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HomeMy WebLinkAbout03 CUP 2017-15 MENTAL HEALTH OUT-PATIENT CRISIS SERVICE FACILITY f AGENDA REPORT ITEM #3 y MEETING DATE: SEPTEMBER 26, 2017 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2017-15 APPLICANT: PROPERTY OWNER: WESLEY OKAMOTO ROBERT KO MARTINEZ & OKAMOTO ARCHITECTS KO'S PACKERS SQUARE INC. 15487 SENECA ROAD, SUITE 203 747 S. LEMON AVE. VICTORVILLE, CA 92392 WALNUT, CA 91789 LOCATION: 13132 NEWPORT AVENUE GENERAL PLAN: COMMUNITY COMMERCIAL (CC) ZONING: PLANNED COMMUNITY COMMERCIAL (PC-COMM) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1) PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: TO AMEND A PREVIOUSLY APPROVED CUP (CUP 94-15) RELATIVE TO THE HOURS OF OPERATION AND AMEND CUP 2015-27 FOR A JOINT USE PARKING DEMAND ANALYSIS RELATIVE TO THE ADEQUACY OF THE EXISTING 269 PARKING SPACES AT PACKERS SQUARE SHOPPING CENTER TO ACCOMMODATE A 7,600 SQUARE FOOT MENTAL HEALTH OUT-PATIENT CRISIS SERVICE FACILITY. Planning Commission September 26, 2017 CUP 2017-15 Page 2 _ 5 172 N �r a r - a RECOMMENDATION: That the Planning Commission adopt Resolution No. 4349 (Attachment 1) approving Conditional Use Permit (CUP) 2017-15 to authorize the establishment of a 7,600 square foot mental health out-patient crisis facility with 269 parking spaces within the first floor of an existing medical office building located at 13132 Newport Avenue. APPROVAL AUTHORITY The subject property is located within the Planned Community Commercial (PC COMM) zoning district and the Community Commercial land use designation. Pursuant to Tustin City Code (TCC) Section 9244d and the Development Plan approved for Packer's Square, the proposed use requires modifications to previously approved conditions of approval relative to hours of operation (CUP 94-15) and the joint use parking analysis (CUP 2015- 27) by the Planning Commission. BACKGROUND: Site and Summary The project site is located at the southeast corner of the intersection at Newport Avenue and Irvine Boulevard. The subject property is zoned as Planned Community Commercial (PC COM) and is designated as Community Commercial (CC) by the Tustin General Plan. The Community Commercial land use designation allows for a variety of retail, professional office, service commercial and other uses that support the land use. Adjacent properties to the north, across Newport Avenue, are zoned Retail Commercial (C1). Abutting the subject property to the east is Retail Commercial (Cl), with Multiple Family Residential (R3) apartments to the west, and Retail Commercial (C1) and Planned Development (PD) condominiums to the south (Figure 1). Planning Commission September 26, 2017 CUP 2417-15 Page 3 "MAL -ALI W/ C1 r CI i Location R 3 rt1 4\l � A PD Figure 1: Zoning Map DISCUSSION Project Description The applicant, St. Joseph Hospital of Orange, is requesting authorization to establish a 2417 (24-hour/7-days a week) mental health out-patient crisis service facility within an existing medical office building at 13132 Newport Avenue (Packer's Square). St. Joseph Hospital will be sub-leasing the first floor to Exodus Recovery Inc. for operation of the proposed use. The second floor contains four (4) suites with two (2) dental offices, a surgery center and a medical/financial office. The proposed use will occupy a portion of one (1) of four (4) buildings which altogether total 48,408 square feet with 269 shared parking spaces for all tenants within the center. No tenant improvements to the exterior of the building are planned, but the applicant is proposing tenant improvements to the first floor interior floor area. Conditional Use Permit (CUP) 94-15 established a maximum allowance of 31,743 square feet of office area, including medical uses, within Packers Square (see Attachment G). It also established business hours of operation from 7:00 a.m. to 7:00 p.m., five (5) days a week and stipulated that any extension of these hours shall require approval of an amendment to the CUP by the Planning Commission. As proposed, the overall proposed square footage devoted to office and medical uses will not exceed the maximum allowance of 31,743 square feet and the proposed project will only require an amendment to CUP 94-15 to allow extended hours of operation. Conditional Use Permit (CUP) 2015-27 authorized a reduction of off-street parking requirements through joint use/shared parking to accommodate the conversion of up to 6,700 square feet of office space to retail and restaurant uses within Packers Square. A Parking Demand Analysis was prepared by a licensed traffic engineer demonstrating the sufficiency of 269 on-site parking spaces. Per Condition 2.1 of Resolution No. 4302 (see Planning Commission September 26, 2017 CUP 2017-15 Page 4 Attachment H), any reduction of on-site parking or change of tenant spacesluses, parking lot or circulation shall be reviewed and approved by the Community Development Department. As a result of the proposed use change requires a modification to the Parking Demand Analysis completed for CUP 2015-27. Business Operation The proposed mental health out-patient,facility will function as a "Crisis Stabilization Unit" (CSU) and will provide psychiatric and chemical dependency services which include: mental health assessment, medical evaluation, psychological therapeutic evaluation/intervention, social services, and referrals. The facility will serve as a medical consulting office assessment site and will not be a licensed medical office clinic. The proposed facility would operate 24 hours per day, seven (7) days per week. Based on the submitted application, the CSU will accept clients directly from law enforcement, hospitals and emergency departments, mental health agencies, physical health clinics, self-referral walk-ins and faith-based organizations. It is anticipated that many clients will either be dropped off or transferred, by non-emergency (no siren/lights) ambulance. All clients receive intensive comprehensive services. The services encompass a mental health. assessment, physical assessment, medication evaluation and when needed medication, crisis intervention, food, rest, clean clothes, shower, social and psychological support as well as linkage to needed services upon discharge including transportation to discharge destination. The proposed facility anticipates 16-20 clients per day with average stay times of seven (7) hours. Approximately ten (10) employees are anticipated during the daytime shift and approximately eight (8) employees are anticipated during the nighttime shift. Per proposed Condition 2.2, two (2) security guards will be on-site at all times to ensure orderly operations. As stated in the written business description (see Attachments C & D), the discharge planning process is very specialized and individualized based on the intra-disciplinary assessments, clinical team recommendations and collateral information. Family and extended family members will be contacted as well as case managers to assist with the discharge disposition. Homeless clients will be treated and offered the same services and assistance as all other clients and will be linked to providers, transitional and permanent housing and shelters. Once the client has been assessed and received treatment, the patient is discharged and transported via an Exodus facility van operated by a mental health professional to their discharge location. Occasionally, family members/significant others will come to the CSU to pick up a client. Per the application, Exodus Recovery, Inc. has been providing quality psychiatric and chemical dependency services in Southern California communities since 1989. .Beginning with the management of hospital based inpatient and outpatient programs, Exodus eventually expanded into the operation of mental health intensive outpatient services as a contractor with Los Angeles, San Diego, Fresno, and Solano County Mental/Behavioral Health Departments. Planning Commission September 26, 2017 CUP 2017-15 Page 5 Orange County has a shortage of mental