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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). EXISTINGPPQPPRTY M LINE EMTINr FPNGF f / E:UsTwG I j PROPOSED 6AEDICAL r7 'f /1 F., Iv �:,�k LME OFFICE 6L1 LO Nm 7,208S.F. V13, SPRINHr.LERED) (TYPE PARCEL I I II { NEW +{V y 7RABN p Ek16TIN, yil Te rO RUM v J II ray LC t l�s Y LINE PROPERTY LINE I � � � 1 P -. EXISTING C.3 MEDICAL I OF'FICC II ..LING y 1 i_ 11 022 S_F. Iry I 4 ■ �I 4 VV FIRST STREET Figure 2 — Site Plan SIT1- 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 www... ... wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww Building Height28 ..................................................................................................................................................................................................................................................... wwwwwwwwwwww......w.....wwwwwwwwwwwwwwwwww feet wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww 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 ���TotalParking�SpacesforMedicalOffice����� 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 9A.B0' weasmsnernm r nu et VVV' u pi tl ' I .aw larva d, zuzres r�,.. y� .awe IA 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. , p J' 9A.B0' weasmsnernm r nu et VVV' u pi tl ' I .aw larva d, zuzres r�,.. y� .awe IA 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. ���a���x���rk,�� 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 wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww..........www.... w wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwwwwwwwwwwwwwwwwwww wwwwwwwwww.....wwwwwwwwwww 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 FENCE EXISTING - PROPERTY LINE I EXISTING PROPERTY k. - LINE 00 IN / I I I 39 ' 38 37 36 35 34 33 32 F31 1 30 129 28 27 26 25 24 23 L 1 21 20 19 18 17 EXISTING PROPERTY o LINE ......» ..�....... 214.1 _ WA --ER EXISTING PROPERTY S R LINE 6 / PROPOSED MEDICAL E B OFFICE BUILDING N 7,206 S.F. PROPOSED Flo -o 00 (TYPE VB, SPRINKLERED) ACCESSIBLE T C PATH OF TRAVEL PARCEL 1 / 114'-5" 4 �h Q a N o o I I I c I �- I I 7 8 9_ 10 11 12 13 14 15 16 El 5 � N � � 18 4 �I II II 3 NEW o / 1s TRASH 6 8 27 26 25 24 / \ EXISTING 20 I j 1 ELECT W TO REMAIN 21 r Ux Uj 29 3�+r 31— _d32 33 34 23 > li ry ----• 182.96'— } • • • •• • PROPOSED � PROPERTY Lo N LINE 8 9 10 11 12 13 0 14 r 15 fO 16 C I I I L.7r-2) _.._.._. 000 ZEI[ I EXISTING EXISTING MEDICAL I PROPERTY OFFICE LINE BUILDING 11,022 S.F. � Is I• I W. FIRST STREET ..184 :1 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: O Z VICINITY MAPJi WQfN ORANGE COUNTY SANITATION DISTRICT CITY OF TUSTIN EDISON SO CAL GAS AT&T DIRECT TV 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 architecture 15615 ALTON PARKWAY #125, IRVINE, CA 92618 949-285-3199 WWW.TWINSTEPSARCH.COM SITE PLAN SCHEME: 03 DATE: 03/17/2016 SCALE: 1/32" = 1'-0" J O R V 14-040 nr "+1vu11wuavi v�crrxLjP41 %.Yr/ U I Fl F—L1_ AT /A I 1 .J I N TYPI IF Me ,,:_.. EAST ELEVATION (MYRTLE) SCALE 3/16" = V-0" 1111111111111111111 Ireumarfolill M«TUSTIN MEDICAL OFFICE UILDING i TWIN T EPS 70 1 . 