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Home My WebLink About01 GEN PLAN AMEND 07-001 & ZONE CH 07-002 12-04-07AGENDA REPOR MEETING DATE: DECEMBER 4, 2007 TO: WILLIAM HUSTON, CITY MANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT Agenda Item Reviewed: / JAI -9 City Manager y l?7 I Finance Director NIA SUBJECT: GENERAL PLAN AMENDMENT 07-001 AND ZONE CHANGE 07-002 SUMMARY The project is a request by American Senior Living Development, LLC to demolish an existing church building and construct an age -restricted (62 years or older) assisted living/congregate care facility. The project site is a 2.882 acre site located at 13841 Red Hill Avenue (west of Red Hill Avenue between El Camino Real and San Juan Street) currently occupied by the Main Place Church. The site is designated by the General Plan and zoned as Public and Institutional. To allow for the proposed development a General Plan Amendment and a Zone Change to change the -land use designation and zoning district to Planned Community Commercial/Business and Central Commercial (C-2), respectively, are required. On November 13, 2007, the Planning Commission recommended that the City Council approve General Plan Amendment 07-001 and Zone Change 07-002. The Planning Commission also approved Conditional Use Permit 07-011 and Design Review 07-012 to allow for the development of the proposed assisted living/congregate care facility at the project site (Applicant/Owner: American Senior Living, LLC.). RECOMMENDATION: That the City Council: 1. Adopt Resolution No. 07-93 adopting the Mitigated Negative Declaration (MND) as adequate for General Plan Amendment 07-001 and Zone Change 07-002 for development of the proposed 201 -unit assisted living/congregate care facility. 2. Adopt Resolution No. 07-94 approving General Plan Amendment 07-001. 3. Introduce and have first reading, by title only of Ordinance No. 1346 approving Zone Change 07-002 and set for second reading at the January 2, 2008, meeting. City Council Report GPA 07-001 and ZC 07-002 Page 2 of 4 FISCAL IMPACT: General Plan Amendment 07-001 and Zone Change 07-002 are applicant -initiated projects. The applicant has paid applicable fees for the processing of these requests. BACKGROUND The project site is a 2.882 acre site located to the west of Red Hill Avenue between EI Camino Real and San Juan Street and currently occupied by the Main Place Church. The site is designated by the General Plan and zoned as Public and Institutional. The project is a request by American Senior Living Development, LLC. to demolish an existing church building and construct an age -restricted (62 years or older) assisted living/congregate care facility. To allow for the proposed development, a general plan amendment and zone change to commercial designations would be required. In addition, pursuant to Section 9233.c.(p) of the Tustin City Code, rest homes (the proposed assisted living/congregate care facility has been determined to be similar to a rest home as was established by the facilities at Silverado Senior Living on West Third Street and Tustin Manor at Bryan Avenue) are conditionally permitted within the Central Commercial (C-2) zoning districts. Pursuant to Section 9272 of the Tustin City Code, approval of a Design Review is required for site design and improvement of new structures. On November 13, 2007, the Planning Commission recommended that the City Council approve General Plan Amendment 07-001 and Zone Change 07-002. The Planning Commission also approved Conditional Use Permit 07-011 and Design Review 07-012 to allow for the development of the proposed 201 -unit assisted living/congregate care facility. DISCUSSION Site and Surroundings The project site is bounded to the north by an office building and apartments, a commercial shopping center across Red Hill Avenue, a carwash building and U -Haul parking area across a public alley to the south, and a Tustin High school play field to the west (Attachment A — Location Map). In general, with the exception of the apartments to the north of the project site, all structures are one-story in height. Project Description The proposed project involves construction of a subterranean parking garage and three story buildings interconnected with breezeways (Attachment B — Submitted Plans). If approved, the assisted living/congregate care facility will provide one- and two-bedroom units along with 204 parking spaces for tenants, employees, and visitors. Of the 204 parking spaces, 171 spaces will be assigned to the residents and 33 spaces will be available to employees and guests (30 spaces in the subterranean parking garage and 3 spaces at grade/street level). A pool, spa, outdoor courtyard and community center, City Council Report GPA 07-001 and ZC 07-002 Page 3 of 4 which includes fitness center, game room, dining room, business center, family conference room, living room, lobby and management offices, are also proposed. The assisted living/congregate care facility will be limited to persons that are 62 years or older and will provide a combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living as follows: • Three meals a day served in a common dining area • Housekeeping services and personal laundry services • Transportation • Assistance with eating, bathing, dressing, toileting, and walking • Access to health and medical services • 24-hour security and staff availability • Emergency call systems for each resident's unit • Health promotion and exercise programs • Medication management • Social and recreational activities The differentiation between the requested use and that of a senior residential facility is the assisted living/congregate care services provided the age restriction and the restriction upon these residents who may have automobiles. Therefore, conditions have been added to ensure that the proposed facility operates as such (Attachment C - Condition 1.7 of Planning Commission Resolution No. 4074). If these services and restrictions were not in place, the proposed facility would be operating as a residential facility along what is substantially a commercial corridor and would be significantly underparked. The project was originally proposed with 291 units, five -stories with towers and architectural projection up to 77 feet, and age restricted to 55 years or older. The project now has been reduced to 201 units, three -stories with average building height of 42 feet, and age restricted to 62 years or older. On November 13, 2007, the Planning Commission approved Conditional Use Permit and Design Review for the project subject to City Council's approval of the proposed General Plan Amendment and Zone Change. General Plan Amendment and Zone Change The project site is bounded by areas designated by the General Plan as Community Commercial to the east across Red Hill Avenue (Red Hill Plaza) and south (carwash and U -Haul parking area), Public & Institutional to the west (Tustin High School), and High Density Residential and Community Commercial to the north. The proposed General Plan Amendment to Planned Community Commercial is consistent with surrounding land uses within the immediate vicinity of the project site. The project site is bounded by areas zoned Retail Commercial (C-1) and Central Commercial (C-2) districts to the east across Red Hill Avenue, Central Commercial (C-2) district to the south, Public and Institutional (P&I) district to the west, and Multiple Family City Council Report GPA 07-001 and ZC 07-002 Page 4 of 4 Residential (R-3, 2200) and Retail Commercial districts to the north. The zone change to Central Commercial (C-2) district and the associated use, as conditioned, would be compatible with the surrounding zoning districts. The proposed amendments implement various goals and policies found within the City's General Plan as follows: • Goal 1 of the Land Use Element provides for a well balanced land use pattern that accommodates existing and future needs for variety of land uses. • Policy 1.5 encourages compatible and complementary infill of previously by- passed parcels in areas already predominantly developed. • Policy 2.2 requires maintaining consistency among the Land Use Element, Zoning Ordinances, and other City ordinances, regulations, and standards. • Goal 3 of the Land Use Element ensures that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. • Goal 6 of the Land Use Element which encourages improvement of urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods, commercial, and business park districts. Environmental Analysis A Mitigated Negative Declaration has been prepared for this project (Exhibit A of Resolution No. 07-93). 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 draft mitigated declaration was made available for public review from October 4, 2007, to October 23, 2007. No comments were received during the public review period. Ostina enior Planner ZGE Elizabeth A. Binsack Community Development Director Attachments: A. Location Map B. Development Plans C. Planning Commission Resolutions No. 4071, 4072, 4073, 4074 D. City Council Resolution Nos. 07-93, 07-94, and Ordinance No. 1346 S:\Cdd\CCREPORT\GP 07-001 and ZC 07-002 (ASQ.doc ATTACHMENT A Location Map ATTACHMENT B Development Plans a ". M.a rr F.. 1 Monarch Village Tustin P I C I I()1111� � p E N/ I A L V <: Tustin, CA 444 s rl— St—I . Suite 1720 Los A pg~, C.M.— 911071 3136!< 5050 21-1 5!A 6051 I.. ASL Development July 20, 2007 ... 1-1— -, Monarch Village Tustin for ASL Development 1740 E. Garay, Suite 104 Santa Ana, CA 92705 949.224.1800 Conceptual Design Sheet Index Cover Page i Perspective View 00 ALTA Survey 01 Project Summary 02 Site Plan 03 Level P1 Parking Plan 04 Level 1 Plan 05 Level 2 Plan 06 Level 3 Plan 07 Roof Plan 08 Elevations 09 Elevations 10 Sections 11 Unit Plans 12 Unit Plans 13 Unit Plans 14 Community Area - Enlarged Plan 15 Trash Plan 16 Vehicular Access Diagram L1 Landscape Plan L2 Landscape Notes and Wall Elevations F1 Fire Department Access Plan B1 Building & Safety -Area Separation Plan Tustin, CA II wmI h RESIDENTIAL, INC w 6 III- S`_t - 60116 1220 Lw Ang.M, Ctleoml� 00071 213 614 0060 213 614 6051 ha July 20, 2007 o` . t m.lnc . I I "3i oGUEYj III III PI GU RESIDENT IAL , -71, AREA AREA SITE 10 H 6G - ") --,o" Mme+ ` g N I079'4J- E 16.175' iRli C)'� 10, MOI CHAIR UN 1 1 I �q1 I 1 -CONC GUTTER I I ASPNUT PAVEMENT I I ASPHALT PAVODNT _ ; l 27 PARKING i 9-cDNc-w- Y L^•T q�7 Q � i v AREA i 1 ,.cat. aiRe ' SP am I LAIN Iv I OF i 1E ", 11 1-I I VICINITY MAP NOT TO SCALE I ASPHALT IAV[AEN7 I I I ASPNLLT MVCMDVT UTT j I I EI I I I �j ^i- --� �RESIDENTIAL P—II , LEGAL DESCRIPTION ___ ----U----------------- ---------------ARE1`-f'-&'-L REFERRED TONHI SRUTEDIGSTN. tpYS �D STATE CALIFORNIA.OR/NW IS DESCRIBED AS FOLLOWS, PARCEL 2 OF PARCEL YAP, AS PER MAP FRED N BOOK 52. PACE 36 OF PARCEL MAPS, I I 4' I I I I '1 730°' 3300' IN THE OTNE OF COUNTY RECORDER OF SAID COUNTY. 11 I C.N-RETE 1 ... r TIO/ J i / `-''� j 7n ^ -----MDc.ITWTIEID I (/� ZI SITE ADDRESS: 13641 RED HILL AVENUE- TUSTIN. CA 927M ( o I Z 8 ASSESSOR'S PARCEL NUMBER: I% CONC. GUITERt'1 IU I 0° I I I , ` i APN 5DD-,.,-10 Cow ---I ---CINC. aye -_, G=--_cac. ams 1': I C LAND AREA: S A LAW 1 ¢' I.__ -_CMC. WTTER ---J I.�.�-_COIF. GUTTER -� 9 ' - - ONE STORY BUILDING n AN AREA OF 2.02 ACRES (125" SIO. FT.) WAS BASED ON BOUNDARY LINES SHOW CAR WASHY s : - e -i - --i _-_ PARKING I Z s "JN' 13841 RED HILL AVENUE 1 _.__I I_ AREAASIS OF BEARINGS: AREA I_ BLDG. FOOTPRINT AREA= 27,474 S.F. PLAYGROUND I -.. � i-- •1 COC =1 THE 1 11 1 A1• DO' WEST ALONG THE CENTERLNE OF W/ JUAN STREET AS I ` SHOWN ON PARCELYAP FRED IN BOOK 52, PAGE 36 RECORDS OF ORANGE COUNTY WAS i I GREEN VALLEY USED AS THE BASIS O" BEARINGS FOR THIS SURVEY. LAIR —_� ___a i _ "VENUE SURVEYOR'S CERTIFICATE: I HEREBY •CERY AS DEFINED N AND UYIIED BY SECTION 67355 ! SECTION `FB Ili�Y {-��.� AC IAYDWNT 67706 IPOF RE BUSINESS ALIO PROFE95XR5 CODE 6 THE STALE a CAL1fORWIA) ^ TO U O I I iI.N' CONC. A. IOSi "19]7' MTWGIi IRO! FENCE \\ \ I THE IAN MACE CNRSIMN F0LONOW A CM"MA NOMIOFR MARCUS C�I 2- THAT THIS SURVEY WAS CLYA',RET[ R.WI' CONCRETE �\ i 1 MADE UNDER MY E RELATION S PERWSION ON MARCH COMORATICIR AND nIMT AMERICAN TITLE �200�5. AND THA SAD SMV OR LAW JUIN SRN '"^ ) 1 1 I\ LL 1711 I I AND ro THE D® LOT I II U ORM ---_J -OF'W __--- �'4- t U THE BUILDINGS ST UCTTU THAT THERE ARE NO FEAS SHOWN. TOF H UW UW SiEpS WNL �__ __ RESULT Ot STRA SURVEY UCTURES W OUT aSAID LAND ON THE GROUND TO THE �EXCEPT STANDARD CARE AT AS A 7 Id _ _ _ I CONCRETE GUNK __ 5107955 W OF 46375'CONC. WAIL( CONCRETE WNA _� 8 PROFESSIONAL LAND SURVEYORS PRACTICING N THE COUNTY OF LOS ANGELES, STATE OF ` `- AF CALIFORNIA, THAT ALL MONUMENTS SHOWN HEREON ACTUALLY EXIST AND TIER POSITIONS i CIRC. OM1M n .2 B _ UW JppN UW UW IIT W ` CDC. OtW! i iUW .' CON. . ARE CO RECTLY SHOW. ONLY EASEMENTS OF RECORDS. ARE TRACEABLE AS _ _ _ ` REFLECTED N THE REPORT REFERENCED SHOW! AND NO IooNC CURB S T-_-_-__-__ _____ - __-_________ __ -__ ______ REPRESENTATION IS MADE AS TO THE EXISTENCE OF ANY OTHER RECORD DOCUMENTS $+ I o4W CONI. GUTTER 5 1 r P I S T g THAT MAY AFFECT THE PROPERTY, g THIS SURVEY DOES NOT 94M LOCA70M OF. OR ENCROACHMENTS BY ""FACE i i ( FOOTINGS AND/OR !FOUNDATIONS OF BUILDINGS 900 ON THIS MAR. SW0 i ® � 9700 ONNDERGROUND ,R ISFOFORINiNFORMABON ONLY. S ZONE KIM OBTA IED MOM SETBACK DATA 10.175�R� - - - - - - - �� - iE2ao' (RIJ - SOURCES NOT CONNECTED NTH THIS COMPANY. NO GUARANTY. WARRANTY OR N 4079'55- E 645 75' (RI) RED HILL AVENUE FD. Sm _suneY �. THOROUGHNESS OF " � OF Is MADE As ro THE ACCURACY OR PER 31%6 ____ THIS MAR OR PLAT AND THE SURVEY ON NICU IT R BASED WERE MADE N ACCOM44M WITH 'MINIMUM STANDARD OETAL REQUIREMENTS FOR ALTA/AM LAND TITLE SURVEYS' JOINTLY ESTABUSED AD ADOPTED BY ALTA, ACSM AND HSPS N 2003, AND PURSUANT to THE ACCURACY STANDARDS AS ADOPTED BY ALTA AND AGSM AND N EFFECT ON THE ZONING: LEGEND: DAMEASU OF THIS EMENTS WERE MAGE IN ACCORDANCED FURTHER THE *MINNUMTMAANGLE DISTANCE, AND THE PROPERTY IS ZONED -C-1' (RETAIL COMMERCIAL DISTRICT) CLOSURE REQUIREMENTS FOR SURVEY MEASUREMENTS WDCH CONTROL LAND BOUNDARIES AC - ASPHALT CONCRETE �h(N AREA UDR --•-••--.- ADJACENT LIE BUILDING SETBACKS: BLDG - BUILDING yO FIRE HYDRANT _.._-. _.. _.._.._ ADJACENT PROPER YZ K FOR ALTA/ACSY AND TITLE SURVEYS. CLF CHAAN FRONT: NONE CON - CONCRETEK FENCE SAN STREET UGIT - _ _ _ _ _ _ CENTERUK SDE: 10 FEET COR. - CORNER POWER POLE a� WALL NP. 13137 REAR: 5 FEET CF - CURB FACE CATCH BASIN -'-�- PIANF.A. YJI-Tool FLOOD ZONE: Ce - CATCH BASIN r WATER METER O O- WROUGHT P0N FENCr • �- -- ^ _ comm. - COMMUNICATION 1 C VI BY: K. BERNHARTH, RCE 13737 THE PROPERTY 6 WITHIN FLOOD ZONE •X' (S11DE0) DESCRIBED AS AREAS O' 500 --YEAR BOOP. AREAS OF DR - GRAN WATER VALVE 100-YEM ROOD WITH AVERAGE DEPTHS OF LESS THAN 1 SQUARE MILE AND AREAS PROTECTED BY LEVEES FROM DR- _ MAINM11AY �N WATER PUCBO% 100 -YEAR ROOD PER FEDERAL MANAKIMENT AIDNCYS ROOD INSURANCE RATE WAR COMMUNITY NO 06059 C, 6/9.5 IK I!f O M AID 'OWOY OR 'QII1WIGllpl' Try A AFNSIERO PAOFESNONN OIRIEET ENCL - ENCLOSURE PANEL NO 0277 N DATED FEBRUARY 16. 2001. MAILBOX N �FPPROFE �L INI EDEN W0 SA pC WNSRN�CT WNSSIOI O EP - EDGE OF PAVEMENT OF 'HE PARKING SCHEDULE: FD - FOVNO CAS METER CERTIFICAN , AND GOES NOT COISTTIR A WARRA TY OR QUAANITEL °TEA EXPRESSED Q MPIED. H - HGH 1' 30' REGULAR PARKING SPACES: 193 n - NANOCAR cr CABLE R TELEMSIM PULLBOX NO b 6TAI 11E Ui O TE WIND 'OUeTPY a 'IDRNTGl1p1F r A Ul1OYD LAID SEIEYOI W MOISTENED BIWWEW NINE FRACTRE 6 PNSF5901K EMgEBW19 0 LAID s NG DA TE I A PARKING SPACES: ] LS - LEAD AND TAC � SEWER MANHOLE PHPARABOI OF NMS, PLAR Ruga DESOMTon O OBER SIE EWW; DOLIAEMTs ONLY LS - LAND SURVEYOR CO6WIUIES M PPI®OI R PROFESSIONAL WIION REGARDING TOW FACTS OR FLOCS WHICHTOTAL PARKING SPACES 200 (M) - MEASURED OR TELEPHONE POLE GRAPHIC SCALE ARE THE S TACT O THE CIX TOA AND DOS NOT O]K6NTE A WNMANTY OR WARARCE WON - MONUMENT T GUARD POST BIRO OPME O OR MEED. REFERENCE DOCUMENT: NEW - NOR EOUAST WELL T- GUARD ANd JR WRE FIST AMERICAN 02, RILE NSURARCE COMMYS COMMITMENT FOR TITLE INSURANCE 410. NCS -143525 -SAI, DATED FEBRUARY OZ, 2005. NW SE - NORTHWEST SIGN POST - SOUTHEAST 0 TREE EASEMENT SCHEDULE: O.R. Pirn - OFFICIAL RECORD _ UNE PIE TWE REVISIONS: ITEM N° GRANTEE PURPOSE REFERENCE REMARKS PM MI) PLANTER - PARCEL MM O'II YOIITDDMG WELL - PER PARCEL MAP BOOK 52, PACE 36 0- RRIGATLIN CONTROL VALVE NO , REYOM SANTA ANA VALLEY RRIGATON COMPANY RIGHT-OF-WAY ! INCIDENTAL PURPOSES BOOK 3{{ OF DEEDS, PACE 6fl, LOCATION CAN NOT BE DETERMINED TRANS WF - TRANSFORMER • W GUARD POST - WROUGHT IRON FENCE Z REIIOM REC. 10/t7/1919, O.R. PER RECORD OWNER ASL DEVELOPMENT 1740 E. Garry, Suite 104 Santa Ane, CA 92705 Once: 949.224.1900 Fax: 949.224.1905 ARCHITECT TOGAWA SMITH MARTIN RESIDENTIAL, INC 441 S. Flower Street - Suits 1220 Los Angeles, CA 90071 Omee: 213.814.8090 Fax: 213.814.8051 LANDSCAPE TGP 17000 VerHurn Bled. Suite 205 Endno, CA 91319 om— a".907.800 Fax: 818.907.8481 PROJECT ADDRESS: 13641 R.d HM A— T.MM, CA 9T790 LEGAL DESCRIPTION: The W+dNarndaM9d.GWAft Mr.emMtlwCayamwon County d 0nep. Sea of C.1111 -ft. red M d.—Id r bit,-: Pw.M 2 d Pelwl MOM - PW mp M.d M auo. 52, P.9. 39 d P—M M.q, M 91. Offof COMdy R—W of =W CmwKy ASSESSOR'S PARCEL NUMBER: APN 800.141-10 SITE AREA- 2.0V REA2.852 AVN (125,6X ftFt.) ZONE: P , , ! Pal PmPo..a C-2 C.I19a1 Cw—add Da9kt (CUP .e d.d a, ArM.d LMnWC.anoM9WA CIx. Feely) GENERAL PLAN: E1d.91q: Pu EBa wW In ftflon t Plapw.d: PC Cal--WUBIW— OCCUPANCY GROUP: R-1: R..WnBM Area Summary Parking Required (excluding balcony areas) a landscape requirements Setbacks Use L1 L2 L3 TOTAL Common 4,557 0 0 4,557 Units ! 40,950 44,950 44,950 130,850 Circulation 11,815 10,060 10,060 31,935 Service 413 437 437 1,286 TOTAL 1 57,7341 55,4471 55,4471 168,628 Parking Summary Required 1.0 Stalls/Unit x 201 Units = 201 Stalls Lot Coverage Development Standards Max. Lot Coverage: 100%, less parking Parking Required Provided a landscape requirements Setbacks 10 30 171 201 Proposed Lot Coverage Front Yard Setback 10 M 15 ft 3 3 Side Yard Setback 10 ft* 5 ft, 30 ft Building Foot g print : Sib Area 64 VAft Rear Yard Setback N/A 30 It of : 125,538 sf = 51.57% Floor Area Ratio Allowable FAR 1.5 Proposed FAR Building GSF: Sib Area 168,628 of: 125,538 sf = 1.34 ProvideqP1 Parking Storage Units Area SF / Stall Guest 8 Asslpned Employee Units Total 10 30 171 201 201 85,860 SF 427.2 Surface 3 3 16 18,150 14 19 Total 33 171 204 26 31,200 20 20 Unit Mix type i Area IA�3 450 550 m 600 700 to B1 1000 Project Summary TOTAL Monarch Village Tustin Tustin, CA ASL Development 1st 2nd 3rd TOTAL % NSF 10 10 10 30 15 13,500 11 11 11 33 16 18,150 14 19 19 52 26 31,200 20 20 20 60 30 42,000 8 9 9 26 13 26,000 53 59 59 201 130,850 r Open Space N/A Common Courtyards 20,000 SF Recreation Center 4220 SF Front Yard (10' add'I landscape) 3896 SF Private Patios & Balconies 16,080 SF TOTAL 44,196 SF Maximum Height Allowed 50 it Proposed 47 ft (to top of Tower) Floor Area Calculation (Based on 2001 CBC Table 5B) TYPE OF CONSTRUCTION: TYPE I Location: Subterranean Garage Allowable Height Unlimited Allowable Area: Unlimited Total Allowable: Unlimited Proposed Building GSF: 85,860 SF TYPE OF CONSTRUCTION: TYPE V, 1 -HR Fire Rating Location: 3 Story Building Allowable Height: 50 FT, 3 Stories Allowable Area: 10,500 SF . Multi -story - double the area allowed (CBC Sed. 504.2): Total Allowable: 3 Stories; 21,000 SF Proposed Building GSF: 168,628 SF GSF / (Allow. Area of 21,000 SF) = 9 Zones Required, 11 Zones Provided *NOTE: All dwelling units are handicap accessible, per SB 1025 and Chapter 11A of the 2001 CBC. 'Adjacent to Residential District �INil�lll� � R E 8 1 D E N T I A L, I N C 644 8 F1—S8..1- aura 1220 Lw M0.a., p1s.m1. 90071 213.914.0050 213.914.9051 ax July 20, 2007 vo..am,1-- PARKING AREA PARKING AREA Site Plan Monarch Village Tustin Tustin, CA ASL Development 015 30 60 120 1t Ok a I I I I I REBID E N T I A L, INC MI S R- 3"M - SWIM 1270 Lw Angel.. """. I. 90071 2/7.8/4.5060 217.9/1.5051 f.i July 20, 2007 www tsm.ac.com B 1 _ I 1'r-ra•---r-K -#- --#-r- f r -K r -K r -K r -,r K r -N r-,• .r � t r -K .r .r I I I III III I I I - - I I I I I I I I I � ► � � _ _ _ _ _ _ 3 Level P1 Parking Plan A"N": q6q ..tMonarch Village Tustin 2.Load Pb(83k200&E _.°_1D.____._ aOI t 0I 20 I a 3. 000Npu9 Load: 8,x.3:►A9BO ft RESIDE N TIAL, INC 129Tustin, CA 4. R.qukW Wo9:: 358+ol S. WkIth Provl09d 3 8WI9 r 49' _ ,19- tno L. 9 Flowr:11 - 900 1 - � La A,grW, GIIIomN 90071 Y 13.971.9090 219.9,4.909, /9w L Development July 20, 2007 ...,.m„.. com We Nq.Iw.�plaomN pelt V x+s. e+�.eoao x+s.eu.eoa+ r.. L Development duly 20, 2007 ..w tom.,nc com _ I a. 105.A9 a 108. 77 .� 5 - —RED -i+% "-VE"f-- — Level 2 Plan Monarch Village Tustin O of ,0I 201 401 So ft a Tustin, CA E ��eA�1O RESIDENTIAL, INC +u •Flow! eerwl -awe. 7320 eo. MgNr, creoml. eooT+ L Development x+a.s+ n: Juty 20, 2007 ..w I.mr+ne.eam R. !07.05 B LME 16T1P EZ. 109.11 EX1810.3 P110PENlY A I 1 1 I I� I B I I� IEEEE I� 1 I I _ EL !0677 I IR. 10888 6 A Level 3 Plan Monarch Village Tustin 0 10 20 +0 80 ft E- - �"Mono►A*N. a I I Tustin, CA RESIDE NTIAL, INC 111 6 FI -r SWOW - O.N. 1220 . Ib AW.I . C:Obml. 00071 21 ].011.0000 213.011.0061 h• ASL Development July 20, 2007 ... Lm,h...m . B •3��:� x .z:.:.:: 2• ice• �'� -. �'• .yyy � n'�yf Sr aa''� -'i� ►.,�a Lam..,All kyr wir r i[, x HimumiYNl M 100 Aim ERR IVA fusu �� ► ni Yom. Roof Plan Monarch Village Tustin Tustin, CA ASL Development (a 01 101 201 401 UNIT CONDENSER, TYP. 7 80Ik o RESIDENTIAL. INC ew t Fl -SIMM DuNe 1320 LMArQWM, 400MIS 90071 219. a 11.9060 Ite.et..eoet re. July 20, 2007 Mrrrr 1.m.iec gem ..;rte Illrrlrrll■l►_.r. i:� NI ��• y::5+: 1 � ■ 5 M.,� �C: 11 �� :::: ice: _. F. imC. :: p i :: ■m�� 1 • .. r., ��■Y : ��1 �■ �. ...tel ik:'::: � 11iF;: :: h►` I :::: Mi f ii !::, ry lrJ j f .; 7lrrlrr M :; ti� Irn arm .,_ter ::art IIn�r.�.r_ III■.I ::a a I i :: a:: — �• — car I th Elevation Ilr/ ir1 lllr/ 111,102 ! ::�::_ flim/ I RON : /Ir■ :: .r.. �.� ti::■ Irtr Ir/ .■� ./ u �rrr r■Iwl�itr*mrrrr+� t!lOrl 1 :; ring I lion lima MEN 11 nn. • r r ■ • -- w�`�s1�■■vId-71 1 0 lis /al, ISI as IN, NMI 1101, � N.R. is rm1 :: is /11 I WE bring 11 AP,: -Ff Red HIH h Avenue TYPE V -1 HR --A- TYPE 1- 3 HR OCCUPANCY SEPARATION PODIUM (per CBC 311.2.2.1, between Occupwicy Gmupe a 6 R-1) TYPE jj EeLtlnq tirade Fire Lane Prepoeed M. toe' Section A -A Sections Monarch Village Tustin Tustin, CA ASL Development LqL-J 0 1.11 151 301 601 R1=11�O R E 8 1 0 E N T I A L, I N C .est a FI, -r etr" - awn 1220 Lw AryNN. Celtroml. 0W, 2t3.e+4.e0e0 213.e1..e1e1 re: July 20, 2007 rrr.temrine eum 8'-1q. Unit ST 450 sf Studio Unit Plans Monarch Village Tustin Tustin, CA ASL Development Unit Al 550 sf One -Bedroom 11 OI 21 41 81 181ft RES 10 E N T I A L, INC 444 a FlMwr SIr.N -Sint 1220 LM MAIM, GIIe)mi. 00071 217.01..e060 x17.e1..eoe1 r.. July 20, 2007 I 0 Unit A2 600 sf Standard One -Bedroom Unit Plans Monarch Village Tustin Tustin, CA ASL Development 25'-0" IL L 63 WIC — — -- -- N CJSO 1 Din! m i ens• 1 Bath\ 1 _J S-tO5c0'-10• J a s w�D R --� Unit A3 700 sf Deluxe One -Bedroom 12 01 21 41 81 161 ft u R E 9 1 0 E N T I A L, I N C sN • R- SUM - ftft 1720 Lw Anplr, CNbm14 00071 210.014.0050 :u.eusoet /.. Jury 20, 200 ...,.m.l"�.�.m Unit B 1000 sf Standard Two -Bedroom Unit Pians Monarch Village Tustin Tustin, CA ASL Development 13 0I 2I 11 81 18Ift o REBIDEN T 1 A L. INC e44 a Flower fe.M - ewe. taa0 Lw Ang l... C.I.omb 90071 aee.aeesoso aea.ee..eoee r.. July 20, 2007 +++.e.mrinc.eom Community Area Plan Monarch Village Tustin Tustin, CA ASL Development 14 40I k ' o REE I D E N T I A L, INC MI E FlO.Er $01110- EUE. 1220 I-AMIN... 04""IE 90"' 213.614.8050 218.114.6061 M1• July 20, 2007 _ FRE LANE L LJ IS ------------ 17 LL- - - 15 Trash Plan J J -J ] -U, H Yf/8V � 10 20 °1 '� ^ �� Vehicular Access Diagram Monarch Village Tustin Tustin, CA ASL Development v� u ..... 61 101 201 401 16 80IftRESIDENTIAL,��W INC 4448 F'I—r su.N - suit. 1220 L_ A.9W.., C.I9.m1. 90071 213.814.8060 213.814.8061 I.. July 20, 2007 WWWAS—Inc e.m BLol K W. PER ELEV & SECTIO SHEET L—; INTERLOC PA VERS W BAND PER STANDARI MEANDER PATHWAY 6'--8" HT. Ci BLOCK WA FINISH AM ELEVATIO! 3' HT WALL PER ELEVA SHEET L-2. CONCRETE PER CITY S,' FIRELANE TREES t STREETSCAPE AND PERIMETER TREES COURTYARD TREES EVERGREEN VERTICAL SCREEN TREE STREET TREES PER CITY STANDARDS PROMENADEI POOL AREA EVERGREEN TREE THEME TREE r'1 VERTICAL ACCENT TREE RAISED PLANTER TREE a VERTICAL ACCENT TREE FLOWERING ACCENT TREE C. �. ACCENT/ PATIO TREES CANOPY TREE —DECIDUOUS / Landscape Plan Monarch Village Tustin TuWn. CA 6' HT. 'GREENSCREEN PANELS, PER ELEVATION #3, SHEET L-2, TYP. MEANDERING CONCRETE WALKWAY, TYP. CONCRETE TURF—BLOCK PA VERS PER FIRE DEPT. STANDARDS, TYP. INTERLOCKING CONCRETE PAVERS WTTH CONCRETE BAND PER FIRE DEPT. STANDARDS V--8" HT. CONCRETE 3LOCK WALL W/STUCCO FINISH AND PILASTERS PER S'LEVANON & SECTION V2, SHEET L-2. ,'TREET TREE SELECTION IND SPACING PER 'UBLIC WORKS DEPT. L1 mm MS � w +s mor NOTES: STREETSCAPE AND PERIMETER TREES Street trees - per city standards _r7 _ Vertical Accent Trees {��J Cupressus sernpervirens Italian Cypress Phoenix dactylifera Date Palm Washingionia robusta Mexican Fan Palm a! } TREE LEGEND n..,," 6.,rtc,dpa• d.