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Home My WebLink About02 GPA 03-001 ZC 03-001 port to the Planning C DATE: SUBJECT: om OWNER: APPLICANT: LOCATION: ZONING: GENERAL PLAN: mission NOVEMBER 10, 2003 GENERAL PLAN AMENDMENT 03-001, ZONE CHANGE 03-001, TENTATIVE TRACT MAP 16506, AND DESIGN REVIEW 03-009 DOROTHY LEE MAUK TRIPLE D LLC 30802 SOUTH COAST HIGHWAY LAGUNA BEACH, CA 92651 THE OLSON COMPANY 3020 OLD RANCH PARKWAY, #400 SEAL BEACH, CA 90740-2751 14552 NEWPORT AVENUE COMMERCIAL GENERAL (CG) PUBLIC AND INSTITUTIONAL ENVIRONMENTAL STATUS: REQUESTS: A NEGATIVE DECLARATION HAS BEEN PREPARED IN ACCORDANCE WITH THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). GENERAL PLAN AMENDMENT 03-001 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM PUBLIC/INSTITUTIONAL TO HIGH DENSITY RESIDENTIAL; ZONE CHANGE 03-00t TO CHANGE THE ZONING DISTRICT FROM COMMERCIAL GENERAL (CG) TO MULTIPLE FAMILY RESIDENTIAL (R-3); TENTATIVE TRACT MAP 16506 TO SUBDIVIDE THE SITE INTO ONE (1) LOT TO ACCOMMODATE THE DEVELOPMENT OF SIXTY-THREE (63) RESIDENTIAL UNITS UNDER CONDOMINIUM OWNERSHIP. m DESIGN REVIEW 03-009 FOR BUILDING AND SITE DESIGN FOR THE DEVELOPMENT OF SIXTY-THREE Planning Commission Report November 10, 2003 TTM 16506, DR 03-009, GPA 03-001, and ZC 03-001 Page 2 of 8 (63) RESIDENTIAL UNITS UNDER CONDOMINIUM OWNERSHIP. RECOMMENDATION That the Planning Commission: Adopt Resolution No. 3897 recommending that the City Council adopt the Negative Declaration as adequate for General Plan Amendment 03-001, Zone Change 03-001, and Tentative Tract Map 16506 and adopting the Negative Declaration as adequate for Design Review 03-009 for the development of sixty- three (63) condominium units. AdOpt Resolution No. 3898 recommending that the City Council approve General Plan Amendment 03-001 Adopt Resolution No. 3899 recommending that the City Council approve Zone Change 03-001. Adopt Resolution No. 3900 recommending that the City Council approve Tentative Tract Map 16506. Adopt Resolution No. 3901 approving Design Review 03-009 for design review and site planning to allow for the development of 63 condominium units. BACKGROUND The property is a 3.23 acre parcel currently improved with a commercial masonry business (-I'ustin Block). The site is located to the east of Newport Avenue, between Walnut Avenue and Sycamore Avenue. The site is surrounded by two-story apartments to the east, a four-story local hospital to the south, Newport Avenue and commercial developments to the west, and a shopping center to the north (Attachment A - Location Map). The project includes the demolition of an existing commercial masonry business ('rustin Block) and the construction of a sixty-three (63) unit condominium complex. Necessary entitlements include: a General Plan Amendment to amend the existing land use designation from Public & Institutional (P&I) to High Density Residential to provide for residential development on the project site, a Zone Change to change the zoning designation from Commercial General (CG) to Multiple Family Residential (R-3) to provide for multiple family residential development, a Tentative Tract Map to subdivide the site into condominium tract, and a Design Review for the review of building and site design. P lanning--Commission~ November 10, 2003 TTM 16506, DR 03-009, GPA 03-001, and ZC 03-001 Page 3 of 8 The project will also include the execution of a Housing Assistance Agreement by and between the Tustin Community Redevelopment Agency and the site developer O'he Olson Company) which will authorize the issuance of two (2) loans in amount not to exceed $2,119,960 to assist in the creation of ten (10) affordable units for a period of not less than forty-five (45) years. DISCUSSION The diSCussion that follOws includes analyses of the project description and site plan, access, parking and circulation, architecture, landscaping, general plan amendment and zone change, housing requirements, and environmental documentation. Project Description and Site Plan The 3.23 acre rectangular shaped lot is accessed from Newport Avenue. The proposed site plan shows a main ddve aisle as ingress .and egress from the site to Newport Avenue. The buildings are designed in rows branched to the north and south of the main drive aisle. Each row has three or four unit buildings with front entrances facing one another and garages arranged back to back. Each unit is designed with a private patio at the front entrance. In addition, additional common landscape areas between the units are included with undulating, walkways and green areas. Plan 2 will have additional balcony area next to the dining room The buildings are two stories in height along the main/front entrance area and three stories in height along the rear or garage elevation (Attachment B - Submitted Plans). Two floor plans are proposed. Plan 1 will have three bedrooms and two and a half bathrooms for a total of 1,457 square feet; Plan 2 will have three bedrooms and two and a half bathrooms with an optional storage/study area for a total of 1,640 square feet. The project will comply with the development standard for Multiple Family Residential (R-3) District as follows: Standards Required Proposed Density 25 du/acre 19.3 du/acre Site Area 7,000 sqft. 138.521 sqft. Building Height 35 feet 35 feet Lot Width 70 feet 230.14 feet Lot Coverage 65 percent 35 percent Landscape Open Space 35 percent 35 percent Front Setback 15 feet 15 feet Planning Commission Report November 10, 2003 TTM 16506, DR 03-009, GPA 03-001, and ZC 03-001 Page 4 of 8 Standards Required Proposed Side Yard Setback Rear Yard Setback Off-street parking 5 feet 10 feet 126 garage spaces plus 16 guest spaces 10 feet 25 feet 126 garage spaces plus 16 guest spaces Access, Circulation, Parking, and Level of Service Access The complex will have one (1) thirty foot wide access drive on Newport Avenue, which will provide all access to and from the site. The entry area is designed with decorative pavement. Since the site does not meet the minimum criteria (not enough depth) for the installation of security gates at the project access, Condition No. 1.11 of Resolution No. 3901 will prohibit the installation of gates along the main entrance. Circulation Circulation within the site is accommodated by twenty-five foot interior driveways that branch out from the main drive aisle. These driveways dead-end to the northern or southern walls. Due to the length of the main drive aisle, all interior driveways will serve as trash and fire truck turnarounds. Therefore, all interior driveways will need to be a minimum of twenty-five (25) feet in width and be designated as fire lanes per OCFA requirements. Condition No. 4.1 of Resolution No. 3901 requires fire lanes to be marked and prohibits obstructions such as speed bumps/humps, control gates, or other obstructions. Circulation for pedestrians is accommodated by sidewalks on each side of the main drive aisle extending from the public sidewalk at Newport Avenue to the private sidewalk at the project site. The sidewalks connect the unit entrances to the common areas, trash enclosure, and interior driveways. Parking Tustin City Code Section 9226al(j) requires a minimum of two (2) covered Parking spaces per unit and each unit is designed with a two car-garage. The Tustin City Code also requires a minimum of one (1) unassigned open guest parking space for every four (4) units, and the project provides a total of sixteen (16) guest parking spaces along the main drive isle in close proximity to each building. Planning Commission Report November 10, 2003 TTM 16506, DR 03-009, GPA 03-O01, and ZC 03-001 Page 5 of 8 Newport Avenue Capacity/Level of Service The Circulation Element of the General Plan classifies Newport Avenue as a Modified Major arterial highway which calls for an ultimate six (6) lane highway. Newport Avenue is currently improved with four (4) vehicle lanes. Since the project includes the subdivision of the site for condominium purposes, Section 9331 of the Tustin City Code authorizes, as a condition of approval of a tentative map, a dedication of land to widen Newport Avenue to a Modified Major arterial highway from the centerline of Newport Avenue to the project frontage along Newport Avenue. Therefore, the applicant will be required to dedicate a ten (10) foot wide strip of land and construct street improvements along the project frontage such that the distance from centerline to the property line is sixty (60) feet and would accommodate three (3) northbound vehicle travel lanes (Condition No. 3.1of Resolution No. 3900). The traffic analysis for this project is contained in a document prepared by Kunzman Associates (Attachment B to Exhibit A of Resolution No. 3897). The project is anticipated to generate approximately 369 daily vehicle trips, twenty- seven (27) of which will occur during the morning peak hour and thirty-four (34) of which will occur during the evening peak hour. For existing conditions plus project traffic conditions, the intersections in the vicinity of the site are projected to operate at Level of Service B or better during peak hours. In addition, for existing conditions plus project traffic conditions, the roadway links in the vicinity of the site are projected to continue to operate within acceptable Levels of Service. However, for year 2020 with project traffic conditions, the intersections in the vicinity are projected to operate at Level of Service D during the peak hours, with the connection of Newport Avenue to Edinger Avenue. The roadway links for year 2020 are projected to operate within acceptable Levels of Service, except on Newport Avenue at the project entrance intersection, which will operate at Level of Service F. To mitigate the traffic impacts at this location for year 2020, the apPlicant has agreed to contribute a fairshare fee towards the construction of a raised median along Newport Avenue. This raised median would prohibit left turns from the project site and maintain the Newport Avenue level of service at an acceptable level and would be constructed at the time Newport Avenue is widened. Condition No. 3.1 of Resolution No. 3901 will require payment of the fairshare fee prior to issuance of a building permit. Architecture The buildings are designed in a contemporary craftsman architectural theme. The buildings are two stories high along the front elevation and three stories high along the rear elevation. Due to elevation difference at the front and rear of the buildings, the area between buildings' frontages will be filled four (4) to six (6) feet high to create an Planning Commission Report November 10, 2003 TTM 16506, DR 03-009, GPA 03-001, and ZC 03-001 Page 6 of 8 elevated courtyard. This will qualify the buildings as two-story buildings and would eliminate the need to provide second exits at the top floors. The courtyard between the buildings will be landscaped and designed with undulating walkways connecting the parking areas to the entrances. To the front of each unit, a private patio separated with a three foot high block wall is proposed. The exterior elevations are enhanced with architectural details such as gable roofs, exposed rafters, wood trim, divided-lite windows, decorative window shutters, horizontal wood siding, balconies, and different stuccos and colors to create visual interest. The roof material is proposed to be full-dimensional concrete shingles in the "Kings Canyon" green color to complement the proposed architectural style and color scheme. The applicant provided two (2) color schemes identified as Schemes "1" and "2." Each color scheme has a total of three colors for facia, entry doors, trims, garage doors, lap siding, and shutters, in general, a beige color is used for the stucco siding and two shades of Moss Green and Rustic Burgundy are used for trimmings, entry doors, and facia plates. Entrances to the units are uniformly designed with entry columns and shed roofs. To distinguish each ,unit, a variation of entry design should be used to provide an unconventional appearance. This could be accomplished by varying the roof treatment at the entrance by alternating gable and shed roofs, using various stone work to accentuate entry ways, and by 'using alternate colors to differentiate each unit. Condition No. 1.16 of Resolution No. 3901 would require the building front entrance to be modified to distinguish each unit from the another. Material and color sample boards for the project will be available at the Planning Commission meeting. Landscape/Hardscape The conceptual landscape plan identified street trees to match the City's street trees along Newport Avenue. Actual types of trees and sizes will be determined at plan check submittal (Condition No. 1.21 and 1.22 of Resolution No. 3901). Additional trees and landscape treatments are proposed around the parking areas, walkways, and the main entry area. The proposed trees include: Chinese Flame trees, Crape Myrtle, Weeping Bottlebrush, Queen Palm, Mexican Fan Palm, Canary Island Pine, and Tristania Laurina. A variety of ground covers, annual color beds, and shrubs would be utilized throughout the site. Decorative paving is proposed at the main drive aisle entrance into the site and at each interior driveway arm into the garages. Accesses from the main drive aisle to the common courtyard areas are through circular stairways that are accented with raised planters, trees, and ground covers. Perimeter six (6) foot high walls are proposed along the boundaries of the site. A minimum of 24 inch box trees and dense placements of shrubs will be required to be planted along the block walls to soften the appearance of the Planning Commission Report November 10, 2003 TTM 16506, DR 03-009, GPA 03-001, and ZC 03-001 Page 7 of 8 walls and to provide buffers to the shopping center, apartments, and hospitals. Condition No. 1.12 of Resolution No. 3901 is included to require the block walls to be treated with anti-graffiti materials. General Plan Amendment and 7_n_ne Chan.qc The City's Land Use Element of the General Plan designates the property as Public/Institutional (P&I). The P&I land use designation would allow for public, quasi- public, and institutional uses such as churches, hospitals, community centers, libraries, parks, and playgrounds. To accommodate the proposed residential project, a change in the land use designation from P&I to High Density. Residential would be required. The High Density Residential land use designation provides for development of multiple family dwellings at densities of fifteen (15) to twenty-five (25) dwelling units per acre. The project would be built at nineteen (19) units per acre, less than the allowable density. The site is bordered by areas designated as Public and Institutional at the southern boundary, High Density Residential at the eastern boundary, and Community Commercial at the northern boundary. The site is also in close proximity to other high density residential properties. However, contrary to rental properties existing in close proximity to the site, the site will be developed as for-sale housing and thus increase ownership opportunities in the area. The property is zoned Commercial General (CG). To accommodate the proposed project, a change in the zoning designation to Multiple Family Residential (R-3) District would be required. The site is surrounded by P&I to the south, R-4 zoned lots to the east, and CG to the north. The zone change to Multiple Family Residential (R-3) District would be compatible with existing multiple family residential (R-3) uses located to the east of the site. Land Use Policy 1.1 of the Tustin General Plan provides for compatible multi-family development to meet regional housing needs where best suited from the standpoint of current .development, accessibility, transportation, and public facilities. Since the project would increase percentage of ownership housing consistent with Goal 3 of the Housing Element, the project is accessible through the City's current street system, and the project could be supported with existing transportation and public facilities, the proposed general plan amendment and zone change could be supported. In addition, the site is identified in the Housing Element (Table H-15) as an underutilized land suitable for housing development. Although no density bonus is requested where the applicant would be required by code to provide affordable units, the project would include ten (10) affordable units with the assistance of redevelopment loans (see discussion below on affordable housing requirement). Therefore, the City will meet its housing objective to create affordable units at the subject site as .identified in the Housing Element. Planning Commission Report November 10, 2003 'I-I'M 16506, DR 03-009, GPA 03-001, and ZC 03-001 Page 8 of 8 Affordable Housin_a Recluirements The City's Housing Element has established a goal to: "Provide an adequate supply of housing to meet the City's need for a variety of housing types to meet the diverse socio- economic needs of all community residents" (Goal 1). Policy 1.12 encourages incentives to assist in the development of affordable housing by using the tax increment housing set aside funds. The proposed project would achieve the above goal and policy by providing ten (10) affordable housing units. A Housing Assistance Agreement will be executed by and between the Tustin Community Redevelopment Agency and the site developer (The OIson Company), subject to approval by the City Council and the Redevelopment Agency, to authorize the issuance of two (2) loans cumulatively not to exceed $2,119,960 to assist in the creation of ten (10) affordable units for a period of not less than forty-five (45) years. Of the ten (10) units, six (6) units will be set aside for Moderate Income households and four (4) units will be set aside for Very Low Income households. Condition No. 1.10 of Resolution No. 3901 would require the applicant to enter into a Housing Assistance Agreement. The Housing Assistance Agreement would outline the terms of affordability, number and types of affordable units, income groups, incentives provided by the City, and other provisions to ensure implementation and compliance with the affordable housing laws which pertain to the financing of this development. Environmental Analysis_ A Negative Declaration has been prepared for this project (Attachment A of Resolution No. 3897). The attached Initial Study discusses potential impact categories and appropriate mitigation measures. Any potential impacts can be mitigated to a level of insignificance and mitigation measures have been included as conditions of approval. The public comments period for the environmental documents was from October 17, 2003, to November 5, 2003. No comments were received during the public review period. Associate Planner Karen Peterson Senior. Planner Attachments: B. C. D. Location Map Submitted Plans Resolution No. 3897 and Exhibit A (Negative Declaration) Resolution No. 3898 and Exhibit A (General Plan Land Use Map Amendment) Resolution No. 3899 and Exhibit A (Zoning Map Amendment) Resolution No. 3900 (Tentative Tract Map) Resolution No. 3901 and Exhibit A (Conditions of Approval) S:~Cdd~PCREPORTIGPA 03-001.doc ATTACHMENT A Location Map LOCATION MAP ..oJE'c~ NO. ADDRESS GPA 03-001, ZC 03-001, TTM 1650=, AND DR 03-009 14552 NEWPORT AVENUE TUSTIN, CA EL ENCANTO TUS TIN MEDICAL TRACT ~2372 PLAZA ' ATTACHMENT B Submitted Plans SHOPPING CENTER SHOPPING CENTER PARKING LOT Conceptual Site Plan PROViDeD OPEN SPAC;~ ~R~AKDOWN: Tusttn 63 TUSttn, Cailfornta J ; \l ~N~A¥ ,.1,~OclM~N 6 LIJ I Resolution ATTACHMENT C No. 3897 and Exhibit A (Negative Declaration) RESOLUTION NO. 3897 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA ADOPTING THE FINAL MITIGATED NEGATIVE DECLARATION AS ADEQUATE FOR DESIGN REVIEW 03-009, AND RECOMMENDING THAT THE CITY COUNCIL ADOPT THE FINAL MITIGATED NEGATIVE DECLARATION AS ADEQUATE FOR GENERAL PLAN AMENDMENT 03-001, ZONE CHANGE 03- 001, AND TENTATIVE TRACT MAP 16506, AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of TuStin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: Ao That General Plan Amendment 03-001, Zone Change 03-001, Tentative Tract Map 16506, and Design Review 03-009 are considered "projects" pursuant to the terms of the California Environmental Quality Act; and Bo An Initial Study and a Mitigated Negative Declaration have been prepared for this project and distributed for public review. The Initial Study/Mitigated Negative Declaration evaluated the implications of the proposed development. Co The Planning Commission of the City of Tustin has considered evidence presented by the Community Development Director and other interested parties with respect to the subject Mitigated Negative Declaration. Do The Planning Commission has evaluated the proposed Mitigated Negative Declaration and determined that with incorporation of the mitigation measures, the project would not have a significant effect on the environment. I1. A Final Mitigated Negative Declaration, attached hereto as Exhibit A, has been completed in compliance with CEQA and state guidelines. The Planning Commission has received and considered the information contained in the Mitigated Negative Declaration prior to approving Design Review 03-009 and recommending approval of General Plan Amendment 03-001, Zone Change 03-001, and Tentative Tract Map 16506 and found that it adequately discusses the environmental effects of the proposed project. On the basis of the initial study and comments Resolution No. 3897 Page 2 received during the public hearing process, the Planning Commission finds that there will not be a significant effect as a result of the project. The Planning Commission hereby adopts the Final Mitigated Negative Declaration for Design Review No. 03-009 and recommends that the City Council adopt the Final Mitigated Negative Declaration for General Plan Amendment 03-001, Zone Change 03-001, and Tentative Tract Map 16506. In addition, the Planning Commission finds that the project involves no potential for any adverse effect, either individually or cumulatively, on wildlife resources as defined in Section 711.2 of the Fish and Games Code. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 10th day of November, 2003. LINDA C. JENNINGS 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. 3897 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 10th day of November, 2003. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A OF RESOLUTION NO. 3897 COMMUNITY DEVELOPMENT DEPARTMENrI 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 INITIAL STUDY ae BACKGROUND Project Title: Lead Agency: General Plan Amendment 03-001, Zone Change 03-001, Tentative Tract Map 16506, and Design Review 03-009 City of Tustin 300 Centennial Way Tustin, California 92780 Lead Agency Contact Person: Project Location: Justina Willkom Phone: (714) 573-3174 14552 Newport Avenue, Tustin~ CA 92780 Project Sponsor's Name and Address: The Olson Company, 3020 Old Ranch Parkway g400, Seal Beach, CA 90740 General Plan Designation: Public and Institutional (P&I) Zoning Designation: Commercial General (CG) Project Description: A General Plan Amendment to change the land use designation from Public and Institutional to High Density' Residential, a Zone Change to change the zoning designation from Commercial General (CG) to Multiple Family Residential (R-3), a Tentative Tract Map to subdivide the existing lot into a condominium tract, and a Design Review to consla'uct sixty-three (63) condominium units. The project will also include the execution of a Housing Assistance Agreement by and between the Tustin Community Redevelopment Agency and the site developer (The Olson Company) which will authorize the issuance of Redevelopment Agency's loan in the in the amount not to exceed $2,119,960 to assist in the creation of ten (10) affordable units for a period of not less than forty-five (45) years. Surrounding Uses: North: Shopping Center East: South: Hospital West: Other public agencies whose approval is required: [] Orange County Fire Authority ['-] [] Orange County Health Care Agency ['-1 [] South Coast Air Quality Management [] District Other · Multi-family Residential NeWport Avenue Developments City of Irvine City of Santa Ana Orange County EMA and Commercial B. -ENVIRONMENTAL FACTORS. POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. [-']Land Use and Planning ['-]Population and Housing [-]Geolo'gical Problems [--]Water [-].Air Quality [-]Transportation & Circulation ['-]Biological Resources [--]Energy and .Mineral Resources C. DETERMINATION: ['-]Hazards ['-]Noise [-]Public Services [-]Utilities and Service Systems [-']Aesthetics [-']Cultural Resources [-']Recreation [-]Mandatory Findings of Significance On the basis of this initial evaluation: I fred that the proposed project COULD NOT have a significant effect on .the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant-to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. mitigation measures that are imposed upon the proposed project. 'Preparer: Justina Willkom Elizabeth A. Binsack. Community Development Director I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to apPlicable standards, and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or Title Associate Planner Date 1) 2) 3) 4) 5) D. EVALUATION OF ENVIRONMENTAL IMPACTS 6) 7) 8) 9) Directions A brief explanation is required for all answers except "NO Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answei is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors and general standards (e.g. the projec_t will. not expose sensitive receptors to pollutants, based on a project-Specific screening analysis). All answers must take into account the whole action involved, including off-site, on-site, cumulative project level, indirect, direct, constructi°n, and operational impacts. Once the lead agency has determined that a particular physical impact may 'occur, the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substamial evidence that an effect may be significant. If there are one Or more "Potentially Significant Impact" entries when the determination is made, an EIR is'required. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures, from Section XVII, "Earlier 3axalyses," may be cross- referenced). Earlier analyses may be used where, pursuant to the tiering, program EI1L or other CEQA process, an.effect h~' been adequately analyZed in an earlier EIR ornegative declaration. Section 15063 (c) (3)(D). In this case, a bri, discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were withi~ the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effectS were addressed by mitigation measures bastd on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures IncOrporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Lead agencies are encouraged' to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages Where the statement is substantiated. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies normally address the questions from this checklist that are relevant to a project's environmental effects in whatever .format is selected. The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and, b) the mitigation measure identified, if any, to reduce the impact to less than significance. I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, inclUding, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime vieWs in the area? II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resoUrces are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model.(1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact [] [] [] [] a) Convert Prime Farmland, Unique Farmland, or Farmland ~f Statewide Importance (Farmland), as shown on the maps '~ared pursuant to the Farmland Mapping and Monitoring ~gram of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for'agricultural use, or a Williamson Act contract? c) InVolve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: [] [] [] [] a) Conflict with or obstruct implementation of the applicable air quality plan? ' b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? [] [] [] [] [] [] [] [] IV. BIOLOGICAL RESOURCES: -Would the project: a) Have a substantial adverse effect, either directlyor through h~abitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department ofFish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in. local or regional plans, policies, regulations or by the California Department offish and Game or U.S. Fish and Wildlife Service? e) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES: - Would the project: a) Cause a substantial adverse change'in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance Of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS: - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Potentially Significant Impact Less Than' Significant ~/ith Mitigation Incorporation Less Than Significant Impact No Impact i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of'a known fault7 Refer to Division of Mines and Geology Special Publication 42. ii) Strong s~ismie ground shaking? iii) _Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result,in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result m. on- or off-site landslide, late~l spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil,' as defined in Table 18-1-B of the Uniform Building Code {2001), creating substantial risks to life or property? Have soils incapable of adequately supporting the use of tie tanks or alternative waste water disposal systems where ~vers are not available for the disposal of waste water? VII. HAZARDS AND HAZARDOUS MATERIAI,~q: Would the project: a) Create a significant hazard to ,the public or the envi?onment through the routine transport, use, or disposal of hazardous materials? b)' Create a Significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous-materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of ,blic airport or public use airport, would the project result in ~afety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the Crqiect area? Potentially Significant Impact Less Than Significant With Mitigation Incorporation [] [] [] [] [] [] [] [] [] [] Less Than Significant Impact No Impact [] [] [] [] [] [] [] [] g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk &loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VIII. HYDROLOGY AND WATER QUALITY: - Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere · substantially' with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits ' have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormWater drainage systems or provide substantial additional sources of polluted nmofi? