F. Under Alterative II, as described in the Analysis, a
total of 719 parking spaces is to be provided on the
project site. Since empirical parking data are not
available for a California Highway Patrol facility,
conclusions cannot be reached as to the adequacy of the
parking for this alternative.
G. A review of the proposed site plan indicates that several
traffic -related enhancements are warranted to improve
roadway capacity, safety, and alternative transportation
mode accessibility.
Source: Traffic Impact Analysis prepared by KHR Associates
City of Tustin Public Works Department
City of Tustin Community Development Department
Others as noted in the Traffic Impact Analysis
Discussion of Environmental Evaluation
ZC 90-0-11 TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 9
Mitigation Measures/Monitoring Required:
The following is a summary of the recommended mitigation
measures presented in the Analysis:
A. Edinger Avenue should be widened for three lanes of
through traffic in the westbound direction between
Jamboree Road and the westerly property line. In
addition, the eastbound approachto the intersection of
Jamboree Road/Edinger Avenue should be improved to
include two through lanes, dual left turn lanes 300 feet
in length, and a separate right turn lane also 300 feet
in length.
B. In order to fully facilitate the use of buses as an
alternative mode of transportation to and from the
project site, a transit stop should be installed on
Edinger Avenue in the eastbound direction, near the main
entrance intersection (A transit stop is proposed for the
westbound direction, just west of the main entrance).
C. In order to promote the use of bicycles as an alternative
mode of transportation, bike lanes should be delineated
on Edinger Avenue.
D. A separate westbound deceleration right turn lane and a
separate acceleration lane, each 100 to 150 feet in
length, are recommended at the easterly -most entrance to
the site.
E. Upon completion of the proposed project, advance warning
.signs should be installed along Edinger Avenue -
particularly in the eastbound direction - to indicate the
presence of a new traffic signal (i.e., at the main
entrance) and to advise on a speed reduction, if
warranted. A radar speed survey should be undertaken in
order to make the latter determination.
F. A three-phase traffic signal is proposed by the project
proponent to be installed at the intersection of Edinger
Avenue/the main entrance driveway. In order to minimize
delays to Edinger Avenue traffic, the main entrance
driveway should provide three outbound (one left turn
lane, one right turn lane, and one shared left/right turn
lane) and two inbound lanes. An eastbound left turn lane
300 feet in length and a separate westbound right turn
Discussion of Environmental Evaluation
ZC 90-0-1, TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 10
lane 100 to 150 feet in length should also be provided at
this intersection.
G. The proposed project is located within Benefit Area "B"
of the Tustin -Santa Ana Improvement Authority (TSIA),
and, as such, will be required to pay Transportation
System Improvement Program (TSIP) fees in accordance with
the applicable fee schedule in effect at the time of
permit issuance.
H. The developer will be required to pay appropriate fees
per the City of Tustin Transportation Demand Management
(TDM) Requirements for Specified New Development Projects
as contained in the City's recently adopted Ordinance No.
1062 which would include the preparation of TDM Program
to include provisions for preferential parking for
vehicles, bicycle parking facilities, shower and locker
facilities, trip reduction information, carpool and
vanpool loading areas and bus stop improvements.
COMMENTS RECEIVED DURING PUBLIC REVIEW PERIOD - The City of
Irvine provided formal written comments on the Traffic Impact
Analysis prepared by KHR Associates for the City of Tustin.
Generally, these issues focus on potential impacts to the
Eastern Transportation Corridor, cumulative impacts associated
with other future projects which have yet to be proposed in
the vicinity, and potential impacts to other intersections and
roadways not considered in the analysis. The City of Irvine's
formal comments are included as Exhibits B and C and
incorporated herein. The City's consultant, KHR Associates,
prepared written responses to Irvine's concerns which are
included as Exhibit D and incorporated herein. These concerns
and comments were considered at the May 13, 1991 public
hearing before the Planning Commission.
The Planning Commission, and the Public Works and Community
Development departments, believes that the responses prepared
by KHR Associates adequately address the concerns of the City
of Irvine; given the scope and magnitude of this project.
With the inclusion of the written comments and responses, the
City of Tustin has considered input during the public review
period pursuant to Section 15074(b) of the California
Environmental Quality Act.
14. PUBLIC SERVICES - All services are existing and are adequate
to service the proposed development. The availability of
public services (i.e. Police, Fire and City Maintenance) to
Discussion of Environmental Evaluation
ZC 90-0-11 TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 11
adequately serve the development is anticipated to adequately
service the site.
Source: City of Tustin Community Development Department
City of Tustin Public Works Department
City of Tustin Police Department
Orange County Fire Department
Mitigation Measures/Monitoring Required: None Required.
15. ENERGY The proposed project would not result in a
significant usage of energy and existing facilities would be
available to adequately serve the site.