health services and facilities to serve both the local and regional community. Recent media reports have stated that services being provided within the County are not meeting actual patient needs and that there is a demonstrated need for additional facilities. The proposed CSU facility will assist in filling a gap in services for both patients as well as provide additional assistance to the Tustin police department with mental health related calls for service. The Tustin Police Department supports the submitted application, as conditioned. The facility will expedite the process Police Officers go through to check a mental health patient in for assessment or treatment and then efficiently return the Police Officer back to service in the community. Resolution No. 4349 includes a condition of approval stating that Tustin Police Department referrals will be given preference for needed services. --- �� yr 1 13't32 at , Figure 2: Proposed Mental Health Facility Location Hours of Operation The proposed business hours of operation will be 24 hours per day/7-days a week. These hours are different than what was approved through CUP 94-15 which limited operational hours from 7:00 a.m. to 7:00 p.m., five (5) days per week, specifically Monday through Friday. As a result, a modification is necessary to CUP 94-15 to allow for the expanded hours of operation, Conditions of Approval have been incorporated in the attached Resolution for 24/7 operation (see Attachment 1). Planning Commission September 26, 2017 CUP 2017-15 Page 6 Noise The proposed operation of the facility will take place within an existing, enclosed building that was previously used as a medical office clinic. While the use will operate 24-hours per day, the use will be relatively quiet and anticipated impacts to the surrounding areas will be limited. Per the applicant, non-emergency (no lights/siren) ambulances will transport patients to and from the facility. There are residentially zoned properties adjacent to the subject site. The closest residence is approximately 235 feet from the main entrance. Condition 2.9 has been included in Resolution No. 4349 which states no loitering shall be,permitted outside the facility at any time, particularly during nighttime hours. Parking & Parking Demand Analysis As required for joint use parking, a licensed traffic engineer examined the expected parking needs of the center, based upon the size and type of proposed use & occupancy, relative to the parking supply. This methodology examines shared parking usage patterns by time-of-day, recognizing that the parking demand for each tenancy type varies by time of day, day of week and month of the year. Packers Square is an existing 48,408 square foot retail/commercial center with 269 on- site parking spaces to serve the uses within the center. As of August 2017, the existing center has a current occupancy of 29,292 square feet and a vacancy of 19,116 square feet. The proposed project consists of replacing 7,600 square feet of vacant medical office floor area with the proposed use. The remaining vacant :floor area of 11,516 square feet is to be occupied by a mixture of retail uses and/or restaurant/food services. The Parking Demand Analysis provided (Attachment E) shows that the individual land use types (i.e. eating establishments, retail shops, office/medical office, service retail, etc.) experience peak demands at different times of the day, day of the week and month of the year. The Demand Analysis divided the center into three (3) zones: Zone A, Zone B, and Zone C (Figure 3) and evaluated the existing tenancies as well as the anticipated mix of the center with the proposed use. Pursuant to the TCC, Packers Square would require 282 parking spaces at full occupancy. The project site currently provides a total of 269 parking spaces on site. As a result, there is a deficit of thirteen (13) parking spaces based upon the TCC requirements for off-street parking. Given the mix of tenancies within the center and unique operational characteristics of the proposed use, the shared parking analysis concluded that the available shared parking supply of 269 spaces will be sufficient to meet the projected parking demands of existing and proposed uses, including the proposed project. The weekday scenario results in a minimum surplus of 52 spaces, while the weekend scenario results in a minimum surplus of 75 spaces. As a result, adequate parking will be provided on-site to accommodate the existing mix of uses as well as the development of the 7,600 square foot space for the proposed use. Planning Commission September 26, 2017 CUP 2017-15 Page 7 If, in the future, the 269 on-site parking spaces are not deemed sufficient and do not accommodate the demand on-site, the applicant will be required to alleviate the matter by Condition 2.11 of Resolution No. 4349. Staff also confirmed that there are twenty-two (22) on-street parking spaces on Packer's Circle for the use of the tenants at Packers Square. This is in addition to the 269 existing on-site parking spaces. Pursuant to Resolution No. 1769 approving Tentative Tract Map 10495, on-street parking was allowed with recordation of permanent access and parking easements for the four (4) lots that comprise Packers Square. f Bldg 8113 tall) Bldg Ni3102 H RTttauranta tv Ya ABC D E ' JimK Z _ " . 1 - . 11 f it .r1 Bldg 1113132 IL • )t j OMC*) i , -11id �131s2 I R ifA.A.-E '.I +PITAL /�7G,y+��\ •. _ FIGURE 3 PROJECT $I"'B PLAN AND PARKING ZONM Figure 3: Site Plan with Parking Total by Zone ANALYSIS In determining whether to approve the proposed use and the modifications to prior entitlements (CUP 94-15 and CUP 2015-27), the Planning Commission must determine whether or not the proposed use will be detrimental to the health, safety, morals, Planning Commission September 26, 2017 CUP 2017-15 ' Page 8 comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City. A decision to approve this request may be supported by the following findings: 1. That a Parking Demand Analysis, dated September 5, 2017, was prepared by a licensed traffic engineer (Richard Barretto, P.E. of Linscott Law & Greenspan Engineers) in accordance with TCC Section 9264. 2. That the Parking Analysis has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 3. That per the TCC, the center would require 282 off-street parking spaces; 269 parking spaces are currently proposed; the Parking Analysis determined a peak usage of 217 parking spaces; therefore, the Parking Demand Analysis demonstrates that no substantial conflict will exist in the peak hours of parking demand for the mixed use center and the proposed use. 4. That the number of spaces needed for the office, retail and restaurant uses as well as the proposed use do not exceed the number of spaces anticipated to be available during different hours of operation. 5. That the parking spaces designated for joint use are located such that they will adequately serve the uses for which they are intended. 6. That the proposed use, as conditioned, will not have a negative effect on surrounding properties, or impact traffic on the ability of parking in that sufficient parking would be available on-site. 7. That the proposed use, as conditioned, would not be detrimental to the surrounding properties in that the use would occur entirely within an existing medical office building that was previously utilized as an adult and pediatric medical clinic and therefore suitable for the use. 8. That the use will include transportation of patients/clients to and from the clinic via a facility van operated by a mental health professional or via non-emergency ambulance (no lights/siren) and will be conditioned to comply with the Tustin Noise Ordinance and General Plan Noise Element. 9. That the use of facility van(s) or non-emergency ambulance (no lights/siren) for transportation of patients/clients will not generate more traffic than normally generated by other similar medical uses in the surrounding area. Planning Commission September 26, 2017 CUP 2017-15 Page 9 10. That the proposed use is needed within the City of Tustin/County of Orange area to serve both community and regional mental health needs. 