1 o`T PTFE ETA T �T , uALI FUr"mm"I T5615 ALTON PARKWAY 112'.5 1R'VIiNE, CA 92618 449.255.3199., WW .TW+IINSTEPS;AR.CH..COMG I 1�- r r � �, �Y a . m SCALE = 31116" V-0" FINISH NOTE: ALL TRIMS, FINISHES, COLORS & MATERIALS TO MATCH ADJACENT EXISTING BUILDING SCHEME: 03 STUCCO SHERWIN WILLIAMS "DOLLOP OF CREAM" SW 7120 STUCCO SHERWI'N WILLIAMS "PURE WHITE" SW 7005 STOREFRONT - "COLONIAL WHITE" K WN ER EAGLE ROOF TILE CAPISTRANO"" HILO SUNSET 3124 FINISH NOTE: ALL TRIMS, FINISHES, COLORS & MATERIALS TO MATCH ADJACENT EXISTING BUILDING SCHEME: 03 T.Awlem FLOOR PLAN ROOF PLAN TUSTIN MEDICAL OFFICE BUILDING TWINSTEps 721 W. 1ST STREET, TUSTIN, CALIFORNIA architecture 15615 ALTON PARKWAY #125, IRVINE, CA 92618 949-285-3199 WWW.TWINSTEPSARCH.COM FLOOR & ROOF PLAN SCHEME: 03 DATE: 03/17/2016 SCALE: 1/8" = 1'-0" JOB V 0 V 14 040 253/4 QUATREFOIL 12 8" CMU WALL W/ #5 @16 E.W. F'M= 1500 PSI 8" CONC. BLOCK WALL, w/SKIM COAT BOTH SIDES. COLOR TO MATCH PRIMARY COLOR OF BUILDING. %2' DIA. HORIZONTAL CANE BOLT GATE LOCK. GATE 2x2x3/6" ANGLE FRAME OPENING HARDWARE TO BE MOUNTED 34" MIN- 44" MAX A.F.F. FORCE REQUIRED TO OPERATE, NOT TO EXCEED 5LBS. TS 2x2x.120 GATE BACK SUPPORT 0 I 0 I 2'-6" WIDE X 18" DEEP CONT. FOOTING W/ (2) #5 T&B. F'C= 2500 PSI .Ga NOTE: ALL GATE & FRAME SURFACES TO HAVE PAINTED FINISH. 22 GA. GALV. STEEL DECK PROFILE 'B' w/4 RIB SPACING BOTTOM 10" OF ALL GATES TO HAVE SMOOTH UNINTERRUPTED SURFACE %2" DIA. VERTICAL CANE BOLT w/STEEL SLEEVE AT SLAB 71-011 NEW CURB 3 00 I SLOPE 1/4" 8" NC. BLOCK WALL, PER FT. TO TCH PRIMARY CoL OF BUILDING. � N DECK (3" DEEP) TYP. VERCO 20G TYP. H X4X4 BEAM, w 7 < SEE DETA 6 " ONC. SLAB 2 o I < NEW LANDSCAPING SEE LANDSCAPE PLAN I I� (6) HSS 4X4X4 ROOF OVERHANG SEE DETAIL TRASH ENCLOSURE - ELEVATION SCALE 1/4"=1'-0' TRASH ENCLOSURE -ELEVATION SCALE 2 TRASH ENCLOSURE SCALE SCALE l 8 3"=1'-0" I/2 • T\/M nl �I/ Ml M Ml Ani TRASH ENCLOSURE - DETAIL Q I 8" CIV PI d TRASH ENCLOSURE - DETAIL SCALE 7 1 1/2"=1'-0" HSS 4X4, PER PLAN CORE 1 2" HOLE FOR EPDXY BOLT INSTALLATION 4" DIAM. EPDXY BOLT X 5" EMB @ 24" O.C. 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. 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'1"he integral battery backup moron Haight. 7 11 " Height: r„ g 'Mi r, provides emergency egress lighting, avuthout the Width'. 16, 1/4 Width. 