HomeMy WebLinkAbout02 PC REPORT SUB 2015-05_DR 2015-020_CUP 2015-25 NEW OFFICE BUILDINGMEETING DATE
TO
FROM
AGENDA REPORT
APRIL 26, 2016
PLANNING COMMISSION
COMMUNITY DEVELOPMENT DEPARTMENT
ITEM #2
SUBJECT: SUBDIVISION 2015-05 FOR TENTATIVE PARCEL MAP 2016-107,
DESIGN REVIEW 2015-020, AND CONDITIONAL USE PERMIT 2015-25
FOR THE SUBDIVISION OF ONE (1) PARCEL INTO TWO (2)
PARCELS, THE DEVELOPMENT OF A NEW 7,206 SQUARE FOOT
OFFICE BUILDING AND THE ESTABLISHMENT OF JOINT USE
PARKING
APPLICANT: JAMIE KNOLLMILLER
TWINSTEPS ARCHITECTURE
15615 ALTON PARKWAY, #125
IRVINE, CA 92618
PROPERTY OWNER: CREST PROPERTIES, LLC
3134 SYCAMORE LANE
BILLINGS, MT 59102-0524
LOCATION: 721 W. 1 ST STREET
GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL BUSINESS (PCCB)
ZONING: FIRST STREET SPECIFIC PLAN (FSSP)
Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 2
ENVIRONMENTAL: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT
TO SECTION 15303, CLASS 3 AND SECTION 15315, CLASS
15 OF TITLE 14, CHAPTER 3 OF THE CALIFORNIA CODE OF
REGULATIONS (GUIDELINES FOR THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT) PERTAINING TO NEW
CONSTRUCTION OF SMALL BUILDINGS AND MINOR LAND
DIVISIONS.
REQUESTS: 1. SUBDIVISION (SUB) 2015-05 FOR TENTATIVE PARCEL
MAP (TPM) 2016-107 FOR THE SUBDIVISION OF AN
APPROXIMATE 1.8 ACRE SITE CONSISTING OF TWO (2)
NUMBERED LOTS FOR THE DEVELOPMENT OF A 7,206
SQUARE FOOT OFFICE BUILDING.
2. DESIGN REVIEW (DR) 2015-020 FOR THE DESIGN AND
SITE LAYOUT OF A NEW 7,206 OFFICE BUILDING.
3. CONDITIONAL USE PERMIT (CUP) 2015-25 FOR JOINT
USE PARKING BETWEEN THE PROPOSED PROPERTIES
TO ACCOMMODATE MEDICAL USES.
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4312 approving TPM 2016-107,
CUP 2015-25, and DR 2015-020, authorizing the subdivision of an approximate 1.8
acre site consisting of two (2) numbered lots for the development of a 7,206 square foot
office building and to establish joint use parking to accommodate medical uses.
APPROVAL AUTHORITY:
• Subdivision (SUB)/Tentative Parcel Map (TPM):
A TPM is required for all subdivisions creating four (4) or fewer parcels pursuant to
Section 66426 of the Subdivision Map Act and Tustin City Code (TCC) Section
9323b1(a). TCC Section 9321b authorizes the Planning Commission to review and
take action on a TPM.
• Design Review (DR):
TCC Section 9272 authorizes the Community Development Director to consider DR
applications. Section 9272d(1) of the TCC requires the Community Development
Department to review applications for design review accompanying another
application, such as a TPM or CUP, before the Planning Commission.
Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 3
• Conditional Use Permit (CUP):
TCC Section 9264a requires the approval of a CUP for the establishment of a joint use
parking. TCC Section 9264a5 authorizes the Planning Commission to review and
take action on CUPs for joint use parking.
BACKGROUND AND DISCUSSION:
Site Location
The project site consists of one (1) lot, totaling approximately 1.8 acres in size, and is
located at 721 W. 1St Street, at the northwest corner of 1St Street and Myrtle Avenue.
The project site is bounded by a medical rehabilitation facility to the north, office and
residential uses to the east across Myrtle Avenue, office uses to the south across 1st
Street, and an animal hospital to the west (Figure 1).
The project site is located within the First Street Specific Plan (FSSP) zoning district and
has a General Plan Land Use Designation of Planned Community Commercial
Business (PCCB). Surrounding properties in close proximity are predominantly zoned
for commercial and office uses with the exception of a Multiple Family Residential (R3)
zone across Myrtle Avenue and Public and Institutional (P&I) to the north. The existing
property is 78,070 square feet in lot size and the existing building is 11,022 square feet
in area. The existing building is approved to be a medical dialysis center with ninety
(90) parking spaces.
Figure 1 — Zoning Map and Aerial
Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 4
Project Description
SUB 2015-05 for TPM 2016-107, DR 2015-020, and CUP 2015-25, are development
applications for the purpose of subdividing an existing parcel, developing a 7,206 office
building and related improvements, and establishing joint use parking to accommodate
medical uses (Figure 2).
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Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 5
The proposed Parcel 1, where the new office building is proposed, would be 29,083
square feet in lot size and accessed from the existing driveways and drive aisles located
on the proposed Parcel 2. The proposed Parcel 2 would be 48,987 square feet in lot
size and contain the existing 11,022 square -foot medical dialysis center. The project
addresses the development standards for the First Street Specific Plan district and
General Plan as follows:
Table 1 — Development Standards
Standard
Required
Proposed
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Building Height28
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feet
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28 feet
Front Yard Setback (Myrtle)
...................................................................................................................................................................................................
10feet
10 feet
Rear Yard Setback
20 feet
20 feet
Side Yard Setback
0 feet
6 feet 7 inches
...................................................................................................................................................................................................
Maximum Floor -Area Ratio
1.5:1
0.3 : 1
Total ParkinS..,,,aces..,for,Offi
Parking p Office
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3,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,
7
................102...............
73
.................73.................
ANALYSIS:
Tentative Parcel Map
TPM 2016-107 is a subdivision of an approximate 1.8 -acre site into two (2) numbered
lots in association with the development of a new 7,206 square feet building and related
improvements. There is an existing 11,022 square foot medical dialysis building on
southeast corner of the project site and the proposed subdivision will result in each
building being located on its own parcel with shared access and parking.
Condition 3.1 of Resolution No. 4312 requires the applicant to prepare and submit
Covenants, Conditions, and Restrictions (CC&Rs) for review and approval by the City
and City Attorney's office to ensure that property use and maintenance responsibilities
are specified. The CC&Rs will regulate, among other items, shared/reciprocal parking
and access, shared maintenance and assessment.
Figure 3 identifies the new property line, which would be located along a parking lot
drive aisle. In addition, the existing property currently extends south to the centerline of
First Street. This portion of First Street is within a roadway easement and will be
dedicated in fee title to the City for roadway purposes.
Design Review
In part, the purpose of a DR is to: 1) protect the value, standards, and importance of
land; 2) retain and strengthen the unity and order of the visual community; and, 3)
ensure that new uses and structures enhance their sites and are harmonious with the
highest standards of the surrounding area and the community.
Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 6
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Figure 3 — Tentative Parcel Map
The existing medical dialysis building is designed in a contemporary mission revival
architectural style. This building was originally built in 1978 and used as a restaurant
and then as a banquet center. In Summer 2015, the building was converted to a
medical dialysis center with ninety (90) parking spaces. The medical dialysis center is
currently in the process of getting State approval and is not yet performing dialysis
procedures on patients.
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Figure 3 — Tentative Parcel Map
The existing medical dialysis building is designed in a contemporary mission revival
architectural style. This building was originally built in 1978 and used as a restaurant
and then as a banquet center. In Summer 2015, the building was converted to a
medical dialysis center with ninety (90) parking spaces. The medical dialysis center is
currently in the process of getting State approval and is not yet performing dialysis
procedures on patients.
Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 7
Figures 4 — Existing Building
Figure 4 shows the existing building architecture, which includes arched elements,
smooth plaster stucco finish, a cupola, red -tiled gable roofs, cornices, pilasters and
quatrefoils.
Architecture and Design Compatibility
The proposed building is a 7,206 square -foot medical office to be located on the north
portion of the project site and would be accessed from the existing driveways on First
Street and Myrtle Avenue. The proposed building is designed to have two (2) tenant
spaces, with entrances on the east and south elevations. The one-story building is
designed to match the contemporary mission revival style architecture of the existing
building, including the barrel tile roofs, arched elements, pilasters and a cupola.
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Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 8
rigure 5 — tievations, rioor vian, Koor vian
The proposed exterior elevations (Figure 5) use architectural details such as red tile
gable roofs, arched elements, decorative precast quatrefoils, a cupola, pilasters,
cornices and multiple facade articulations and step backs to create visual interest and
dimension. The building's multiple variations in the exterior wall planes will give visual
dimension and shadows that would emphasize the numerous architectural step backs
and articulation.
The proposed building is 7,206 square feet in area and located on the north portion of
the project site, which is currently parking lot area. The building is proposed to match
the existing medical dialysis building including paint color, roof design, windows,
pilasters, cornices and quatrefoils to emulate the existing architecture and create a
visually cohesive center.
Landscape/Hardscape
New landscaping is proposed along the perimeter and within the interior of the proposed
Parcel 1 (Figure 6). The proposed trees include: Desert Willow, Australian Willow,
Sawleaf Zelkova, Strawberry Trees and Western Redbud. A variety of ground covers and
shrubs would be utilized throughout the site. A final landscaping plan would be reviewed
by City staff at plan check and would be required to comply with the City's Water Efficient
Landscape Ordinance.
Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 9
Figure 6 — Landscape Plan
Conditional Use Permit — Joint Use Parking
TCC Section 9263 requires four (4) parking spaces for every 1,000 gross square feet of
medical office, up to 4,000 square feet. Medical office use beyond the initial 4,000
square feet requires six (6) parking spaces for every 1,000 square feet. The applicant is
proposing seventy-three (73) parking spaces to be shared between the two (2)
buildings. There would be thirty-four (34) parking spaces on Parcel 1 and thirty-nine
(39) parking spaces on Parcel 2.
The proposed joint use parking conditional use permit is requested in order to
accommodate medical uses on the property. The proposed project would include a
total of 18,228 square feet of medical use.
Table 2 — Required Parking
Standard Parking Ratio Square Feet Required Provided
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Medical Office Parking 4 spaces : 1, 000 s 4, 000 16 16
(>4,000 so
Medical Office Parking 6 spaces: 1, 000 sf 14,228 86 57
(<4,000 so
Total .................................................. 18, 288......... .........102......... .........73.........
Table 2 shows that the combined existing and proposed medical uses would require
102 parking spaces based on the City's requirement of four (4) parking spaces for every
Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 10
1,000 gross square feet of medical office, up to 4,000 square feet and six (6) parking
spaces for every 1,000 square feet thereafter.
The applicant has submitted a parking demand study, conducted by KD Anderson &
Associated, Inc., that analyzed other medical dialysis facilities in operation with similar
characteristics (Attachment C). Based on parking counts and analyses of these
facilities, it is anticipated that the medical dialysis use would generate a maximum
parking demand of twenty-eight (28) parking spaces. The parking study also analyzed
potential parking demand that would be generated by the proposed medical office
building. Based on Institute of Transportation Engineer (ITE) rates, the peak parking
demand for medical office would be thirty-one (31) parking spaces. The parking
demand analysis factored in the "worst case" maximum demand at thirty-five (35)
parking spaces using the City's parking ratio for medical uses. Therefore, a total of
sixty-one (61) parking spaces is determined to be the peak demand, which is less than
the seventy-three (73) proposed. As conditioned, a new parking demand analysis may
be required if the proposed and existing medical uses are replaced by another type of
medical use. The Public Works Department — Engineering Division has reviewed and
approved the parking demand study.
In addition, if the existing and proposed buildings were to be converted into commercial
and/or general office uses in the future, the TCC requires seventy-three (73) parking
spaces to accommodate such uses. As proposed, the project meets the City's
minimum parking requirements for commercial and general office uses.
Noise
All activities are required to comply with the City's Noise Ordinance. The applicant
provided a noise impact analysis for the proposed project (Attachment C), which
evaluated the operational noise levels for the proposed mechanical equipment to
determine if noise impacts will occur at surrounding property lines in violation of the
Noise Ordinance. The analysis also took into account the ambient noise levels
generated from the adjacent 55 -Freeway.
The analysis identified that there may be potential noise impacts at the existing
residential apartments located to the east, across from Myrtle Avenue, since the
permissible noise levels is lower for residential properties than nonresidential properties.
According to the noise impact analysis, the proposed mechanical units would be located
over 110 feet from the residential property line and that building parapets near the
mechanical units will create visual and acoustical shielding (Figure 7). The proposed
location and sound attenuation methods would result in a noise level of 49.7 dBA at the
residential property line, which would be in compliance with the 50 dBA threshold for
nighttime residential noise levels.
Planning Commission Report
April 26, 2016
721 W. 1 st Street
Page 11
Figure 7 — Noise Study Site Plan
As proposed, no noise impacts are anticipated at the property lines with the
incorporation of the parapet walls shielding the HVAC units along with the 110 -feet
distance from the nearest residential property.
Other Agencies Input
In compliance with the State Subdivision Map Act, the City sent out letters along with a
copy of the TPM to affected agencies. The Orange County Fire Authority reviewed the
project and has provided conditions of approval, which are incorporated into Resolution
No. 4312. As of the drafting of this report, no other comments were received.
Environmental Review
This project is Categorically Exempt pursuant to Section 15303 and Section 15315 of the
California Code of Regulations (Guidelines for the California Environmental Quality Act)
pertaining to new construction of small buildings and minor land divisions. The
development meets all of the following requirements for categorical exemption under
Sections 15303 and 15315.
a) The proposed building is less than 10,000 square feet in floor area on a site
zoned for medical uses and does not involve use of significant amounts of
ATTACHMENT A
Location Map
LOCATIOA P A
SUB 2015-05 / TPM 2016-107, DR 2015-0209 CUP 2015-25
i'i'i STAN E-1 I&I .y :l 4 -
ATTACHMENT B
Land Use Fact Sheet
LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION NUMBER(S): SUBDIVISION 2015-05 FOR TENTATIVE PARCEL
MAP 2016-107 CUP 2015-25 AND DESIGN REVIEW 2015-020
2. LOCATION: NW Corner of 1St Street & Myrtle Ave. 3. ADDRESS: 721 W. 1St Street
4. APN(S):401-302-08
5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: NIA
6. SURROUNDING LAND USES: NORTH. Rehabilitation Hospital SOUTH: Office
EAST: Office. Residential WEST: Commercial
7. SURROUNDING ZONING DESIGNATION:
NORTH: P&1— Public and Institutional
SOUTH: FSSP — First Street Specific Plan
EAST: FSSP -- First Street Specific Plan, R3 — Multiple Family Residential
WEST: FSSP -- First Street Specific Plan
8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: Public and Institutional
SOUTH: Planned Community Commercial Business
EAST: High Density Residential, Planned Community Commercial Business
WEST: Planned Community Commercial Business
9. SITE LAND USE:
EXISTING PROPOSED
Use: Commercial 1 Office No Change
Zoning: First Street Specific Plan; Subarea 1 No Change
General Plan: Planned Community Commercial Business No Change
DEVELOPMENT FACTS:
10. LOT AREA: 78.070 S.F, or 1_8 ACRES
11. FLOOR AREA RATIO: 1.5: 1 MAX. PERMITTED 0.3: 1 PROPOSED
12. SITE LANDSCAPING: 10% MIN. REQUIRED 10% PROPOSED
13. OPEN SPACE: NIA REQUIRED NIA PROPOSED
14. PARKING:
General Commercial/Office 73 spaces REQUIRED 73 spaces PROPOSED
Medical 102 spaces REQUIRED 73 spaces PROPOSED
15. BUILDING HEIGHT: 28 feet MAX. PERMITTED 28 feet PROPOSED
16. BUILDING SETBACKS: REQUIRED PROPOSED
FRONT: 10 feet 10 feet
SIDE: 0 feet 6 feet 7 inches
REAR: 20 feet 20 feet
17. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I. E. SPECIAL STUDY
ZONES, EASEMENTS, ETC.) NIA
ATTACHMENT C
Submitted Plans
EXISTING
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SITE PLAN
SCALE = 1/32" = 1'-0"
PROJECT DESCRIPTION:
PROPOSED NEW MEDICAL OFFICE BUILDING, 1 STORY, 7,206 SF.
SPLIT EXISTING PARCEL INTO TWO SEPARATE PARCELS. SHARED
PARKING AGREEMENT BETWEEN BOTH PARCELS.
APN: 401-302-08
TABULATIONS PROJECT DATA:
PARCEL 1:
SITE AREA
PROPOSED BUILDING
PROPOSED LOT COVERAGE
PROPOSED F.A.R. = 71206 =
291083
PARKING PROVIDED:
PARCEL 2:
SITE AREA GROSS:
SITE AREA NET.
EXISTING BUILDING
PROPOSED LOT COVERAGE
PROPOSED F.A.R. = 11,022 =
391737
PARKING PROVIDED:
291083.20 SF (.66 AC)
7,206 SF
25%
.3:1
34 SPACES (2 ACCESIBLE,1 VAN)
48, 987.91 SF (1.24 AC)
39, 737.82 SF (0.91 AC)
11,022 SF
27%
.3:1
39 (4 ACCESSIBLE, 1 VAN)
PARKING CALCULATIONS:
PROPOSED BUILDING: 11,022 SF
EXISTING BUILDING: 71206 SF
TOTAL: 181228 SF
PARKING REQ'D FOR MEDICAL USE:
FIRST 4,000 SF @ 250 = 16 SPACES
PLUS 14,228 SF @167 SF= 86 SPACES
TOTAL REQ (GROSS).= 102 SPACES
TOTAL PROVIDED (GROSS)= 73 SPACES (SHARED PARKING AGREEMENT)
ZONING: SP -10 ( FIRST STREET)
UTILITIES:
SEWER SERVICE:
WATER SERVICE:
POWER:
GAS:
POWER:
CABLE:
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ORANGE COUNTY SANITATION DISTRICT
CITY OF TUSTIN
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DEVELOPER/ APPLICANT
MARKET STREET DEVELOPMENT, LLC CHARLES SMYTH
1104 CORPORATE WAY (530) 682-2676
SACRAMENTO, CA 95831 charles@marketstreetdev.com
ARCHITECT
TWINSTEPS
15615 ALTON PKWY, #125
IRVINE, CA 92618
ATLAS CIVIL DESIGN
2191 EL CAMINO REAL, SUITE 208k
OCEANSIDE, CA. 92054
PETE MORRIS, AIA, LEED AP
949-285-3199
PETE@TWINSTEPSARCH.COM
A.J. WHITAKER, PE, PLS
760-718-8010
ajwhitaker@atlascivildesign.com
TUSTIN MEDICAL OFFICE UIL ING
TWINSTEps 721 W. 1ST STREET, TUSTIN, CALIFORNIA
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SCALE
6
1 1/2"=1'-0"
8" CONC. BLOCK WALL, w/SKIM COAT
BOTH SIDES. COLOR TO MATCH
PRIMARY COLOR OF BUILDING.