11. That the Tustin Police Department supports the proposed use, as conditioned. On-site (24 hours) security which includes two (2) security guards will be provided in conjunction with the proposed use. PAr rica H. Dem ' z, AIC Elizabeth A. Binsack Senior Planner Community Development Director Attachments: A. Location Map B. Land Use Application Fact Sheet C. St. Joseph Hospital/Exodus Recovery Inc. — Operational Characteristics date stamped 9111/17 D. Supplemental CSU Written Description — date stamped 8131/17 E. Revised Parking Analysis — LLG Traffic Engineers dated 8/31/17 F. Submitted Plans G. Operations/Site Conditions — CUP 94-15 H. Resolution No. 4302 — CUP 2015-27 I. Resolution No. 4349 ATTACHMENT A Location Map LOCATION MAP 13132 Newport Avenue 300' and 500' Radius Ait ! 'y ;at "'� - ] �'"..�l�� i.' _"-! fit! r � 'bA � w'-� 'w� _^•/•*„gn- '� dt f' . r • .� �•«•Fy Mra : �f 4 300 Foot Radius 500 Foot Radius �1 f { t ` 0�- Not to Scale ATTACHMENT B Land Use Application Fact Sheet LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2017-15 2. LOCATION: ESTABLISHMENT OF MENTAL HEALTH OUT-PATIENT CRISIS SERVICE FACILITY 3. ADDRESS: 13132 NEWPORT AVE 4. APN(S): 500-111-03, 04, 10 AND 11_ 5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: o CERT. OF EIR 77-3/PC RESO 1655 (FOR COMMERCIAL PORTION OF PACKERS SQUARE) o CUP 77-161PC RESO 1656 o CUP 78-181PC RESO 1776 o CUP 81-251PC RESO 1994 o CUP 88-22/PC RESO 2539 o 13102 NEWPORT— DP 92-024 0 13112 NEWPORT--CUP 91-020, CUP 96-038, CLIP 00-034, CUP 02-009 0 13152 NEWPORT-CUP 94-0151DR94-024IPC RESO 3305—AUTHORIZED MORE THAN 50% OF CENTER TO BE DEVOTED TO OFFICE SPACE WITHIN PACKER'S SQUARE 0 CUP 2015-27/RESO NO.4302—REDUCTION IN OFF-STREET PARKING VIA JOINT USE PARKING; PARKING DEMAND ANALYSIS PREPARED; CONVERSION OF UP TO 6,700 SF OFFICE SPACE TO RETAIL AND RESTAURANT USES S. SURROUNDING LAND USES: NORTH: COMMERCIAL SOUTH: RESIDENTIAL EAST: COMMERCIALIRESIDENTIAL WEST: COMMERCIAL 7. SURROUNDING ZONING DESIGNATION: NORTH: Cl —COMMUNITY COMMERCIAL SOUTH: R-3—HIGH DENSITY RESIDENTIAL WEST: Cl —COMMUNITY COMMERCIAL EAST: Cl —COMMUNITY COMMERCIAL/PLANNED DEVELOPMENT 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH. CC—COMMUNITY COMMERCIAL SOUTH: HDR— HIGH DENSITY RESIDENTIAL EAST: CC—COMMUNITY COMMERCIAL/HDR -HIGH DENSITY RESIDENTIAL WEST: CC—COMMUNITY COMMERCIAL. 9. SITE LAND USE: A. EXISTING: 2-STORY MEDICAL OFFICE BUILDING B. PROPOSED: ESTABLISHMENT OF MENTAL HEALTH OUT-PATIENT CRISIS SERVICE FACILITY C. GENERAL PLAN: COMMUNITY COMMERCIAL PROPOSED GP: SAME D. ZONING: PLANNED COMMUNITY COMMERCIAL PROPOSED ZONING: SAME DEVELOMENT FACTS: 10. LOT AREA: 1.3 ACRES (BUILDING AREA: 23,275 SF) 11. PARKING: 269 STALLS PROVIDED; REQUIRED PARKING. 299 STALLS; PARKING ANALYSIS SUBMITTED TO SUPPORT ADEQUACY OF PARKING 12. TENANT IMPROVEMENTS: FIRST FLOOR ONLY TO ACCOMMODATE USE ATTACHMENT C St. Joseph Hospital/Exodus Recovery Inc. — Operational Characteristics date stamped 8/10/17 M : OA architects August 7, 2017 RECEIVED St. Joseph Hospital of Orange 1 Exodus Recovery, Inc. SEP 11 209 Packer's Square, 13132 Newport Ave., 1 st Floor Tustin, CA COMMUNITY DEVELOPMENT BY: St. Joseph Hospital 1 Exodus Recovery, Inc. St.Joseph Hospital of Orange, a non-profit public benefit corporation, intends to sub-lease the first floor of the existing vacant medical office building at 13132 Newport Ave., Tustin to Exodus Recovery, Inc. The medical office building is located in a commercial complex referred to as Packer's Square. St.Joseph Hospital, Orange CA (SJO) is committed to identifying and actively addressing unmet needs in the local communities they serve through charity care and by providing community services for the economically poor and the broader community. Community investment is hardwired into the hospital's organizational budget and financial planning. The hospital proactively commits a percentage of its annual net income to fund community benefit efforts. SJO has broadened their community commitment by associating with Exodus Recovery, Inc. to develop a Mental Health Out-Patient Crisis Service (2417). The project is limited to a tenant improvement on the first floor of the existing medical office building. This facility will be open 24-hours a day, 7-days a week. Exodus Recovery provides psychiatric and chemical dependency services. A formal design program is currently in planning and anticipates the following services: mental health assessment, medication evaluation, psychological therapeutic evaluation/intervention, and social services and referrals including a variety of discharge plans. The proposed facility will serve as a medical consulting office assessment site since it is not a licensed medical office clinic. The proposed facility would operate 24 hours per day, seven days per week. Approximately 10 employees are anticipated during the daytime shift and approximately 8 employees are anticipated during the nighttime shift. Services are provided by walk-in or ambulance transfer only. The proposed facility anticipates 16 to 20 clients per day with average stay times of 7 hours. Based on a client volume upwards of 20 clients per day and a 7-hour average stay at-the Exodus Recovery facility, an average of 6 clients are expected on-site throughout the day. Since the Exodus Recovery services will not be based on an appointment schedule, parking overlap between clients' arrivals and departures will be less significant. Additionally, it is expected that many clients of the Exodus Recovery facility will either be dropped off or transferred by ambulance. Parking overlap during the employee shift change is forecast to require up to 18 parking spaces for employees based on 10 employees during the day shift and 8 employees during the night shift. Martinez+Okamoto Architects 15487 Seneca Road, Suite 200,Victorville, CA 92392 ph. (760)241-7858 Page 1 of 2 Exodus Recove Inc. Exodus Since 1989, Exodus Recovery, Inc. has been providing quality psychiatric and chemical dependency services to Southern California communities. Beginning with the management of hospital based inpatient and outpatient programs, Exodus eventually expanded into the operation of mental health intensive outpatient services as a contractor with Los Angeles, San Diego, Fresno, and Solano County Mental/Behavioral Health Departments. Exodus at Tustin will be a consulting medical office assessment site (not a licensed medical office clinic). Although the final detailed design program has not been fully developed, this site is anticipated to have the following Comprehensive Services: Mental Health Assessment is performed by clinical staff to determine the reason for the individual's presentation at the facility. Medication Evaluation is performed by clinical staff to determine if currently prescribed medications (those prescribed by non-Exodus personnel) need adjustment and/or revision. Prescriptions are written and then filled by a licensed pharmacy off-site. Comprehensive Psychological Therapeutic Evaluation/Intervention is performed by clinical staff to determine the appropriate interventions required for stabilization or need for inpatient treatment referral. Social Services involves review of existing supports and services so appropriate referrals to service gaps are provided. Assumptions: Area of tenant space: 8,100 SF Hours of operation: 24 hours a day, 7 days per week (Not Acute Care) Number of employees: Day time shift: 10 Employees Night shift: 8 Employees Walkllns or Appointment: Walk In or ambulance transfer only (7 hour average stay) Clients per Day: 16 — 20 patients Martinez+ Okamoto Architects 15487 Seneca Road, Suite 200. Victorville, CA 92392 ph. (760)241-7858 Page 2 of 2 ATTACHMENT D Supplemental CSU Written Description — dated stamped 9111/17 RECEIVED SEP 1120$y CSU Written Description of the Business Function 1 TraU fkbMt1_0nEGdL0PMENT Clients Following Treatment The Crisis Stabilization Unit (CSU) will provide