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or redirect flood'flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure ora levee or dam? j) Inundation by seiche, tsunami, or mudflow? k) Potentially impact stormwater runoff from construction activities? J~otentially Significant Impact Less Than Significant With' Mitigation Incorporation Less Than Significant Impact Nolmpact I) Potentially impact stormwater runoff from post- construction activities? m) Result in a potential for discharge ofstormwater pollutants from areas of material storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas, loading docks or other outdoor work areas? n) Result in a potential for discharge of stormwater to affect the beneficial uses of the receiving waters? o) Create the potential for significant changes in the flow velocity or volume of stormwater runoff to cause environmental harm? p) Create significant increases in erosion.of the project site or surrounding areas? IX. LAND USE AND PLANNING - Would the project: a/ Physically divide an established cOmmunity? Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) COnflict with any applicable habitat conservation plan or natural community conservation plan? X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability 0fa known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XI. NOISE- Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or _noise ordinance, or applicable standards of other agencies? Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? Potentially Significant Impact Less Than ' Significant With Mitigation Incorporation Less Than Significant Impact No Impact c) A substantial permanent increase in ambient noise levels in the Project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity .above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or'public use airport, would the project expose people residing or working in the project area to excessive noise levels? f). For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excess noise levels? XII. POPULATION AND HOUSIN.G.. - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant enviroumental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? Other public facilities? Potentially Significant Impact Less Than. Significant With Mitigation Incorporation Less Than Significant Impact No Impact [] [] [] [] [] .. V'. RECREATION __ a) Would the project increase the use of existing neighborhOod and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?. XV. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results ubstantial safety risks? d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) ReSult in inadequate emergency access? Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment-requirements of the applicable Regional Water Quality Control Board? b) Require or result]n the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water ainage facilities or expansion of existing facilities, the nstruction of which Gould cause significant environmental effects? Potentially Significant Impact Less Than Significant With Mitigation Incorporation Less Than Significant Impact No Impact [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] [] .0 [] [] [] [] [] [] [] [] d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment · provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid .waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below sell-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? ·Potentially Significant Impact Less Than Significant With Mitigation Incorporation Less Than Significant Impact No Impact EVALUATION OF ENVIRONMENTAL IMPACTS GENERAL PLAN AMENDMENT 03-001, ZONE CHANGE 03-001, TENTATIVE TRACT MAP 16506, AND DESIGN REVIEW 03-009 TIlE OLSON COMPANY TUSTIN PLACE 14552 NEWPORT AVENUE BACKGROUND The property is currently improved with a commercial masonry business (Tustin Block) and is surrounded by apartment complexes to the East, a 'local hospital to the South, Newport Avenue and commercial develOpments to the West, and a shoPPing center to the North. The project includes the construction of a sixty-three (63) unit condominium complex, of which ten (10) units will be set aside for affordable housing, a General Plan Amendment to amend the existing land use designation from Public &, InStitutional (P&I) to High Density Residential to provide for residential development on the project site, a Zone Change to change the zoning designation from Commercial General (CG) to Multiple Family Residential (R-3) to provide for multiple family residential development, a Tentative Tract Map to subdivide the site into condominium tract, and a Design Review for the review of building design, site planning, and site development. The project will include the construction of 103,320 square feet of residential development. Two floor plans are proposed. Plan 1 will be 1,457 square feet and Plan 2 will be 1,640 square feet for Plan 2. The project will also include the execution of a Housing Assistance Agreement by and between the Tustin Community Redevelopment Agency and the site developer (The Olson Company) which will authorize the issuance of a loan in the in the amount not to exceed $2,119,960 to assist in the creation of ten (10)affordable units for a period of not less than forty-five (45) years. 1. AESTI-W~TICS Items a & b - No Impact: The property is 3.23 acres occupied by a commercial masonry business, and is surrounded by developed parcels. The property is not located on a scenic vista or within a State scenic highway, thus would not damage scenic resources such as trees, rock outcroppings, or historical buildings within a State scenic highway. Mitigation Measures/Monitoring Required: None Required. Item c - Less Than Significant Impact Tustin Place GPA 03-001, ZC 03-001, TTM 16506, DR 03-009 Page 2 of 12 The property is currently improved and occupied by a commercial masonry business. The construction of a three-story housing project would change the visual character of the site and its surroundings. However, the impact would be less than significant since the site is surrounded by a four-story medical plaza to the South, two-story apartment complexes to the East, a shopping center to the North, and the project would be designed in a residential style that is consistent with the design, development standards, and landscaping standards for the area. The proposed building heights of two stories along the front elevations and three stories along the rear or garage elevations are compatible with the four-story medical plaza/hospital and the two-story apartments to the rear of the lot. The earth tones exterior colors and the craftsman design are consistent with other structures in the vicinity in that wood sidings used to Complement the shopping center to the north of the site. Item d - Less Than Significant Impact with Mitigation Incorporated The proposed new condominium complex would generate new light sources with installation of new exterior lighting for landscape areas, patios, and parking areas. However, the new sources of light would not adversely affect day- or night-time views in the area since the amount of lights would be commensurate with a typical residential project and would be required to comply with the City's security standards and all lights would be arranged so that no direct rays would shine onto adjacent property. Mitigation Measures/Monitoring Required: · At building plan check the applicant shall submit a photometric study for buildings and common area lighting and shall ensure that lighting be of a typical residontial level and shall be arranged so that direct rays do not shine on adjacent properties, subject to the review and approval of the Community Development Director. 2. AGRICULTURAL RESOURCES Items a, b & c - No Impact;. The proposed project will be located on a site that is currently improved and occupied by a masonry business and surrounded by developed residential apartment buildings, hospital and medical office buildings, and a shopping center. The proposed project is not located on a property designated as Prime farmland, Unique farmland, or Farmland of Statewide Importance, nor is it located within a property zoned for agricultural use, or a Williamson Act cOntract; therefore, the project will have no impacts on any Prime or Unique Farmland, or Farmland of Statewide Importance, nor will it conflict with existing zoning for agricultural use, or a Williamson Act contract. The proposed project will not result in conversion of farmland to a non-agricultural use. Mitigation Measures/Monitoring Required: Sources: Tustin General Plan Field Inspection Submitted Plans None Required Tustin Place GPA 03-001, ZC 03-00 I, TTM Page 3 of 12 16506, DR 03,009 Tustin City Code 3. AIR OUALITY Items a, b, c, d & e - Less Than Significant ImpaCt: The project will temporarily increase the amount of short-term emissions to the area due to grading of the property and construction activities. Since the site is relatively flat, only minor grading will be required. The project is below the thresholds of significance established by Tables 6-2 (operation thresholds) and 6-3 (construction thresholds) of the Air Quality Management District's CEQA Air Quality Handbook. The Air Quality Management District's CEQA Air Quality Handbook is intended tO provide professional guidance for analyzing and mitigating air quality impacts of projects when preparing environmental documents. The construction of fewer than 1,309,000 square feet of building, the grading of fewer than ·177.00 acres, and the operation of fewer than 297 condominium units is not considered a significant impact. Since the total building area will be 103,320 square feet on 3.23 acres of land and the project would have a total of 63 'units, which 'is less than the operational threshold of 297 units, no impact is anticipated. Less than significant short-term - emissions associated with grading, construction, and operation of the proposed project will comply with the regulations of the South Coast Air Quality Management District and the City of Tustin Grading Manual, which include requirements for dust control. As such, the proposed project will not conflict with or obstruct implementation of any. · applicable air quality plan, result in a cumulativelY considerable increase of any criteria pollutant as applicable by Federal or ambient air quality standard, nor will it expose sensitive receptors to substantial pollutant concentrations, or create objectionable odor affecting a substantial number of people. Mitigation Measures/Monitoring Required: None Required Sources South Coast Air Quality Management District Rules & Regulations City of Tustin Grading Manual Project Application Field Inspection BIOLOGICAL RESOURCES Items a, b, c, d, e & f- No Impact: The site is improved and occupied by a commercial masonry business and is surrounded with conunercial and residential properties_developed with pavement and structures. The site is not inhabited by any known species of animals and would have no impacts on animal poPulations, diversity of species, or migratory patterns. The project would include the removal of twenty-six (26) local trees (mostly eucalyptus trees) to accommodate the development and be replaced with 166 new trees. All new trees and landscape materials will be provided in accordance with the Tustin Landscape and Irrigation guidelines. No impacts to any unique, rare, or endangered species of plant or animal life identified in local or re~onal Tustin Place GPA 03-001, ZC 03-001, TTM 16506, DR 03-009 Page 4 of 12 plans, policies, or regulations by the California Department of Fish and Game or U.S. Fish and Wildlife Service would occur as a resultof this project. Mitigation Measures/Monitoring Required: None Required Sourcesl Field Inspection Submitted Plans Tustin City Code 5. CULTURAL RESOURCES Items a, b, c & d ,- No Impact: The property is not located within the City's Cultural Resources Overlay District, nor are there any identified cultural, historic, or archaeological resources identified on or around the site. The site is not located in an area of high paleontological sensitivity as illustrated in the City's GeneraI Plan. The project would have no impacts on cultural resources. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin Zoning Code Tustin City Code Tustin General Plan 6. GEOLOGY' & SOILS Items a-ii, a-iii, & d- Less Than Significant Impact:. The proposed building will be located on expansive soil and is located within an area that may subject people or structures to strong seismic ground shaking and seismic-related ground failure including liquefaction. However, a soils report is required to be submitted prior to building permit issuance per the 2001 Uniform Building Code to demonstrate compliance with Chapter 18, which requires proper excavation and fills for buildings, structures, foundations, and retaining structures, and appropriate construction techniques to ensure seismic stability. Mitigation Measures/Monitoring Required: None Required SourceS: Tustin General Plan Tustin City Code 2001 Uniform Building Code Project Application Field Evaluation Items a-i, a-iv, b, c, & e - No Impact: Tustin Place GPA 03-001, ZC 03-001, TTM 16506, DR 03-009 Page 5 of 12 The project site is not located within an area on the Alquist-Priolo Earthquake Fault Zoning Map. The project'will not be located on a geologic unit or soil.that is unstable and will not result in on- or off-site landslide, lateral spreading, subsidence, or collapse. Since all new buildings in the City are required to operate on the existing sewer system, the use of septic tanks or alternative wastewater disposal systems, will not be necessary. SOurces: Tustin General Plan Tustin City.Code 2001 Uniform Building Code Project Application Field Evaluation 7. HAZARDS '& HAZARDOUS MATERIALS Items a through h - No Impact: The proposed project involves the construction of a sixty~three (63) condominium complex. No storage or transports of hazardous materials are anticipated from the proposed residential development. The proposed project is designed with proper emergency 'evacuation and response systems; therefore, the project will not interfere with other emergency response or evacuation. The project area is not located on any potential impact zones identified for John Wayne Airport and not adjacent to wildland areas that-would be subject to fires. All grading and construction is subject to compliance with all applicable Uniform Building and Fire Codes: As such, the project is not anticipated to result in any significant hazards. Mitigation Measures/Monitoring Required: None Required. Sources: Uniform Building and Fire Codes Submitted Plans .Tustin General Plan 8. HYDROLOGY & WATER QUALITY Items a, b, c, d, e, k, 1, m, n & o - Less Than Si .tmificant Impact: The project site is relatively flat, and the proposed project will continue to maintain a relatively flat site with improved site drainage, including roads, curbs and gutters, and additional landscaping. There will be new construction and there is the potential to impact stormwater runoff from construction and post-construction activities with stormwater pollutants from the maintenance of landscape areas and the trash enclosures. There is also the potential for discharge of stormwater to affect the beneficial uses of the receiving waters and changes in the flow velocity or volume of storm water runoff. However, the project is required to. comply with the City's Water Quality Ordinance and most recently adopted NPDES permit (Santa Ana Regional Water Quality Control Board (RWQCB) Order R8- 2002-0010), thus reducing any potential impacts to a level of insignificance. Together, these regulations minimize water pollution by regulating point sources that discharge pollutants into local waters. As such, the project will not violate any water quality standards or waste discharge requirements or degrade water quality in the area. Tustin Place GPA 03-001, ZC 03-001, TTM 16506, DR 03-009 Page 6 of 12 ~ Mitigation Measures: ' None Required. Sollrces; Field Verification Submitted Plans Tustin City Code California Seismic Hazard Zone Map, Tustin Quadrangle, January 17, 2001 Items f, g, h, i, i and P-No Impact,; The project site is relativelY flat, and the proposed project will continue to maintain a relatively fiat site with improved site drainage and additional landscaping that will not result in substantial erosion, siltation, or flooding on- or off-site. The project will not substantially deplete groundwater supplies or interfere with groundwater recharge resulting in a net deficit in aquifer volume or a lowering of the local grOundwater table level. The project site is not located within a 100-year flood hazard area as mapped on a Flood Insurance Rate Map, nor is the project located within a 100-year flood hazard area structure which will impede or redirect flood flows. The project' site will not expose people or structures to a significant risk of loss, injury, or death as a result of the failure of a levee or dam, or by inundation by seiche, tsunami, or mudflow. Mitigation Measures: None Required. Sources'. Field Verification Submitted Plans Tustin City Code Federal Flood Insurance Rate Map 9. LAND USE PLANNING 'Item~ a, b & c -N° Impact: The Property is designated by. the General Plan Land Use Map as public and Institutional (P&I) and zoned Commercial General (CG). The proposed project would require a change in land use designation and zoning of the property to High Density Residential and Multiple Family Residential (R-3), respectively. With these changes, the proposed use would be consistent with the applicable land use and zoning regulations. These changes are consistent and compatible with other residential uses located to the east of the site and Land Use Policy 1.1 of the Tustin General Plan which permits compatible multi-family development to meet regional housing, needs where best suited from the standpoint of Current development, accessibility, transportation, and public facilities. Since the project would increase percentage of ownership housing consistent with Goal 3 of the Housing Element, the project is accessible through the City's current street system, and the project could be supported with existing transportation and public facilities; the proposed zone change and general plan amendment could be supported. In addition, the project also includes the creation of ten (10) affordable housing units, consistent with Housing Element General Plan Policy No. 1.1 Tustin Place GPA 03-001, ZC 03-001, TTM 16506, DR 03-009 Page 7 of 12 Which promotes the construction of additiOnal dwelling units to accommodate Tustin's share of regional housing needs. The proposed project would not divide an established community since it includes construction on an existing site completely surrounded by other similar residential and commercial buildings in an urbanized area. The proposed project is not located in the conservation plan or natural community conservation plan. The proposed project would not conflict with any applicable conservation plan. Mitigation Measures: None Required. Sourcesi Submitted Plans Tustin City Code Tustin General Plan Tustin ZOning Map 10. MINERAL RESOURCES Items a & b - No Impact: The proposed project is not located on a mineral resource recovery site. The construction of a sixty-three (63) unit condominium complex on a lot which is improved with a commercial masonry business will not result in the loss of availability of a known mineral resource. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code Tustin General Plan 11. NOISE Item a - Less ,Than Si, ~enificant with Mitigation Incorporation The project will be constructed within an area With exteribr Community Noise Equivalent (CNEL) contours that range from 60 dB to 70 dB (Figure N-1 of Tustin Noise Element). The provision of the State of California Noise Insulation Standards and the City of TUstin Noise ordinance limits the indoor noise levels for multifamilY residential living spaces to not exceed 45 dB and exterior noise level to 65dB. Table N-2 of the Tustin Noise Element identifies potential conflicts between the proposed land uses and the noise environment. Per Table N-2, the proposed project falls within ZOne A through Zone C. Zone A implies no mitigation measure will be needed, Zone B implies minor soundproofing may be needed, and Zone C implies noise mitigation such as construction of noise barriers or building sound insulation will be necessary. Since the buildings along Newport Avenue will be located within Zone C, the applicant will be required to provide a detailed analysis of noise reduction requirements and needed noise insulation features in the design. Tustin.Piace GPA 03-001, ZC 03-001, TTM 16506, DR 03-009 Page 8 of 12 Mitigation 'Measures/Monitoring Required: · Prior to issuance of a building permit, the applicant shall submit a noise analysis to identify needed insulation features to ensure the interior noise level of living areas and exterior noise level within patio areas do not exceed 45 dB and 65 dB, respectively, and shall incorporate these features into the construction drawings. The noise analysis shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. Sources; Submitted Plans Tustin City Code Tusfin General Plan Tustin Zoning Code. Items b, c & d- Less Than Significant Impact; The project includes construction of sixty-three (63) condominium units on an existing commercial site. Although the grading and construction of the site may result in typical temporary construction noise impacts, the Tustin Noise Ordinance only allows construction activities to occur during the daytime on Monday through Saturday -to eliminate construction noise during the nighttime hours. The proposed project will not create excessive ground vibrations, nor will it create a permanent increase in the existing ambient noise levels beyond the established standards. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code Tustin General Plan 'Item e & f-No Impact; The site is not located within an airport land use plan or within two (2) miles of a public or private airport. The proposed project is three (3) stories in height. Although the project is not located within the John Wayne Airport flying path, it is in close proximity to the incoming flights over the State Route 55 freeway to John Wayne Airport. The City, County, and State criteria for Community Noise Equivalent (CNEL) for exterior residential uses is 65 dB consistent with the Tustin Noise standards. In accordance with the California Airport Noise Standards, John Wayne Airport performs quarterly noise monitoring at several locations. Based on the quarterly noise abatement reports, the project is- not located within the 65 CNEL area/noise impact area. As a result, no specific method of construction would be required to mitigate the unanticipated aircraft noise impacts. The project, however, would be conditioned to meet City's noise standards. Tustin Place GPA 03-001, ZC 03-00'1, TTM 16506, DR 03-009 Page 9 of 12 Mitigation Measures/Monitoring Required: Sources: Submitted Plans Tustin City Code Tustin General Plan Tustin Zoning Code 12. POPULATION & HOUSING Items a, b, and c - No Impact: None Required The proposed project would construct sixty-three (63) condominium units and' increase the density in the area. The increase~ however, would not 'be substantial in that new public Streets or new public services would need to be created. The project site is currently improved and occupied by a commercial masonry business and the construction of a new condominium complex on the site would not displace existing housing or displace substantial numbers of people, necessitating the construction of replacement housing elsewhere. Mitigation Measures/Monitoring Required: None Sources: Submitted Plans Tustin City Code' Tustin General Plan 13. PUBLIC SERVICES Item a- No Impact: The proposed project would construct sixty-three (63) condominiums. The proposed project is in an existing urbanized area where fire and police protection are currently provided. Although the project would increase the density within the area, no new streets, public services, or infrastructure would need to be created. Mitigation Measures/Monitoring Required: None Sources: Submitted Plans Tustin City Code 14. RECREATION Items a & b - No Impact: The project is not located in proximity to recreational facilities. The project would not increase the use of existing parks such that substantial deterioration of the facility would occur or be accelerated, nor would the project include recreational facilities that would have Tustin Place GPA 03-001, .ZC 03-001,'TTM 16506, DR 03-009 Page 10 of 12 an'adverse physical effect on the environment. However, in accordance with Section 9331 of the Tustin City .Code, the project would be conditioned to dedicate parkland Or pay in lieu fees for parkland dedication. Mitigation Measures/Monitoring Required: · Prior to issuance of a building permit, the applicant shall dedicate a minimum of .0065 '~ acre per dwelling unit for parkland or pay fees in lieu of parkland dedication. The value 'of the mount of such fees shall be based upon the requirements of Section 9331.d.3 of the Tustin City Code. Sources: Submitted Plans Tustin City Code '15. TRANSPORTATION/TRAFFIC Items a & b - Less Than Si~ificant with Mitigation Incorporation .: The Circulation Element of the General Plan classifies Newport Avenue as a Modified Major arterial' highway which calls for an ultimate six (6) lane highway. Newport Avenue is currently improved with four lanes of traffic and since the project includes the subdivision of the site for condominium purposes, Section 9331 of Tustin City Code authorizes the requirement, as a condition of approval of a tentative map, for a dedication of land within the subdivision needed to bring Newport Avenue into a six (6) lane highway. Therefore the applicant will be required to dedicate a ten (10) foot. strip of land and construct street improvements along the project frontage such that the distance from centerline to the property line is sixty (60) feet. The traffic analysis .for this project is contained in a document prepared by Kunzman Associates (Attachment B). The project is anticipated to generate approximately 369 daily vehicle trips (see Attachment 1 - Traffic Impact Analysis). The project would generate twenty-seven (27) AM peak hour' trips and thirty-four (34) PM peak hour trips. For existing plus project traffic conditions, the intersections in the vicinity of the site are projected to operate.at Level of Service B or better during peak hours. For existing plus project traffic conditions, the roadway links in the vicinity of the site are projected to continue to operate within acceptable Levels of Service. However, for year 2020 with project traffic conditions, the intersections in the vicinity are projected to operate at Level of Service D during the peak hours, with the connection of Newport Avenue to Edinger Avenue. The roadway links for year 2020 are projected to operate within acceptable Levels of Service except on Newport Avenue at the project entrance intersection, which will operate at Level of Service F. To mitigate the traffic impacts at this location for year 2020, the applicant has agreed to contribute a fairshare fee towards the construc.tion of a raised median along Newport Avenue. This raised median would prohibit left tums from the project site and maintain the Newport Avenue level of service at an acceptable level. . TUStin Place · GPA 03-001, ZC 03-001, TTM 16506,.DR 03-009 Page 11 of 12. Mitigation Measures/Monitoring Required: Prior to issuance of a building permiti the applicant shall dedicate in fee title, a ten (10) foot additional street right-of-way along Newport Avenue. The applicant shall construct street improvements along the project frontage on Newport Avenue such that the distance from centefline to property line is sixty (60) feet. The applicant shall pay an "in-lieu" traffic impact mitigation fee of $19,780 to the City of Tustin prior to issuance of a building permit for the proposed project. The "in-lieu" fee shall be based upon the proportionate share of the cost to mitigate traffic impacts that are a direct result of the proposed project, based upon the traffic study prepared by Kunzman Associates, dated October 7, 2003, for the project. The in lieu fee will be used towards the construction of a raised median along Newport Avenue to bring the level of service on Newport Avenue at the project entrance to an acceptable level Prior to final inspection, the applicant shall install a "STOP" sign to control outbound traffic from project access driveway. Items c, d, e, f & g -'No Impact: The proposed project will not induce substantial population or growth wherein the project will not result in changes to air traffic patterns, or conflict with adopted policies, plans, or programs supporting alternative transportation such as bus turnouts or bicycle racks. The project includes sufficient parking on-site to comply with current parking requirements for the proposed use. As such, no impacts to parking are anticipatedl Mitigation Measures/Monitoring Required: None Required. Sources: Submitted Plans Tustin City Code Traffic ImpactAnalysis 16. UTILITIES & SERVICE SYSTEMS Items a, b, c, d, e, f & g - No Impact: The proposed project will not exceed requirements of the applicable Regional Water Quality Control Board or require or result in the construction of new water or wastewater treatment facilities. The proposed project will utilize the existing sewer and storm drain systems and thus will not require construction of a new storm water drainage facility or solid waste facility. The project will utilize the City's existing trash hauler contract, thus not requiting a new trash hauler. Adequate water supply from existing resources will be available to serve the proposed project. .Mitigation Measures/Monitoring Required: None Required. Sources: Submitted Plans Tustin City Code Tustin Place GPA 03-001, ZC 03-001, TTM 16506, DR 03-009 Page 12 of 12 Tustin General Plan 17. MANDATORY FINDINGS OF SIGNIFICANCE Items a, b & c- No ImCact: The project design, construction, and operation will comply with the regulations of the Community Development Department. The project, by nature of its location and as designed, does not have the potential to: degrade the quality of the environment; reduce the habitat of fish or wildlife species; cause a fish or wildlife population to drop below self- sUstaining levels; threaten to eliminate a plant or animal community; reduce the number or restrict the range of a rare or endangered plant or animal; or, eliminate important examples of the major periods of California history or prehistory. The project does not have the potential to achieve short-term environmental goals to the disadvantage of the lOng-term. It does not have impacts that are individually limited but cumulatively considerable or that would cause substantial .adverse impacts on human beings. Sources: Submitted Plans Tustin City Code Tustin General Plan S:\Cdd'dUSTINA\¢urrent planning~nviromnental\Olson Atiachme~t A.do¢ coMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, C~4 92780 (714J 573-3100' NEGATIVE DECLARATION Project Title: GPA 03-001, ZC 03-001, TTM 16506, DR 03-009 Project Location: 14552 Newport Avenue, Tustin, Orange County, California. Project Description: A General Plan Amendment to change the land use designation from Public and Institutional to High Density Residential, a Zone Change to change the zoning designation from Commercial General (CG) to Multiple Family Residential (R-3), a Tentative Tract Map to subdivide the existing lot into a condominium tract, and a Design Review to construct sixty-three (63) condomim'um units.