�n•ws a.r: 1. Street trees: per the selection and standards �P FIRE LANE TREES Silktree '�Y•+ Evergreen Vertical Screen Trees: Gold Medallion Tree Acacia subporosa Shoestring Acacia Chitalpa Eucalyptus species Eucalyptus Jacaranda Pima canarienso Canary Island pine Tulip Tree Pinus halepennsis Aleppo Pine Chinese Pistachio Podocarpus gracilior Fern Pine California Sycamore Tristania conferta Brisbane Box Tin, Tree Vertical accent trees Mmus parvifolia Chinese Elm Brachychiton popu/neem Bradford Pear installed. Callistemon viminalts Bottle tree Cedars Hymenosporum flavum Weeping Bottlebrush Camphor Tree Liquidambars"flua Sweeigum Eucalyptus Magnolia 'Little Gem' Little Gem Magnolia Southern Magnolia Pyrus calleryana Fern Pine Pinus Tristania conferta Brisbane Box Oaks COURTYARD TREES Rhas /a cea African Sumac Promenade/Pool Area Theme Trees: California Pepper Caryota urens Fishtail Palm Brazilian Pepper Tree Syagrus romanw_Qianum Queen Palm OPlanters Bauhinia variegata Hong Kong Orchid tree Bambusa species Bamboo Cyahea cooper' Australian Tree Fern Podocarpus henkeiii Long Leafed Ye/lowwood Sche Tera pueckler! Tupidanthus Strelitxia nicolai Giant Bird of Paradise Distania conferta Brisbane tree OPatio Accent Trees Acer palmatum Japanese Maple Arbutus undo Strawberry Tree Bauhinia blakeana Hong Kong Orchid Tree Eriobtro ya deflexa Bronze Loquat Latins nobilis Sweetbay Magnolia 'Little Gem' Little Gem Magnolia Rhaphiolepis indica Majestic Beauty' India Hawthorn NOTES: STREETSCAPE AND PERIMETER TREES Street trees - per city standards _r7 _ Vertical Accent Trees {��J Cupressus sernpervirens Italian Cypress Phoenix dactylifera Date Palm Washingionia robusta Mexican Fan Palm a! } Canopy Trees - Deciduous 1. Street trees: per the selection and standards �P Albiaia julibrissin Silktree _ ' ✓ -� ten, �. I� Jl so Cassia leptaphylla Gold Medallion Tree minimum of f ve (5) gallon size and spread a Chitaipa tashkentensis Chitalpa linear feet offrontage and six (6) five gallon Jacaranda mimosifolia Jacaranda Liriodendron tuBpifera Tulip Tree (5) one gallon shrubs shall be provided. Pistacia chinewis Chinese Pistachio eight and twelve inches on center. Platanus raccemosa California Sycamore Tip— tou Tin, Tree approval g(Community Development Mmus parvifolia Chinese Elm every 30 linear feet of property line shall be Evergreen trees installed. located to promote water and energy Cedrus species Cedars = 33 fljteen gallon trees + 167 Cinrmmomum camphora Camphor Tree landscape areas to a depth of I " if top is used Eucalyptus species Eucalyptus Magnolia grandijlora Southern Magnolia Picots species Pinus F.eu. Oaks Rhas /a cea African Sumac Schinus molle California Pepper Schimts rerebinthefoltrus Brazilian Pepper Tree • ; Flowering accent fleet Bauhinia variegata Hong Kong Orchid tree Cercis occidentalis 'Forest Pansy'California Redbud Charisma speciosa Floss Silk Tree Erlobotrya dejlesa Bronze Loquat Erythrina sykru Syksii Coral tree Koelrueterla paniculata Goldenrain Tree Prunus cerasifera Thundercloud' Flowering Purple Leaf Phan A. PLANTING 1. Street trees: per the selection and standards 5. Screening: Along fence and/or walls, shrubs, of the Public Works Department. vines and bees shaft be instalW for _ ' ✓ -� ten, �. I� Jl so landscape screening Shrubs shall be a 2. Street franiage: in addition to street trees, a minimum of f ve (5) gallon size and spread a minimum of on (1) 24"box tree per 30 minimum offive (5) feet on center where linear feet offrontage and six (6) five gallon used for screen planting. shrubs per 15 linearfeet offrontage or a combination of three (3) five gallon and five 6. General planting: (5) one gallon shrubs shall be provided. a) ground covers shall be planted between 464 L.F. = 15 - 24" box trees minimum eight and twelve inches on center. = 111 - 5 gallon shrubs minimum b) One (1) gallon shrubs shall be used (not for screening purposes) and are subject to 3. Perimeter landscaping: a minimum of one (1) approval g(Community Development 15 gallon tree and five (5) gallon shrubs far Department. every 30 linear feet of property line shall be c) Plant materials shall be selected and installed. located to promote water and energy 1004 L. F. = 33.5 units conservation. = 33 fljteen gallon trees + 167 d) Mulches shall be used in shrub and five gallon shrubs minimum. landscape areas to a depth of I " if top is used and 3" inches ifrto topsoil is used. 4.Interlor landscaping: A minimum of on (1) tree for each two units shall be installed with 30% ofall trees to be a minimum of14"box size: 101 units /2 = 100 trees minimum ofwhich 30 will be 14"box. Landscape Plan Notes and Wall Elevations Monarch Village Tustin Tuien, CA All w.skmem.m B. IRRIGATION: 1. All landscaped areas shall be provided with a permanent, automatic irrigation system. 1. City approved backflow prevention devices shall be provided and screened from view with architecturally consistent materials and/or landscaping. 3. Automatic controller shall be enclosed in a lockable housing. 4. The irrigation system shall be designed to provide sufficient coverage avoiding water overspray onto buildings and hardscope. The use ofdrip irrigation systems shall be considered. » 1s Ia r."• ar— a tT. SQ. I RED HILL WALL ELEVATION' I/4'•I'-0' 1 e'r NaMs/"l sNewa t� _ ' ✓ -� ten, �. I� Jl so RED HILL WALL SECTION SCALE: I/4'•I'-0' 2 Fe 59. MI.s• Wd w/.0 w•a•1•Yitr rte... yb f roc x,. I 7 set•w SOUTH (ALLEY) AND NORTH WALL ELEYATION UP TO GARAGE ENTRY` c"....,•r er•a ww me .ora re.rd, wrvw�. 61M M. Or•aw•�. )fe.b a m rr ,."nos wrF tura..• �o J tor., so, i WEST AND NORTH WALL ELEVATiONAT FIRELANE %Aa:3 I/4'•I'-0' L2 . •. ,,,.•. _:.,.. ..x."- r, -_............. .__....... .._..• n- s ,!:i._ .T.:i 't t-:.% b, {; �,� r ,.yr ,:(-,,f: 1. -O i i, 7 6 { G{ I i i . -r tm- tq-.• a .._..X, r2.' 41. w t. LL,' TO 1 i I a x .� "{ i ,.. xx , ; ...,, t II , . �J ... .,�::.. > 1 - t3 { r: n. r r r.— e ¢ JE f. 'on. >� ilrlr r Fire Department Access Plan Monarch Village Tustin Tustin, CA ASL Development FIRE DEPARTMENT ACCESS: 1. There shall be a 7' level area directly in front of all ground level/podium level bedroom windows. 2. There shall not be any trees planted within 7' directly in front of all bedr000m windows. Legend • Tree Trunks — — Bedroom Window Centerline ---- 130'Maximum Hose Length / Fire Access Distance F1 uOvemw uO NSA 1 17000 VMM 81101, 6101[ f06 LUC010. CN.M010M 61316 nu n�-Nr elw tai 01111-� D�0 10 20 40 80 ft ! a I ( I I I R E 0 1 D E N T IA L . IN C w • FNNNI •&OW - Nuft 1210 Lou ArgWn. C.IMonoa t0W1 213.014.0060 x13.014.0001 h■ July 20, 2007 rr■.l. n,lnn oum r, , �]LN�! - ,zl �.. I z/ c i RfD-tiff-E_AVfNfJf_.__...__ Building & Safety - Area Separation Plan LENp Monarch Village Tustin ��-�..,. 0I ,oI zol ,ol 80 ft RESIDENTIAL,INC Tustin, CA MMQ-swa1+a0 1-2007 212 212.2020 -ASL Development guy 20, 200 .v.t.m.lne.eem ATTACHMENT C Planning Commission Resolutions No. 4071, 4072, 4073, 4074 RESOLUTION NO. 4071 A RESOLUTION OF THE PLANNING COMMISSION ADOPTING THE FINAL MITIGATED NEGATIVE DECLARATION FOR GENERAL PLAN AMENDMENT 07-001, ZONE CHANGE 07-002, CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-02, A PROPOSAL TO DEVELOP A 201 - UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community Commercial/Business, change the zoning designation from Public and Institutional (P&I) to Central Commercial (C-2), demolish an existing church building, and construct an age -restricted (62 years or older) assisted living/congregate care facility. The project site is a 2.882 acres lot located at 13841 Red Hill Avenue; B: That the requested general plan amendment, zone change, conditional use permit, and design review are considered a "project" by the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq.); C. That City staff prepared an Initial Study to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07-02 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; D. That a Notice of Intent to Adopt a Mitigated Negative Declaration was published and the Negative Declaration and Initial Study were made available for a 20 -day public review and comment period from October 4, 2007, to October 23, 2007, in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; E. That the City Council is the final authority for the project and will consider the MND prior to approval of the proposed general plan amendment and zone change applications; Resolution No. 4071 Page 2 F. The Planning Commission considered the Initial Study and the Mitigated Negative Declaration (Exhibit A) and finds it sufficient for the proposed Zone Change 07-002, Conditional Use Permit 07-011 Tentative Tract Map 17096, and Design Review 07-02. II. The Planning Commission hereby adopts Final Mitigated Negative Declaration attached hereto as Exhibit A and Mitigation Monitoring Report attached hereto as Exhibit B for General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07- 02 for the construction of an age -restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 13th day of November, 2007. s JOFfNAIELSEN 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 Planning Commission of the City of Tustin, California; that Resolution No. 4071 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13th day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary RESOLUTION NO. 4072 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT 07- 001 AMENDING THE GENERAL PLAN LAND USE DESIGNATIONS FROM PUBLIC/INSTITUTIONAL TO PLANNED COMMUNITY COMM ERCIAL/BUSINESS TO ACCOMMODATE THE CONSTRUCTION OF A 201 -UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change the General Plan land use designation from Public and. Institutional to Planned Community Commercial/Business to accommodate the proposed project; B. That a public hearing was duly called, noticed, and held on said application on November 13, 2007, by the Planning Commission. C. That General Plan Amendment 07-001 is consistent with and implements the following Land Use Element goals and policies of the General Plan: 1. Goal 1 of the Land Use Element provides for a well balanced land use pattern that accommodates existing and future needs for a variety of land uses. 2. Policy 1.5 encourages compatible and complementary infill of previously by-passed parcels in areas already predominantly developed. 3. Policy 2.2 requires maintaining consistency among the Land Use Element, Zoning Ordinances, and other City ordinances, regulations, and standards. 4. Goal 3 of the Land Use Element ensures that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. 5. Goal 6 of the Land Use Element which encourages improvement of urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods, commercial, and business park districts. Resolution No. 4072 Page 2 D. 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. E. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07-02 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; II. The Planning Commission hereby recommends that the City Council approve General Plan Amendment 07-001 amending the General Plan Land Use Designation of the project site from Public/Institutional to Planned Community Commercial/Business, as identified in Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City ofustin, at a regular meeting on the 13th day of November, 2007. JOH IELSEN Chai erson Z-� V/ �- ;;_ R � " ;. � 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. 4072 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13th day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary Exhibit A Resolution No. 4072 General Plan Amendment 07-001 13841 Red Hill Avenue Existing Proposed RESOLUTION NO. 4073 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 07-002, AMENDING THE ZONING DESIGNATIONS FROM PUBLIC AND INSTITUTIONAL (P&I) TO CENTRAL COMMERCIAL (C-2) ZONING DISTRICT TO ACCOMMODATE THE CONSTRUCTION OF A 201 -UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change zoning designation from Public and Institutional (P&I) to Central Commercial (C-2) to accommodate the construction of an age -restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue; B. That a public hearing was duly called, noticed, and held on said application on November 13, 2007, by the Planning Commission. C. That the proposed amendment to the zoning district is in the best interest of the public in that it provides for the construction of a new library to replace the existing library that is obsolete and inadequate to serve the existing and future communities needs. D. That the proposed zone change is consistent with General Plan Amendment 07-002 and the policies of the General Plan, as evidenced by the following findings: (a) The proposed zone change to Central Commercial District is consistent with the General Plan Amendment 07-002. (b) The project site is bounded by areas zoned Retail Commercial (C-1) and Central Commercial (C-2) districts to the east across Red Hill Avenue, Central Commercial (C-2) district to the south, Public and Institutional (P&I) district to the west, and Multiple Family Residential (R-3, 2200) and Retail Commercial districts to the north. The zone change to Central Commercial (C-2) district would be compatible with the surrounding zoning districts. Resolution No. 4073 Page 2 (c) The location of the proposed project desired by the community to allow for improvements in the area. D. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07-002, Conditional Use Permit 07-011, and Design Review 07-02 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; II. The Planning Commission hereby recommends that the City Council approve Zone Change 07-002, amending the Zoning designations from Public and Institutional (P&I) to Central Commercial (C-2) zoning district, as identified in Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of T tin, at a regular meeting on the 13th day of November, 2007. 11 t JO�i�d NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA } COUNTY OF ORANGE ) CITY OF TUSTIN ) 1, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4073 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13th day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary Exhibit A Resolution No. 4073 Zone Change 07-002 13841 Red Hill Avenue . Existing Proposed RESOLUTION NO. 4074 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-012 FOR AUTHORIZATION TO DEMOLISH AN EXISTING CHURCH FACILITY AND CONSTRUCT A 201 -UNIT ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to demolish existing church facility and construct an age -restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue; B. That the General Plan Planned Community Commercial/Business land use designation provides for a variety of commercial and business uses. In addition, the project has been reviewed for consistency with the Air Quality Sub -element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub -element. C. That pursuant to Section 9233.c.(p) of the Tustin City Code, assisted living/congregate care facilities have been determined to be similar to rest homes which are conditionally permitted within the Central Commercial (C- 2) zoning districts. D. That the applicant has requested approval of General Plan Amendment 07- 011 and Zone Change 07-002 in conjunction with the application for Conditional Use Permit 07-011 and Design Review 07-012; E. That a public hearing was duly called, noticed, and held for Conditional Use Permit 07-011 and Design Review 07-012 on November 13, 2007, by the Planning Commission. F. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: Resolution No. 4074 Page 2 1) The proposed use is authorized pursuant to Section 9233.c.(p) of the Tustin City Code with the approval of a General Plan Amendment 07-001 and Zone Change 07-002. 2) The location of the proposed assisted living/congregate facility is compatible with surrounding uses in that the use can be considered as quasi-commercial/residential facility consistent with the adjoining residential and commercial developments. 3) As conditioned, a covenant running with the land will be required to limit the use as an assisted living/congregate care facility for 62 years or older subject to providing certain senior services and limiting the number of residents who may have automobiles. 4) The proposed use is not anticipated to result in parking impacts since the parking analysis submitted for the proposed project concluded that there is adequate number of parking spaces and site amenities to accommodate the project. 5) The Traffic Engineering Division has reviewed the proposed project and has concluded that there will be no adverse traffic impacts, and there is sufficient street capacity to support the proposed project. G. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development 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: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, chimneys, roof structures,. 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and method of refuse storage. 10. Physical relationship of proposed structures to existing structures in the neighborhood. 11. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 12. Development Guidelines and criteria as adopted by the City Council. J. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001, Zone Change 07- Resolution No. 4074 Page 3 002, Conditional Use Permit 07-011, and Design Review 07-012 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared. II. The Planning Commission hereby approves Conditional Use Permit 07-011 and Design Review 07-012 authorizing the demolition of the existing church facility and construct an age -restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue, subject to the conditions contained within exhibit A, attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 13th day of November, 2007. k JOHIy'ELSEN Chair rson 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. 4074 was duly passed and ado�ted at a regular meeting of the Tustin Planning Commission, held on the 13t day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4074 CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-012 CONDITIONS.OF APPROVAL GENERAL The proposed project shall substantially conform with the submitted plans for the project date stamped, November 13, 2007, on file with the Community Development Department, as herein modified, or as modified based on recommendations of the project architect and the Redevelopment Agency as required to meet project budget, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Resolution No. 4074 shall become null and void in the event that General Plan Amendment 07-001 and Zone Change 07-002 are not approved by the Tustin City Council. (1) 1.4 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within 12 months. All time extensions may be considered if a written request is received within thirty (30) days prior to the expiration date. (1) 1.5 Approval of Conditional Use Permit 07-011 and Design Review 07-012 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. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBGUIDELINES REQUIREMENTS (2) CEQA MITIGATION (6) LANDSCAPING (3) UNIFORM BUILDING CODE(S) (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTIONS Exhibit A Resolution No. 4074 Page 2 (1) 1.6 As a condition of approval of Conditional Use Permit 07-011 and Design Review 07-012, 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. USE RESTRICTIONS 1.7 Prior to the issuance of a building permit, the applicant shall record a covenant running with the land that is binding upon the property owner and successors in interest subject to review and approval by the Director of Community Development and the City Attorney consistent with the conditions of approval including but not limited to the following: • The use shall be limited to an assisted living/congregate care facility for persons of 62 years or older. • Combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living shall be provided at all times and shall include, but not limited to the following: o Three meals a day served in a common dining area o Housekeeping services and personal laundry services o Transportation o Assistance with eating, bathing, dressing, toileting, and walking o Access to health and medical services 0 24-hour security and staff availability o Emergency call systems for each resident's unit o Health promotion and exercise programs o Medication management o Social and recreational activities The above services may be provided either by the owner of the facility ("owner") or by the use of outside providers; however, the owner shall be responsible to ensure these services are available upon request. i • Of the 204 parking spaces, only 171 residents may have automobile. This restriction shall be incorporated in any lease or rental agreement. Exhibit A Resolution No. 4074 Page 3 • The owner and/or operator of the facility shall ensure that on-site services and parking are provided such that off-site or surrounding properties parking are not impacted. (2) 1.8 Roof ceiling construction shall be roofing on 1/2 ff plywood. Batt insulation shall be installed in joist spaces. The ceilings shall be on layer 5/8" gypboard nailed direct. (2) 1.9 All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud spaces. Exterior walls shall be stucco or other approved exterior plaster. Interior walls shall be made with 5/8"gypboard. All other windows and glass doors shall be double glazing. (2) 1.10 All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing may be provided with either '/4" laminated glass or a dual pane assembly with a '/2" airspace. In either case, the glazing supplier shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. (2) 1.11 All entry doors shall be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. (2) 1.12 Striping on Red Hill Avenue shall be modified to provide northbound left turns into the project driveway, but no left turns out of the driveway. A "Right Turn Only" sign shall be installed on private property for traffic exiting the project driveway. (2) 1.13 Large semi -trailers and moving vans shall be prohibited from entering the site. Move -in conditions along with other terms and conditions for residency at the complex shall be included in the signed Tenant Agreement. (2) 1.14 Prior to issuance of a building permit, count -down pedestrian heads shall be installed at the intersection of Redhill and San Juan Street by City forces at the expense of the applicant. (2) 1.15 The project shall maintain a total of 204 parking spaces with a minimum of 0.85 parking ratio per unit at all times (171 spaces assigned to the units and 33 spaces for employees and guests parking). (4) 1.16 Access to the underground garage area shall be provided to Police personnel via an Emergency Vehicle Access System. The system shall be installed along with fire access to allow police officers to use a remote clicker that is installed in all police vehicles. Exhibit A Resolution No. 4074 Page 4 (2) 1.17 If in the future the City determines that parking or traffic problems exist on the site or in the vicinity, the Community Development Director may require that the property owner prepare an analysis and bear all associated costs. If the study indicates that there is a parking or traffic impact, the applicant/property owner shall provide interim and permanent mitigation measures to alleviate the problem. (2) 1.18 No outdoor storage shall be permitted during grading or building stages, except as approved by the Tustin Community Development Director. (2) 1.19 During construction, permission from adjacent property owners shall be required for any work located on adjacent properties. (1) 1.20 Prior to signs installation, the applicant shall submit on-site sign plans for review and approval and permits obtained. PLAN SUBMITTAL (1) 2.1 At the time of building permit application prior to Dec. 31, 2007, the plans shall comply with the latest State and the City Tustin adopted Codes: 2001 California Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 California Plumbing Codes (CPC), 2004 California Electrical Code (CEC), California Title 24 Accessibility Regulations, 2005 Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations 2005 Edition. It is expected that a new set of California Codes will take effect on Jan. 1, 2008. Please note that this set of comments is based on current codes. (1) 2.2 Building plan check submittal shall include the following: • Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical. • Two (2) copies of structural calculations. • Two (2) copies of Title 24 energy calculations. • 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 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. Exhibit A Resolution No. 4074 Page 5 • A note shall be provided on the plans that All parking areas shall be one 1 foot -"candle of light, and lighting illuminated with a minimum of o O 9 9 shall not produce light, glare, or have a negative impact on adjacent properties." (1) 2.3 Vehicle parking, primary entrance to the building, the primary paths of travel, cashier space, sanitary facilities, drinking fountain, and public telephones shall be accessible to persons with disabilities and. shall be shown on the plans. (1) 2.4 Prior to issuance of a demolition, precise/rough grading, and/or building permit with valuation of $50,000 or greater, the applicant shall submit for approval by the City of Tustin, Construction & Demolition (C&D) debris collection, disposal, and diversion information on the City -prescribed forms. At least 50 percent of the construction debris shall be diverted from landfill to the recycling plants. A security deposit in the amount of $50 per ton (not to exceed $5,000 per project) for a C&D security deposit will be collected prior to issuance the permit. Prior to final inspection, the applicant shall submit to the City of Tustin documents (i.e. receipt from vendor) showing actual weight or volume of each material of C&D diverted to the recycling center. For any questions or concerns, please contact Joe Meyers at (714) 573-3173. (1) 2.5 Seven (7) 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: A. Technical details and plans for all utility installations including telephone, gas, water, and electricity. B. Three (3) copies of a 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. C. All site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties. D. Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. E. Two (2) copies of Hydrology Report. Exhibit A Resolution No. 4074 Page 6 F. 