alternative mental health treatment for individuals experiencing a mental health crisis and free up desperately needed space in local Medical Center's Emergency Departments, plus allow local law enforcement to quickly return to services in the community. The CSU accepts clients directly from law enforcement, community hospitals and emergency departments, mental health .agencies, physical health clinics, self-referral walk-ins and faith-based organizations. All clients receive intensive comprehensive services. This encompasses a mental health assessment, physical assessment, medication evaluation and when needed medication, crisis intervention, food, rest, clean clothes, shower, social and psychological support as well as linkage to needed services upon discharge including transportation to discharge destination. The discharge planning process is very specialized and individualized based on the intra-disciplinary assessments, clinical team recommendations and collateral information. The discharge process is "linkage to the right referral "for each individual with a warm hand off when possible. It is not a piece of paper with a list of places to go. The planning for after care services begins at admission with the client and staff working together. If a hospitalization is needed, our Social Service staff will initiate calls to local facilities beginning with our affiliate St. Joseph's Hospital system. In addition, MOU's will be in place with Royal Mission Viejo MHRC, College Hospital, UC Irvine Medical Center and Anaheim Global Medical Center. Transportation will be arranged for a safe transfer to the facility. Social Service staff will arrange linkage / referrals by making appointments to: residential service programs, transitional and permanent housing, intensive mental health community service programs, recovery centers and sober living, physical health providers and benefit establishment services and shelters. Family and extended family members will be contacted as well as case managers to assist with discharge disposition. Homeless clients will be treated and offered the same services and assistance as all other clients. and will be linked to providers, transitional and permanent housing and shelters. Everyone willing to accept services will be linked and provided with services at time of discharge. Exodus' current capacity for transportation services is satisfied through a variety of methods depending on the independence and acuity of the individual. It isour policy that clients being admitted to acute inpatient facilities are transported via ambulance. When individuals have been released from an involuntary hold, every effort is made to contact family/significant others and/or drive the client home to family or their discharge location in the Exodus van. This vehicle is driven by an experienced mental health worker. Occasionally, family members/significant others will come to the UCC to pick up a client. Individuals will be transported back to their city of origin ATTACHMENT E Revised Parking.Analysis -- LLG Traffic Engineers dated 8131117 F- LINSCOTT GREENSPAN REVISED PARKING DEMAND ANALYSIS EXODUS RECOVERY, INC. AT PACKERS SQUARE Tustin, California August 31, 2017 RECEIVED SEP 0 5 209 COMMUNITY DEVELOPMENT 8Y; Engineers i Planners Traffic Transportation Parking LINSCOTT GREENSPAN r August 31. 2017 Engineers&Planners Traffic Transportation Parking Mr. We de\ Okamoto, AIA Martinez = Okamoto Architects, Inc. Linst:otl,Law& 15487 Seiwca Road, Suite 203 Greenspan,Engineers Victorvii1e. CA 92392 2 Executive Circle e-mail: wesle, .oy kamoto a!yahoo.com Suite 250 cell: (714) 356-2337 Irvine,CA 92614 949.$25.6175 T 9Q910.6173 r LLG Reference No. 2.17.3871.1 wvuw,llgengineers.com Subject: Revised Parking Demand Analysis for Exodus Recovery, Inc. Pasadena Irvine at Packers Square San Diego Tustin, California Woodland dills Dear Mr. Okamoto As recltiested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this Parking Demand Analysis associated with the Fxodus Recovery, Inc., a proposed Mental Health Out-Patient Crisis Service to be located at Packers Square (herein after referred to as Project). Packers Square is located along the east side of Newport Avenue, south of Irvine Boulevard at 13102 — 13152 Newport Avenue in the City of Tustin, California. Packers Square is an existing retail/commercial mixed-use center with a total 48,408 square-feet (SF) of gross floor area (GFA) within four (4) buildings and a parking supply of 269 spaces. Per the most recent tenant information, Packers Square has a current occupancy of 29,292 SF and a vacancy of 19,116 SF, The proposed Project consists of occupying 7,600 SF of vacant medical office with a medical consulting office assessment facility that will provide psychiatric and chemical dependency services. The remaining vacant floor area of 11,516 SF is designated for retail/service-retail, office and dental office uses based on prior tenant occupancies and anticipated tenant mix. Philip M.Linscott,PE rr9u-moi Jack M.Greenspan,PE ansa Pursuant to our discussions, we understand that the preparation of a parking study is William A Law,PE iR.tl required as part of the occupation of vacant medical office space with the Project that Paul W Wilkinson,PE to ensure that adequate parking is provided upon completion of the Project and full Johii P Keating,PE occupancy of the retail/commercial mixed-use center. David s shander,PE John A.Boarman,PE Clare M.Look-Jaeger,PE Richard E.Barretts,PE Keil U.Maherry,PE LINSCOTT Mr. Wesley Okamoto August 31, 2017 LAW ' Page 2 GREENSPAN This parkin`~ analysis evaluates the shopping center's parking r-eiluirements based on the City of Tustin Municipal Code, as well as the methodolo4uy outlined in Urban Land Institute`s (['LI) Shared Parking,. 2' f Ili,)11. �ehich is corrsI enI %v Chapter 2: Zoning, Parr 0 Off-Street Parking. SCL'tiuir 9204 - Roluction ol'()ff-.S`rreet Parking Requirement, Secnwi 9264a .I)mi Use of Parkiir , .-Areas of the iC'it� 's Municipal Code. Our method of analysis, findings, and conclusions are described in detail in the following sections of this report. PROJECT LOCATION AND DESCRIPTION Packers Square is generally located along the east side of Newport Avenue, south of Irvine Boulevard in the City of Tustin, California. Figure 1, located at the rear of till's letter report, presents a Vicinity Map, which illustrates the general location of the subject property in the context of the surrounding street system. Figure 2 presents an existing aerial photograph of the site as well as the location of the. proposed Project within the subject property. Packers Square is an existing retail/commercial mixed-use center with a total floor area of 48,408 square-feet (SF) of commercial and retail uses within four (4) buildings with tenant addresses of 13102 -- 13152 Newport Avenue. Table 1, located at the end of this letter report, I01lowing the figures. presents the tenant unit/address, most recent development tabulation/tenant mix and associated floor areas for Packers Square, and hours of operations for the existing tenants, and anticipated uses for the vacant suites. A review of Tcrhle 1 indicates that as of August 1, 2'017. the current occupied floor area of 29.292 SF is a complimentary mix of tenants land uses, consisting of the following: cZ 12,077 SF ofinedical dental office since. 