5' 112" use of a back -box or remote gear, � s installlabon�s, �r a iir,l,r•,r' maintain their aesthetic integrity. Depth- 91/811 o' caeptha (a.I , 1, 1 -MIS°` ! The WST LED is Ideal for ° replacing existing . vswght. i lhas rem "MAA. NFIT,. D. "175W Imetal halide wall -mounted products. The r, M''","'a expected service life is 0+ years of nighttime use. arta."At H HI - EXAMPLE: WST' LED Z 10A'700/410K SRS MVOLT DDBT D W51 LED WST LED v d.r.'p!I'iglnu 70RUtaptlom Spl lWptil tYOU SddlispedIncluded Shipped InstalW DORA) PAPliumrnu Label 0IV¢U20 10AMM109 1141F:3h SR'U Typelu UMAMM Maw 1>fw(Inlildli PE rh*Aritairall, hghlrr qro''° 11810 tprxk " 117 hrMrlrlila. 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Not hbl. wfh VY'LU, VO -'WO. W00 rLO VA fpri h+ n '� .y 9 Percow'� 51P/SYA div +rrnaRru opwr auCirnn wkau xwo xWpoi as dounrx.�mAd MSMtrR h 42 mn"'OW14q Hoo'l mr ', : '`r, as w.- " pin wino on two sopemd:o c mor uiw, iM of .v✓.wil,*1m wuth ono an ir,a, AM'VOL'G; gg EILC'wM', M'yLU 5F, w,DF! hMooi itlae¢uvyy rraltorya woNL.0 una"wtl Ea shwa aarcoa Mad -- _ mr rrr,,ior a xorwrmr Cora benRK d'awrra WMtn aawddmod wviakn ph 'r COLOR TEMPERATURE, 4035 Lms. R3_MVOLT.ies (PM, orry the prinnarr power rwemrwo leads MR ba cvnrr MrNled, fW ��/t�lwd/ r3rm11 aXeA"rraw"ar r".a�ae4ywrv. erwafgia dEY292 * A'dr"'art➢ 'id".M127"a.ia'Al m R,a�m 77dkM'�1R.1xf m ,r,"f:�l, .," :�.. lffisi.i.EC'I a m, �°' M,"adi " M"O ASI .P'Sa "Wr artµ EreerwX;t Yrt9V'n vtd„ 1rer'. ;Rh w.pFrrm rMw+tmmn:v aerow.ft6 1115 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 . . . .............. . .............. Si 112 0 +3.7 +4.1 I1.� � +2 5 +3.2 +4.1 +4.5 pp�ururr9�yj�tr , I/J{ � f�f�1�"rV�U VU1�11 V firm J6� � tt �Il du ��ir liiVlli fV lea �74V/r Il T�iNd a Ir�If. +3.1 +3.9 +4.7 v `�1 rn "r rn r ':: ,..rte W`, ..)ry! I,i1 f"��.p I � � 6 12+,,.513 3.36 +31 +3.1 +� 8 tr. rl I+ + + + l 6 2 .3 2.6 3.0 3.4 3.4 3.4'4AaV. + + + + + + + + + + 2.3 2.0 1.7 1.8 2.1 2.8 3.1 3.4 3.6 3.8 + 3.7 "?"j" .Ab. + + + + + + + + + + +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: .............. .. .............................................................................................................. 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 ........ + ,0 2.4 3.1 ,. 36 ,x�, 11. + + Int .1 37 2.5 2.9 Label I +2:+ 9 36 2.4 +2.5 Catalog Number rM Lamp .1*2.035+ 2.2 +2.4 Lumens t.r1. ..... ...... + 34+ 2.2 +2.2 Watts " 117 v `�1 rn "r rn r ':: ,..rte W`, ..)ry! I,i1 f"��.p I � � 6 12+,,.513 3.36 +31 +3.1 +� 8 tr. rl I+ + + + l 6 2 .3 2.6 3.0 3.4 3.4 3.4'4AaV. + + + + + + + + + + 2.3 2.0 1.7 1.8 2.1 2.8 3.1 3.4 3.6 3.8 + 3.7 "?"j" .Ab. + + + + + + + + + + +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: .............. .. .............................................................................................................. 