NOTE: GATE IS ALL WELDED
CONSTRUCTION - GRIND ALL
BURRS SMOOTH PRIOR TO
PRIME AND PAINT.
4" SQ.x%4" THK STL. TUBE COL.
EMBED 3-0" INTO CONC. FTG.
w/5/8"Ox6" ANCHOR
2" I 4"
L2x2x3/6 FRAME.
CAP ALL ENDS
2"x%$" MTL SUPPORTSTRAP
(3) EQUALLY
SPACED HEAVY
DUTY HINGES
WELDED TO POST
AND GATE
%4"
NOTE: MAXIMUM EFFORT VERTICALLY APPLIED STEEL DECKING
TO OPERATE GATES SHALL 'CUROCO" PATTERN #13 18 GA. COLOR
NOT EXCEED 5 POUNDS. TO MATCH PRIMARY OF BUILDING
TRASH ENCLOSURE - JAMB SCALE 3
3"=1'-0'
L /\ I V 11 1 V V
CURB TO REMAIN
EXISTING TRANSFORMER
SCALE
5
1/8"=l I_o..
l
47F TUSTIN MEDICAL OFFICE UIL ING
TWINSTEPS 721 W. 1ST STREET, TUSTIN, CALIFORNIA
architecture
15615 ALTON PARKWAY #125, IRVINE, CA 92618
949-285-3199 WWW.TWINSTEPSARCH.COM
ENLARGED
PLAN
SCHEME: 03
DATE: 03/17/2016
SCALE: 1/3211 = 1'-0"
JOB 14-040
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Width'. 16, 1/4 Width. 5' 112" use of a back -box or remote gear, � s installlabon�s,
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EmerVency Battery Operation
a
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ALL POLE LIGHTING FIXTURES ARE
MOUNTED ON A 15' POLE WITH A
77
30 HIGH CONCRETE BASE
STATISTICS
3
Description
Symbol Avg Max Min Max/Min Avg/Min
EXISTING PARKING LOT
+ 2.6 fc 7.0 fc 1.0 fc 7.0:1 2.6:1
NEW PARKING LOT
+ 2.9 fc 5.7 fc 1.3 fc 4.4:1 2.2:1
NEW PROPOSED BUILDING
I
. . . .............. . ..............
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112 0 +3.7 +4.1
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2 .3 2.6 3.0 3.4 3.4 3.4'4AaV.
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2.3 2.0 1.7 1.8 2.1 2.8 3.1 3.4 3.6 3.8 + 3.7
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+ + + + + + + + + + +a'at.l
2.4 2.0 1.9 2.1 2.5 3.0 3.6 4.3 4.0 3.9 4.0 13. `..
++++++++
2.5 .... .7 1.7 1.7 2.1 2.7 3 8 3.0 2.8 3.0
' 26 2 / 26 25 24
24
+2.7 +2. .1 2.1 +2.1 +2.2 +2.2 +2 7 +2.7 +2.8 +2.7 2�j
w'•�.•�. ....... ........ ... ...
.............
+ + + + .... + + + + + +
3. 2.9 2.7 2.7 2.8 2.7 3.3 3.3 3.2 21 j
,,2,,,,8 2:
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..............................................................................................................
RL
- ..._ .. 2211 (I
i.ai -i3.2 3.6 +.... + + +
4:7- 1'3.9 3.�,j 2.8 .7 2 4.0 3.6 .
+ + + + + + + + + + +
=- 9 7 2 5.2 4.3 3.4 2° lF.
29 3 l 31 1132 34 �V.1. ,
,m CP
+- -- ---+ - + + + + + + +
7.0 3. 3.0 2.7 3.0 .9 5.9 5.8 4.5 3.
+2.1 +1.91 +
+
tJ t) O
+ +
1.9 1. .5
EXISTING BUILDING
LUMINAIRE SCHEDULE
3
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,0 2.4 3.1
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+ +
Int .1 37 2.5 2.9
Label
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9 36 2.4 +2.5
Catalog Number
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Lumens
t.r1. ..... ......
+ 34+ 2.2 +2.2
Watts
"
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6 12+,,.513 3.36 +31 +3.1 +� 8
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2 .3 2.6 3.0 3.4 3.4 3.4'4AaV.
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2.3 2.0 1.7 1.8 2.1 2.8 3.1 3.4 3.6 3.8 + 3.7
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+ + + + + + + + + + +a'at.l
2.4 2.0 1.9 2.1 2.5 3.0 3.6 4.3 4.0 3.9 4.0 13. `..
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2.5 .... .7 1.7 1.7 2.1 2.7 3 8 3.0 2.8 3.0
' 26 2 / 26 25 24
24
+2.7 +2. .1 2.1 +2.1 +2.2 +2.2 +2 7 +2.7 +2.8 +2.7 2�j
w'•�.•�. ....... ........ ... ...
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+ + + + .... + + + + + +
3. 2.9 2.7 2.7 2.8 2.7 3.3 3.3 3.2 21 j
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- ..._ .. 2211 (I
i.ai -i3.2 3.6 +.... + + +
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29 3 l 31 1132 34 �V.1. ,
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tJ t) O
+ +
1.9 1. .5
EXISTING BUILDING
LUMINAIRE SCHEDULE
Symbol
Label
Qty
Catalog Number
Description
Lamp
File
Lumens
LLF
Watts
KAD LED 40C 700
KAD LED, 40 LED,
A
4
40K R3 MVOLT
700mA MVOLT DRIVER,
LED
KAD _LED 40C
Absolute
1.00
91
0
4000K, TYPE 3 OPTICS._700_40K7R3_
MVOLT.ies
KAD LED 40C 700
KAD LED, 40 LED,
B
2
40K R3 MVOLT
700mA MVOLT DRIVER,
LED
KAD _ LED _40C
Absolute
1.00
182
4000K, TYPE 3 OPTICS._700_40K7R3_
MVOLT.ies
KAD LED 40C 700
KAD LED, 40 LED,
C
5
40K R3 MVOLT HIS
700mA MVOLT DRIVER,
LED
KAD _ LED _40C
Absolute
1.00
91
0
4000K, TYPE 3 OPTICS_700_
WITH HOUSE SIDE
MVOLT40K_R3_
S
-H.ie
SHIELDS.
s
WST LED 2
WST LED WITH 2
Outdoor Wall Pack
D
2
10A700/40K SR3
MODULES, 20 LED?s,
Luminaire to IES LM -79-
WST-LED-2-1
Absolute
1.00
47.1
MVOLT
700mA DRIVER, 4000K
08. LUMINAIRE OUTPUT:
OA700 - 40K - S
COLOR TEMPERATURE,
4035 Lms.
R3_MVOLT.ies
TYPE 3 LENS
ARCHITECTURAL
ONE 26 -WATT TWIN
E
3
WST 26DTT MD
SCONCE WITH MEDIUM
TUBE COMPACT
WST_26DTT_
1800
1.00
29
THROW DISTRIBUTION
FLUORESCENT,
MD.ies
WITH CLEAR, FLAT
HORIZONTAL POSITION.
GLASS LENS. MEETS
THE'NIGHTTIME
FRIENDLY' CRITERIA
PHOTOMETRIC SITE PLAN, UAL A
TENTATIVE PARCEL MAP NO 2016 - 107
IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA
SURVEYED JUNE 10, 2015
LEGAL DESCRIPTION
THAT PORTION OF THE SOUTHEAST 19 ACRES OF THE FELIPE YORBA TRACT, IN THE CITY OF TUSTIN, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 206 OF MISCELLANEOUS RECORDS OF LOS
ANGELES COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWESTERLY CORNER OF SAID SOUTHEAST 19 ACRES, SAID CORNER BEING ON THE CENTER LINE OF
THAT CERTAIN UNNAMED STREET ADJOINING SAID 19 ACRES, AS SHOWN ON SAID MAP, NOW KNOWN AS FIRST STREET;
THENCE NORTH 0°14'15" WEST ALONG THE WESTERLY LINE OF SAID SOUTHEAST 19 ACRES, BEING THE EASTERLY LINE OF THE
LAND DESCRIBED IN DEED TO AMIRA BISHAY, RECORDED MARCH 1, 2005 AS INSTRUMENT NO. 2005000152260 OF OFFICIAL
RECORDS 285.72 FEET TO THE MOST SOUTHERLY CORNER OF THE LAND DESCRIBED IN DEED TO THE STATE OF CALIFORNIA
RECORDED DECEMBER 19, 1961 IN BOOK 5949, PAGE 77 OF OFFICIAL RECORDS; THENCE NORTH 22°9'39" EAST ALONG THE
SOUTHEASTERLY LINE OF SAID LAND OF THE STATE OF CALIFORNIA, 184.41 FEET TO THE SOUTHERLY LINE OF THE LAND
DESCRIBED IN PARCEL 1 OF A DEED TO M. GLADYS WATSON, RECORDED AUGUST 10, 1945 IN BOOK 1323, PAGE 442 OF
OFFICIAL RECORDS; THENCE SOUTH 89°52'45" EAST ALONG SOUTHERLY LINE OF THE LAND OF WATSON, 135.22 FEET TO THE
NORTHERLY PROLONGATION OF THE WESTERLY LINE OF THE LAND DESCRIBED IN A DEED TO HENRY J. EASTMAN AND WIFE,
RECORDED AUGUST 23, 1960 IN BOOK 5384, PAGE 345 OF OFFICIAL RECORDS; THENCE SOUTH 0°14'15" EAST ALONG SAID
PROLONGATION AND ALONG SAID WESTERLY LINE AND ALONG THE WESTERLY LINE OF THE LAND DESCRIBED IN A DEED TO
HENRY J. EASTMAN AND WIFE, RECORDED DECEMBER 17, 1956 IN BOOK 3744, PAGE 447 OF OFFICIAL RECORDS, A DISTANCE OF
455.72 FEET TO THE SOUTHERLY LINE OF SAID FELIPE YORBA TRACT, SAID SOUTHERLY LINE BEING SAID CENTER LINE OF
FIRST STREET; THENCE SOUTH 89°51'45" WEST ALONG SAID SOUTHERLY LINE 205.50 FEET TO THE POINT OF BEGINNING.
EXCEPT THE EAST 30 FEET THEREOF
SCHEDULE B — SECTION II EXCEPTIONS
NOTE:
THE INFORMATION SHOWN HEREON IS PER PRELIMINARY TITLE REPORT ORDER NO: 008-23068295-KM5 WITH AN EFECTIVE
DATE OF OCTOBER 30, 2015, AMENDED NOVEMBER 12, 2015, BEING AMENDMENT'C' BY FIDELITY NATIONAL TITLE COMPANY. NO
RESPONSIBILITY OF COMPLETENESS OR ACCURACY OF SAID PRELIMINARY TITLE REPORT IS ASSUMED BY THIS MAP OR THE
SURVEYOR.
CIRCLED INDEX NUMBERS SHOWN BELOW INDICATE SCHEDULE B ITEMS WHICH BOTH AFFECT THE PROPERTY, AND HAVE
SUFFICIENT MATHEMATICAL DATA TO BE SHOWN GRAPHICALLY. THESE ITEMS ARE SHOWN HEREON. ITEMS SHOWN WITHOUT
CIRCLES ARE DEEMED TO BE "NOT PLOTTABLE" DUE TO THE LACK OF SUFFICIENT MATHEMATICAL DATA, OR THEY DO NOT
DIRECTLY AFFECT THE SUBJECT PROPERTY.
A -B (NOT SURVEY RELATED MATTERS)
1 (NOT A SURVEY MATTER)
OEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE: FOR EITHER OR BOTH POLES LINES, CONDUITS
RECORDING NO: BOOK 2409, PAGE 576 OF OFFICIAL RECORDS
AFFECTS: THE SOUTHERLY 3-1/2 FEET OF SAID LAND (AFFECTS PLOTTABLE AS SHOWN)
OEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE: STREET
RECORDING DATE: APRIL 16, 1958
RECORDING NO: BOOK 4258, PAGE 385 OF OFFICIAL RECORDS
AFFECTS: THE SOUTH 40 FEET OF THAT CERTAIN SOUTHEASTERLY 19 ACRES PARCEL OF LAND, AS SHOWN
ON THE MAP OF THE SUBDIVISION OF THE FELIPE YORBA TRACT, RECORDED IN BOOK 4, PAGE 206
OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY (AFFECTS, PLOTTABLE AS SHOWN)
4 EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE: ROAD
RECORDING DATE: AUGUST 17, 1961
RECORDING NO: BOOK 5820, PAGE 221 OF OFFICIAL RECORDS
AFFECTS: THE EAST 10.78 FEET OF THE NORTH 169.54 FEET OF SAID LAND
SAID EASEMENT WAS AMENDED BY AN INSTRUMENT RECORDED NOVEMBER 29, 1961 IN BOOK 5926, PAGE 535 OF
OFFICIAL RECORDS. DOES NOT AFFECT PLOTTABLE AS SHOWN
O5 THE OWNERSHIP OF SAID LAND DOES NOT INCLUDE RIGHTS OF ACCESS TO OR FROM THE STREET, HIGHWAY, OR
FREEWAY ABUTTING SAID LAND, SUCH RIGHTS HAVING BEEN RELINQUISHED BY THE DOCUMENT,
RECORDING DATE: DECEMBER 19, 1961
RECORDING NO: IN BOOK 5949, PAGE 77 OF OFFICIAL RECORDS
AFFECTS: ANY ABUTTER'S RIGHTS AND ANY RIGHTS OF INGRESS AND EGRESS TO OR FROM THE NEWPORT
FREEWAY (AFFECTS, PLOTTABLE AS SHOWN)
OEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: THE CITY OF TUSTIN, A MUNICIPAL CORPORATION
PURPOSE: STREET AND HIGHWAY PURPOSES
RECORDING DATE: FEBRUARY 29, 1968
RECORDING NO: IN BOOK 8530, PAGE 690 OF OFFICIAL RECORDS
AFFECTS: THE NORTHERLY 17.00 FEET OF THE SOUTHERLY 50.00 FEET OF SAID LAND. (AFFECTS,
PLOTTABLE AS SHOWN)
O7 EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: CITY OF TUSTIN, A MUNICIPAL CORPORATION
PURPOSE: STREET AND HIGHWAY PURPOSES
RECORDING DATE: SEPTEMBER 28 1972
RECORDING NO: IN BOOK 10347, PAGE 59 OF OFFICIAL RECORDS
AFFECTS: A PORTION OF SAID LAND (AFFECTS, PLOTTABLE AS SHOWN)
AND RECORDING DATE: SEPTEMBER 28, 1972
AND RECORDING NO: IN BOOK 10347, PAGE 61 OF OFFICIAL RECORDS
OEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: SOUTHERN CALIFORNIA EDISON COMPANY, A CALIFORNIA CORPORATION
PURPOSE: PUBLIC UTILITIES
RECORDING DATE: AUGUST 24 1976
RECORDING NO: IN BOOK 11863, PAGE 448 OF OFFICIAL RECORDS
AFFECTS: A PORTION OF SAID LAND (AFFECTS, PLOTTABLE AS SHOWN)
9-13 NOT SURVEY RELATED MATTERS
14 EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: CITY OF TUSTIN, A MUNICIPAL CORPORATION
PURPOSE: WATER MAINS
RECORDING DATE: JUNE 11, 2015
RECORDING NO: 2015000303705, OFFICIAL RECORDS
AFFECTS: A PORTION OF SAID LAND (AFFECTS, PLOTTABLE AS SHOWN)
15-16 (NOT SURVEY RELATED MATTERS)
LEGEND
NOTE: ALL SYMBOLS OR LINETYPES SHOWN BELOW MAY NOT BE INCORPORATED ON THIS DRAWING.
1
PROJECT ADDRES LAND USE
>
a
721 W. 1ST STREET EXISTING MEDICAL OFFICE
TUSTIN, CA. PROPOSED MEDICAL OFFICE
PROPERTY BOUNDARY LINE
z CITY OF
))
FIRE HYDRANT
03.30.2016
I
TUSTIN
LIGHT WITH CONCRETE BASE
r
z
In
WATER VALVE
— — — —
55
AGAS
VALVE
— — — — — —
E 4TH ST IRVINE BLVD
PROPOSED BUILDING: 7,206 SF.
PROPOSED LOT COVERAGE: 25%
, N
Op
STORM DRAIN MANHOLE
— — —335— — —
Elf
PARKING PROVIDED: 34 SPACES (2 ACCESSIBLE, 1 VAN)
PARCEL 2
o
0
SANITARY SEWER MANHOLE
-............ - `010 IfiiCll... IfiiCQ:;
5 PROJECT SITE
EXISTING BUILDING: 7,206 SF.
PROPOSED LOT COVERAGE: 27%
0
SEWER CLEANOUT
--- - --COICIVI- - - _...