0 10,021 SF of restaUrMlt use, 11 6,142 SF of retail/ser%lee retail use, and U 1,052 SF of office use Further review of Table I indicates that a number of medical office/office tenants have limited office hours on weekends, with several of them closed on Saturdays and/or Sundays. Mr. Wcslc� CAamoto LINSCOTT August ;1, 20 17 Page 3 GREENSPAN The vacant floor area totals 19,116 SF and consists of two (2) retail/retail service suites totaling 2,277 SF, a 2,001 SF former dance studio, two (2) former dental office suites totalinL, 3.598 SF, one (1) office suite totaling 3,640 SF and one (1) vacant nledlcal ottice suite totaling 7,600 SF. The expected mix of uses for seven (7) vacant suites. plii4 the 47r0h0scd Project, is as follows: ❑ 1,316 SF oi'medicalldental in Suite 13112-B, ❑ 1,225 St= of retailiservice retail in Suite 13112-E, a 1,0S2 SF of retail space or food use in Suite 1311.2-G, ❑ 2,001 517 of dance/fitness studio in Suite 13112-I, ❑ 2.262 SF of medical%dental in Suite 13112-K, ❑ .',.640 SF of office, retail or restaurant uses in Suite 13152-A2, and 0 7,6(-)0 SF of medical consulting office;'cri;i-� ser%ice (,proposed Project) in Suite 13132-100. St. Joseph Hospital of Orange (SJO), a non-profit public benefit corporation, intends to sub-lease and renovate the first floor of the existing \acant medical office building at 1', ) ',2 \ewport Avenue Suite 100, Tustin to Exodus Recovery, Inc. SJO has broadcrncd their community commitment by associating with FAOdU` Recovery, Inc. io develop a %lental Health Out-Patient Crisis Service. The Project is proposing to ?ccupv the 7.600 SF vacant medical office suite formerly occupied h\ a pediatric and adult riicdicinc clinic with a proposed out-patient crisis seri ice clinic that will provide psychiatric and chemical dependency services. Unlike the f0171ler use, the proposed Project will operate 24 hours a day, 7-days a week. The proposed lacilit� will serve as a medical consulting office assessment site since it is not licensed as a medical office clinic. The proposed Project is expected to be staffed with a total of 18 employees, with 10 employees working per the daytime shift and 8 employees anticipated during the nighttime and late evening s%i ing shifts. Services are provided on a walk-in basis or by ambulance transfer only, with between 16 to 20 clients anticipated per day. Based on a client volume upwards of 20 clients per day and a 7-hour average stay at the Exodus RecoverN facility, an average of 6 clients are expected on-site throughout the day. Since tic 1=x0dus Reco�-er} ser%ices will not be based on an appointment schedule, parking overlap between clients' arrivals and departures will be less significant. Additional[N. it is k.xpected that many clients of the Exodus Recovery facility will either be dropped off or tram[`erred by ambulance. The remalmm-, vacant floor area, a, noted above, is to be occupied by a mixture of retail use,, arzd err restaurant t Ood ,cr%ices. LINSCOTT Mr. Wesley Okamoto LAW August 31, 2017 GREENSPAN' Page 4 Figure 3 presents the existing site plan for Packers Square, and illustrates the existing buildings and p rrkirrg ttrtas, ,Is well as the location of the vacant suites and proposed Project. Based on a field assessment of the project site conducted in early 11u<,ust 2017. the existing onsite parking supply for Packers Square totals 269 spaces. 1=or thus report, the parking areas were divided into three (3) zones a� illustrated on f-i(xure 3 for the purposes of documenting the number of spaces that currently exists at Packers Square. Table 2 provides a breakdown of the parking supply provided within each zone, which arc identified a; 7ono,, ;A, B and C in Table 2. Given the above, the 261-space supply is used &� the baseline supply under future conditions with full tenant occupancy for Packers SLluarc with the proposed Projecl PARKING SUPPLY-DEMAND ANALYSIS This parking analysis for Packers Square involves determining the expected parking needs, based on the size and type of proposed development components, versus the parking supply. Typically, there are two methods that can be used to estimate the site's peak parking needs. These methods have been used in this analysis and include: ■ Application of City code requirements (which typically treats each tenancy type as a "stand alone" use at maximum demand). ■ Application of shared parking usage patterns by time-of-day (which recognizes that the parking demand for each tenancy type varies by time of day, day of week and month of the year). The shared parking analysis starts with a code calculation 10r each tenancti t\pe. The shared parking methodolo`�v is concluded to be applicable to a development such as the Packers Square because the individual land use types (i.e., eating establishments. retail shops. office / medical office, service retail. etc.) experience peak deniarnds at different times of the day, day of the week and month of the year. Mr. Wesley Okamoto LINSCOTT August 31, 2017 Page 5 GREENSPAN CODE PARKING REQUIREMENTS The code parking calculation for Packers Square i� based can the Citv's requirements as outlined in Chapter 2: Zoning, Part 6 Off-Street Parkiiig. Suctimi 9263 — Off-Street Parking Required of the City of Tustin N•lunicipal Codc. Tlx C'it%'` lltinicipal Code specifies the following parkinL, r«luirements as outlined in Table 1: Parking Requirements by Land Use: ■ Health/fitness clubs: I space for each 150 square feet of gross floor area (SF — GFA) • Restaurants cafes (food consumption primarily on premises): 1 space for each 100 SF— GFA, plus 7-car stacking space for drive-through • Restaurants/take-out/delicatessen/donut shops/coffee shops or similar uses (food consumption primarily away from premises): l space for each 250 SF — GFA, plus 7-car stacking space for drive-through • Retail stores: 1 space for each 250 SF — GFA ■ Clinics, medicid,dental offices: 1 space per 250 SF — GFA for first 4,000 SF of medical spy ice within a building or center and 6 spaces for each 1,000 SF of GFA in e.rcc,,, o1'4.000 SF • Offices, administrative: 1 space per 250 SF— GFA ■ Personal Services, beauty/barber shops, other personal services: I space per 250 SF - GFA Table 2 presents the code parking requirements for the existing development, including the �acant floor area, and then combined for the total center with the proposed Project. As shown, direct application of City parking codes to the existing and proposed mix of uses at Packer ;u<1rz, inclusive of the proposed Project, result,, in a total parking requirement oi ',�' parking spaces. The entire site has a supply of 269 spaces, which translates to a theoretical deficiency of 13 spaces when compared to city code requirements. It is noted that the re-occupancy of the vacant 7,600 SF medical office suite with the proposed Project does not result in a change in parking requirements based on City code. However, the specific tenancy mix of Packers Square provides an opportunity to share parking spaces based on the utilization profile of each included land use component. Further yet, the unique operations characteristics of the proposed Project illustrates that hourly parking demand requirements of the Project are significantly less than those of a LINSC TT Mr. Wesley Okamoto 1 August 31, 2017 Page b GREENSPAN typical medical office / medical clinic. The following section calculates the parking requirements for Packers Square based on the shared parking methodology approach, which is consistent with Chapter 2: Zoning, Part 6 Off-Street Parking, Section 9264 - Reduction o( Of-Street Parkin' Requirement, Section 9264a Joint Use of Parking Arcas orthe City's Municipal Code, SHARED PARKING ANALYSIS Shared Parking Methodology Accumulated experience in parking demand characteristics indicates that a mixing of land uses results in an overall parking need that is ]c ss than the sum of the individual peak requirements for each land use. Due to the existing and proposed mixed-use characteristics of Packers Square, opportunities to share parking likely occur now and can be expected to continue with full occupancy and completion of the proposed Project. The objective of this shared parkin; analysis is to forecast the peak parking requirements for the project based on the combined demand patterns of different tenancy types at the site. Shared parking calculations recognize that different uses often experience individual peak parking demands at different rimes of day, days of the week, or months of the year. When uses share common parking footprints, the total number of spaces needed to support the collective whole is determined by adding parking profiles (by time of day for weekdays versus weekend days), rather than individual peak ratios as represented