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 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 :m =)0E 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 TUSTIN AVENUE & FOURTH STREET THE CENTERLINE OF 4TH STREET. N 89°56'27"E 1196.40' � . Ai�: _ _ 583.75' —.1m— 213.16' 213.20' CR 2001-1598B — — _ 399.48' — 588.20' — — — /1 — — — — — — — 588.20' FOUND LEAD & TACK IN LIEU T'- OF LS 5380 PER CR 2001-1598B. 1 1 - q w U o�z� �00Qm JPJ / / ., - . , , r' h �I I,., II 'sl ll�illy, ". -,,r Ct.,Illllllus/ Q7/777/Ti7/777/1T//i, x �� 1, y�o C/ � � �,. °rlIJII �:I, dl'II I � C w IF xS 11 �w I-, .,•. 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I � APN. 401 302 14 \ �� I /� ll'u,�;,, ZONE P&1 �� I r �� , 1 u OF C 14851 YORBA STREET LLC LAND USE: MEDICAL �' I �� API 401-302-14 o' �� ZONE P&1 T 1r� �a SLY LIN MAP NO 877 442" ,+ 1� / / / I /// / / I , / I ; ; ; ; ; 11 M // t,il, G a'I,.GI ui BK 2,46 �11PGS. 48 49 / ,: t ' \ :E CONNPROPOECT ON,SED ASEE i 1� �► 1 :,,., 11 o m: IO ¢.� ELIM UTILITY PLAN ffr I / �/� / Q �/ 89 52 45 , D ! \ l ��w (Ui�r�r�r��r�i�r . 3 / . ! uul VIII; . �� �dIQ� \ �, I _ I I 6 ����I �[I 7.75 114 0.00 44 46 214 c " ' 1464 135 2 DE t'. ' �„ I� /�44 1 / I Ij : 112.00' ���IIV , // Q o �� s'�11 I I ����---- / r Z I I � I I I, Q w O„,ill, III U 2 I m + I I ,// �y 1111 I II �N�QI "1 I 1 /, // ��� IIIIIIIVi 11 I LU /� Q J �Q r,r IIII';1// u� fll 1�II I = z III ; I / O v� . r ;1 PROPOSED MEDICAL 1 i (0 r O� j / / // J?�?, 1'' ,,� OFFICE BUILDING 1 Sf,, III I `tea 11 „ ,. — -`?`'— — 4u U s11111' 7,206 SF`rw,, I .6 v O L, I I FF 147.80 I I w O J, r F ,.. . 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I,B D ,u -�I -- -- I = li - =III = II SAWCUT / MATCHLIN 4:i I I pti � L , I �� r� d L----- �� I N / // ! 1 11 'I, —�---� I V B I ���, �''", 11 -- — -- ti: :I ,, �...''I,'''�.f 11...... ter, );r I N89°59'57"E 182.96' L `` o\ I i l 1 � U' .0 yu ....., I I � r, �'� �� .. PROPOSED V GUTTER L /.. o / ; .. l PROPOSED PROPERTY LINE'' r f/ I j I 1 • � / 'ifI I I;, III I PROPOSED RETENTION r.; 1 I'-' ILI J1 11J1 I °' Q / I ter`,' II I 1 MODULES, SEE PRELIM 1,:, EXISTING DRIVE APPROACH B;. II,I III m a /� q III �� I GRADING PLAN trl. I Er - u,. y'" II { I 32.00' 1 30.0 - / I EX T O T . G.0 TER...TO U) Y Lr,,, L 11 I B1E REPLACED _ _. - -_L .- s _ ..--- Lf ] -I I ' L w a CO II 1 6 1 1I 1 I ! 1 ?1 __ --, - %�T7%IT- � I w I LI / /.,., . ' , s, &' IIII: a: o, \ $ _.....::„ r' p I :I __cn z II TRA H F- w ., / SII; JI I Lu < 111 I I I / / / / / .�.; d„ I z BI ,J L 11 I O w O r'wuIry �uwia 1 II 1 -I I �" % PER INSTRUMENT 14 L J Illi I I W -) / / - + = WATER LINE EASEMENT 1 zOw / d9 / 1I 4", z_j II a C i I a II L II 1 �/ I J II 1 a I / 1;,,,. E ING THE z cn a 1. O 1 I I; I NO. 2015-0003D3705 "" sw, 30.00' I I LU ❑- c _� — lI II ?�` �� D I I I �1 LI --„ , ,PSI J Ir II � ¢ �; / / •�� a- z w II �, 1 ❑ 11 ° EXIST. WATER CONNECTIONS / L j6 I 1 I w �/ / / %L,. ,+ IL's—[CO 1 II I 1 pl 11 L, W II, I I f " _a I, aUa II a / LI [! IiT II II al 1 I • ,1 / I o d ap v II �1 I / s? I I '11-1.,i� .r'- 1 I III LEWIS CHARLES HOWARD T� Q Pd '�LI LAND USE: COMMERCIAL m I W �,,, 1� 11 IBI API 401-302-07 N- 1 W 1� / I 11 J If", `, 1 r M, d 1i 11 I II / / PARCEL 02 II �1I BI ZONE SP -10 I I o ,, � u, 1 :, ' 1 �.. II l �.