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 Public Works Director for determination of the bond amount. (1) 2.6 If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. (1) 2.7 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. (1) 2.8 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. (1) 2.9 Information to ensure compliance with 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. (1) 2.10 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP) 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. (1) 2.11 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. (1) 2.12 Prior to issuance of any permits, the property owner(s) shall record a declaration of restrictions with the County Clerk Recorder. This declaration binds current and future owner(s) of the property regarding implementation and maintenance of the structural and non structural BMPs as specified in Exhibit A Resolution No. 4074 Page 7 the approved WQMP. This form can be obtained from the Community Development Department The Community Development and Public Works Departments shall determine whether any change in use requires an amendment to an approved Water Quality Management Plan. (1) 2.13 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. The following requirements shall be defined on permit plan cover sheets as either general or special notes and the project shall be implemented in accordance with the notes: • Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. • Discharges of material other than storm water are allowed only when necessary for performance and completion of construction practices and where they do not: cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution, contamination, or nuisance; or contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. • Potential pollutants include, but are not limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes, pesticides, herbicides, wood preservatives, and solvents; asbestos fibers, paint flake or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water, concrete, detergent or floatable wastes; wastes from any engine equipment steam cleaning or chemical degreasing; and chlorinated potable water line flushings. During construction, disposal of such materials should occur in a specified and controlled temporary area on site, physically separated from potential storm water run-off, with ultimate, disposal in accordance with local, State, and Federal requirements. Exhibit A Resolution No. 4074 Page 8 r Dewatering of contaminated groundwater or discharging contaminated soils via surface erosion is prohibited. Dewatering of non -contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from the California State Regional Water Quality Control Board. (1) 2.14 A note shall be provided on final plans that a six (6) foot high chain 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) 2.15 The applicant shall comply with all City policies regarding short-term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. (1) 2.16 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 residence. The numerals shall be no less than four (4) 4 inches in height and shall be of contrasting color to the background to which i they are attached and illuminated during hours of darkness; six (6) inches in height for commercial. (1) 2.17 An adequate size trash enclosure with solid metal, self-closing, self -latching gates is required to be located on the property and maintained to avoid health issues for neighboring commercial and residential areas. Said enclosure 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 enclosure 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 location of the bin, size, and quantity shall be reviewed and accepted in writing by CR&R (contract trash hauler). LANDSCAPING/HARDSCAPE (1) 2.19 Submit at plan check complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, consistent with adopted City of Tustin Landscaping requirements. The plans shall include the following: ■ Include a summary table identifying plan materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. Exhibit A Resolution No. 4074 Page 9 ■ Show planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. ■ Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. ■ Add a note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. ■ Turf is unacceptable for grades over 25 percent. A combination of planting materials shall be used. On large areas, ground cover alone is not acceptable. ■ Shrubs shall be a minimum of five (5) gallon size and shall be placed a maximum of five (5) feet on center. ■ Ground cover shall be planted eight (8) to twelve (12) inches on center. • Fences, wall, and equipment areas shall be screened with walls, vines, and/or trees. ■ All plant materials shall be installed in a healthy vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. • Major points of entry to the project an along the project frontage shall receive specimen trees to create an identifying theme. ■ All trees shall be minimum 24 -inch box in size. (4) 2.20 On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments subject to review and approval of the Community Development Department. PUBLIC WORKS (1) 3.1 Prior to issuance of a building permit, the applicant/engineer shall obtain approval of the design to construct Red Hill Avenue to ultimate width and reconstruct full width of alley. These improvements shall be completed prior to issuance of Certificate of Occupancy. A separate 24" x 36" street Exhibit A Resolution No. 4074 Page 10 improvement plan, as prepared by a California Registered Civil Engineer shall be prepared. Said plan shall include, but not be limited to the following: a) Curb and Gutter h) Domestic water facilities b) Sidewalk, including curb ramps i) Sanitary sewer facilities for the physically disabled j) Landscape/irrigation c) Drive aprons k) Underground utility connections d) Signing/striping plan e) Street paving f) Street lighting g) Catch basin/storm drain laterals/ connection to existing storm drain system In addition, a 24" x 36' reproducible construction work area traffic control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation shall be required. (1) 3.2 Prior to issuance of building permit, plans shall be prepared for construction for: A. Grading plan. B. All sanitary sewer facilities shall be submitted as required by the City Engineer and local sewering agency. C. A domestic water system shall be designed and installed to the standards of the City of Tustin Water Services Division or AWWA. 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 Department. Release/approval from East Orange County Water District shall be obtained prior to receiving water service. D. A complete hydrology study and hydraulic calculations shall be submitted for review and approval by the City at the time of grading plan submittal. (1) 3.3 Prior to issuance of any permit, the developer shall obtain verification from ! each utility company providing service to the project that adequate capacity is available to serve the project. Any capacity studies required by the utility companies will be the responsibility of the developer. Exhibit A Resolution No. 4074 Page 11 (1) 3.4 Adequate horizontal and vertical intersection sight line for access onto Red Hill Avenue shall be provided. In general a 25' x 25' limited use area triangle provides adequate sight at typical driveways. Additional sight evaluation, however, could be required to satisfy City of Tustin Standard Drawings and Design Standards for Public Works Construction No. 510 for all affected streets. The sight lines would 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 Drawings and Design Standards for Public Works Construction No. 510. (1) 3.5 Existing sewer, domestic water, reclaimed water and storm drain service laterals shall be utilized whenever possible. (1) 3.6 Any damage done to existing street improvements and utilities shall be repaired before issuance of a Certificate of Occupancy for the development. (1) 3.7 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 3.8 Prior to issuance of any building permit, the developer shall satisfy dedication and/or reservation requirements as applicable, including but not limited to dedication of all required street and flood control right-of-way easements, vehicular access rights, sewer easements and water easements defined and approved as to specific locations by the City Engineer and other agencies. (1) 3.9 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at the drive aprons and pedestrian walkway. (1) 3.10 Prior to issuance of building permit, the applicant shall provide written approval from the Orange County Sanitation District for sewer connection/use. (1) 3.11 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 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 2004 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 shall be in AutoCAD "DWG" format (i.e., Exhibit A Resolution No. 4074 Page 12 produced using AutoCAD or AutoCAD compatible CADD software). The P ) most current version of AutoCAD is Release 2004. Drawings created in AutoCAD Release 2000 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. (1) 3.12 Developer's execution of a public improvement agreement and furnishing the improvement bonds as required by the City Engineer prior to the issuance of an encroachment permit shall be required. (1) 3.13 Prior to issuance of a building permit, 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) 3.14 Prior to issuance of a building permit, the applicant shall obtain a new address from the Engineering Division. (1) 3.15 Project Recycling Requirement — The City of Tustin is required to comply with the recycling requirements contained in the California Integrated Waste Management Act of 1989. To facilitate City compliance with this law, the Property owner is required to comply with Section 4327 of the Tustin City Code which require participation in the City's recycling program. (1) 3.16 If the City of Tustin contracted trash hauling company is unable to provide scout trash pickup, the applicant/property owner shall be responsible for providing the scout trash pickup or alternative trash service to the satisfaction of the Public Works Director. The alternative trash service plan shall be submitted to the Public Works Department for review and approval for developing and implementing a Waste Management Plan. (1) 3.17 Improvement plans shall 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 will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. (1) 3.18 Based upon preliminary analysis, the existing 6 -inch water main on Red i Hill appear to be insufficient to provide fire flows for the new facilities. Based on OCFA fire flow demands and requirements, it may be necessary to construct a new 8 -inch water main on Red Hill to provide current water flow requirements. A fire flow analysis shall be provided by a Civil Exhibit A Resolution No. 4074 Page 13 Engineer and approved by Public Works Department. Any upgrades to the adjacent water system shall be at the expense of the applicant. (1) 3.19 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. (1) 3.20 Water system improvements shall be designed in accordance with the requirements and standards of the City of Tustin Department of Public Works or AWWA. (1) 3.21 Hydraulic analysis of the proposed water system and ability to meet OCFA fire flow demands and requirements be performed and certified by the developer. (1) 3.22 Location of fire hydrants to be approved by the City of Tustin and the Orange County Fire Authority. (1) 3.23 The Developer is responsible for all costs related to the abandonment, at the water main, of all existing potable water and fire service connections. (1) 3.24 The Developer shall be responsible for all costs related to the installation of new potable and firewater services. (1) 3.25 Approval from the Water Services Division is required for permitting or construction of any new service connections, abandonment or relocation of existing services, or improvements that will affect city's water facilities. ORANGE COUNTY FIRE AUTHORITY (OCFA1 (5) 4.1 Prior to the issuance of any building permits, the applicant shall obtain approval of the Fire Chief for all fire protection access roads to within 150 feet of all portions of the exterior of the structure. The plans shall include plan and sectional views and indicate the grade and width of the access road measured flow -line to flow -line. The plans shall indicate the OCFA minimum turning radius of 38 feet outside and 17 feet inside. 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 the Fire Chief. The applicant may contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." (5) 4.2 Prior to the issuance of any building permits, 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 the Fire Chief for approval. Exhibit A Resolution No. 4074 Page 14 (5) 4.3 Prior to the issuance of any building permits, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. (5) 4.4 Prior to the issuance of a building permit, the applicant shall submit evidence of the on-site fire hydrant system to the Fire Chief and indicate whether it is public or private. If the system is private, it shall be reviewed and approved by the Fire Chief prior to building permit issuance, and the applicant shall make provisions for the repair and maintenance of the system in a manner meeting the approval of the Fire Chief. Please contact the OCFA at (714) 573-6100 or visit the OCFA website for a copy of the "Guidelines for Private Fire Hydrant &/or Sprinkler Underground Piping." (5) 4.5 Prior to the issuance of any certificate of occupancy, all fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street as approved by the Fire Chief, and must be maintained in good condition by the property owner. Please contact the OCFA at (714) 573- 6100 or visit the OCFA website for a copy of the "Guideline for Installation of Blue Dot Hydrant Markers." (5) 4.6 Prior to the issuance of any building permits, the applicant shall submit plans and obtain approval from the Fire Chief for fire lanes on required fire access roads less than 36 feet in width. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke and colors of the lettering and its contrasting background. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access Roadways and Fire Lane Requirements." (5) 4.7 Prior to the issuance of any certificate of occupancy, the fire lanes shall be installed in accordance with the approved fire master plan. The CC&R'S's or other approved documents shall contain a fire lane map, provisions prohibiting parking in the fire lanes and a method of enforcement. (5) 4.8 Prior to the issuance of any grading permits, the applicant shall obtain the approval from the Fire Chief for the construction of any gate across required fire department access roads. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Design and Installation of Emergency Access Gates and Barriers." (5) 4.9 Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in the structure to the Fire Chief for review and approval. Please contact the OCFA at (714) 573- 6100 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." (5) 4.10 Prior to the issuance of a certificate of occupancy, this system shall be operational in a manner meeting the approval of the Fire Chief. Exhibit A Resolution No. 4074 Page 15 (5) 4.11 Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." This system shall be operational prior to the issuance of a certificate of occupancy. (5) 4.12 Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. FEES (1) 5.1 Prior to issuance of any permits, payment shall be made of all applicable fees, including but not limited to, the following: • Building plan check and permit fees Grading plan check and permit fees New development fees • Transportation System Improvement Program fees School fees • Orange County Fire Authority fees Major Thoroughfare and Bridge fees ATTACHMENT D City Council Resolution Nos. 07-93,07-94, and Ordinance No. 1346 RESOLUTION NO. 07-93 A RESOLUTION OF THE CITY COUNCIL ADOPTING THE FINAL MITIGATED NEGATIVE DECLARATION FOR GENERAL PLAN AMENDMENT 07-001 AND ZONE CHANGE 07-002, A PROPOSAL TO DEVELOP A ASSISTED LIVING/CONGREGATE - CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community Commercial/Business, change the zoning designation from Public and Institutional (P&I) to Central Commercial (C-2), demolish an existing church building, and construct an age -restricted (62 years or older) assisted living/congregate care facility. The project site is a 2.882 acres lot located at 13841 Red Hill Avenue; B. That the requested general plan amendment and zone change are considered a "project" by the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq.); C. That City staff prepared an Initial Study to evaluate the potential environmental impacts associated with General Plan Amendment 07-001 and Zone Change 07-002 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; D. That a Notice of Intent to Adopt a Mitigated Negative Declaration was published and the Negative Declaration and Initial Study were made available for a 20 -day public review in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; E. That the City Council is the final authority for the project and will consider the MND prior to approval of the proposed general plan amendment and zone change applications; F. The City Council considered the Initial Study and the Mitigated Negative Declaration (Exhibit A) and finds it sufficient for the Resolution No. 07-93 Page 2 proposed General Plan Amendment 07-001 and Zone Change 07- 002. II. The City Council hereby adopts Final Mitigated Negative Declaration attached hereto as Exhibit A and Mitigation Monitoring Report attached hereto as Exhibit B for General Plan Amendment 07-001 and Zone Change 07-002 for the construction of an age -restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 4th day of December, 2007. LOU BONE MAYOR PAMELA STOKER CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) I, Pamela Stoker, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 07-93 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 4th day of December, 2007, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: PAMELA STOKER CITY CLERK EXHIBIT A TO RESOLUTION NO. 07-93 IMTLA,L STUDY COAMUNUY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 A. BACKGROUND . Project Title: General Plan Amendment 07-001 Zone Change 07-002 Conditional Use Permit 07-011 Design Review 07-012 Monarch Village - Tustin . Lead Agency: City of Tustin 300 Centennial Way Tustin, California 92780 Lead Agency Contact Person' Justin WWwM Phone: (714) 573-3115 project mon; 13841 Redhill Avenue Project Sponsor's American Senior Living Development, LLC Name and Address: 1740 E. Gary, Suite 104 Santa Ans, CA 92705 General Plan Designation: Existing: Public and Institutional (PdI) Proposed: Planned CommercWMusimm Zoning Designation: Existing —Public and Institutional (P&I) Proposed — Central Commercial (C-2) projed Description: A request by American Senior Living Development, LLC to change the General Plan land use designation from Public and institutional to Planned Community Commercial/Business, change the zoning designation from Public and Institutional (PdI) to Central Commercial (C-2), demolish an existing church building, and construct an age -restricted (62 years or older) assisted/independent living. Surrounding Uses: North: Office Use (C-1) and Multifamily Residential (R-3 2200) East: Redhill Avenue and Commercial Shopping Center (100 C1 10000) South: Commercial Uses (C-2) West: Tustin High School (P& . i Other public agencies whose approval is required:- equiredOrange orangeCounty Fire Authority ❑ City of Irvine ❑ Orange County Health Care Agency ❑ City of Santa Ana �] South Coast Air Quality Management ❑ Orange County District EMA ❑ Other 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 Impacel as indicated by the checklist in Section D below. [-]Land Use and Planning ❑Population and Housing ❑Geological Problems ❑Water []Air Quality ❑Transportation & Circulation ❑Biological Resources ❑Energy and Mineral Resources C. DETERMINATION: On the basis of this initial evaluation: ❑Hazards ❑Noise ❑Public Services ❑Utilities and Service Systems ❑Aesthetics (]Cultural Resources ❑Recreation ❑Mandatary Findings of Significance ❑ 1 find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on theaenlivable let but sta t l� and one effect 1) has been adequately analyzed in an earlier document pursuant to pp gal ands, 2) has been addressed by mitigation measures based, on the earlier analysis as described on attached sheets, if the effect is a "Potentially SignificantImpact' or Potentially Significant Unless Mitigated." i An ENVIRONMENTAL IMPACT REPORT s 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. ❑ I find that although the proposed project could have t 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 of mitigation measures that are imposed upon the proposed project. Preparer._ Justina Willkom Title Senior Planner Date Elizabeth A. BinsacJ4 Community Development Director AESTH TI S — 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 rught"me views in the area? IL AGRICULRiEsOURCES: 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: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring gram of the California Resources Agency, to non' cultural 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? In. Ala nUAL1Tf: When 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)? toss to substantial pollutant *:tposesensitive recep rations? e) Create objectionable odors affecting a substantial number of people? 0 Less Than ❑ ❑ ❑ Significant ❑ 0 Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ❑ ®, ❑ ❑ ® ❑ ❑ ❑ ® ❑ 0 ❑ ❑ ❑ ❑ ❑ ❑ 0 ❑ ❑ 0 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ IV. BIOLOGICAL RESOURCES: - Would the project: a) Have a substantial adverse effect, either directly or through habitat 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 Deparunent of Fish 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 of Fish and Game or U.S. Fish and Wildlife Service? c) 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? fl Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? VCULTURAL 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: Less Than Significant Potentially With Less. Than Significant Mitigation Significant Im act Incorporation Impact No Impf ❑ ❑ ❑10 ® 1 ❑ ❑ ❑ ❑ O O O 10 i O O O 19 O ❑ O � ❑ ❑ ❑ ® 1 ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ 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 fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic 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 in on- or off-site landslide, lateral 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? f e) Have soils incapable of adequately supporting the use of s septic tanks or alternative waste water disposal systems where ers are not available for the disposal of waste water? H ARDS AND H ARDOUS MATE�S: Would the project: a) Create a significant hazard to the public or the environment 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 a lic airport or public use airport, would the project result in fety hazard for people residing or working in the project ubt .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 project area? Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ED ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ IZ ❑ ❑ ❑ ED ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 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 of 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 runoff? 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 of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? k) Potentially impact stormwater runoff from construction activities? ❑ ❑ ❑ 0'. ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® D t Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Im ❑ Cl ❑ ❑ ❑ ❑ 0'. ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® D t 1) Potentially impact stormwater runoff from post- construction ostconstruction activities? m) Result in a potential for discharge of stormwater 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 PLANNIN — would the project: a) Physically divide an established community? Conflict with any applicable land use plan, policy, or lation of an agency with jurisdiction over the project luding, 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? Y MINERAL RESOURCE — would the project: a) Result in the loss of availability of a 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? . NO — Would the project result in: a) Exposure of persons to or generation of noise levels in Pxcess of standards established in the local general plan or ►oise ordinance, or applicable standards of other agencies? 'Exposure of persons to or generation of excessive ndborne vibration or groundborne noise levels? ❑ ❑ ® ❑ ❑ ® ❑ Cl Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ® ❑ Cl 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? 0 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? .POPULATION AND ROUSING — 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? . PUBLIC SERVl 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 environmental 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? 0 0 0 � ❑ a o �r- 0 0 0 � ❑ Less Than ® ❑ ❑ Significant ® ❑ Potentially With Less Than ❑ Signficant Mitigation ficant ❑ Impact Incorporation Impact No impff ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ 0 0 0 � ❑ a o �r- 0 0 0 � ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ _ ❑ ❑ ❑ . RECREATION ;) 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. TRA HSPORTATION/TRA — 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 pattems, including either an increase in traffic levels or a change in location that results in substantial safety risks? Substantially increase hazards due to a design feature (e.g. curves or dangerous intersections) or incompatible uses e.g., farm equipment)? e) Result in inadequate emergency access? f) 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 in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? :) Require or result in the construction of new storm water irainage facilities or expansion of existing facilities, the WFCtIru`ti onof which could cause significant environmental Less Than Signficant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ® ❑ ❑ ❑ ® D ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 0 ❑ ❑ ❑ ❑ ,0 ❑ ❑ ❑ ❑ ❑. ❑ ❑ ❑ 19 ❑ ❑ ❑ 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? t) Be served by a landfill wit 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 self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have 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? 51CddU11517NA1ana �(jA"A 07-001. ZC 07-00G - CUr G/ 011. DR 09-01211.b��b Vi0y, iilid fray tick YIdoC Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No IM ❑ 0 ❑ ❑ 0 ❑ ®. ❑ 0 ❑ ❑ ❑ ❑ EVALUATION OF ENVIRONMENTAL IMPACTS GENERAL PLAN AMENDMENT 07-0019 ZONE CHANGE 07-002 DESIGN REVIEW 07-0129 AND CONDITIONAL USE PERMIT 07-011 AMERICAN SENIOR LIVING DEVELOPMENT 13841 REDHELL AVENUE BACKGROUND The project is a request by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community Commercial/Business, change the zoning designation from Public and Institutional (P&n' to Central Commercial (C-2), demolish an existing church building, and construct an age -restricted (62 years or older) assisted living/congregate care facility. The project site is a 2.882 acres lot located at 13841 Redhill Avenue (west of Redhill Avenue between El Camino Real and San Juan Street) and is currently occupied by the Main Place Church. The proposed project involves a construction of a subterranean parking garage and three story buildings interconnected with breezeways. A total of 201 units consisting of one- and two- bedroom units along with 204 parking spaces will be provided for tenants, employees, and visitors. Of the 204 parking spaces, 171 spaces will be assigned to the units and 33 spaces will be available to employees and guests (30 spaces in the subterranean parking garage and 3 spaces at grade/street level). A pool, spa, outdoor courtyard and community center is also proposed that ` includes a fitness center, game room, dining room, business center, family conference room, f living room, lobby and management offices,. The assisted living/congregate care facility will provide a combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living as follows: • Three meals a day served in a common dining area • Housekeeping services and personal laundry services • Transportation • Assistance with eating, bathing, dressing, toileting, and walking • Access to heal and medical services • 24-hour security and staff availability • Emergency call systems for each resident's unit • Health promotion and exercise programs • . Medication management • Social and recreational activities To allow for the proposed development, a zone change and general plan amendment to commercial designations would be required. In addition, pursuant to Section 9233.c.