Sources: City of Tustin Public Works Department
Mitigation Measures/Monitoring Required: None Required.
16. UTILITIES - The site is in an urban area with all utilities
available to the site from Edinger Street and through public
utility easements along the north property line which would be
adequate to accommodate the proposed development. Pacific
Bell, Irvine Ranch Water District and Southern California Gas
Company have indicated that the proposed project could be
served without impact of existing facilities.
Sources: Pacific Bell
Irvine Ranch Water District
Southern California Gas Company
City of Tustin Public Works Department
Mitigation Measures/Monitoring Required: None Required.
17. HUMAN HEALTH - The proposed uses permitted on the property
typically do not create conditions that negatively affect
human health. Potential uses which involve large amounts of
chemicals or flammable materials required approval of a
conditional use permit to specifically evaluate such use on a
case-by-case basis and part of separate review process. All
proposals would be required to comply with applicable building
and fire codes. As discussed in item 10 above, the Browning
and GCA corridor easement agreements specifically prohibit
certain uses on the property and which are incorporated into
the District Regulations to reduce potential impacts on human.
health and safety. k
Discussion of Environmental Evaluation
ZC 90-0-1, TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 12
Sources: City of Tustin Building Division
Orange county Fire Department
USMCAS-Tustin
Mitigation Measures/Monitoring Required: None Required.
18. AESTHETICS - The proposed project is 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. The
proposed District Regulation provide specific development
standards which have been incorporated into the project such
as specific building setbacks, landscape setbacks and
landscape berming along Edinger Street. The proposed District
Regulation closely resemble existing standards for Irvine
Industrial Complex -Tustin properties to the north. All
aesthetic concerns of the City have been incorporated into the
project plans or included as conditions of approval.
Sources: City of Tustin Design Review Board
Mitigation Measures/Monitoring Required: None Required.
19. RECREATION - the proposed uses would not result in an increase
need for recreational opportunities. Industrial and
commercial uses typically do not demand extensive recreational
amenities from the community as do residential land uses.
Sources: City of Tustin Community Services Department
Mitigation Measures/Monitoring Required: None Required.
20. CULTURAL RESOURCES - The proposed project would not have any
effect of the cultural resources in that the General Plan does
not identify any cultural resources on this property or in the
immediate vicinity.
Sources: City of Tustin General Plan
City of Tustin Historic Resources Survey
Mitigation Measures/Monitoring Required: None Required.
21. MANDATORY FINDINGS OF SIGNIFICANCE - Based upon the analysis
presented in this initial study and consideration of comments
received during the public review period, the proposed project
would not result in any adverse environmental impacts that
Discussion of Environmental Evaluation
ZC 90-0-11 TPM 90-292, TPM 90-293 & DR 90-40
June 3, 1991
Page 13
could not be mitigated through imposition of conditions or
incorporation into the development plans. The most apparent
potential impact of this project is related to traffic and the
need for project related street improvements in the immediate
vicinity. Mitigation measures as previously noted have been
included as conditions of approval based upon a the
conclusions identified in a detailed Traffic Impact Analysis
prepared by KHR Associates, under the supervision of the City
of Tustin.
Sources: As Previously Noted.
Mitigation Measures/Monitoring-Required: As Previously Noted.
- DF:nm/dr90-40.att
May 8, 1991
�;
Mr. Daniel Fox
May 8, 1991
Page -2-
and/or gap study been done to analyze the impact on
traffic flow? Please provide.
2. The Eastern Transportation Corridor ends at the AT & SF
Railroad. Therefore, the source of the configuration of
the right-of-way reservation at the intersection of
Irvine Center Drive and Jamboree Road (Parcel C) should
be identified. As this intersection is proposed to be
in the City of Irvine, it is important that the correct
configuration be accounted for in -the reservation.
In addition, clarification is required regarding the
status of the "reservation" of Parcel C. Is this to be
dedicated to the City of Tustin to offset transportation
impacts? or will it be purchased subsequent to the
approval of the parcel?
3. The Traffic Analysis does - not contain a "buildout"
scenario. To fully address the impact to the area
including the Eastern Transportation Corridor, buildout
with and without the project should be analyzed. The
Village 38 Traffic Study (dated August 24, 1989) should
be utilized in this analysis. The analysis should
include both link and intersection analyses for all
roadways impacted by the development. A minimum study
area bounded by and including the Santa Ana Freeway (I-
5), Culver Drive, Warner Avenue and Jamboree Road/Eastern
Transportation Corridor is recommended.
It is our understanding that KHR Associates has a copy
of the traffic study for Village 38, which contains three
(3 ) volumes. If this. is not the case, please let us know
and a copy can .be provided.