� 1 l� V 1, I 11 11 I y w 11 I . ql CD p Z 1 II I I I B I D / a p �+ II LI �,,.::I . OFFICE BUILDING 1 p ry I 1 / BLD HEIGHT= 35.2' +/ I w L I,,:::A O I // f` co`Vt 6 Z I p II r I z 1 I ql 11,022 SQ. FT. /" I L w w w R1 I fl. I;IX � Q 1 II 1 "' 1 �'' „�I p I D I a �1 M� a Z 1. I `f'` 1 II 1 I '`•l' ,: / I W 6 �yo> //TlT//>TJ7/lTT//7Tl/TlJ7/lTT/ f ///� // /f j,ui �n� \� H II 1, 1 \ V r: / ..ql in i, i- I Ipw. 1 Q II+iu�r� / I `� I " 1 w1 , 6 r C ��. 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I m 0/ Ir z � „,I ,w 1 I 1 I I _ ,n w,„, .,.h I �I I.- =', . _r.. 1II ,.....I I=�, I �/ � o II r r ,, L I " ¢ w 1 _ ... / aar jN II W I W ml > I 1 ';, r,; 1.Tui g jj [ _ u l r' I l� D o II L ..,, 10 ern w o ,r,r .r,r, I ,., __, Q d KARRAS PROPERTIES LL B 11 r �, r O r , w G LAND USE: VETERINARY OF 1C ''^,. z j � ❑ x1 II L „1 r+ s rr r r r ' � L I l / O 1 /r 9 l , r r � _� f� ....,APN: 401-302-13 ,,..� ;.,,5, �wo� ,— C9 II I I Ei I„ Yr,r r r r r r , r ,, ,,v ,;� ,„' 1.",.w., � I „r //IIJ ! ¢ I 1) f;:' ,.....,,. .c,1 a N � � ;I Z 1 II „tl'. , �� ��ia;r i /'i'.r-'i i r!;'.r i I'� °i'%.;."� /W U' � "' . ZONE SP -10 I J �.., :- 1�� O 1 L � E!" 1(' ,'1(• W r p,.,, ' „a ' — Y im 1 l 1, p„, — � � a111f , , .r � � I I J � 1 j�I W r ..,n ,,..._.._.. alE, Z ,..� r. 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I I V° cQ "I SOUTH RES OFOFELIPEO o 1 1 19 AC RECORDS BK �, °"' F THE S.E. _1111 � O YORBA TR. 205.50' DEED MISC. 4 PG. 206 ,,.. , .. 14... 96.8 0' . - — ... ` 184.1 ' .. _— —_ , . ;� -- J� �= 30.00.—` • „S89'µ 57 05 E T / 802.88' 1.. 1'4 ,.W ofif� 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'. 3 un r -*- Ln 0 ON Z� 00 I 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 111111111111145.0 FS,X ♦ �J8 /? ♦ , IV 2�0 «w� I � X1111111 SSS IIIIIIIIIIIIIIIIIIP^�• .0 ,u q i r m 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 111111111111145.0 FS,X ♦ �J8 /? ♦ , IV 2�0 «w� I � X1111111 SSS IIIIIIIIIIIIIIIIIIP^�• .0 ,u q i r m 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 '���"""'�m111111111111111111111k,,;;,,,,,,,,, ` ♦ �ml0000uuuuo°w;,IPII:I.';�Illlllllllluouo.. E 1 ST ST P J 1 LA— co LO Ii = I I I TIUSTY ON 55 E 4TH ST IRVINE BLVD Q PROJECT SITE Ii w ��i�LIL`Ift.`Ifl w a Q W J N � � U M a VICINITY MAP 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 F'R IIIIIIIIIIIIIIIIII' IMINARY IIIIIIIP 1111111' r- 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 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 P a p��± IIIIIIIIIIIIIIIIIIIIIIIIIIIIP"•,•y�lllllllllllllllllllllllp ,,• L IT V '„�i h� � lil �Illllllppppppllll^.; ”' " ��" ^�ullll°I°pu0pjllluouuuumoulr ". 