- The project will also include the execution of a Housing Assistance Agreement by and between the Tustin Community Redevelopment Agency and the site developer (The Olson Company) which will authorize the issuance of the Redevelopment Agency's loan in the in the amount not to exceed' $2,119,960 to assist in.the creation often (10) affordable units for a period of not less than forty-five (45) years. ~'-oject Proponent: The Olson Company, 3020 Old Ranch Parkway g400, Seal Beach, CA 90740-2751 Lead Agency Contact Person: Justina Willkom Telephone: (714) 573-3174 The Community Development Department has conducted an Initial Study for the above project in accordance with the City of Tustin's procedures regarding implementation of the California Environmental Quality Act, and on the basis of that study hereby £mds: That there is no substantial evidence that the project may have a significant effect on the environment. That potential significant effects were identified, but revisions have been included in the project plans and agreed to by the applicant that wOuld avoid or mitigate the effects to a point where clearly no significant effects would occur. Said Mitigation Measures are included in Attachment A of the Initial Study which is attached hereto and incorporated herein. Therefore, the preparation of an' Environmental Impact Report is not required. The Initial Study which provides the basis for this determination is attached and is on file at the Community Development Department, City of Tustin. The public is invited to comment on the appropriateness of this Negative Declaration during the review period, which begins with the public notice of Negative Declaration and extends for twenty (20) calendar days. Upon review by the Community Development Director, this review period may be extended if deemed necessary. 'EVIEW PERIOD ENDS 4:00 P.M. ON NOVEMBER 5, 2003 Elizabeth A. Binsack Community Development Director ATTACHMENT B CITY OF TUSTIN TUSTIN PLACE TRAFFIC IMPACT ANALYSIS (REVISED) Prepared by: Carl Ballard and William Kunzman, P.E. April 28, 2003 October 7, 2003 (Revised) KUNZMAN ASSOCIATES llll Town & COUNTRY Ro,ko, Suw~ 34 O~.^t,~, CA 92868' PHONe: (714) 973-8383 F~x: (714) 973-8383 WEB; WWW.TRAFF 1C-ENGI NEER.COM 2732 Table of Contents '1, Findings ......................................................................................................... 2 Existing Traffic Conditions .......................................................................... 2 Traffic Impacts ............................................................................................ 2 Recommendations ..................................................................................... 3 2. Project Description .................................................................................... 6 Location ...................................................................................................... 6 Proposed Development .............................................................................. 6 3. Existing Traffic Conditions ..................................................................... 9 Surrounding Street System ..................................................... : .................. 9 Existing Travel Lanes and Intersection Controls ........................................ 9 Existing Average Daily Traffic (ADT) Volumes ........................................... 9 Existing Volume to Capacity Ratios ........................................................... 9 Existing Intersection Levels of Service (LOS) .......................................... 10 Existing Master Plan of Arterial Highways ................................................ 11 Transit Service ......................................................................................... 11 4. Project Traffic ................................................................ ' ............................ 21 Traffic Generation .................................................................................... 21 Traffic Generation Comparison ................... ~ ....................... . .................... 21 Traffic Distribution and Assignment .......................................................... 21 ProJect-Related Traffic..~ ........................................................................... 22 5. Existing Plus Project Traffic Conditions .......................................... 29 Existing Plus Project Average Daily Traffic (ADT)Volumes ..................... 29 Existing Plus Project Volume to Capacity Ratios ..................................... 29 Existing Plus Project Intersection Levels of Service (LOS) ...................... 29 6. Year 2020 Traffic Conditions ................................................................ 35 Method of Projection ................................................................................ 35 Year 2020 Average Daily Traffic (ADT) Volumes ..................................... 35 Year 2020 Volume to Capacity Ratios ..................................................... 35 Year 2020 Intersection Levels of Service (LOS) ...................................... 35 ,36 Project Traffic Contribution ....................................................................... · . , , . ..................... 49 Internal Cmrculat on .......................................................... ................ . ........................................... 49 Site Access .................................. .... ..... ... .......... . ..... . ........................ . .... ... .... . .... ..49 Sight Distance .................. ................................................. 50 Parking .................................................. " Appendices Appendix A Appendix B Appendix C Appendix D Glossary of Transportation Terms Traffic Count Worksheets Explanation and Calculation of Intersection Utilization (ICU) and Intersection Delay City of Tustin Improvement Standard No. 510 Capacity List of Tables Table 1. Table 2. Table 3. Table 4. Table 5. Table 6. Table 7. Table 8. Table 9. Summary of Intersection Levels of Service (LOS) ................................... 5 City of Tustin Roadway Capacities ........................................................ 12 Existing Intersection Levels of Service (LOS) ....................................... 13 Project Traffic Generation ..................................................................... 23 Traffic Generation Comparison ............................................................. 24 Existing Plus Project Intersection Levels of Service (LOS) ................... 30 Year 2020 Without Project Intersection Levels of Service (LOS) .......... 38 Year 2020 With Project Intersection Levels of Service (LOS) ............... 39 Project Traffic Contribution ............................ ' ........................................ 40 List of Figures Figure 1. Figure 2. Figure 3. Figure 4. Figure 5. Figure 6. Figure 7. Figure 8. Figure 9. Figure 10. Figure 11. Figure 12. Figure 13. Figure 14. Figure 15. Figure 16. Figure 17. Figure 18. Figure 19. Figure 20. Figure 21. Project Location Map .................................................. ' .................... Site Plan ....................................... Existing Through Travel Lanes and Intersection Controls .................. 14 Existing Average Daily Traffic (ADT) Volumes ................................... 15 Existing Volume to Capacity Ratios ................................................... 16 Existing Morning Peak Hour Intersection Turning Movement .............................................. 17 Volumes ............................................... Existing Evening Peak Hour Intersection Turning Movement 18 Volumes ............................................................................................. City of Tustin General Plan Circulation Element ................................ 19 City of Tustin General Plan Roadway Cross-Sections ....................... 20 ......................... 25 Project Traffic Distribution ......................................... Project Average Daily Traffic (ADT) Volumes .................................... 26 Project Morning Peak Hour Intersection Turning Movement 27 Volumes ............................................................................................. Project Evening Peak Hour Intersection Turning Movement 28 Volumes ............................................................................................. Existing Plus Project Average Daily Traffic (ADT) Volumes ............... 31 Existing Plus Project Volume to Capacity Ratios ............................... 32 Existing Plus Project Morning Peak Hour Intersection Turning ...................................... 33 Movement Volumes ...................................... Existing Plus Project Evening Peak Hour Intersection Turning Movement Volume'§...'i ........................................................................ 34 Year 2020 Without Project Average Daily Traffic (ADT) Volumes ...... 41 Year 2020 With Project Average Daily Traffic (ADT) Volumes ........... 42 Year 2020 Without Project Volume to Capacity Ratios ...................... 43 Year 2020 With Project Volume to Capacity Ratios ........................... 44 Figure 22. Figure 23. Figure 24. Figure 25. Figure 26. Figure 27. Year 2020 Without Project Morning Peak Hour Intersection Turning Movement Volumes ............................................................................ 45 Year 2020 Without Project Evening Peak Hour Intersection Turning Movement Volumes ............................................................................ 46 Year 2020 With Project Morning Peak Hour Intersection Turning Movement Volumes ............................................................................ 47 Year 2020 With Project Evening Peak Hour Intersection TUrning Movement Volumes ............................................................................ 48 Circulation Recommendations ............................................................ 51 Sight Distance Requirements on Newport Avenue for Project Driveway ............................................................................................ 52 City of Tustin Tustin Place Traffic Impact Analysis (Revised) This report contains the revised traffic impact analysis for the Tustin Place projeCt. The project site is located east of Newport Avenue between Walnut Avenue and Sycamore Avenue in the City of Tustin. The traffic report contains documentation of existing traffic conditions, traffic generated by the project, distribution of the project traffic to roads outside the project, and an analysis of future traffic conditions. Each of these topics is contained in a separate section of the report. The first section is "Findings", and subsequent sections expand upon the findings. In this way, information on any particular aspect of the study can be easily located by the reader. Although this is a technical report, every effort has been made to write the report clearly and concisely. To assist the reader with those terms unique to transportation engineering, a glossary of terms is provided in Appendix A. 1. Findings This section summarizes the existing traffic conditions, project traffic impacts, and the proposed mitigation measures. Existinq Traffic Conditions a0 The project site is currently occupied with the Tustin Block Company. Table 1 shows the existing Levels of Service (LOS) at the study area intersections. The intersections in the vicinity of the site currently operate at Level of Service A during the peak hours. The roadway links in the vicinity of the site currently operate within acceptable Levels of Service. Traffic Impacts ao The project site is proposed to be developed with 63 condominium dwelling units. The proposed project will have access to Newport Avenue. The project site is projected to generate approximately 369 daily vehicle trips, 27 of which will occur during the morning peak hour, and 34 of which will occur during the evening peak hour. Table 1 shows the existing plus project Levels of Service (LOS) at the study area intersections. For existing plus project traffic conditions, the intersections in the vicinity of the site are projected to operate at Level of Service B or better during the peak hours. For existing plus project traffic conditions, the roadway links in the vicinity of the site ate projected to continue to operate within acceptable Levels of Service. Table I shows the Year 2020 without project Levels of Service (LOS) at the study area intersections. For Year 2020 without project traffic conditions, the intersections in the vicinity of the site are projected to operate at Level of Service D or better during the peak hours, with the connection of Newport Avenue to Edinger 2 jo ko mo Avenue and assuming improvements at the Newport Avenue/Sycamore Avenue intersection (see Table 7). For Year 2020 without project traffic conditions, the roadway links in the vicinity of the site are projected to operate within acceptable Levels of Service, with the connection of Newport Avenue to Edinger Avenue. Table 1 shows the Year 2020 with project Levels of Service (LOS) at the study area intersections. For Year 2020 with project traffic conditions (see Table 8), most of the intersections in the vicinity of the site are projected to operate at Level of Service D or better during the peak hours (assuming the Newport Avenue/Sycamore Avenue intersection improvements), with the connection of Newport Avenue to Edinger Avenue. However, the Newport Avenue/Project Entrance intersection is projected to operate at Level of Service F during the evening peak hour. For Year 2020 with project traffic conditions, the roadway links in the vicinity of the site are projected to operate within acceptable Levels of Service with the connection of Newport Avenue to Edinger Avenue. The percentage of project increase is shown in Table 1 for the study area intersections. As shown in Table 9, the project traffic contributions have been calculated for the intersections in the vicinity of the site. The project traffic contribution has been based on the proportion of project peak hour traffic contributed to the total new peak hour Year 2020 traffic volume. Even though the Newport Avenue/Sycamore Avenue intersection is projected to operate at Level of Service F during the peak hours (without improvements), the project impacts are 0.004 and 0.004 for the morning and evening peak hours, respectively (Table 7 compared to Table 8). These increases in ICU would be below a threshold of significance for project related impacts. Recommendations. The following measures are recommended to mitigate the impact of the project on traffic circulation: a. Site-specific circulation and access recommendations are depicted on Figures 26 and 27. b. A STOP sign should be installed to control outbound traffic at the site access driveway. c. On-site traffic signing and striping should be implemented in conjunction with detailed construction plans for the project. All markings or signs 3 eo internal to the project shall comply with provisions of the State's Traffic Manual. The site should provide sufficient parking spaces to meet City of Tustin parking code requirements in order to service on-site parking demand. A project impact has been identified for Year 2020 traffic conditions at the Newport Avenue/Project Entrance intersection. A future raised median on Newport Avenue will provide the necessary mitigation of the project impacts. The project's proportionate share of a raised median improvement has been estimated to be $19,780. The project shall provide the $19,780 to the City of Tustin, which will serve to mitigate the future impacts generated by the proposed project. 4 Table 1 Summary of Intersection Levels of Service (LOS) Intersection Avenue (NS) at: Walnut Avenue (EW) Avenue (NS) at: Sycamore Avenue (EVV) iCU-LOS~ Scenario Morning Existing Existing Plus Project Project Percent Increase 0.6% Year 2020 Without Project 0.615-B Year 2020 With Project 0.617-B Pro ;ct Increase 0.3% Existing 0.396-A Existing Plus Project Project Increase Year 2020 Without Project2 Year 2020 With Project2 0.806-D Project Increase ICU-LOS = Intersection Capacity Utilization - Level of Service With improvements reflected in Tables 7 and 8. 5 2. Project Description This section discusses the project's location, proposed development, and traffic characteristics of such a development. Figure 1 shows the project location map and Figure 2 illustrates the site plan. Location The project site is located east of Newport Avenue between Walnut Avenue and Sycamore Avenue in the City of Tustin. Proposed Development The project site is proposed to be developed with 63 condominium dwelling units. The following describes 'the propoSed land use from a traffic engineering viewpoint: Condominiums: Peak traffic volumes occur in the morning and evening when inhabitants are going to and from work. Mid-day volumes are often shopping oriented or child related, such as home-to-school and home-to-Little League. 6 Figure 1 Project Locotion I~op -)(- Site Associates 7 Figure 2 Site Plon 2732/2 8 3. Existing Traffic Conditions The traffic conditions as they exist today are discussed below and illustrated in Figures 3 to 9. Surroundin,q Street System Roadways that will be utilized by the development include Newport Avenue, Walnut Avenue, and Sycamore Avenue. In the vicinity of the project site, the following roadway conditions exist. Newport Avenue.: This north-south two lane undivided to four lane divided roadway. It currently has a volume of approximately 3,700 to 29,200 vehicles per day. Walnut Avenue: This east-west four lane undivided to four lane divided roadway. It currently has ~ volume of approximately 7,400 to 14,000 vehicles per day. Sycamore Avenue.;. This east-west two lane undivided to four lane divided roadway. It currently has a volume of approximately 7,500 to 8,600 vehicles per. day. Existin.q Travel LaneS and Intersection Controls Figure 3 identifies the existing roadway conditions for arterials near the site. The number of through lanes for existing roadways and the existing intersection controls are identified. Existin.q Avera.qe Daily Traffic (ADT) Volumes Figure 4 depicts the existing average daily traffic (ADT) volumes. Traffic volumes were obtained from the City of Tustin 2003 Traffic Flow Map. Existin.q Volume to Capacity Ratios. Roadway capacity is generally defined as the number of vehicles that can be reasonably expected to pass over a given section of road in a given time period. Congestion, high accident rates, the quality of traffic flow (Level of Service), and environmental acceptability all come into play in defining a particular roadway's effective capacity. It is possible to identify maximum desirable volumes for typical roadway types based on the number of roadway travel lanes. These daily volumes reflect estimates of the amount of daily traffic that will result in peak hour traffic volumes equal to the maximum desirable capacity of each roadway type. Table 2 contains City of Tustin daily capacities by roadway type. By dividing existing ADT volumes by the daily roadway Capacities listed in Table 2, existing daily volume to capacity ratios have been calculated and are shown in Figure 5. As may be seen on Figure 5, the roadway links in the vicinity of the site currently operate within acceptable Levels of Service. Existinq Intersection Levels of Service (LOS) The technique used to assess the operation of a signalized intersection is known as Intersection Capacity Utilization (ICU). To calculate an ICU value the volume of traffic using the intersection is compared with the capacity of the intersection. An ICU value is'usually expressed as a decimal. The decimal represents that portion of the hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate at Capacity. The technique used to calculate Intersection Capacity Utilization (ICU)is as follows. Lane capacity is 1,700 vehicles per lane per hour of green time for through and turn lanes. A total yellow clearance time of 5 percent is added. The technique used to assess the capacity needs of an unsignalized intersection is known as the Intersection Delay Method. To calculate delay, the volume of traffic using the intersection is compared with the capacity of the intersection. The Levels of Service for the existing traffic conditions have been calculated and are shown in Table 3. Existing Levels of Service are based upon manual morning and evening peak hour intersection turning movement counts made for Kunzman Associates in April 2003 (see Figures 6 and 7). Traffic count worksheets are provided in Appendix B. There are two peak hours in a weekday. The morning peak hour is between 7:00 AM and 9:00 AM, and the evening peak hour is between 4:00 PM and 6:00 PM. The actual peak hour within the two hour interval is the four consecutive 15 minute periods with the highest total volume when all movements are added together. Thus, the evening peak hour at one intersection may be 4:45 PM to 5:45 PM if those four consecutive 15 minute periods have the highest combined volume. The intersections in the vicinity of the site currently operate at Level of Service A during the peak hours. Existing Level of Service worksheets are provided in Appendix C. Comparison of daily volume to capaCity ratios and corresponding Level of Service, and peak hour Intersection Capacity Utilization and corresponding Level of Service reveals significant differences. The differences between daily link volume to capacity ratios and peak hour ICU values is particularly pronounced when cross traffic is light. Daily volume to capacity ratios assume that all cross streets require 50 percent of the time to satisfy their demand, and assume that the subject street has 50 percent of the time available to it. The daily link volume to capacity ratios are a generalized indicator while peak hour ICU actually represents what can be expected in the peak hour at intersections. Of the two indicators, the peak hour 10 ICU value and corresponding LOS is by far the best measure of performance. Existin,q Master Plan of Arterial Highways roadway Figure 8 exhibits the current City of Tustin General Plan Circulation Element. Both existing and future roadways are included in the circulation Element of the General Plan and are graphically depicted on Figure 8. This figure shows the nature and extent of arterial highways that are needed to serve adequately the ultimate development depicted by the Land Use Element of the General Plan. Figure 9 shows the City of Tustin General Plan roadway cross'sections. Transit Service The study area is currently served by the OCTA Route 66 along Walnut Avenue. The traffic reducing potential of public transit has not been considered in this report. Essentially the traffic projections are "worst case" in that public transit might be able to reduce the traffic volumes. 11 Table 2 City of Tustin Roadway Capacities Number Capacity Facility Type of Lanes LOS D LOS E Maior Highway 8 Divided 67,500 75,000 Major Highway 6 Divided 50,600 56,300 Pdmary Highway 4 Divided 33,800 37,500 Secondary Highway 4 Undividec 22,500 25,000 Commuter 2 Undivided 11,300 12,500 12 Table 3 Existing Intersection Levels of Service (LOS) Intersection Approach Lanes~ Peak Hour Traffic Northbound l Southbound Eastbound Westbound ICU-LOS2 Intersection Control3 L T R L T R L T R L T R Morning Evening Newport Avenue (NS) at: Walnut Avenue (EW) TS 1 2 1 1 2 1 1 2 0 1 2 0 0.533-A 0.573-A Sycamore Avenue (EW) TS I I I 1 1 1 1 1 0 0 2 0 0.396-A 0.461-A When a right turn lane is designated, the lane can either be striped or unstriped. To function as a fight turn lane, there msujt be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right 2 ICU-LOS = Intersection Capacity Utilization - Level of Sewice 3 TS -- Traffic Signal 13 Figure 3 Existing Through Travel Lanes end Intersection Controls 2 -X- Site Kunzman Associates Traffic E~nol ·rough Trove2 Lanes Dirtied Undivided Intersection refermce numbers ore in upper left corner of turning movement boxes. 2~2~ 14 Figure 4 Existing Average DaVy Traffic (ADT) Volumes 7.4 14.0 -X-- Site 8.6 3.7 7.5 I7 = Vehicles Per Day (lO00's) Ku~z~ Assoc~tes 15 Figure 5 Existing Volume To Copocity Rotios 9(- Site Leaend 0.50: Volume To Capacity R~tio Ku~z~na~ Assoc~,fes 2~2~ 16. Figure .6 Existing Morning Peak Hour Intersecbon Turning Movement Volumes 2 -)(- Site 3 ~1 ~ I~ }Walnut Avenue Ku~zrna~ Associates Proje:t Entrance S)camore Avenue Intersection reference numbers ore in upper left corner of turning movement boxes. 2732/bbos 17 Figure 7 Existing Evening Peak Hour Intersection Turning Movement Volumes 3 2 --X- Site 18 Figure 8 City of Tustin C;,eneral Plan Circulation Bement T~-an~po~t, ion :or:id. or aUfnme.nt, if d. ta82'n.mmat, t comT. LEGEND J~ajor (6 lanes) J~od~lect )/ajor (6 1~) (4 l~nes) 9e~n~ (4 or 2 ~) A~ed Bo~ Kvnzman Associates Sourc~ City of Tustin 2732/8 19 Figure 9 City of Tustin General Plan Eoodwoy Cross-Sections 144' 1 ~6~,ii 120' 102'., 92' BO' ROW 64' t Ku~zman Assoc~rtes S~urce: City of Tustin 2732/9 20 4. Project Traffic The project site is proposed to be developed with 63 condominium dwelling units. The proposed project will have access to Newport Avenue. Traffic Generation,, The traffic generated by the project is determined by multiplying an appropriate trip generation rate by the quantity of land use. Trip generation rates are predicated on the assumption that energy costs, the availability of vehicles to drive, and our life styles remain similar to what we know today. A major change in these variables may affect trip generation rates. Trip generation rates were determined for daily traffic, morning peak hour inbound and outbound traffic, and evening peak hour inbound and outbound traffic for the proposed land use. By multiplying the traffic generation rates by the land use quantities, the traffic volumes are determined. Table 4 exhibits the traffic generation rates, project peak hour volumes, and project daily traffic volumes. The trip generation rates are from the Institute of Transportation Engineers (ITE), Trip Generation.., 6th Edition, 1997. The project site is projected to generate approximately 369 daily vehicle trips, 27 of which will occur during the morning peak hour, and 34 of which will occur during the evening peak hour. Traffic Generation Comparison, The project site is requesting authorization to change the zoning designation from Commercial General (CG) to Multiple Family Residential (R-3). A traffic generation comparison has been conducted between the land uses for the previous development and the proposed development. Based upon the trip generation comparison depicted in Table 5, the proposed development is projected to generate approximately 59 more daily vehicle trips, 19 more of which will occur during the morning peak hour, and 10 more of which will occur during the evening peak hour. Traffic Distribution and Assignment. Traffic distribution is the determination of the directional orientation of traffic. It is based on the geographical location of employment centers, commercial centers, recreational areas, or residential area concentrations. Traffic assignment is the determination of which specific route development traffic will use, once the generalized traffic distribution is determined. The basic factors affecting route selection are minimum time path and minimum distance path. 21 Figure 10 contains the directional distribution and assignment of the project traffic for the proposed land use. ?roject-Related Traffic Based on the identified traffic generation and distribution, project related ADT volumes are shown on Figure 11. The project related morning and evening peak hour intersection turning movement volumes are shown on Figures 12.and 13, respectively. 22 Table 4 Project Traffic Generation~ Tdps Generated Trips Generated Time Period Per DU2 by 63 DU Morning Peak Hour Inbound 0.07 4 Outbound 0.37 23 Total 0.44 27 Evening Peak Hour Inbound 0.36 23 Outbound 0.18 11 Total 0.54 34 Daily 5.86 369 1 source: Institute of Transportation Engineers (ITE), Trip Generatior~, 6th Edition, 1997, Land Use Category 230, 2 DU = Dwelling Units 23 Table 5 Traffic Generation Comparison Peak Hour Morning Evening Land Use Quantity Units~ inbound Outbound Total Inbound !Outbound Total Daily Previous Commercial Retail2 3.23 AC 4 4 8 12 12 24 31 proposed Multi-Family Attached Residential3 63 DU 4 23 27 23 11 34 369 Difference +0, +19 +19 +11 -1 +10 +59 AC = Acres DU = Dwelling Units Source: Institute of Transportation Engineers (ITE), .Trip Generation, 6th Edition, 1997, Land Use Category 817. See Table 4. 24 Figure 10 Project ~'reffic Oistr~ution 10'~ 70~ (55~) --X'- Site 20'I 05[) 5~ (2s~O 10~ 10~ = percent To~.rom Project For Existing Plus Project Troffic Conditions (10~ = percent To/From Pro'~t For Yeor 2020 With Project Troffic Conditions K~z~n Associates 2732/~o 25 Figure 11 Project Average Da~y Traffic (ADT) Volumes D.! (0.'0 (o.2) -X- Site (o.