3. We suggest that the three (3) parking spaces located at
the westernmost access point be removed, due to their
interference with vehicles ingressing and egressing the
site. Also, to ensure adequate parking on site, the
ratios used to determine the required parking should be
mentioned in the report and shown on the plan.
The majority of these concerns and issues were raised in a meeting
yesterday morning between members of the two cities and
representatives for the developer. It was our understanding from
this meeting that you would address our comments and concerns in
writing prior to any public hearing on the parcel. Remaining
outstanding issues may be addressed by us at the public hearing.
Mr. Daniel Fox
May 8, 1991
Page -3-
In light of the recent legislation mentioned previously, the City
of Irvine is greatly concerned that the impacts of the this
development within our jurisdiction be adequately mitigated.
Mitigation measures within the City of Irvine should be addressed
based on the analyses identified above. These mitigation measures
should then be added as conditions of approval for the project.
We would like very much to continue to be involved in this process.
Staff attendance at public hearings, including presentations, if
necessary, could be willingly provided, if you feel this would be
appropriate. Please contact either Timor Rafiq (724-6420) or
Maureen Swenson (724-6424) to discuss further.
Sincerely,
ARYA ROHANI
Manager of Transportation Services
May 17, 1991
RECEIV LD
Community Development Department MAY 17 1991
Citv of Irvine. One Civic Center Plaza, PO. Box 19575, Irvine, California 92713 (714) 724-6000
Ms. Christine Shingleton
Assistant City Manager
City of Tustin
15222 Del Amo Avenue
Tustin, CA 92680
SUBJECT: ZONE CHANGE 90-01; TENTATIVE PARCEL MAP 90-292 AND
TENTATIVE PARCEL MAP 90-293
Dear Ms. Shingleton:
This is to restate our concerns regarding the potential impacts of
Jamboree Plaza on the circulation network of the City of Irvine.
We understand the above referenced applications for Jamboree Plaza
were approved by the Planning Commission of the City of Tustin on
May 13, 1991 and the applications will be forwarded -for approval
to your City Council on May 20, 1991.
Our concerns were outlined in a letter dated May 8, 1991 which was
distributed as a handout at the Planning Commission meeting
(Attachment 1). While we did receive a response, unfortunately,
it did not address our concerns (Attachment 2). The traffic
analysis did not adequately address the potential impacts of the
project on roadways in Irvine. Consequently, we are unable to
determine whether any mitigation measures are needed..
Once again, we would like to urge that you and the City Council
consider the potential impacts of Jamboree Plaza in Irvine. Thank
you for your consideration.
incergly,
ROBERT C. JOHNSON
Director of Community Development
RCJ:TR:drs
- __ , CN RE" CLE D P.!�;PER
EXHIBIT C
SHINGLETON
MAY 17, 1991
PAGE 2
Attachments
1. May 8, 1991 letter to Daniel Fox from Arya Rohani
2. May 13, 1991 memo to Daniel Fox from Jim Kawamura
cc: Tustin City Manager
Tustin City Council
..
i�� MAy 17 19191
ftb._11111111ft,h.._ KHR ASSOCIATES
TRANSPORTATION /ENVIRONMENTAL/ URBAN SYSTEMS COMMUNITY ����) S(tiQAt ,,T
16500 Von Kerman Avenue - Suite 300 - Irvine. Califomie 92715 (714) 756-6440 - FAX (714) 756-6444 +�V1 i`
MEMORANDUM
DATE: May 13, 1991
TO: Daniel Fox, Community Development Department, City of Tustin
FROM: Jim Kawamura, KHR Associates
SUBJECT: - JAMBOREE PLAZA TRAFFIC IMPACT ANALYSIS - RESPONSE TO
COMMENTS
The following is a response to written correspondence from Arya Rohani at the City of
Irvine to Daniel Fox ac the �.�ity. of Tustin; dated ivlay 8,199"1:
COMMENT 1- The proposed southeasterly driveway of the subject project is ap-
proximately 600 feet away from the future Jamboree Road/Irvine Center Drive grade
separated interchange. Since this driveway is restricted to right turn in and right turn
out only, and is the minor driveway for the subject project, there should be negligible
impact to the Jamboree Road/Irvine Center Drive intersection. This driveway is
projected to generate an estimated 67 inbound vehicles during the A.M. peak hour and
70 outbound vehicles during the P.M. peak hour.
"Weaving" is defined in the Highway Capacity Manual as "the crossing of two or more
traffic streams traveling in the same general direction along a significant length of high-
way, without the aid of traffic control devices. Weaving areas are formed when a merge
area is closely followed by a diverge area, or when an on-ramp is closely followed by an
off -ramp and the two are joined by an auxiliary lane."
Since the conditions which define weaving are not caused or affected by the proposed
project, a weaving study is inappropriate and irrelevant to the subject analysis.