Elf
hQ cm
PARKING PROVIDED: 39 SPACES (4 ACCESSIBLE, 1 VAN)
y„F"„ X -
U bi > w
a >
T
TELEPHONE MANHOLE
u:1 a:1 [::I ,,,,,,
w z
x 519.06
SPOT ELEVATIONS
1ST ST
>_ z
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zW1SI muuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuum uuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuum uuuuuuuuuuuu uuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu uuuuuumIuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuum
"....
STREET SIGN
Tmmmmmmnnmmuumnnnnmmuumnnnnnmuummmmmm""M
Ld
IIIIIIIIIIIIIIIa Ld>
TOTAL REQ. (GROSS) = 102 SPACES
UTILITY POLE
VICINITY
a a I-_
W J
MAP `.)
cn _ U
4}-
GUY WIRE
SCALE: NOT
TO SCALE — a
O
EXISTING BOLLARD
M.B.
MAP BOOK
(877)238-0092
WATER CITY OF TUSTIN PHONE
LEGAL DESCRIPTION
THAT PORTION OF THE SOUTHEAST 19 ACRES OF THE FELIPE YORBA TRACT, IN THE CITY OF TUSTIN, COUNTY OF ORANGE,
STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 4, PAGE 206 OF MISCELLANEOUS RECORDS OF LOS
ANGELES COUNTY, CALIFORNIA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWESTERLY CORNER OF SAID SOUTHEAST 19 ACRES, SAID CORNER BEING ON THE CENTER LINE OF
THAT CERTAIN UNNAMED STREET ADJOINING SAID 19 ACRES, AS SHOWN ON SAID MAP, NOW KNOWN AS FIRST STREET;
THENCE NORTH 0°14'15" WEST ALONG THE WESTERLY LINE OF SAID SOUTHEAST 19 ACRES, BEING THE EASTERLY LINE OF THE
LAND DESCRIBED IN DEED TO AMIRA BISHAY, RECORDED MARCH 1, 2005 AS INSTRUMENT NO. 2005000152260 OF OFFICIAL
RECORDS 285.72 FEET TO THE MOST SOUTHERLY CORNER OF THE LAND DESCRIBED IN DEED TO THE STATE OF CALIFORNIA
RECORDED DECEMBER 19, 1961 IN BOOK 5949, PAGE 77 OF OFFICIAL RECORDS; THENCE NORTH 22°9'39" EAST ALONG THE
SOUTHEASTERLY LINE OF SAID LAND OF THE STATE OF CALIFORNIA, 184.41 FEET TO THE SOUTHERLY LINE OF THE LAND
DESCRIBED IN PARCEL 1 OF A DEED TO M. GLADYS WATSON, RECORDED AUGUST 10, 1945 IN BOOK 1323, PAGE 442 OF
OFFICIAL RECORDS; THENCE SOUTH 89°52'45" EAST ALONG SOUTHERLY LINE OF THE LAND OF WATSON, 135.22 FEET TO THE
NORTHERLY PROLONGATION OF THE WESTERLY LINE OF THE LAND DESCRIBED IN A DEED TO HENRY J. EASTMAN AND WIFE,
RECORDED AUGUST 23, 1960 IN BOOK 5384, PAGE 345 OF OFFICIAL RECORDS; THENCE SOUTH 0°14'15" EAST ALONG SAID
PROLONGATION AND ALONG SAID WESTERLY LINE AND ALONG THE WESTERLY LINE OF THE LAND DESCRIBED IN A DEED TO
HENRY J. EASTMAN AND WIFE, RECORDED DECEMBER 17, 1956 IN BOOK 3744, PAGE 447 OF OFFICIAL RECORDS, A DISTANCE OF
455.72 FEET TO THE SOUTHERLY LINE OF SAID FELIPE YORBA TRACT, SAID SOUTHERLY LINE BEING SAID CENTER LINE OF
FIRST STREET; THENCE SOUTH 89°51'45" WEST ALONG SAID SOUTHERLY LINE 205.50 FEET TO THE POINT OF BEGINNING.
EXCEPT THE EAST 30 FEET THEREOF
SCHEDULE B — SECTION II EXCEPTIONS
NOTE:
THE INFORMATION SHOWN HEREON IS PER PRELIMINARY TITLE REPORT ORDER NO: 008-23068295-KM5 WITH AN EFECTIVE
DATE OF OCTOBER 30, 2015, AMENDED NOVEMBER 12, 2015, BEING AMENDMENT'C' BY FIDELITY NATIONAL TITLE COMPANY. NO
RESPONSIBILITY OF COMPLETENESS OR ACCURACY OF SAID PRELIMINARY TITLE REPORT IS ASSUMED BY THIS MAP OR THE
SURVEYOR.
CIRCLED INDEX NUMBERS SHOWN BELOW INDICATE SCHEDULE B ITEMS WHICH BOTH AFFECT THE PROPERTY, AND HAVE
SUFFICIENT MATHEMATICAL DATA TO BE SHOWN GRAPHICALLY. THESE ITEMS ARE SHOWN HEREON. ITEMS SHOWN WITHOUT
CIRCLES ARE DEEMED TO BE "NOT PLOTTABLE" DUE TO THE LACK OF SUFFICIENT MATHEMATICAL DATA, OR THEY DO NOT
DIRECTLY AFFECT THE SUBJECT PROPERTY.
A -B (NOT SURVEY RELATED MATTERS)
1 (NOT A SURVEY MATTER)
OEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE: FOR EITHER OR BOTH POLES LINES, CONDUITS
RECORDING NO: BOOK 2409, PAGE 576 OF OFFICIAL RECORDS
AFFECTS: THE SOUTHERLY 3-1/2 FEET OF SAID LAND (AFFECTS PLOTTABLE AS SHOWN)
OEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE: STREET
RECORDING DATE: APRIL 16, 1958
RECORDING NO: BOOK 4258, PAGE 385 OF OFFICIAL RECORDS
AFFECTS: THE SOUTH 40 FEET OF THAT CERTAIN SOUTHEASTERLY 19 ACRES PARCEL OF LAND, AS SHOWN
ON THE MAP OF THE SUBDIVISION OF THE FELIPE YORBA TRACT, RECORDED IN BOOK 4, PAGE 206
OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY (AFFECTS, PLOTTABLE AS SHOWN)
4 EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:
PURPOSE: ROAD
RECORDING DATE: AUGUST 17, 1961
RECORDING NO: BOOK 5820, PAGE 221 OF OFFICIAL RECORDS
AFFECTS: THE EAST 10.78 FEET OF THE NORTH 169.54 FEET OF SAID LAND
SAID EASEMENT WAS AMENDED BY AN INSTRUMENT RECORDED NOVEMBER 29, 1961 IN BOOK 5926, PAGE 535 OF
OFFICIAL RECORDS. DOES NOT AFFECT PLOTTABLE AS SHOWN
O5 THE OWNERSHIP OF SAID LAND DOES NOT INCLUDE RIGHTS OF ACCESS TO OR FROM THE STREET, HIGHWAY, OR
FREEWAY ABUTTING SAID LAND, SUCH RIGHTS HAVING BEEN RELINQUISHED BY THE DOCUMENT,
RECORDING DATE: DECEMBER 19, 1961
RECORDING NO: IN BOOK 5949, PAGE 77 OF OFFICIAL RECORDS
AFFECTS: ANY ABUTTER'S RIGHTS AND ANY RIGHTS OF INGRESS AND EGRESS TO OR FROM THE NEWPORT
FREEWAY (AFFECTS, PLOTTABLE AS SHOWN)
OEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: THE CITY OF TUSTIN, A MUNICIPAL CORPORATION
PURPOSE: STREET AND HIGHWAY PURPOSES
RECORDING DATE: FEBRUARY 29, 1968
RECORDING NO: IN BOOK 8530, PAGE 690 OF OFFICIAL RECORDS
AFFECTS: THE NORTHERLY 17.00 FEET OF THE SOUTHERLY 50.00 FEET OF SAID LAND. (AFFECTS,
PLOTTABLE AS SHOWN)
O7 EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: CITY OF TUSTIN, A MUNICIPAL CORPORATION
PURPOSE: STREET AND HIGHWAY PURPOSES
RECORDING DATE: SEPTEMBER 28 1972
RECORDING NO: IN BOOK 10347, PAGE 59 OF OFFICIAL RECORDS
AFFECTS: A PORTION OF SAID LAND (AFFECTS, PLOTTABLE AS SHOWN)
AND RECORDING DATE: SEPTEMBER 28, 1972
AND RECORDING NO: IN BOOK 10347, PAGE 61 OF OFFICIAL RECORDS
OEASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: SOUTHERN CALIFORNIA EDISON COMPANY, A CALIFORNIA CORPORATION
PURPOSE: PUBLIC UTILITIES
RECORDING DATE: AUGUST 24 1976
RECORDING NO: IN BOOK 11863, PAGE 448 OF OFFICIAL RECORDS
AFFECTS: A PORTION OF SAID LAND (AFFECTS, PLOTTABLE AS SHOWN)
9-13 NOT SURVEY RELATED MATTERS
14 EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:
GRANTED TO: CITY OF TUSTIN, A MUNICIPAL CORPORATION
PURPOSE: WATER MAINS
RECORDING DATE: JUNE 11, 2015
RECORDING NO: 2015000303705, OFFICIAL RECORDS
AFFECTS: A PORTION OF SAID LAND (AFFECTS, PLOTTABLE AS SHOWN)
15-16 (NOT SURVEY RELATED MATTERS)
LEGEND
NOTE: ALL SYMBOLS OR LINETYPES SHOWN BELOW MAY NOT BE INCORPORATED ON THIS DRAWING.
1
PROJECT ADDRES LAND USE
11.30.2015
721 W. 1ST STREET EXISTING MEDICAL OFFICE
TUSTIN, CA. PROPOSED MEDICAL OFFICE
PROPERTY BOUNDARY LINE
�y
FIRE HYDRANT
03.30.2016
PROPOSED PARCEL LINE
b"ti
1? s)
LIGHT WITH CONCRETE BASE
-
CENTERLINE
In
WATER VALVE
— — — —
INDETERMINATE BOUNDARY LINE
AGAS
VALVE
— — — — — —
EASEMENT LINE
PROPOSED BUILDING: 7,206 SF.
PROPOSED LOT COVERAGE: 25%
Op
STORM DRAIN MANHOLE
— — —335— — —
EXISTING CONTOURS
PARKING PROVIDED: 34 SPACES (2 ACCESSIBLE, 1 VAN)
PARCEL 2
0
SANITARY SEWER MANHOLE
-............ - `010 IfiiCll... IfiiCQ:;
OVERHEAD ELECTRICAL LINE
EXISTING BUILDING: 7,206 SF.
PROPOSED LOT COVERAGE: 27%
0
SEWER CLEANOUT
--- - --COICIVI- - - _...
COMMUNICATION LINE
PARKING PROVIDED: 39 SPACES (4 ACCESSIBLE, 1 VAN)
y„F"„ X -
EXISTING CHAIN LINK FENCE
T
TELEPHONE MANHOLE
u:1 a:1 [::I ,,,,,,
EXISTING WROUGHT IRON FENCE
x 519.06
SPOT ELEVATIONS
PARKING REQ'D FOR MEDICAL USE:
BLOCK WALL
"....
STREET SIGN
Tmmmmmmnnmmuumnnnnmmuumnnnnnmuummmmmm""M
INDICATES RESTRICTED ACCESS
TOTAL REQ. (GROSS) = 102 SPACES
UTILITY POLE
TOTAL PROVIDED (GROSS) = 73 SPACES (SHARED PARKING AGREEMENT)
ZONING BOUNDARY
4}-
GUY WIRE
APN
ASSESSORS PARCEL NUMBER
O
EXISTING BOLLARD
M.B.
MAP BOOK
(877)238-0092
WATER CITY OF TUSTIN PHONE
AT&T
300 CENTENNIAL WAY,
*-------------------C�:::�::.�',a
TRAFFIC SIGNAL/LIGHTPOLE
BLD
BUILDING
(714)573-0500
POWER SOUTHERN CALIFORNIA EDISON CABLE
COX CABLE
1325 S GRAND AVE
0
FOUND MONUMENT AS DESCRIBED
INV
INVERT
(949)546-1250
SURVEY NOTES
IRRI.
IRRIGATION
R.O.W.
RIGHT OF WAY
Fol
EXISTING BUILDING WITH OVERHANG
ELEC.
ELECTRIC
BASIS OF BEARING
ALL BEARINGS SHOWN HEREIN ARE PER THE CENTERLINE OF FIRST STREET PER RECORD OF SURVEY 2004-1001,
RECORDED IN BOOK 211 PAGES 19-21; A BEARING OF N89°57'05"W
BENCHMARK INFORMATION
ELEVATION SHOWN HEREON ARE BASED OFF OF NAVD88 PER ORANGE COUNTY BENCHMARK DESIGNATION SA -334-06; A 4"
ALUMINUM DISK STAMPED SA -334-06 SET LEVEL IN SIDEWALK. ELEVATION 144.664'
PROJECT & ZONING INFORMATION
1
PROJECT ADDRES LAND USE
11.30.2015
721 W. 1ST STREET EXISTING MEDICAL OFFICE
TUSTIN, CA. PROPOSED MEDICAL OFFICE
EXISTING PARCEL ZONNING FEMA
3
FRONT: 10 FEET FEMA FIRM 06059CO277J
03.30.2016
REAR: 20 FEET FLOOD ZONE ZONE "X" 2%
REVISE PARKING CALCULATION FORMAT
SIDES: 0 FEET
MAX BUILDING HEIGHT: 2 STORY - 28 FEET APN
MAX BUILDING COVERAGE: NO MINIMUM 401-302-08
ZONE: SP -10
PARCELI
SITE AREA: 29,083.20 SF. (0.66 AC)
PROPOSED BUILDING: 7,206 SF.
PROPOSED LOT COVERAGE: 25%
PROPOSED F.A.R. = 7,206 .3:1
29,083
PARKING PROVIDED: 34 SPACES (2 ACCESSIBLE, 1 VAN)
PARCEL 2
SITE AREA GROSS: 48,987.97 SF. (1.24 AC)
SITE AREA NET: 39,737.82 SF. (0.91 AC)
EXISTING BUILDING: 7,206 SF.
PROPOSED LOT COVERAGE: 27%
PROPOSED F.A.R. = 11,022 .3:1
39,737
PARKING PROVIDED: 39 SPACES (4 ACCESSIBLE, 1 VAN)
PARKING CALCULATIONS
PROPOSED BUILDING: 11,022 SF
EXISTING BUILDING: 7,206 SF
TOTAL: 18,228 SF
PARKING REQ'D FOR MEDICAL USE:
FIRST 4,000 SF @ 1/250 SF = 16 SPACES
PLUS 14,228 SF @ 1/167 SF = 86 SPACES
TOTAL REQ. (GROSS) = 102 SPACES
TOTAL PROVIDED (GROSS) = 73 SPACES (SHARED PARKING AGREEMENT)
UTILITY PROVIDERS
SEWER ORANGE COUNTY SANITATION DISTRICT GAS
SOCAL GAS
10844 ELLIS AVE,
1919 S. STATE COLLEGE BLVD,
FOUNTAIN VALLEY, CA 92708
ANAHEIM, CA 92806
(714)593-7122
(877)238-0092
WATER CITY OF TUSTIN PHONE
AT&T
300 CENTENNIAL WAY,
2775 EL CAMINO REAL
TUSTIN, CA 92780
TUSTIN CA 92782
(714)573-3375
(714)573-0500
POWER SOUTHERN CALIFORNIA EDISON CABLE
COX CABLE
1325 S GRAND AVE
6234 IRVINE BLVD.
SANTA ANA, CA 92705
IRVINE, CA 92620
(800)655-4555
(949)546-1250
SURVEY NOTES
1 PROPOSED SITE IS SITUATED WITHIN A DEVELOPED LOT WITH WALLS ALONG THE NORTH AND WEST SIDES OF THE
PROPERTY. CURRENTLY, RUNOFF FLOWS TOWARDS THE SOUTH PARKING LOT VIA SHEET FLOW. THE PROPOSED
CONDITION WILL MIMIC THE EXISTING FLOW REGIME AND WILL BE CONVEYED BY GUTTER VIA SURFACE FLOW
TOWARDS THE PROPOSED UNDERGROUND INFILTRATION GALLERIES. DURING HEAVY STORM EVENT, RUNOFF WILL
OVERFLOW TOWARDS THE SOUTH PARKING LOT ONTO CURB AND GUTTER ALONG FIRST STREET. THERE IS NO
RUN-ON CONTRIBUTING TO THE SITE.
2 NO EROSION CONTROL OR SLOPE PLANTING WILL BE PROVIDED ON THIS SITE.
3 THE ULTIMATE PROPOSED SITE IMPROVEMENTS INCLUDE A 7,206_t
SQUARE FOOT MEDICAL OFFICE BUILDING. OTHER
IMPROVEMENTS WILL INCLUDE SEWER AND WATER CONNECTIONS, 39 PARKING SPACES, LANDSCAPING, PEDESTRIAN
HARDSCAPE AND MODIFICATIONS TO THE EXISTING DRIVEWAYS WITHIN THE PUBLIC RIGHT OF WAY.
GRAPHIC SCALE 1" = 30'
30 0 15 30 60
THE PROPERTY OWNER OF RECORD CONSENTS TO THE FILING
OF THE TENTATIVE MAP.
CHARLES SMYTH
AUTHORIZED AGENT
DATE:
FOUND CALTRANS BRASS DISC IN /
MONUMENT WELL PER CR 2004-0520 IRVINE BOULEVARD FOUND SPIKE & WASHER MARKED "PLS
HELD AS CENTERLINE INTERSECTION OF/ 7564" PER CR 2001-1598B ONLINE WITH
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WEST 1ST STREET I 1;
PROJECT INFORMATION:
DEVELOPER MARKET STREET DEVELOPMENT, LLC
1602 COLBY AVENUE,
EVERETT, WA 98201
LOT AREA 1.792 ACRE (78,071.11 SF)
DISTURBED AREA: 0.715 ACRE
SITE ADDRESS 721 W FIRST STREET,
TUSTIN, CA 92870
FLOOD ZONE X (OTHER AREAS)
PANEL 277 OF 539
MAP # 06059CO277J
BASIS OF BEARING:
ALL BEARINGS SHOWN HEREIN ARE PER THE CENTERLINE OF
FIRST STREET PER RECORD OF SURVEY 2004-1001, RECORDED
IN BOOK 211 PAGES 19-21; A BEARING OF N89°57'05"W
BENCHMARK:
ELEVATION SHOWN HEREON ARE BASED OFF OF NAVD88 PER
ORANGE COUNTY BENCHMARK DESIGNATION SA -334-06; A 4"
ALUMINUM DISK STAMPED SA -334-06 SET LEVEL IN SIDEWALK.