~) ~ (0.2) Nee O.'l) (Nee) Leaend 0.1 = Vehicles Per Day (lO00's) For Existhg Plus Project Traffic Conditions (0.1) = Vehicles Per For Year 2020 Wifh Project Traffic Conditions Nee-- Nominal, Less Than 50 Vehicles Per Day Kunzrrmn Assoo~ztes 2732/11 26 Figure 12 Project Morning Peak Hour Intersection Turning Movement Volumes 2 * Site 3 Kun, zra~ Associates I Exi~in§ Ptus Project Traffic ~ project'w-le Entrance s~e A~nue Int~cti~ ref~ num~ ore ~ u~ left ~m~ of tumin~ m~t box~ 2732~as S)cemere Avenue 27 Figure 1.3 Project Evening Peak Hour Intersection Turning Movement Volumes 2 -X- Site 3 Existing Plus Project Troffic CondiU~s J K=~zrn~ Assoc~fes Intersection reference numbers ore in upper left corner of tumin9 movement boxe[ 2752~obos 28 5. Existing Plus Project Traffic Conditions Once the project-related traffic is assigned to the existing street network and added to existing volumes, the traffic impact can be assessed. Figures 14 to 17 illustrate the existing plus project traffic conditions. Existin,q Plus Project AveraRe Daily Traffic (ADT) Volumes Upon project completion and occupancy, the existing plus project ADT volumes are as illustrated on Figure 14. ExistinR Plus Project Volume to Capacity Ratios For existing plus project traffic conditions, daily volume to capacity ratios have been calculated and are as shown on Figure 15. Daily volume to capacity ratios are based on City of Tustin roadway capacities depicted in Table 2. For existing plus project traffic conditions, the roadway links in the vicinity of the site are projected to continue to operate within acceptable Levels of Service. ExistinR Plus Project Intersection Levels of Service (LOS) The technique used to assess the operation of a signalized intersection is known as Intersection Capacity Utilization (ICU). To calculate an ICU value the volume of traffic using the intersection is compared with the capacity of the intersection. An ICU value is usually expressed as a decimal. The decimal represents that portion of the hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate at capacity. The technique used to assess the capacity needs of an unsignalized intersection is known as the Intersection Delay Method. To calculate delay, the volume of traffic using the intersection is compared with the capacity of the intersection. The Levels of Service for the existing plus project traffic conditions have been calculated and are shown in Table 6. Existing plus project morning and evening · -peak hour intersection turning movement volumes are shown on Figures 16 and 17, respectively. For existing plus project traffic conditions, the intersections in the vicinity of the site are projected to operate at Level of Service B or better during the peak hours. Existing plus project Level of Service workSheets are provided in Appendix C. 29 Table 6 Existing Plus Project Intersection Levels of Service (LOS) Peak Hour Intersection Ap ~roach Lanes~ iCU_LOS2/ Traffic Northbound 'Southbound Eastbound Westbound Dela},-LOS3 Intersection Control4 L T R L T R L T R L T R Morning lEvenin~ Newport Avenue (NS) at: Walnut Avenue (EW)2 TS 1 2 1 1 2 1 1 2 0 1 2 0 0.536-A 0.574-A Project Entrance (EW)3 CS.___~S0 2 1_ 1_ 2 0 0 0 0 0 1_ 0 10.8-B 11.3-B . Sycamore Avenue (EW)2 TS 1 1 1 1 1 1 1 1 0 0 2 0 0.398-~ 0.463-A When a right turn lane is designated, the lane can either be striped or unstfiped. To function as a fight turn lane, there must be sufficient width for fight tuming vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; 1_ = Improvement ICU-LOS = Intersection Capacity Utilization - Level of Service Delay and level of service has been calculated using the following analysis software: Traffix, Version 7.5.0615 (2000). Per the 2000 Highway Capacity Manual (HCM), overall average intersection delay and level of service are shown for intersections with traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. TS = Traffic Signal CSS = Cross Street Stop 30 Figure 14 Existing Plus Project Average Oa~ly Traffic (ADT) Volumes 7.4 14-.1 -X- Site 11.1 &7 3.7 = Vehides Per Day (lO00's) Kur~zrna~ Assoc~tes I 2732/1~ 31 Figure 15 Existing Plus Project Volume To Copocity Rotios -~- Site Legend 0.30 = Volume To C~pacity Rotio Ku~rr~ Assoc~,fes 2732/15 32 Figure 16. Existing Plus Project Morning Peek Hour Intersection Turning Movement Volumes 2 "X- Site 3 ~ ~' I~ I Wdnut kvenue K~flzrrm~ Associates Project Entrance Sycomore Avenue Intersectio~ reference numbers ore in upper left comer of turning movement boxes. 2732/bbes 35 Figure 17 Existing Plus Project Evening Peak Hour Intersection Turning Movement Volumes 2 -X" Site 3 It~olnut AYenue Kunzman Associates Intersection reference numbers ore in upper left comer of turning movement boxes. 2732/bbas 34 6. Year.2020 Traffic Conditions In this section, Year 2020 traffic conditions reflecting ultimate buildout of the existing General Plan without and with the project are discussed. Figures 18 to 25 show the Year 2020 traffic conditions. Method of Projection The Year 2020 without project ADT and peak hour volumes have been obtained · from the Marine Corps Air Station (MCAS) Tustin Disposal and Reuse Traffic Study (October 19, 1999). The project site has been manually overlaid onto the study area network. Year 2020 Average Daily Traffic (ADT) Volumes Year 2020 without project ADT volumes are depicted on Figure 18 and the Year 2020 with project ADT volumes are as illustrated on Figure 19. Year 2020 Volume to Capacity Ratios For Year 2020 without and with project traffic conditions, daily volume to capacity ratios have been calculated and are as shown on Figures 20 and 21. Daily volume to capaCity ratios are based on City of Tustin roadway capacities depicted in Table 2. For Year 2020 without project and with project traffic conditions, the roadway links in the vicinity of the site are projected to operate within acceptable Levels of Service, with the connection of Newport Avenue to Edinger Avenue. Year 2020 Intersection Levels of Service (LOS) The technique used to assess the operation of a signalized intersection is known as Intersection Capacity Utilization (ICU). To calculate an ICU value the volume of traffic using the intersection is compared with the capacity of the intersection. An ICU value is usually expressed as a decimal. The decimal represents that portion of the hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate at capacity. The technique used to assess the capacity needs of an unsignalized intersection is known as the Intersection Delay Method. To calculate delay, the volume of traffic using the intersection is compared with the capacity of the intersection. The Levels 'of Service for the Year 2020 without project traffic conditions have been calculated and are shown in Table 7. Year 2020 without project morning and evening peak hour intersection turning movement volumes are shown on Figures 22 and 23, respectively. 35 For Year 2020 without project traffic conditions, the intersections in the vicinity of the site are projected to operate at Level of Service D or better during the peak hours, with the connection of Newport Avenue to Edinger Avenue and assuming improvements at the Newport Avenue/Sycamore Avenue intersection (see Table 7). Year 2020 without project Level of Service worksheets are provided in Appendix C. The Levels of Service for the Year 2020 with project tra'ffic conditions have been calculated and are shown in Table 8. Year 2020 with project morning and evening peak hour intersection turning movement volumes are shown on Figures 24 and 25, respectively. For Year 2020 with project traffic conditions (see Table 8), most of the intersections in the vicinity of the site are projected to operate at Level of Service D or better during the peak hours (assuming the Newport Avenue/Sycamore Avenue intersection improvements), with the connection of Newport Avenue to Edinger Avenue. However, the Newport Avenue/Project Entrance intersection is projected to operate at Level of Service F during the evening peak hour. Year 2020..with project Level of Service worksheets are provided in Appendix C. Based on the intersection analysis tool known as the Delay Methodology, the intersection of Newport Avenue/Project Entrance is projected to operate at an unacceptable Level of Service as an unsignalized intersection. If it were signalized, the Delay Methodology would indicate that the intersection would operate at an acceptable Level of Service (see Table 8). However, based on traffic signal warrants, and directly considering the intersection volumes, a traffic signal is not warranted. The traffic signal warrant methodology directly addresses whether a traffic signal should be installed or not, where as one of the by products of the Delay Methodology implies that a traffic signal is needed. The traffic signal warrants are based on years of experience, are time tested, industry standards, and are recognized by the Federal Highway Administration and Caltrans as the appropriate method of determining whether a traffic signal is needed or not. The Delay Methodology on the other hand is not recognized by the Federal Highway Administration and Caltrans as a valid methodology for determining whether a traffic signal is needed or not. Therefore, the two methodologies produce different and contradictory conclusions to the question of whether a traffic signal is needed or not. Of the two methodologies, Kunzman Associates believes the traffic signal warrant methodology should take precedence and a traffic signal should not be installed. Project Traffic Contribution As shown in Table 9, the project traffic contributions have been calculated for the intersections in the vicinity of the site. The project traffic contribution has been 36 based on the proportion of project peak hour traffic contributed to the total new peak hour Year 2020 traffic volume. Even though the Newport Avenue/Sycamore Avenue intersection is projected to operate at Level of Service F during the peak hours (without improvements), the project impacts are 0.004 and 0.004 for the morning and evening peak hours, respectively (Table 7 compared to Table 8). These increases in ICU would be below a threshold of significance for project related impacts. A project impact has been identified for Year 2020 traffic conditions at the Newport Avenue/Project Entrance intersection. A future raised median on Newport Avenue will provide the necessary mitigation of the project impacts. The project's proportionate share of a raised median improvement has been estimated to be $19,780. The project shall provide the $19,780 to the City of Tustin, which will serve to mitigate the future impacts generated by the proposed project. Table 7 Year 2020 Without Project Intersection Levels of Service (LOS) Intersection Approach Lanes~ Peak Hour Traffic Northbound Southbound Eastbound Westbound ICU-LOS2 Intersection Control3 L T R L T R L T R L T R Morning Evening Newport Avenue (NS) at: Walnut Avenue(EW) TS 1 2 1 1 2 1 1 2 0 1 2 0 0.615-B 0.660-B Sycamore Avenue (EW) - Without Improvements TS 1 1 1 1 1 1 1 1 0 0 2 0 1.650-F 1.805-F - With Improvements TS _2 2_ 1 1 3 0 _2 1 1_ 0 2 0 0.804-D 0.862-D When a right turn lane is designated, the lane can either be striped or unstriped. To function as a right tum lane, there must be sufficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; 1 = Improvement 2 ICU-LOS = Intersection Capacity Utilization - Level of Service 3 TS = Traffic Signal 38 Table 8 Year 2020 With Project Intersection Levels of Service (LOS) i Traffic Intersection Newport Avenue (NS) at: Walnut Avenue (EW)2 I TS Project Entrance (EW)3 I _ - Without Improvements'I CSS - With Improvements I C~SS W2 Sycamore Avenue (E) -Without Improvements I TS -With Improvements I TS Peak Hour ~tersection AI proach Lanes~ Northbound L T R 1 2 0 2 ~ 0 2 ~ 1 1 1 Southbound L T R 1 2 1_ 2 0 0 2 0 I 1 1 I 3 0 Eastbound L T R 1 2 0 0 0 0 0 0 0 1 I 0 Westbound L T R I 2 0 o ! o o o ! 0 2 0 0 2 0 ICU-LOS2/ D ia) LOS3 ,, Mort ng Evening 0.61 -B 0,661-B 23.1.C 99.7-F 10.:-B 16.9-C 1.6,,. [-F 1.809-F 0.8C ~-E 0.864-1: When a dght turn lane is designated, the lane can either be striped or unstriped. To function as a right turn lane, there must be sUfficient width for right turning vehicles to travel outside the through lanes. L = Left; T = Through; R = Right; 1_ = improvement 2 ICU-LOS = Intersection Capacity Utilization - Level of Service 3 Delay and level of service has been calculated using the following analysis software: Traffix, Version 7.5.0615 (2000). Per the 2000 Highway Capacity Manual (HCM), overall average intersection delay and level of service are shown for intersections with traffic signal or ali way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown. 4 TS = Traffic Signal CSS = Cross Street Stop 39 Table 9 Project Traffic Contribution Existing Plus Project Year 2020 With Project Existing Project Year 2020 Total Project Peak Project Plus Project % of Existing With Project Project New ~ % of New Intemection Hour Traffic Traffic Traffic Traffic Traffic Traffic Tf~c Traffic Newport Avenue (NS) at: Walnut Avenue (EW) AM 19 1,918 1.0% 1,899 2,684 14 785 1.8% PM 23 2,269 1.0% 2,246 3,258 18 1,012 1.8% AVERAGE 21 21094 1.0% 2,073 2,971 16 899 1.8% Newport Avenue (NS) at: Sycamore Avenue (EW) AM 7 1,153 0.6% 1,146 3,731 11 2,585 0.4% PM 10 1,262 0.8% 1,252 4,845 15 3,593 0.4% AVERAGE 9 1,208 0.7% 1,199 4,288 13 3,089 0.4% 40 Figure 18 Yeor 2020 Without Project Averoge Do~ly Troffic (ADT) Volumes 9.0 --X- Site 10.0 32.0 9.0 Leaend 32.0 = V~ides Per Day (lO00's) Kunzman Associates 2732/18 41 Figure 19 Year 2020 With Project Average Daffy Traffic (ADT) Volumes 9.0 !5.2 20.1 -)(- Site 10.0 ~2.1 = Vehicles Per Ooy (lO00's) Ku~znmn Assoc~xtes 2732/19 42 Figure 20 Yeor 2020 Without Project Volume To Copocity Rotios 0.24 0.99 ..-)(- Site 0.27 0.85 0.7, Leoend 0.85 = Volume To Cepoclty Rotio 2~2~0 43 Rgure 21 Yeor 2020 With Project Volume To Copocity Rotios 0.99 -)(- Site 0.27 0.86 = Volume To C=pocity Rotio K~zra~ Assoc~tes 44 Figure 22 Yeer 2020 Without Project Morning Peek Hour Intersection Turning Movement Volumes 2 ~ Site 3 intersection reference numbers ore in upper left corner of turning movement boxes. 2732~oos 45 Figure 23 Yeer 2020 Without Project Evening Peek Hour Intersection Turning Movement Volumes 2 -X-- Site 3 Z Wdnut ^veaue Kv~zrrm~ Assoc~tes Entronce $~comore Avenue Intersection reference numbers ore in upper left comer of tumin9 movement boxes. 2732~bos 46 Figure 24 Year 2020 With Project Morning Peak Hour Intersection Turning Movement Volumes 2 -X- Site 3 d---~o I/ ~;ljl)."dr ~lnut ^venue Kvn, zman Associates 2752/bbos 47 Figure 25 Year 2020 With Project Evening Peak Hour Intersection Turning Movement Volumes 2 --X- Site .. 3 "1 1' I~! Wolnut Avenue Kuw, zrr~ Associates Project Entronce Sycamore Avenue Intersection reference numbers are in upper left comer of fuming movement boxes. 48 7. Internal Circulation Discussed below are site access, sight distance, and parking. Site Access Site-specific circulation and access recommendations are depicted on Figures 26 and 27. A STOP sign should be installed to control outbound traffic at the site access driveway. On-site traffic signing and striping should be implemented in conjunction with detailed construction plans for the project. All markings or signs internal to the project shall comply with provisions of the State's Traffic Manual. Si.qht Distance The sight distance at the project site intersection has been reviewed with respect to City of Tustin sight distance standards, as shown on Figure 27. Sight distance has been reviewed based upon the City of Tustin sight distance requirements. The City of Tustin has an intersection sight distance standard known as Improvement Standard No. 510 (see Appendix D). The minimum corner sight distance for public road intersections shall be the stopping distance measured from the 3.5 foot high height of the driver's line of sight to a 4.25 foot object height of oncoming vehicles on the major roadway. However, for an unsignalized intersection it is desirable that the corner sight distance be calculated from the distance required to allow 7% seconds for the driver on the cross road to safely cross the main roadway while the approach vehicle travels at the assumed design speed of the main roadway. Therefore, the maximum corner sight distance is 660 feet for a Major roadway classification. Based upon the factors recommended by the City of Tustin, a preliminary' graphical sight distance analysis has been made for the project site intersection. The limited use areas are determined by the graphical method using the appropriate distances. It shall be used for the purpose of prohibiting or clearing obstructions in order to maintain adequate sight distance at the intersections. Limited use areas shall have public use easements to limit slope and landscaping, and be placed in a lighting and landscape assessment district. It should be noted that obstructions such as bus shelters, walls, or landscaping within the limited use area that could restrict the line of sight shall not be permitted. At the time of preparation of final grading, landscaping, and street improvement plans, a final 49 determination of sight distance characteristics shall be prepared. The grading plans should keep Obstructions and slopes out of the limited use areas as sh°wn on Figure 27. For purposes of this analysis it has been assumed that, for a driver exiting the driveway and looking toward the le.._ff_fl or toward the south., the driver would need to see an approaching vehicle just 8 feet west of the Newport Avenue curb line. This assumption would easily reveal any vehicle in the northbound lane that begins 8 feet west of the curb line. The first 8 feet next to the curb is for parking including emergency parking. And it is hard to drive a vehicle in less than 8 feet. Thus, the line of sight based on 8 feet out from the Curb is conservative. For purposes of this analysis it has been assumed that, for a driver exiting the driveway and looking toward the ri~h~t or toward the north., the driver would need to see an approaching vehicle 56 feet west of the N~wport Avenue curb line. This assumption would easily reveal any vehicle in the southbound lane that begins 56 feet west of the curb line assuming the center of the road is centered on the center line and assuming the median is only 10 feet wide. The road half section is 51 feet wide. Parkin~ The site should provide sufficient parking spaces to meet City of Tustin parking code requirements in order to service on-site parking demand. 50 Figure 26 Circulation Recommendations lA STOP ~n should be inst~ed to /,~ cmtrd outbound traffic at the ! site t, ee___~__ driveay. , I '"......,..,....,.}... Site '""'"'"-.... On-site traffic signing and striping shauld be implemmted in cmjunctio~ ~ith detailed cmstruction Hans for the projecL All markings or signs internal to the project shall comply ~dth provisions of the State's Traffic Manual. The site should provide sufficer parking spaces to meet City of Tustin perking code requirements in order to senace on-site parking demand. % Stop Skjn Ku~zrr~, Assoc~tes 51 I Appendices Appendix A Appendix B Appendix C Appendix D Glossary of Transportation Terms Traffic Count Worksheets Explanation and Calculation of Intersection Utilization (ICU) and Intersection Delay City of Tustin Improvement Standard No. 510 Capacity GLOSSARY OF TRANSPORTATION TERMS COMMON ABBREVIATIONS AC: ADT: Caltrans: DU: ICU: LOS: TSF: V/C: VMT: Acres Average Daily Traffic California Department of Transportation Dwelling Unit Intersection Capacity Utilization Level of Service Thousand Square Feet Volume/Capacity Vehicle Miles Traveled TERMS AVERAGE DAILY TRAFFIC: The total volume during a year divided by the number of days in a year. Usually only weekdays are included. BANDWIDTH: The number of seconds of green time available for through traffic in a signal progression. BOTTLENECK: A constriction along a travelway that limits the amount of traffic that can proceed downstream from its location. CAPACITY: The maximum number of vehicles that can be reasonably expected to pass over a given section of a lane or a roadway in a given time period. CHANNELIZATION: The separation or regulation of conflicting traffic movements into definite paths of travel by the use of pavement markings, raised islands, or other suitable means to facilitate the safe and orderly movements of both vehicles and pedestrians. CLEARANCE INTERVAL: Nearly same as yellow time. If there is an all red interval after the end of a yellow, then that is also added into the clearance interval. CORDON: An imaginary line around an area across which vehicles, persons, or other items are counted (in and out). CYCLE LENGTH: The time period in seconds required for one complete signal cycle. CUL-DE-SAC STREET: A local street open at one end only, and with special provisions for turning around. DAILY CAPACITY: The daily volume of traffic that will result in a volume during the peak hour equal to the capacity of the roadway. DELAY: The time consumed while traffic is impeded in its movement by some element over which it has no control, usually expressed in seconds per vehicle. DEMAND RESPONSIVE SIGNAL: Same as traffic-actuated signal. DENSITY: The number of vehicles occupying in a unit length of the through traffic lanes of a roadway at any given instant. Usually expressed in vehicles per mile. DETECTOR: A device that responds to a physical stimulus and transmits a resulting impulse to the signal controller. DESIGN SPEED: A speed selected for purposes of design. Features of a highway, such as curvature, superelevation, and sight distance (upon which the safe operation of vehicles is dependent) are correlated to design speed. DIRECTIONAL SPLIT: The percent of traffic in the peak direction at any point in time. DIVERSION: The rerouting of peak hour traffic to avoid congestion. FORCED FLOW: Opposite of free flow. FREE FLOW: Volumes are well below capacity. Vehicles can ma.n. eu. ver freely and travel is unimpeded by other traffic. GAP: Time or distance between successive vehicles in a traffic stream, rear bumper to front bumper. HEADWAY: Time or distance spacing between successive vehicles in a traffic stream, front bumper to front bumper. INTERCONNECTED SIGNAL SYSTEM: A number of intersections that are connected to achieve signal progression. LEVEL OF SERVICE: A qualitative measure of a number of factors, which include speed and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs. LOOP DETECTOR: A vehicle detector consisting of a loop of wire embedded in the roadway, energized by alternating current and producing an output circuit closure when passed over by a vehicle. MINIMUM ACCEPTABLE GAP: Smallest time headway between Successive vehicles in a traffic stream into which another vehicle is willing and able to cross or merge. MULTI-MODAL: More than one mode; such as automobile, bus transit, rail rapid transit, and bicycle transportation modes. OFFSET: The time interval in seconds between the beginning of green at one intersection and the beginning of green at an adjacent intersection. PLATOON: A closely grouped component of traffic that is composed of ~several vehicles moving, or standing ready to move, with clear spaces ahead and behind. ORIGIN-DESTINATION SURVEY: A survey to determine the point of origin and the point of destination for a given vehicle trip. PASSENGER CAR EQUIVALENTS (PCE): One car is one Passenger Car Equivalent. A truck is equal to 2 or 3 Passenger Car Equivalents in that a truck requires longer to start, goes slower, and accelerates slower. Loaded trucks have a higher Passenger Car Equivalent than empty trucks. PEAK HOUR: The 60 consecutive minutes with the highest number of vehicles. PRETIMED SIGNAL: A type of traffic signal that directs traffic to stop and go on a predetermined time schedule without regard to traffic conditions. Also, fixed time signal. PROGRESSION: A term used to describe the progressive movement of traffic through several signalized intersections. SCREEN-LINE: An imaginary line or physical feature across which all trips are counted, normally to verify the validity of mathematical traffic models. SIGNAL CYCLE: The time period in seconds required for one complete sequence of signal indications. SIGNAL PHASE: The part of the signal cycle allocated to one or more traffic movements. STARTING DELAY: The delay experienced in initiating the movement of queued traffic from a stop to an average running speed through a signalized intersection. TRAFFIC-ACTUATED SIGNAL: A type of traffic signal that directs traffic to stop and go in accordance with the demands of traffic, as registered by the actuation of detectors. TRIP: The movement of a person or vehicle from one location (origin) to another (destination). For example, from home to store to home is two trips, not one. TRIP-END: One end of a trip at either the origin or destination; i.e. each trip has two trip-ends. A trip-end occurs when a person, object, or message is transferred to or from a vehicle. .TRIP GENERATION RATE: The quality of trips produced and/or attracted by a specific land use stated in terms of units such as per dwelling, per acre, and per 1,000 square feet of floor space. TRUCK: A vehicle having dual tires on one or more axles, or having more than two axles. UNBALANCED FLOW: Heavier traffic flow in one direction than the other. On a daily basis, most facilities have balanced flow. During the peak hours, flow is seldom balanced in an urban area. VEHICLE MILES OF TRAVEL: A measure of the amount of usage of a section of highway, obtained by multiplying the average daily traffic by length of facility in miles. APPENDIX B Traffic Count Worksheets Intersection Turning Movement Prepared by: Southland Car Counters N-S STREET: Newport Ave. DATE: 4/24/2003 LOCATZON: City of Tustin E-W STREET: Walnut Ave. DAY: THURSDAY PRO3ECT# 03-0692-001 A NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: I 2 0 i 2 0 I 2 0 1 2 0 6:00 AM 6:15 AM 6:30 AM 6:45 AM 7:00 AM 7:15 AM 7:30 AM 7:45 AM 8:00 AM 8:15 AM 8:30 AM 8:45 AM 9:00 AM 9:15 AM 9:30 AM 9:45 AM 10:00 AM 10:15 AM 10:30 AM 10:45 AM 11:00 AM 11:15 AM 11:30 AM 11:45 AM TOTAL VOLUMES = 9 90 20 79 44 4 2 63 6 8 46 30 401 10 89 16 97 50 8 2 76 10 15 43 41 457 5 98 16 129 50 5 3 68 9 21 57 51 512 6 68 22 113 55 13 5 59 5.. 29 65 60 500 5 73 14 85 58 3 2 37 6 20 57 70 430 10 88 7 73 64 7 I 28 . 11 22 43 55 409 6 76 14 81 62 10 7 30 11 25 34 38 394 11 53 18 44 55 4 3 21 8 17 29 49 312 AM Peak Hr Begins at: NL NT NR SL ST SR EL ET ER WL WT WR TOTAL 62 635 127 701 438 54 25 382 66 157 374 394 3415 715 AM PEAK 222 1899 VOLUMES = 26 328 68 424 213 29 12 240 30 85 222 CON'rROL: Signalized Intersection Turning Movement Prepared by: Southland Car Counters N-S STREET: E-W STREET: NewporL Ave. DATE: 4/24/2003 LOCATZON: CIb/of Tustin Walnut Ave. DAY: THURSDAY PRO3ECT# 03-0692-001 P LANES: 1:00 PM 1:15 PM 1:30 PM 1:45 PM 2:00 PM 2:15 PM 2:30 PM 2:45 PM 3:00 PM 3:15 PM 3:30 PM 3:45 PM 4:00 PM 4:15 PM 4:30 PM 4:45 PM 5:00 PM 5:15 PM 5:30 PM 5:45 PM 6:00 PM 6:15 PM 6:30 PM 6:45 PM NORTHBOUND SOUTHBOUND F_AS [BOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR 1 2 0 1 2 0 1 2 0 1 2 0 TOTAL 13 102 23 60 56 9 3 46 13 25 115 70 535 15 70 15 75 53 10 5 33 15 32 85 74 482 14 91 7 71 86 14 4 42 10 25 108 72 544 24 97 14 74 62 9 4 45 12 21 98 72 532 14 98 14 76 77 5 3 54 9 28 120 89 587 14 87 14 86 73 10 3 58 12 24 91 111 583 10 95 11 80 68 9 4 33 6 19 88 98 521 9 104 15 77 77 9 2 31 7 24 71 93 519 TOTAL NL NT NR SL ST SR EL ET ER Wl Wl' WR TOTAL VOLUMES = 113 744 113 599 552 75 28 342 84 198 776 679 4303 2246 430 PM PM Peak Hr Begins at: PEAK " VOLUMES = 66 373 49 307 298 38 14 199 43 98 417 344 CONTROL: Signalized Intersection Turning Movement Prepared by: Southland Car Counters N-S STREET.: E-W STREET: Newport Ave. Sycamore Ave. NORTHBOUND LANES: NL NT NR I 1 0 6:00 AM 6:15 AM 6:30 AM 6:45 AM 7:00 AM 7:15 AM 7:30 AM 7:45 AM 8:00 AM 8:15 AM 8:30 AM 8:45 AM 9:00 AM 9:15 AM 9:30 AM 9:45 AM 10:00 AM 10:15 AM 10:30 AM 10:45 AM 11:00 AM 11:15 AM 11:30 AM 11:45 AM 24 16 13 27 33 10 25 29 12 24 26 6 34 19 13 20 18 8 18 19 9 18 24 8 TOTAL VOLUMES = NL NT NR 190 184 79 AM Peak Hr Begins at: 700 AM PEAK VOLUMES = DATE: 4/24/2003 DAY: THURSDAY CONTROL: LOCATION: City of Tustin PRO3ECT# 03-0692-002 A SOUTHBOUND EAS I'I::~C)UND WE51 BOUND SL ST SR EL ET ER WL WT WR i i 1 I .5 .5 0 2 0 34 13 12 50 10 34 15 13 38 30 39 17 31 39 33 38 23 29 45 8 38 24 26 34 8 40 20 16 48 5 44 23 14 51 7 29 14 31 51 10 SL ST SR EL ET 296 149 172 356 111 100 104 41 145 68 85 172 Signalized; TOTAL 4 5 45 40 266 3 3 86 17 309 2 5 70 29 331 6 2.. 24 9 240 2 3 43 20 264 3 6 41 38 263 6 3 34 27 255 4 4 25 18 236 ER WL VVT WR TOTAL 30 31 368 198 2164 81 15 15 225 95 1146 Intersection TUrning Movement Prepared by: Southland Car Counters N-S STREET: Newport Ave. E-W STREET: Sycamore Ave. NORTHBOUND NL NT NR LANES: i I 0 1:00 PM 1:15 PM 1:30 PM 1:45 PM 2:00 PM 2:15 PM 2:30 PM 2:45 PM 3:00 PM 3:15 PM 3:30 PM 3:45 PM 4:00 PM 4:15 PM 4:30 PM 4:45 PM 5:00 PM 5:15 PM 5:30 PM 5:45 PM 6:00 PM 6:15 PM 6:30 PM 6:45 PM 8 20 9 8 4 2 7 8 3 11 28 7 8 31 2 8 13 6 7 28 3 9 23 4 TOTAL VOLUMES: NL NT NR 66 ' 155 36 PM Peak Hr Begins at: 445 PM PEAK VOLUMES: 34 100 18 CONTROL: Signalized; DATE: 4/24/2003 DAY: THURSDAY LOCATION: City of Tustin PRO3ECT# 03-0692-002 P SOUTHBOUND EASTBOUND WESTBOUND SL ST SR EL ET ER WL WT WR TOTAL 1 I I 1 .5 .5 0 2 0 34 26 29 32 15 i 10 48 52 284 32 28 12 21 1 2 9 25 43 187 44 23 21 28 9 2 9 63 41 258 51 35 7 49 12 3 11 45 54 313 57 44 31 37 14 2 11 53 40 330 53 41 23 45 13 4 20 43 29 298 47 29 18 45 11 2 17 50 54 311 40 45 20 59 9 13 15 45 30 312 SL ST SR EL ET ER WL W-F WR TOTAL 358 271 161 316 84 29 102 372 343 2293 208 149 79 176 50 11 59 191 177 1252 APPENDIX C Explanation and Calculation of Intersection Capacity Utilization (ICU) and Intersection Delay EXPLANATION AND CALCULATION OF INTERSECTION CAPACITY UTILIZATION (ICU) Overview The ability of a roadway to carry traffic is referred to as capacity. The capacity is usually greater between intersections and less at intersections because traffic flows continuously between them and only during the green phase at them. Capacity at intersections is best defined in terms of vehicles per lane per hour of green. If capacity is 1600 vehicles per lane per hour of green, and if the green phase is 50 percent of the cycle and there are three lanes, then the capacity is 1600 times 50 percent times 3 lanes, or 2400 vehicles per hour for that approach. The technique used to compare the volume and capacity at an intersection is known as Intersection Capacity Utilization (ICU). ICU, usually expressed as a decimal, is the proportion of an hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate at capacity. If an intersection is operating at 80 percent of capacity (i.e., an ICU of 80 percent), then 20 percent of the signal cycle is not used. The signal could show red on all indications 20 percent of the time and the signal would just accommodate approaching traffic. ICU analysis consists of (a) determining the proportion of signal time needed to serve each conflicting movement of traffic, (b) summing the times for the movements, and (c) comparing the total time required to the total time available. For example, if for north-south traffic the northbound traffic is 1600 vehicles per hour, the southbound traffic is 1200 vehicles per hour, and the capacity of either direction is 3200 vehicles per hour, then the northbound traffic is critical and requires 1600/3200 or 50 percent of the signal time. If for east-west traffic, 30 percent of the signal time is required, then it can be seen that the ICU is 50 plus 30, or 80 percent. When left turn arrows (left turn phasing) exist, they are incorporated into the analysis. The critical movements are usually the heavy left turn movements and the opposing through movements, i The ICU technique is an ideal tool to quantify existing as well as future intersection operation. The impact of adding a lane can be quickly determined by examining the effect the lane has on the Intersection Capacity Utilization. ICU Worksheets That Follow This Discussion The ICU worksheet table contains the following information: 1. Peak hour turning movement volumes. 