Similarly, a "gap" (acceptance) study is typically conducted if there is concern over con-
flicts between two streams of traffic, such as at stop sign control intersections, through
weaving sections, where left turn movements cross opposing traffic, and at pedestrian
crossings. None of these conditions are reievant to tine operational cnaracreriscicw of the
southeasterly driveway of the proposed project. Therefore, a gap acceptance study is in-
appropriate and irrelevant to the subject analysis.
COMMENT 2 - Although the project site will be in close proximity to the future East-
ern Transportation Corridor (ETC), plans provided by the Transportation Corridor
Agencies (TCA) indicate that the configuration of the Jamboree Road/Irvine Center
Drive intersection has no operational bearing on traffic generated by the proposed
project.
COMMENT 3 - The subject analysis does include a build -out scenario, called "cumula-
tive analysis" in the report. This scenario does not include analysis of the Eastern
Transportation Corridor since the potential operational impacts of project generated
traffic can only be determined when the operational characteristics of all ETC roadway
links and intersections, including traffic signalization strategies, are known. Therefore,
EXHIBIT D
analysis including the ETC would be unproductive at this time. To analyze all of the pos-
sible combinations of roadway and intersection configurations still under consideration
by the TCA and the City of Tustin would be impractical.
Further, the known alignment and characteristics of the ETC in the proximity of the
Jamboree Road/Irvine Center Drive intersection indicate that the subject project is not
affected by, nor does it affect, the ETC.
The City of Irvine was contacted on six different occasions regarding various aspects of
the subject analysis (see attached documentation). It was KHR Associates' under-
standing, that all projects located in .the "vicinity" of the.subject. project at fullbuild-out
were identified. This vicinity includes the area between the Costa Mesa (SR -55)
Freeway to the west, the Santa Ana (I-5) Freeway to the north, Chilver Drive to the east,
and Warner Avenue to the south. The projects that were included in the subject
analysis were Village- 38, in the City of Irvine, and Pacific Center East and Jamboree
Plaza, in the City of Tustin. Separate analysis of the cumulative (build -out) scenario
without the proposed project was not requested by the City of Tustin, and was therefore
not included in the report.
COMMENT 4 -The three parking spaces located at the westerly -most driveway to the
proposed project should not impose any interference with entering or exiting traffic.
However, since there is an abundance of on-site parking, these three spaces can be
eliminated, if so desired by the project proponent and/or the City of Tustin. . _ .
City code requirements for parking vary by land use. The parking ratios for the various
uses included in the proposed project are as follows (in spaces per square feet):
Retail 5/1000
Office 4/1000 (and one at 5/1000)
Warehouse 2/1000 (Phase I) and 1/1000 (Phase II)
Customer Service 5/1000
Auto Service 2/1000
Applying these parking ratio requirements to the various buildings within the project
yields parking requirements of 342 spaces for Phase I and 142 spaces for Phase II, for a
total of 484 spaces. The parking generation analysis indicated a peak parking demand of
489_ ender the '%vorst case" scenario. _
The project proponent will provide 505 spaces for Phase I and 182 spaces for Phase H,
for a total of 687. The to .be parking provided is therefore 203 (36%) above the number
required by code, and 198 (29%) above the number calculated to represent peak park-
ing demand. Therefore, the proposed project more than adequately satisfies the parking
requirements of the City.
Page 2
- '91-05-13 ; 16:46 KHR ASSOC 7147566444 �
ftib .111111111i_i..1CHR ASSOCIATES
TQANAPOATATIbN /ENVIAON/ytENTAL! UROAW SYSTEM'}
MEMORANDUM
DATE: May 10, 1991
TO: Project File .
FROM: Kelly Woods*
SUBJECT: TELEPHONE CONVERSATIONS WITH THE CITY OF IRVINE
REGARDING JAMBOREE PLAZA
The following is a list of telephone conversations held with various officials at the City
of Irvine:
* 2/4/91- I called Kim O'Conway at City of Irvine regarding project list. (KMW) ,
* 2!5/91- Rick Sanzimier at City of Irvine called - gave me information regarding Vil-
lage 38. (KMW)
* 218/91- I called the City of Irvine to learn whether the Tillage 38 original proposed
project or any alternatives were accepted - someone will call back Tuesday. (KMW)
* 2/13/91- Rick at the City of Irvine confirmed 3,850 dwelling units for Village 38, as
opposed to the original 3,626 dwelling units. (KMW)
* 2/25/91- I called City of Irvine regarding OC'I'AM projection for Jamboree Road -
Peter Anderson will call back. (KMW)
* 2127(8)/91- Pete Anderson called back - "grade separated facility" ADT figure for
Jamboree Road is 35,000 vehicles. (KMW)
* 5/7/91- Jim had a meeting at the City of Irvine "Cast of 1,000's." (JHK)
JAM-Ixv.noc
206M