ELEVATION 144.664'.
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Call before you dig.
GRADING NOTES:
CONSTRUCT 4"AC/6" AB ASPHALT CONCRETE PAVEMENT
CONSTRUCT 3"AC/4" AB ASPHALT CONCRETE PAVEMENT
CONSTRUCT 4"PCC SIDEWALK OVER NATIVE.
CONSTRUCT 6" CF CURB.
CONSTRUCT 6" CURB AND GUTTER.
CONSTRUCT 3' WIDE VALLEY GUTTER.
286,12', S 007'43" W
m.........." 144.0 --
DRAINAGE NOTES:
20 FURNISH AND INSTALL 12"0 STORM DRAIN PIPE.
21 FURNISH AND INSTALL 36" X 36" JENSEN PRECAST DROP INLET.
a
22 FURNISH AND INSTALL 7'WIDE x 15'LONG x 4'DEEP
STORMCAPTURE RETENTION MODULES OR APPROVED EQUAL.
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ABBREVIATION:
AB -
AGGREGATE BASE
AC -
ASPHALT CONCRETE
BC -
BACK OF CURB
CF -
CURB FACE
CL -
CENTERLINE
E -
EAST
E'LY -
EASTERLY
EP -
EDGE OF PAVEMENT
p4
FINISHED FLOOR
FG -
FINISHED GRADE
FL -
FLOW LINE
FS -
FINISHED SURFACE
GB -
GRADE BREAK
INV -
INVERT
MH -
�
N -
114
NTS -
NOT TO SCALE
PCC -
�o- n
CONCRETE
PL -
-C,: a,
R -
xAr�oz
RL -
RIDGE LINE
RW -
RECLAIMED WATER
R/W -
m
S -
SEWER OR SOUTH
STD. -
,�I
TC -
Wv
W -
WATER OR WEST
WILY -
WESTERLY
XXX.XX -
PROPOSED ELEVATION
(XXX.XX)-EXISTING
ELEVATION
-
PROPOSED DRAINAGE
FLOW DIRECTION
- EX. DRAINAGE FLOW
DIRECTION
Know what's below.
Call before you dig.
GRADING NOTES:
CONSTRUCT 4"AC/6" AB ASPHALT CONCRETE PAVEMENT
CONSTRUCT 3"AC/4" AB ASPHALT CONCRETE PAVEMENT
CONSTRUCT 4"PCC SIDEWALK OVER NATIVE.
CONSTRUCT 6" CF CURB.
CONSTRUCT 6" CURB AND GUTTER.
CONSTRUCT 3' WIDE VALLEY GUTTER.
286,12', S 007'43" W
m.........." 144.0 --
DRAINAGE NOTES:
20 FURNISH AND INSTALL 12"0 STORM DRAIN PIPE.
21 FURNISH AND INSTALL 36" X 36" JENSEN PRECAST DROP INLET.
a
22 FURNISH AND INSTALL 7'WIDE x 15'LONG x 4'DEEP
STORMCAPTURE RETENTION MODULES OR APPROVED EQUAL.
FL .00 TCS
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/?
♦ , IV 2�0
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SSS
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ABBREVIATION:
AB -
AGGREGATE BASE
AC -
ASPHALT CONCRETE
BC -
BACK OF CURB
CF -
CURB FACE
CL -
CENTERLINE
E -
EAST
E'LY -
EASTERLY
EP -
EDGE OF PAVEMENT
FF -
FINISHED FLOOR
FG -
FINISHED GRADE
FL -
FLOW LINE
FS -
FINISHED SURFACE
GB -
GRADE BREAK
INV -
INVERT
MH -
MANHOLE
N -
NORTH
NTS -
NOT TO SCALE
PCC -
PORTLAND CEMENT
CONCRETE
PL -
PROPERTY LINE
R -
RADIUS
RL -
RIDGE LINE
RW -
RECLAIMED WATER
R/W -
RIGHT-OF-WAY
S -
SEWER OR SOUTH
STD. -
STANDARD
TC -
TOP OF CURB
W -
WATER OR WEST
WILY -
WESTERLY
XXX.XX -
PROPOSED ELEVATION
(XXX.XX)-EXISTING
ELEVATION
-
PROPOSED DRAINAGE
FLOW DIRECTION
- EX. DRAINAGE FLOW
DIRECTION
U MYRTLE AVENVE
--
PROPERTY LINE
■ ■
LIMIT OF DISTURBANCE
LIMIT OF WORK
— — — — — -
SAWCUT LIMIT
:uao uao:uuuuuuuuu:uuuuuuuuuuu -
EXISTING BLOCK WALL FENCE
xxx 1
EXISTING CONTOURS
X 146-50'
SPOT ELEVATION
' ::'..........
EXISTING BUILDING
EXISTING TREE
PCC SIDEWALK
HEAVY DUTY AC PAVEMENT
LIGHT DUTY AC PAVEMENT
LANDSCAPE
-OOTPRINT
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NOT TO SCALE
EARTHWORK:
FILL: 200 C.Y.
CUT: 13750 C.Y.
EXPORT: 13550 C.Y.
EARTH WORK QUANTITIES ARE RAW
ESTIMATES ONLY. THEY DO NOT REFLECT
SUBSIDENCE, OR ANY MATERIAL
GENERATED BY UTILITY TRENCHING AND
BUILDING FOOTINGS. THE QUANTITIES
SHOWN ABOVE ARE INTENDED FOR USE IN
ESTABLISHING GOVERNING AGENCY FEES.
CONTRACTOR SHALL BE RESPONSIBLE FOR
DETERMINING THE QUANTITIES FOR BID
PURPOSES. ANY EXPORT OR IMPORT
REQUIRE TO BALANCE THE SITE SHALL
BE THE SOLE RESPONSIBILITY OF THE
CONTRACTOR.
IIIIIIIP
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DEVELOPER:
NURKIT
1104 Corporate Way, Sacramento, CA 95831
T: (530) 682-2676
TWINSTEPS
FULL SERVICE ARCHITECTURE
3195-C AIRPORT LOOP, COSTA MESA, CA. 92626
949-285-3199 www.twinstepsarch.com
CIVIL ENGINEER:
www.&TLMCivilDesign.com
2191 EI Camino Real, Suite 208K
Oceanside, CA 92054
Tel: 888-364-1973
I� Issue Date & Issue Description
Seal/Signature
Q?,pFESS/o
F� J. Wye q�
No. 59320 z
w Exp. 06-30-17 Fri
`ST
Cl
qTF OF
ARNOLD J. WHITAKER, PE, PLS DATE
Project Name
TUSTIN MEDICAL
OFFICE BUILDING
721 W First Street, Tustin, CA 92780
Project Number
15-087
CAD File Name:
Sheet Description:
PRELIMINARY
GRADING &
DRAINAGE PLAN
Drawing Scale: AS SHOWN
C-1
PAGE 1 OF 3
BEST MANAGEMENT PRACTICES:
SOURCE CONTROL
i SITE DESIGN AND LANDSCAPING PLANNING (SD -10)
ROOF RUNOFF CONTROLS (SD -11)
EFFICIENT IRRIGATION (SD -12)
0 STORM DRAIN SYSTEM SIGNS (SD -13)
NON STRUCTURAL CONTROL
EDUCATION FOR OWNERS
INFILTRATION BMP
UNDERGROUND INFILTRATION GALLERIES (INF -7)
PRETREATMENT BMPfGROSS SOLIDS REMOVAL
PRETREATMENT (PRE -2) BIOCLEAN GRATE INLET
SKIMMER BOX
FLOW DIRECTION
■ ■ DRAINAGE BOUNDARY
r
PAVING/OVERBURDEN STORM CAPTURE MODULES HS -20 RATED MANWAY ACCESS WRAP GEOTEXTILE
SEE DESIGN NOTE 9 BY OLDCASTLE PRECAST INC (AS REQUIRED) ADD RISER RINGS FABRIC MIN. 1'
(BY CONTRACTOR) TO REQUIRED GRADE ELEVATION OVER TOP
t\AAY DI I (11AIARI G
GEOTEXTILE FABRIC FOR
DETENTION SYSTEM
(PROVIDED BY OTHERS)
Description
ELEV: 9.16'
Total
e e
MIN ALLOWABLE
xA ,
d:
ELEV: 4.66'
0 ....
..... .
ELEV: 4.16'
ssa ,,,
Inches
of Total
(Rate
Cubic
(7.a --144-
r Unit
per
ELEV: 3.58'
I...,,�..�
Openings
......... ...... Irl ....... ...... .......
B..
Skimmer
�i'9, I,
Xj
rT�
.,... .....
..... ..,. ....�vj
protected
1" DIAM. VENT HOLE
r^ ...
..
13.4 cfs
BY —Pass
ONE SIDE ONLY
.
,
.711
Y TLE
A VENUE
'.I"".'!".,"�",
"w
COMD
PINSTALLA
82R
231.0
u I�
6.2 c!s
flattened expantled
SEE
creen
Medlum So--
()
10.10
fOx 10 eah
NOTE 7
231.0
129.3
6.4 c!s
afoJn/esa steel
(BY OTHERS)
Fine screen
CIDi
24"x24" INFILTRATION
6B%
283.5
192.8
10.8
stainless steel
4" DIAM. TERMADUCT
(TMP-)
HOLE (TYP.)
MAXIMUM THROAT FLOW RATE
TREATED FLOW RATE
[��
TotoL• 18.8 cfs
Total: 23.4 cis
FLOW RATES BASED ON UNOBS7RUC7E0 SCREEN OPENINGS
ELEV: 0.58'
ELEV: 0.00'
GEOTEXTILE FABRIC FOR
DETENTION SYSTEM
(PROVIDED BY OTHERS)
II/ / / ". IX -1
—�N...... , m� . m ma;.., r rwwm�mmmw�mw��wm�mmmw�mw��wm�mmmw�.mwm�wm�mmmw�mwm�wm�mmmw�mwm�wma4w�• mw�mwm�wmaw�•mw�mwm�wmaw�• - m II IC /m A II
. m
II 1I � IIII Irumm1:1.
w
G%-'- .b_w�m:
LLO).
&m ,
u..m
m" m
�I
— — — —N
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,
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1
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a.
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I
41.
m .m
� t
Q
I
"III
i' �.. .,: .. •" '� � ... I"III
s.
m.
TYPICAL ELEVATION
SCALE: NTS
STOF?MCAPTURE
CONTRACTOR TO ENSURE ADEQUATE BEARING NOTE:
SURFACE PROVIDED IN ACCORDANCE WITH TERMADUCT INSERTS TO BE KNOCKED OUT AT
PROJECT SPECIFICATIONS. A 2" SAND BEDDING SPECIFIED LOCATIONS ONLY (BY OTHERS).
LAYER IS REQUIRED.
LL
ION
E 1 ST ST
IllluullluulllullP,� Illluul I��
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u�.m..; .. q �.
,I
y
Description
Percent
Total
Square
flaw
xA ,
d:
Square
0 ....
..... .
'a.
ssa ,,,
Inches
of Total
(Rate
Cubic
(7.a --144-
r Unit
per
Unobstructed
I...,,�..�
Openings
......... ...... Irl ....... ...... .......
B..
Skimmer
�i'9, I,
Xj
rT�
.,... .....
..... ..,. ....�vj
protected
100%
r^ ...
..
13.4 cfs
BY —Pass
.
,
.711
Y TLE
A VENUE
'.I"".'!".,"�",
"w
stainleas steel
82R
231.0
u I�
II/ / / ". IX -1
—�N...... , m� . m ma;.., r rwwm�mmmw�mw��wm�mmmw�mw��wm�mmmw�.mwm�wm�mmmw�mwm�wm�mmmw�mwm�wma4w�• mw�mwm�wmaw�•mw�mwm�wmaw�• - m II IC /m A II
. m
II 1I � IIII Irumm1:1.
w
G%-'- .b_w�m:
LLO).
&m ,
u..m
m" m
�I
— — — —N
Imo. �LLIW
,
SII � I
1
II
n.
k Ld
_ W
o -4 dal'
ry ,
a.
n
a \ Z
LnEI
I
41.
m .m
� t
Q
I
"III
i' �.. .,: .. •" '� � ... I"III
s.
m.
TYPICAL ELEVATION
SCALE: NTS
STOF?MCAPTURE
CONTRACTOR TO ENSURE ADEQUATE BEARING NOTE:
SURFACE PROVIDED IN ACCORDANCE WITH TERMADUCT INSERTS TO BE KNOCKED OUT AT
PROJECT SPECIFICATIONS. A 2" SAND BEDDING SPECIFIED LOCATIONS ONLY (BY OTHERS).
LAYER IS REQUIRED.
LL
ION
E 1 ST ST
IllluullluulllullP,� Illluul I��
IIIIIIIIIIppIW:W �
mulf 'X
wu01111pulouul
u �
Im
r u:
I A ,g ." kmuoumoumoul
11P t
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L IT
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”' " ��" ^�ullll°I°pu0pjllluouuuumoulr ".
" ���111111111111111111111111111111111111111111
I VIII
uuuuuum°1I � ���� �umuOpllllluuuua" ,,
IIIIIIIIIIIIIIII,
%%% �•'•�illllllllllllllllllllllllaaa?••,
rl"^�MIIIIIIIIIIIIIIIIIIIIIIIIIII'dC; ;"•,
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.. �������� • """�htlIIIIIIIIIIIggNh�
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y
1
Know what's below.
Call before you dig.
I
55
E 4TH ST
CITY OF
TUSTIN
IRVINE BLVD
PROJECT SITE
W
�Ti,LIL31111111031
' , W
Q �
a a
w w
o --j
N
VICINITY MAP
NOT TO SCALE
Port # GISB-36-36-25
�36
36
TOP VIEW
FLOW SCHEMATIC
STORM BOO
SKIMMER
GRATE
THROA °
TURBULENCE 6y
DEFLECTOR
e
SIDE VIEW
a'
SKIMMER PROTECTED 23 L -"
BYPASS T6
25 COARSE SCREEN
soon MEDIUM SCREEN n' END VIEW
a •
FINE SCREEN
e '
' CONCRETE STRUCTURE
e.
BOX MANUFACTURED FROM
MARINE GRADE FIBERGLASS & GEL REMOVE GRATE
COATED FOR UV PROTECTION INSERT GISB
5 YEAR MANUFACTURERS WARRANTY REINSTALL GRATE
PATENTED 'I
OC BOX
NBONVIR eg'
OCEAN DET RCARV -22049
TEL- 780-433-7840 FAX:780-433-3778
ALL FILTER SCREENS ARE STAINLESS STEEL Emorl: 7nTo®blooleonenvJron manta l.net
SUNTR EE TECHNOLOGIES
SIM7AYE (xMGIf ilOtNIS ARi.f FOR DISY CifAVAC AIV AW 798 C COCQ4 FL R32B22ITE ¢'2
ACOO 10 KPDFJV ff M�AAb p TEL. 321-837-7552 FAX 321-637-7554
LW MR MwGRATE INLET SKIMMER BOX FOR
FLORIDA DOT INLET STRUCTURES.
DATE: 04/12/04 SCALE:SF — 73
GRAFTER: N.R.B. UNITS —INCHES
Flow Specifications
Description
Percent
Total
Square
flaw
of fitter
Open
Square
0 ....
..... .
�
ssa ,,,
Inches
of Total
(Rate
Cubic
(7.a --144-
r Unit
per
Unobstructed
Feet r
Openings
......... ...... Irl ....... ...... .......
B..
Skimmer
�i'9, I,
Xj
.,... .....
..... ..,. ....�vj
protected
100%
r^ ...
..
13.4 cfs
BY —Pass
.
.711
Y TLE
A VENUE
°
"w
stainleas steel
82R
231.0
143.2
6.2 c!s
flattened expantled
creen
Medlum So--
()
10.10
fOx 10 eah
56%
231.0
129.3
6.4 c!s
afoJn/esa steel
Fine screen
14 x 75 mesh
6B%
1
Know what's below.
Call before you dig.
I
55
E 4TH ST
CITY OF
TUSTIN
IRVINE BLVD
PROJECT SITE
W
�Ti,LIL31111111031
' , W
Q �
a a
w w
o --j
N
VICINITY MAP
NOT TO SCALE
Port # GISB-36-36-25
�36
36
TOP VIEW
FLOW SCHEMATIC
STORM BOO
SKIMMER
GRATE
THROA °
TURBULENCE 6y
DEFLECTOR
e
SIDE VIEW
a'
SKIMMER PROTECTED 23 L -"
BYPASS T6
25 COARSE SCREEN
soon MEDIUM SCREEN n' END VIEW
a •
FINE SCREEN
e '
' CONCRETE STRUCTURE
e.
BOX MANUFACTURED FROM
MARINE GRADE FIBERGLASS & GEL REMOVE GRATE
COATED FOR UV PROTECTION INSERT GISB
5 YEAR MANUFACTURERS WARRANTY REINSTALL GRATE
PATENTED 'I
OC BOX
NBONVIR eg'
OCEAN DET RCARV -22049
TEL- 780-433-7840 FAX:780-433-3778
ALL FILTER SCREENS ARE STAINLESS STEEL Emorl: 7nTo®blooleonenvJron manta l.net
SUNTR EE TECHNOLOGIES
SIM7AYE (xMGIf ilOtNIS ARi.f FOR DISY CifAVAC AIV AW 798 C COCQ4 FL R32B22ITE ¢'2
ACOO 10 KPDFJV ff M�AAb p TEL. 321-837-7552 FAX 321-637-7554
LW MR MwGRATE INLET SKIMMER BOX FOR
FLORIDA DOT INLET STRUCTURES.