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" ���111111111111111111111111111111111111111111 I VIII uuuuuum°1I � ���� �umuOpllllluuuua" ,, IIIIIIIIIIIIIIII, %%% �•'•�illllllllllllllllllllllllaaa?••, rl"^�MIIIIIIIIIIIIIIIIIIIIIIIIIII'dC; ;"•, �� / b"''�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIggNh'.,:,•.,.," .. �������� • """�htlIIIIIIIIIIIggNh� m:::;;: � q, � 1�'•Ifltl111111111114NRRtlIIN^ "",. 1, ""."'Imumuuuumul II I II Gs I ° 6 c �L-1 u�.m..; .. q �. ,I 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 . 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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 �1",''EX I5TI NG WALL TO REMAIN / bo +0 ' O 0 L Q X15TING / , 1� /tREES % p' REMAIN �.. 5 # NEW - " ...'" TRASH Si / I+JJ + +mm .. .) )I 39 38 �u a� u 3735 I � I 36 a.uro..m nu, a 3 III 33 Iu J u 31 � I� aI II UI ° 3 ki, .......... F2 9 P 27 I uI �. I a26 I u 5 u 24 a ........................... u u ?.A, 3 22 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 4;z4v rhmolin lrad, marriai r -A fz�5&2 phvneV0-47F-125�r www. ldrwon.sulflq, net fix vo - 4,ef - 4 0 F 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 LA&7 4200 41v4olw 1'�,vjt Marnieb c'A 051a pbone 740-477-dP 1,5A: 74,0-40f-40.; Fj M. Ml Mw zvm= , UTv VT4 w I M. F -1 M', a I z M N ------- ----- EAST f4r, --7 Z PROPOSED WMAL OFFICERUnDNiG 7,206 SA, 4 rype vs,, amment P 11 A I P j w f0of MIMI .... .. ..... U� LAY10 lop F%pC,)0lRl Y uk�p 011VIA IrIM FIOOKIEkl Y LOW April 15, 2016 2 15114-02 Tustin Medica9 Noise rdfm.� IAF9uwm61#T;m 1. 1" 1104 Coriporate Way Sacramento, CA 95�831 42420 61imolon 7r -,;Il, Murnotj 4A f256d, pbon s 74o -477-f.,20 ray. VC -40f -04Y Figure 2: Proposed Mechanical Equipimenit Configuration !Ik Y�,O "VAC3 ♦ ResidefMal uZ, �' I lk TRAYU A 4r µqyCom erp al c� 0 PARCEL 2 EXISTMG MEDOCAL u ~CPT . ... .... ...... . ... . . .... WFICE A WAILMNG 1,M2 5 F April 15, 2016 3 15114-02 Tustlin Medical is Charles E. Smyth 1104 corporate Way Sacramento, CA 95831 l 11 l�� lilill 111 1 11 i 11 iil�ir� LA&7 Z�4�fflv$ IM 42410 ebd�mlrn Mrimetj 6A 112544 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 k4gu'u Ougg M - I ' w0* - Way Sacrarrieryto, CA 915831 LA&7 4wwAffrj!% Im 4242a zhisah," ro-j14 Marrirb 4A f2r-Uz Phoopo 740-47-1-1157 fix Aov - 14f - (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. 4 fill 111443 N Iml taPAUC-1-1 zmmr- = N0 1 - 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 L4&7 4mmdNrjA Im 42420 4k6olm -roil, Martiela 4 12%2 pheme7&0-4-12,5�F F2,x 7& 0- 4 Of -40;' 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 L4*Y 4mud*Y4 Im 42420 z'haofm rrxI. Morricra 4A fz%d phone 700 - 477.-r 7 as 74,0 - 40f - m - 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) . ...... I MMEW -111, 0=1 3 # 4 1 1 1 1 11= no= IM moo W-MOMM MMM�MMMMMMM 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.