in the City of Tustin Municipal Code. In that way, the shared parking approach starts from the City's own code ratios and results in the "design level" parking supply needs of a site. It should be noted that the "demand" results of the shared parking calculation are intended to be used directly for comparison to site supply. No further adjustments or contingency additions are needed because such contingencies are already built into the peak parking ratios and time of day profiles used in the calculation. There is an important common element between the traditional "code" and the shared parking calculation methodologies; the peak parking ratios or "highpoint" for each land use's parking profile typically equals the "code" parking ratio for that use. The analytical procedures for shared parking analyses are well documented in the Shared Parking, 2"d Edition publication by the Urban i.arid Institute (ULI). LINSC Mr. Wesley Okamoto # August 31, 2017 GREENSPAN Page T Shared parking calculations for the analysis utilize hourly parking accumulations developed from field studies of single developments in free-standing settings, where travel by private auto is maximized. These characteristics permit the means for calculating peak parking needs when land use types are combined. Further, the shared parking approach will result, at other than peak parking demand times, in an excess amount of spaces that will service the overall needs of the project. Key inputs in the shared parking analysis for each land use include: • Peak parking demand by land use for visitors and employees. • Adjustments for alternative modes of transportation, if applicable. ■ Adjustment for internal capture (captive versus non-captive perking demand), if applicable. ■ Hourly variations of parking demand. ■ Weekday versus weekend adjustment factors • Monthly adjustment factors to account for variations of parking demand over the year. ■ City of Tustin Parking Ratios per Chapter 2: ��,+ri���,�, I'rrrr h 00-_4'�r��ct Parking, Section 9203 Of/-Street Parki,r,-, I?cqtt ii-ed in the Citti, r,i 1 inti" Municipal Code Please note that for this analysis, no monthly adjustment factors to account for variations of parking demand over the year were applied to provide a conservative parking demand forecast. Shared Parking Ratios and Profiles The hourly parking demand profiles (expressed in percent of peak demand) utilized in this analysis and applied to the Packers Square are based on profiles developed by the Urban Land Institute (ULI) and published in Shared Parking, 2"`r Edition. The ULI publication presents hourly parking demand profiles for seven general land uses: office/medical office, retail, restaurant, health club, cinema, residential (Central Business District: CBD and non-CBD), hotel (consisting of separate lictors for guest rooms, restaurant/lounge, conference room, and convention area). These factors present a profile of parking demand over time and have been used directly, by land use type, in the analysis of this project. The ULI profiles of parking demand have been used directly. by land use type, in the analysis of this site and are applied to the City's applicable parking ratios. The ULI retail use profiles are applied directly. In doing so, there is an intermediate step in expressing ULI profiles as a percentage of the week-long peak, thus arriving at a weekday profile and weekend profile each expressed as a percentage of the baseline Mr. Wesley Okamoto LINSCOTT August 31, 2017 Page 8 ' ' parking ratio (ULI actually starts with separate ratios for weekday and weekend day, and develops profiles for each accordingly; this analysis translates both profiles to a percent of expected maximum demand, which, for retail, is a Saturday). The resulting profiles represent the most likely hourly parking demand profile, and are applied to the City's retail parking ratio of 1 space per 250 SF of floor area. Peak demand for retail uses occurs between 1:00 PM-2:00 PM on weekdays, and 2:00 PM-4:00 PM on weekends. From Table 1, the mix of retail uses would fall into the following categories for a total retail floor area of 8,419 SF: ❑ 1,336 SF of Grocery Store ❑ 4,806 SF of Personal Services Establishments ❑ 2,277 SF of retail space (two suites now vacant) ' The ULI Shared Parking publication includes several categories for restaurants. For this analysis, the parking profile for fine/casual dining restaurant, family restaurant and fast-food restaurant were all utilized as each of the categories match the current restaurant tenant mix and potential restaurant uses at Packers Square. The current mix of restaurant space at Packers Square, totaling 10,021 SF, would fall into the following categories: ❑ 5,625 SF existing family-type restaurant (Ruby's) ❑ 1,336 SF existing casual dining restaurant (Silverspoon Indian) ❑ 3,060 SF approved casual dining restaurant (Ha Long Bay Pho & Grill) Like the retail profiles, the restaurant profiles are derived exactly from the ULI baseline. The restaurant-parking ratio utilized in this analysis exactly matches the City code rate of I space per 100 SF of floor area for those tenants where food consumption is primarily on-site. According to the Shared Parking publication, casual/fining dining restaurant uses are shown to experience peak demand between 7:00 PM and 10:00 PM on weekdays, and 8:00 PM and 9:00 PM on weekends, whereas a family restaurant use peak demand occurs between 12:00 PM and 1:00 PM on weekdays and weekends. This parking analysis categorizes former Pro Dance Center (2.001 SF) as a fitness/health studio and considers the future use to fall into the same category. The health/fitness club profiles were also directly derived from ULI. For health clubs, the peak demand occurs between 6:00 PM - 7:00 PM on weekdays and 5:00 PM - 6:00 The parking implication of 1,052 SF of potential food use(fast-food type or fine/casual dining)in the Suite 131 12-G vas previou i� evaluatc;d in the Revised Parking Demand Analysis for Packers Syrrurr. dil(L'l 1 ovendlo-5, 2015. Mr. Wesley Okamoto LINSCOTT August 31, 2017 Page 9 GREENSPAN PM on weekends. To estimate the parking demand for Pro Dance Center, a parking ratio of 1 space per 150 SF (which matches City code) is utilized. For office uses, the parking profile in the ULI publication was used and applied to the City's Parking Code ratio of 1 space 250 SF of floor are to forecast its weekday and weekend hourly demand. Peak demand for office occurs between 10:00 AM--] 1:00 AM and 2:00 PM-3:00 PM on weekdays, and 11:00 AM-12:00 PM on weekends. Based on a review of the project development summary, the office floor totals 4,692 SF: ❑ 1,052 SF office (Chabad Jewish Center) ❑ 3,640 SF of vacant office space' The medical/dental office profiles were also directly derived from ULI. The peak- parking ratio for medical/dental office uses exactly equals the City's Parking Code requirement of I space per 250 SF of GFA for fiat 4,000 SF of medical space within a building or center and 6 spaces for each 1,000 SF of GFA in excess of 4,000 SF. This ratio was applied to 12,077 SF of existing medical office space and 3,598 SF vacant dental office space. Peak demand for office occurs between 10:00 AM-11:00 AM and 2:00 PM-3:00 PM on weekdays, and 11:00 AM -12:00 PM on weekends. For the proposed Project, a parking profile was developed based off of staffing and operational information provided by the applicant. Based on the information provided, the proposed Exodus Recovery, Inc. will operate 24 hours a day, 7 days week. As previouslti presented, the proposed Project is expected to be staffed with a total of 18 employees, with 10 employ ccs working per the daytime shift and 8 employees anticipated during the nighttime and late evening swing shifts. Parking overlap during the employee shifts changes would result in up to 18 employees on-site at any one time. With between 1.6 to 20 clicnis anticipated per day, and average of 6 clients expected on-site throughout the day, this parking analysis assumes that daytime client parking demand needs