(p) of the Tustin City Code, rest homes (the proposed assisted living/congregate care facility has been determined to be similar to a rest home) are conditionally permitted within the Central Commercial (C-2) zoning districts. Pursuant to the Section 9272 of the Tustin City Code, approval of a Design Review is required for site design and improvement of new structures. Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 2 I. AESTHETICS Items a, & b -- No Impact: The subject property is not located on a scenic vista. The property is a 2.882 -acre parcel currently developed with a church building and is surrounded by developed parcels. The proposed project would not disturb any trees, rock outcroppings, or historical buildings, and the site is not located on a State scenic highway. Items_c & d — Less than Significant Impact: The project site is currently improved with an existing two-story church building that was constructed in 1963. The replacement of the church building with a new three-story assisted living/congregate care facility would change the visual character of the site and its surrounding. The site is surrounded with developed one and two-story commercial, institutional, and multifamily residential uses (a U -Haul parking lot and a carwash facility to the south, Tustin High School sports field to the west, an office building and two-story apartments to the north, and a commercial shopping center across Redhill Avenue to the east). The project has been designed with both residential and commercial in mind and consistent with the development standards and the landscaping standards for the area In addition, the project's approval will include a Design Review consideration by the planning Commission which will ensure that the project does not have negative aesthetics impacts. Consequently, the project's impact would be less than significant. The proposed facility would also generate new light sources with the installation of new exterior lighting for the proposed walkway, landscape areas, patios and/or balconies. However., the new sources of light would not adversely affect day- or night-time views in the area since the number of lights would be compatible with a typical quasi residential/commercial project and would be required to comply with the City's security code standards. In addition, all lights would be required to be arranged so that no direct rays would shine onto adjacent properties. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not -mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Section 8103(w)15 Construction Standards for Private Streets, Storm Drain, and On -Site Private Improvements (April 1989) Tustin Security Ordinance II. AGRICULTURAL RESOURCES i Items a. b & c — No Impact: The project site is currently improved with a church building and is surrounded by other developed residential, commercial and institutional buildings. The proposed project will Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 3 have no impact on any farmland, nor will it conflict with existing zoning for agricultural use or a Williamson Act contract. The proposed project will not result in the conversion of farmland to a non-agricultural use. Mitigation Measures/Monitoring Required: None Required Sources: Tustin General Plan Field Inspection Submitted Plans III, AIR QUALITY Less Than Significant !=act: The project will temporarily increase the amount of short-term emissions to the area due to the proposed demolition, grading, and construction activities at the property. Since the site is relatively flat, only minor grading will be required. Redevelopment of the site would result in a 201 -unit senior assisted living/congregate care facility that 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, In addition, cumulative construction within the area does not exceed the established AQMD thresholds. Less than significant short-term emissions associated with demolition, 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 create a significant impact related to air quality. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: South Coast Air Quality Management District Rules & Regulations Air Quality Management District's CEQA Air Quality Handbook City of Tustin Grading anual Project Application Iy, BIOLOGICAL RESOURCES it — No Imvact: The project site is currently improved with a church building and surrounded by other developed residential and commercial buildings. The site is not inhabited by any sensitive species of animals and would have no impacts on animal populations, diversity of species, or migratory patterns. No wetlands exist within the project site. No impacts to any unique, rare, or endangered species of plant or animal life identified in local or regional plans, policies, or regulations by the California Department of Fish and Game or U.S. Fish and Wildlife Service would occur as a result of this project. Mitigation Measures/Monitoring Required: None Required Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 4 Sources: Field Inspection Submitted Plans Tustin General Plan V. CULTURAL RESOURCES Items a — No Impact: The project site is currently improved with a church building built in the 1963 and surrounded by other developed residential and commercial buildings. The property is not located in an area where any cultural or historic resources have been previously identified on the site. Mitigation Measures/Monitoring Required: None Items b. c & d - Less Than Significant with Mitigation Incorporation The proposed project involves a redevelopment of an existing church site and is not located in an area with undisturbed land. However, as a standard grading condition of approval, if buried resources are found during grading within the project area, a qualified archaeologist would need to assess the resource and recommend appropriate mitigation. The Native American viewpoint would be considered during this process. With the mitigation measures listed below, potential impacts to archeological resources would be reduced to less than significant. Mitigation Measures/Monitoring Required: • If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be. initiated during this process. Sources: ' Submitted Plans Tustin General Plan VI. GEOLOGY & SOILS Items a -ii, a -iii, b & d — Less Than Significant Impact: The proposed project will be located within an area of the City that is known to contain expansive soils which 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 issuance of building permits per the 2001 California Building Code to demonstrate compliance with Chapter 18 which requires proper excavation and fills for buildings, structures, foundations, and retaining structures. Depending upon the site's soils or geological concerns, the applicable Code also requires Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 5 appropriate construction techniques be implemented to ensure seismic stability. No significant impact is anticipated since the project must comply with the 2001 Uniform Building Code related to Chapter 18. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Tustin General Plan Tustin Grading Manual 2001 California Building Code Chapter 16 and 18 Items a -i. a -iv, e, & e — No Impact: The project site is not located within an area identified as a fault zone on the Alquist- Priolo Earthquake Fault Zoning Map. However, a soils report is required to be submitted prior to issuance of building permits per the 2001 California 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 in sites depending on their soils or geological concerns. The project will be required to be engineered to withstand unstable soils, possible landslide, lateral spreading, subsidence, or collapse as they relate to this specific site. 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. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Tustin General Plan Tustin City Code 2001 California Building Code Chapter 16 and 18 California Seismic Hazard Zone Map, Tustin Quadrangle, January 17, 2001 VII. HAZARDS & HAZARDOUS MATERIALS Items a. b, c, d, e f rJ, and h — No Impact: The proposed project involves the construction of a 201 unit assisted living/congregate care facility. No storage or transport of hazardous materials- is anticipated from the proposed development. The project would not result in exposure to hazardous substances other than the possibility of household hazardous waste which tenants/clients could properly dispose of at approved County drop-off locations. The proposed project is not anticipated to store or emit hazardous materials which could create a hazard to adjacent properties, schools, or the general public if released into the environment. However, the existing building built in 1963 may contain asbestos and/or lead based paint. Proper removal of these materials will be required during the demolition process. Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 6 The scope and location of the project has no potential to interfere with an adopted emergency response plan or emergency evacuation plan. The site is in an urbanized area and has no potential to expose people or structures to a significant risk due to wildland 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: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Submitted Plans Tustin General Plan Approved Fire Master Plan VIII. HYDROLOGY & WATER QUALITY Items &_b,,_£ e, h, i, i, and n -- No Impact: The project site is relatively flat, and the proposed project will continue to maintain a relatively flat site with improved site drainage and additional landscaping, A significant amount of stormwater received on-site will percolate into the soil where landscaping is provided and the remaining stormwater will be conveyed through a fossil filter prior to entering a City stormdrain. City stormwater infiwtructure is currently available to accommodate storm water from the project. The applicant must provide a drainage and hydrology report to the City and demonstrate that the private storm water drainage systern will be able to handle the capacity of any storm water directed into the system. Best Management Practices are required to be implemented during construction to deter water from flowing off-site. Best Management Practices will also be implemented to ensure that, once the project is constructed, storm water leaving the site will be filtered prior to entering the storm drain. As such, the project will not violate any water quality standards or waste discharge requirements or degrade water quality in the area. The project by nature would not substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. The project is located within Zone X (areas of 0.2 percent annual chance flood), as mapped on a Flood Insurance Rate Map. Accordingly, the project will be designed and graded with an appropriate drainage system to avoid any potential flood hazards. 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. Nor would the project increase significant erosion at the project site or surrounding areas. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code 4900 et al Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 7 j Federal Flood Insurance Rate Map 06059CO277H, February 18, 2004 Items c, d, a k,1, m, n & o — Less Than Significant Impact: The project site is relatively flat, and the proposed project will continue tomaintaina an relatively flat site with improved site drainage, including drive aisles, curbs gutters, and additional landscaping. With new construction, there is the potential to impact stormwater runoff from construction and post -construction activities with stormwater pollutants from landscaped areas and trash enclosures. There is also the potentia waters for the discharge of stormwater that could affect the beneficial uses of the receiving changes in the flow 'velocity or volume of storm water runoff. However, the project proponent will be required to submit a Water Quality Management Plan (WQMP) and the project will be required to comply with the City s Water Quality OrdinanceConand most Board recently adopted NPDES permit (Santa Ana Regional Wirri Quality to a level of (RWQCB) Order R8-2002-0010), thus reducing any potentialP 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. Mitigation Measures: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: 'Field Verification Submitted Plans Tustin City Code Section 4900 et al IX. LAND USE PLA1VNj1VG Impact: The proposed project would not divide an established community since the project is proposed to have a similar zoning designation as the commercial uses to the south and across Redhill Avenue. In addition, the use as an assisted living/congregate care facility would be compatible to the existing residential uses to the north of the project site. The proposed project is not located in a habitat conservation plan or natural community conservation plan The proposed project .would not conflict with any applicable conservation plan. Item b Less Than Significant with Mitigation Incorporation: The property is designated by the General Plan Land Use Map as Public and Ins>�'onT and is currently located within the Public and Institutional (P&I) zoning istn redevelop the site with a 201 unit assisted living/congregate care facility, the applicant has requested a General Plan Amendment and Zone Change to Planned Community Commercia0usiness land use designation and Central Commercial (C-2) District, respectively. If approved, the proposed project would provide a senior facility with urban design that would improve and complement existing structures and the overall vicinity Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 8 consistent with Goal 6 of the City's Land Use Element which encourage improvement of urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods, commercial, and business park districts. The project 'as designed is accessible through the City's current street system, and the project also could be accessed through existing transportation and public facilities. Mitigation Measures Required: • Prior to issuance of any permit, approval of a General Plan Amendment to Planned Community Commercial/Business and a Zone Change to Central Commercial (C-2) district shall be obtained., Sources: Submitted Plans Tustin General Plan Tustin Zoning Code Tustin Zoning Map X. MINERAL RESOURCES Items a & b — No Impact: The proposed project is not located on a. mineral resource recovery site. The construction of a senior facility on a lot which is improved with existing church building will not result in the loss of availability of a known mineral resource. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XI. NOIS Item a — Less Than Significant with Mitigation IncoM)2ratio The project site is located to the west of Redhill Avenue between El Camino Real and San Juan Street. The project site is in close proximity of the Interstate 5 Freeway and is identified in Table N-1 of the Noise Element as an area within the 65 dB to 70 dB Community Equivalent Noise Level (CNEL) contours. Consequently, the project site is exposed to significant traffic related noise. The City's noise ordinance requires a maximum 45 dB value for interior noise and 65 dB for exterior noise. The City's General Plan recognizes that residents adjacent to major and secondary arterials are typically exposed " to a CNEL over 65 dB. Table N-2 of the Tustin Noise Element identifies potential conflicts between the land uses and the noise environment. Per Table 4 N-2, the project site falls within Zone B through Zone C. Zone 13 requires minor soundproofing while Zone C requires a detailed noise reduction analysis be conducted and needed noise insulation features be included in the project's design. Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 9- i An acoustical study was submitted by the project proponent which indicated that the project southeast building line will be exposed with an exterior noise level of 66.5 CNEL (Exhibit 1 -- Acoustical Analysis, Monarch Village by Davy and Associates, Inc.). The report recommends certain improvements be made to the building design to reduce the noise level to acceptable level as required by the Building Code and the General Plan Noise Element. These recommendations are included as mitigation measures and will be made as conditions of approval of the project. With the identified mitigation measures, potential noise impact would be reduced to less than significant. Mitigation Measures/Monitoring Required: • Roof ceiling construction shall be roofing on 1/2" plywood. Batt insulation shall be installed in joist spaces. The ceilings shall be on layer 5/8" gypboard nailed direct. All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud spaces. Exterior walls shall be stucco or other approved exterior plaster. Interior walls shall be made with 5/8"gypboard. All other windows and glass doors shall be double glazing. • All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing may be provided with either '/." laminated glass or a dual pane assembly with a %s" airspace. In either case, the glazing supplier shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. All entry doors shall be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. Sources: - Submitted Plans Tustin City Code 4611 et al Tustin General Plan Acoustical Analysis, Monarch Village, Tustin California, by Davy and Associates, Inc., February 2006) (Exhibit 1) Items b c & d— Less Than Significant Impact: 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 between the hours of 7:00 a.m. to 6:00 p.m. on Monday through Friday. and 9:00 a.m. to 5:00 p.m. on Saturdays. The proposed project will not create excessive ground vibrations, nor will it create a permanent increase in the existing ambient noise levels I beyond the City's established standards. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 10 Tustin City Code Section 4611 et a1 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/airstrip. The proposed project is three stories in height consistent with the City's maximum height limit and similar to other structures in the vicinity. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XII. POPULATION & HOUSING Items a. b. and c — No Impact: The proposed project would remove and replace the existing church building with the construction of a 201 -unit senior assisted living/congregate care facility which would not result in significant population growth in the ares. The project will not displace substantial numbers of existing housing necessitating the construction or replacement housing elsewhere. In addition, no displacement of substantial numbers if people would occur necessitating the construction of replacement housing elsewhere. The project will result in the possible elocation of the church congregation to an alternate location. The project applicant has indicated that the church is currently on a month to month lease and the site is anticipated to be vacated at end of 2007. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XIII. PUBLIC SERVICES Item a-- Less Than Si gnificant,Impact: The proposed project is in an existing urbanized area where fire and police protection are currently provided. While police patrols to the area may be needed from time to time to ensure safety, no new additional police protection would be required as a result of the proposed project. The Police Department has recommended measures to reinforce safety and effective patrol the area, which will be included as conditions of approval. The project -would utilize existing infrastructure and is not anticipated to increase the need for new streets, public services, or infrastructure. The proposed project is located within the Tustin Unified School District (TUSD). Since the project is intended for seniors over 62 years or older, the project will not cause a 711 Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page I1 significant rise in the number of students served by local schools. The project will e subject to the statutory school impact fees per Senate Bill 50. The project is designed with interior recreational facility such as pool, spa, and garden in area for the seniors to congregate: In addition, each unit is equipped with private patio or balcony. No increased demand new parks facilities is anticipated as a result of the project. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code XIV, RECREATION it a & b — No Impact: The project would include a private community pool recreation area to benefit -the client/tenant of the project. While the residents of the project may use existing City parks, the increased use of these parks would not be such that substantial deterioration of the facility would occur or be accelerated, nor does the project propose recreational 1 facilities that would have an adverse physical effect on the environment. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code XV. TRANSPORTATION/TRAFFIC items a and f Less Than Significant Impact with Mitigation Incorporation: A traffic study was submitted and reviewed by the City's Engineering Division (Exhibit 2). The study concluded that the proposed project is expected to generate approximately 406 new vehicle daily trips, which in comparison with the existing development, would be an increase of 56 daily trips. The project has been analyzed for on-site circulation. Due to close proximity of the project site to intersections of Redhill Avenue and San Juan Street, access to the project site will be through one two-way driveway by either a right turn movement for the southbound traffic or a left turn movement for northbound traffic from Redhill Avenue. Exiting traffic will be restricted to- right turns only. Thus, impact to traffic along Redhill } Avenue and San Juan Street is reduced to less than significant. These on-site circulation restrictions will be included as mitigation measures and conditions of approval of the project. Monarch Village Tustin GPA 07-001, ZC 07-002, CLIP 07-011, and DR 07-012 Page 12 The level of service analysis was also performed for Redhill Avenue and EI Camino Real and Redhill Avenue and San Juan Street. The study determined that no significant impact will result from the proposed project and that the level of service will remain the same. A parking study was also conducted at three comparable senior living communities to determine the parking ratio for the facility along with parking occupancy rate. The study found a maximum parking ratio of 0.68 spaces per dwelling unit and the proposed project will provide 1.01 parking ratio. Although it should be noted that of the 204 parking spaces, only 171 spaces or .85 ratio per unit will be. assigned to the units and remaining 33 spaces will be available for guests and employees. A valet service at grade level will also be provided to assist seniors with groceries or shopping bags and delivering their vehicles to the subterranean parking garage. The assigned parking will be allotted by permit process, requiring each tenant to apply for a parking space. As proposed, the parking analysis determined that the project will have an adequate number of parking spaces to accommodate the proposed project. Mitigation Measures/Monitoring Required: • The existing two way left turn lane will remain on Redhill Avenue to allow northbound Redhill Avenue traffic to turn into the facility. Since only a right turn exit is allowed from the facility, a directional median is recommended along with a directional sign (Right Turn Only) at the two way driveway access to restrict the drivers from turning left. -- • Large semi -trailers and moving vans shall be prohibited from entering the site. Move -in conditions along with other terms and conditions for residency at the complex shall be included in the signed Tenant Agreement. • Count -down pedestrian heads are recommended at the intersection of Redhill and San Juan Street. • The project shall maintain a total of 204 parking spaces with a minimum of 0.85 parking ratio per unit at all times. Any reduction_ of on-site parking shall be subject to review and approval by the Community Development Department. • If in the future the City determines that parking or traffic problems exist on the site or in the vicinity, the Community Development Director may require that the property owner prepare an analysis and bear all associated costs. If the study indicates that there is a parking or traffic impact, the applicant/property owner shall provide interim and permanent mitigation measures to alleviate the problem. Sources: Submitted Plans Tustin City Code Traffic Impact Report and Parking Analysis for Monarch Village- Tustin, CA by W.G. Zimmerman Engineering, Inc., August 2007 (Exhibit 2) Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 13 Items b, c, d, e, and g — No Impact: The project will not exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways. The proposed project will not induce substantial population or growth, 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 has been reviewed by the Orange County Fire Authority and has been determined to have adequate emergency access. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code Traffic Impact Report and Parking Analysis for Monarch Village- Tustin, CA by W.G. Zimmerman Engineering, Inc., August 2007 (Exhibit 2) XVI, UTILITIES & SERVICE SYSTEMS Items a, b, c, d, e, f & g — No Impact: The proposed project will not exceed the requirements of the applicable Regional Water } Quality Control Board or require or result in the construction of new water or wastewater treatment facilities. If approved, 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 proponent, would be required to submit a hydrology report to ensure proper grading, drainage, and connection of planned sewer systems. The project will be served by the City's existing trash hauler contract, thus will not require a new trash hauler. While, adequate water supply from existing resources will be available to serve the proposed project, the existing 6 -inch water main on Red Hill is insufficient to provide fire flows for the new facilities. Based on OCFA fire flow demands and requirements, it may be necessary to construct a new 8 -inch water main on Redhill to provide current water flow requirements. . Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Tustin General Plan XVII. MANDATORY FINDINGS OF SIGNIFICANCE Items a. b & c -- No Impact: The proposed project design, construction, and -operation will comply with applicable City codes and regulations. 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 Monarch Village Tustin GPA 07-001, ZC 07-002, CUP 07-011, and DR 07-012 Page 14 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. The proposed project 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 General Plan S.,1COMS74 MMM PIrL"MMA 07-001.2C 07-MQV 07-011, DR 07-0IN M (ASL) M*AL&M Exhibit 1 Acoustical Analysis For Monarch Village Tustin, California By Davy and Associates, Inc. February 2006 Davy & Associates, inC. Consultants in Acoustics 2627 ManhaWn Beach Bbd-, Suite 212 • Redondo Beach. CA 9027&1604 • Td: 310.643-3161 • Fax: 310-643-5364 • EniaH:DwvyAsa*c®aoLaw ACOUSTICAL ANALYSIS Monarch Village Tustin, Califomia RECEIVED .JUN 2" 2006 COMMUNITY DEmOPMm BY FOR American Senior Development, Inc. Tustin, California February, 2006 IJ 1.0 introduction Davy At the direction of American Senior Development, I., avy � Associates, Inc. has completed an acoustical analysis of the Monarch Village project in Tustin, California. The California Administrative Code (Title 24) as enforced by the City of Tustin specifies maximum allowable interior noise levels of CNEL 45 for all habitable pa in residential buildings where exterior noise from transportation sources exceeds CNEL 60. Section 2.0 of this report contains the results of measurements and calculations of the future exterior noise environment at the site to determine compliance with the requirements. Section 3.0 of this report contains recommendations for complying with the City of Tustin interior noise level requirements. Section 4.0 of this report contains the requirements of the State Building Code concerning ventilation. 2.0 Exterior and Future Acoustical Environme Environmental noise levels were monitored at the site in Tustin, Cal'�fomia on February 8, 2006 between the hours of 3:00 p.m. and 4:00 P.M. The boon of the site is shown in Figure 1. Noise measurements were made at the so 9 Noise levels at the site are dominated by traffic on Red Hill bAvenue e site. other Traffic on the Rt. 5 Freeway to the southwest was not audilea significant sources of noise were noted during the site visit. Environmental noise levels were measured with a precision integrating LD 820 sound level meter that had been calibrated with a B&K 4230 Acoustical Calibrator immediately prior to use. The sound level meter measures and displays the equivalent noise level (LEO), as well as the maximum and the minimum noise levels during the measurement pew. A copy of the analysis of the acoustical data is attached to this report. 1 Figure 1. Site Location 2 PI 1 1 1 1 1 1 1 1 1 1 1 I 1 1 I I 1 1 1 1 The data thus collected were analyzed to determine the CNEL level at the measurement location. The CNEL value was determined by measuring the equivalent noise level (LEQ) directly, and then calculating the equivalent noise level for each of the other 23 hours in the day.' This CNEL approach has been utilized extensively. The accuracy of this procedure has been established with automatic 24-hour measurements at the same location. The procedure has always been within acceptable accuracy limits. The results of the monitoring and calculations are summarized below in Table 1. Table 1 Measured Ambient Noise Levels in dB LQMt-10A Peak Hour LEQ CNIEL SE Building Line 64.6 dB - 65.6 dB Section 3501.(c) of the State Building Code states the following: Worst-case noise levels either existing or future. shall be used as the basis for determining compliance with this Section. Future noise levels shall be predicted for period of at least 10 years from the time of building permit application. CALTRANS, Division of Traffic Operations publishes an annual traffic volume book that contains previous traffic trends. The 2000 traffic volumes on the California State Highway System Book (the latest edition available) lists an average annual increase of 2.2% per year in annual traffic volumes for the years 1994 through 1999. Assuming that this annual growth of 2.2% would hold .for this site, it was projected that traffic volumes would increase by a factor 1.24 by the year 2016. This traffic volume increase over the next 10 years would result in a 0.9 dB traffic noise increase. Therefore, the, projected future year noise level is summarized in Table 2. Table 2 Exterior 2016 CNEL Value at the Site In dB Location CNEL SE Building Line 66.5 dB iSe %r example. "Insulation of Buildings Against Highway Noise,' Bruce Davy and Steven Skala, Federal Highway Administration FHWA-TS-77-202. 3 With an exterior noise level of CNEL 66.5, the building must provide an A -weighted noise reduction value of at least 21.5 dB to achieve an interior CNEL 45 value. Standard construction consisting of 2x4 studs with R-11 insulation, exterior stucco, interior gypboard, and standard glazing provides a minimum A -weighted noise reduction of 20 dB. If all southeast facing perimeter windows and glass doors are glazed with STC 32 glazing, the noise reduction of the building will be a minimum of 30 d13. This means that with the use of standard construction and STC iss glazing azin should not in all southeast facing perimeter windows and glass doors, interior exceed CNEL 45. Therefore, the Building will comply with the California Noise Insulation Standards as enforced by the City of Tustin. STC 32 glazing can be provided with either 1/4" laminated glass or a dual pane assembly with a 1/2 airspace. In either case, the glazing supplier should submit a test report documenting the STC 32 rating. The test report should be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. 3.0 Construction Recommendation 3.1 Roof ceiling construction will be roofing on 1/2" plywood. Batt insulation will be installed in joist spaces. The ceilings will be one layer of 5/8 gypboard nailed direct. 3.2 All exterior walls will be 2x4 studs 16" o.c. with Batt insulation in the stud spaces. Exteriors will be exterior plaster or stucco. The interiors will be 5/8" gypboard. 3.3 All southeast facing perimeter windows and glass doors will be glazed with STC 32 glazing. STC 32 glazing can be provided with either 1/4 laminated glass or a dual pane assembly with a 1/2" airspace. In either case, the glazing supplier should submit a test report documenting the STC 32 rating. The test report should be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. 3.4 All other windows and glass doors may be standard glazing. 3.5 All entry doors should be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors should not be accepted. r 4 1 1 1 1 I I 1 1 1 1 1 1 1' I! 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 4.0 V ntilation Requi_ remen The Califomia Noise Insulation Standards (Tide 24) states the following paragraph concerning ventilation: "If interior allowable noise levels are met by requiring that windows be unopenable or closed, the design for the structure must also spec; nnent ventilation or air-conditioning system to provide a habitable interior enviro he ventilation system must not compromise the dwelling unit or guest room noise reduction." With windows open, typical noise reduction values will be in the 12 dB range. This means that a ventilation system must be provided for all habitable rooms. This can normally be supplied with 'an FAU (forced air unit) with a summer switch. Outside air intake must be in compliance with Section 12.03.3 of the 1997 edition of the Uniform Building Code. G. Bruce A. Davy. P.E. I.N.C.E. Board Certified Davy & Associates Inc. �4i SITE MONITORING NOISE ANALYSIS PROJECT: MONARCH VILLAGE LOCATION: SOUTHWEST BUILDING LINE TEST DATE: FEBRUARY 8, 2006 START TIME: 3:00 P.M. END TIME: 4:00 P.M. EQUIPMENT USED: LD 820 SLM 1!2" RANDOM INCIDENCE MIC WINDSCREEN B&K 4230 CALIBRATOR TRIPOD WIND SPEED INDICATOR MICRONTA THERMOMETER/HYGROMETER TEMPERATURE: 72°f RELATIVE HUMIDITY: 55°% WIND: 0-2 mph LEO: 64.6 L90: 52.8 LMAX: 74.5 L50: 60.1 LMIN: 49.4 L25: 64.5 CNEL: 65•fi 1-8: 67.4 LDN: 65.6 1-2: 70.5 L1: 71.8 DAVY & ASSOCIATES, INC. consultants in Acoustics L Exhibit 2 Traffic Impact Report and Parking Analysis For Monarch Village -Tustin E By W.G. Zimmerman Engineering, Inc. August 2007 TRAFFIC IMPACT REPORT AND PARKING ANAYLSIS FOR MONARCH VILLAGE-TUSTIN 10 TUSTIN, CA Prepared for: American Senior Living Development Prepared by: W.G. Zimmerman Engineering, Inc. 801 Pacific Coast Highway, Suite 200 Seal Beach, CA 90740 Phone: (562) 594 —8589 Fax: (562) 594 — 8549 August 2007 i TABLE OF CONTENTS EXECUTIVE SUMMARY......................................................................................1 ' APPENDIXA......................................................................................................19 Table 3: Project Trip Assignment..........................................................................8 .................................................20 Section1: INTRODUCTION................................................................................2 ' Section 2: PROJECT DESCRIPTION ..................................................................4 Table 6: Amenities Comparison Table................................................................14 APPENDIX......................................................................................................23 Section 3: TRIP GENERATION AND DISTRIBUTION........................................6 ' APPENDIXD......................................................................................................28 RECEIVED Section 4. PROJECT SETTING ..................................9 . Section 5' LEVEL OF SERVICE ANALYSIS......................................................10 ' COMMUNiTY DEVELOPMENT BY R 15 Section 6. PARKING .................................. NG ANALYSIS ..............................13 7: SYSTEM DEFICIENCIES.................................................................17 Section Section 8: PROJECT MITIGATION MEASURES..............................................17 APPENDIX Table 1: Intersection Capacity Utilization (ICU)....................................................6 ' APPENDIXA......................................................................................................19 Table 3: Project Trip Assignment..........................................................................8 .................................................20 ' APPENDIXB ........................ Table 5: Parking Study "Independent Senior Living Communities'.....................14 ' Table 6: Amenities Comparison Table................................................................14 APPENDIX......................................................................................................23 Table 7: Parking Requirement "ITE Manual'.......................................................15 APPENDIXD......................................................................................................28 LIST OF TABLES Table 1: Intersection Capacity Utilization (ICU)....................................................6 ' Table 2: Trip Generation ............... ........................................................................7 Table 3: Project Trip Assignment..........................................................................8 ' Table 4: Level of Service ....................................................................................11 Table 5: Parking Study "Independent Senior Living Communities'.....................14 ' Table 6: Amenities Comparison Table................................................................14 Table 7: Parking Requirement "ITE Manual'.......................................................15 RECEIVED AUG 0 8 2007 - COMMUNiTY DEVELOPMENT BY R 15 EXECUTIVE SUMMARY The- following provides a summation of this traffic impact report for the proposed Monarch Village Assisted Living/Congregate Care facility located within the City of Tustin. 1. The project site is located on the western side on Red Hill Avenue between San Juan Street and EI Camino Real 2. The project proposes to construct an age -restricted assisted living/congregate care facility comprised of 201 units over one subterranean parking level consisting of 201 parking spaces with a parking ratio of 1.00. 3. Two intersections were identified for study in this analysis: • Red Hill Avenue and San Juan Street • Red Hill Avenue and EI Camino Real 4. Trip generations were developed and analyzed without taking into consideration allowable trip credits for the church which currently occupies the project site. 5. Proposed vehicle turning movements will be restricted to right tum only from the complex onto Red Hill Avenue. Left turns from Red Hill Avenue will be maintained. 6. The total of AM peak trip generated is 28 with 40 generated during the PM peak hour. 7. Existing conditions for EI Camino Real and Red Hill is at an acceptable intersection capacity utilization (ICU) level of service (LOS) "C' and "B' respectively during the AM and PM peak hours based upon existing turning movement counts. 8. Existing conditions for San Juan and Red Hill is at an acceptable intersection capacity utilization (ICU) level of service (LOS) "C' and "B' respectively during the AM and PM peak hours based upon existing turning movement counts. 9. Existing condition with project traffic for the study intersections will be at an acceptable ICU LOS "C" and "B" respectively during the AM and PM peak hours. 10. Post condition 2020 projected traffic with project traffic was compared to post condition without project for both intersections and showed no significant impacts of proposed development on study intersections. 11. Post condition 2020 projected ICU difference with project and without project for San Juan and EI Camino is .001 and .003 respectively during the critical AM peak hour which is less then CMP requirement 0.1 and City requirement 0.01. 12. Mitigation measures are proposed for this project. TRAFFIC IMPACT REPORT I MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Section 1: INTRODUCTION This report presents the results from a traffic impact and parking analysis for the proposed Monarch Village assisted living/congregate care facility located in the City of Tustin. This project proposes to construct 201 units along Red Hill Avenue. The project is located on the west side of Red Hill Avenue between San Juan Street and EI Camino Real as shown on the map below. It is in close proximity -to Tustin High School, Tustin Auto Center, and the Santa Ana Freeway (1-5). The 1-5 freeway can be accessed via Red Hill, which is approximately 0.2 miles southwest of the proposed project. 77 T 1 a•»t.., t a. �-- L r.. 4 � a ? .S� �� t ^�i. _� i� _ � r �'�T', Y' �-. � :� ]. <t. i Y �•� q .:•c 'rte `=!�*c�i �."'F' �� Si+ �"r 5'6: X-,?� r%'�3'r y's? C y. L�'r } i -441 a T•.t: „� s `r Y y " , aG ,h l i ` Asa `t K x _ 1ti �t 4� �� !4 J. �.%� 7 > �{ � l�Y L'z. t 7' nr _� F � P S n � d f• �, .. } t � �, {.` � L y1c x .� � f .� t S_, i-- y�'F � � { ri -f1i SyS '•1F a fY"'"+e��+ zi r `� ,� y yr ��i y„'"•� � f4 7A �r fr r kj, �.av a� � k f y, • ,� ♦ -; . f `��t^ � �� ! _ � 4 1 'l l 4i .Ist ('Cih ?- /' 'i, yf•�{ S f�• f...R � i�+�SL'CS r�k ♦ � �.i "� � h .r✓`r ` Ux �'f �',.::�. 7 nt � � � ��a� .�u � �9 ,, F:,s y �f, n - .trr � >ti ; "t,.r .n:yri �•��E�°v-.}'��x'�a.4t `3 a 'Y ,S ��'VS' - F �t Y {'�"�"y M1S .., �.�.-'P�`r x+Y� .. 7 ti. PROSECT LOCATION - ,...`. .y ,� -� L J -f-r : �, S _ �� k• t f � r t t ( .f'+ 4 .x . iC C Y YR¢ K •s ,� iti � [ � t � -.f [ �"� r` }� i--'. z 3 .T �F '+.s z,.c �r � ;;t = �'" '!, t "a * 1s ata• k -. ' -� •` ., ,�' T -i { .: .�.sle* x � "fin w TRAFFIC IMPACT REPORT MONARCH VILLAGE-TUSi1N W.G. 21MMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT FIGURE 1 PROJECT SITE PLAN monamn v mage I mun nx*% CA AK DWJSIewmt sxs«ffi� Mao A mw TRAFFIC IMPACT REPORT 3 MONARCH VILLAGE-TUSTIN GZI07--MMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOP PT A& s Section 2: PROJECT DESCRIPTION j A two-story church consisting of classrooms, a gymnasium, and a sanctuary located 1 Camino Real current) occupies the north of the intersection of Red Hill Avenue and EI Y project site. The project proposes a multi -story age restricted assisted living/congregate care facility over a subterranean parking structure consisting of 201 units on the site o osed development which is illustrated In Figure 1. The pr will also include the p construction of a community center, pool, and recreational area on the 125,538 square ' foot lot. Facility Description ' Assisted Living/Congregate- Care 62 years or older. A special combination of housing, personalized supportive services and health care designed to meet the needs of those who need help with activities of daily living. The_ resident may contract additional ' medical sere or personal ersonal assistance. Services provided in Assisted Living/Congregate Care residences shall include: Y Three meals a da served in a common dining area Housekeeping services and personal laundry services '0 Transportation Assistance with eating, bathing, dressing, toileting, and walking Access to health and medical services 24-hour security and staff availability Emergency call systems for -each resident's unit Health promotion and exercise programs Medication management ' Social and recreational activities Zone Description t The proposed General Plan designation would need to be PC Commercial/Business which would allow for a 1.5 Floor Area Ratio. Proposed zoning would be C-2. Please ' see Section 9233 of the Tustin City Code for C-2 development standards. Please note that a CUP will be required for an assisted living/congregate care facility In C-2 district. ' Driveway Description Red Hill Avenue will provide direct access to the proposed development and will act as ' the main entrance for the community. A 26 -foot wide driveway from Red Hill Avenue will provide two-way traffic to the subterranean parking structure. The driveway will be designated as a "Fire Lane' and will prohibit parking on it. The existing two way turn lane on Red Hill Avenue will allow northbound Red Hill Avenue traffic to tum into the facility as shown in the Figure 2. The "Right Turn Only" (Designated as letter "A' in the figure) sign will be installed as per MUTCD (R3 -5R). TRAFFIC IMPACT REPORT 4 MONARCH VIL AGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Red Hill Avenue -------------------------------------------------------- r. 3' � E I Directional ONLY A Median Project Site 13' 1 13' Not to Scale Figure 2 Parking Description The parking facility will be accessed through a two lane access ramp located on the north side of the proposed development. It will provide two-way vehicular access to the subterranean parking/garage level as shown in Figure 5. A gate located inside the panting structure separates guest parking from resident. parking. The location of the gate is set back sufficiently from the entrance to allow additional off-street vehicle stacking capability. The gate will be designed in conformance with Orange County Standard 1107 for a minimum of 24 ft. clear travel way when gate is opened. Data Collection Traffic and turning counts were performed to determine the number of cars using Red Hill at various times of the day in order to establish the peak traffic demand. Traffic data was obtained by placing a tube on Red Hill between San Juan and EI Camino and the numbers of cars that ran over the tube were recorded during a 24-hour period. Turning count data was obtained by individuals manually collecting vehicle movements at the intersection. Newport Traffic Studies, a vehicle counting service, performed the data collection on Thursday, November 17, 2005. It should be noted that no construction activities occurred adjacent to the project when traffic counts were conducted. Traffic and turning counts were compiled and summarized in Appendix A. Capacity Analysis t I TRAFFIC IMPACT REPORT S MONARCH VILLAGE•TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT 1 t 1 1 1 1 1 1 1 1 1 The intersection capacity utilization (ICU) level of service determines how well an intersection is functioning and how much extra capacity is available if there was an influx of traffic. The ICU LOS of an intersection is defined by letters "A' through "F' associated with a capacity percentage as shown in Table 1. The ICU worksheet was used to determine both the current and future intersection capacity utilization LOS of the two intersections. The existing ICU LOS at Red Hill and San Juan currently operate at a Level of Service of "C and B respectively for the AM and PM peak periods. The ICU LOS for existing traffic with the added. project traffic is "C' and "B' respectively for the AM and PM peak periods. At the intersection of EI Camino and Red Hill, the ICU LOS currently operates at a Level of Service of "C" and "B' respectively during the AM and PM peak periods, with the added project traffic, the ICU LOS remains the same as the existing condition. Table 1: Intersection Capacity Utilization (ICU) ICU. LOS ICU LOS Definition A In the range of 0 to 60% capacitY B In the range of 60% and 70% capacity C In the ran a of 70% and 80% capacity D in the range of 80% and 90% capacity E In the range of 90% and 100% caPacltY F In the range of 100% and 110% caPac!tY Section 3: TRIP GENERATION AND DISTRIBUTION Trip Generation The Institute of Transportation Engineers (ITE) informational report, Trip Generation, 70 Edition, was used to develop the traffic generated by the project based on the land use. The ITE code 253, Congregate Care Facility, was used to determine the ingress and egress peak hour trips generated by the new development. BY using the Trip Generation, 74' Edition, the generated daily trip rate of the project is 2.02. When multiplied by the number of new units, the .proposed 201 unit project would generate a total of 406 new vehicle trips. For the AM Peak hour the trip rate is 0.14. To determine the AM peak hour trips 0.14 was multiplied by the number d r of proposed ro determine tdhe PM units (201) which totaled 28 AM peak trips. The same method was peak trips with a trip rate of 0.20. It was estimated that there are 28 morning and 40 evening peak hour trips generated as shown in Table 2. AM peak trips has a direction distribution of 50% entering and 50% exiting. By multiplying 50% by the trip rate 0.14, the total was 0.07. Then 0.07 was multiplied by 201 to obtain the number of AM peak trips entering the development which was 14. The exiting AM peak trips were calculated the same way using 50% and was calculated that there would be 14 exiting AM peak trips. PM peak trips were calculated the same way using a trip rate of 0.20, 60% entering, and 40% exiting. It was estimated that there would be 24 entering and 16 exiting during the PM peak hour. TRAFFIC IMPACT REPORT 6 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Trip credits for the existing facility were applied to the project trip generation and the net total project trips were estimated for the project The ITE code 560, Church, was used to determine the existing ingress and egress peak hour trips generated by the existing facility. The average daily traffic added to Red Hill Avenue was estimated to be 56 vehicles per day (VPD). A total of 0 morning and 2 evening peak hour trips was determined from the difference between the traffic generated from the new development and the existing development as seen in Table 2. However, trip credits for the existing facility were not applied to the project trip generation and the total project trips were analyzed for the project. Table 2: Trip Generation CONGREGATE CARE FACILITY LAND USE: (253) AM Peak PM Peak USe Daily Total In Out ITE Code: 253 2.02 0.14 0.07 0.07 New Develo ment - 201 Units 406 28 14 14 Total In 0.20 0.12 40 24 Out 0.08 16 Trip Credits - ITE Code: 560, Church Existing GFA* - 38,434 SO. FT. {350) (49) (25) .(24) (38) (23) (15) Net Total Project Trips56 0*�` 0** 0*" 2 1 1 Note: 1. Rates represent average trip generation rates per congregate care facility land use in ITE's Trip Generation (7t' ALJ dwelling units of Edition). -GFA — Gross Floor Area —Rounded to relmd new inps 8urnnatvu Trip Distribution The distribution of traffic based upon the ADT and the Trip Generation, 70 Edition, of the 28 new trips in AM peak hour is distributed with 50% (14 vehicles) entering and 50% (14 vehicles) exiting the project site. A percentage trip distribution on the map is presented in Figure 3. From the 50% of traffic entering, it was estimated that 4 vehicles would be entering from the north and 10 vehicles entering from the south. From the 50°x6 of traffic exiting, it was estimated that all 14 vehicle would be heading south, because of a left turn restriction from the project site. Based on the facility type, drivers going northwest or northeast direction will avoid making a "U' tum on Red Hill Avenue and will take a conservative approach making a right tum or left tum to go towards the west or the east direction. Whereas driver intended to go north on Red Hill Avenue will make a "U' turn at the intersection of EI Camino and Red Hill Avenue. 20% of the total exiting vehicles from the project site during peak period are estimated to make a "U' turn on Red Hill Avenue at EI Camino real. During PM peak hour, 40 newly generated trips is distributed with 60% (24 vehicles) entering and 40% (16 vehicles) exiting the project site. From the 60% of traffic entering, it was estimated that 7 vehicles would be entering from the north and 17 vehicles entering from the south. From the 40% of traffic exiting, it was estimated that all 16 vehicle will be heading south, because of a left tum TRAFFIC IMPACT REPORT 7 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT 1r i F restriction from the project site. It is estimated that a majority of vehicles will tum right at EI Camino Real, since a community center as well as shopping centers are located along Newport Avenue. The proximity of the project to this intersection makes it a viable traffic movement. 