DATE: 04/12/04 SCALE:SF — 73
GRAFTER: N.R.B. UNITS —INCHES
Flow Specifications
Description
Percent
Total
Square
flaw
of fitter
Open
Square
Inches
opening
ssa ,,,
Inches
of Total
(Rate
Cubic
al.n
r Unit
per
Unobstructed
Feet r
Openings
Second
Skimmer
protected
100%
381.5
381.5
13.4 cfs
BY —Pass
Cooree Screen
stainleas steel
82R
231.0
143.2
6.2 c!s
flattened expantled
creen
Medlum So--
10.10
fOx 10 eah
56%
231.0
129.3
6.4 c!s
afoJn/esa steel
Fine screen
14 x 75 mesh
6B%
283.5
192.8
10.8
stainless steel
MAXIMUM THROAT FLOW RATE
TREATED FLOW RATE
[��
TotoL• 18.8 cfs
Total: 23.4 cis
FLOW RATES BASED ON UNOBS7RUC7E0 SCREEN OPENINGS
BIOCLEAN GRATE INLET SKIMMER BOX
NOT TO SCALE
IIIIY
F
R
IIIIIIIIIIIII' IMINARY
IIIIIIII' IIIIIIY
f
20 0 20 0
N FEET
DEVELOPER:
MARKIT STRE'
.
1104 Corporate Way, Sacramento, CA 95831
T: (530) 682-2676
TWINSTEPS
FULL SERVICE ARCHITECTURE
3195-C AIRPORT LOOP, COSTA MESA, CA. 92626
949-285-3199 www.twinstepsarch.com
www.�i'LA
CIVIL ENGINEER:
SCivilDesign.com
2191 EI Camino Real, Suite 208K
Oceanside, CA 92054
Tel: 888-364-1973
IZ�
Issue Date &Issue Description
Seal/Signature
Q�pFESS�ON
F1�cD
Fri
)
J. Wye q�
� No. 59320 � z
Exp. 06-30-17
0
F �
F
CA
ARNOLD J. WHITAKERe PE,
PLS DATE
Project Name
TUSTIN MEDIkL
A
OFFICE BUILDING
721 W First Street, Tustin, CA 92780
Project Number
15-087
CAD File Name:
Sheet Description:
PRELIMINARY
WQMP
Drawing Scale: /4s SHOWN
C-2
PAGE 2 OF 3
we
0
N
0
UTILITY NOTES:
30 FURNISH AND INSTALL 6" CL200 AWWA PVC PIPE.
31 FURNISH AND INSTALL DOUBLE DETECTOR CHECK ASSEMBLY PER AGENCY
STANDARD.
32 FURNISH AND INSTALL FIRE DEPARTMENT CONNECTION.
33 FURNISH AND INSTALL POST INDICATOR VALVE.
34 FURNISH AND INSTALL 1" PVC PIPE SCH40 FOR IRRIGATION USE.
35 FURNISH AND INSTALL 1-1/2" COPPER PIPE FOR DOMESTIC USE.
36 FURNISH AND INSTALL 1" WATER METER FOR IRRIGATION USE.
37 FURNISH AND INSTALL 1" WATER METER FOR DOMESTIC USE.
38 FURNISH AND INSTALL 1" BACKFLOW DEVICE FOR IRRIGATION USE.
39 FURNISH AND INSTALL 1-1/2" BACKFLOW DEVICE FOR DOMESTIC USE.
40 FURNISH AND INSTALL 6" SEWER SDR35.
41 FURNISH AND INSTALL 6" SEWER CLEANOUT.
U)
Know what's below.
Call before you dig.
ABBREVIATION:
110311ki[H:] tell] 111411 1ISO00MII
X XX XX"
EXISTING CONTOURS
X 1889.50'
SPOT ELEVATION
LINE
EXISTING BUILDING
CF -
EXISTING TREE
CL -
PCC SIDEWALK
- HEAVY DUTY AC PAVEMENT
LIGHT DUTY AC PAVEMENT
y -y- y- LANDSCAPE
NEW DDCA
W - NEW WATER LINE
I
EX. WATER LINE
a;"
r„ � � NEW HYDRANT/FDC
� �xn
°" �. ■ ■ LIMIT OF DISTURBANCE
vj
T� .o
".
i
a
m' "I
ca G'P
FF"[
., .
0
m..
IFF"I
�r� err.—� .... ......
�.w...,Lj,.,^.I ..I "d'»M! "-ym,.. ., ._. Y„ i..wrwC"�....+", ..kk! " .,,,�,,..�,.,°.r^., "'""_",.,w,.�.° ..i ."�"�.".n '.e,:r.,. �.j.,,J",.,^.,r.. �.j',.r,l"�....+^'ru., I'".+„I"',....+°.'r^,.,
' >�"n^ ..� .......... �„ .... � .... .��__. ...,._1. " v G I ... � ♦
6
�. ,.";2—
r_.
� ♦
IF o ml t„r ._” d� " rmar,.
r -'m. ` u ° r u " ', a ^,. m,. l u' a ..^..w' ^ "w" "",. ' � I' m Il l oou "'c r� d
tu
or
If ,„aaa, oma Diu
� ��'" �.� "^j..r,l'., .,�m^., ♦
v^
142.42
a ....: �PJ — � � „� IP9.n �� "' � � m "mnmmllil°i°iluul,r,��'^ �,,.J,.,.,r 41
. PROPOSED 10- .. -- �N
L-383 _ ♦ ♦ INV.
_._ Iul Il.luc;l 40 S-0.02 ",, " SEWER EASEMENT T
EEMMI
m, '� „������
. IA1 ..m^ x� ....� ....� ....,. , ._,�... .... �, :d. .'',^ uimlmu�;�51:,u
G.?'b
C1°^. S..,
r
A
`''`_" "u �,�.^_ir�i ^mmoiliu°°pjllililiouumouuuuur ♦
_ � I mnmumouumomr s:;umlmou
C ' P.�'1 ifs1 „„,,'.,,,rm,.., iu."�: "".. ♦
®� . ^ ... I ..�„�.._aw•, ISP �.'� �'� .... ........
� "umumi
�
m P_ .P.d ... � ouuuuuuuuuumuuuu�."�.
r
log
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PA ma J
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Pm
..:
m, ..
.�.
am
4 x'm
-_
. m jI
Ir"
a
7
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`� u ....:..
V
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71
8 v
o- m'
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l e,
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-n Ir9 n
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.,•,,. n ��.. �Va" P "P �P.�ja� . , � �. �_.���.�� .. N �
144.0 —
IITTI TTV AI/1TC■
THE UNDERGROUND UTILITIES AS SHOWN HEREON HAVE BEEN LOCATED FROM OBSERVED FIELD SURVEY EVIDENCE AND
EXISTING DRAWINGS, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: PLANS PROVIDED BY THE CLIENT, UTILITY
COMPANIES, AND MUNICIPAL AGENCIES. THE SURVEYOR MAKES NO GUARANTEES THAT THE UNDERGROUND UTILITIES
SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER
DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE
DOES NOT CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM INFORMATION AVAILABLE. THE
SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES.
)
F1
”
x�
THE UNDERGROUND UTILITIES AS SHOWN HEREON HAVE BEEN LOCATED FROM OBSERVED FIELD SURVEY EVIDENCE AND
EXISTING DRAWINGS, INCLUDING BUT NOT LIMITED TO THE FOLLOWING: PLANS PROVIDED BY THE CLIENT, UTILITY
COMPANIES, AND MUNICIPAL AGENCIES. THE SURVEYOR MAKES NO GUARANTEES THAT THE UNDERGROUND UTILITIES
SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYOR FURTHER
DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE
DOES NOT CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM INFORMATION AVAILABLE. THE
SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES.
i rnrmn -
AB -
37
”
CONNECT TO EX.
LINE
6" WATER, FINE..... ..
CF -
CURB FACE
i rnrmn -
AB -
AGGREGATE BASE
AC -
ASPHALT CONCRETE
BC -
BACK OF CURB
CF -
CURB FACE
CL -
CENTERLINE
E -
EAST
E'LY -
EASTERLY
EP -
EDGE OF PAVEMENT
FF -
FINISHED FLOOR
FG -
FINISHED GRADE
FL -
FLOW LINE
FS -
FINISHED SURFACE
GB -
GRADE BREAK
INV -
INVERT
MH -
MANHOLE
N -
NORTH
NTS -
NOT TO SCALE
PCC -
PORTLAND CEMENT
CONCRETE
PL -
PROPERTY LINE
R -
RADIUS
RL -
RIDGE LINE
RW -
RECLAIMED WATER
R/W -
RIGHT-OF-WAY
S -
SEWER OR SOUTH
STD. -
STANDARD
TC -
TOP OF CURB
W -
WATER OR WEST
W'LY -
WESTERLY
XXX.XX -
PROPOSED ELEVATION
(XXX.XX)-EXISTING
ELEVATION
-
PROPOSED DRAINAGE
FLOW DIRECTION
-
EX. DRAINAGE FLOW
DIRECTION
. ....... IMINARY
CFiAPHC SCALE
20 0 20 40
N FEET
T M W
DEVELOPER:
MARKIT STREET
V11) If'j- v � ("
1104 Corporate Way, Sacramento, CA 95831
T: (530) 682-2676
TWINSTEPS
FULL SERVICE ARCHITECTURE
3195-C AIRPORT LOOP, COSTA MESA, CA. 92626
949-285-3199 www.twinstepsarch.com
CIVIL ENGINEER:
www.&TLASCivilDesign.com
2191 EI Camino Real, Suite 208K
Oceanside, CA 92054
Tel: 888-364-1973
IoIssue Date & Issue Description
ISeal/Signature
Q�pFESS/0
F� J. Wye q�
No. 59320CD FI -I
z
Exp. 06-30-17 Fri
ST CIVIC �P
0 F�
CA
ARNOLD J. WHITAKER, PE, PLS DATE
IProject Name
TUSTIN MEDICAL
OFFICE BUILDING
721 W First Street, Tustin, CA 92780
Project Number
15-087
ICAD File Name:
Sheet Description:
PRELIMINARY
UTILITY
Drawing Scale: AS SHOWN
C-3
PAGE 3 OF 3
we
0
N
0
TWINSTEPS
architecture
15615 ALTON PARKWAY #125, IRVINE, CA 92618
949-285-3199 WWW.TWINSTEPSARCH.COM
0
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WALL TO
REMAIN /
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5
#
NEW -
" ...'" TRASH
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a.
/
1
'
/ � w III
// / I �.�:IXI� II
a
__j
�l
17
u
�..
............
EXISTING
STREET TREES
AND SHRUBS
TO REMAIN
u
EX15TING
5TREET TREE5
AND 5HRUB5 u
TO REMAIN
I�
I
I�
�. ...... �....e... Ir
TUSTIN OFFICE BUILDING
721 W. 1ST STREET, TUSTIN, CALIFORNIA
NORTH
0' 10' 20' 40'
OEM
SCALE: 1" m 20'— 0"
CONCEPT PLANT SCHEDULE
O
9
EI
rAI\I(lPV TP FF
Chilopsis linearis / Desert Willow
Genera parviflora / Australian Willow
Zel kova serrata / 5awleaf Zel kova
A('/'FNIT TP FF
Arbutus unedo / Strawberry Tree
Ceras occidentalis / Western Redbud
HEDGE 5HRUB5
Callistemon citrinus / Lemon Bottlebrush
Feiijoa sellowiana / Pineapple Guava
Grevillea x 'Noellii' / Grevillea
Lantana camara 'Radiation' / Radiation Lantana
Ligustrum japonicum / Japanese Privet
Myrtus communis / Common Myrtle
ACCENT SHRUBS
Berberis thunbergii 'Cherry Bomb / Cherry Bomb Barberry
Cistus x purpureus / Orchid Rockrose
Euryops pectinatus 'Viridis' / Green -leafed Euryops
Nandina domestica / Heavenly Bamboo
Nandina domestica 'Compacta' / Dwarf Heavenly Bamboo
Phormium tenax Bronze Baby / Bronze Baby New Zealand Flax
Phormium tenax 'Firebird' / Fire Bird Flax
Rosmarinus officinalis 'Tuscan Blue' / Tuscan Blue Rosemary
GROUND COVERS
Arctostaphylos x Emerald Carpet' / Emerald Carpet Manzanita
Lantana montevidensis 'Purple' / Trailing Lantana
Myoporum parvifolium 'Pink' /Trailing Myoporum
Rosmarinus officinalis 'Huntington Carpet' / Huntington Carpet Rosemary
DETENTION DA51N
Bio -Filtration Grass / Bio -Filtration Sod
PRELIMINARY LANDSCAPE PLAN NOTES
24"box
24"box
24"box
24"box
24"box
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
flat
flat
flat
flat
sod
1. LAND5CAPE CON5TRUCTION IRRIGATION AND PLANTING PLANS SHALL CONFORM TO THE WATER U5E REQUIREMENTS OF THE CITY OF TUSTIN ZONING CODE
AND STATE OF CALIFORNIA'5 AB 1 88 1. CON5TRUCTION DOCUMENTS SHALL BE SUBMITTED AFTER APPROVAL OF THE PRELIMINARY LAND5CAPE PLAN.
2. ALL PLANTING AREAS SHALL BE IRRIGATED WITH A FULLY AUTOMATED IRRIGATION 5Y5TEM DESIGNED DURING THE CON5TRUCTION DOCUMENTS PHA5E.
3. PLANTS WITH 51MILAR WATER NEEDS SHALL BE GROUPED WITHIN HYDROZONES CONTROLLED BY 5EPARATE IRRIGATION VALVES PER THE IRRIGATION PLAN
DEVELOPED DURING THE CON5TRUCTION DOCUMENTS PHA5E.
4. PLANTING BED 501L SHALL BE AMENDED TO CORRECT IN-PLACE 501L DEFICIENCIES TO 5UPPORT THE NEEDS OF THE SPECIFIED PLANTS PER THE SOIL'S
REPORT ADDRE55ED IN THE CON5TRUCTION DOCUMENTS PHA5E.
5. TRA5H ENCL05URE TO BE 5CREENED WITH 5HRUB HEDGES.
G. REFER TO CIVIL ENGINEERING PLANS FOR EXISTING 51TE CONDITIONS AND TREE5.
7. REFER TO THE ARCHITECTURAL PLANS FOR BUILDING, TRA5H ENCL05URE, PAVING, AND 51TE IMPROVEMENT5.
TREES ADJACENT TO PARKING
34 - NUMBER OF PARKING 5PACE5
7 - NUMBER OF NEW TREES ADJACENT TO PARKING 5PACE5
8 - NUMBER OF EXISTING TREES TO REMAIN ADJACENT TO PARKING 5PACE5
15- TOTAL NUMBER OF TREES ADJACENT TO PARKING 5PACE5
ONE TREE FOR EVERY 2.25+/- PARKING 5PACE5 PROVIDED
Sauce
Landscape .architects
5320 Barton Road
Loomis, California 95650
(916) 660-9022 CLA 2694
www.slerradesigngroup-la.com
DATE: 3/17/2016
PRELIMINARY SCALE: 1"=20'
LANDSCAPE ARCH JOB #:14-040
PLAN
SDG JOB #: C-110-15
1:1- _ST
MAI tl'S,
1104 CORPORATE WAY, SACRAMENTO, CA 95831
949-361-6596
March .17, 2016
Mr, Charles Saryth
MARKET STREET DEVELOPM,11ENT, LLC
1104 Corporate Way
Sacramento, CA 95831
EMENJUIE
COMMUNITY DEVELOPMENT
By�
R -E: REVISED PARKING DEMAND AND TRIP GENERATION ANALYSIS FOR TUSTIN
DIALYSIS CLINIC /MOB, TUSTIN, CA.
Dear Mr. Smyth:
Thank you for contacting our firm regarding Your dialysis clinic and medical office building in Tustin,
CA. As we have discussed, you have requested information regarding the probable trip generation and
parking characteristics or the project. The materials which follow, outline the results of a trip
generation/parking analysis conducted at three operating Dialysis Clinics which provide specific
information that can be used to forecast the trip generation associated with the Tustin clinic as well aas
peak parking dernand, That information, along with trip generation estimates based on comparative trip
generation estimates based on F1, E Trip Generation Nlunuul, 9"' Edition and parking demand inforniation
from ITE Parking Generation and City parking code applied to the ancillary rnedical office space, has
been used to identify overall site, trip _generation and parking demands for a revised project description.
BacU,round Informatiop,
Project Description. The T UStin Dialysis Clinic will occupy an 11,022 sf building that, has been
constructed, at the intersection of Myrtle Avenue and W, First Street. The clinic will offer 24 treatment
stations. Tile project also includes an adjoining 7,206 si'medical office building. A total of 73 parking
stalls are proposed,
Survey Locations. To assess the trip generation and parking demand characteristic of any business it is
necessary to isolate its travel and parking from that associated with neighboring businesses. Thus while
your client operates many clinics throughout the United States, only "free-standing" clinics with isolated
access and an on-site parking supply can be monitored.
Four sites were reviewe&
* 3071 Gold Canal Drive, Rancho Cordova, CA 95670
0 1150 East Leland Road, Pittsburg, CA
0 5429 W, Cypress Avenue, Visalia, CA
0 5101 E. North Way,, Dinuba, CA
Typically, the dialysis clinics are open front about 5:00 a,,rlt. to 5:00 or 7:00 p.m. Most new clinics offer
approximately 24 stations where patients, will be treated over a three hour period. Each clinic maintains a
client base of So to 60 individuals who visit the site regularly. Each clinic is administered by a physician
Mr. Charles Smyth
Market Street Development, LLC
March 17, 2016
Page 2
who may or may not see patients at the site. Typically ten additional personnel are involved in client
treatment. The size of clinics vary somewhat based on local building requirements, building
configuration and the nature of support amenities offered at new sites. The clinics we observed ranged
from 9,000 sf to 14,500 sf.