would be twice tl)c a%crage, ilius resulting in a peak demand of 12 client spaces to provide a conscr\ati%e assessment. ` The parking implication of potential retail use in the Suite 13152-A2 was previously evaluated in the Revised Parking Demand Analysis for Packers Square, dated November 5, 2015. LINSC TT Mr. Wesley Okamoto M August 31, 2017 Page 10 GREENSPAN P The following table summarizes the operational characteristics for the Project based on information by the project team/applicant. Day Time Employees Guests Monday thru Friday 7:00 AN1—3:40 PN1 10 12 3:00 PM- 11:00 PM 8 6 11:00PM—7:00 AM 8 6 Saturday thrU Sunday 7:04 AM—3:00 PM 10 12 3:00PM - 11:00PM 8 6 1 1:00PM—7:00 AM 8 6 As noted earlier, no monthly adjustment factors were applied to account for variations of parking demand over the year to provide a conservative parking demand forecast. Application of Shared Parking Methodology Proposed Proiect Assessment Tables 4 and 5 presents the weekday and weekend parking demand profiles for Packers Square based on the shared parking methodology, assuming full occupancy of the center with the proposed Project. For this assessment, the following mix of uses was assumed for the 19,116 SF of floor area that is currently vacant, including the proposed Project: ❑ 1,336 SF of medical/dental in Suite 13112-13, ❑ 1,225 SF of retail/service retail in Suite 13112-E, ❑ 1,052 SF of retail use in Suite 13112-G, ❑ 2,001 SF of dance/fitness studio in Suite 13112-1, ❑ 2,262 SF of medical/dental in Suite 13112-K, ❑ 3,640 SF of office use in Suite 13152-A2, and ❑ 7.600 SF of medical consulting office/crisis service (proposed Project) in Suite 131.32-100. Columns ( I ) through (7) of these tables present the parking accumulation characteristics and parking demand of'the Packers Square for the hours of 6:00 AM to midnight, with the hourly parking demand for the proposed Project based on the anticipated operations specific to Exodus Recovery, Inc. as described in this parking analysis. Column (8) presents the expected joint-use parking demand for Packers Square on an hourly basis, while Column (9) summarizes the hourly parkin, SurpIUS/deficiency for the proposed project compared to an available shared parking supply of 269 spaces. Note that the sizing(floor area)of each land use/tenant,and recommended parking rates are included in the tabular headings of each type. Mr. Wesley Okamoto LINSCOTT August 31, 2017 Page 11 GREENSPAN engineers Based on our experience, the shared parking approach summarized in Tables 4 through 5 are believed to be the most appropriate in evaluating the parking supply- demand relationships for Packers Square with the proposed Project. The results in these tables are the focus of this parking ins•estigation and recommendations. Appendix A contains the shared parking analysis calculation worksheets for this weekday and weekend day parking scenario. Shared Parking Analysis Results Proposed Project Assessment Review of Table 4 shows that the peak-parking requirement for the Packers Square, assuming full occupancy and completion of the proposed Project, during a weekday occurs at 1:00 PM and totals 217 spaces. On a weekend day, the peak parking requirements for the Project occurs at 11:00 AM, when a parking demand of 194 spaces is forecast (see Table 5). Based on an available shared parking supply of 269 spaces, a surplus of 52 spaces and a surplus of 75 spaces would result during the weekday and weekend peak hours, respectively. Figures 4 and 5 graphically illustrate the weekday and weekend hourly parking demand forecast for the Packers Square with the proposed Project, respectively. Each land use component and its corresponding hourly Shared Parking demand for various mixes of uses, which were presented in Tahles 4 and 5, are depicted in these two figures relative to an available shared parking supply of 269 spaces. A review of these figures indicate that the site's available parking supply of 269 spaces will adequately accommodate the Packers Square's weekday and weekend hourly shared parking demand of all existing and future uses, including the proposed Project even with its proposed 2417 operation, for all morning, midday, afternoon and evening hours. Consequently, we conclude that there is adequate parking on site to accommodate the proposed occupancy of 7,600 SF of vacant medical office floor at Packers Square with the Project's proposed Mental Health Out-Patient Crisis Service. Mr. Wesley Okamoto LINSCOTT August 31, 2017 LAW ' Page 12 GREENSPAN­ SUMMARY OF FINDINGS AN'1) CONCLUSIONS 1. Packers Square is an cxistiti`) 48,408 square-foot (SF) retail/commercial mixed- use center located in Tustin. California and is supported by a total parking supply of 269 spaces. As of August 2017, the existing mixed-use center has a current occupancy of 29,292 SF and a vacant floor area of 19,116 SF. The Project is proposing to replace 7,600 SF of vacant medical office floor area with a proposed out-patient crisis service clinic that will provide psychiatric and chemical dependency services. 2. This parking demand analysis evaluates the existing tenancy condition as well as. with full occupancy of the center with the proposed Project. 3. Direct application of City parking codes to the existing tenant mix of Packers Square and proposed Project results in a total parking requirement of 282 parking spaces. The entire site has a supply of 269 spaces, which translates to a theoretical deficiency of 13 spaces when compared to city code requirements. 4. Given the mix of tenancies within Packers Square and unique operational characteristics of the Project, a shared parking analysis has been prepared and indicates that the available shared parking supply of 269 spaces will be sufficient to meet the projected peak parking demands of existing and proposed uses, including the proposed Project. The weekday scenario results in a minimum surplus of 52 spaces, while the weekend scenario results in a minimum surplus of 75 spaces. 5. The results of the shared parking analysis indicates that adequate parking will be provided on site to accommodate the existing mix of uses at Packers Square as well as the development of a 7,600 SF Mental Health Out-Patient Crisis Service. Mr. Wesley Okamoto LINSCOTT August 31, 2017 Page 13 GREENSPAN We appreciate the opportunity to prepare this analysis for M+O Architects, Inc., St. Joseph Hospital of Orange, Exodus Recovery, Inc., and the City of Tustin. Should you have any questions or need additional assistance, please do not hesitate to call me at(949) 825-6175. Very truly yours, Linseott, Law & Greenspan, Engineers b Q�oFESSio& Richard E. Banretto, P.E. PrincipalLJ L, �'.► _ m or- No. 2006 O cc: file FxP6/30/19 Attachments qty, TRAFFIC LF CAVE ,siren Ave C i p$ 7hevdo`�9y n •� T ' a,, r � 5' 115 I.ucero Way Lu[errJ Way " `tee -, � u 4 � r BerGnrn Brnson Ekmeatnry 5rhnol .a apnota way �. Calummm Tustin MnkJle Schaal �r p �o� �p litfitm r3rFwirzq ■ - Traflt-a.Frrr's� ��a p ,�2` `_ C ds r S1 Peal's �� t Lillian Way r if EimcaPel Church ti Colerr bub lawn?Park • tea} G^ ti N Ir:ine 81M e` Irvaw Blvd rate Rio mvywradr ur iIl 4, {� a t � r yoys n3'...... '...,•.. y� �F e' 8 Tustin c✓aurry®r4 `�,/ n�eF]rseeakfa S ChaerBank Merhaels r �r i E 3 9r Stri Cf Modena c Mi r I/Yelpe Chaorl Fl FU [2nd St a v � � E 3rd 51 'vAnCh lv�,rrrvdlfry.^_ l � F' W fir, �, V Ilk �+ a X10 5=' r lied"Ill�_ul hfr en'School s Gr.=n knre3r,Bki{i ilau5e _ If 6v E 6th S4 Cl'Lemherl ^ o r. Elemealarp Schnol 1 _y .0� � SOURCE: GOGGLE KEY FIGURE 1 LAW &LLN = PROJECT SITE GREENSPA NO SCALE VICINITY MAP EXODUS RECOVERY, INC, AT PACKERS SQUARE, TUSTIN J • J +r. low �y� f pil- Z�l T�� - +4^�i_ - Y� '� .� _- ice\ � I •i r a S , �� ! •1+. twice � �.. y r L ter. �^ �� .