1 1 1 1 I+ 7 Table 3: Project Trip Assignment Red Hill Avenue & EL Camino Real Red Hill Avenue & San Juan Red Hi11 Avenue ' South�und Left Thru Right Street San: -Juan Sheet° ~ estliound Left Thru RightLeft Red Hili `Avenue' Northboun+t. }, hru Right an Juan Street Eastbound Left hru Right AM 0 2 0 1 0 0 0 3 0 0 0 1 0 5 0 1 0 0 0 3 0 0 0 1 PM TRAFFIC IMPACT REPORT H MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT 7Ak -0%� :N. XX (XX) = % In (Out) Trip Distribution Figure 3: Trip Distribution Section 4: PROJECT SETTING Presently the existing site contains 1 main building, 2 driveways and a parking lot as shown in Figure 4. Adjacent to the project site along Red Hill Avenue, mainly consists of business and residential facilities along with accessibility to the 1-5 freeway. Red Hill Avenue is a two-way major street with a total of 6 travel lanes; 3 lanes northbound, 3 lanes southbound, and a two way left -tum median. Red Hill Avenue is approximately 110 feet wide with a parkway and sidewalk on the west side of the street and a shopping center on the east side of the street. Red Hill Avenue has a right -of - TRAFFIC IMPACT REPORT 9 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT way of 120 feet. The average daily traffic (ADT) along Red Hill Avenue between San Juan Street and EI Camino is 23,500 VPD with a peak hour of volume 1,151 vehicles ' northbound and 1,329 vehicles southbound. San Juan Street is an east -west collector street north of the proposed development. San Juan Street is mainly residential with businesses adjacent to the street south of the nt Red Hill Avenue Intersection. The intersection of San Juan and Red Hill is a signalized intersection which is located approximately 160 feet north of the proposed development and is located approximately 0.2 miles north of the Santa Ana Freeway (1-5). C.E. Utt ' Middle Schoolwhich is located east of Red Hill Avenue can be accessed by San Juan. EI Camino Real is an east -west secondary road south of the proposed development. ' The intersection of EI Camino and Red Hill is a signalized intersection which is located approximately 325 feet south of the proposed development and is located approximately 270 feet north of the Santa Ana Freeway (1-5). Businesses mainly ' surround the intersection and are frequently used by students walking to/from school. Tustin High School can be accessed via EI Camino which is west of the intersection and to the east of the intersection is The Tustin Auto Center. t Major destinations for this development includes; grocery stores along Newport Avenue and Holt Avenue, medical facilities along Newport Avenue and Tustin Avenue, pharmacies along Newport Avenue, and community center at C Road along with a ? dinner theater on El Camino Real. �On-Site Circulation The Project" has been analyzed for on-site circulation. Access to the project site will be through one two-way driveway by either a right tum movement for the southbound traffic or a left turn movement for northbound traffic from Red Hill Avenue. Exiting traffic will be restricted to right turns only. Garage access turn radii meet minimum design standards. Delivery truck turning radii for the loading docks also meet minimum turning radii. Large moving vans and ' semi- trailer emi railer truck will be prohibited from the project site. Move -in conditions along with other terms and conditions for residency at the complex with each tenant will be highlighted in the signed Tenant Agreement. t Trash containers are located in the garage. Trash containers will be moved to above ground areas for trash pick-up. This method has been successfully implemented in the ' City of Pasadena. Section 5: LEVEL OF SERVICE ANALYSIS The level of service analysis was performed for Red HIII Avenue & EI Camino Real and Red Hill Avenue & San Juan Street based upon turning movement counts taken in November of 2005. A Level of Service analysis was performed using ICU worksheet TRAFFIC IMPACT REPORT 10 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT I based upon the project generated traffic without trip credits applied for the existing, baseline, and 2020 projection. LOS calculation is attached as Appendix D. Table 4 summanzes these results. Table 4: Level Of Service TRAFFIC IMPACT REPORT 1 I MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT 1 Existing (2005) Existing with Project AM- AM PM LOS °% ICU LOS IPM %ICU LOS °% ICU LOS °% ICU C 74.2 B 67.1 C 74.4 B 67.8 2020 Projection 2020 Projection with Project AM* PM AM* PM LOS °% ICU LOS °% ICU LOS °% ICU LOS °% ICU E 93.9 D 84.4 E 94.2 D 85.4 (2005) Existing with Project 7Existing PM AM PM OS LOS °% ICU LOS °% ICU LOS °% ICU C B 60.8 C 75.3 B 67.0 2020 Projection 2020 Projection with Project AM* PM AM* PM LOS °% ICU LOS °% ICU LOS °% ICU LOS °% ICU E 97.6 D 83.4 E 97.7 D 83.6 Notes: * Critical condition 1. Level of service is based on the V/C ratio. 2. Level of service reported from ICU worksheet TRAFFIC IMPACT REPORT 1 I MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT 1 s Cat VAM atu .— - _ . — - _ _ _ _ i rru�� • irw- q 20,10,0 w -.Nw • _ XAr wry _w ■ om 17l♦rAOq� w ra "bm Too NO pm��.p.�_I sompAm �..., ,M,� E 4 � EXISTING SITE RED M/tl AVENUE 1MA1 , _ www ww ._ r.rrr/ON .�.�. a► w : rww r_r �.«—Gmlwm rr�rr♦taA• l\A t� OF 19A r tirrrts s ae"n"aT f .rw wr • . 11�. : 02 BJLIL � �/ 1 rPTP7 �..� Mom • w. Y w w. MrIT wA 0 1Uf • 111 wt. wi�`rr r w. a rr a ZL r �#do 11 MUNK— MAIN —?Wlw :id'r:rz s i' • r•w� •r w. wry .. • .+rw. w rrr TPMWUPAMNPM w a a�eu�iw r�+EHawo. Nc: 12 + saaat �nnNo � _srw .. p L"#MAP &•..r ..r ew r wa r r_ r wr` ws w l\A t� OF 19A r tirrrts s ae"n"aT MUNK— MAIN —?Wlw :id'r:rz s i' • r•w� •r w. wry .. • .+rw. w rrr TPMWUPAMNPM w a a�eu�iw r�+EHawo. Nc: 12 + saaat �nnNo � Section 6: PARKING ANALYSIS' A ramp located on the north side of the proposed development will provide two- way vehicular access to the subterranean parking/garage level as shown in Figure 5. The parking level ramp can be accessed by a two-way passage that runs along the north side of the building. As proposed, the vehicular access driveway is 26 feet wide and allows both inbound and outbound traffic. There are 3 stairways along with 3 elevators located at the north and south ends of the parking level which leads to the main complex. Monarch Village will provide a total of 204 parking spaces, which includes 33 guest and 7 handicap spaces. The total number of employees of Monarch Village is projected to be approximately 60 people and a maximum of 20 employees will be at the site at any one time. Many of the employees of Monarch Village will utilize public transportation and/or carpooling to get to and from the work on a daily basis. Parking spaces measure approximately 20 feet long by 9 feet wide. The width of the driving aisle in the underground parking facility is approximately 25 feet which allows for two-way traffic. The parking ratio for a development is determined by dividing the total number of parking spaces by the total numbers of units. Parking ratio 1.0 including the guest, ADA, and staff is recommended for this project based upon various parking studies and The Institute of Transportation Engineer's (ITE), Parking Generation Manual, 3'd Edition. Note that the Parking Generation Manual does not specifically separate out guest, ADA, and employees parking unless the facility generates turnover such as churches, theaters, and convention Centers. These parking studies are discussed below. A Parking Study was conducted by Newport Traffic Studies for three independent senior living communities to determine the parking ratio for the facility along with a parking occupancy rate. These three independent senior communities are similar to this project community as compared in Table 5. In Appendix C, summary of a related -ITE Journal article is attached and trip generation rates and parking demand is compared with this facilities. As shown in Table -6, the three independent living communities have a mean parking ratio of 0.64 and a median ratio of 0.63. Monarch Village's proposed parking ratio of 1.0 exceeds this parking ratio and the average for the two independent living communities presented in ITE journal In Illinois. According to Table 5, the percentage of occupied parking spaces ranges from 85% to 900% of the three independent living communities surveyed. I "SENIOR HOUSING TRIP GENERATION AND PARKING DEMAND CHARACTERISTICS' by Stephen B. Corcoran, P.E. presented at Institute of Transportation Engineers 66th Annual Meeting. TRAFFIC IMPACT REPORT 13 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT Table 5: Parking Study "Independent Senior Living Communities" *Occupancy at the time of counting. ** Parking Spaces include guest and ADA spaces. Source: Newport Traffic Studies. Table 6: Amenities Comparison Table Amenities City Number Parkingpccupancy* *The Parking Ratio Project of Units Spaces" Commons S aces/Unit Springs of Escondido 103 62 85% 0.60 Escondido I I Age 6 8 Valencia Rancho 114 72 100% 0.63 Commons Cucamonga Concierge The Ventura 115 78 100% 0.68 Bonaventure *Occupancy at the time of counting. ** Parking Spaces include guest and ADA spaces. Source: Newport Traffic Studies. Table 6: Amenities Comparison Table Amenities Monarch *Springs of `Valencia *The **Maysiake, *"Glenview ASL Escondido Commons Bonaventure Oakbroo IL Terrace lL Care Type I I I I I I Age 6 8 8 6 6 . Valet Parkin Concierge d Transportation Dinning Housekeeping Social and Recreational Activities Care Counselor Grocery and Pharmacy Delivery Chauffer Service Units 201 103 114 115. 630 243 Parkin Ratio 1.00 0.60 0.63 0.68 0.408 0.214 r - independent Senior Living Community, * Newport I rarrlc sruams ** 17'E/oumal article presented in 6e annual meeting, a- Minimum Age, b- Average Age The Institute of Transportation Engineers (ITE) informational report, Parking Generation, Yd Edition, ITE code 253, Congregate Care Facility, states that the existing parking ratio (Based on Oregon parking study, 2000) is 0.5 spaces per unit. Based on this parking ratio, the number of parking spaces required is calculated by multiplying number of units to parking ratio 0.5 as shown in Table 7. The definition of Congregate Care Facility most closely matches the Monarch Villa — Tustin facility. Land Use Code: 253 Congregate Care Facility is defined as: "Congregate care facilities are independent living developments that provide centralized amenities such as dining, housekeeping, transportation and organized sociaUrecreational activities. Limited medical services (such as nursing and dental) may or may not be provided. The resident may contract additional medical services or personal assistance.' TRAFFIC IMPACT REPORT 14 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR UVING DEVELOPMENT . Table 7: Parking Requirement "ITE Manual" Land Use Congregate Care F Source: "Parking Generation, Land Use Group:253 Number of Parking Ratio Units (Spaces/Unit) 201 0.5 Edition" ITE Manual Space Required 100 Total 100 Based upon this analysis of similar existing development, a parking ratio of 1.0 exceeds the ITE recommended parking ratio and should provide adequate parking facilities for visitors and residents. Conclusion Three Southern California senior housing complexes and two Illinois senior housing developments were analyzed for parking needs. The maximum parking ratio of 0.68 for dwelling units compared to parking spaces is provided by "The Bonaventure' in Ventura. However, it should be noted that the parking utilization for this complex is 100%. All other studies Independent senior communities range from a parking ratio of 0.214 to 0.68. The parking spaces included visitor, handicap, and resident. The percent utilization ranged from 65% to 100%. Since this development is an age restricted facility with the ages ranging from 62 to 85+, residents mobility will be dependant upon public and private transportation services reducing the need for vehicle ownership. It is reasonable to assume residents with vehicles will occupy parking spaces in the age group of 62 to 68 with less vehicle ownership in the age group of 70+. The new facility will provide the Valet Car Services located on the 3 stalls on the surface. Valet services will assist residents parking vehicles and driving cars up and down the garage ramp. This Valet Service will also provide assistance to the residents by taking their groceries or shopping bags out of their vehicles and delivering them to their residence. The total number of resident parking spaces will be allotted by permit process, requiring each tenant to apply for a parking space. The complex management will limit the amount of parking permits. TRAFFIC IMPACT REPORT 15 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT i FIGURE 5 PARKING LEVEL 1 TRAFFIC IMPACT REPORT 16 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Level P1 Parking Pian :'� �,,,,.. WNW r=' �I" �.• Monarch Vii a TustinTtoft .' ;:•�:'..,.`' CA 1WU��M TRAFFIC IMPACT REPORT 16 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Section 7: SYSTEM DEFICIENCIES Operationally, the adjacent roadway system is operating at an above minimum level of service. Site ingress/egress has been revised to improve access without impacting Red Hill Avenue. Planned development adjacent to the project may require further monitoring of the alley, south of the project site. Section 8: PROJECT MITIGATION MEASURES The existing two way left turn lane will remain on Red Hill Avenue to allow northbound Red Hill Avenue traffic to turn into the facility. Since only a right turn exit is allowed from the facility, a directional median is recommended along with the guide sign (Right Turn Only) at the two way driveway access to restrict the drivers from turning left as shown in Figure 2. • Large semi -trailer and moving van will be prohibited from entering the site. Move -in. condition along with • other terms and conditions for residency at the complex with each tenant will be highlighted in the signed Tenant Agreement. • Count -down pedestrian heads are recommended at the intersection of Red Hill Avenue and San Juan. tr TRAFFIC IMPACT REPORT 17 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Reference. • "Senior Housing Trip Generation And Parking Demand Characteristics" by Institute of Stephen B. Corcoran, P.E. presented at In Transportation Engineers 66th Annual Meeting. . Age -Restricted Housing" b 7-np Generation Characteristics of Ag 9 Y Thomas E. Flynn, P.E., PTOE and Andrew E. Boenau, E.I.T. presented in February ' 2007. 1 1 D 1 1 1 1 TRAFFIC IMPACT REPORT 18 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT APPENDIX A Traffic Summary Results TRAFFIC IMPACT REPORT 19 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT L1 f 1 1 1 CJ Prepared by NEWPORT TRAFFIC STUDIES 15 MINUTE COUNTS STREET : REDHILL TUSTIN LOCATION SAN JUAN/EL CAMINO DATE 11717-05 AM PM NORTH SOUTH TOTAL NORTH SOUTH TOTAL BOUND BOUND TOTAL BOUND BOUND TOTAL 37 27 64 12:00 172 148 320 34 22 56 203 161 364 36 18 54 184 179 363 24 14 38 192 149 341 25 15 40 1:00 154 186 340 26 16 42 164 175 339 18 15 33 171 152 323 15 9 24 186 158 344 17 12 29 2:00 187 152 339 15 10 25 198 159 357 12 5 17 217 174 391 11 6 17 224 205 429 16 8 24 3:00 201 198 399 14 3 17 197 191 388 12 10 22 208 202 410 7 10 17 194 185 379 13 12 25 4:00 219 151 370 7 10 17 221 162 383 9 7 16 294 158 452 15 29 44 296 169 465 16 31 47 5:00 311 215 526 ' 15 23 38 291 178 469 15 57 72 280 181 461 18 75 93 269 184 453 44 96 140 6:00 261 183 444 31 90 121 221 176 397 47 115 162 184 152 336 68 162 230 193 140 333 116 222 338 7:00 209 180 389 119 292 411 184 128 312 171 406 577 268 105 373 176 409 585 209 107 316 .157 331 488 8:00 169 87 256 134 326 460 119 91 210 137 275 412 108 88 196 111 276 387 107 84 191 123 246 369 9:00 ill 91 202 153 181 334 105 82 187 145 167 312 101 70 171 132 153 285 100 105 205 123 158 281 10:00 97 51 148 132 146 278 79 62 141 135 130 265 82 52 134 126 137 263 57 34 91 134 146 280 11:00 63 39 102 150 129 279 61 24 85 180 132 312 47 23 70 169. 141 310 35 21 56 Prepared by NEWPORT TRAFFIC STUDIES 1 1 1 1 1 1 1 !I+ 1 INTERSECTION TURN COUNT PEAR HOUR NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL JURISDICTION: TUSTIN PEAK HOUR: 07:15AN TOTAL: 1,407 NORTH LEG 129 1127-1 7 F' 34 251 1 64 327 3 17 384 2 14 309 1 Total lot 2nd 3rd 4th 81 10 36 26 9 116 29 34 35 18 187 45 47 50 45 WEST LEG TOTAL: 384 HOUR TOTAL: 3,240 Rt Thru Lt lot 2nd 3rd 4th Total Lt Thru Rt Rt Thru Lt Total let 2nd 3rd 4th DATE: 11-17-05 EAST LEG TOTAL: 530 4 5 8 5 22 46 67 54 29 196 76s 89 86 72 312 lot 2nd 3rd 4th Total Lt Thru Rt 67 104 40 100 125 45 72 139 41 40 133 13 79 279F__ 501 139 PEAK HOUR FACTORS NORTH LEG = 0.87 SOUTH LEG = 0.85 EAST LEG a 0.82 WEST LEG = 0.82 ALL LEGS = 0.86 TOTAL: 919 SOUTH LEG Prepared by NEWPORT TRAFFIC STUDIES INTERSECTION TURN COUNT PEAR HOUR NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL JURISDICTION: TUSTIN PEAK HOUR: 05:OOPM NORTH LEG TOTAL: 774 61 684 29 20 194 9 12 140 4 11 171 7 18 179 9 Total lot 2nd 3rd 4th r[7 E80 E28 51 14 15 23 44 46 32 A169 46 39 51 33 71 74 WEST LEG TOTAL: 422 11OUR TOTAL: 3,239 Rt Thru Lt Rt Thru Lt lot 2nd 3rd 4th Total Lt Thru Rt DATE: 11-17-05 Total let 2nd 3rd 4th EAST LEG TOTAL: 521 9 7 6 4 26 78 71 74 70 293 5947 40 52 44 202 let 2nd 3rd 4th Total Lt Thru Rt 69 278 47 58 276 51 93 252 50 68 240 40 =288 1046 188 PEAR HOUR FACTORS NORTH LEG = 0.87 SOUTH LEG = 0.96 EAST LEG = 0.89 WEST LEG = 0.84 ALL LEGS = 0.91 TOTAL: 1,522 SOUTH LEG Prepared by NEWPORT TRAFFIC STUDI INTERSECTION TURN COUNT PEAK HOUR NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: SAN JUAN JURISDICTION: TUSTIN PEAK HOUR: 07:30AN NORTH LEG TOTAL: 1,148 48 1060 40 22 268 5 7 270 11 11 267 7 8 255 17 Rt Thru Lt Rt -Thru Total 1st 2nd 3rd 4th Lt 22 5 14 2 1 80 43 23 4 10 155 55 56 17 27 WEST LEG TOTAL: 257 let 2nd 3rd 4th Total DATE: 11-17-05 Total lot 2nd 3rd 4th EAST LEG TOTAL: 338 14 21 10 3 48 19 34 19 7 79 69 721__3 341: 211 Lt let 2nd 3rd 4th Total Thru Rt Lt Thru Rt PEAK HOUR FACTORS NORTH LEG = 0.97 SOUTH LEG = 0.85 EAST LEG = 0.67 WEST LEG 0.62 ALL LEGS = 0.86 TOTAL: 591 SOUTH LEG HOUR TOTAL: 2,334 Prepared by NEWPORT TRAFFIC STUDIES 115 35 110 4 u14 129 7 102 d 456 99 PEAK HOUR FACTORS NORTH LEG = 0.97 SOUTH LEG = 0.85 EAST LEG = 0.67 WEST LEG 0.62 ALL LEGS = 0.86 TOTAL: 591 SOUTH LEG HOUR TOTAL: 2,334 Prepared by NEWPORT TRAFFIC STUDIES INTERSECTION TURN COUNT PEAK HOUR NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: SAN JUAN JURISDICTION: TUSTIN PEAK HOUR: 04:45PM NORTH LEG TOTAL: 731 33 645 53 8 1488 148 9 6 185 15 4 165 14 15 J 147 1!Ji Rt Thru Lt Rt Thru Total lot 2nd 3rd 4th Lt 13 2 4 3 4 75 18 19 14 24 44][::- 6 13 13 12 I WEST LEG TOTAL: 132 let 2nd 3rd 4th Total HOUR TOTAL: 2,293 Lt Thru Rt Total lot 2nd 3rd 4 th 0 DATE: 11-17-05 EAST LEG TOTAL: 245 12 22 10 24 68 19 19 18 24 8 30 21 21L 26 97 lot 2nd 3rd 4th Total Lt Thru Rt 13 265 18 30 273 25 14 228 48 8 214 49 65 980 140 PEAK HOUR FACTORS NORTH LEG = 0.89 SOUTH LEG = 0.90 EAST LEG = 0.83 WEST LEG Q 0.83 ALL LEGS = 0.91 TOTAL: 1,185 SOUTH LEG Prepared by NEWPORT TRAFFIC STUD I 1 1 I 1 1 !I� 1 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL TIMES 07:OOAM-08:OOAM DATE: 11-17-05 NORTH LEG Rt Thru Lt Total lot 2nd 3rd 4th 88 1163 9 B134 19 201 3 34 251 1 64 327 3 17 384 2 Rt Thru Lt Total lot 2nd 3rd 4th 88 16 10 36 26 129 31 29 34 35 190 48 45 47 50 lot 2nd 3rd 4th Total Rt Thru Lt Lt Thru Rt Total lot 2nd 3rd 4th 7 4 5 8 24 39 46 67 54 206 59 65 89 86 299 lot 2nd 3rd 4th Total Lt Thru Rt 62 92 38 67 104 40 100 125 45 72 139 41 301 460 164 ®il Prepared by NEWPORT TRAFFIC STUDIES INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL TIME: 08:00AM-09:00AM DATE: 11-17-05 NORTH LEG 64 11102 6 14 309 1 13 301 2 17 251 1 20 241 2 Rt Thru Lt Total lot 2nd 3rd 4th Lt 72 54 45 43 FIF9 F 6 16. 12 Lt 82 IS 19 24 21 Thru 153 45 241 41 43 Rt let 2nd 3rd 4 th Total Total lot 2nd 3rd 4th Rt 5 4 4 2 15 Thru 29 36 26 34 12 Lt 72 54 45 53 224 let 2nd 3rd 4th Total Lt Thru Rt 40 133 13 51 113 9 46 110 21 44 93 19 3.811 449 1,___!jj2 Prepared by NEWPORT TRAFFIC STUD 1 1 1 1 1 �r 1 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL TIME: 04:OOPM-05:OOPM DATE: 11-17-05 NORTH LEG 73 556 32 Total 15 122 4 let 8 146 11 2nd 16 144 12 3rd 32 144 5 4th Rt Thru Lt Rt Total let 2nd 3rd 4th Lt Lt lot 2nd 3rd 4th Total Thru 11 Rt Lt Thru Rt lot 2nd 3rd 4th Total 54 ��15 9 7 Thru 13 13 13 155 36 29 44 46 153 37 35 45 36 9 7 Thru 11 7 34 48 60 71 56 235 46 58 50 42 196 51 .[ Prepared by NEWPORT TRAFFIC STUDIES 194 39 53 198 33 63 262 59 61 274 42 228 92B 173 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: EL CAMINO REAL TIME: 05:OOPM-06:00PM DATE: 11-17-05 NORTH LEG 61 684 29 20 194 9 12 140 4 11 171 7 18 179 9 Rt Thru Lt Total lot 2nd 3rd 4th 80 28 14 15 23 173 51 44 46 32 169 46 39 51L 33 let 2nd 3rd 4th Total Lt Thru Rt Total let 2nd 3rd 4th Rt 9 7 6 4 26 Thru 78 71 74 70 293 Lt 59 471 52 44 202 let 2nd 3rd 4th Total Lt Thru Rt 69 278 47 58 276 51 93 252 50 68 240 40 288 1046 188 Prepared by NEWPORT TRAFFIC STUD Prepared by NEWPORT TRAFFIC STUDIES 47 918 INTERSECTION TURNING COUNT 9 7 213 8 22 NORTH -SOUTH STREET: REDHILL 5 7 270 11 EAST -WEST STREET: SAN JUAN TIME: 07:OOAM-08:OOAM DATE: 11-17-05 NORTH LEG Total lot 2nd 3rd 4th Rt Thru Lt Rt Thru Total let 2nd 3rd 4th Lt lot 2nd 3rd 4th Total F-24 Lt Thru Rt Lt Thru Rt lot 2nd 3rd 4th Total 47 918 33 11 16? 9 7 213 8 22 268 5 7 270 11 6 3 2 5 14 125 28 31 43 23 183 39 33 55 56 6 2 14 21 43 16 17 19 34 86 26 36 69 72 203 14 75 31 16 66 33 11 115 35 14 110 49 55 366 148 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDRILL EAST -WEST STREET: SAN JUAN TIME: 08:OOAM-09:OOAM DATE: 11-17-05 NORTH LEG 37 952 "3 3 11 267 7 8 255 17 13 223 4 5 207 5 Rt Thru Lt Total lot 2nd 3rd 4th 9 2 1 2 4 36 4 10 17 5 79 17 27 17 18 lot 2nd 3rd 4th Total Rt Thru Lt Lt Thru Rt Total lot 2nd 3rd 4th 10 3 12 4 2911 19 7 13 6 4 5 36 34 35 27 132 lot 2nd 3rd 4th Total Lt Thru Rt 4 129 7 7 102 8 23 99 8 6 87 9 40 417 32 Prepared by NEWPORT TRAFFIC STUDI I IV 1 1 1 1 1 INTERSECTION TURNING COUNT 27 3 NORTH -SOUTH STREET: REDHILL 6 4 145 EAST -WEST STREET: SAN JUAN 5 8 148 TIME: 04:00PM-05:00PM DATE: 11-17-05 NORTH LEO Total list 2nd 3rd 11 4th Rt Thru Lt Rt Thru Total let 2nd 3rd 4th Lt Lt lot 2nd 3rd 4th Total Thus Rt Lt Thru Rt let 2nd 3rd 4th Total 17 562 27 3 122 6 4 145 7 2 147 5 8 148 9 14 6 3 3 2 34 7 3 6 18 25 9 5 5 6 I 12 195 16 10 188 18 10 259 10 13 265 18 45 907 62 INTERSECTION TURNING COUNT NORTH -SOUTH STREET: REDHILL EAST -WEST STREET: SAN JUAN TIME: 05:OOPM-06:OOPM DATE; 11-17-05 NORTH LEG 29 1 653 60 6 185 15 4 165 14 15 147 15 4 1 156 16 Rt Thru Lt Total 1st 2nd 3rd 4th 15 F_4L 3 4 4 74 1 19 14 24 17 56 L 13 13 12 18 1st 2nd 3rd 4th Total Rt Thru Lt Lt Thru Rt Total lot 2nd 3rd 4th - 22 10 24 17 731 19 18 24 15 7 21 20 26 211=8 29 1st 2nd 3rd 4th Total Lt Thru Rt 30 273 25 14 228 48 8 214 49 25 213 29 1=7 928 153-11 Prepared by NEWPORT TRAFFIC STUDI I APPENDIX B 'f Site Photographs 1 1 ff 1 1 TRAFFIC IMPACT REPORT ZO MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT Existing Site Existing Site TRAFFIC IMPACT REPORT 21 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT 0 1 1 CI C Red Hill Avenue and San Juan Street Red Hill Avenue and EI Camino Real TRAFFIC IMPACT REPORT 22 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT APPENDIX C Reference TRAFFIC IMPACT REPORT 23 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING. INC. AMERICAN SENIOR LIVING DEVELOPMENT �r Trip Generation Characteristics of Age -Restricted Housing By Thomas E. Flynn, P.E., PTOE and Andrew E. Boenau, E.I.T. Summary: "age -restricted housing, essentially for persons 55 and older, has become a popular component of many new residential developments. This feature presents study methodology and findings of a traffic data collection effort to quantify peak hour trip generation characteristics of age -restricted housing. These findings will strengthen the database for this increasingly important land use. The Four Seasons at Historic Virginia f The development studied was the Four Seasons at Historic Virginia, an age restricted, 55 -plus, active adult community located in Prince William County in suburban northern Virginia. The Four Seasons at Historic Virginia has the Ifollowing characteristics: • It is situated along State Route 234, an arterial providing a direct connection to Interstate 95. No transit, bike, or pedestrian facilities connect the development with other area land uses. • In addition to requiring at least one resident to be age 55 or older, no person under 19 may reside for more than 90 days in any consecutive 12 months. • At full development, it will have approximately 800 detached residential units. It currently has approximately 460 age -restricted residential units that ' full built and occupied (full time or seasonally). are y P • The only non-residential development is the 12,000 -square -foot community ' clubhouse. • It is estimated by the developer that perhaps half of the residences include at least one ad+elt who is still working, either part time or full time. The authors' opinion is that this is high compared to the typical age restricted community, which often is a more retirement oriented environment— mountain area or water oriented—where the job market is not as strong. Along the same lines, it is estimated that perhaps only several percent of ' the units are seasonal or second homes --again, a characteristic more common with resort related retirement communities. • Residences sell in the general range of $300,000–$650,000. Because the ' development is only several years old, a relatively high percentage of the additional site work is being undertaken by the owners. This includes patios and additional landscaping. The month prior to the study included 50 site ' work applications to the homeowners association. This activity contributes to a higher level of traffic generation as compared to normal conditions at full development. ' - A fairly small staff of employees works at the clubhouse, with a significant development sales staff of about 30. Once the lots are sold, this sales activity will be eliminated. Currently, additional traffic is generated by these �s TRAFFIC IMPACT REPORT 24 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR WING DEVELOPMENT sales personnel, which is reflected in the trip generation data presented herein. Time Period Vehicle trips per dwelling units Percent Enter/Exit AM peak hour 0.18 20/80 PM peak