Trip Generation
Clinic Trip Generation. We observed the number of trips entering and exiting the designated parking
facilities at each clinic. In this case we were not able to monitor the Pittsburg site due to cut through
traffic.
Table 1 identifies the peak hour trips observed at each location as well as resulting generation rates per
ksf and per station. As noted, the maximum number of trips observed at any location was 34 in the a.m.
peak hour and 27 in the p.m. peak hour.
The number of trips generated by these clinics on a daily basis was not uniformly determined. The
Dinuba clinic is open from 4:30 a.m. to 4:30 p.m., and the access was monitored from 4:00 a.m. to 5:00
p.m. A total of 226 trips were observed (i.e., 113 inbound and 113 outbound).
Trip generation rates per ksf and per station were calculated, and the average rates were used to estimate
the trip generation associated with the Tustin clinic. As indicated, the new clinic will likely generate 28
trips in the a.m. peak hour and 26 trips in the p.m. peak hour.
On a daily basis, the 226 trips observed at the Dinuba clinic are the equivalent of 25.11 daily trips per
1,000 sf or 11.3 daily trips per station. Applying these rates to the Tustin project yields an estimate of
276 daily trips based on building size or 271 trips based on the number of stations.
ITE based Trip Generation. As a comparison, we identified potential trip generation based on the rates
published by .the Institute of Transportation Engineers (ITE) in the most recent version of the Trip
Generation Manual, 94 Edition. Applicable ITE land use categories include Clinic (category 630) and
Medical -Dental Office Building (code 720). The available data for Clinics is very limited (i.e., p.m. peak
hour only based on limited sample) but can be applied based on the basis of number of employees,
number of on-site doctors or building ksf.
As indicated in Table I, the forecast for the clinic varies greatly based on ITE rates. The clinic could
generate 6 to 26 trips in the a.m. peak hour, depending on the parameter. In the p.m. peak hour the
forecasts ranges from 4 to 57 trips, again depending on the parameter.
The adjoining MOB would generate 17 a.m. and 26 p.m. trips based on ITE rates.
Mr. Charles Smyth
Market Street Development, LLC
March 17, 2016
Page 3
Parking Demands
Clinic Parking Results. We observed the maximum parking demand hourly at each location for the
period from 7:00 a.m. to 5:00 p.m. As noted in Table 2, the maximum parking accumulation was
identified at each site. The maximum accumulation ranged from a high of 30 vehicles in Visalia to a low
of 19 vehicles in Dinuba.
From the standpoint of parking generation, it is possible to calculate the maximum parking demand rate
per building sf or per dialysis station for the purpose of applying this data to other sites. As indicated, the
maximum observed parking demand ranged from 1.93 to 3.42 parked vehicles per 1,000 sf of clinic, or
0.95 to 1.25 parked vehicles per dialysis station.
Table 1
Trip Generation Rates / Forecasts
Based on Observadon of Other Dialysis Clinics
Parameter
AM Peak Hour
PM Peak Hour
Rancho
Cordova Visalia
Dinuba
Average
Rancho
Cordova
Visalia
Dinuba
Average
Trips
21
34
24
30
20
26
27
24
Ksf
14.5
10.5
9.0
14.5
10.5
9.0
Rate per ksf
1.45
3.24
2.67
2.45
1.38
2.48
3.00
2.29
Stations
24
24
20
24
24
20
Rate per station
0.88
1.42
1.20
1.16
0.83
1.08
1.35
1.09
Tustin - 24 stations 28
26
Tustin -11.0 ksf 27
25
Based on ITE Rates
use
unit Trips
ITE Code 630 - Clinic
1 employee n.a.
0.96
Idoctor n.a.
3.78
1 ksf n.a.
5.18
Tustin Dialysis Clinic
12 employees n.a.
12
1 doctor n.a.
4
11.0 ksf n.a.
57
ITE Code 720 - Medical -Dental
Office Building
1 employee 0.53
1.06
1 ksf 2.39
3.57
Tustin Dialysis Clinic
12 employees 6
13
11.0 ksf 26
39
Adjoining MOB
7.2 ksf 17
26
Parking Demands
Clinic Parking Results. We observed the maximum parking demand hourly at each location for the
period from 7:00 a.m. to 5:00 p.m. As noted in Table 2, the maximum parking accumulation was
identified at each site. The maximum accumulation ranged from a high of 30 vehicles in Visalia to a low
of 19 vehicles in Dinuba.
From the standpoint of parking generation, it is possible to calculate the maximum parking demand rate
per building sf or per dialysis station for the purpose of applying this data to other sites. As indicated, the
maximum observed parking demand ranged from 1.93 to 3.42 parked vehicles per 1,000 sf of clinic, or
0.95 to 1.25 parked vehicles per dialysis station.
Mr. Charles Smyth
Market Street Development, LLC
March 17, 2016
Page 4
The building size appears to be a poor predictor of parking demand, as the rate per ksf varies greatly.
This variation may occur because some space is not actually involved in patient treatment. For example,
the Rancho Cordova site has two floors, and the total building square footage includes space devoted to
two stairwells and an elevator. These features were not present elsewhere, and the total square feet was
different. Similarly, the Pittsburg facility is a very small clinic which lacks some of the amenities that
would be available in newer projects.
Project Parking Demands. We would suggest that the clinic proposed in Tustin would probably
generate a parking demand that is consistent with the average rate per station with the estimate per ksf a
"worst case". Because 24 stations are proposed, the Tustin clinic will likely have a maximum parking
demand of 26 spaces with a "worst case" estimate of 28 spaces.
The parking demands associated with the ancillary office space can be estimated from ITE rates or from
City of Tustin parking code. These rates are also presented. Under City code, the 7.2 ksf building would
require 35 parking spaces, while ITE rates suggest a peak demand for 31 spaces.
Table 2
Parking Generation Rates I Demand Forecasts
Parameter
Location
Rancho
Cordova
Pittsburg
Visalia Dinuba
Average
Maximum occupied spaces
28
24
30 19
Ksf
14.5
7.0
10.5 9.0
Occupied space per ksf
1.93
3.42
2.86 2.11
2.58
Stations
24
24
24 20
Occupied spaces per station
1.17
1.00
1.25 0.95
1.09
Tustin —11.0 ksf
28
Tustin -24 stations
26
Medical Office
ITE 85`1' Percentile Peak Period Demand per ksf (")
4.27
City of Tustin Parking Code per ksf (first 4 ksf)
4.00
City of Tustin Parking Code per ksf (subsequent kso
6.00
General Office
City of Tustin Parking Code per ksf
4.00
Tustin — 7.2 ksf MOB
31-35
Total Project 59-61
(�) Source ITE Parking Generation, 4'4 Edition
Time
7:00 a.m.
Parameter
Table C
Dialysis Clinic Trip: Generation Analysis — Dinuba, CA
Number or Vehicles
Dinuba, CA 9,000 ksf
Weduesda y 3/4/20 5
Averaze
In
1
Out
0
Total
1
Time
4:00 p.m.
In
5
Out
7
Total
12
7:15 a,m,
3
0
3
4:15 p.iw
1
11
4
7:30 a.ma.
7A5 a.m,
4
5
3—
4
7
9
4:30 p,zw
4A5 p.m.
1
3
4
3
5
6
8M a.m.
8:15 a.m.
1
4
5
5:00 P.m,
-
-
1
1
2
5:15 p.m.
-
830 a,m,
2
2
4
5:30 p.m,
-
8A5 a.m.
1
13
i
11
2
24
5:45 p.m.
Peak hour
-
12
-
15
-
27
Peak hour
Trips per station
20 station
120
1.35
Trips per ksf
9.0 ksf
167
3.00
5:00 a,m. to 5:00 pri, 226
Note: elinic closed at 4:30 p.m.
Mr, Charles Smyth
Market Street Development, LLC
March 17, 20116
Page 5
Parking Impacts. The Tustin prqject will offer 73 parking spaces. This total exceeds the "worst case"
maximum demand of" 61 spaces by 12 spaces. It is important to note that parking lots Eire typically
considered to be fully utilized at occupancy rates below 100%. Parking spaces turn over Unevenly, and
poor parking practices make sorne spaces unavailable, for these reasons parking lots are often assumed
to be fully utili7ed at occupancy rates of 85%-90% depending on the size of the lot, with higher rates
typically accepted for striall lots where, all the spaces are, readily visible to 1111otorist's.
The probable maxinu.11'" parking demand of'61 spaces is equivalent to 84% occupancy of the total parking
Supply. 'rhis rate is near to but slightly below the thresholds typically identified as "fully utilized" (i.e.,
85% to 90%), Based on these criteria we can conclude that the proposed parking supply will be adequate
for this use.
As we have discussed, because you lease the space the possibility exists that the clinic building might be
used differently in the future. The total parking supply of 73 spaces would accommodate the total parking
code requirement for the two buildings (ie., 18,228 st) as office space at the City code requirement (i.e..
73 spaces @ 4,00/ksfi.
Thank you for this opportunity to provide You With our services, [-"lease feel free to contact me if you
have any questions or need additional inflormation.
Sincerely"
KD Anderson & Associates, Inc.
/ I wle0000-1
Kenneth D. Anderson, P.E.
president
Attachments
Table A
Dialysis Clinic Trip Generation Analysis — Rancho Cordova, California
Number of Vehicles
Rancho Cordova, CA 14.5 ksf
Tuesday 11/4/20 A
Time Parameter In Out Total Time In Out Total Average
7:00 a.m.
1
0
1
4:00 p.m.
3
3 6
7:15 a. m.
0
0
0
0
0
4:15 j).m.
430 p.m,
1
0
0 1
2 2
.730 a.m.
7:45 a.m .
2
2
4
4:45 p.m.
3
5 S
2
0
2
5:00 P'lit
1
2 J 3
8:00 ax),
81:15 a.m.
3
2
5
5J5 p.m,
1
3 4
8:30 a.m.
4
2
6
5:30 p.m.
3
2 5
885 a.m.
7
1
8
5A5 p.m.
0
22.
Peak hour
16
5
21
Peak hour
8
12 20
Trips per station
24 station
0,88
0.113
'trips per ksf
14.5 ksf-
1
1.45
1.38
r%
1111"I.:b4
Table B
Dialysis Clinic Trip Generation Analysis — Visalia, California
Number of Vehicles
10,500 ksf
Wednesday 3/4/2015
rime Parameter in Out Total Time In Out Total Average
7:00 a.m.
2
1
3
4:00 p.m.
1
3
4
7:15 a.m.
2
2
4
4:15 p.m.
4
61
11Y
730 a -m . ........
3
2
5
4:30 p.m.
1
4
5
2
2
4
4A5 p.m.
1
4
5
7:45 a.m.
4
2
6
5:00 p.m.
0
5
5
8M a.m.
8:15 a.m.
5
6
11
5:15 p, m.
6
2
8
8:30 a.m.
2
6
8
5:�3O p.m.
2
6
8
8:45 a,m,
8
1
9
5:45 pmi,
2
3
5
Peak hour
19,
15
34
Peak hour
9
17
26
1"rips per station
24 station
1.42
1.08
Trips per ksf
10.5 ksf
3,.24
2.48
Kl A
Table C
Dialysis Clinic Trip
Ceneration Analysis — Dinuba, CA
Number of Vehicles
Dinuba, CA 9,004) ksf
Wednesday 3/4/20, 5
Time
Parameter
In
Out
Total Time
In
Out
Total Average
7M a.m.
1
0
1
4:00 p.m.
5
7
12
3
4
11
3
7
4:15 pri,
430 pmi,
3
1
1
4
4
5
7:15 a.m.
7:30 a.m.
... . ......
7A5 a.m.
5
4
9
4:45 p.m.
3
3
6
1
4
5
5:00 p.m.
-
-
8:00 a.rn.
8:15 axn,
1
2
1
2
2
4
5:15 p.m.
530 p,ni,
-
-
830 a.m.
8 311
8:45 a,m.
1
1 2
5:45 p.m.
-
-
Peak hour
13
11 24
Peak hour
12
15
2,7
Trips per station
20 station
120
1.35
rips perks "
9.0 ksf
167
3100
5:00 a.m. to 5:00 p,rn,
22
Note: clinic closed at 430
p.m.
Kl A
Table D
Clinic Parking Demand Survey Results
Numbl er of Parked Vehicles
Rancho Cordova, CA 14ttsborg, CA Visalia CSA Dinuba, CA
14.5 ksf 7.0 ksf 10.5 ksf 9.0 ksf
24 stations
24 stations
24 stations
20 stations
Wednesday
Tuesday
Monday
Tuesday
Wednesday
Wednesday
Time
til/29/2014
11/4/201.4
11/24/2014
11/25/2014
3/4/21(15
3/4/2015
Average
8:00 a.rn,
15
10
21
19
25
19
9;00 a,nr,
22
20
24
1 20
29
16
10:00 a.ni.
111
23
21
17
30
13
11:00 a.ni.
20
20
19
18
29
14
12:00 norm
20
21
17
21
26
15
1:00 P.M.
23
21
22
17
25
14
2:00 p.ni.
27
19
19
1 28
10
3:00 p,rn.
2.1
15
17
15
26
12
4:00 p.m.
1812
_.._
........
15
12
25
.
8
5:00 P, rn.
15
8
10
9
15
5
Maximum occupied spaces
28
24
30
19
N4axi nv nv per ksf
1 1.9:3
3.42
2,86
111
2.58
Maximum per station 1
1.17
1.00
1.25
0,95
1.119
e y Zak
TUSTIN MEDICAL OFFICE BUILDING
p op
TW[N5 EP5 721 W, jSTSTR��T TUSTIN CALIFORNIA
...... I H
SITE PLAN
VICINITY
MgJECTQESCRIM'.
t
SCALE: 113x -r-0•
MAP
+rye
Pr �. � ] I , AROPa5FD 8eE91CA1 !T
1M �" • 'f � aFF10E 8LRgNa ���
-.
SPLIT EXISTING PARCEL INTO TIAO SEPARATE PARCELS. SHARED
vo
m'rFve.srRwla.EW
PARKING AGREEMENT BETWEEN BOTH PARCELS.
=
PARCEL -1 :!
r
APN: 401-=t 1
7ABUL. T[GNS
PACIJ,ECTQATA:
Ai
PA_RC_F1_ 5:
JI
M'
Y :(f
,gyEi T a p j: I we.Ao
m.,
aFFKE y[lA 146 ,
11-mBF.
�I
(.i f f
I W FIRST STREET
SITE PLAN
SCALE • 1>'i? • 1'P
TUSTIN MEDICAL OFFICE BUILDING
p op
TW[N5 EP5 721 W, jSTSTR��T TUSTIN CALIFORNIA
...... I H
SITE PLAN
VICINITY
MgJECTQESCRIM'.
DATE: 012912016
SCALE: 113x -r-0•
MAP
PROPOSED NEW MEDICAL OFFICE BUILDINO, 5 STORY, 8,209 BF.
SPLIT EXISTING PARCEL INTO TIAO SEPARATE PARCELS. SHARED
PARKING AGREEMENT BETWEEN BOTH PARCELS.
APN: 401-=t 1
7ABUL. T[GNS
PACIJ,ECTQATA:
PA_RC_F1_ 5:
ZONING: SP -10 (FIRST STREET)
SITE AREA
29,08330 SF (66 AC)
PROPOSED BUILDING
'7,206 SF
PROPOSED LOT COVERAGE
25%
L!pLknm:
PROPOSED FAR. -7,200 0
39.063
2:1
SEWERSERVICE: ORANGE COWJTY SANITATION DISTP40T
WATER SERVICE CRY OF TUSTIN
PARKINGPROVIDED:
34 SPACES (2 ACCESIBLE,I VAN)
PARCEL2:
POWER-' EPSON
GAS: SOCALGAS
SITE AREA GROSS:
48,987.91 SF(1.24 AC)
SITE AREA NET:
39,737.82 SF (0.91 AC)
POWER: AT&T
EXISTING BUILDING
11.022 SF
CABLE. DIRECT TV
PROPOSEDLOTCOVERAGE
27%
PRCPOSEDFAR. n .I.La022 s
.31
39,737
PARWKG PROVIDED:
39 (4 ACCESSIBLE, i VAN)
DEVELOPEFiIAPPUCNALg
MARKET STREET DEVELOPMENT, LLC
CHARLES SMYTH
E.6R yNG CALCULAT109;
1104 CCRPOMTE WAY
(830) 882.2676
SACRAMENTO. CA 95831
tll4A0'QM rkeIsImVaev.c%m
PROPOSED BUILDING:
EXISTING BUILDING:
I1 A22 SF
7,206 SF
ARCHITECT
TOTAL'
18.228 BF
TWINSTEPS
PETE MORRIS. AIA, LEERAP
PAR19NG REO'D FOR MEDICAL USE:
15813 ALTON PAW.0128
949.285.3709
FIRST 4,000 SF®I -
rte
166PACE8
IRVINE.CA926f9
PETECTWSTEPSARCH.COM
W
PLUS 14328 SF @Kir SF-
68 SPACES
CIVIL
TOTAL REO (GROSS).-
102 SPACES
AMS CML DESIGN
AJ.1AHITAKE R. PE, PLS
TOTALPROMDED(GROSSj=
73 SPACES (SHARED PARVJNG AGREEMENT)
2191 EL CAMINO REAL, SUITE 208k
164718-0010
OCEA.NSIOE. 0492054
ay4iit4"aOasdwrtasi9n.
TUSTIN MEDICAL OFFICE BUILDING
p op
TW[N5 EP5 721 W, jSTSTR��T TUSTIN CALIFORNIA
...... I H
SITE PLAN
SCHEME: 03
DATE: 012912016
SCALE: 113x -r-0•
JOBM 14-040
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Charles E. Smyth
Market Street Development, LLC.