2. Number of lanes that serve each movement. 3. For right turn lanes, whether the lane is a free right turn lane, whether it has a right turn arrow, and the percent of right turns on red that are assumed. 4. Capacity assumed per lane. 5. Capacity available to serve each movement (number of lanes times capacity per lane). 6. Volume to capacity ratio for each movement. 7. Whether the movement's volume to capacity ratio is critical and adds to the ICU value. 8. The yellow time or clearance interval assumed. 9. Adjustments for right turn movements. 10. The ICU and LOS. The ICU Worksheet also has two graphics on the same page. These two graphics show the following: 1. Peak hour turning movement volumes. 2. Number of lanes that serve each movement. 3. The approach and exit leg volumes. 4. The two-way leg volumes. An estimate of daily traffic volumes that is fairly close to actual counts and is based strictlY on the peak hour leg volumes multiplied by a factor. 6. Percent of daily traffic in peak hours. 7. Percent of peak hour leg volume that is inbound versus outbound. A more detailed discussion of ICU and LOS follows. Level of Service (LOS) Level of Service is used to describe the quality of traffic flow. Levels of Service A to C operate quite well. Level of Service C is typically the standard to which rural roadways are designed. Level of Service D is characterized by fairly restricted traffic flow. Level of Service D is the standard to which urban roadways are typically designed. Level of Service E is the maximum volume a facility can accommodate and will result in possible stoppages of momentary duration. Level of Service F occurs when a facility is overloaded and is characterized by stop-and-go traffic with stoppages of long duration. A description of the various Levels of Service appears at the end of the ICU description, along with the relationship between ICU and Level of Service. Signalized and Unsi.qnalized Intersection,= Although calculating an ICU value for an unsignalized intersection is invalid, the presumption is that a signal can be installed and the calculation shows whether the geometrics are capable of accommodating the expected volumes with a signal. A traffic signal becomes warranted before Level of Serviced is reached for a signalized intersection. Si,qnal Timincl The ICU calculation assumes that a signal is properly timed. It is possible to have an ICU well below 100 percent, yet have severe traffic congestion. This would occur if one or more movements is not getting sufficient green time to satisfy its demand, and excess green time exists on other movements. This is an operational problem that should be remedied. Lane Ca~3acitv. Capacity is often defined in terms of roadway width; however, standard lanes have approximately the same capacity whether they are 11 or 14 feet wide. Our data indicates a typical lane, whether a through lane or a left turn lane, has a capacity of approximately 1750 vehicles per hour of green time, with nearly all locations showing a capacity greater than 1600 vehicles per hour of green per lane. Right turn lanes have a slightly lower capacity; however 1600 vehicles per hour is a valid capacity assumption for right turn lanes. This finding is published in the August, 1978 issue of ITE Journal in the article entitled, "Another Look at Signalized Intersection Capacity" by William Kunzman. A capacity of 1600 vehicles per hour per lane with no yellow time penalty, or 1700 vehicles per hour with a 3 or 5 percent yellow time penalty !s reasonable. Yellow Tim,e. The yellow time can either be assumed to be completely used and no penalty applied, or it can be assumed to be only partially usable. Total yellow time accounts for approximately 10 percent of a signal cycle, and a penalty of 3 to 5 percent is reasonable. During peak hour traffic operation the yellow times are nearly completely used. If there, is no left turn phasing, the left turn vehicles completely use the yellow time. Even if there is left turn phasing, the through traffic continues to enter the intersection on the yellow until just a split second before the red. Shared Lanes Shared lanes occur in many locations. A shared lane is often found at the end of an off ramp where the ramp forms an intersection with the cross street. Often at a diamond interchange off ramp, there are three lanes. In the case of a diamond interchange, the middle lane is sometimes shared, and the driver can turn left, go through, or turn right from that lane. If one assumes a three lane off ramp as described above, and if one assumes that each lane has 1600 capacity, and if one assumes that there are 1000 left turns per hour, 500 right turns per hour, and 100 through vehicles per hour, then how should one assume that the three lanes operate. There are three ways that it is done. One way is to just assume that all 1600 vehicles (1000 plus 500 plus 100) are served simultaneously by three lanes. When this is done, the capacity is 3 times 1600 or 4800, and the amount of green time needed to serve the ramp is 1600 vehicles divided by 4800 capacity or 33.3 percent. This assumption effectively assumes perfect lane distribution between the three lanes that is not realistic. It also means a left turn can be made from the right lane. Another way is to equally split the capacity of a shared lane and in this case to assume there are 1.33 left turn lanes, 1.33 right turn lanes, and 0.33 through lanes. With this assumption, the critical movement is the left turns and the 1000 left turns are served by a capacity of 1.33 times 1600, or 2133. The volume to capacity ratio of the critical move is 1000 divided by 2133 or 46.9 percent. The first method results in a critical move of 33.3 percent and the second method results in a critical move of 46.9 percent. Neither is very accurate, and the difference in the calculated Level of Service will be approximately 1.5 Levels of Service (one Level of Service is 10 percent). The way Kunzman Associates does it is to assign fractional lanes in a reasonable way. In this example, it would be assumed that there is 1.1 right turn lanes, 0.2 through lanes, and 1.'7 left turn lanes. The volume to capacity ratios for each movement would be 31.3 percent for the through traffic, 28.4 percent for the right turn movement, and 36.8 percent for the left turn movement. The critical movement would be the 36.8 percent for the left turns. Riqht Turn on Red Kunzman Associates' software treats right turn lanes in one of five different ways. Each right turn lane is classified into one of five cases. The five cases are (1) free right turn lane, (2) right turn lane with separate right turn arrow, (3) standard right turn lane with no right turns on red allowed, (4) standard right turn lane with a certain percentage of right turns on red allowed, and (5) separate right turn arrow and a certain percentage of right turns on red allowed. Free Ri,qht Turn Lane If it is a free right turn lane, then it is given a capacity of one full lane with continuous or 100 percent green time. A free right turn lane occurs when there is a separate approach lane for right turning vehicles, there is a separate departure lane for the right turning vehicles after they turn and are exiting the intersection, and the through cross street traffic does not interfere with the vehicles after they turn right. Separate Ri.qht Turn Arrow. If there is a separate right turn arrow, then it is assumed that vehicles are given a green indication and can proceed on what is known as the left turn overlap. The left turn overlap for a northbound right turn is the westbound left turn. When the left turn overlap has a green indication, the right turn lane is also given a green arrow indication. Thus, if there is a northbound right turn arrow, then it can be turned green for the period of time that the westbound left turns are proceeding. If there are more right turns than can be accommodated during the northbound'through green and the time that the northbound right turn arrow is on, then an adjustment is made to the ICU to account for the green time that needs to be added to the northbound through green to accommodate the northbound right turns. Standard Ri,qht Turn Lane, No Ri,clht Tums on Red A standard right turn lane, with no right turn on red assumed, proceeds only when there is a green indication displayed for the adjacent through movement. If additional green time is needed above that amount of time, then in the ICU calculation a right turn adjustment green time is added above the green time that is needed to serve the adjacent through movement. Standard Right Turn Lane, With Riqht Turns on Red A standard right turn lane with say 20 percent of the right turns allowed to turn right on a red indication is calculated the same as the standard right turn case where there is no right turn on red allowed, except that the right turn adjustment is reduced to account for the 20 percent of the right turning vehicles that can logically turn right on a red light. The right turns on red are never allowed to exceed the time the overlap left turns take Plus the unused part of the green cycle that the cross street traffic moving from left to right has. As an example of how 20 percent of the cars are allowed to turn right on a red indication, assume that the northbound right turn volume needs 40 percent of the signal cycle to be satisfied. To allow 20 percent of the northbound right turns to turn right on red, then during 8 percent of the signal cycle (40 percent of signal cycle times 20 percent that can turn right on red) right turns on red will be allowed if it is feasible. For this example, assume that 15 percent of the signal cycle is green for the northbound through traffic, and that means that 15 percent of the signal cycle is available to satisfy northbound right turns. After the northbound through traffic has received its green, 25 percent of the signal cycle is still needed to satisfy the northbound right turns (40 percent of the signal cycle minus the 15 percent of the signal cycle that the northbound through used). Assume that the.westbound left turns require a green time of 6 percent of the signal cycle. This 6 percent of the signal cycle is used by northbound right turns on red. After accounting for the northbound right turns that occur on the westbound overlap left turn, 19 percent of the signal cycle is still needed for the northbound right turns (25 percent of the cycle was needed after the northbound through green time was accounted for [see above paragraph], and 6 percent was served during the westbound left turn overlap). Also, at this point 6 percent of the signal cycle has been used for northbound right turns on red, and still 2 percent more of the right turns will be allowed to occur on the red if there is unused eastbound through green time. For purpose of this example, assume that the westbound through green is critical, and that 15 percent of the signal cycle is unused by eastbound through traffic. Thus, 2 percent more of the signal cycle can be used by the northbound right turns on red since there is 15 seconds of unused green time being given to the eastbound through traffic. At this point, 8 percent of the signal cycle was available to serve northbound right turning vehicles on red, and 15 percent of the signal cycle was available to serve right turning vehicles on the northbound through green. So 23 percent of the signal cycle has been available for northbound right turns. Because 40 percent of the signal cycle is needed to serve northbound right turns, there is still a need for 17 percent more of the signal cycle to be available for northbound right turns. What this means is the northbound through traffic green time is increased by 17 percent of the cycle length to serve the unserved right turn volume, and a 17 percent adjustment is added to the ICU to account for the northbound right turns that were not served on the northbound through green time or when right turns on red were assumed. Separate RiRht Turn Arrow, With Ri.clht Tums on Red A right turn lane with a separate right turn arrow, plus a certain percentage of right turns allowed on red is calculated the same way as a standard right turn lane with a certain percentage of right turns allowed on red, except the turns which occur on the right turn arrow are not counted as part of the percentage of right turns that occur on red. Critical Lane Method ICU parallels another calculation procedure known as the Critical Lane Method with one exception. Critical Lane Method dimensions capacity in terms of standardized vehicles per hour per lane. A Critical Lane Method result of 800 vehicles per hour means that the intersection operates as though 800 vehicles were using a single lane continuously. If one assumes a lane capacity of 1600 vehicles per hour, then a Critical Lane Method calculation resulting in 800 vehicles per hour is the same as an ICU calculation of 50 percent since 800/1600 is 50 percent. It is our opinion that the Critical Lane Method is inferior to the ICU method simply because a statement such as "The Critical Lane Method value is 800 vehicles per hour" means little to most persons, whereas a statement such as "The Intersection Capacity Utilization is 50 percent" communicates clearly. Critical Lane Method results directly correspond to ICU results. The correspondence is as follows, assuming a lane capacity of 1600 vehicles per hour and no clearance interval. Critical Lane Method Result ICU Result 800 vehicles per hour 50 percent 960 vehicles per hour 60 percent 1120 vehicles per hour 70 percent 1280 vehicles per hour 80 percent 1440 vehicles per hour 90 percent 1600 vehicles per hour 100 percent 1760 vehicles per hour 110 percent INTERSECTION CAPACITY UTILIZATION (ICU) LEVEL OF SERVICE (LOS) DESCRIPTION~ Volume to Level of Capacity Ratio Service Description A Level of Service A occurs when progression is 0.600 and below extremely favorable and vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to Iow delay. Level of Service B generally occurs with good B progression and/or short cycle lengths. More vehicles 0.601 to 0.700 stop than for LOS A, causing higher levels of average delay. Level of Service C generally results when there is fair C 3rogression and/or longer cycle lengths. Individual 0.701 to 0.800 cycle.-failures may begin to appear in this level. The number of vehicles stopping is significant at this level, although many still pass through the intersection without stopping. Level of Service D generally results in noticeable D congestion. Longer delays may result from some 0.801 to 0.900 combination of unfavorable progression, long cycle lengths, or high volume to capacity ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. Level of Service E is considered to be the limit of E acceptable delay. These high delay values generally 0.901 to 1.000 indicate poor progression, long cycle lengths, and high volume to cap'acity ratios. Individual cycle failures are frequent. Level of Service F is considered to be unacceptable to F most drivers. This condition often occurs when 1.001 and up oversaturation, i.e., when arrival flow rates exceed the capacity of the intersection. It may also occur at high volume to capacity ratios below 1.00 with many .. individual cycle failures. Poor progression and long cycle lengths may also be major contributing causes to such delay levels. ~Source: Hi.qhway Capacity Manual Special Report 209, Transportation Research Board, National Research Council Washington D.C., 2000. CALCULATION OF INTERSECTION LEVEL OF SERVICE (LOS) USING DELAY METHODOLOGY The levels of service at the unsignalized and signalized intersections are calculated using the delay methodology in the 2000 Hiqhway Capacity Manual (HCM). This methodology views an intersection as consisting of several lane groups. A lane group is a set of lanes serving a movement. If there are two northbound left turn lanes, then the lane group serving the northbound left turn movement has two lanes. Similarly, there may be three lanes in the lane group serving the northbound through movement, one lane in the lane group serving the northbound right turn movement, and so forth. It is also possible for one lane to serve two lane groups. A shared lane might result in there being 1.5 lanes in the northbound left turn lane group and 2.5 lanes in the northbound through lane group. For each lane group, there is a capacity. That capacity is calculated by multiplying the number of lanes in the lane group times a theoretical maximum lane capacity per lane times 12 adjustment factors. Each of the 12 adjustment factors has a value of approximately 1.00. A value less than 1.00 is generally assigned when a less than desirable condition occurs. The 12 adjustment factors are as follows: Peak hour factor (to account for peaking within the peak hour) Lane utilization factor (to account for not all lanes loading equally) 3. Lane width 4. Percent of heavy trucks 5. Approach grade 6. Parking 7. Bus stops at intersections 8. Area type (CBD or other) 9. Right turns 10. Left turns 11. Pedestrian activity 12. Signal progression The maximum theoretical lane capacity and the 12 adjustment factors for it are all unknowns for which approximate estimates have been recommended in the 2000 HCM. For the most part, the recommended values are not based on statistical analysis but rather on educated estimates. However, it is 'possible to use the delay method and get reasonable results as will be discussed below. Once the lane group volume is known and the lane group capacity is known, a volume to capacity ratio can be calculated for the lane group. With a volume to capacity ratio calculated, average delay per vehicle in a lane group can be estimated. The average delay per vehicle in a lane group is calculated using a complex formula provided by the 2000 HCM, which can be simplified and described as follows: Delay per vehicle in a lane group is a function of the following: 1. Cycle length 2. Amount of red time faced by a lane group 3. Amount of yellow time for that lane group 4. The volume to capacity ratio of the lane group The average delay per vehicle for each lane group is calculated, and eventually an overall average delay for all vehicles entering the intersection is calculated. This average delay per vehicle is then used to judge Level of Service. The Level of Services are defined in the table that follows this discussion. Experience has shown that when a maximum lane capacity of 1,900 vehicles per hour is used (as recommended in the 2000 HCM), little or no. yellow time penalty is used, and none of the 12 penalty factors are applied, calculated delay is realistic. The delay calculation for instance assumes that yellow time is totally unused. Yet experience shows that most of the yellow time is used. An idiosyncrasy of the delay methodology is that it is possible to add traffic to an intersection and reduce the average total delay per vehicle. If the average total delay is 30 seconds per vehicle for all vehicles traveling through an intersection, and traffic is added to a movement that has an average total delay of 15 seconds per vehicle, then the overall average total delay is reduced. The delay calculation for a lane group is based on a concept that the delay is a function of the amount of unused capacity available. As the volume approaches capacity and there is no more unused capacity available, then the delay rapidly increases. Delay is not proportional to volume, but rather increases rapidly as the unused capacity approaches zero. Because delay is not linearly related to volumes, the delay does not reflect how close an intersection is to overloading. If an intersection is operating at Level of Service (LOS) C and has an average total delay of 18 seconds per vehicle, you know very little as to what percent the traffic can increase before LOS E is reached. INTERSECTION DELAY LEVEL OF SERVICE (LOS) DESCRIPTION1 Average Total Delay Per Vehicle ISeconds) Level of Service (LOS) Description Signalized Unsignalized A Level of Service A occurs when progression is extremely favorable 0 to 10.00 O to 10.00 and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to iow delay. B Level of Service B generally occurs with good progression and/or 10.01 to20.00 10.01 to 15.00 short cycle lengths. More vehicles stop than for LOS A, causing higher levels of average total delay. C Level of Service C generally results when there is fair progression 20.01 to 35.00 15.01 to 25.00 and/or longer cycle lengths. Individual cycle failures may begin to appear in this level. The number of v~hicles stopping is significant at this level, although many still pass through the intersection without stopping. D Level of Service D generally results in noticeable congestion. 35.01 to55.00 25.01 to35.00 Longer delays may result from some combination of unfavorable progression, long cycle lengths, or high volume to capacity ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. E Level of Service E is considered to be the limit of acceptable delay. 55.01 to 80.00 35.01 to 50.00 These high delay values generally indicate poor progression, long cycle lengths, and high volume to capacity ratios. Individual cycle failures are frequent occurrences. F Level of Service F is considered to be unacceptable to most drivers. 80.01 and up 50.01 and up This condition often occurs with oversaturation, i.e., when arrival flow rates exceed the capacity of the intersection. It may also occur at high volume to capacity ratios below 1.00 with many individual cycle failures. Poor progression and long cycle lengths may also be major contributing causes to such delay levels. Source: Hi(=hwav Caoacity Manual (HCM) Special Report 209, Transportation Research Board, National Research Council, Washington, D.C., 2000. Existin.cl INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION INTERSECTION: NEI4PORT AVENUE (NS) and ~/ALNUT AVENUE (EN) COUNT DATE: 04-24-03 GEOMETRICS: Existing LAND USE: EXISTING MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPAC ! TY RATIO (AM) (PM) (AM) (PM) (AM) (PM) (AM) (PM) Northbound Left 1 1700 26 66 0 0 26 66 0.015 0.039 Northbound Through 2 3400 328 3~3 0 0 328 373 0.096' O. 110' Nor thbour~J R i ght 1 1700 68 49 0 0 68 49 O. 040 O. 029 Southbound Left 1 1700 424 307 0 0 424 307 0.249* 0.181' ;out hbound Through 2 3400 213 298 0 0 213 298 0.063 0.088 Southbound Right 1 1700 29 38 0 0 29 38 0.017 0.022 Eastbound Left 1 1700 12 14 0 0 12 14 0.007'* 0.008* Eastbound Through 2 3400 240 199 0 0 240 199 0.079 0.071 Eastbound Right 0 0 30 43 0 0 30 43 0.000 0.000 4estbound Left 1 1700 85 98 0 0 85 98 0.050 0.058 aestbound Through 2 3400 222 417 0 0 222 417 0;131' 0.224* Nestbound Right 0 0 222 344 0 0 222 344 0.000 0.000 Northbound Right Turn Adjustment 0 % of right turns (AT) are assumed to occur on 0.000' 0.000' Southbound Right Turn Adjustment red light when there is separate RT lane & when 0.000' 0.000' Eastbound Right Turn Adjustment movement is permitted. '- 0.000' 0.000' 0.000' 0.000' Westbound Right Turn Adjustment 0.050* 0.050* Clearance Interval INTERSECTION CAPACITY UTILIZATION, ICU (Sum of Conq~onents with *) '> 0.533 0.573 LEVEL OF SERVICE (A=.O00-.6 ICU; B=.601-.7; C=.701-.8; D=.801-.9; E=.901-1,0; F=1.001+) A A PLOT OF PEAK HOUR TURNING VOLUMES AND LANES i PLOT OF INTERSECTION LEG VOLUMES I A A A ~ I V (2 Nay Volumes) 213 298 No h ' No th - A I 424 - 307 666 ' 643 [ 7'200] I I 562 - 731 [ ?'112] WR V 1.U 2!0 1.0 L--o.0-- 222 - 344 ~ 277- 521 [ 4,3893 529 - 859 [ 7,634] NT--2.0-- 222 - 417 ST 1.0-- 85 - 98 282 - 256 [ 2~959] 732 - 555 [ 7,079] 2 0 = Lanes 559 - 777 [ 7,348] 1261 -1414 [14,713] I o--- (2 Nay Volumes) (2 i/ay Volumes) ~o [ 7,300] [14,700] EL 328 - 439 [ 4,219] : 422 - 488 [ 5,005] 12 - 14 --1.0J NT , V i 1~. AM-PM Peak Hour [Daily] t 750 - 927 [ 9,224] 2.0 . Daily = (AM+PM}* 5.5 V (2 Nay Volumes) 30 - 43 --O.C~ [ 9,200] o 3 8 - % Entering [AM-PM) 54 - 47 56 - 53 42 - 61 50 - 33 % of Daily in Peak 9 - 10 8 - 10 9 '- 10 8 - 11 LEGEND: AM-PM Peak Hour [Estimated 2-Wsy Daily] 26 - 66 Hour [AM-PM) -- Kunzman Associates- INTERSECTION VOLUMES, LANES,~ AND INTERSECTION CAPACITY UTILIZATION CALCULATION INTERSECTION: NEI4PORT AVENUE (NS) and SYCAMORE AVENUE (E~/) COUNT DATE: 04-24-03 LAND USE: EXISTING GEOMETRICS: Existing MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPACITY RATIO (AM) (PM) (AM) (PM) (AM) (PM) (AM) (PM) Northbour~l Left 1 1700 100 34 0 0 100 34 0.059 0.020 Northbound Through 1 1700 104 100 0 0 104 100 0.061' 0.059* Northbound Right 1 1700 41 18 0 0 41 18 0.024 0.011 Southbourz~ Left 1 1700 145 208 0 0 145 208 0.085* 0.122' Southbound Through 1 1700 68 149 0 0 68 149 0.040 0.088 Southbound Right I 1700 85 79 0 0 85 79 0.050 0.046 Eastbound Left 1 1700 172 176 0 0 172 176 0.101' 0.104' Eastbound Through 1 1700 81 50 0 0 81 50 0.056 0.036 Eastbound Right 0 0 15 11 0 0 15 11 0.000 0.000 Westbound Left 0 0 15 59 0 0 15 59 0.000 0.000 Westbound Through 2 3400 225 191 0 0 225 191 0.099* 0.126' Westbound Right 0 0 95 177 0 0 95 177 0.000 0.000 Northbound Right Turn Adjustment 0 % of right turns (RT) are assumed to occur on 0.000' 0.000' -Southbound Right Turn Adjustment red light when there is separate RT lar~ & when 0.000' 0.000' Eastbound Right Turn Adjustment movement is permitted. 0.000' 0.000* Westbound Right Turn Adjustment 0.000* 0.000' Clearance Interval 0.050* 0.050* INTERSECTION CAPACITY UTILIZATION, ICU (Sum of Co~onents with *) > 0.396 0.461 LEVEL OF SERVICE (A=.O00-.6 ICU; B=.601-.7; C=.701-.8; D=.801-.9; E=.901-1.0; F=1.001+) A A PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES I A A A 85 - 79 o [ 8,600] I I I 669- 889 [ 8,569] V (2 Way Volumes) 68- 149 North North 145 - 208 , 298 - 436 [ 4,037] 371 - 453 [ 4,532] 1.( 1.0 l.O WR V "~ I L LO.O--- ~5 - 1~7 410- 304 £ 3,927] i 335-427 [ 4,191] I WT--2.0-- 225 - 191 I ST ~> . > c --O.O-- 15 - 59 268- 237 [ 2,7-/8] 267- 276 [ 2,987] 210. = Lanes iCL <__· <__> I 678 - 541 [ 6,705] 602 - 703 [ 7,178] --o .o-- (2 Way Volumes) (2 t4ay VoLumes) 6,700] [ 7,200] EL J A OJ 98 - 219 [ 1,744] I 245 - 152 ( 2,184] 172 - 176--1. NT V AM-PM Peak Hour [Daily] I 343 - 371 [ 3,9271 15 - 11 ~.0-] . .0 Daily = {AM+PM)* 5.5 V (2 Way Volumes) 'l ER ' 1 - 18 Leg: North South East Q/est [ 3,900] o i 1,)4 - 100 % Entering (AM-PM) 45 - 49 71 - 41 56 - 61 40 '- 44 LEGEND: AM-PM Peak Hour I~ % of Daily in Peak 8 - 10 9 - 9 8 - 10 10 - 8 [Estimated 2-Q/ay Daily] 1 0 - 34 Hour (AM-PM) -- Kunzman Associates Existin.cl Plus Project INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION INTERSECTION: NEWPORT AVENUE (NS) and WALNUT AVENUE (El,/) COUNT DATE: 04.24-03 LAND USE: EXISTING PLUS PROJECT GEOMETRICS:'Existing MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPAC! TY RATIO (AM) (PM) (AM) (PM) (AM) (PM) (AM) (PM) Northbound Left 1 1700 26 66 2 1 28 67 0.016 0.039 Northbound Through 2 3400 328 373 9 4 337 377 0.099' 0.111' Northbound Right 1 1700 68 49 5 2 73 51 0.043 0.030 Southbourz~ Left 1 1700 424 307 0 0 424 307 0.249* 0.181' Southbound Through 2 3400 213 298 2 9 215 307 0.063 0.090 Southbound Right I 1700 29 38 0 0 29 38 0.017 0.022 Eastbound Left 1 1700 12 14 0 0 12 14 0.007~ 0.008' Eastbound Through 2 3400 240 199 0 0 240 199 0.079 0.072 Eastbound Right 0 0 30 43 0 2 30 45 0.000 0.000 Westbound Left 1 1700 85 98 1 5 86 103 0.051 0.061 Westbound Through 2 3400 222 417 0 0 222 417 0.131' 0.224* Westbound Right 0 0 222 344 0 0 222 344 0.000 0.000 Northbound Right Turn Adjustment 0 % of right turns iRT) are assumed to occur on 0.000' 0.000' Southbound Right Turn Adjustment red light when there is separate RT lane & when 0.000' 0.000' Eastbound Right Turn Adjustment movement is permitted. Westbound Right Turn Adjustment i 0.000' 0.000' 0.000' 0.000' Clearance Interval 0.050* 0.050* INTERSECTION CAPACITY UTILIZATION, ICU (Sum of Components with *) .. · 01536 0.574 LEVEL OF SERVICE (A=.O00-.6 ICU; B=.601-.7; C=.701-.8; D=.801-.9; E=.901-1.0; F=I.001+) A A r PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES I A A A 29 - 38 o [14,4003 I I 11239-1387 [14,443] V (2 Uay Volumes) 215 - 307 North North 1.(I 2.04241.0' 307 WR 668 - 652 [ 7,2601 V I 571 - 735 [ 7,1831 I .O-- 222 - 344 279 - 522 [ 4~406] 530 - 864 [ 7,667] SR~ LSL L--'O <, < , WT--2.0-- 222 - 417 T i 86 - 103 282 - 258 [ 2,970] T~7 - 557 [ 7,117'J 2.0 : Lanes WL <__> <__> I 561 - 780 [ 7,376] 1267 -1421 [14,784] --o o--- (2 Way Votumes) (2 Way Votumes) [ 7,400] [14,800] : · EL t A 331 - 455 [ 4,323] I 438 - 495 [ 5,132] 12 - 14 --1.0] NT V AM-PM Peak Hour [Daily] I 769 - 950 [ 9,455] 30 - 45 --0.0-~ 2.0 Daily = {AM+PM)* 5.5 V (2 Way Volumes) ER L - 51 Leg: North South East West [ 9,500] o 3!;7 - 377 % Entering (AM-PM) 54 - 4757 - 5242 - 6150 - 33 LEGEND: AM-PM Peak Hour I % of Daily in Peak 9 - 10 8 - 10 9 - 10 8 - 11 [Estimated 2-Way Daiky] :'8 - 67 Hour (AM-PM) ~ Kunzman Associates MITIG8 - Default Scenario Tue Oct 7, 2003 07:33:26 Page 1-1 Tustin Place Existing Plus Project Morning Peak Hour Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #1 Newport Avenue (NS) / Project Entrance (EW) Average Delay (sec/veh): 10.8 Worst Case Level Of Service:' B ******************************************************************************** Approach: North Bound South Bound East Bound West Bound - T - R L - T - R Movement: L - T - R L - T - R L Control: Uncontrolled Uncontrolled Rights: Include Include Lanes: 0 0 2 0 1 1 0 2 0 0 0 Volume Module: Base Vol: 0 422 Growth Adj: 1.00 1.00 Initial Bse: 0 422 Added Vol: 0 0 PasserByVol: 0 0 Initial Fur: 0 422 User Adj: 1.00 1.00 PHF Adj: 1.00 1.00 PHF Volume: 0 422 Reduct Vol: 0 0 Final Vol.: 0 422 Critical Gap Module: 0 0 328 0 1.00 1.00 1.00 1.00 0 0 328 0 1 3 0 0 0 0 0 0 1 3 328 0 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1 3 328 0 0 0 0 0 1 3 328 0 Critical Gp:xxxxx xxxx xxxxx Stop Sign Stop Sign Include Include 0 0 0 0 0 0 1! 0 0 0 0 0 0 0 0 1.00 1.00 1.00 1.00 1.00 1.00 0 0 0 0 0 0 0 0 0 7 0 16 0 0 0 0 0 0 0 0 0 7 0 16 1.00 1.00 1.00 1.00 1.'00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0 0 0 7 0 16 0 0 0 0 0 0 0 0 0 7 0 16 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx Capacity Module: Cnflict Vol: xxxx xxxx xxxxx 423 xxxx xxxxx xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx 1147 xxxx xxxxx xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx 1147 xxxx xxxxx xxxx xxxx xxxxx Level Of Service Module: Stopped Del:xxxxx xxxx xxxxx 8.1 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx LOS by Move: * * * A * * * * * * * * Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT 642 xxxxx Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 10.8 xxxxx Shared LOS: , , , , , , , , * * B * ApproachDel: xxxxxx xxxxxx xxxxxx 10.8 . . * B ApproachLOS: * 6.8 xxxx 6.9 3.5 xxxx 3.3 592 Xxxx 211 442 xxxx 801 441 xxxx 801 Traffix 7.5.0615 (c) 2001 Dowling Assoc. Licensed to Kunzman Associates MITIG8 - Default Scenario Tue Oct 7, 2003 07:34:35 Page 1-1 Tustin Place Existing Plus Project Evening Peak Hour Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) ******************************************************************************** Intersection #1 Newport Avenue (NS) / Project Entrance (EW) Average Delay (sec/veh): 11.3 Worst Case Level Of Service: B ******************************************************************************** Approach: North Bound South Bound Movement: L - T - R L - T - R Control: Rights: Lanes: Volume Module: Uncontrolled Uncontrolled Include Include 0 0 2 0 1 1 0 2 0 0 Base Vol: 0 488 Growth Adj: 1.00 1.00 Initial Bse: 0 488 Added Vol: 0 0 PasserByVol: 0 0 Initial Fur: 0 488 User Adj: 1.00 1.00 PHF Adj: 1.00 1.00 PHF Volume: 0 488 Reduct Vol: 0 0 Final Vol.: 0 488 Critical Gap Module: East Bound West Bound L - T - R L - T - R Stop Sign Stop Sign Include Include 0 0 0 0 0 0 0 1! 