hour 0.33 67/33 24 Hour 3.71 50/50 Conclusion The trip rates generated by the Four Seasons are very much in line .with similar data sources. Furthermore, the mathematical differences even can be accounted for. Accordingly, it is the opinion of the authors that the Four Seasons trip rates summarized in Table are appropriate for use on other age -restricted residential projects, with perhaps the actual values being marginally on the high side. Until actual 24-hour data for age -restricted developments are obtained, the 3.71 trips of Code 251 is recommended. Discussion: This "ITE Journal" article "Trip generation characteristics of age - restricted housing' by Thomas E. Flynn and Andrew E. Boenau related to the proposed facility is published in the February 2007. This article presents the trip generation rates for age -restricted housing based in Virginia. The land use type presented in the article is similar to senior adult housing -detached (Code -251) because minimum age restriction is 55 and also developer estimated that half of the residents include at least one adult who is still working. While the project site presented In this report has minimum age restriction of 62 and assisted living/congregate care facility with dining facilities which is similar to congregate care facility (Code -253) in the 7th edition ITE trip generation manual. So the average trip generation rate 2.02 is used for this facilities based on ITE trip generation Code -253. TRAFFIC IMPACT REPORT 25 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT f Y- SENIOR HOUSING TRIP GENERATION AND PARKING DEMAND CHARACTERISTICS ' By Stephen B. Corcoran, P.E. (M) presented at the Institute of Transportation Engineers 66th Annual Meeting ' Summary As the baby boomer generation ages, special housing projects have been developed for them in lieu of the traditional single-family home or apartment. Congregate care facilities, independent living apartments, assisted -care units, and senior apartments are being marketed, developed, and built to handle the needs of older adults. ' The changing lifestyle of older adults affects their transportation needs and usage as well. Trip generation and parking demand within this age group vary 'heirsignificantly from traditional residential us>= -s because residents no longer have to children or do their shopping at specific times. Also be at work, pick up t , many senior•communities provide on-site services to meet their residents' needs. This paper will present the author's experiences with senior housing and its trip and parking characteristics alongwith data on projects in suburban Chicago, Illinois and around the United States. ' PARKING DEMAND SURVEYS Parking demand - characteristics were obtained from a number of surveys conducted in the Chicago metropolitan area. The peak parking demand occurred during the mid-day between 11:00 AM to 3:00 PM corresponding, in part, with the largest employee shift on-site. Table summarizes those surveys. The peak day of the year is Mother's Day when many facilities run out of visitor parking, according ' to the on-site staff. The peak parking demand rates varied between 0.214 and 0.579 vehicles per ' unit/bed with a weighted average rate of 0.404 vehicles per unit/bed. Employee, resident, and visitor parking is included. This rate is one third to one half the parking rates of other residential uses. Readers should note that the survey sites ' with the higher parking rates generally have more nursing beds which requires more employees than the residential units. oft -2- _._ r:. Mft ftW%A C��rveV 5 W1WJ Developreak ment ment ra1 loom Location vMDwelling P Units Nursing Beds Total Units/Beds Peak Parking Rate Peak Parking Demand Covenant Village Northbrook IL 220 151 371 0.459°5 182 Beacon Hill Lombard IL 235 23 258 146 Friendshi Villa a Schaumbu - 620 100 720 0.390 281 Presbyterian Home Evanston IL 312 166 478 0.579 277 Glenview Terrace Glenview, 1L 243 243 0.214 52 Ma slake Oakbrook IL 630 630 0.408 1 257 EJM Eneering Studies IL 203 203 0.315 64 Lilac Lode Waukegan, TRAFFIC IMPACT REPORT 26 MONARCH vILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT Deerfield Place Deerfield IL 98 98 0.230 23 ITE Parking Manual 2 Edition Retirement Community (Land Use 500 500 0.270 135 Code 250 3061 440 3501 1417 Weighted Average 0.404 Discussion: This article presented in 1996 ITE conference calculate the trip rates and parking demands for the various senior facilities in Illinois. Author categorized the senior housing facilities into five different category includes Senior single-family housing, Senior apartments, independent living units, Assisted -care units, and Congregate care facilities. Author collected trip data from senior housing facilities from different states and found to be 4.52 to 5.64 trips end a day for senior housing development. But the collected data does not classify the senior housing category and hard to justify the trip rate data with this study. In this study, senior housing facility is similar to independent living units and can not compare the trip rates calculated by this paper to this study. While parking demand characteristics were obtained from a number of surveys conducted in the Chicago metropolitan area. The peak parking demand varied between 0.214 and 0.579 vehicles per unit/bed with a weighted average rate of 0.404 vehicles per unit/bed as summarized in the table above. Employee, resident and visitor parking is included. From the table, Mayslake and Glenview Terrace development is similar to this project site. Other development listed in the table contains nursing beds which require more employees. than the residential units. This study does not provide the nursing facilities. The parking demand ratio for the Mayslake and Glenview Terrace development is lonely 0.214 and 0.408 which is less then the 1.00 provided for this study. TRAFFIC IMPACT REPORT 27 MONARCH VILLAGE-TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT I I I 1� 1 1 1 1 1 1 1 APPENDIX D ICU Worksheet TRAFFIC IMPACT REPORT 28 MONARCH VILLAGE TUSTIN W.G. ZIMMERMAN ENGINEERING, INC. AMERICAN SENIOR LIVING DEVELOPMENT 0 Intersection Capacity Utilization Worksheet Intersection Location: Red.HH a EI Camirw Clty: Tustin Aneiyzed by; _ Attennadvlt Date.and Time abaft; Project: AM.Peak Hour Exlaiing MovenwA E ection a U01128506 742 OfServl". Revision 2003.0 f Service is based on Oran County MP :Guidelines 11 �i 4.r t .1 1&14 .1 1 MvvanfeM EBL EBT . EBR WBL WBT WB�t. NBL . NBT.. NOR . BBI. OT .. BBR. 2 Lanes 0 2 2 t. 1: 3 0 3 Slierad LT Lene Y� Ya ahs 4 Volume 81 116 187. 312 196 22 .278 501. 139 71 IZM'l 129 b Pedesldsirs 10 0 0 6 1 Pebin) Tres 1►es lrec llec 7 Pedestrlan: uired 16 16'6 16' 8 -Free" Right n Yes' 9 Ideal Fid* 1900.1 lowl 19WI 19001 lowl 1900 1900 :1900 1900 19001 1900 1980 10 tAsi.. 4 4 4 4 4 - 4 4. 4 4 4 1 mnuraen Tir*m, 4 •4 4 4 4 4 4.1 41 41 4 4 # 12 Reference Cidilangth 120 13 Vokime:CoMbinKI 81.0. 11,6.:0. 787.0 312.0 218.0 .0.0 279.0 '50141 139.0 ?Aj 1' 14. Volume Se - rete Len 8.1.0 116.0 312.0 218.0 279.0 .501.0 7.01 1400.0 15 Lane.:Uttonfacloir . 1.000. 1.000 1.000 1.000 1:000 1:000 0.971 0.1152 1.000 1. 0.908. 1. 16 Tumft Factor AOWW, 0.9v0 1.000 0.850 0.950. 0.985 .0:850 0.9501 1.000 fl.850 0:950 0.968 0 1.7 Saturated Fpitiir dC iblraid . - 1805.0. 1 :0 1615.0 1805.0 1871.2 0.0 350ti.3 3617:6 '1615.0 1803:0 5104A 0 . 18 Saturated Fkitir Se " nate 1805.R '1 :0 1.805:0 1871:2 3505:3 3617,6 1i5:D 5:104.1 19 Pedestrian.li lerlWends'Tirne Ul 1.2 -201KU"n'Freal 28.3°6 0:0'K 0.0'Jfi OAZi 21 Prol*vt*dlDpfJon Ailoiived . TRUE TRUE RUE TRUE 22 RefeWnce:Tkiri-.. ", 5.+t 7.3 13.9 20.�T 1�{;0. 0'0 9:8 18 10:$ 32,11 OA 23 Ad usted Ref m4X* Time ' ` -1 13.8 17:9 24.7.. 180 13:8 203A 140. SA 3O. A Permitted " orr - 24 Pro nrtlori t:+efltt: ' 1 0.00 1 0.00 1 fl:00 1 . 0.00. 25 VolUM6 L d t L•ehs 81 116 312 21.8 189.5 251. 7 467 26 Pro-lsfla't:rlQ • 1' 0:00 1 0.00 1 0.00 1 0.00 27 Left turn ,E ' ' `kids U. 15,0 15.0 15.0 1:5:0 15:0 0.9 15.0., 26 Lafbtum Fecfot' .... 0.07 1,00. cloy.1.00 0. 71 1..07 1.00 29 Pefmllted SlitFloW. .. 1.20:3 :1800.0 120.3 1871.2 118:8 1808:8 192'S.3 1701.4' 30 Referiericiolk ti:A Q00 7.3. 9'11.1 14:0 -143.3 16:6 :0.5 '32:9 31 Adjusted Saturation'8` 1900.0 18712' 3617.6. 5104:1 32 Refi mnb6 Tkne B ' NA 14.1. r,A. 33 Refenince 71iii61:ittts. Nli4 28.7 NA NA 34 Refets ioe:Tlrml. 80:8 28.7 143.3 X2.9 35 Ad ' 'lad-Referernx Tkywe 84;8 32:7 -14719, 860' !SPIN Tl 36 Ref Time'.Comt>lrrsd 7:3 14.0 18:6 92.9: 37. Ref.Tit ".-Mcvemerrl .. 3.4 7.9 2&71 14.0 9:6 16.6 iib 92.tf 38 ROOM= TkW. 7.3; 20:7 16:6: 82.9. 39 Ad ' 'Re eienoe TIMOR. 13.8. 13:8 .24j 24.7 20.6 20:6 38:11 36.9 Stfmma East es4 'North' Doth 41 Nrtnilled ME $4 147.3 42 S 3LI ZYA 11Co..,. lit EBRA WBR. INBRI MDR 45 Adhisted .Referrer e:'fitds 117.0 $.B 14.3 BA 46 Cross :3hio Diriton NBT' I SOT WBT EBT 47. Crow . Rsf Tkni= 209' 36 . 1.8.0 -13.8 48Onco"1wil 00*61166 " WBI. 'Em SBL NBL 49 Onconil " Lbil Ref Time` 24.7 1 9:4 8.0 13.6 50 ... 17.9 1 54.3 40.3 35.3 E ection a U01128506 742 OfServl". Revision 2003.0 f Service is based on Oran County MP :Guidelines 11 �i I I I I I I I, I� 1 1 Intersection Capacity Utilizatlon Worksheet Intersection Loeatbnr Red Hit 8 -8 Canlirw _ _^ City: Tusln .. . Analymfd br. Altemadvva: Date aqd Paw of Data: "set PM Peak HourExistft Mov4rrrertl 5I InterseciffonVapacitYU01hadm 67.1 52 Level of zi_f e . . BRevision 2003.0 Level of Service.is based on Orapgo Coun .CMP -Guidelln6s s -.�r :- L r► 4 llAorrenrprt! EBL E8T EBR t+YBL , WBT irVBR NBL NOT NBR 88L SOT SBR 2 nsa 01 2 ' 2 1. 1 3 0 3 Shated LT Lane yes T-06 m Yom 171 Yes 4 Volume 80: 1.73 189 202. 201 288 10461 188 20_ t' 6.1 5' Pedestrians 10. 0. 0 0 8 Ped �f3utior;. �' 1►e� Yes. Yes 1lri 7 Pe seam mrntj Re Llred . 16. 16 18 16. 8 Fina ht Nes fres fres 1� 9ldea1•'Flow 1-9001 190of-i-9-001 19001 19001 1900 1900 •1904. 1900 19001 1900 "1900 1O LostTinis 41. 41 41 41 41 41 41 4' 4 4 4. +t 11 mb*nrrm Green.. 4 +t 4 .4 4 A 4 4 4 41 4-1 4 12 R+eferertce: - e 1201 18. Vofume fi omb .80:0. 173:0 169.0 202.0 31941 0.01 288.0 1046A . 188.. 29. 745„0 .0:0 14 Volurrie .0 173.0 202A 319.0. .288:0 1046:0: 2"1 745.0 1B. Lane �Uubatlbitf6cw .. 1.000 1.000 1:000 1.000 1.000 9:b00 0..97.'{ 0.952 1.000 1 .0001 0.908 1000 0.950 0.9861 OAA .0.950 1 x00011.850 0:950 0.988 0.850 16 factor 0:93t1 1.000 0:850 17 SaWhiYed FknvC0mbi0rd Iw5.0 1900:0: 1615.0 1.. 187621 0.0 3505.3. 381.7.8 1815,0 1 e0 51' p: 18: Sstuiated:Flow'Se rets 1805.0 1900.0_ 5142.0 19 Peilestriai lnleetference. `mie 0.-Q.-Ol O.A. 0. 0.0 ;0.0 0 20 Pecleston Fmq 24.3% O:DX 0.0% 0.0% 21 prdle :OpUon.AllowRUE TRUE TRUE. RUE 22 Reference .. .3 110.91 12SI 1314 20.41 4 .0:9 :.$4J 14 ,A 17:5 OA 23 Ad usted Relei�enoe A3 18+1. 18:6. 1:7�4 2A eA . 13� 3$:? ermI tsd'O 24: P ►1)oit`Lelttt. 0.00 1 0.00 1 0.06 1 0.00 26 Volume.Left'LAilif . 40 173; 202 '319 Z44 523' 29! 1246 28 P rllori`l:efls'LAft 1 0.00. 1. 0.00 1. 0:00' 1 0.00 27 Left ltxn E i walenl:. 15:0 •15.0: 15.0 15:0 1. 15.0 0.9 15:0 28 Left turriiF.aotor ' 0 1.00 0.07 1.00 0.07. 1.00. 1:07 1100 29 P& MTtted:Ss1 Fbw . 7803 1900.0 120:3 1876:8 '116:8 1808:8 '1925.3 1.704.0 30 Reference4TNne. A.. 75:8 10.9 m2w0l.4 20:4" .147. 34.7 1.0 -17.5 31 Adjusted SbtursdWe 1900.0 1$76:8 3617,6 '5112: 32 Rbfererrce'iirtii.8. NA 33 Rem*hob>TkAe*Leils iV 1�1i4 NA NA 34 Refeienosti 9:e 20,.4 1'.. 1 . .35 u$M .. etence 88:8 205:4: '157.;9 1.5 Split Zia "t 36: Ref,Tirrk t0:8 20:4: 34 't7yb. 87 Raz T1rns. B `-Mbvement - !S':. 10:9 .1314 .20.4 tiAi 34:7 1 17.5. 38 Referemel n e 10:9 20.4. 34:7 17:5 39 Aid usled .Reference Tbns 16:4 16.4 24.A 24.4 3ULTI 38.7 21174 21.5 gp EsriWest JJ•otih:Soufh Ptb�ded 4!: P._erriiMsB 2l 1'51.9' 42 6.. 40.3 8t13 43 :j p. ' 43A 1 46.7 44 Combbud.. 80.5 RI ht:TynW . EBR I .WBR . NBR 45ueted;Ri gibtlbe16.8 'NB.t "A 8.0 46' Goss Tlaid h I S8T WST EST 47 Cnm'.Mwmm'h,Adl W. 38:7 .21:5 24,4 16A 48 Cn `Left DMecroll W8L SBL. SOL t3L 49 Onodtaht left AtQ Ref Timis': 7 4 D 3 8A 13:fi 50 Comiiiried '. 1;6 0 38, 50.4 1 911. 5I InterseciffonVapacitYU01hadm 67.1 52 Level of zi_f e . . BRevision 2003.0 Level of Service.is based on Orapgo Coun .CMP -Guidelln6s intersection CanacjtY Utlltzatioh Worksh*&t Intersection Location: Red kII & EI Camino City: TUS M Analyzed by: Altemadve: Project Date and Time :of Dabs: t: AM Peak. Hour Existing with Project Movertwx8 1 Movemait :EBt �~ EBT EOR W6L ,- tt VVBT 1NBji: NBA.. NBi' N SBL SBT SBR 2 Lanes :, 1 i i 1 1 Q ? 2 1 i •3, 0 3 Shared IT Lane n Yes DO 116 187 Y ' 312 188 2.31131i 1ra 1. 1214 1 4 Vt)kxtw: 10 5 Pedesiriinti 6 Ped At' Yes �w tI 7 Ped�estriiirtT " Re wired 1t 16 1.6 16 9 IdealFkiiri ' 1900 19001,19WI 1800 19MI lowl 19WI 1900 lowl '1900 1900 9!100 4 10 Loa:TNn 4 4 4 4 .4 4 4' 4 4 4 11 Mlnlmtini;Gn3en :.. .� - .4 41 41 41 .41 41 41 41 41 41 4 12lWerence-Cycle .19 13 Valume.Combined 120 86:00 118.0 187:0 .312.0 219.V 0.01 2:7..9:0 .503.0 139:Q. 13:0 1409.0 .. 14 Vokm* St • iete *ft ,- 88 fl 116.0 312. 218:0. 270.0 505.0 13.0 14094 15l rin.UtBmtloriFada'.: 1..000 1.0.00 1:000 1.000 1.. 1.000 0:971 0.952 9:000 1.000 0:908 1.000 16 Tum 'Fedor,•' , r b:950 1.000 0:850. 0.950 0:984 0.850 0..850 1.000. 0:830 .0.950 0 1?.8b0 "17 SaaWr6te5 Flowt ofhblh , 1805:0 1900D 1815.0.9.805.0 187.A1 OA 3617:8 18x5.0.7805:0 .510.. O:fl 18 Saturated FloW.Se 'isie ' 1805A 1.900:0 180$A 1870:7 3505. 3617:6. .1805.0 5101. 190,01 1.2 0: 0.0: 10M0.0 u 0.8 20 ... a. ... - : _...... Pe ; , , r .. ' 28.8� Ni 0.0.X' O.D%. 0. 21: P-ro tUd-O Uon- Iowed'- TW -u T til TRUE RUE ?Z Re�rerice_: ; :. ;:. 7:3 1.3:11. 20:1' 14:1 Q:�O >): 16 40 0;°9 1 23 Ad iMdd Re%iii Timis .:. , 9.7 1,3.2 1.. 24.7 18.. ;D 13 8 2044 4. .0pow- 24 Pia orWna'L is i` : .. , . 1 0:00 . 1 -0:00 1 . O DO 0.00 25 Vobine}Leit-.istii .. B8 11'6 3121 79 189' 253 79 47D . 28 Pio ' rlloi%1efls=.. 'i 0:00 1 0.:00 1 0:00 1 0.00 27. Left tuni'E ..... ww" 15.0 1.5.0. 15.0 15.0 .15-01 15:0 U.91 15.0 28 Left tim°FactDc 0.07 1.00, 0:07 1:00 0:07 1.00: 1.07 1.00 29 Permitted Sst.Fbw 120.3 1900:0. 120:3 1870.1 .118.:8 1808.:$: 1925:9 17WA 30 Rele'nsnice Tirii's-A- 8.i' .d T:9 31i 1 14.1 14. 16:8: OrS 33.1 31 Ad ...Ied,SafutaUori 1900.0 1870.1 3611:6 51.01.2 '32 P.LWI*noe iiA�e NA: 14.3 NA' NA. 93; Rerererioe:TM�e:Letls - 28:7+ NA 34 Refariei�ce 95 Aii ' clad Aefetince 8518; 28:7: 32.7, 143:8: 14 -3 :1. BpNtMndw Nt: 36 Ref: Tiri .... `. 7:3 14.1 18x8 33:1: 37 . _M Bre 7:3 59.4; 38, R 1-9- rfa`TMiii 7:3 20.7 16:8 33.1• 39 Ad usted:Re ia:8 13.8 24a7� 24.7 20:8 2D:W 37.1 37:1. oix - _ .East Weat . : �;Nortli S 40 58.5 51D.7 .. '41: 1; '42 S' R:. . ' 43 ii!W1llurtl : ' :. " 98:5 50:7 44 45 ' iieted.. - } 178 I 8:0 14A 8.0' 48h flkectfori' MT SBT VVBT EBT 47.Crosa: " 28A 1 37.1 MI 13.8 48 lefl`DGectloit...... tA1Bi. SBL NBL A9 O . _�.... . � . '7 .7. 8.0 13A Sall 17:9 1s4'.9 40:4 35.3 5.1 interseetiori. _ 'c :Utiltsstlo0, : '74.4% 52 Lew1Ot 8irvicti'1 41 Revisbh 2x031.0 Leve .of Service is besed on orange Counly.CMP Guldellnes 41. !I 1 I� 1 1 1 I� 1 intersection Cgp;scltY Utilization Worksheet Intorsocoon Location: Red HM 3:E1 Camkw Mr. Tustin Analyzed Or Altemallve: Date and Tien of Data: Projeft PM Peak Hour Existing with PMltq Movw"t I moven* tk EST. EBR W13L WST WbOt Wit NOT NBR sk SBT SBR 2 Lefiff. 1 1 1 1 1 .01 2 ..2 11 - 1 3 01 3 Shmited. LT. Lena: M tr resly" .4 VOkNW 88 173 169 29 2881 WU 184 am 88 5 Pod"ft* 10 0 0 0 i 6 POW Bullon: 7 Pmidsisbiiq�i` Re wired 16 16 16 -6 Hit -Rightf ya 9 Ideal. Fbw 1900 19,00 1900 1900. 19W -41 19001 1900, 19W I= I 1900 1901) 0 Gat- 41 4 4 41 41 41 -41 4. 4 11 -4 41 .4 4 41 41 A] 41 41 4-f 4. 41 _12 Reference:; e.Le 1201 13, Voluffie,'Coftk". 88.,01 173.0 169.0 2010 322.0 251.3 MEW , N57.3 35.01 7 W.01 14 Vb :Sj isle Left" B&O 17360 202.0 322.0 280.0 1052A u .3441 75COM 15 La-hCut"11:011WIF 1.000 1.0m I.Ow 1.000 ;1! 0.97-1 0_1 01952 T.000. I 1.0001 .0.908 0.950 0.950 0.9m 0.850. 0.00 '950 0. 1.0m. OAM 0"1 .,0.98 -1 171SWUi91id-ft _*06ihb I ISO&C 1900A, IW&O 1874.3. 0.0 3506.2-1.3NOITA 61 1816A. 1 5105.4 0.0 18 Isaturatedflow SCOB dale 1 805-0 1900.0 1874.3 361171 :7 TO 1806:0 .105:8 19 IPedesfth -Intelf6rinCk TIM M01 1.2 0.01 0. 0191 -0 DA 20 fodesbUh 28.3% Q.()-- .03 Tj prvtsetad op�Vcn Allowed %- TRUE L_ 22 RbMW 12A. 219161 v, 0.01 23 AdjiiiWLR6%tvftb',IVW "A] 1 24.11.1 1.3.9 301 full UAI P p 'OPOOK. ennittod'O 24 22.�I-eft'-.. 1. 0.00, 1 0.00 1: 0.00 .0.00, 25 V610iiii1eft- 88 173 202 322. 144 26- 252 26 PrdP'd'ftATefWLdt-,.'- ;!tj 1 0.00 0.00 . 27 Uft-Akfi, 15.0 15,0 15.0 .0 15. 15' 15.0 15.0 _M#_va 28 Leffuiriff4clM - 1 1.00 0.071 1.00 0.07 1.00 1 1.00 .29 PerrhftI6dSiVFbW, 1 1203 1900.0 120JI 1874.3 116E8 1808.8 34 .9 1 2.3 1701.9 171 -1 10;9 201A 10:6 30A 31 AdU&M -Sahebam 1900.0 1874..L3. 361-71.6. 5105.13 32 FW&Vrobe V...- NA. NA .33 Reference 34 11616r&ia 301:4 1479 17.8' 35 Ad usteii.Relennce:Tens .... 91A 205.4; 36 Rat TinwCombined 37, Rif M.M61BY. 13AJ *4:9. .2'31 17.6- Intersection Capacity Utilization Worksheet intersection Location: Red HM A EI Cemino City: Tudtn Ansiyz*d br. AltemaUm, Date and.Tlma of'Dsb: Project: AM Peak Hour Kim 1NINhout Prolsot J RevWpn 2003.0 1 mawmwd EBL EBT EBR WBL W13 WBR NBL NBT NBR 881. 88T SBR. 2 L�enes � 1 1 1 � 1 1 =0 q 2 1. 1 3 3 Shafed LT L 1`m Yes Y 'res. Y 4 Volume " 108 15.6 252. 420 284 30 373 674 187. al. 1`771 17�i 5 Pedestibm 10 0 0. 0 6 Ped Button a YJ& Yez 1(es va 7 Pedestrian Re ulmd 11`3 16' 16: 16 9 Ideal F.160 1900 1900 1900 19N 1900 1900 1900 1900 1900 1900 1904 T900 10 iodTTft-m ` 4 41 4 4 4 4 4. 4' 4 4 4 4 11 Mlnlmum.Gresn. 4 4 4 41 41 4j 41 4 12 Re%f*f 1`:e: " Le 120 19 Volume :Co 109.9 � 1551`01 252.91 420.0' 294.0 0:0 375.0 67+4.9: t .O 9.9. T 0 14 Volume shle:Laft 109.0 1.56:0 420.0 294.0 375.9 67.4A g:0 1885.0 151�ne Utili stbn F.at r ' " .Ow '1:000 1.900 1:000 1.000 1.000 0!97.1 0.$52: 1:0011 1.000 0. I. 18 T . • F idw 0:950 1. 0.850 0.950 0.985 0850 0.950 1.000 D:$50 0: 0.988 0:860 '17 Saturated ffow'Corntifned ` ,. 1805.0 1900:0 1615,0 1805:0 18•+7,0;8 O:O 3505:3 •36174... 'f615A 1805:0.5103 O.0 18 SatuiaWWO. Sepormte 1803.0 1900.0: 1605:Q 1870:9 3505:9 3617.6 18Q5:0 5103: 18 Pedesbieri'interferenee Time. 0,0 1:2 0:0 OA 0. 0;0 Obi O.0 20 Pedestrbn'f ... 28:3- 0.0% bw 0:07f, 21 Protected.0 tlon Allowed " TRUE. TRUE TRUE- TRUE 22 f3eference T#ns 1. .9.9. 113.7 27ij 0.01 i 11` 23 Ad ustedRe1eisncs:Tlme 111,2 15.61 22JI 31.9 222:9 8.0 1 30.. 0:00. 17 $, 48:5 8A - Peri l 24 Pio" rtbn ' # 0.00: 25 Vofume'.Li ., Haire 109 155 420 294: 187;5 937. 1a 628 26 Pro "Lefts: ' " 7 0.00 1 0.00 27Left;turm-E wwa nts 15:0 15:0 15:Q 0.97 15.0 1.00. 1'x:0 .0 15:0 1.00 0:9 1.07 15:0 1:00 28 LER fain: 0:07 1.00 29 Per ittte�d Sal`Flbw.. 120.3 4900.0 120:3 18NA 116.8 180Has 1925: ti01.3 30. Retarence Time 7p8;1 9.9 418;1?!. 18:9, 1870:9: 192.8 22A 381 b' :0 44.9 5.103.9 31; Ad u6ied Settxatibn.8 1900.0 32 Refer+enee Tbi�" NA. NA t+i�i NA 33 Fiefeierrce Timea+efts . 11A. Nk 1414 NA 34. Refersirce.Tinr9 t08.i' 41.8.8 19216' 41{.3 35 listed" eiOi 1�2r7: 422.8 186;5 48n1' s R,T1 38. lief T.1Wh- a"-. -' 9 9: 18.9. 2244. 4�1� 37. Raf.TbWO "B"" . fMoverrrent • 7.2 9:9 2 18:9; 44.3. 36 Raferenca 9.9 J1.9 27.9 31.9 281+1 22:4 26:4 48 44:3 8 39 uslad Re `renes m* abs 15:6 . Su Easy. •. 'Natli`:'SouUt " 85.2 196A 74. 55.2 40 4ppmm 47 X41 Permitted,. 422.8 42 47.5 43 FA><ibNJin, . . 47.5 RevWpn 2003.0 r intersection Capacity Utilization Worksheet lrftmwOon Locatlon: Red Hill & -El Camino city;. Tustin Analymod by: Afternstim.6; Data and Time of DOW Pr*c.t: PM Posit. Hour Future: Wffiwut P.R&d 1 1 1 1 Pbill wwo - ; RmvWm 2003.0 62.11naV61-of - ..' - 7 Level of Service, Is lbas8d Dn em-7oon,'j- Dronge County CUP sulckll;a 58;T 4T Pilr~ 203;2. [4 -42 1505 7.82 Mfg �t2EMT 44, coh"w IOU Ri Idim. - EBR WO RR NOR SO AdkH&W '201' NErr ZA :'22A sur WBT EOT t=df.W— 503, 2M 31A 1 WOL ESL NsL A ,lints. 17-2 Pbill wwo - ; RmvWm 2003.0 62.11naV61-of - ..' - 7 Level of Service, Is lbas8d Dn em-7oon,'j- Dronge County CUP sulckll;a Intersection Capacity Utilization Work.sheat Intersection Location: Red HM & El Can*w Clw..Tugm Analyzed by: AfternotWet. Dote and Time of Dsti: Project: AM Peak Hour Future With ENOU PO .51 intersection utilization '52 Level Revision 2003.0 Level of.Service Is -based on.0range.County-CfAP Guidelines -w r .- L «, I Movenwd EBL EST EBR WOL WBT WW NBL NOT NBR 81111. WIT BBR 2 Lines 14 Ol 2 2 1 1 3 0 3 Ster4o.,LT Loh Y 4 VOKWO 1161 1561 .2321 42 254 :31 3751 680I 1 17151 .1821 51 PW&kbbm*. 10 0 001 8 Ped.Stmon` Yes- 7 T1 Re abed 6 Fn3tt.. fit' Yes Yrs Ye:Ulm 9 Ideal Flow 1900: 1900 1900 low 1900 1900 1900. 1000 fi900 19001 Imi 19W im 'Tk-m-. 4 4 #41 41 41 41, 41 41 Al -4 __ 4 11- MIhInAsin grow .4-1 41 141 41 41 4.1 -41 4 . Length, 72- Rejoyenm Cj* 120 13. Volume 11IL-0 156.0 4.20.01 2..95: 37-5.0, 680.01 1 17-0. 1.89TAO)l jUrhoi, S61Mnne 14 L V6� IIGA. 156.0 295.0 375. VAL IS LbFjO..LUtHhmWft,Fic16r ima 0.974 .0.952 1.000 1.000, DAM 1000 .16 Turnip g,,Fft9,d&•A". 0.950 -I.Ow 0.850 0.950 0.984 OAM C.000 0.9meme 17 S6IuW6d'FIOW.C6ihb 1805.01- 1900.0 0.1 11570.1 31101, .3101. 78 Saluiated FiotirSe 1805.0 1900,;11 18D5,0 1870.1 1.71 6101.1 190 00 '20 PedettfiSh-Frea-IJOW1 M! 0.084 0 _j-j..Probe CWd:? on lowed. TRUE TRUE. UE 12 Rifie ... m*M,,6_7k6i:',,-'*, fol 18.91 22.61 1 44 23 �,Rde*hbb'TWO 15.6LI 22J 3: 22.91 ..28;41 ".6 Prd .T4 0.00, 1 0.00 1.1 4.00. 0:00 2 5 (ij .156 420 295: 187j 340- 17 632. 25 Pi6O~1AIW LstC. 1 0:00. 1 0.00 D_nn 1 0.00 WU1FWrh.Eqii�._ - .- 15.0 15.0: 15.0 15.0 10.0f 10; OA is;o 28 L6fthkh'F8d"- - - I UW'. I'OO.L 0.071 IM I;DOL 1.00 29 -m*w -IWTFv�. ve . 1203 190010. 12031 1870.1 JOL. .18088 1.7WA 30 Tbw A 1,143 1 919 41*81 18.9 4 1.1 44.6 1900.0 1070A 8x10 A NA M NA. tdA 33 ReferenceUdks MA 7" Refirehm-TOW 115.7 081 35 Mu-sWd 422A, 186:6 4tlA Rd Tirn*e* 9A 29A 44., .36 WT W, ; By mbvon1wd 38 ROOM$* M.ft 27 A 39 Xd]Lw" Rt%fWv* -TVw 91 26,6 48.8 48:6 UnwimPt ' i -.N&*'Sbuth 40 PW'bxAW'q47:5 1 65.5 41, Ebrrriltted 422.8. 198.41 42 47' 710. 43 65'S. 441Co 113.0 EM WOR I MDR SM. . . . . . . .... 45. . . . . . - W 3. 0 40 S8T MIT Efff AT 26:8 48.6 M..9 I&S .48 OnCom Lest Dirbn WBL EOL SOL NOL 49 D2T2, 16.5 1 III .50. 3 1 A PO .51 intersection utilization '52 Level Revision 2003.0 Level of.Service Is -based on.0range.County-CfAP Guidelines P I I I F. I Intersection Capacity Utilization WoOksheet Intersection Location: Red HID A El Camino dity: Tustin . . Anslywao Aftern&Uv*.* Date and Time of DOW Project; PM Peak Hour Future VKh PMIW I movonvikt EOL E13T EBR W13L WBT. WOk N81. NST NOR, W ftT SSR "I i 1Q, 2 'Al f1:. 3 0 intersection Capacity Utlllution Worksheet Intersection Location: Red Hill d San .Juan Clty: TuMn Analyzed by: Alterradve: Date and Time ,of Data: Project: AM Peak Ho r-Exis ft Movernerits L Revision 2003.0 1 Movert IrBL . EBT EBR WBL WMT VVSR - NHL NBT NOR : BEL S8T .SBR 2 Lorisa 0 1 0 0 1 .0 1 2 1 1 2 0 3 Snared. LT :Lane ... , v+e , t►es Yes 4 Volume ZZI 801 155 .21 . 791 48. 88 .89 441 10801 48 5. Pedkstii M.10. 0. 0 D 6 Ped euttoafift f. leas res v vis . Pedeitrish Tient Re uirsd 16' 16' 16' 96. .7 8 Free •ft( iiC•.. vs' ° � ' � . • ii�s fres 9Ideai:F�aw 1900 1:900. 1900 1900 1900 1900. 1900 1900 1900 1900 19w 1800 10 Un Tme 4 41 41 41 4 41 11 41 41 41 4 11:'Minimum.Grisit . 4 41 41 41 41 4.1 41 41 41 41 4 4 12 eierice, ire _ 120 13, Vdume•CcwbhW &0. M -X 0.0 0.0 338.0 0 -35.41 436.0 99;0 40.0 1104.0. X0.0 14 Valuitie.Se orate 22.0 235.0 211 0 127.0. 36:D 456.0'. 40.0 1108:0 15 Isrie:UUlti�tion Fai4arr.. 1:000 1.000 1:000 1:000 1..000 1.000 1:000 0.952 1.f100" . 1.000 0:952 18 : Fsclor didd0. 0:908 O:S50 0.950. 0:84'8 0.850 0:950 1.000 041.50 0:9'40 tl: 17 Saturated:Flow�Comt,Med 0.0 1720 7. 0:d 0.0 1801.5 0.0 ' 1805:0 3817:8 16.18:.. 1805' 3594.1 18 Saturatedflow:Se` 3805:0 1712A. 1805A 1792.3 1805 3617.6 1805.0 11594 9 19 Pedestilan Mterfen:nce.Tkne 0:? 1:2; O;D 0:0 A.0 DSO. 0.04 20 PeiieaViaii frk" 26.2% 0.0y6 -21 P.ro6ecba ' oa . FALSE `FALSE RUE .22 Rekn:rice .Tiriis NA NA OA Wf► NA D 2:4 . 1SA 7:4 . . i:.. 87A 0 23 rtnre'TirrM NA -1 8A M1 MA M 4041 '1&11 IMA A01 .141.0 b: permittid-Godak 24 Pno trills' 1 0.09 11 0.62 1 0.00' 7 .0;00; ZS Volurrie'teft 0. 257• 01 338 58 228' 4 '554 26 Pin rfiotit:iefls e(t' 1 0.09 11 15.0 0:62 16;3: A 115.0 0:00:. 15:0: 1 UM 0.00 15:0: 27. Lelt:tiow..E uivaWO 2.4 0.9 28 UftW i`F-eoloc .0.41. 1.0:1 M071 0:0 0.09 170:7 237.6 0:07. 12041 30.9 I. 1808:5 15:1: 1A7. 1925.3 2;7 1:00 17.97.0, -37.0: 29 PerM ttedSat'.Flow 0.01 1742:-0 30 Refeterice :A 0.0 18.7: 31 AWSabdetlon-8 0:0 0.0 6-17..b: 3594.1 32 Releref TWwB NA- NA: N MA 53 tWWe&ric6Tkw NA. NA. 287 NA' NA. 37.4 3�I Reteiencre.Tk i• .� 85 .. iisteO'Refenmas 22.7.. 241.6 36 EW.- lriie.0ornbNisd 78":7 2 .b 76:9` 9Ta0 37 RefT W, 'Movement 1. 14 8:3 2.4 1.5: 3.7 37.0 38 Re retiaii11*10 18:7 22.5' 1b.1 37.0 39 Mkided.Reliftnee 22:7 22.7 26;5 26.5 19;1 t9.1 41AI 41:0 S East West North. South 40 pk teotiid, NA 49A 41 241.6 41:0 801 41:0 42 g 49:2 43 1 Mk>i dUM - - Revision 2003.0 I � I D 1 1 1 Intersection Capacity Utlllzstlon Worksheet Intersection LocaBon; Red .HID 8 Son Juan Cky: 'rte Analyzed by: Alternative. Oats and TTnte of Data: Project: PM:P&* Four Exis*V Movemerris J Revision 2003.0 / �� _ 1 Movement EBL EST, EBR WBL WILT WOR. NOL . NOT 1&A 881. SOT SBR 2 Linea. 0 i 0 0 0. 1 2 11 1 .2 0 3 Shared LT Lane '' yes tri Y '33 4 Volulna 13 7S 441 97 80 68 65 980' "140 :55 8+1,9 5 Pedestrians 10 0 0 6 Ped Button 7 PedesideTim Re aired n 16 16 16 16 8 FreCRIptil 8 ldeei.flow 1900 1900 1900 1900 1900 1900,1900 1900 lrea 1900 1900 1900 t90Q 10 Lost Time 4 41 41 4 4 4 4 .44 11 MlnirtiOM-0n:en 4 4 4 4 4 4 4 4 4 4 12 Re erence e � 120 13. Volume. Combined 0.01 132.01 0:0 fl.a1 245:0 0:0 65.0.1 960.0 140A 53.0 67B:D 0 O 14 Valumt Se tale T.afl 13 U 119:0 1.000 97...0 1.000 148:0 '1.000 1. 65:. '1.. 080.0 0.852 1..000 b3:Li 1:000 678.0 0.952 L000 15 Lane :UINIM16hFs"- 1.000 1.0D0 16 Turning Fadoi . ` O.SWI 0.945 0:850 `0.950 0.939 .0.85fl 0:950 1:000 0. 0950 0:990 . A 850 17 Saturated Flow Combined 0.01 1795.1 OA. 12 D.0 1805:0 1784.9 1769.1 O.0 0:0 .1805 0 �. 1803.Q 3617.6 .3617.6 0. 1815:0 0.0 1805.0 1805:0 .35912 3591.2' 04 0. 0;0 18 Safurated'FOIrrSe arat8 1805.0 1794.6 19 Pedesitleh lnterterence Time 9.41 20 Pedestliah FN4yA 28:396. AX 0.096• 0.0% 21 Protected .O on: owed FALSE FALSE TRUE TUE 22 Referaenix TSriri: NA NA Q. NA] NA Q:Q X1.3 .32.5 " 1 :8' 23 Ad ed:Referenoe NA. NAI 8:0 IRNA 1 D D:40: 245' 8.3 1. !15 36:5 0:00 490: 14 11:0 1. 53. 0.00 339 as. P.ermkwd:.0 on Pro ". n Le11�r 1 O.1D VeTume:l eit 0 132 Pro Letts` lt. 1 0:10 . 0.07 0.01 16:5 0.14 249.5 a5.0 O.fl7 1209 15.0, 1.00. 1806.8 1I OA 1.07 1925..3 0.00 15.0 1.00 1795.6 [25Letttum E ulna L.ett:tiair F Permitted-SaCFiaw. 0.0 1739.3 30_ Refetehde.ai'irneA S:0 9.5 0.0. 117:8. _ D,0 64;11 °32.5: 3617.6. 