1104 Corporate Way
Sacramento,, CA 95831
Subject: Tustin Medical Center Development Operational Noise
Assessment — Tusti-1, I"
The firm of Ldn Consulting is pleased to submit the following notse impact analysis for
the proposed Tustin Medical Center Development. The purpose of this assessment is
to evaluate operational noise levels from the proposed mechanical equipment (HVA,C)
and determine if noise impacts will occur at surrounding property lines.
I
The project consists of a 7',206 square foot medical office building. The site is located
along Myrtle Avenue with an address of 721 West First Street in the City of Tustin,
CA. The proposed overall site configuration is shown in Figure 1. The project site is
adjacent to commercial uses except to the east across Myrtle Avenue. The applicant
proposes to utilize up to four Yorik XP07'8-102 8.5 -ton split system condensers or
equivalent. All of the condenser units will be placed on 'the roof of the proposed
building. The mechanical equipment layout and configuration is provided in Figure 2.
Potential noise impacts may occur at the existing resident located to .r The
proposed mechanical units are located over 110 -feet from the residential property line.,
There will be parapets located along the roof top and adjacent to the HVA,C units the
parapet will be slightly taller than the un!its to create visual and acoustical shielding.
April 15, 2016 1 15114-02 Tustin Medical Noise
Charles E. Smyth
Market Street Deveiopment, LL
1,104 Corporate; Way
Sacramento, CA 95831
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April 15, 2016 2 15114-02 Tustin Medica9 Noise
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1104 Coriporate Way
Sacramento, CA 95�831
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Figure 2: Proposed Mechanical Equipimenit Configuration
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April 15, 2016 3 15114-02 Tustlin Medical is
Charles E. Smyth
1104 corporate Way
Sacramento, CA 95831
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In order, to control unnecessary, ex�cessive and annoying sounds emanating, from
incorporated areas of the city, it is hereby declared to be the policy of the City to
prohibit such sounds generated from all sources as specified in this chapter. It Is
determined that certain noise levels are detrimental to the public health, welfare and
safety and contrary to public interest, therefore, the City Council does ordain and
declare that creating, maintaining, causing or allowing to, create, maintain or cause
any noise in a manner prohibited by or not in conformity with the provisions of this,
chapter, is a, public nuisance and shall be punishable as, such.
f,a) The following noise standards, unless otherwise specifically indicated, shall apply to al�
property within a designated noise zone:
'T'ablei 1: Exterior Nois�e Standairds I
In the event the alleged offensive noise consists of impact noise, simple tone noise, speech,
i
music, or any combination thereof, each of the above noise levels shal'il be reduced by five (5)
dB(A).
(b) It shall be unlawful for any person at any location within! the incorporated area of the GRA
to, create any nioise, or to al'low the creation of any noise on property owned, lease
occupied, or otherwise control�led by such person, when the foregoing causes the noi
level, when measured on any other property to exceed: I
Aprd 15, 2116 4 15114-02 Tustin Me:dica6 Noise
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Way
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(1) The noise standard for a cumulative period of more than thirty (30) minutes in any
hour; or
(2) The noise standard plus, five (5) db(A) for a cumulative period of more than 'fifteen
(15) minutes in, any hour; or
(3) 'The noise standard plus ten (10) dB(A) for a cumulative period of more than five (5)
minutes in any hour; or
(4) The noise standard plus fifteen (15), dB(A) for a cumulative period of more than one
(1) minute in any hour; or
� 1 1! F I I � i 1 11 � � � A � � I i � � � I � 11011
(c) In the event the ambient noise level exceeds any of the first four (4) noise 11,
categories above, the cumulative period applicabile to said category shall be increased
reflect said ambient noise level. In the event the ambient nolise level exceeds the fil
noise limit category, the maximum allowable noise level under said category shall
increased to reflect the maximum ambient noise level.
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Roise measurements were taken August 13, 2015 in the morning hours using a
Lars,on-Daivis Model LxT Type 1 precision sound level meter, programmed, in "slow"
mode, to record no�ise levels in "A" weighted form. The sound level meter and
microphone were mounted on a tripod, five feet above the ground and equipped with
a windscreen during all measurements. The sound level meter was calibrated before,
Monitoring location 1 (MU) was located along Myrtle Avenue and Monitoring!, Location
2 (M�L2) was located along State Route 55 on the west side of the site. The result of
the noise level measurements are presented in Table I The existing noiise levels in
the project area consisted primarily of traffic from State Route 55. The amlbient Leq
noise level measured in the area of the project during the morning hours was found to
N` roiughly 611-67 dBA Leq�. The statistical indicators, Lmax, Lmin, LIO, L50 and L901,
are given for the monitoring location. As can be seen from the L90 data, 90% oif the
time the noise level is wow" from State Route 55.
Aprfl 15, 2016 5 15114-02 Tustin Me,dicai Noisle
Charles E. Smyth
1104 Corporate Way
Sacramento, CA 95831
Ta�ble 2: Measured Am
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The condenser units are generally proposed on the no«,r of the roof of the;
building. To predict the worst-caise future noise environment, continuous reference noise
levels were used to represent the mechanical ventilation system. Even though the
mechanical ventilation system will cycle on and off throughout the day, this approach
presents the worst-case noise condition.
Sound from a small localized source (a "point" source) radiates uniformly outward as it
traveils away from the source. The sound level attenuates or drops-olff at a rate of 6i
dBA; for each doubling ofdIstance., A drop-off rate of 6 dBA, per doubling of distance
was used' for this piiece of equipment. The York noilse ratings were provided as sound
power levels and needed to be converted to an A -weighted sound pressure level. The
man�ufacture's specifications is provided as an Attactiment to this letter. The sound
power levels converted in to sound pressure levels (A -weighted) are provided in Table 3
below.
AprU 15, 2016 6 15114-02 Tustin Medical Ndise
Charles E, Smyth
1104 Corporate Way
Sacramento, CA 95831
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as 74,0 - 40f -
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-
Table 4: Cumulative Noi'se Level
allshielding the HVAC units aiilong with the distance from the nearest residential
properties, Additionally, the noise level would be below the ambient conditions as
i
shown above in Table 2. No adid�itionail mitigation is required for the proposed project
site oiperations. if you have any questions, please contact me directly at (7'6,0) 473-
1253.
Sincerely,
Ldn Consultiing,, Inc.
NN, k\
Jeremy Louden, Principal
April 15, 2016 8 15114-02 Tustin Medical Noise
Electric Heat Multipliers
0=
240 208
23O
480 460
600 575
1, Electric heaters are rated at nominal voltage. Use this table to determine the electric heat
capacity for heaters applied at lower voltages.
M -T-"
1. 'These values have been accessed using a model of sound propagation from a point source into the hemispheric/free field, The dBA valu
provided are to be usedfor reference only. Calculation of dBA values cover matters of system design and the fan manufacture has no w
of knowingthe details of each system. This constitutes an exception to any specification or guarantee requiring a dBA value of sound da
in any
11ther form than sound power level ratings. 11
Sound Power, dB ('10*17) Watts
Size
Octave Band Centerline Frequency (Hz)
(Tons)
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MMEW
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3
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1 1 1
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1. 'These values have been accessed using a model of sound propagation from a point source into the hemispheric/free field, The dBA valu
provided are to be usedfor reference only. Calculation of dBA values cover matters of system design and the fan manufacture has no w
of knowingthe details of each system. This constitutes an exception to any specification or guarantee requiring a dBA value of sound da
in any
11ther form than sound power level ratings. 11
ATTACHMENT D
Other Agencies Input
ORANGE COUNTY FIRE AUTHORITY
Fire Prevention Department
A O. Box 57115, Irvine, CA 92619-7II5 - I Fire Authority Road, Irvine, CA 92602
Planning and Development Services • www.ocfa.org • (714) 573-6100/Fax (714) 368-8843
Date: September 30, 2015
To: City of Tustin Community Development Department
Attention: EdmeIynne Hutter
From: Lynne Pivaroff, Fire Prevention Analyst
Subject: OCFA Service Request SR #X206217,
City Reference #SUBD 2015-05, CUP 2015-25, DR 2015-020
Tustin Office Building- 721 W.1" Street
Service Code: PR105 Site Development Review/CUP
The OCFA has reviewed the proposed project, and based on this initial assessment there do not appear to be
any significant issues related to fire department requirements that would prevent the project from continuing
forward. The conditions listed below under "Conditions of Approval" may be applied to this project at this
time. Please provide the conditions listed below on the resolution issued to the applicant. If you need
additional information or clarification, please contact me by phone at (714) 573-6133, by fax at (714) 368-
8843, or by email: lynnepivaroff@ocfa.org.
CONDITIONS OF APPROVAL
Plan Submittal: The applicant or responsible party shall submit the plan(s) listed below to the Orange
County Fire Authority for review. Approval shall be obtained on each plan prior to the event specified.
Prior to issuance of a grading permit, or a building permit if a grading permit is not required:
• fire master plan (service code PR 145)
Prior to issuance of a building permit:
• underground piping for private hydrants and fire sprinkler systems (service code PR470-PR475)
• fire sprinkler system (service codes PR400-PR465)
Prior to concealing interior construction:
• sprinkler monitoring system (service code PR500)
Serving The Cities of; Aliso Pejo •Baena Park - Cyprm • Dana Paint - Irvine • Laguna Hills - Laguna Niguel . laguna Woods - Lake Forest • La Palma • Los Alamitos . Afission Viejo - Placentia
• Rancho Santa Margarita • San Clemente - San Juan Capistrano - Seal Beach • Stanton • Tustin • Villa Park. Westminster - Yorba Linda • and Unincorporated Areas of Orange County
RESIDENTIAL SPRINKLERS AND SMOKE DETECTORS SAVE LIVES
F-A6CTOM1J,I=Ik,I9:�
Resolution No. 4312
RESOLUTION NO. 4312
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, APPROVING SUBDIVISION
2015-05 FOR TENTATIVE PARCEL MAP 2016-107, DESIGN
REVIEW 2015-020 AND CONDITIONAL USE PERMIT 2015-25
FOR THE SUBDIVISION OF ONE (1) PARCEL INTO TWO (2)
PARCELS, THE DEVELOPMENT OF A NEW 7,206 SQUARE -
FOOT OFFICE BUILDING AND THE ESTABLISHMENT OF
JOINT USE PARKING ON A PROPERTY LOCATED AT 721 W.
1 ST STREET.
The Planning Commission of the City of Tustin does hereby resolve as follows:
The Planning Commission finds and determines as follows:
A. That proper application has been submitted by Jamie Knollmiller of
TWINSTEPS architects, on behalf of the property owner, Crest Properties,
LLC, in order to subdivide an existing parcel into two (2) parcels, develop a
new 7,206 square -foot office building and establish joint use parking on a
property located at 721 W. 1 st Street.
B. That the site is zoned as First Street Specific Plan (FSSP) and has a land -
use designation of Planned Community Commercial/Business (PCCB),
where medical office uses are permitted. In addition, the project has been
reviewed for consistency with the Air Quality Sub -element of the City of
Tustin General Plan and has been determined to be consistent with the Air
Quality Sub -element.
C. That a public hearing was duly called, noticed, and held on said
application on April 26, 2016, by the Planning Commission.
D. That as conditioned, the map would be in conformance with the State
Subdivision Map Act and Tustin City Code (TCC) Section 9323 (Subdivision
Code) in that;
The proposed Tentative Parcel Map (TPM) 2016-107 and
improvements are consistent with the General Plan, First Street
Specific Plan (FSSP) zoning designation, TCC, and Subdivision Map
Act.
2. The site is physically suitable for the type of development and
proposed floor -area ratio in that the existing 11,022 square -foot
building and proposed 7,206 square -foot building are within the
allowable floor -area ratio requirements of the General Plan Planned
Community Commercial/Business land use designation.
Resolution No. 4312
Page 2
3. The design of the proposed subdivision and improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat in that the development is
located on an improved parcel within an urbanized area.
4. The design of the subdivision or the types of improvements proposed
are not likely to cause serious public health problems in that, as
conditioned, the development is in compliance with the Zoning Code
and will be required to comply with the applicable building and life
safety codes.
5. The design of the subdivision or the type of improvements will not
conflict with easements, acquired by the public at large, for access
through or use of property within the proposed subdivision in that a
public sidewalk and parkway improvements are existing within the
adjacent public right-of-way.
6. That the property extends to the center line of First Street with a
roadway easement on the southern portion along First Street. A
dedication in fee title of this portion of land to the City for street
purposes is required in compliance with the Tustin General Plan
Circulation Element.
E. That the location, size, and general appearance of the proposed project, as
conditioned, is compatible with the surrounding area in that the proposed
7,206 square -foot building is designed with architectural features that match
the existing 11,022 square -foot building. The proposal will not impair the
orderly and harmonious development of the area, the present or future
development therein, or the occupancy as a whole. In making such findings,
the Planning Commission has considered at least the following items:
1. Height, bulk, and area of proposed structure.
2. Setbacks and site planning.
3. Exterior material and colors.
4. Type and pitch of roofs.
5. Size and spacing of windows, doors and other openings.
6. Towers and roof structures.
7. Landscaping, parking area design and traffic circulation.
8. Location, height and standards of exterior illumination.
9. Location and method of refuse storage.
10. Physical relationship of proposed structures to existing structures in
the neighborhood.
11. Appearance and design relationship of proposed structures to
existing structures and possible future structures in the neighborhood
and public thoroughfares.
12. Development guidelines and criteria as adopted by the City Council.
Resolution No. 4312
Page 3
F. That pursuant to TCC Section 9264, parking facilities may be used jointly for
non-residential uses with different peak hours of operation with the approval
of a Conditional Use Permit (CUP). That the establishment, maintenance,
and operation of the proposed joint use parking will not, under the
circumstances of this case, be detrimental to the health, safety, morals,
comfort, or general welfare of the persons residing or working in the
neighborhood of such proposed use, nor be injurious or detrimental to the
property and improvements in the neighborhood of the subject property, or to
the general welfare, in that:
1. A Parking Demand and Trip Generation Analysis dated March 17,
2016, was prepared by a licensed traffic engineer (Kenneth D.
Anderson of KD Anderson & Associates, Inc.) in accordance with TCC
Section 9264.
2. The Parking Analysis has been reviewed and accepted by the City's
Traffic Engineer for methodology and accuracy.
3. Pursuant to TCC 9263, the current and proposed medical office uses
at the site would require 102 parking spaces to accommodate all uses.
A parking demand analysis determined a peak use of sixty-one (61)
spaces. Therefore, the Parking Demand Analysis finds that adequate
parking is available and no substantial conflict will exist in the peak
hours of parking demand for the medical office complex for the
proposed uses.
4. All of the on-site parking spaces are designated for joint use and are
located such that they will adequately serve the uses for which they
are intended.
5. The proposed use, as conditioned, will not have a negative effect on
surrounding properties, or impact traffic based on the availability of
parking in that sufficient parking would be available on-site.
6. A new parking demand analysis may be required if the existing and
proposed medical uses will be replaced with other types of medical
uses.
II. The Planning Commission hereby approves SUB 2015-05 for TPM 2016-107, DR
2015-020 and CUP 2015-25 authorizing the subdivision of an existing parcel into
two (2) parcels, development of a 7,206 square -foot office building and
establishment of joint -use parking to accommodate medical office uses within the
existing and proposed medical office buildings located at 721 W. 1St Street, subject
to the conditions contained within Exhibit A attached hereto.
Resolution No. 4312
Page 4
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 26th day of April, 2016.
AUSTIN LUMBARD
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4312 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held
on the 26th day of April, 2016.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
RESOLUTION NO. 4312
CONDITIONS OF APPROVAL
SUBDIVISION 2015-05 FOR TENTATIVE PARCEL MAP 2016-107
DESIGN REVIEW 2015-020, CONDITIONAL USE PERMIT 2015-25
721 W. 1ST STREET
GENERAL
(1) 1.1 The proposed project shall substantially conform with the submitted plans
for the project date stamped April 26, 2016, on file with the Community
Development Department, as herein modified, or as modified by the
Community Development Director in accordance with this Exhibit. The
Director may also approve subsequent minor modifications to plans
during plan check if such modifications are consistent with provisions of
the Tustin City Code (TCC) or other applicable regulations.
(1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be
complied with as specified, subject to review and approval by the
Community Development Department.
(1) 1.3 This approval Design Review (DR) 2015-020 and Conditional Use
Permit (CUP) 2015-25 shall become null and void unless the use is
established within twelve (12) months of the date of this Exhibit. Time
extensions may be granted if a written request is received by the
Community Development Department within thirty (30) days prior to
expiration.
(1) 1.4 Approval of SUB 2015-05 for TPM 2016-107, DR 2015-020 and CUP
2015-25, is contingent upon the applicant returning to the Community
Development Department a notarized "Agreement to Conditions Imposed"
form and the property owner signing and recording with the County Clerk -
Recorder a notarized "Notice of Discretionary Permit Approval and
Conditions of Approval" form. The forms shall be established by the
Director of Community Development, and evidence of recordation shall be
provided to the Community Development Department.
(1) 1.5 Any violation of any of the conditions imposed is subject to the issuance of
an Administrative Citation pursuant to TCC Section 1162(a).
(1) 1.6 The applicant shall be responsible for costs associated with any necessary
code enforcement action, including attorney's fees, subject to the
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) BUILDING CODE (7) PC/CC POLICY
(4) DESIGN REVIEW *** EXCEPTION
Exhibit A
Resolution No. 4312
Page 2
applicable notice, hearing, and appeal process as established by the City
Council by ordinance.
(1) 1.7 As a condition of approval of SUB 2015-05 for TPM 2016-107, DR 2015-
020 and CUP 2015-25, the applicant shall agree, at its sole cost and
expense, to defend, indemnify, and hold harmless the City, its officers,
employees, agents, and consultants, from any claim, action, or proceeding
brought by a third -party against the City, its officers, agents, and
employees, which seeks to attack, set aside, challenge, void, or annul an
approval of the City Council, the Planning Commission, or any other
decision-making body, including staff, concerning this project. The City
agrees to promptly notify the applicants of any such claim or action filed
against the City and to fully cooperate in the defense of any such action.
The City may, at its sole cost and expense, elect to participate in defense
of any such action under this condition.