0 0 0 0 439 0 0 0 0 0 0 0 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0 0 439 0 0 0 0 0 0 0 7 16 0 0 0 0 0 3 0 8 0 0 0 0 0 0 0 0 0 0 7 16 439 0 0 0 0 3 0 8 '1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 7 16 439 0 0 0 0 3 0 8 0 0 0 0 0 0 0 0 0 0 7 16 439 0 0 0 0 3 0 8 Critical Gp:xxxxx xxxx xxxxx 4.1 xxxx xxxxx xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx Capacity Module: Cnflict Vol: xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx Level Of Service Module: Stopped Del:xxxxx xxxx xxxxx 8.4 xxxx xxxxx LOS by Move: * * * A * * Movement: LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx Shrd'StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * , ApproachDel: xxxxxx xxxxxx ApproachLOS: * , 495 xxxx xxxxx 1079 xxxx xxxxx 1079 xxxx xxxxx 6.8 xxxx 6.9 3.5 xxxx 3.3 xxxx xxxx xxxxx 740 xxxx 244 xxxx xxxx xxxxx 357 xxxx 763 xxxx xxxx xxxxx 353 xxxx 763 xxxxx xxxx xxxxx xxxxx xxxx xxxxx LT - LTR - RT LT - LTR - RT xxxx xxxx xxxxx xxxx 579 xxxxx xxxxx xxxx xxxxx xxxxx 11.3 xxxxx * * * * B * xxxxxx 11.3 * B Traffix 7.5.0615 (c) 2001 Dowling Assoc. Licensed to Kunzman Associates INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION INTERSECTION: NEWPORT AVENUE (NS) and SYCAMORE AVENUE (EW) COUNT DATE: 04-24-03 LAND USE: EXISTING PLUS PROJECT GEOMETRICS: Existing MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPAC! TY RATIO (AM) (PM) (AM) CPM) (AM) (PM) (AM) (PM) Northbound Left 1 1700 100 34 0 0 100 34 0.059 0.020 Northbound Through 1 1700 104 100 0 1 104 101 0.061' 0.059* Northbound Right 1 1700 41 18 0 0 41 18 0.024 0.011 Southbound Left 1 1700 145 208 2 1 147 209 0.086* 0.123' Southbound Through 1 1700 68 149 1 I 69 150 0.041 0.088 Southbound Right 1 1700 85 79 3 2 88 81 0.052 0.048 Eastbound Left 1 1700 172 176 1 3 173 179 0.102' 0.105' Eastbound Through 1 1700 81 50 0 0 81 50 0.056 0.036 Eastbound Right 0 0 15 11 0 0 15 11 0.000 0.000 Westbound Left 0 0 15 59 0 0 15 59 0.000 0.000 Westbound Through 2 3400 225 191 0 0 225 191 0.099* 0.126' Westbound Right 0 0 95 177 0 2 95 179 0.000 0.000 Northbound Right TuFn Adjustment 0 % of right turns (RT) are assumed to occur on 0.000* 0.000' Southbound Right Turn Adjustment red light when there is separate ET lane & when 0.000' '0.000' 0.000' 0.000' Eastbound Right Turn Adjustment movement is permitted. 0.000' 0.000' Westbound Right Turn Adjustment 0.050* 0.050* Clearance Interval INTERSECTION CAPACITY UTILIZATION, ICU (S~ of Components with *) > 0.398 0.463 LEVEL OF SERVICE (A=.O00-.6 ICU; B=.601-.7; C=.701-.8; D=.801-.9; E=.901-1.0; F=1.001+) A A PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES I A A A ! ! 676 - 899 [ 8,663] 88 - 81 o [ 8,700] ~V (2 Way Volumes) 69 - 150 No th ! No th I WR V 1.) 1,0 .0 L--O.0-- 95 - 179 413 - 306 [ 3,955] ! 335 - 429 [ 4~202] SR_J I L_sL · WI--2.0-- 225- 191 ST I ,,,> · 0.0-- 15 - 59 269 - 240 [ 2,800] 269 - 277 [ 3,003] 2[0 = Lanes WT <--> <--> 682 - 546 [ 6,754] 604 - 706 [ 7,205] ) o-- . (2 Way Volumes) (2 Way Volumes) --0 [ 6,800] [ 7,200] EL , 99 - 220 [ 1,755] I 245 - 153 [ 2,189] 173 - 179--I.0] NT V . 81 - 50--1.0 ET NL ~---NR LEGEND: A 1~. AM-PM Peak Hour [Daily] I 344 - 373 [ 3,944] .0 ~.0. Daily = {AM+PM)* 5.5 V (2 Way Volumes) 15 - 11---0.0-~ 1 ER 1 - 18 I Leg: North South East West [ 3,900] o li~4 - 101 % Entering (AM-PM) 45 - 49 71 - 4i 55 - 61 39 - 44 % of Daily in Peak 8 - 10 9 - 9 8 - 10 10 - 8 LEGEND: AM-PM Peak Hour [ (Estimated 2-Way Daily] 1110 - 34 Hour (AM-PM] . Kunzman Associates Year 2020 Without Project INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION INTERSECTION: NEWPORT AVENUE (NS) and WALNUT AVENUE (EW) COUNT DATE: 04-24-03 LAND USE: YEAR 2020 WITHOUT PROJECT GEOMETRICS: Existing MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPAC! TY RATIO (AM) (PM) (AM) (PM) (AM) (PM) (AM) (PM) Iorthbound Left 1 1700 20 170 0 0 20 170 0.012' 0.100 Nor t hl~cl Through 2 3400 300 890 0 0 300 890 0.088 0.262* Northbourld Right 1 1700 80 120 0 0 80 120 0.047 0.071 Southbound Left 1 1700 90 200 0 0 90 200 0.053 0.118' Southbound Through 2 3400 1060 770 0 0 1060 770 0.312' 0.226 Southbound Right 1 1700 20 50 0 0 20 50 0.012 0.029 Eastbound Left 1 1700 10 10 0 0 10 10 0.006 0.006* Eastb~nd Through 2 3400 270 190 0 0 270 190 O. 100' O. 068 Eastbour~ Eight 0 0 70 40 0 0 70 40 0.000 0.000 Westbound Left 1 1700 240 40 0 0 240 40 O. 141' 0.024 Westbound Through 2 3400 310 550 0 0 310 550 O. 150 0.224* Westbound Right 0 0 200 210 0 0 200 210 0.000 0.000 Northbound Right Turn Adjustment 0 % of right turns iRT) are assumed to occur on 0.000' 0.000'.. Southbound Right Turn Adjustr~nt red light when there is separate RT lane & when 0.000* 0.000' 0.000' 0.000' Eastbound Right Turn Adjustment movement is permitted. 0.000' 0.000' Westbound Right Turn Adjustment 0.050* 0.050* ;[earance Interval INTERSECTION CAPACITY UTILIZATION, ICU (Sum of Components with *) .... · 0.615 0.660 LEVEL OF SERVICE (A=.O00-.6 ItU; B:.601-.7; C:.701-.8; D:.801-.9; E=.901-1.0; F=1.001+) B B i PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES I A A A I 1680-2130 [20t955] 20 - 50 0 [21~000] ! ~V (2 jcay Volu~s) 1060 - 7-/0 No th I North ' I 90 - 200 1170 -1020 [12,045] 510 -1110 [ I JCR V . 1.~) 2.0 .0 ~-0.0-- 200 ' 210 350 - 770 [ 6,160] 750 - 800 [ 8,525] SR L--SL WT--2.0-- 310' 550 ST 1.0-- 240 ' 40 350 - 240 [ 3t245] 440 - 510 [ 5~225] 2.0 = Lanes JCL . I i 700-1010 [ 9,405] 1190-1310 [13,750] [ I o-- (2 Way Volumes) (2 Way Vottmnes) --o [ 9,400] [13,800] i EL 1370 - 850 [12,210] 400 -1180 [ 8,690] 10 - 10 --1.0J NT V 270- 190--2.0----ET NL I .~0NR LEGEND: A AM-PM Peak Hour [Daily] J 1770 -2030 [20,900] . 2.0 Daily = {AM+PM}* 5.5 V (2 Way Vo[u~s) 70- 40 --O.O!R i ~0 . 120 Leg: North South East jcest [20,900] o 3(~0 - 890 1% Entering (AM-PM) 70 - 48 23 - 58 63 - 61 50 - 24 % of Daily in Peak 8 - 10 8 - 10 9 - 10 7 - 11 LEGEND: AM-PM Peak Hour I [Estimeted 2-jcay Daily] 20 - 170 Hour (AM-PM) -- Kunzman Associates- INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION INTERSECTION: NEWPORT AVENUE (NS) and SYCAMORE AVENUE (EW) COUNT DATE: 04-24-03 LAND USE: YEAR 2020 WITHOUT PROJECT GEOMETRICS: Existing MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPAC I TY RATIO (AM) (PM) (AM) (PM) (AM) (PM) (AM) (PM) Northbound Left 1 1700 620 1080 0 0 620 1080 0.365* 0.635* Northbound Through 1 1700 270 1140 0 0 270 1140 0.159 0.671 Northbound Eight 1 1700 10 140 0 0 10 140 0,006 0.082 Southbound Left 1 1700 120 70 0 0 120 70 0;071 0.041 Southbound Through 1 1700 1600 1360 O 0 1600 1360 0.941' 0.800* Southbound Eight I 1700 120 140 0 0 120 140 0.071 0.082 Eastbound Left 1 1700 200 410 0 0 200 410 0.118' 0.241' Eastbound Through 1 1700 90 130 0 0 90 130 0.106 0.129 Eastbound Right 0 0 90 90 0 0 90 90 0.000 0.000 Westbound Left 0 0 300 10 0 0 300 10 0.000 0.000 Westbound Through 2 3400 190 130 0 0 190 130 0.176' 0.079* Westbound Right 0 0 110 130 0 0 110 130 0.000 0.000 Northbound Right Turn Adjustment 0 % of right turns iRT) are assumed to occur on O.OOO* O.OOO* Southbound Right Turn Adjustment red tight when there is separate ET lane & when i 0.000' 0.000' Eastbound Right Turn Adjustment movement is permitted. Westbound Right Turn Adjustment I 0.000' 0.000' 0.000' 0.000' Ctearance Interval 0.050' 0.050* INTERSECTION CAPACITY UTILIZATION, ICU (Sum of Components with *) > 1.650 1.805 LEVEL OF SERVICE (A=.O00-.6 ICU; B=.601-.7; C=.701-.8; D=.801-.9; E=.901-1.0; F:1.001+) F F PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES I A A A 120- 140 o [31,200] I I I 2420-3250 [31,185] I V (2 [Jay Volumes) 11600 -1360 North North 70 1840-1570 [18,7551 580-1680 [12,4301 1. 1.0 1.0 NR V ---] / ~- LO'O-- 110 - 130 930-1350 [12,540] 600- 270 [ 4,785] SR SL < < , i4T--2.0--- 190- 130 ~ T __.> > F--O.O-- 300 ' 10 380 - 630 [ 5,555] 220 - 340 [ 3,080] 2 .I 0 = Lanes IWL <--· i <--> I : 1310 -1980 [18,095] 820 - 610 [ 7,865] --o -o-- (2 IJay Volumes) C2 tJay Volumes) [18,100] [ 7,900] EL :A 200- 410--1.0] la NT! 1990-1460 [18,975] v I 900-2360 [17,930] AM-PM Peak Hour [Daily] I 2890-3820 [36,905] 90 - 90 --0.0-] . 1.0 Daily = (AM+PM)* 5.5 V (2 Way Volumes) ER / lO- 140 Leg: North South East Nest [36,900] o 2 0 -1140 % Entering (AM-PM) 76 - 48 31 - 62 73 - 44 29 - 32 LEGEND: AM-PM Peak Hour I % of Daily in Peak 8 - 10 8 - 10 10 - 8 7 - 11 [Estimated 2-1Jay Daily] 6;_0 -1080 Hour (AM-PM) ~ Kunzman Associates INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION :NTERSECTION: NEWPORT AVENUE (NS) and SYCAMORE AVENUE (EW) COUNT DATE: 04-24-03 LAND USE: YEAR 2020 WITHOUT PROJECT GEOMETR]CS: Improved MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPAC! TY RATIO (AM) (PM) (AM) (PM) (AM) (PM) (AM) (PM) Northbound Left 2 3400 620 1080 0 0 620 1080 O. 182' 0.318' Northbourx~ Through 2 3400 270 1140 0 0 270 1140 0.079 0.335 Nor thbourKI Right 1 1700 10 140 0 0 10 140 0.006 0.082 Southbound Left 1 1700 120 70 0 0 120 70 0.071 0.041 Southbound ThroUgh 3 5100 1600 1360 0 0 1600 1360 0.337* 0.294* Southbour~ Right 0 0 120 140 0 0 120 140 0.000 0.000 Eastbound Left 2 3400 200 410 0 0 200 410 0.059' 0.121' Eastbound Through 1 1700 90 130 0 0 90 130 0.053 0.076 Eastbound R i ght 1 1700 90 90 0 0 90 90 O. 053 O. 053 Westbound Left 0 0 300 10 0 0 300 10 0.000 0.000 Westbound Through 2 3400 190 130 0 0 190 130 0.176' 0.079* Westbound Right 0 0 110 130 0 0 110 130 0.000 0.000 Northbound Right Turn Adjustment 0 % of right turns CRT) are assumed to occur on 0.000' 0.000' Southbound Right Turn Adjustment red light When there is separate RT lane & when 0.000' 0.000' Eastbound Right Turn Adjustment movement is permitted. 0.000' 0.000' Westbound Right Turn Adjustment i 0.000' 0.000' 0.050* 0.050* Clearance Interval INTERSECTION CAPACITY UTILIZATION, ICU (Sum of Components with *) '> 0.804 0.862 LEVEL OF SERVICE (A:.O00-.6 ICU; B:.601-.7; C=.701-.8; D:.801-.9; E:.901-1.0; F:1.001+) D D PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES I A A A I I 2420 -3250 [31,185] 120- 140 o [31,200] ~ (2 Way Volumes) i1600 -1360 North North 170 - 70 1840-1570 [18,755] 580-1680 [12,430] IJR V O. 3.0 .0 L---O.O-- 110 - 130 930 -.1350 [12,540] 600 - 270 [ 4,785] WT--2.0-- 190- 130 ST > > 0.0-- 300 - 10 380 - 630 [ 5,555] 220 - 340 [ 3,080] 2!0= Lanes WL~- <--> <--> I 1310 -1980 [18'095] 820 - 610 [ 7,865] --o .o--- (2 Way Volumes) (2 Way Volumes) [18,100] [ 7,900] AM-PM Peak Hour [Daily] t 2890 -3820 [36,9051 · 2.0 Daily = CAM+PM)* 5.5 V (2 Way Volumes) ER 0- 140 Leg: North South East West [36,900] o 2 0 -1140 % Entering (AM-PM) 76 - 48 31 - 62 ~ - 44 29 - 32 LEGEND: AM-PM Peak Hour I % of Daily in Peak 8 - 10 8 - 10 10 - 8 7 - 11 [Estimated 2-Way Daily] 6LO -1080 Hour (AM-PM) -- · Kunzman Assoc i ates, Year 2020 With Project INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION iNTERSECTION: NEWPORT AVENUE (NS) and WALNUT AVENUE (EW) COUNT DATE: 04-24-03 LAND USE: YEAR 2020 WITH PROJECT GEOMETRICS: Existing MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPAC I TY RATIO (AM) (PM) (AM) (PM) (AM) (PM) CAM) (PM) Northbound Left 1 1700 20 170 2 1 22 171 0.013' 0.101 Northbound Through 2 3400 300 890 7 3 307 893 0.090 0.263* Northbound Right 1 1700 80 120 3 2 83 122 0.049 0.072 Southbound Left 1 1700 90 200 0 0 90 200 0.053 0.118' Southbound Through 2 3400 1060 770 1 7 1061 777 0.312' 0.229 Southbound Right 1 1700 20 50 0 0 20 50 0J012 0,029 Eastbound Left 1 1700 10 10 0 0 10 10 0.006 0.006' Eastbo~d Through 2 3400 270 190 0 0 270 190 0.100' 0.068 Eastbound Right 0 0 70 40 0 2 70 42 0.000 0.000 Westbound Left 1 1700 240 40 1 3 241 43 0.142' 0.025 t4estbound Through 2 3400 310 550 0 0 310 550 0.150 O. 224' Westbound Right 0 0 200 210 0 0 200 210 0.000 0.000 Northbound Right Turn Adjustment 0 % of right tulcns iRT) are assigned to occur on 0~000' 0.000' Southbound Right Turn Adjustment red light when there is separate RT lane & when 0.000' 0.000' .:astbound Right Turn Adjustment movement is permitted. 0.000' 0.000' 0.000' 0.000' Westbound Right Turn Adjustment 0.050' 0.050* Clearance Interval INTERSECTION CAPACITY UTILIZATION, ICU (Sum of Con~)onents with *) > 0.617 0.661 LEVEL OF SERVICE (A=.O00-.6 ICU; B=.601-.7; C=.701-.8; D:.801-.9; E=.901-1.O; F=1.001+) B B PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES J A A A ) 1688 ~2140 [21,054] 20 - 50 o [21,100] I IV (2 Way Volumes) 1061 - 777 North North I 90 - 200 1171 -1027 [12,089] 517-1113 [ 8~965] I WR V 1.~) 2.0 .O '--J I L L---O.O-- 200 - 210 352 - 771 [ 6,177] 751 - 803 [ 8,547] SR SL < <'-- WT~2.0-- 310 - 550 ST --> > 1.0-- 241 - 43 350 ' 242 [ 3,256] 443 ' 512 [ 5,253] 210 = Lanes NT <--> <--> ' 702-1013 [ 9,433] 1194-1315 [13,800] --o I o-- (2 Way VoLumes) [ (2 Way Volumes) [ 9,4003 [13,800] EL 1372 - 862 [12,2871 412 -1186 [ 8,789] 10 - 10 --1.0] NT V 270 - 190 --2.0--ET NL [---NR LEGEND: A AM-PM Peak Hour [Daily] I 1784 -2048 [21,076] 70 - 42 --0.0~ I . 2.0 ~.0 Daily = (AM+PM)* 5.5 V (2 Uay Volumes) ER = ~3 - 122 Leg: North South East lJest [21,100] o . 3)7 - 893 % Entering (AM-PM) 69 - 48 23 - 58 63 - 61 50 - 24 LEGEND: AM-PM Peak Hour I ' % of Daily in Peak 8 - 10 8 - 10 9 - 10 7 - 11 [Estimated 2-Way Daily]I ;.2 - 171 Hour (AM-PM) -- Kunzman Associates. MITIG8 - Default Scenario Tue Oct 7, 2003 13:33:06 Page 1-1 Tustin Place Year 2020 With Project Morning Peak HOur Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) Intersection #1 Newport Avenue (NS) / Project Entrance (EW) Average Delay (sec/veh): 23.5 Worst Case Level Of Service: C Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R Control: Uncontrolled Uncontrolled Stop Sign Stop Sign Rights: Include Include Include Include Lanes: 0 0 2 0 1 1 0 2 0 0 0 0 0 0 0 0 0 1! 0 0 Volume Module: Base Vol: 0 580 0 0 1840 0 0 0 0 0 0 0 Growth Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Bse: 0 580 0 0 1840 0 0 0 0 0 0 0 Added Vol: 0 0 2 2 0 0 0 0 0 10 0 13 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fur: 0 580 2 2 1840 0 0 0 . 0 10 0 13 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 0 580 2 2 1840 0 0 0 0 10 0 13 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Final Vol.: 0 580 2 2 1840 0 0 0 0 10 0 13 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx Capacity Module: 4.1 xxxx xxxxx xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 6.8 xxxx 6.9 3.5 xxxx 3.3 Cnflict Vol: xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx { Level Of Service Module: Stopped Del:xxxxx xxxx xxxxx LOS by Move: * * * Movement: LT - LTR - RT 582 xxxx xxxxx xxxx xxxx xxxxx 1504 xxxx 1002 xxxx xxxxx xxxx xxxx xxxxx 114 xxxx 1002 xXXX xxxxx xxxx xXXX xXXXX 114 xxxx Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 217 xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 23.5 xxxxx Shared LOS: * * * * * * * * * * C * ApproachDel: xxxxxx xxxxxx xxxxxx 23.5 ApproachLOS: * * * C 290 713 713 8.6 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx A * * * * * , , , LT - LTR - RT LT - LTR - RT LT - LTR - RT Traffix 7.5.0615 (c 2001 Dowling Assoc. Licensed to Kunzman Associates MITIG8 - Default Scenario Tue Oct 7, 2003 13:32:53 Page 1-1 Tustin Place Year 2020 With Project Evening Peak Hour Level Of Service Computation Report 2000 HCM Unsignalized Method (Future Volume Alternative) Intersection #1 Newport Avenue (NS) / Project Entrance (EW) Average Delay (sec/veh): 99.7 Worst Case Level Of Service: F Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R Control: Uncontrolled Uncontrolled Rights: Include Include Lanes: 0 0 2 0 1 1 0 2 0 0 Volume Module: Base Vol: 0 1680 0 Growth Adj: 1.00 1.00 1.00 Initial Bse: 0 1680 0 Added Vol: 0 0 10 PasserByVol: 0 0 0 Initial Fur: 0 1680 10 User Adj: 1.00 1.00 1.00 PHF Adj: t.00 1.00 1.00 PHF Volume: 0 1680 10 Reduct Vol: 0 0 0 Final Vol.: 0 1680 10 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx FollowUpTim:xxxxx xxxx xxxxx Capacity Module: Cnflict Vol: xxxx xxxx xxxxx Potent Cap.: xxxx xxxx xxxxx Move Cap.: xxxx xxxx xxxxx Level Of Service Module: Stopped Del:xxxxx xxxx xxxxx LOS by Move: * * * Movement: LT - LTR - RT L - T - R Stop sign Include 0 0 0 0 0 L - T - R Stop Sign Include 0 0 1! 0 0 0 1570 0 0 0 1.00 1.00 1.00 1.00 1.00 0 1570 0 0 0 13 0 0 0 0 0 0 0 0 0 13 1570 0 0 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 13 1570 0 0 0 0 0 0 0 0 13 1570 0 0 0 0 0 0 0 1.00 1.00 1.00 1.00 0 0 0 0 0 5 0 6 0 0 0 0 0 5 0 6 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0 5 0 6 0 0 0 0 0 5 0 6 4.1 xxxx xxxxx xxxxx xxxx xxxxx 2.2 xxxx xxxxx xxxxx xxxx xxxxx 6.8 xxxx 6.9 3.5 xxxx 3.3 1690 xxxx xxxxx xxxx xxxx xxxxx 383 xxxx xxxxx xxxx xxxx xxxxx 383 xxxx xxxxx xxxx xxxx xxxxx 2491 xxxx 840 25 xxxx 313 24 xxxx 313 14.7 xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx S * * * * * * * * LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 49 xxxxx Shrd ~tpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 99.7 xxxxx Shared LOS: * * * , , , * * * * F * ApproachDel: xxxxxx xxxxxx xxxxxx 99.7 ApproachLOS: * * * F Traffix 7.5.0615 (c) 2001 Dowling Assoc. Licensed to Kunzman Associates MITIG8 - Default Scenario Thu Oct 23, 2003 10:29:42 Page 1-1 Tustin Place Year 2020 With Project Morning Peak Hour - With Improvements Level Of Service Computation Report 2000 HCM Unsignalized Method (Base Volume Alternative) Intersection #1 Newport Avenue (NS) / Project Entrance (EW) ******************************************************************************** Average Delay (sec/veh): 10.2 Worst Case Level Of Service: B Approach: North Bound South Bound East Bound Movement: L - T - R L - T - R L - T - R Control: Uncontrolled Rights:. Include Lanes: 0 0 2 0 1 Volume Module: Base Vol: 0 580 4 G~owth Adj: 1.00 1.00 1.00 Initial Bse: 0 580 4 User Adj: 1.00 1.00 1.00 PHF Adj: 1.00 ~.00 1.00 PHF Volume: 0 580 4 Reduct Vol: 0 0 0 Final Vol.: 0 580 4 Critical Gap Module: Uncontrolled Stop Sign Include Include 0 0 2 0 0 0 0 0 0 0 0 1853 0 1.00 1.00 1.00 0 1853 0 1.00 1.00 1.00 1.00 1.00 1.00 0 1853 0 0 0 0 0 1853 0 West Bound L - T - R Stop Sign Include 0 0 0 0 1 0 0 0 0 0 23 1.00 1.00 1.00 1.00 1.00 1.00 0 0 0 0 0 23 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0 0 0 0 0 23 0 0 0 0 0 0 0 0 0 0 0 23 Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 6.9 FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 3.3 Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 290 Potent c;ap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 713 Move Capl: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 713 Level :Of Service Module: Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 10.2 LOS by Move: * * * * * * * * * * * B Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 10.2 ApproachLOS: * * * B Traffix 7.5.0615 (c) 2001 Dowling Assoc. Licensed to Kunzman Associates MITIG8 - Default Scenario Thu Oct 23, 2003 10:30:32 Page 1-1 Tustin Place Year 2020 With Project Evening Peak Hour - With Improvements Level Of Service Computation Report 2000 HCM Unsignalized Method (Base Volume Alternative) Intersection #1 Newport Avenue (NS) / Project Entrance (EW) ******************************************************************************** Average Delay (sec/veh): 16.9 Worst Case Level Of Service: C Approach: North Bound South Bound East Bound West Bound Movement: L - T - R Control: Uncontrolled Rights: Include Lanes: 0 0 2 0 1 Volume Module: Base Vol: 0 1680 23 Growth Adj: 1.00 1.00 1.00 Initial Bse: 0 1680 23 User Adj: 1.00 1.00 1.00 PHF Adj: 1.00 1.00 1.00 PHF Volume: 0 1680 23 Reduct Vol: 0 0 0 Final Vol.: 0 1680 23 L - T - R L - T - R L Uncontrolled Stop Sign Stop Sign Include Include Include 0 0 2 0 0 0 0 0 0 0 0 0 0 0 1 0 1588 0 0 0 1.00 1.00 1.00 1.00 1.00 0 1588 0 0 0 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0 1588 0 0 0 0 0 0 0 0 0 1588 0 0 0 0 1.00 0 0 0 1.00 1.00 1.00 1.00 1.00 1.00 0 -0 0 0 0 0 0 0 0 0 0 11 1.00 1.00 1.00 11 1.00 1.00 11 0 11 Critical Gap Module: Critical Gp:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 6.9 FollowUpTim:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 3.3 Capacity Module: Cnflict Vol: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 840 Potent Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 313 Move Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx 313 Level Of Service Module: Stopped Del:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx 16.9 LOS by Move: * * * , , , , , * * * C Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx xxxx xxxxx Shared LOS: * * * * * * * * * * * * ApproachDel: xxxxxx xxxxxx xxxxxx 16.9 , C ApproachLOS: * * Traffix 7.5.0615 (c) 2001 Dowling Assoc. Licensed to Kunzman Associates INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION INTERSECTION: NEWPORT AVENUE (NS) and SYCAMORE AVENUE (Et4) COUNT DATE: 04-24-03 LAND USE: YEAR 2020 WITH PROJECT GEOMETRICS: Existing MOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUME VOLUME VOLUME CAPAC I TY RATIO (AM) [PM) (AM) (PM) (AM) (PM) (AM) (PM) Northbound Left I 1700 620 1080 0 0 620 1080 0.365* 0.635* Northbound Through I 1700 270 1140 1 6 271 1146 0.159 0.674 Northbound Right 1 1700 10 140 0 0 10 140 0.006 0.082 Southbound Left 1 1700 120 70 2 1 122 71 0.072 0.042 Southbound Through 1 1700 1600 1360 6 3 1606 1363 0.945* 0.802* Southbound Right 1 1700 120 140 2 1 122 141 0.072 0.083 Eastbound Left 1 1700 200 410 0 2 200 412 0.118' 0.242* Eastbound Through 1 1700 90 130 0 0 90 130 0.106 0.129 Eastbound Right 0 0 90 90 0 0 90 90 0.000 0.000 Westbound Left 0 0 300 10 0 0 300 10 0.000 0.000 t4estbound Through 2 3400 190 130 0 0 190 130 O. 176' 0.080* 14estbound Right 0 0 110 130 0 2 110 132 0.000 0.000 Northbound Right Turn Adjustment 0 % of right turns (RT) are assumed to occur on 0~000' 0.000' Southbound Right Turn Adjust~nt red light when there is separate RT lane & when 0.000' ' 0.000' Eastbound Right Turn Adjustment movement is permitted. 0.000' 0.000' k/estbound Right Turn Adjustment 0.000' 0.000' Clearance Interval 0.050* 0.050* INTERSECTION CAPACITY UTILIZATION, [CU (Sum of Components with *) .> 1.654 1.809 LEVEL OF S,ERVICE (A=.O00-.6 ICU; B=.601-.7; C=.701-.8; D=.801-.9; E=.901-1.0; F=1.001+) F F PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES I A A A 122- 141 o [31,300] I r 2431 -3265 [31,328] v (2 ~/ay Volumes) 1606 -1363 North North 122 - t A 71 1850-1575 [18,838], 581 -1690 [12,491] ! V 1.(I 1.0 ~.0 I J L--o.o-- 110 - 132 932 -1351 [12,557] i 600 - 272 [ 4,796] SR--J LSL < : <__ : WT--2.0--- 190- 130 ST ' i r---O.O--- 300 - 10 380 - 632 [ 5,566] 222 - 341 [ 3,097] / 2~0 = Lanes UL <--> <--> I 1312 -1983 [18,123] 822 - 613 [ 7,893] --o o-- (2 Uay Volumes) (2 Nay Volumes) [18,100] [ 7,900] i EL i .- A ] i 1996-1463 [19,025] 901 -2366 [17,969] 200 - 412--1.0 I NT V 90- 130--1.0--ET NL NR LEGEND: A AM-PM Peak Hour [Daily] I 2897 -3829 [36,993] 90 - 90 --0.0-~ . 1.0 !. Daily = (AM+PM)* 5.5 V (2 Way Volumes) ER~0- 140 Leg: North South East West [37,000] o 2l'1 -1146 % Entering (AM-PM) 76 - 48 31 - 62 73 - 44 29 - 32 LEGEND: AM-PM Peak Hour I % of Daily in Peak 8 - 10 8 - 10 10 - 8 ? - 11 [Estimated 2-t~ay Daily]I 620 -1080 Hour (AM-PM) -- Kunzman Associates. INTERSECTION VOLUMES, LANES, AND INTERSECTION CAPACITY UTILIZATION CALCULATION INTERSECTION: NEWPORT AVENUE (NS) and SYCAHORE AVENUE (EW) COUNT DATE: 04-24-03 LAND USE: YEAR 2020 WITH PROJECT GEOMETRICS: In~3roved HOVEMENT LANES CAPACITY BASE ADDED TOTAL VOLUME TO VOLUHE VOLUME VOLUME CAPAC I TY RATIO (AM) (PM) (AM) (PM) (AM) (PM) CAM) (PM) Northbound Left 2 3400 620 1080 0 0 620 1080 0.182' 0.318' Northbound Through 2 3400 270 1140 1 6 271 1146 0.080 0.337 Northbound Right 1 1700 10 140 0 0 10 140 0.006 0.082 Southbound Left 1 1700 120 70 2 1 122 71 0.072 0.042 Southbound Through 3 5100 1600 1360 6 3 1606 1363 0.339* 0.295* Southbound Right 0 0 120 140 2 1 122 141 0.000 0.000 Eastbound Left 2 3400 200 410 0 2 200 412 0.059' 0.121' Eastbound Th rough I 1700 90 130 0 0 90 130 O. 053 O. 076 Eastbound R i gh.t 1 1700 90 90 0 0 90 90 0.053 0.053 4est bound Left 0 0 300 10 0 0 300 10 0.000 0.000 Westbound Through 2 3400 190 130 0 0 190 130 0.176' 0.080' Westbound Right 0 0 110 130 0 2 110 132 0.000 0.000 Worthbound Right Turn Adjustment 0 % of right turns (RT) are assumed to occur on 0.000' 0.000' Southbound Right Turn Adjustment red light when there is separate RT lane & when 0.000' 0.000' Eastbound Right Turn Adjustment movement is permitted. 0.000' 0.000' 0.000' 0.000' Westbound Right Turn Adjustment 0.050* 0.050* Clearance Interval INTERSECTION CAPACITY UTILIZATIOfl, ICU (Sum of Components with *) '> 0.806 0.864 LEVEL OF SERVICE (A=.O00-.6 ItU; B=.601-.7; C=.701-.8; D=.801-.9; E=.901-1.0; F=1.001+) D D PLOT OF PEAK HOUR TURNING VOLUMES AND LANES PLOT OF INTERSECTION LEG VOLUMES I A A A 2431 -3265 [31,328] 122 - 141 o [31,300] ~V (2 Way Volumes) 1606 -1363 No th North A 0.11 3.0 .0 i L---O.O-- 110 - 132 932 -1351 [12,557] i 600 - 272 [ 4,7963 WI--2.0-- 190- 130 ST --'> · 0.0-- 300 - 10 380 - 632 [ 5,5663 222 - 341 [ 3,097] 2.0 = Lanes : 14L < > I 1312 -1983 [18,123] 822 - 613 [ 7,893] --o o--- (2 Way Volumes) (2 Way Volumes) [18,100] [7,900] 1996-1463 [19,025] 901 -2366 [17,9691 200 - 412--2.0 NT V ! 90- 130--1.0--ET NL I i----MR LEGEND: A 2~. AM-PM Peak Hour [Daily] I 2897 -3829 [36,993] 2.01 ~.0 Daily = (AM+PM)* 5.5 V (2 Way Volumes) 90- 90--1.0!R 10' 140 Leg: North South East West [37,000] ~ 2"1 -1146 % Entering (AM-PM) 76 - 4831 - 6273 - 4429 - 32 LEGEND: AM-PM Peak Hour % of Daily in Peak 8 - 10 8 - 1010 - 8 7 - 11 [Estimated 2-Way Daily] 620 -1080 Hour (AM-PM) -- Kunzman Associates APPENDIX D City of Tustin Improvement Standard No. [ ..... LIMITED USE AREAl ' / 25' '"-'J Y' J= ~ OR S(s) AND CROSS TRAFFIC J J )J~ SIGHT DISTANCE · ' DISiANCE (~.) . s is(s) ~' x' x'= PRia~Y 6~0 500 25 25 "~ECONDARY 550, 430 lB 18 .6 LOCAL = 28'0 150 O' 0 0 j ' X AND X' ARE BASED UPON A sTANDARD 14' MEDIAN FOR MAJOR AND PRIMARY HIGHWAYS ~,~ ~ AND S(,)VALUES FOR SIGNALIZED INTERSECTIONS LEFT TURN IN'J SIGHT D~STANCEJ " j NO 'SCALE ....... NO, ...... L ...... I~ECTI~ ~ DISTANCE ...... s is(.) Y' x' x" MAJOR 660 580 57 -~7 13 PRIMA, EY BlO 500 25 25 15 -~ECONDARY 550 450 18 18 .6 COMMgTER '" 500 3'"~0 'O 0 0 COLLECTOR 39~ 250 o o o LOCAL 2.80 150 0' 0 0 NOTES: 1. THE DISTANCE 'S I~EPRESENTS THE CORNER SIGHT DISTANCE MEASURED ALONG THE CENTERLINE OF THE ROAD. THE CORNER SIGHT DISTANCE IS THE DISTANCE REOUIRED TO ALLOW 7, 1/2 SECONDS FOR THE DRIVER ON THE CROSS ROAD (OR LEFT TURN POCKET) TO 'SAFELY CROSS THE MAIN ROADWAY OR TURN LEFT WHILE THE APPROACH VEHICLE TRAVELS AT THE ASSUMED DESIGN SPEED OF THE MAIN ROAOWAY. 2, THE DISTANCE S SHOULD BE INCREASED BY 20% FROM THE AMOUNT SHOWN ON THE TABLE ON SUSTAINED DOWNGRADES STEEPER THAN $~ AND LONGER THAN ONE MILE. $. POINTS A AND A' ARE THE LOCATIONS OF A DRIVER'S LINE OF SIGHT (,3.5 FOOT EYE HEIGHT) TO ONCOMING VEHICLES (4.25 FOOT OBJECT HEIGHT) LOCAT£D AT POINTS C AND C' WHILE IN A VEHICLE AT AN INTERSECTION 10 FEET BACK FROM THE PROJECTI-ON OF THE CURB FACE. IN NO CASE SHALL POINTS A OR A' BE LESS THAN 15 FEET FROM THE EDGE OF THE TRAVELED WAY 4. THE DISTANCE Y' IS THE DISTANCE MEASURED FROM THE CENTERLINE OF THE MAIN ROAD TO THE FAR RIGHT THROUGH TRAVEL LANE. THE DISTANCE Y' IS EQUAL TO ZERO FOR T-INTERSECTIONS. THE DISTANCE X IS THE DISTANCE MEASURED FROM THE CENTERLINE OF THE MAIN ROAD TO THE FAR RIGHT THROUGH TRAVEL LAN[. THE DISTANCE X' IS THE DISTANCE MEASURED FROM THE CENTERLINE OF THE MAIN. ROAD TO THE CENTER OF THE TRAVEL LANE NEAREST THE CENTERLINE 'OF THE ROAD. 5. THE. LIMITED USE AREA IS D£T[RMINED BY THE GRAPHICAL METHOD USING THE APPROPRIATE DISTANCES GIVEN IN THE TABLE ON STANDARD PLAN 510 SHEET 1. IT SHALL BE USED FOR THE PURPOSE OF PROHIBITING OR CLEARING OBSTRUCTIONS IN ORDER TO- MAINTAIN ADEOUATE.SIGHT DISTANCE AT INTERSECTIONS. 6.. THE LINE OF SIGHT UNE SHALL BE SHOWN AT INTERSECTIONS ON ALL LANDSCAPING PLANS, GRADINGS PLANS AND TENTATIVE TRACT PLANS WHERE SAFE SIGHT DISTANCE IS OUESTIONABLE. IN CASES WHERE AN 'INTERSECTION I$ LOCATED' ON A VERTICAL .CURVE, A PROFILE AT THE UNE OF SIGHT MAY BE REOUIRED, 7. OBSTRUCTIONS' SUCH AS BUS SHELTERS, WALLS OR LANDSCAPING WITHIN THE LIMITED USE AREA WHICH COULD RESTRICT THE LINE OF SIGHT SHALL NOT. BE PERMITTED. A. PLANTS AND SHRUBS WITHIN THE LIMITED USE AREA SHA'LL BE OF THE TYPE THAT WILL GROW NO HIGHER THAN 12 INCHES ABOVE THE GROUND AND SHALL BE MAINTAINED AT A MAXIMUM HEIGHT OF 12 INCHES ABOVE THE GROUND', MAINTENANCE AT A LOWER HEIGHT MAY BE 'REQUIRED ON CREST VER,TICAL. CURVES PER NOTE $ ABOVE;. B. A PROFILE OF THE LINE OF SIGHT WILL BE REQUIRED TO VERIFY 12 INCH MINIMUM VERTICAL CLEARANCE ABOVE VARIABLE HEIGHT OBSTRUCTIONS SUCH AS SLOPE LANDSCAPING, PLANTS AND SHRUBS. C. THE TOE OF SLOPE MAY ENCROACH INTO THE LIMITED USE AREA PROVIDED THAT THE EEOUIREIWENTS OF (BI ABOVE ARE SATISFIED. O. IN LIEU OF PROVIDING A PROFILE OF THE LINE OF SIGHT; THE TOE OF SLOPE SHALL NOT ENCROACH INTO THE LIMITED USE AREA, AND THE LIMITED USE AREA SHALL SLOPE AT 2% MAXIMUM TO THE ROADWAY. 8. TREES SHALL NOT BE PERMITTED WITHIN ANY PORTION OF THE LIMITED USE AREA. UNLESS APPROVED BY .THE CITY ENGINEER. :. 9. MEDIAN AREAS bESS THAN 6 FEET IN WIDTH SHALL BE PAVED WITH CONCRETE AS DIRECTED BY THE CITY ENGINEER. i O. RESIDENTIAL DRIVEWAYS SERVING FOUR OR MORE UNITS AND COMMERCIAL DRIVEWAY'S SHALL BE TREATED AS A LOCAL STREET INTERSECTION, . ., NO SCALE i ~l~lS~O~ ~,'rrmY OF '[l~N IMPROVEMEI~I' STANDARD STD. INTER~TION SIGHT DISTANCE ATTACHMENT D Resolution No. 3898 and Exhibit A (General Plan Land Use Map Amendment) RESOLUTION NO. 3898 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT 03-001 AMENDING THE GENERAL PLAN LAND USE DESIGNATION FROM PUBLIC/INSTITUTIONAL TO HIGH DENSITY RESIDENTIAL FOR THE 3.23 ACRE PARCEL SITE LOCATED AT 14552 NEWPORT AVENUE. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: That a proper application has been filed for General Plan Amendment 03- 001 to amend the General Plan Land Use Designation from Public/Institutional to High Density Residential for the site located at 14552 Newport Avenue, and known as Parcel 1 of Parcel Map No. 84-1029. That a public hearing was duly called, noticed, and held on said application on November 10, 2003, by the Planning Commission. That General Plan Amendment 03-001 is consistent with and implements the following land use policies of the General Plan: Land Use Policies: 1) Policy 1.1: Preserve the Iow-density quality of Tustin's eXisting single-family neighborhoods while permitting compatible multi-family development to meet regional housing needs where best suited from the standpoint of current development, accessibility, transportation and public facilities. The project would increase percentage of ownership housing consistent with Goal 3 of the Housing Element, the project is accessible through the City's current street system, and the project could be supported with existing transportation and public facilities. 2) Policy 1.5: Encourage compatible and complementary infill of previously by-passed parcels in areas already predominantly developed. The project would provide a complementary infill for-sale residential development in an area that is concentrated with rental housing. 3) Policy 2.2: Maintain consistency between the Land Use Element, Zoning Ordinances, and other City ordinances, regulations and standards. Resolution No. 3898 Page 2 With the approval of ZC 03-001, the land use designation will be consistent with the Housing Element and zoning ordinance of the city. Housing Goals and Policies: 1) Goal 1' Provide an adequate supply of housing' to meet the City's need for a variety of housing types to meet the diverse socio- economic needs of all community residents. The project will be for for-sale housing to provide ownership opportunities and include ten (10) affordable units to meet the City's need for affordable housing requirement. 2) Policy 1.1' Promote the construction of additional dwelling units to accommodate Tustin's share of regional housing needs identified by Southern California Association of Governments (SCAG), in accordance with adopted land use policies. The site is identified by the General Plan as an underutilized land suitable for housing development where potential affordable housing units could be created. The project includes ten (10) affordable housing units to accommodate the City's share of regional housing needs identified by SCAG. 3) Policy 1.12: Use tax increment housing set-aside funds of the South Central and Town Center Redevelopment Areas to assist in constructing, rehabilitating, and preserving Iow and moderate income hoUsing within the jurisdiction of the City. The project includes the execution of a Housing Assistance Agreement by and between the Tustin Community Redevelopment Agency and the site developer (The Olson Company) which will authorize the issuance of two (2) loans to assist in the creation of ten (10) affordable units for a period of not less than forty-five (45) years. That the proposed amendments to the land use designation are in the best interest of the public and ensure consistency between the General Plan and the Zoning Ordinance. A Final Mitigated Negative Declaration has been prepared and recommended for certification for this project in accordance with the provisions of the California Environmental Quality Act (CEQA). Resolution No. 3898 Page 3 II. The Planning Commission hereby recommends that the City Council approve General Plan Amendment 03-001 amending the General Plan Land Use Designation of the subject property from "Public/Institutional" to "High Density Residential," as identified in Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 10th day of November, 2003 LINDA C. JENNINGS 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. 3898 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 10th day of November, 2003. ELIZABETH A. BINSACK Planning Commission Secretary Exhibit A Resolution No. 3898 General Plan Amendment 03-001 From Public/Institutional Existing General Plan Land Use DeSignation To High Density Residential Proposed General Plan Land Use Designation 14552 Newport Avenue (Parcel 1 of Parcel Map 84-1029, in the City of. Tustin, County of Orange) ATTACHMENT E ResolutiOn No. 3899 and Exhibit A (Zoning Map Amendment) RESOLUTION NO. 3899 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 03-001, AMENDING THE ZONING FROM COMMERCIAL GENERAL (CG) TO MULTIPLE FAMILY RESIDENTIAL (R-3) FOR A 3.23 ACRE SITE LOCATED AT 14552 NEWPORT AVENUE. The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: That a proper application has been filed for Zone Change 03-001 to amend the zoning frOm Commercial General (CG) to High Density Residential (R-3) for the site located at 14552 Newport Avenue, known as Parcel 1 of Parcel Map No. 84-1029. That-a public hearing was duly called, noticed, and held on said application on November 10, 2003, by the Planning Commission. Do That the proposed amendment to the zoning district is in the best interest of the public in that it provides housing ownership opportunities while achieving the City's share of regional housing needs identified by SCAG and ensures consistency between the General Plan and the Zoning Ordinance. That the proposed zone change is consistent with General Plan Amendment 03-001 and the policies of the General Plan, as evidenced by the following findings: (a) The proposed zone change from Commercial General (CG) District to Multiple Family Residential (R-3) District is consistent with the General Plan Amendment 03-001 (b) (c) Amending the existing zoning to the High Density Residential zoning designation provides an opportunity to create additional affordable housing units to accommodate Tustin's share of regional housing needs identified by' Southern California Association Government (SCAG). The Multiple Family Residential (R-3) zoning district is compatible with the character of adjacent districts in that the project would provide a complementary infill for-sale residential development in an area that is concentrated with rental housing. Eo A Final Mitigated Negative Declaration has been prepared and recommended for certification for this project in accordance with the provisions of the California Environmental Quality Act (CEQA). Resolution No. 3899 Page 2 II. The Planning Commission hereby recommends that the City Council approve Zone Change 03-001, amending the Zoning designation from Commercial General (CG) to Multiple Family Residential (R-3), as identified in Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 10th day of November, 2003 LINDA C. JENNINGS 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. 3899 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 10th day of November, 2003. ELIZABETH A. BINSACK Planning Commission Secretary Exhibit A Resolution No. 3899 Zone Change 03-001 From Commercial General (CG) Section 9235 of Tustin City Code Existing Zoning Designation To Multiple Family Residential (R3) Section 9226 of Tustin City Code Proposed Zoning Designation 14552 Newport Avenue (Parcel 1 of Parcel Map 84-1029, in the City of Tustin, COunty of Orange) ATTACHMENT F Resolution No. 3900 (Tentative Tract Map) RESOLUTION NO. 3900 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP 16506 TO SUBDIVIDE AN EXISTING 3.23 ACRE PARCEL LOCATED AT 14552 NEWPORT AVENUE INTO ONE (1) NUMBERED LOT AND ONE (1) LETTERED LOT FOR THE PURPOSE OF DEVELOPING SIXTY-THREE (63) CONDOMINIUM OWNERSHIP UNITS. The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: That a proper application for Tentative Tract Map 16506 was submitted by the Olson Company on behalf of Dorothy Lee Mauk, requesting approval to subdivide an existing 3.23 acre parcel established by Parcel Map 84-1029, addressed at 14552 Newport Avenue into one (1) numbered lot and one (1) lettered lot for the purpose of developing sixty-three (63)condominium oWnership units (Parcel 1 of Parcel Map 84-1029); That a public hearing was duly called, noticed, and held for said map on November 10, 2003, by the Planning Commission; Co Do That the proposed subdivision is consistent with General Plan Amendment 03-001, if approved by the City Council as adopted by Resolution No. 03-131, which would change the General Plan Land Use Designation from "Public/Institutional" to "High Density Residential"; That the subdivision is consistent with Zone Change 03-001, if approved by the City Council as adopted by Ordinance No. 1282, which would change the zoning of the property from Commercial General (CG) District to Multiple Family Residential (R-3) District; As conditioned, the map would be in conformance with the State Subdivision Map Act and the Tustin City Code Section 9323 (Subdivision Code); That the site is physically suitable for the type of development proposed in that the project is accessible through the City's current street system and could be supported with existing transportation and public facilities; Resolution No. 3900 Tentative Tract Map 16506 November 10, 2003 Page 2 That the site is physically suitable for the proposed density of the development in that the site will be developed with 19.5 units per acre within a property that is zoned for a maximum of 25 units/acre; That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems in that the project has been conditioned to comply with development standards of the City, Orange County Fire Authority, and Orange County Health Care Agency; That the tract map or the proposed imProvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat; The Circulation Element of the General Plan classifies Newport Avenue as a Modified Major arterial highway which calls for an ultimate six (6) lane highway. Newport Avenue is currently improved with four vehicle lanes. Section 9331 of Tustin City Code authorizes a dedication of land to widen Newport Avenue to a Modified Major arterial highway. Therefore, the applicant will be required to dedicate a ten (10) foot wide strip of land and construct street improvements along the project frontage. Section 9331 of the Tustin City Co,de authorizes a dedication of park land as part of Subdivision Map. The applicant is required to dedicate a minimum of .0065s acre per dwelling unit for parkland or pay fees in lieu of parkland dedication. The value of the amount of such fees shall be based upon the requirements of Section 9331.d.3 of the Tustin City Code Lo The project involves a condominium project where there are undivided interests in common areas such as parking areas, landscape areas, drive aisle, and driveways and separate interests in space for the units. Section 1350, et al of the California Civil Code authorizes the creation of an association to set forth the restrictions on the use or enjoyment of any portion of the common interest in a condominium development. Consequently, the applicant is required to record a declaration of covenants, conditions, and restrictions for the project. A Mitigated Negative Declaration has been prepared for this project in accordance with the provisions of the California Environmental Quality Act (CEQA) and recommended for approval by the City Council. II. The Planning Commission hereby recommends that the City Council approve Tentative Tract Map 16506 to subdivide an existing 3.23 acre parcel established Resolution No. 3900 Tentative Tract Map 16506 November 10, 2003 Page 3 by Parcel Map 84-1029 located at 14552 Newport Avenue into one (1) numbered lot and one (1) lettered lot for the purpose of developing sixty-three (63) condominium ownership units (Parcel 1 of Parcel Map 84-1029), subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 10th day of November, 2003. ELIZABETH A. BINSACK Planning Commission Secretary LINDA C. JENNINGS Chairperson 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 Planning Commission of the City of Tustin, California; that Resolution No. 3900 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 10th day of November, 2003. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A TENTATIVE TRACT MAP 16506 RESOLUTION NO. 3900 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed Project shall substantially conform with the submitted plans for the project date stamped November 10, 2003, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are to be consistent with the provisions of the Tustin City Code and other applicable codes. (1) 1.2 Approval of Tentative Tract Map 16506 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) 1.3 As a condition of approval of Tentative Tract Map 16506, 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 applicant 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) 1.4 Within 24 months from tentative map approval, the subdivider shall record with the appropriate agencies a final map prepared in accordance with subdivision requirements of the Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to Section 9323 of the Tustin Municipal Code. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. SOURCE CODES (1) STANDARD CONDITION (2) CEQA MITIGATION (3) UNIFORM BUILDING CODE/S (4) DESIGN REVIEW *** EXCEPTION (s) (s) (7) RESPONSIBLE AGENCY REQUIREMENT LANDSCAPING GUIDELINES PC/CC POLICY Exhibit A Tentative Tract Map 16506- Conditions of Approval Resolution No. 3900 Page 2 (l) All entitlements granted by Resolution Nos. 3900 and 3901 shall become null and void in the event that the City Council does not approve GPA 03- 001 and ZC 03-001. Declaration of Covenants, Conditions & Restrictions (CC&Rs) (c) 2.1 Prior to issuance of building permits or recordation of the final map whichever occurs first, all organizational documents for the project including Covenants, Conditions & Restrictions (CC&Rs) shall be submitted to and approved by the Community Development Department and the City Attorney. The applicant is responsible for costs associated with the review of these documents. The approved CC&Rs shall be recorded prior to, or concurrently with, recordation of the final map. A copy of the final documents shall be submitted to the Community Development Department within five (5) days after their recordation. These provisions shall include, but not be limited to, the following: Ao No dwelling unit in the development shall be sold or a Certificate of Occupancy issued, unless a homeowners association has been legally formed with the right to assess all these properties which are jointly owned or benefited to operate and maintain all other mutually available features of the development including, but not limited to, open space, amenities, landscaping, private streets, and utilities. 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. C. The requirement that association bylaws be established. Provisions for effective establishment, operation, management, use, repair, and maintenance of all common areas and facilities including but not limited to, landscaped areas, walls and fences, private roadways (i.e., walkways, sidewalks, driveways), trash enclosures, and open space areas. Membership in the homeowners association shall be inseparable from ownership in individual units. Fo 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 patios, sunshades, trellises, gazebos, awnings, exterior mechanical equipment, television and radio antenna, consistent with the Tustin City Code. Exhibit A Tentative Tract Map 16506- Conditions of Approval Resolution No. 3900 Page 3 Go Maintenance standards shall be provided for applicable items listed in Section D. Examples of maintenance standards are shown below: 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 of bare or brown spots, debris, and weeds. All trees and shrubs shall be trimmed so they do not impede vehicular or pedestrian traffic. Trees shall be pruned so they do not intrude into neighboring properties and shall be .maintained so they do not have droppings or create other nuisances to neighboring properties. All trees shall also be root pruned to. eliminate exposed surface roots and damage to sidewalks, driveways, and structures. All private roadways, 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 travel ways should be removed or repaired promptly. Common areas shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare. H° Homeowners association approval of exterior improvements requiring a building permit shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the City and the CC&Rs. Private open spaces areas within the common area shall be illustrated on a "Private Open Space Exhibit" and shall be made part of the CC&Rs and shall specify those portions of the common open space area that are allocated for private use and public use and access rights in perpetuity. The CC&Rs shall include a separate 8¼ inch by 11 inch dimensioned site plan for each unit that is allocated private open space. The approved "Parking and Circulation Exhibit" shall be made part of the CC&Rs and shall be enforced by the homeowners association. In addition to the exhibit, provisions regarding parking shall be included in the CC&Rs, including the following: 1. All units are required to maintain a two-car garage. Exhibit A Tentative Tract Map 16506- Conditions of Approval Resolution No. 3900 Page 4 2. A minimum of 16 unassigned guest parking spaces shall be permanently maintained in locations shown on the "Parking and Circulation Exhibit" and have a minimum length of twenty-two (22) feet per stall for on street parking. 3. Residents shall not store or park any non-motorized vehicles, trailers or motorized vehicles that exceed 7 feet high, 7 feet wide, and 19 feet long in anY parking Space, driveway, or private street area except for the purpose of loading, unloading, making deliveries or emergency repairs except that the homeowners association may adopt rules and regulations to authorize exceptions. 4. Residents shall park vehicles in garage spaces. Storage of personal items may occur in the garages only to the extent that vehicles may still be parked within the required garage spaces. 5. The homeowners association shall be responsible for monitoring and enforcing all parking and traffic regulations on private streets. The proposed CC&Rs shall include provisions requiring the association to develop and adopt an enforcement program for parking and traffic regulations within the development which may include measures for fire access and enforcement by a private security company. Maintenance of all common areas, drive aisle, driveways, etc., shall be by the homeowners association. Mo Television and radio antennas shall be inStalled in accordance with the requirements of the Tustin City COde. All utility services serving the site shall be installed and maintained underground. No The homeowners association shall be required to file the names, addresses, and telephone numbers of at least one member of the homeowners association Board and, where applicable, a manager of the project before January 1st of each year with the City of Tustin Community Development Department for the purpose of contacting the association in the case of emergency or in those cases where the City has an interest in CC&R violations. The homeowners association shall be responsible for establishing and following procedures for providing access to public utilities for maintenance of their facilities within the project area, subject to those agencies' approval. Po No amendment to alter, modify, terminate, or change the homeowners association's obligation to maintain the common Exhibit A Tentative Tract Map 16506- Conditions of Approval Resolution No. 3900 Page 5 areas and the project perimeter wall or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, terminate, or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall, shall be permitted without the prior written approval of the City of Tustin Community Development Department. HOMEBUYER NOTIFICATION (1) 2.2 Prior to recordation of the final map, the subdivider shall submit to the Community Development Department for review and approval a homebuyer notification document that includes the notifications listed below. The notification document shall be signed' by each homebuyer prior to final inspection and occupancy, and a copy of the signed notification shall be provided to the Community Development Department prior tO final inspection and/or issuance of each Certificate of Occupancy. A notice for. roadway noise and airport noise that may impact the subdivision, including roadway noise associated with Newport Avenue, Walnut Avenue and Sycamore Avenue. The notice shall indicate that additional building upgrades may be necessary for noise attenuation. This determination is to be made as architectural drawings become available and/or where field-testing determines inadequate noise insulation. A notice regarding units that are adjacent to aboveground utilities or structures (such as light standards and fire hydrants) identifying the type of structure and their locations. Co A notice indicating that any use of a residence for a business shall be subject to the City's Home Occupation Ordinance and may require zoning clearance and a business license. A notice, to be approved by the City Attorney, indicating that neither the site, nor the project nor any part thereof shall be privately gated. A notice indicating the minimum building setbacks and that construction of patio covers, trellises, etc. may not be allowed. A notice explaining and providing a copy of a "Private Open Space Exhibit" and separate 8% inch by 11 inch dimensioned site plan for each unit that is allocated private open space within the common area. A notice explaining and providing a copy of the approved "Parking and Circulation Exhibit" and related CC&R provisions. Exhibit A Tentative Tract Map 16506- Conditions of Approval Resolution No. 3900 Page 6 H. A notice explaining that ten (10) affordable housing units will be dispersed throughout the subdivision and will remain affordable for a period of forty-five (45) years or longer. I. A notice of existing and future improvements and developments in the area, including nearby non-residential uses. A notice that Tustin is subject to aircraft overflights into John Wayne airport. PUBLIC WORKS DEPARTMENT (1) 3.1 The applicant shall grant to the City of Tustin in fee title ten (10) feet additional street right-of-way along Newport Avenue and shall construct street improvements along the project frontage on Newport Avenue such that the distance from centerline to property line is 60 feet. The ten (10) foot dedication of street right-of-way shall be shown on the street improvement plan and shall include full-width street improvements per City Standard Drawing No. 101 (Major Arterial Highway). (1) 3.2 Prior to issuance of a building permit, 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. (5) 3.3 (1) 3.4 The subdivider shall be required to execute subdivision/monumentation agreements and provide improvement~monumentation bonds to the City prior to recordation of the final map. Prior to issuance of a grading permit, building permit, or submittal of the final map, whichever comes first, the subdivider shall identify type and class of water main and laterals. (1) 3.5 Prior to issuance of a grading permit, building permit, or submittal of the final map, whichever comes first, all proposed utility points of connection shall be clearly shown on the utility plans. An internal looped water system shall have at least two (2) points of connection to the City's water system. Street stations at cOnnection points to the mainlines shall be identified. (1) 3.6 Prior to issuance of a grading permit, building permit, or submittal of the final map, whichever comes first, where public water facilities are to be located in private streets, a minimum ten (10) foot wide service lateral easement which extends five (5) feet beyond all fire hydrants would also be required and would need to be shown on the Final Tract Map and the conceptual utility plan. (1) 3.7 Prior to final map approval, the subdiver shall submit: A. A current title report; and, Exhibit A Tentative Tract Map 16506- Conditions of Approval Resolution No. 3900 Page 7 A duplicate mylar of the Final Map, or 8 ~ inch by 11 inch transparency of each map sheet prior to final map approval and "as built" grading, landscape, and improvement plans prior to Certificate of Aceptance. (1) 3.8 Prior to recordation of the final map, the subdivider shall execute a subdivision/monumentation agreement and furnish the improvement/monumentation bonds as required by the City Engineer. (1) 3.9 Prior to recordation of the Final Map, the applicant shall provide fire protection access easements and dedicate them to the City. The easements shall be located within unobstructed areas and clear access shall be provided at all times. (1) 3.10 Upon recordation of the Final Map, the applicant shall obtain a new address from the Engineering Division. (1) 3.11 Prior to issuance of a grading permit, building permit, or submittal of the final map, whichever comes first, all water facilities beyond the water meter are to be private and are to be owned, operated, and maintained by the respective owner. These facilities are to be reviewed and approved by the County of Orange. 3.12 In addition to the normal full-size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans shall be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 13 or 14 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD-based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 14. Drawings created in AutoCAD Release 13 or Release 12 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. FEES (1) 4.1 The applicant shall submit to the City of Tustin any additional CC&R Review fee required at the time of submittal. The CC&R Review fee includes one Exhibit A Tentative Tract Map 16506- Conditions of Approval Resolution No. 3900 Page 8 initial check and recheck of the document. If subsequent review is required, an hourly fee of $190 per hour (or rate in effect at the time of submittal) for City Attorney and $50 per hour' (or rate in effect at the time of submittal) for Planning staff is required. (1) 4.2 The applicant shall dedicate a minimum of .0065 acre per dwelling unit for parkland or pay fees in lieu_ of parkland dedication. The value of the amount of such fees shall be based upon the requirements of Section 9331.d.3 of the Tustin City Code. (2) 4.3 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 forty- three dollars ($43.00) 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. ATTACHMENT G Resolution No. 3901 and Exhibit A (Conditions of Approval) RESOLUTION NO. 390'!' A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING DESIGN REVIEW 03-009, AUTHORIZING THE CONSTRUCTION OF SIXTY-THREE (63) RESIDENTIAL CONDOMINIUM UNITS AT '14552 NEWPORT AVENUE. The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application for Design Review 03-009 was filed by The Olson Company on behalf of Dorothy Lee Mauk, property owner, requesting authorization to construct a sixty-three (63) condominium housing project on the property located at 14552 Newport Avenue, known as Parcel 1 of Parcel Map 84-1029. B. That the proposed use is consistent with General Plan Amendment 03-001, if approved by the City Council as adopted by Resolution No. 03-131, which changes the General Plan Land Use Designation from "Public/Institutional" to "High Density Residential." C. That the proposed use is consistent with Zone Change 03-001, if approved by the City Council, as adopted by Ordinance No. 1282, which changes the zoning of the property from Commercial General (CG) District to Multiple Family Residential (R-3) District. D. That the applicant has requested approval of Tentative Tract Map 16506 in conjunction with the applications for Design Review 03-009, and findings and conditions of approval related to dedication of necessary right-of-way and provision of necessary infrastructure improvements have been included in Resolution No. 3901. E. That the proposed use is consistent with Section 9226 of the Tustin City Code related to Multiple Residential District which provides for multiple family residential development. F. That a public hearing was duly called, noticed, and held on said application on November 10, 2003, by the Planning Commission. G. Pursuant to Section 9272 of the Tustin Municipal Code, the Commission finds that the location, size, architectural features, and general appearance of Design Review 03-009, as conditioned, will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: Resolution No. 3901 DR 03-009 Page 2 7, Height, bulk, and area of buildings. There are other structures that are two to four stories high adjacent to the site (two-story apartments to the east of the site and four-story hospital to the south of the site. Setbacks and site planning. The site complies with the development standards for R-3 district related to multiple family dwellings. Exterior elevation, materials, and colors. The proposed exterior materials and colors of earth tone colors with Moss Green and Rustic Burgundy trimmings are compatible and complementary to other structures in the vicinity. However, to distinguish each unit, a variation of entry design shall be used. As conditioned, at plan check submittal, the applicant is required to submit a revised front elevation for all buildings for review and approval by the Community Development Director. Type and pitch of roofs. A variety of roof design and pitches are utilized to enhance visual interests. Size and spacing of windows, doors, and Other openings. Split windows, shutters, and wood trimming are utilized to compliment the contemporary craftsman design. Towers, chimneys, and roof structures. Each unit is equipped with a chimney and no roof equipment shall be permitted. Landscaping, parking area design, and traffic circulation. The project is located between a commercial shopping center and a hospital development. To provide buffers to adjacent commercial uses, a minimum of one 24" box size tree and five 5-gallon shrubs for every 30 feet of property line on the property perimeter are required for buffer to adjacent commercial uses. The project is designed with adequate parking spaces and internal circulation. However, based upon the traffic study prepared by Kunzman Associates, dated October 7, 2003, the project would result in a direct traffic impact for the Year 2020. As conditioned, the applicant will pay an "in-lieu" traffic impact mitigation fee to the City of Tustin to be used toward the construction of a raised median along Newport Avenue to bring the level of service on Newport Avenue at the project entrance to an acceptable level. In addition, a "STOP" sign to control outbound traffic from the project Resolution No. 3901 DR 03-009 Page 3 access driveway shall be installed. In addition, current Federal American with Disabilities Act (ADA) requires drive aprons to be ADA compliant. Location, height, and standards of exterior illumination. The project will provide exterior illumination consistent with the craftsman architectural design. Location and appearance of equipment located outside an enclosed structure. The project, as conditioned, will not have visible exterior equipment. 10. Location and method of .refuse storage. The project has been designed to include a refuse storage area with appropriate truck tuming radius. 