3A 22.7 3591.2 31usted Setirratiotl:$ 0.10. $2 Refareride Time 0 NA1 2415 NA NA 33; Referehce..TsneLOU► 14:4 NANA 34 eferenWTb66 9.5; 24:5 64.8 :7 95 � . ustied .6te e.ni,q Time 15.4 28;z B8.8; 28x7 split.. 36 Ref 7ime.Cotnbinad 9.2: 8:4 16.5 10.0. 16.3 32:5. 22:7 Re ohne' i►AovemeM 09: 8.4 38 Re ersnoe' . 9.2 39 Adiuslsd Reference 15aT 15.2 20.5.. __N -Sm I&SF 36.5 26.T 28.7 J Revision 2003.0 Intersection Cepaaity Utilization Worksheet Intersection Location- Red HiN A San Juan City: Tutrdn Analyzed by: Alternative: Date and Time of Data: Projecc PM Peak Hour Existiric with PrJed Mavematts Revision 2003.0 EBL EST EBtt . WML Wk 1+VSR:' NOL N8T NBR. SBL BBT SBR 2 0 1 0 0 1 O 1 2 1. 1 O 3 Shaf6d.LT LaneME 19 75 45. 98 Dal6Is 85 9B3 140 53 33 4 Vohxria 10 0 0 fl 5 Pedeetilbm 6 Ped.l'tutton hi yes, us7 PedesttianTimf." aired 1b 16 1fi' 18' 8 Free"' M'. � tras �ths lres 'fig 6 Ideal:Fioyir 1900 MCI,1900 1600 1900 1900 1.800 1800 1100 1 1900 .1 10 Lost Tlriire"` ` •4 41 41 41 41 4: 41 4 • 4. # 4 -1.1. M1r�imuin;Green , 4 -4 4 # 4: 4 4. 4 4 4 1 4 12irwference: La -13 Volume CombhW 120 0.01 138:0 0:0 0.0 246.0 0.0 MO, 983.0 .33;0 683,0 O:0 14 Valuimt Se' 9ra* Left 13.01 120:0 98:0 148.0 85.0 983.0 63.01 683.0 15 Lane' Ui1 tzztion: fscW ...:. 1.000 1.000 1.000 1.00D 1.000 '1.000 1.000 0.952 1:000 1.000 .0:952 1.000 18 Tuinl "' -FactorFiat . 0.950 0.945 0,850 0.950 0.939 ` 0: 0.950 1.000 0.850 0:850 019"0:850 17 Satareted Flow Combined 0,0 1794.8 DA 0.0 178+1:9 0:0 1805.0. 3817:6 181ti.0 1 .Q 3599:4 0:0 18 Satmblvid glow 5e rata 1805.0 '1793:1 18W$,O 1759.1 1$05.8 361:7.6 1806.0 3591:4 19 Peds stfth.lnterfererice' Timis O41OA1 1:2 0.0 0:0 .0:0 O:a OA Oro 20 Ped&iian:F. 28.9%. 0:0% 1" P.roticted� tion Allowed FALSE FALSE ,. fWOE UE 22 Re rrrorioe?l'kn�;:: NA t�MA 0.0 Wi4 O� 4 $2:B:10.418.5 0:0 23 Ad .c a 'iencd Thio NA HA X8;0 IV�4 i!tA 13.0. 1 0:00 1 4 0.00 t1: . Permitted:. flail. .. '24 Pio ` .iitaiuRs°> 1 0.10. 1 0.40 . ff VoWrf* ` :L r'tti 4 193 0 246 +192 332 28 Pro"' iliori Lretiea4:tl 1 b:10 1 0.40 1 15:0 0.00 1'S- 1 0:9. 0.00 15 fl 27. left-liirr f uiv4lerrts 3:7 '1.3 1li.0 16:5 28 Left.tiim-Fa O,.Z7 0.87 0.071 0:14 0:07 ' 1..00 1A# 1.110 29. PennNted SatFlritir► 0.0. 1739:9 0.0 10.0 248:2. 118:9 1ft0:3 ci4 8 1.808:8 32 1925;9 �J51 17.95:x% 23:6 30 Reference U A . 0.0 9:6 31 Uded Sah"jdon:B 0.0 0.0 381.7:6. 359x:4 32 Refer�en0T�.B NA Nig NA NA WA 33. erarsceTlrise.Leits NA 9:6' NA 118:9 MA 64.8; 22. .34 Reiereince: 35: AOIOWd`Reierance°Time ..: ISA1 122.9. 6Bf8 26.8, 36 Fief TNzi�: 9:9 16:5. 82:8! 22. .37 Re{llrire`B':Movemsnt A.9 8:5 54f 10.0 16.5 8?:f 32.8.' 8J1 22.8. 22.8 38' Rstarirerrce"7]rIN ' 9 9' RRt�eimm 15.2 15.2 ..20;6 20.5 98J1 36:6 $ 258 Revision 2003.0 1 1 1� 1 1 1 1 1 I llltwlav�+ay.. .r..r-----� - - Intersection Location: Red Hill & Sen Juan Clq►: Tusdn Analyzed by: Alternative: Project: AM P� ur ExIslin9 Wth Project Movements Date and Time of Data: 1 Movement EBL EBT E6i WBt WBT. . Vi►8R. NBL N6T NBR" . I3BL BT SOT.. 813R 0 1 0 D 2 Lanes 3 Shared`LT Lane M Ye 22 80 1581 W . 212 79 48 Yes 38 459 99 Y 40� 1002 4t3 a vaix,�e 10 0: 0 6 Pedt siftna Yeo Tres Yet Yes 6 Ped Button 7. Pedestiiari Tkrtt aired. ' 16 16 16 i6 Yes 8 1'900 Yes 1900 '1900 1900 1900 Yes low. 1$00 900 ties 1900 1900 1#1110 1900 9 !deal Flaw.::. 4 4 4 4. 4 4 4 4 iF7 �t 1© taut:?friiB 4 4 4 4 4 4 4 4 4 4 4 11 Mlrilmum Gtn 12Refirence.-to 13 V ' irnie'Combinsd 120 0:0 258.0 0:0 0.0 336.0 0.0 36.0 458.11 99:0. 40.0 1110.0 0A 14 Volutite'Se are 22:0 1:000 236:.0 1.000 1:000. 212.0 1.000 127:0 1.000 1.000 36:0 1000 469.0 0.952 1:OOD 40A 1.000 11 T0:0 0.952 1.000 15 Lane;UUitzetionFactor 0:950 0.905 0:850 0.950 0.948 0.850 0,950 1.000 0:650 0:950 0: 0.850 16 Tu"'Fpctot' i7. Saturatbd :Flow Combiriiid . 0:0 1720:3 O:. 0.0 1801:5 0.0 1805:0 36174A 36.17.6 1615:0. i805A •3594.1 780 '9594.1 0:0 18 Satiiialed F-10': . ... 18.05A 1711.6 1.2 1806.0 1792.9 D:0 0 0 1805.0. OA 010% 0:0 .0 0% . 0.016 Q.0 16 P6desiden lnterfe�ence'Tih►e 0:8 20 Pedestriiinf - u . - 28:396 0.016' TRUE 21 Protected O !bn`Allo+lred . NA FALS.E. NA OA hiA ALSF NA bA -2 15:2 7 Z:? 37.:1 D.0 22 RefererioeTiini<- Z9 Ad usied;Reierance'Tims NAI NAC 8:0 NA 1 0.63. 8A 8: 1 193 0:00. 1. 0:00 Permitted: " 11 0:09 24 P.ro itiori; • • " % 0 758 339 96 290 40 555 25' Volume° h-ok..• 26 P.io : "r0oriletls`Left 1 0.09 1 0.63 1 0.00 1' O:0 0.00 15.0 27. L:efl turn"f i�iv8lenls. 2.4 0.9 13:0 16.3 15.0 0:07 15.0 1:00. i.07 1.00 28 Lett turir.Fwdbr . 0:42 0.0 1.01 1741.8 0.07 0.09. 170.3 120:3 1808:8. .1925:8 1797:1 29 Pcnnittd Sat Flow -30 Rete "noeYlnisl► 0.0 18:7 .0.0. O:0 238.6 3531 i5Z 2.7 97.1 91 Ad d'SatuFsVC6 8 Oct). U. 361?'.6' IVA 359NA NA 3Z Re%ieiiceTli�ie:B.. NA NA NA. 738.1. ,35:•9 3�:1 39 Rater i�cs`Tlmie t:eb Np+ 18.7 34 Refirrerice:Tiiiti� .. 227- 242A 30.11 41.1 35 ronq.. ime . S Iits 98 t'ief Ttitte' ,. . •18'.7' 22:6 ��i 15.2 2.7 37:1 37. Rei T9rie'B' .. Mova►ndt8 JAI- 1.7..3 14:1- .8.5 15.2: 37:1 `38, Refe3erNietrTinib 2Z7 18:7 2.23 76:8 Z2.6 26.6 19 19.2' 41.1.1 41:1 39 listed erenoe. Su t West.' : North.South. 49. 40 Prptected NA fps 247-9 242:8 421S wl- 411:3 60.9 49 Minh ltn ` 49.3 41:1 44 Cerrib -: . :00Rt NOR I S - Turns El3R WBR• - 45 usted:RsrfeienCs`Tlirls 8A BA 11.4 ! BID 48 Cross:. _ NOT SBT ilNBT EBT 4? Cion; ibi Tune 1B: 4:1.1 26;6 22.7 48 Oticotn i 14-DNecftni WBL EB4 SBL NBI. 49. _........ ... ..W�: .26:8 22:7 8A 8A' 50 CoinliNtetl - 8A 718 45.9 38:7 2003A 5.11ntersectlon Ca lizatiwi 7525 ClRevision 79 "i4l J f swrytoe:: -_: [-Level of service Is based on orange uouniy a.mryutorowws. r Intersection Capacity Utilization Worksheet intersection Location: Red Hill & Son Juan City. TLeft AndlyzOd W- Afternadw. Dale and Time of Data: Project: AM -Peak Hour Future Without ft&M L Ef Revision 2003.0 .52 Levet df-Serviftis bss;d onrDrsnosii County CMP -6 uldel O I I I 11 movornerd E13L EST EBR WBL WOT Wbk *L NST 14R SOL SK 6138 '2 Ulm.: 91 1 0 0. 0 1 7 '1 U 21 0 3 Stmmd-LT Lane.MPI yes ufres Y" 4 V&mim 301 108. -2011 284l ,06 6b 6141 ` 54 14 51 Pedestrians 10 0 a 6 Pod B2M2aA*j1 7. Pedestrian' :d 1.6 15 16 16 8 Free Rfult-4 IY« Yes Yec 9 Weil FbW, 19001 19=0 1900 1900 '1:900 1900 4900 1900 lowl IOMI 19M low 10 Gwum �fl 41 41 41 4j 4 4 41 41 1.1 41 4 IIIMlnlmum-.Grftn 4 .41 41 41 41 4 4 41 41 .41 41 .4 12,jReference C 1 120 13:lVokmwCmbk*d MO, 347. 0.0 0.01 455A 48MI 6.144,0 135. 64.01 14 0.1. -0ohnTie-Si 4 30.0. 317.0 2000l 171.0 48:0 814:0 54.0 1-492.0 .15 u6i'U11Nz6VbnJ:--. 1.0.00 -0.-950 x.000 1.000 110001 .1.000 1.0001 OAM 1.000. lbool 0m2f -1mW 16; urrd Factor. aim 0.850 0.9501 .0.948 1.1000 A 17 SaSaturated. Combined' ' 0.0 17208 180'1 ip. 1805,0 36.17., U17-1 1615.0 1805.0 .3594.Oj 1712.1 1.7911 0.4 Do 3617-A I 3594.0 -18.Sau"bWfldwSa 7 19,Pedtililift Inteldleffte _Qj 20 Ped6ftl6h: 2$3 0.'0'1L 0.0% ---.O.D% 71- ProDscbed 0 ori Allowed FALSE FALSE TRU RUE '22 A -W -Wit �, NA 1 si o NA NAI O'Al' 321 -XL4. -viol 3Aj 49A -23 Aoi4W-1 I 'NAl NAI Ul KAI** 2".. 13A.1 "'1. 53 Pernolfted.;QPdon 24 Pft Uft' 11 0.09 1 0. AA 0.00 ' 25 . 0 347 0 455 A - -VA& 26 Pfo'D"o'rtW'Uft,Ldft.; I OM: 1 0.6.2. 27 Uft'tL*fi-E4Uhfbbfl* A 0.9 1&0 162 1&01 -15:0 0.01 15. 28 Veft"torr: Faiolor 0.42 1.01 O.M. 0609 0.071 1.00, • 1.07 1.00 29 Per Sn't Iflraw 0.0 17A21 041 17,03 12CUL3 '18081 '1808. 19262. 1797,0 30 Refer . ermt.. 24. 3.181 47A 20.4 3.8 49. 0.0 D.0, 3517-.6 3594.D ' .LVAdiusMSe 32 RefeOrrAM-11MA" NA' NA NA 33 Reft'4 �`M '.' - NA 34 4;9. 35 AAMed 3=2 3 Silt 1710al" 36 Ref Thne Combkrsil. Z4:9 3 20 4 AW 230 is's 11.15 20.4 ZA 42A. 38 Rdbr*i='TV*- 94.9- .30.I 204 492 39 Ad" A*W Rammhos -- 28 28.0 34.3 34.3 24.4 24A 63J8 53.8, 40. Protected: NA V ParmMid 00 -m--- _L2 .63.3 :53.8. .44. Rloht'Twm W.814., NBR SHR 45 AdWW.FWkr-enqe1Wm SA 8.0 13.9, a 46. NErr" SBT WET EST V7 bbu� • 4-'.. 24.4. Z.� SU 34.; 2U .48 Ondon**AA-R-. VWMBL Slill. MX AS M 80 "'u 8.0 r5-0 Co"61in.-C -- 1- An '90.8- 5602 1 44A Ef Revision 2003.0 .52 Levet df-Serviftis bss;d onrDrsnosii County CMP -6 uldel O I Intersection Capacity Utilization Worksheet Intersection Location: Red kil &.Sen Juan CHy: Tuon Analyzed by: Alternative: Date and Time of Data: Project: PM Peak HourAdme Without PAW Revision 2003.0 s -► r •- t r► �► 1 Movemeert EBL EBT E13R W13L WBT WIM NBL NBT NBR SBL. -807, SBR 2 Lenss. 0 1 .0 0. 1 0 11 :21 1 1 21 0 3 Shsred LT Lorw Yes Yes Yes . 4 Vokwno 471 101 59. 1311 108 92 871 1911i 188 7-1 888 5 Pe 10 0 0. 6 Ped Bulton yes Yes. Yes 1►ei: 7 Pedesuien flmhu ReqLdrod . 16 16 16 16- B. Free : , hl . Yes ltiii ties Yes 9 Ideal 'Paw 1900 19MI 1800. 1900 1900 19WI lowl lowl 1900 1. 1900 1900 10,L55i"Tiiae. 4 -41 41 4. # . 41 4 .4. 4 .4 4. -4 19 MIntmum:-cane 4. 41 41 41 4j 41 41 4 AIJ 4 41 4 12 RelefthboZycle Length . 120 13 Volume Combined 0.01 177.0 0:0 0:0 331.0 D.0 8T. 1 ti. 188.0. 7'1:0 9120 0.0 14 VOW64.1Seoinitn 17.01 160:0 -131.;Ol 200.0 07.01 1319.0 71:0 912.0 15 La"Volkifth Facior. 1.0001 1.000 1.000 towl 1.000.: 1:OQ0 1.00.01 0.952 1.000 1.000 -0.2521 19= 98 FscXor. 0.950. 0:515 0.850 0.950 0.939 0:850 0.950 9:000 fl,860 0:950 0.9931 0;8$0 17 Seturefed. Comb h ed 0.0 1796:9 fl.0 0:0 1784.8 fl:0 1805:fl f7.$ 1Bl5A. 1805,0 359'1:4 0. 18, Saturated Flow•St urate 1805,0 1794.9 9805.0 1768.9. 1803. 361,7.6; 1;BOSA, 3591:4 n 19. Pedestrian Interference Time 0.4 1,2. 0.0 0:0 0:0 20 Pede"stiieii' . 28.3% 0.0 0.0%. 0:07 21' Prole on Allowed ALSEL FALSE TRUE. TRU ?2 Referonce +43:8I l4:0 4 90 00 723 A mled:Reference` imWa NA Nie► 13: N�1 B:8 4T 8: S4.b 8. P-amd ted OpUm 24 Pro " rtlonUft. 1 0.10 1 0:40 1 fl,00: 1 0:00 25 Vokiimie'1All Uns A 177 0 331 660 71 436 26 Piop6rWO LOWAR 1 0.10 1 0.40 1 0.00 1 0.00- 27 L -ell hkh'E utvalerrts 3.8 1.9 15.0 18.5 16:0 1.5.0 0.9 15A 28 Left -Wm Factor 0:26 0.97 O.OT 0+14 0.07-1 1.001. 1.00 29 Par ditd Sit RoN 0.0 1741.5 0.0' . 249:6 120-A 1806.8w,19253' 1.795.7 30 Reference IMIDA 0:0 12.6. 0:0 159:1 BL -61 43.8 31 A4uitod Setirie 0.0: 6 3617.1 3591:4.. 32 Ref6Wrm be Tierie NA 11iA i+lA Wl4 33 Reference TWO Lags" T4A► NA NA. WA 34 h. � : " .. Rafeenoa 12.6. 169.1 86. .30' 35 AjdjUd6d R ----encs . 17.6 68:1 90:8'-.5 S It Tkwft 3110- 122 22:3, 43.1. 97 :Ref Movement 'L.1 11.1 817 13.6 S&I 43:8 38 Re{eren'ryrlj. 12.2 22.3 43.8 30:5 39 Ad)us-A R rarmrum I US 17:3 263 Z6.3 47.8 47.8 34.5 34.5 Revision 2003.0 Intersection Caoeclty Utilization Worksheet Intersection Location: Red HIN d, San .Mien CRY: Tumun Anafyz«d by, AlternsOft:. Date and Time of Vatw P"*Ict AM Peak Hour'Fulum With. EMLW. Revision 2003A 11 [:-2 EBL EST EBR . WBL WST WBi NOL NBT NBR S$L SOT SBR Lanes 0 4 0 1 0 1 2 1 1 0 Stisracf LT. Lane f Cres 30. 108 210 Vg 2851 106 65 tie: 481 818 193 :54 141 a Voksine 10 Q 0. 0 5 Pedes 6 Ped=Button � �� lras tris nes 7Prdestfian R Uired 16 16 18 8 Free:. v lrs vis . lfec Ides 9 ldeei floyr 1900 1900 1900 1900. 1900 1900 1900 1900 19" 1.9-W 1900 1900 10 LidatTlmi. 4 4 # 4 �1 � 4 4 � 4 .11 Minimum 4' 4 { 4 4 4, 't 4 4 4 12 Reference. cydeLengM 13 Vokrtne co - 20 OA 348:D 0:0 0 0 456A :0 48.0. 848.0 133,0 5.4..0 14"0 OA - '14 Volume;Se tale Lott 30,01 11&0 20&0 17:1.0 48.0 81.8: $4.0 1494A 15 Lsrie:UtllE tionl=s+Nloi' . 1..000. 1:000. 1.000 1..000 1.000 10000 1.000 '0.952 4.000 1.000 0... 1:000 18 Tuml Faceist DAA .0.906 0.850 Q.,9501 0:948 0.$50. 0.950 1A00 0.850 0.95Q0.993 O. 17 Satursteid'Fbw Corribindd 0.0 1720.6 0:4i 1.2. 0:0 x805.0 1801.3: 1791.7 0:0 0:0 00 1805A: 1DD6A 3817:6. 3b'17:8 0:0 1616:0 0.0 1805 i1 1.80'0 3594.0 3594.0. D.O. 41:8 0. 0 18 St�turs� F1cw'Se .. riots 1805.0 1711:8 19 Pedestrian Ifiterferenioe Titre 0 �. 2D Prdest�fen F 28x9'6 .0.0% FALSE: 0.0X. TRUE 0.0% UE 21 P.rewcte9,2 ' n All FALSE . 22 Riefet -" '•T*ita tom► I+aa► . D:o Q1. 3� 20.5. Valo 49.1a 23 ltd usted Re UMM* 117i s . -MA NA -8A IVA 9.9 8.D -24.5 13 41. Permitted` . . -24: 1 0.49 1 0.63 1 0.00: 1 0.00 25 Volume.trlG O 348 D . 456' 309 134 747 26 Pro rflon:L A. let' 1. 0:09: 1 O4.2 1' 0.00: '1 0.00 27 Left'tum E " ctivakttb 0.9 15:0 OAT 162 . 0:09. IS -01 0:07 15.0 1:00; OA 1.D7 15.0 .1.00 28 LeflAurn Feolot 0,42 1.0'f 29. L etmitted Sst lr w 0:0 1742.0 O:D . 170:6 120.3. 1808.8. 1925.8 1797.0 30 Refere ft . O�0 25:0,: 0 320:$ 474 20.5' 3:6 X9:9 31 A listed S * iti ' 0;0 0.0. ,36178 3594,0 32 Refierencie.Ti A 8 w'► Nle Nle . 33 Refs ,. :L M � � 320:8 NA 4T:9 � 49:0 '34 Referonoe 25,0 35 Ad listed. fence'ThcN1. 29:0 324:8 51..9 :S 36. Ref:Tbne'ombtied , 25:0 .30.4 20:5 49 "37. f3ei T H ' iMuver�tetd 3t41 ?3.0. 1. 9+4:4` 11.5 30.4 34.4 24 ` 20.5 20.5 24.5 'J.O 59.9 49:9 49:Q 63.9 38 Retefei" The 25.0 Z9A 29:0 39 Ad asWed ROW nce Su Easttrl►ast . .North' South 64:9 40 Hole ;W .. NA. 4,1. EannNted 3244 42 W: : BILA . .. .83:4 Revision 2003A 11 1 1 1 1 1 1 Intersection Capacity Utilization Worksheet intersection Location: Red Hil A San Juan City: TuMM Analysed by: Altematiw: Date and Time ,of Date: Pr4ect: PM Peak Hoax Future With PRO 1 Movement j .. EBL - EBT EBR r WBL ~ L WBT . WOK I Nil. NBT NBR SB�. S8T SBR 2 Lanes 0 1 0 0. 1 Q' 1 3 11 1 2 0 3 Shared LT Leve rs 'Yes 4 Volume. 171 101 81 132 108 92. B7 1523. 188 71 91B 44 5 Pedestrians 10, 0' 0 6 Ped Button. res res res. 16 res 16 7 Pedestrian T Re uired 16 16 8 Frbe-RightlYffilrer tris 1►es 9 !deal FkPW . 1900 1800 1800 ' 1900 1900 1900 1900. 1900.. ib00 9900 .1 10 Loat.iims 41 41 41 41 4 1 41 4 .4 4 4 ,t1. Whlinuni .Green 4 4 Al4 4 4 4 .4 4 4 4 12.jReferehb C' 120 13 Volume Combkned 0.0 179:0. 0.0 332.01 :O.OJ 87.01 1323.0 1880 71.0 919:. 0.0 14 Volume Se rbfe lisTt 17:0 162.0 132.0 200.0 57-M]1323.0 74. 919.0 15 Lmbd Utgtgtlon Fe-dW 1. 1.000. y.000 1.000 1:000 .1.0001 0.952 1000 1.0001 .0.982 1.000 18 u " -Fs`ctot AWWO-Wj 0.944 0:850 0.950 0.839 0:850 0.950 1:000 AJC 0.960 0.993 .850 MSaturated'Fl6wv,Comtilned. 0.0 1794.3 AA 0.0 1784:8 0:-0 1805:0 .36'17.5 1$.15:0' 1805A. 3MX. 0.. 18 Sotun3fed'Fiow.Se 'rate 1805:0 1792:7 1805:0 1.768:9 i JI 3617.6 1805.0 3Q91.6 1.9 Pedeett KI111erlerence Time VAI 12 0• 0.0 A.0 20 Pedeableff ..ue :28:3% 0.0%. OA'1i 0.096 21. Protealed Al FALSE FAt RUE UE 22 Retei+ence'Tirti6' . NA NA 0:0 NA .02.1 43A 14:R 4.7. 90.i OA 23 Ad usted Reference Tkne I NA1 8:.. Niil NA ' 8, 9.6 4749 1. $�2 34.T 8:0 Permlttad- 2a F*o ' rdon. 11 0:o9 1 fl 4D. -0:00: 1 0.00 25 Volum6.1a1t Lane, 0 179 0 332. .87 662 :25 � ' nLo t: teft 1 otos 1 15.0 0.40 16.5 4 15.0 O.00 15:0' 1 Q 0.00 15.0 27_ LeR.tumft 3.7 1.8 0.A7 1.00: 28 Left•fiirn: adw I 0:9T -0.071 0.14 1. 1.00 29 PerriMW-SN'Row 0.0 1741.3 0.01 248.6 1 .1608:8 X43:9. 361.7:6 1925 +{:. 179b.8. 30.7 3591.6 30 Referarioe Time R 1 .0A 12:8 0.01 160.3 0.0 31 Saturat M'f DA 32 RbWmndwMmiB 33. Refeiatice Tkns.NA NA (Vlw NA NfC NA. 34 Reierience� . W69 12:8 160. 1W .86. 80.$ 30.7 54:7 35 Ad Titiw 17.7 S Bt:Ti . 36 0.6#0 ne 12.4_ 1111111111111111P22 9 49.9. 30:7 EXHIBIT B TO RESOLUTION NO. 07-93 Exhibit B of Resolution No. 07-93 Mitigation Monitoring Report A Mitigated Negative Declaration has been prepared and adopted for the Monarch Village Tustin at 13 841 Red Hill Avenue. The following mitigation measures are included as conditions of approval for the project and will be in place through construction of the project or until all mitigation measures are implemented. Measure Timing and Implementation Compliance Enforcement Responsibility Responsibility Cultural Resources: • If buried resources are found during grading within the Prior to grading operation Project developer City of Tustin Community project area, a qualified archaeologist would need to Development Department assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. Land Use Planning: • Prior to issuance of any permit, approval of a General Prior to issuance of building Project developer City of Tustin Community Plan Amendment to Planned Community permit Development Department Commercial/Business and a Zone Change to Central Commercial (C-2) district shall be obtained. • Prior to the issuance of a building permit, the applicant Prior to the issuance of a Project developer City of Tustin Community shall record a covenant running with the land that is building permit Development Department binding upon the property owner and successors in interest subject to review and approval by the Director of Community Development and the City Attorney consistent with the conditions of approval including but not limited to the following: Mitigation Monitoring Report Monarch Village Tustin Page I of 4 Measure Timing and Implementation Compliance Responsibility Enforcement Responsibility ✓ The use shall be limited to an assisted living/congregate care facility for persons of 62 years or older. ✓ Combination of housing, personalized supportive services, and health care designed to meet the needs of those who need help with daily living shall be provided at all times and shall include, but not limited to the following: • Three meals a day served in a common dining area • Housekeeping services and personal laundry services • Transportation • Assistance with eating, bathing, dressing, toileting, and walking • Access to health and medical services • 24-hour security and staff availability • Emergency call systems for each resident's unit • Health promotion and exercise programs • Medication management • Social and recreational activities The above services may be provided either by the owner of the facility ("owner") or by the use of outside providers; however, the owner shall be responsible to ensure these services are available upon request. ✓ Of the 204 parking spaces, only 171 residents may have automobile. This restriction shall be incorporated in any lease or rental agreement. Mitigation Monitoring Report Monarch Village Tustin Page 2 of 4 Measure Timing and Implementation Compliance Enforcement Responsibility Responsibility ✓ The owner and/or operator of the facility shall ensure that on-site services and parking are provided such that off-site or surrounding properties parking are not impacted. Noise: Prior to issuance of Project developer City of Tustin Community a building permit Development Department • Roof ceiling construction shall be roofing on 1/2" plywood. Batt insulation shall be installed in joist spaces. The ceilings shall be on layer 5/8" gypboard nailed direct. • All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud spaces. Exterior walls shall be stucco or other approved exterior plaster. Interior walls shall be made with 5/8"gypboard. All other windows and glass doors shall be double glazing. • All southeast facing perimeter windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing may be provided with either 1/4" laminated glass or a dual pane assembly with a 1/2" airspace. In either case, the glazing supplier shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. • All entry doors shall be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. Traffic: Prior to issuance of Project developer City of Tustin Community a building permit Development Department • Striping on Red Hill Avenue shall be modified to provide northbound left turns into the project driveway, but no Mitigation Monitoring Report Monarch Village Tustin Page 3 of 4 Measure Timing and Implementation Compliance Responsibility Enforcement Responsibility left turns out of the driveway. A "Right Turn Only" sign shall be installed on private property for traffic exiting the project driveway. • Large semi -trailers and moving vans shall be prohibited from entering the site. Move -in conditions along with other terms and conditions for residency at the complex shall be included in the signed Tenant Agreement. • Prior to issuance of a building permit, count -down pedestrian heads shall be installed at the intersection of Redhill and San Juan Street by City forces at the expense of the applicant. • The project shall maintain a total of 204 parking spaces with a minimum of 0.85 parking ratio per unit at all times (171 spaces assigned to the units and 33 spaces for employees and guests parking). Mitigation Monitoring Report Monarch Village Tustin Page 4 of 4 RESOLUTION NO. 07-94 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING GENERAL PLAN AMENDMENT 07- 001 AMENDING THE GENERAL PLAN LAND USE DESIGNATIONS FROM PUBLIC/INSTITUTIONAL TO PLANNED COMMUNITY COMMERCIAL/BUSINESS TO ACCOMMODATE THE CONSTRUCTION OF AN ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED HILL AVENUE. The City Council does hereby resolve as follows: I. The City Council finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change the General Plan land use designation from Public and Institutional to Planned Community Commercial/Business to accommodate the proposed project; B. That a public hearing was duly called, noticed, and held on said application on November 13, 2007, by the Planning Commission and the Planning Commission adopted Resolution No. 4072 recommending that the City Council approve General Plan Amendment 07-001. C. That a public hearing was duly called, noticed, and held on said application December 4, 20071 by the City Council. C. That General Plan Amendment 07-001 is consistent with and implements the following Land Use Element goals and policies of the General Plan: 1. Goal 1 of the Land Use Element provides for a well balanced land use pattern that accommodates existing and future needs for a variety of land uses. 2. Policy 1.5 encourages compatible and complementary infill of previously by-passed parcels in areas already predominantly developed. 3. Policy 2.2 requires maintaining consistency among the Land Use Element, Zoning Ordinances, and other City ordinances, regulations, and standards. 4. Goal 3 of the Land Use Element ensures that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. Resolution No. 07-94 Page 2 5. Goal 6 of the Land Use Element which encourages improvement of urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods, commercial, and business park districts. D. That the proposed amendment to the land use designation is in the best interest of the public and ensure consistency between the General Plan and the Zoning Ordinance. E. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001 and Zone Change 07-002 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; II. The City Council hereby approves General Plan Amendment 07-001 amending the General Plan Land Use Designation of the project site from Public/Institutional to Planned Community Commercial/Business, as identified in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 4th day of December, 2007. LOU BONE MAYOR PAMELA STOKER CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) I, Pamela Stoker, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 07-94 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 4th day of December, 2007, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: PAMELA STOKER CITY CLERK Exhibit A Resolution No. 07-94 General Plan Amendment 07-001 13841 Red Hill Avenue 1110111811� oe�e __ ••p• MAN I 041, Existing ieoo� oe�e MGM ..p. ion I 041, Proposed ORDINANCE NO. 1346 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, ADOPTING ZONE CHANGE 07-002 AMENDING THE ZONING MAP OF THE CITY OF TUSTIN TO REZONE THE PROPERTY LOCATED AT 13841 RED HILL AVENUE FROM PUBLIC AND INSTITUTIONAL (P&I) TO CENTRAL COMMERCIAL (C-2) ZONING DISTRICT TO ACCOMMODATE THE CONSTRUCTION OF AN ASSISTED LIVING/CONGREGATE CARE FACILITY AGE RESTRICTED TO 62 YEARS OR OLDER. The City Council of the City of Tustin does hereby ordain as follows: Section 1. FINDINGS The City Council finds and determines as follows: A. That a proper application has been submitted by American Senior Living Development, LLC to change zoning designation from Public and Institutional (P&I) to Central Commercial (C-2) to accommodate the construction of an age -restricted (62 years or older) assisted living/congregate care facility at 13841 Red Hill Avenue; B. That a public hearing was duly called, noticed, and held on said application on November 13, 2007, by the Planning Commission. The Planning Commission adopted Resolution No. 4073 recommending that the City Council approves Zone Change 07-002. C. That a public hearing was duly called, noticed, and held on said application on December 4, 2007, by the City Council. D. That the proposed amendment to the zoning district is in the best interest of the public in that it provides for the construction of a new senior facility that is age restricted to persons that are 62 years or older. E. That the proposed zone change is consistent with General Plan Amendment 07-001 and the policies of the General Plan, as evidenced by the following findings: (a) The proposed zone change to Central Commercial District is consistent with the General Plan Amendment 07-001. (b) The project site is bounded by areas zoned Retail Commercial (C-1) and Central Commercial (C-2) districts to the east across Red Hill Avenue, Central Commercial (C-2) district to the south, Ordinance No. 1346 Page 2 Public and Institutional (P&I) district to the west, and Multiple Family Residential (R-3, 2200) and Retail Commercial districts to the north. The zone change to Central Commercial (C-2) district would be compatible with the surrounding zoning districts. (c) The location of the proposed project desired by the community to allow for improvements in the area. D. That an Initial Study was prepared to evaluate the potential environmental impacts associated with General Plan Amendment 07-001 and Zone Change 07-002 that concluded, with mitigation measures, potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; Section 2. The City Council herby approves Zone Change 07-002 and amends the Zoning Map of the City of Tustin in accordance with Exhibit A, attached hereto. Section 3. SEVERABILITY All of the provisions of this ordinance shall be construed together to accomplish the purpose of these regulations. If any provision of this part is held by a court to be invalid or unconstitutional, such invalidity or unconstitutionality shall apply only to the particular facts, or if a provision is declared to be invalid or unconstitutional as applied to all facts, all of the remaining provisions of this ordinance shall continue to be fully effective. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 4t" day of December, 2007. LOU BONE MAYOR PAMELA STOKER CITY CLERK Ordinance No. 1346 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) CERTIFICATION FOR ORDINANCE NO. 1346 PAMELA STOKER, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1346 was duly and regularly introduced at a regular meeting of the Tustin City Council, held on the 4t" day of December, 2007, and was given its second reading, passed, and adopted at a regular meeting of the City Council held on the day of , 2008 by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: PAMELA STOKER City Clerk Exhibit A Ordinance No. 1346 Zone Change 07-002 13841 Red Hill Avenue �eee� �seao =_ ••p. iY �Old �) I Existing Proposed I Proposed