(1) 1.8 CUP 2015-25 may be reviewed on an annual basis, or more often if
necessary, by the Community Development Director. The Community
Development Director shall review the use to ascertain compliance with
conditions of approval. If the use is not operated in accordance with CUP
2015-25, or is found to be a nuisance or negative impacts are affecting the
surrounding tenants or neighborhood, the Community Development
Director shall impose additional conditions to eliminate the nuisance or
negative impacts, or may initiate proceedings to revoke CUP 2015-25.
PARCEL MAP
(1) 2.1 Within twenty-four (24) months from tentative map approval, the subdivider
shall record with appropriate agencies a final map prepared in accordance
with subdivision requirements of the Tustin Municipal Code, Tustin
Subdivision Manual, the State Subdivision Map Act, and applicable
conditions contained herein unless an extension is granted pursuant to
Section 9323 of the Tustin Municipal Code. Time extensions may be
considered if a written request and associated fees are received by the
Community Development Department within thirty (30) days prior to
expiration.
(1) 2.2 Prior to approval of the final map, the applicant is required to execute a
subdivision and monumentation agreement and furnish improvement
and monumentation bonds, all on forms acceptable to the City.
(1) 2.3 Prior to issuance of any Permit(s), the applicant shall submit an 8'/" x
11" street address map exhibit to the Public Works Department for
review and approval. The address map exhibit shall be in portable
document format (PDF) and shall include the site plan, foot print of
building(s), and streets.
Exhibit A
Resolution No. 4312
Page 3
(1) 2.4 The subdivider shall conform to all applicable requirements of the State
Subdivision Map Act, the City's Subdivision Ordinance, and the City's
zoning regulations.
COVENANTS, CONDITIONS, AND RESTRICTIONS (CC&Rs)
(1) 3.1 Prior to recordation of the final map, all organizational documents for the
project including any Covenants, Conditions, and Restrictions (CC&Rs)
shall be submitted, by the primary applicant, to and approved by the
Community Development Department and the City Attorney's Office.
The CC&Rs shall be recorded concurrently with the final map. Costs for
such review shall be borne by the subdivider. A copy of the final
documents shall be submitted to the Community Development
Department within five (5) days of recordation. At a minimum, the
following items shall be included:
a. The City shall be included as a party to the CC&Rs for enforcement
purposes of those CC&R provisions in which the City has interest
as reflected in the following provisions. However, the City shall not
be obligated to enforce the CC&Rs.
b. Provisions related to the limitation of medical office uses within the
buildings at TPM 2016-107 Parcel 1 and Parcel 2. Any change to
the intensity and/or uses specified requires City approval.
c. Provisions for effective establishment, operation, management, use,
repair, and maintenance of all common areas and facilities including
buildings and amenities, landscaped areas, walls and fences,
private roadways (i.e., walks, sidewalks), etc. Maintenance
standards shall also be provided. Examples of maintenance
standards are shown below.
1. All common area landscaping and private areas visible from
any public way shall be properly maintained such that they are
evenly cut, evenly edged, free debris and weeds. All trees and
shrubs shall be trimmed so they do not impede vehicular or
pedestrian traffic.
2. All parking lot areas, sidewalks, and open space areas shall be
maintained so that they are safe for users. Significant
pavement cracks, pavement distress, excessive slab
settlement, abrupt vertical variations, and debris on travelways
should be removed or repaired promptly.
3. 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
Exhibit A
Resolution No. 4312
Page 4
absence of adequate maintenance such as to be detrimental to
public health, safety, or general welfare.
e. Architectural controls shall be provided and may include, but not be
limited to, provisions regulating exterior finishes, roof materials,
fences and walls, accessory structures such as mechanical
equipment and signs, consistent with the Tustin City Code and the
First Street Specific Plan.
g. Parking controls shall be provided and may include, but not be
limited to, provisions regulating vehicle and truck deliveries, vehicle
and truck parking, loading and unloading activities, etc.
h. The CC&Rs shall include the provisions of joint/shared parking
between TPM 2016-107 Parcel 1 and Parcel 2. Any modification to
the joint/shared parking agreement shall be reviewed and approved
by the Community Development Director.
USE RESTRICTIONS
*** 4.1 A total of 73 parking spaces shall be maintained on TPM 2016-107
Parcels 1 and 2 at all times for joint use parking. Any reduction of onsite
parking shall be reviewed and approved by the Community
Development Director.
The approval of joint -use parking is contingent on the use at Parcel 1 to
remain as a medical office use and Parcel 2 to remain as a medical
dialysis use. Any change to the uses shall require review and approval
by the City.
(1) 4.2 If in the future the City determines that a parking problem exists on the
sites or in the vicinity as a result of the proposed project, the Community
Development Director may require the applicants to provide immediate
interim and permanent mitigation measures to be reviewed and approved
by the Community Development Department and the Public Works
Department including but not limited to:
a. Reduction of medical uses
b. Modification of hours of operation
*** 4.3 A written and recorded reciprocal parking agreement shall be drawn to
the satisfaction of the City Attorney and Community Development
Director and executed by the property owners of TPM 2016-107 Parcel
1 and Parcel 2, assuring the continued availability of the number of
parking spaces designated for joint use and availability of reciprocal
access easements.
Exhibit A
Resolution No. 4312
Page 5
If in the future, the reciprocal parking agreement is no longer valid for TPM
2016-107 Parcel 1 and Parcel 2 due to a proposed change in use or
schedule, a new parking study shall be required. Based on said new
parking study, the City may require modifications to CUP 2015-25
regarding joint -use parking and/or square footage of medical use.
(1) 4.4 No outdoor storage is allowed unless expressly approved by the
Community Development Department.
ARCHITECTURE
(1) 5.1 Project materials shall comply with those identified in the approved
plans. Additional color and material samples may be requested by City
staff at the time of plan check. Substitutions to the approved materials
may occur subject to the approval of the Community Development
Director. Enhancements to the architectural detailing may be required
at the time of plan check based on the proposed materials.
(1) 5.2 All mechanical and electrical fixtures and equipment shall be adequately
and decoratively screened. The screen shall be included as an element
of the overall design of the project and blend with architectural design of
the building. All telephone and electrical boxes shall be identified on the
construction plans. Electrical transformers shall be located toward the
interior of the project to minimize visual impacts and screened by
adequate landscaping or other effective screening devices.
(1) 5.3 All utility services serving the site shall be installed and maintained
underground.
LAN DSCAPING/HARDSCAPE
(1) 6.1 At plan check, complete detailed landscaping and irrigation plans for all
landscaping areas are required, consistent with adopted City of Tustin
Landscaping requirements and Water Efficient Landscape Ordinance.
The plans shall include the following:
a. Include a summary table identifying plan materials. The plant table
shall list botanical and common names, sizes, spacing, location,
and quantity of the plant materials proposed.
b. Show planting details, soil preparation, staking, etc. The irrigation
plan shall show location and control of backflow prevention
devices, pipe size, sprinkler type, spacing, and coverage. Details
for all equipment must be provided.
Exhibit A
Resolution No. 4312
Page 6
c. Show all property lines on the landscaping and irrigation plans,
public right-of-way areas, sidewalk widths, parkway areas, and wall
locations.
d. The Community Development Department may request minor
substitutions of plant materials or request additional sizing or
quantity of materials during plan check.
e. Add a note that coverage of landscaping and irrigation materials is
subject to inspection at project completion by the Community
Development Department.
f. Shrubs shall be a minimum of five (5) gallon size and shall be
placed a maximum of five (5) feet on center. Other sizes and
spacing may be permitted subject to approval of the Community
Development Department.
g. Ground cover shall be planted eight (8) to twelve (12) inches on
center, or as approved by the Community Development
Department.
h. All plant materials shall be installed in a healthy vigorous condition
typical to the species and shall be maintained in a neat and healthy
condition. Maintenance includes, but is not limited to, trimming,
weeding, removal of litter, fertilizing, regular watering, and
replacement of diseased or dead plants.
(1) 6.2 Backflow devices and double detector checks shall be painted to match
surrounding landscaping when in planters or painted to match the
building when located adjacent to a building. Landscaping shall be
utilized to screen the devices where possible.
NOISE
(1) 7.1 All activities shall comply with the City's Noise Ordinance.
(1) 7.2 In accordance with the Noise Impact Analysis, the new building shall be
constructed with the recommended sound attenuation construction
details to achieve the minimum noise level standards pursuant to the
City's Noise standards.
All mechanical equipment shall be located at adequate distance from
residential properties and screened with acoustical shielding as
recommended in the Noise Study.
Exhibit A
Resolution No. 4312
Page 7
PLANCHECK SUBMITTAL
(1) 8.1 At the time of building permit application, the plans shall comply with the
latest edition of State and City of Tustin adopted codes: California
Building Code, California Electrical Code, California Plumbing Code, City
Ordinances, and State and Federal laws and regulations.
*** 8.2 At the time of plan check submittal for grading and/or building permits, the
applicant shall submit a Final Parcel Map application, plans and
associated fees for review and approval in accordance with these
Conditions of Approval, Tustin Subdivision Code and the Tustin
Subdivision Manual.
*** 8.3 Prior to issuance of a grading and/or building permit, the applicant shall
record the approved Final Parcel Map and associated documents.
(1) 8.4 Prior to issuance of a building permit, the applicant shall provide a
written approval from the Orange County Sanitation District indicating
sewer service is available and fees have been paid for the new building.
Prior to issuance of a Grading Permit, the applicant shall submit a copy
of the Notice of Intent (NOI) indicating that coverage has been obtained
under the National Pollutant Discharge Elimination System (NPDES)
State General Permit for Storm Water Discharges Associated with
Construction Activity from the State Water Resources Quality Control
Board.
(1) 8.5 In accordance with the plans, a backflow prevention device may be
required to protect the public water system from cross -connections.
a. If a double check detector assembly (DCDA) is required, an
easement for public utility access purposes must be dedicated to
the City of Tustin. The easement shall start from the public right-
of-way up to the DCDA with a minimum distance of five (5) feet all
around the DCDA to allow for unobstructed access, inspection,
testing, and maintenance.
b. If a building sprinkler system is required by the Orange County Fire
Authority (OCFA), the applicant shall be required to provide a
backflow prevention device at his or her expense to prevent cross
contamination with the public water system.
c. If the applicant proposes to use an irrigation system, then a
separate water meter may be required. If this is the case, a
reduced pressure principle assembly (RPPA) shall be required to
prevent cross -connection with the public water system.
Exhibit A
Resolution No. 4312
Page 8
(1) 8.6 Any easements for construction and maintenance of public water
facilities within private property shall be reviewed and approved by the
Public Works Department prior to recordation with the Orange County
Clerk -Recorder. The applicant shall submit a legal description and
sketch of the area to the Public Works Department for review and
approval, as prepared by a California Registered Civil Engineer or
California Licensed Land Surveyor.
(1) 8.7 The applicant is responsible for all costs related to the installation,
upgrade, alteration, relocation or abandonment of all existing City of
Tustin public water facilities affected by the proposed project.
(1) 8.8 Applicant shall provide to the City a release/approval from the East
Orange County Water District (EOCWD) prior to receiving water service
from the City of Tustin. The applicant shall submit a water permit
application to EOCWD, and is responsible for all application, connection
and other EOCWD fees.
(1) 8.9 The adequacy of a proposed water system plan for a proposed
development project, including the number, size and distribution of fire
hydrants, must be reviewed by the Orange County Fire Authority
(OCFA). Plans meeting OCFA fire protection requirements must be
stamped and approved by that agency.
(1) 8.10 The proposed domestic water system plans must conform to all
applicable regulations enforced by the Orange County Health
Department. All proposed water improvements shall follow the latest
City of Tustin Water Standards and the American Water Works
Association (AWWA) guidelines. In case of a conflict, the City of Tustin
Water Standards shall prevail.
(1) 8.11 Construction and Demolition Waste Recycling and Reduction Plan
(WRRP).
The applicant/contractor is required to submit a WRRP to the Public
Works Department. The WRRP must indicate how the applicant will
comply with the City's requirement (City Code Section 4351, et al) to
recycle at least fifty (50) percent of the project waste material or the
amount required by the California Green Building Standards Code.
a. The applicant will be required to submit a $50.00 application fee
and a cash security deposit. Based on the review of the submitted
Waste Management Plan, the cash security deposit in the amount
of five (5) percent of the project's valuation as determined by the
Building Official, rounded to the nearest thousand, or $2,500,
whichever is greater. In no event shall a deposit exceed $25,000.
Exhibit A
Resolution No. 4312
Page 9
b. Prior to issuance of a permit, the applicant shall submit the required
security deposit in the form of cash, cashier's check, personal
check, or money order made payable to the "City of Tustin".
(1) 8.12 Prior to issuance of a sign permit, the applicant shall submit for review
and approval a master sign plan for the center.
STREET IMPROVEMENTS
(1) 9.1 Federal Americans with Disabilities Act (ADA) requirements shall be
met at all driveways and sidewalks adjacent to the site. City of Tustin
standards shall apply, unless otherwise approved by the City Engineer.
Prior to issuance of a Grading Permit, the applicant shall:
a. Remove and reconstruct the existing sidewalk, and curb & gutter
adjacent to Parcel 1 on Myrtle Avenue.
b. Design and construct parkway landscape and irrigation system
along Myrtle Avenue.
c. Prune the roots and trim the branches of the private trees along
Myrtle Avenue to the satisfaction of the City of Tustin Public Works
inspector and arborist.
d. If the City of Tustin has roadway easements for First Street and
Myrtle Avenue, the property owner shall dedicate in fee title
portions of First Street and Myrtle Avenue to the City of Tustin at
no cost to the City.
(1) 9.2 Prior to any work in the public right-of-way, an Encroachment Permit
shall be obtained from and applicable fees paid to the Public Works
Department.
(1) 9.3 Prior to issuance of an Encroachment Permit, the applicant shall submit
to the Public Works Department 24" x 36" reproducible street
improvement plans, as prepared by a California Registered Civil
Engineer, for approval. The plans shall clearly show existing and
proposed surface and underground improvements, including
construction and/or replacement of any missing or damaged public
improvements adjacent to this development. Said plans shall include,
but not be limited to, the following:
a) Curb and gutter
b) Sidewalk, including curb ramps for the physically disabled
c) Drive aprons
d) Signing/striping
e) Street lighting
Exhibit A
Resolution No. 4312
Page 10
f) Dry utility lines
g) Catch basin/storm drain laterals/connection to existing storm drain
system
h) Domestic water facilities
i) Sanitary sewer facilities
j) Landscape/irrigation
WATER QUALITY MANGEMENT PLAN
(1) 10.1 Prior to issuance of any permits, the applicant shall submit for approval
by the Community Development and Public Works Departments, a
Water Quality Management Plan (WQMP). If the WQMP has been
determined to be a Priority WQMP, it shall identify Low Impact
Development (LID) principles and Best Management Practices (BMPs)
that will be used on-site to retain storm water and treat predictable
pollutant run-off. The Priority WQMP shall identify: the implementation
of BMPs, the assignment of long-term maintenance responsibilities
(specifying the developer, parcel owner, maintenance association,
lessees, etc.), and reference to the location(s) of structural BMPs.
(1) 10.2 Prior to submittal of a Water Quality Management Plan (WQMP), the
applicant shall submit a deposit of $2,700.00 to the Public Works
Department for the estimated cost of reviewing the WQMP.
(1) 10.3 Prior to issuance of any permits, the applicant shall record a
"Declaration of Restrictions" or "Covenant and Agreement Regarding O
& M Plan to Fund and Maintain Water Quality BMPs, Consent to
Inspect, and Indemnification", whichever is applicable, with the County
Clerk -Recorder. These documents shall bind current and future
owner(s) of the property regarding implementation and maintenance of
the structural and non-structural BMPs as specified in the approved
WQMP.
ORANGE COUNTY FIRE AUTHORITY
(5) 11.1 Prior to issuance of a grading permit, the applicant shall submit and
obtain approval for a fire master plan (Service Code PR 145).
(5) 11.2 Prior to issuance of a building permit, the applicant shall submit and
obtain approval for plans for the following:
1) Underground piping for private hydrants and fire sprinkler systems
(Service Code PR470-PR475).
2) Fire sprinkler systems (Service Code PR400-PR465)
Exhibit A
Resolution No. 4312
Page 11
(5) 11.3 Prior to concealing interior construction, the applicant shall submit and
obtain approval for plans for a sprinkler monitoring system (Service
Code PR500).
FEES
(1,5) 12.1 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 fifty
dollars ($50.00) to enable the City to file the appropriate environmental
documentation for the project. If within such forty-eight (48) hour period
the applicant has not delivered to the Community Development
Department the above -noted check, the statute of limitations for any
interested party to challenge the environmental determination under the
provisions of the California Environmental Quality Act could be
significantly lengthened.
(1) 12.2 Prior to issuance of each building permit, payment shall be made of all
applicable fees, including but not limited to, the following. Payment shall
be required based upon those rates in effect at the time of payment and
are subject to change.
a. Building plan check and permit fees to the Community Development
Department based on the most current schedule at the time of permit
issuance.
b. Engineering plan check and permit fees to the Public Works
Department based on the most current schedule at the time of permit
issuance.
c. OCFA plan check and inspection fees to the Community
Development Department based upon the most current schedule at
the time of permit issuance.
d. Prior to issuance of a Building Permit, payment of the most current
Major Thoroughfare and Bridge Fees (for the Foothill/Eastern
Transportation Corridor Agency (TCA)) to the City of Tustin
(through the Public Works Department) for the new building shall
be required. The fee rate schedule automatically increases on July
1 st of each year.
e. New construction fee based on the most current fee schedule at the
time of permit issuance.
f. Sewer connection fees to the Orange County Sanitation District.
Exhibit A
Resolution No. 4312
Page 12
g. School facilities fee in the amount as required by Tustin Unified
School District.
(1) 12.3 The applicant shall reimburse the City of Tustin for the actual cost incurred
to the City by the City Attorney and/or Special Counsel service for review
of the CC&Rs.