11. Physical relationship of proposed structures to existing structures in the neighborhood. The project supports other structures and uses in the neighborhood in that the shopping center and other developments in the immediate vicinity would complement the need of the residents and provide job opportunities to residents. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. The project is located adjacent to a major thoroughfare (Newport Avenue). The Circulation Element of the General Plan classifies Newport Avenue as a Modified Major arterial highway which calls for an ultimate six (6) lane highway. Newport Avenue is currently improved with four (4) vehicle lanes. Section 9331 of the Tustin City Code authorizes a dedication of ten (10) foot wide strip of land to widen Newport Avenue to a Modified Major arterial highway, as a condition of approval for a subdivision map, which is a requirement set forth in Resolution No. 3900. 13. Development Guidelines and criteria as adopted by the City Council. The project is conditioned to comply with the City's development guidelines and criteria such as landscape and irrigation guidelines, parking standards guidelines, and private improvements guidelines. Ho The project will provide for affordable housing by requiring the execution of a Housing Assistance Agreement by and between the Tustin Community Redevelopment Agency and the site developer (The OIson Company), which will authorize the issuance of two (2) loans in an amount Resolution No. 3901 DR 03-009 Page 4 not to exceed $2,119,960 to assist in the creation of ten (10) affordable units for a period of not less than forty-five (45) years. The site does not meet the City's minimum criteria for the installation of security gates at the project access, therefore, as conditioned, no gates will be allowed to be installed along the project main entrance drive aisle. A Mitigated Negative Declaration has been prepared for this project in accordance with the provisions of the California Environmental Quality Act (CEQA) and adopted by the Planning Commission as adequate by Resolution No. 3897. II. The Planning Commission hereby approves Design Review 03-009 to authorize construction of sixty-three (63) condominium units on the property located at 14552 Newport Avenue, subject to the conditions Contained in EXhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 10th day of November, 2003. LINDA C. JENNiNGS Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 3901 DR 03-009 Page 5 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. 3901 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 10th day of November, 2003. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A DESIGN REVIEW (DR) 03-009 CONDITIONS OF APPROVAL RESOLUTION NO. 3901 GENERAL (1) 1.1 (1) (1) (1) 1.2 1.3 1.4 (1) 1.5 The proposed project shall substantially conform with the submitted plans for the project date stamped November 10, 2003, on file with the Community Development Department, as herein modified, or unless otherwise indicated, 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 or other applicable regulations. Unless otherwise specified, the conditions contained in this Exhibit shall be complied with Prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. The subject project approval shall beCome null and void unless permits for the proposed project are issued and substantial constrUction is underway within eighteen (18) months of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. Approval of DeSign Review 03-009 shall become null and void unless the City Council approves General Plan Amendment 03-001, Zone Change 03- 001, and Tentative Tract Map 16506. Approval of Design Review 03-009 is contingent upon the applicant and property owner signing and 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. SOURCE CODES (1) STANDARD CONDITION (5) (2) CEQA MITIGATION (3) UNIFORM BUILDING CODE/S (6) (4) DESIGN REVIEW (7) *** EXCEPTIONS RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING GUIDELINES PC/CC POLICY Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 2 (1) 1.6 (1) 1.7 (1) 1.8 As a condition of approval of Design Review 03-009, 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 applicant 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. Any violation of any of the conditions imposed is subject to the payment of a civil penalty of $100.00 for each violation, or such other amounts as the City Council may establish by ordinance or resolution, and for each day the violation exists, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.9 Prior to issuance of a precise grading or building permit, the applicant shall prepare and record a final subdivision map in accordance with the Tustin City Code. Use Restrictions *** 1.10 *** 1.11 Prior to issuance of a building permit, the applicant shall enter into either a housing assistance agreement or an affordable covenant restriction pursuant to a Redevelopment Loan Agreement with the City of Tustin. The development shall include ten (10) affordable units to Very Low and Moderate Income households for a period of not less than forty-five (45) years. Six (6) units shall be set aside for Moderate Income households and four (4) units shall be set aside for Very Low income households. The site does not meet the City's minimum criteria for the installation of security gates at the project access, therefore no gates shall be installed along the project main entrance driveway. Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 3 Site Plan (1) 1.12 A minimum six (6) foot high decorative block wall shall be constructed along the south, east, and north property lines with the exception of the front setback area where the wall shall be reduced to a maximum of three (3) feet. The block wall shall be treated with anti-graffiti materials. (1) 1.13 No fence or walls within the required front yard setback shall exceed three (3) feet in height. (7) t.14 All new and existing utilities provided shall be undergrounded. A note shall be added to the site plan indicating that utilities will be undergrounded unless otherwise approved by the Community Development and Public Works Departments. /1) 1.15 A separate "Private Open Space Exhibit" shall be submitted at plan check. Any changes to the allocation of private open space identified on the site plan shall be reviewed and approved by the Director of Community Development. Elevation Plan *** 1.16 To distinguish each unit, a variation of entry design shall be used. This shall be accomplished by varying the roof treatment at the entrance by alternating gable and shed roofs, using various stone works to accentuate entry ways, and/or by using alternate colors to differentiate each unit. At plan check submittal, the applicant shall submit a revised front elevation for all buildings for review and approval by the Community Development Director. (1) 1.17 Exterior light fixture design shall complement the architectural design of the buildings and comply with the Tustin City Code Security Ordinance. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties. Wall-mounted fixtures shall be directed at a 90-degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1)foot-candle of light coverage, in accordance with the City's Security Ordinance. (1') 1.18 No rooftop equipment shall be permitted. All other outdoor equipments shall be screened from public view. Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 4 Landscape/Irrigation Plan (1) 1.19 The site shall be landscaped consistent with the City's Landscaping and Irrigation Guidelines. Landscaping shall consist of a combination of sufficient numbers of shrubs, trees, and berming along the project frontage, to provide adequate screening, subject to the satisfaction of the Community Development Director. (1) 1.20 A precise landscape and irrigation plan including landscape grading, backflow preventors, and timers shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. (6) 1.21 Provide a detailed landscape and irrigation plan for all landscaping areas on the site and include the following information: ao A summary table applying indexing identification to plant materials in their actual location. The plan and table must list botanical and common names, sizes, spaces, actual location, and quantity of the plant materials proposed. b. Planting and berming details, soil preparation, staking, etc. Co The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment shall be provided. do All property lines on the landscaping and irrigation plan, public right- of-way area, sidewalk widths, parkway areas, and wall locations, if any. Note on landscaping plan that coverage of landscaping irrigation materials is subject to field inspection at project completion by the Community Development Department. (6) 1.22 The submitted landscaping plans shall incorporate the following requirements, either incorporated into the design or included in the notes: ao Turf is unacceptable for grades over 25 percent. A combination of planting materials must be used; ground cover on large areas alone is not acceptable. bo To provide adequate buffer between the site and adjacent commercial and institutional uses, a minimum of three (3) 24" box Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 5 size tree and five 5-gallon shrubs for every 30 feet of property line on the property perimeter shall be provided. For interior landscaping, one tree for every two (2) units shall be provided. Minimum thirty (30) percent of all trees shall be 24" box trees or larger. Shrubs shall be a minimum of 5-gallon size and shall be spaced a minimum of five (5) feet on center when intended as screen planting. e. Ground cover shall be planted between 8 to 12 inches on center. f. When one-gallon plant sizes are used, the spacing may. vary according to materials used. (6) 1.23 The landscape materials shall not conflict with the visual clearance requirements of the proposed driveway approaches. (6)i 1.24 All plant materials shall be installed in a healthy and vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, moving, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. Parking Area 1.25 Prior to final inspection, open guest parking spaces along the main driveway shall be marked "Guest Only." Noise (1) 1.26 The applicant shall comply with the Tustin Noise Ordinance to limit all exterior and interior noise levels to the established standards. Prior to issuance of a building permit, the applicant shall submit a noise analysis to identify needed insulation features to ensure the interior noise level of living areas and exterior noise level within patio areas do not exceed 45 dB and 65 dB, respectively, and shall incorporate these features into the construction drawings. The noise analysis shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. (2) 1.27 All construction operations, including engine warm-up and deliveries of materials and equipment, shall be subject to the provisions of the Tustin Noise Ordinance and shall take place only between the hours of 7:00 a.m. Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 6 (2) 1.28 and 6:00 p.m., Monday through Friday, and between 9:00 a.m. and 5:00 p.m. on Saturday, unless otherwise determined by the Community Development Director and/or Building Official. Construction actiVities are prohibited on Sundays and City-observed Federal holidays. Construction hours shall be clearly posted on the project site to the satisfaction of the Building Official. Building Division (3) 2.1 At the time of building permit application, the plans shall comply with the 2001 California Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 California Plumbing CodeS (CPC), 2001 California-Electrical Code (CEC), California Title 24 Accessibility Regulations, Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations, or most recently adopted codes,. Building plan check submittal shall include the following: · Seven (7) sets of construction plans, including mechanical, plumbing and electrical. drawings for Structural calculations, two (2) copies. Title 24 energy calculations, two (2) copies. Elevations that include all proposed dimensions, materials, colors, finishes, and partial outlines of adjacent buildings on site and off site where applicable. Details for the proposed windows and doors. Roofing material to be fire rated class "B" or better. The location of any utility vents or other equipment provided on the roof plan. A note to indicate no rooftop equipment shall be permitted. shall be Details of all proposed lighting fixtures and a photometric study showing the location and anticipated pattern of light distribution of all proposed fixtures. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 7 properties, including the adjacent streets. Wall-mounted fixtures shall be directed at a 90-degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) foot- candle of light coverage, in accordance with the City's Security Ordinance. Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. (3) 2,2 In accordance with the 2001 California Building Code (Table SA), no openings in exterior Walls shall be permitted when less than five (5) feet from property lines. (3) 2.3 Escape or rescue windows shall be provided in all sleeping rooms, in accordance with the 2001 California Building Code (Section 310.4). (3) 2.4 Dwelling units shall be provided with heating facilities capable of maintaining a temperature of 70 degrees at a point three (3) feet above the floor in all habitable rooms in accordance with the 2001 California Building Code (Section 310.11). (3) 2,5 All new glass doom and windows, in or adjacent to doors, shall be tempered per 2001 California Building Code Section 2406.4. (3) 2.6 All buildings shall be equipped with an automatic fire sprinkler system per Section 8103 (j) of the Tustin City Code. (3) 2.7 Prior to permit issuance, clearances from the Orange County Fire shall be required. (3) 2.8 Primary entrance to the site and the sidewalks shall be accessible, to disabled persons. (3) 2.9 At plan check submittal, access to two (2) exits from third floor areas is required unless demonstrated otherwise and approved by the Building Official. (3) 2.10 Prior to issuance of a building permit, compliance with the requirements of the Orange County Sanitation District No. 7 shall be required. (3) 2.1'1 Four (4) sets of final grading plans consistent with the site and landscaping plans as prepared by a .registered civil engineer shall be submitted and shall include the following: Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 8 (3) 2.12 (3) 2.'13 (3) 2.14 (3) 2.15 (3) 2.16 Technical details and plans for all utility installations including telephone, gas, water, and electricity. Three (3) copies of precise soil report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. · All site drainage shall be handled on site and shall not be permitted to drain onto adjacent properties. Drainage, vegetation, circulation, street sections, curbs, gutters,- sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. · Provide two (2) copies of Hydrology Report. The engineer of record shall submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. The engineer of record shall submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit. All construction activity shall comply with the requirements of the City of Tustin Grading Manual which requires frequent watering of the project site to control dust and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. All grading, drainage, vegetation, and circulation shall comply with the City of Tustin Grading Manual. All street sections, curbs, gutters, sidewalks, lighting and storm drain shall comply with on-site improvement standards. Streets and Cul-De-Sac shall be per the City of Tustin Private Street Improvement standards number 102 and 105. Any deviations shall be brought to the attention of the Building Official and request for approval shall be submitted in writing prior to any approval. A surety/cash bond will be required ~to assure work is completed in accordance with approved plans prior to permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the Building Official for determination of the bond amount. Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 9 (5) 2.17' (5) 2.'18 (5) 2.19 (5) 2.20 (5) 2.21 Prior to issuance of building permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on site to control predictable pollutant run-off. This WQMP shall identify the: structural and non-structural measures specified detailing implementation of BMPs whenever they are applicable to the project; the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessee, etc.); and, reference to the location(s) of structural BMPs. Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $2,700.00 for the estimated cost of review of the WQMP to the Building Division. The actual costs shall be deducted from the deposit, and the applicant shall be responsible for any additional review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. Prior to issuance of a grading or building permit, the property owner shall record a Notice of Water Quality Management Plan (WQMP) with the County Clerk Recorder on a form provided by the Community Development Department to inform future property owners of the requirement to implement the approved WQMP. The Community Development and Public Works determine whether any change in use requires an approved Water Quality Management Plan. Department shall amendment to an Prior to issuance of grading permits, 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 Control Board. Evidence that the NOI has been obtained shall be submitted to the Building Official. In addition, the applicant shall include notes on the grading plans indicating that the project will be implemented in compliance with the Statewide Permit for General Construction Activities. Provide information for compliance with the requirements of the Orange County Fire Authority, including fire flow and installation of fire hydrants subject to approval of the City of Tustin Public Works and/or Irvine Ranch Water District. Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 10 (3) 2.22 A note shall be provided on final plans that a six (6) foot high ~hain link fence shall be installed around the site prior to building construction stages. A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 2.23 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, street numbers shall be displayed in a prominent location on the street side of the complex. The numerals shall be no less than four (4) inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness. (1) 2.24 Adequate size trash enclosures with solid metal, self-closing, self-latching gate shall be provided, as shown on the plans. Said enclosures shall be screened by a solid decorative wall consistent with the adjacent building's material and finish and be of a minimum height of six (6) feet. The actual location of the enclosures and types of screening and details of the enclosure shall be submitted at building plan check and are subject to approval by the Community Development Department. The locations of the bins, sizes, and quantities shall be reviewed and accepted in writing by the City's solid waste hauler. The applicant/owner shall comply with the City's Source Reduction and Recycling Element and other recycling requirements established by the Director of Public Works. (1) 2.25 Prior to issuance of a rough grading permit, a demolition plan shall be submitted for review, approval, and issuance of a demolition permit for existing structures. Engineering *** 3.1 The applicant shall pay an "in-lieu" traffic impact mitigation fee to the City of Tustin prior to issuance of a building permit for the proposed project. The "in-lieu" fee shall be based upon the proportionate share of the cost to mitigate traffic impacts that are a direct result of the proposed project, based upon the traffic study prepared by Kunzman Associates, dated October 7, 2003, for the project. The in lieu fee will be used towards the construction of a raised median along Newport Avenue to bring the level of service on Newport Avenue at the project entrance to an acceptable level. (2) 3.2 Prior to final inspection, the applicant shall install a "STOP" sign to control outbound traffic from project access driveway. Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 11 (1) 3.3 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. (5) 3.4 Prior to issuance of a grading or building permit, a separate twenty-four (24) inch by thirty-six (36) inch street improvement plan, as prepared by a California Registered Civil Engineer, will be required for all construction within the public right-of-way..Construction and/or replacement of any missing or damaged public improvements will be required adjacent to this development and shall be completed prior to final inspeciton. Said plan shall include, but not be limited to, the following: a. Curb and gutter b. Sidewalk, including curb ramps for the physically disabled c. Drive apron d. Domestic water facilities e. Sanitary sewer facilities f. Landscape/irrigation g. Underground utility connection h. Street lighting i. Catch basin/storm drain laterals connection to existing storm drain system A twenty-four (24) inch by thirty-six (36) inch reproducible construction area traffic control plan, as prepared by a California Registered Traffic · Engineer or Civil Engineer experienced in this type of plan preparation, will be required. (1) 3.5 Prior to issuance of a grading permit, preparation of a sedimentation and erosion control plan for all work related to this development shall be required. (1) 3.6 Prior to. issuance of a grading permit, preparation of plans for and construction of: Ao All sanitary sewer facilities shall be submitted as required by the City Engineer and local sewering agency. These facilities shall include a gravity flow system per the standards of the Orange County Sanitation District No. 7. A domestic water system shall be designed and installed to the standards of the City of Tustin Water ,Services Division. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and the distribution of fire hydrants shall be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 12 (1) 3.7 3.8. (1) 3.9 (1) 3.10 (1) 3.1'1 (1) 3.12 (1) 3.13 (1) 3.14 Department. Release/approval from East Orange County Water District shall be obtained prior to receiving water service. Prior to issuance of grading permit, preparation and submittal of a final grading plan showing all pertinent elevations as they pertain to the public right-of-way along with delineating the following information: a. Final street elevations at key locations; bo Final pad/finished floor elevations and key elevations for all site grading. All pad elevations tobe a minimum of one (1) foot above base flood elevation as defined by FEMA; and, c. All flood hazards of record. Adequate horizontal and vertical intersection sight lines shall be provided. in general a 25' x 25' limited use area triangle provides adequate sight at typical driveways. Addition sight evaluation, however, could be required to satisfy City of Tustin Standard Drawing No. 510 for all affected streets. The site lines shall be shown on the grading plan and landscape plan. If detailed analyses are requested, all landscaping within the limited use area would need to comply with City of Tustin Standard Drawing No. 510. Existing sewer, domestic water, reclaimed water and storm drain service laterals shall be Utilized whenever possible. All water facilities beyond the water meter shall be privately, owned, operated, and maintained by the property owners. Any damage done to existing street improvements and utilities shall be repaired before acceptance of the tract. 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. Current Federal American with Disabilities Act (ADA) requirements will need to be met at the drive aprons. In addition to the normal full size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required to be submitted to the Public Works Department/Engineering Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 13 (5) 3.15 (1) 3.16 (1) 3.17 (1) 3.18 (1) 3.19 (1) 3.20 Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 14 or 2000 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD-based (latest version available upon request from the Engineering Division), In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2000. Drawings created in AutoCAD Release 14 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. Prior to issuance of a building permit, in accordance with the California Integrated Waste Management Act 1989, the applicant shall submit a Waste Management Plan per Section 4327 of the Tustin City Code to be reviewed and approved by the Community Development Department Prior to issuance of a building permit, water system improvements shall be designed in accordance with the requirements and standards of the City of Tustin Department of Public Works or AWWA (American Water Works Association). Prior to issuance of a building permit, the developer shall be responsible for all costs related to the relocation of existing fire hydrants and the installation of new fire hydrants. The developer shall be responsible for all costs related to the abandonment, at the water main, of all existing potable water and fire service connections. The developer shall be responsible for all costs related to the installation of new potable and fire related water services. Prior to issuance of a Certificate of Occupancy, the developer shall submit a water permit application to the East Orange County Water District and is responsible for all applicable and water connection fees. Exhibit A - Conditions of Approval Resolution No, 3901 DR 03-009 Page 'No. 14 Fire Authority (1) 4.1 Prior to issuance of any building permits, the applicant shall submit a site access plan and obtain approval of the Fire Chief for all fire protection access roads to within 150 feet of all portions of the exterior of every structure on site. The plans shall include plan and sectional views and indicate the grade and width of the access road measured flow-line to flow-line. When a dead-end street exceeds 150 feet or when otherwise required, a clearly marked fire apparatus access turnaround must be provided and approved by Fire Chief. All turning radius shall be in compliance with OCFA minimum requirements. All of the interior streets shall serve as turnarounds due to length of main driveway. Therefore, all streets shall be a minimum of twenty-five (25) feet in width. Applicable CC&R or other approved documents shall contain provisions which prohibit obstructions such as speed bumps/humps, control gates, or other modifications within said easement or access road unless prior approval of the Fire Chief is granted. Please contact the OCFA at (714)744-0499 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." (1) 4.2 Prior to issuance of a building permit, submit and obtain approval from the Fire Chief for fire lanes on required fire access roads less than 36 feet in width and submit to the Community Development Department in conjunction with the next submittal. The plans shall indicate the locations of red curbing and signage. A drawing of the proposed signage with the height, stroke, and color of lettering and the contrasting background color shall be submitted to and approved by the Fire Chief. (1) 4.3 Prior to the issuance of the certificate of use and occupancy, the approved fire lanes shall be installed in accordance with the approved fire lane plan. The CC&Rs or other approVed documents shall contain a fire lane map and provisions which prohibit parking in the fire lanes. A method of enforcement shall be included. (1) 4.4 Prior to the issuance of a building permit, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. (1) 4.5 Prior to the issuance of Certificate of Occupancy, all fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street or drive per the Orange County Fire Authority Standard as approved by the Fire Chief. These markers are to be maintained in good condition by the property owner. Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 15 (1) 4.6 Prior to the issuance of a building permit, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the applicable water district and submitted to Fire Chief for approval. (1) 4.7 Prior to issuance of a building permit, submit plans for any required automatic fire sprinkler system in any structure to the Fire Chief for review and approval. (1) 4.8 Prior to the issuance of a Certificate of Occupancy, the fire sprinkler system shall be operational in a manner meeting the approval of the Fire Chief. (1) 4.9 Prior to the issuance of a building permit for combustible construction, the builder shall submit a letter on company letterhead stating that water for fire-fighting purposes and the all weather fire protection access roads shall be in place and operational before any combustible material is placed on site subject to an on-site inspection. FEES (1) 5.1 Prior to issuance of any building permits, 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 and grading plan check and permit fees to the Community Development Department based on the most current schedule. b) Private improvement plan check and permit fees. c) Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule. d) New development fees in the amount of $350 per unit, plus $100 per bedroom over one in each unit. e) School facilities fee to the Tustin Unified School District subject to any agreement reached and executed between the District and the applicant. Payment of the Orange County Sanitation District No. 7 Sewer Connection Fees at the time a building permit is issued. The Exhibit A - Conditions of Approval Resolution No. 3901 DR 03-009 Page No. 16 (1) 5.2 current fee is $1,620.00 per each three-bedroom multi-family unit and $1,965.00 per each four-bedroom multi-family unit. g) Payment of the Major Thoroughfare and Bridge Fees at the time of issuance of a building permit to the Tustin Public Works Department. As of July 1, 2003, the fee is $1,731.00 per unit for multi-family development. h) Payment of "in-lieu" traffic impact mitigation fee of $19,780 to the City of Tustin. The in lieu fee will be used towards the construction of a raised median along Newport Avenue to bring the level of service on Newport Avenue at the project entrance to an acceptable level. i) Water connection fees to the East Orange County Water District. J) Transportation System Improvement Program (TSIP) fees for Area "B" in the amount of $3.31 per square foot. 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 forty- three dollars ($43.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that 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. S:\Cdd~PC RE SOS',.3901 .doc