�� rt ,+.a•�' 4, . F „ iT y a i , e • ` LINSCOTT Law & GREENSPANen gin eer. Q i ••� 00 0 " ' RIg • ' dg 1 tai Bldg #13102 H Restaurant) A C D F E w r }} n o A " z ZONE A a r n r. Pn r k IlC '}.. . I C �- Bldg #1ZONE C (MedIL Offis 3 z g ZONE B i s c SOURCE: NAI CAPITAL LINSCOTT KEY FIGURE 3 ZONE A 62 GREENSPAN ZONE B 81 &NO SCALE ZONE C 126 MrAZ 269 PROJECT SITE PLAN AND PARKING ZONES EXODUS RECOVERY, INC. AT PACKERS SQUARE, TUSTIN F ; R r a j L L 4 3 3 g o W+ 's I L I tij � r 7 .. m I - O Mr- cs � m � ti o L i L IM n I 7J �C: m 4� n Lo C �rn L/l "v od r I0rq 1�1 n a a - 4 n C � 0 m 0-0 X Ln O In F--i Dd ci 3 OqLn � I c I I z h� n:\3800\2173871. - s+odus recovery of pockers square. luslin\dwg\3871f-4.dwg LDP 11:35:08 08-04-2017 mempin _.• ■ a r s Da.wxv,Demand lSpzesl a � � yyry� Y�a pp y1 v�a pN M1 P n y r l♦ H B O + �+ u � ♦ a,u "' N Ga T In r- L n 1z �r o � I0 M a M V ` W D rn 00 p ---_ - - �n CO) s � d C r� l Z 0-3Ci, I n:\3800\2173871 — exodus recovery at packers square, tusRnl.,dwg\3871(-5.dwg LDP 11:35:54 DB-04-2017 memgn LINSCOTT GREENSPAN TABLE 1 EXISTING DEVELOPMENT SUMMARY[1] engineers EXODUS RECOVERY INC.AT PACKERS SQUARE,TUSTIN Bldg/Unit Tenant Business/Land Use Type Hours of Operation Square-footage {SFJ Fxating Development 13102 RuWs Restaurant-fine•ra;.,al Sun-Th 7am-Slam,F-Sat 7am-10pen 5,625 SF 13112-A Golden Nall Bar Retail-Service M Closed,T-f 9:30am-7pm,Sat 9:30am-6:30pm,Sun 10ans-Spm 1,227 SF 13112.9 vacant-formerdentist offlct[21 Medical/Dental To Be Determined 1,336 SF 13112-C Newport British Indian Market Retail M Closed,T-Sun 12pm-8pm 1,336 SF 13112-D 9verspoon Indian Restaurant-fine/casual M Closed,T-Sun 12pm-9:30pm 1,336 5F 13112-F Vacant-former tanning salon 121 Retail-Serv!ICe/Spa To Be Determined 1,225 SF 131124 Bloom Spa Retail-Service/Spa It 10am-9pm,Sun Ilam-9pm 1,052 SF 13112-G vacant(31 Retail To 9e Determined 1,052 SF 13112-H Chabad Jewish Center-Tustin office M-F gam-Spm,Sat-Sun Closed 1,052 Sr 13112-1 vacant-former Pro Dance Center[21 Health Club To Be Determined 2,001 SF 13112-1 Beau Shar Salon Retail-Service Sun-M Closed,T-Sat Sam 8pm 2.,527 SF 13112-X vacant-formerdentistoffice(2j Medical/Dental To Be Determined 2,262 SF I3I52-A Na Long Bay Pho&Grill(4j Restaurant-fJne%osual Opening Soon-August 2017 3,060 SF 13152-A2 vocantf3f Office To Be Determined 3,64411 SF 13152-8 Friends of Family Health Medical/Dental M-F Sam-Spm,Sat-Sun Closed 5,000 5F 3.'3532-1W Exodus,pecovillInc j5) MedicaiJDental !Vl-Sun 24-Moor operation 7,600 SF 13132-200 Devine Image Medic'i lJer,t 31 T Thu 9,i Spm,Fri 9am-3pm,Sat 9am-2 pm,Sun-M Closed 1,763 SF 13132.210 Allied Surgery Center Medircn'lientA N/A 2,042 SF 13132-220 Kyung Myun Kim,DDS M,F,SunClosed T-Th,Sat 9am-6pm 1513 SF 13132-230 Craig Thiede,DDS tea taVDei nal It 9am-5:30pm,F 7am-3pm,Sat-Sun Closed 1,759 SF Total Floor Area 48,409 SF Notes: ]1]Source:NAI Capital,with an update to the September 2015 tenant Informatlon performed by LLG in August 2017 121 Former dental office use was prior tenant/use for two Suites,while a tanning salon and dance studio occupied two other vacant suites. 133 one vacant suite totaling 1,052 SF was previously occupied with retail uses;the 3,640 SF vacant suite was occupied by office use. ]4]Restaurant use approved by the City for the former vacant office space, ]5]former pediatrics and adult medicine clinic is proposed to be converted to a Mental Health Outpatient Crisis Service that will operate 24 hours per day,7 days a weei,. "J ,800 217',R71-Fwdus Recovery at Packers Square,Tustin Letters 3R'I Revn¢d Fwdu.,Rucuvcvy at Packers Squarc Parking Study 08-31-_'017 doc LINSCOTT GREENSPAN TABLE 2 SUMMARY OF EXISTING PARKING SUPPLY' EXODUS RECOVERY INC.AT PACKERS SQUARE,TUSTIN Type of Parking Space Zone Standard Compact Handicap Time-Restricted Other Total A 60 0 2 0 0 62 B 76 0 5 0 0 81 C 122 0 3 0 1° 126 Total 258 0 10 0 1 269 3 Source: Field inventory of parking spaces at ]Sackers Square cunduded by LLG. ' Parking space marked "reserved" N t800 2I7a87I-Exudu.R"ow,y at Puckers Square,T ustm Letters 3971 Res-,eed Exodus ke very a1 Packers Square Parking Study 08-71'017 doc LINSCOTT GREENSPAN TABLE 3 CITY CODE PARKING REQUIREMENTS engineers EXODUS RECOVERY INC.AT PACKERS SQUARE,TUSTIN City of Tustin Spaces Land Use Size Code Parking Ratios Required Existing Tenant Mix 1 space per 250 SF—GFA for first 4,000 SF ❑ Medical Office 12,077 SF of medical space within a building or center 64 and 6 spaces for each 1,000 SF of GFA in excess of 4,000 SF ❑ Restaurant 10,021 SF 1 space per 100 SF of GFA 100 ❑ Retail - Personal Services 6,142 SF 1 spaces per 250 SF of GFA 25 ❑ Office 1,052 SF 1 spaces per 250 SF of GFA 4 Vacant/Proposed Project ❑ Retail/Personal Service(vacant) 2,277 SF 1 space per 250 SF of GFA 9 1 space per 250 SF—GFA for first 4,000 SF ❑ Medical/Dental (vacant) 3,598 SF of medical space within a building or center 14 and 6 spaces for each 1,000 SF of GFA in excess of 4,000 SF • Health Club/Fitness (vacant) 2,001 SF 1 spaces per 150 SF of GFA 13 L1 Office (vacant)& 3,640 SF 1 spaces per 250 SF of GFA 15 1 space per 250 SF—GFA for first 4,000 SF ❑ Proposed Exodus Recovery, Inc. 7,600 SF of medical space within a building or center 38 Project' and 6 spaces for each 1,000 SF of GFA in excess of 4,000 SF TOTAL: 282 A. TOTAL OCCUPIED PARKING CODE REQUIREMENT 193 B. TOTAL VACANT/PROPOSED PARKING CODE REQUIREMENT 89 C. TOTAL PARKING CODE REQUIREMENT BASED ON FULL OCCUPANCY 282 D. TOTAL PARKING SUPPLY 269 E.PARKING SURPLUS/DEFICIENCY(+/-) BASED ON FULL OCCUPANCY(D—C) -13 s Source: City of Tustin Municipal Code. 6 Vacant suite preciously occupied with office use - 7 Proposed Project consists of re-occupying medical office space with a 2417 Mental Health Out-Patient Crisis Service. N {8(x)2173871-Fxodu,Rec—cry at Pxkerx Square,Tuntm Letters 35.71 Rctiwd Exodus Rc uvery at Paiken Square Parlang Study 08-11-_'017 doc LINSCOTT TABLE 4 GREENSPAN WEEKDAY SHARED PARKING DEMAND ANALYSIS WITH PROPOSED PROJECT(1 EXODUS RECOVERY INC.AT PACKERS SQUARE,TUSTIN r Land Use Retail(includes fine/Casual Dining Ruby's Restaurant Pro Dance tlf le MedicaFDV11t:d Proposed Exodus Personal Services) Center/Studio Ohies Recover�,Inc. Sia 8.419 KSF 131 4.396 KSF 141 5.625 KSF 2.001 KSF 4.692 KSF 151 15.675 KSF151 7.601) KSf Pkg Rate[21 4.00 /KSF 10.00 /KSF 10.00 /KSF 6.67 /KSF 4,00 /KSF 6.00 /KSF -- /K-SF Comparison w/ Gross 34 Spc. 44 Spc. 56 Spc. 13 Spe. 19 Spe. 78 Spc.[21 30 Spi.101 Parld-g Supply Spaces I Shared 269 Spaces[71 Number of Number of '.Number of Number of Number of Number of Nomber.trF Parking Surplus Time of Day Spaces Spaces Spaces aces Spaces Spaces Space` Demand (Deficiency) 6:00 AM 1 0 12 9 1 0 14 37 ,2 7:00 AM 2 1 21 6 5 0 24 59 '1() 8:00 AM 7 3 25 6 13 63 22 139 110 9:00 AM 14 5 30 9 17 73 22 170 99 10:00 AM 21 11 35 9 19 78 '2 195 74 11:00 AM 27 19 36 11 lR 78 __' 211 58 12:00 PM 29 31 40 8 42 187 82 1:00 PM 30 31 36 9 I t, 73 22 217 52 2:00 PM }t) 28 23 9 19 78 22 208 61 3:00 PM 28 18 19 9 18 78 30 200 69 4:00 PM 28 22 19 11 15 73 20 188 81 x;00 PM 29 31 30 12 9 68 20 199 70 6:00 PM 29 38 32 13 4 52 14 182 87 7:00 PNI 29 39 32 12 2 24 14 152 117 8:001°M 25 39 32 11 1 12 14 134 135 9:01)I'M 17 39 24 8 1 0 14 103 166 10:00 PM 10 38 23 4 0 0 14 89 180 11100 PM 3 30 21 1 0 0 22 77 192 12:00 ANTI 0 11 11 0 0 0 14 36 233 Notes: 11! ti..urc:e ULI-Urban I and h,mriute"Shared parking,"Second Filition..2005. I 1';,,k,ng rates for all kind i�—,h �n Oty Code and UU procedure nurotalired to express percentage in terms of absolute peak der and ratios. E'er City Code,a ratio of 1 sp/250 SF-CEA for the 1st 4,000 SF and 6 sp/5000 SF-GFA in emacs of 4,000 SF is applied to medical office uses. hi...iSr=;ar;vII re',ail-designated suites. [41 rc,1.,ur1nt osC to the Ha Long Hay Pho&G6ll(3,060 SF Restaurant). [5]kscludcs:.ran 51-vacai o ii i.:-Ic>ienated s une or 31.598 SF of vacant dental office space in two suntes. [6)Peak parking dernand nyu u�nw!)L,.,f the Project forecast based on operational characteristics ofihe propsocd Mental Health Out-Patient Crisis Service. [7]Parking supply of'n'r,p.,,:,is based ors a field inventoryconducted by L Win September 2015,and re-confimted in August 2017. N 3800'2[7387[-Exodus Rccavesy at Packm Square,Tustin toners IN71 Revised Exodus Recovery at Packers Square Parking Study 08.31.21117.duc LINSCOTT TABLE WEEKEND SHARED PARKING DEMAND ANALYSIS WITH PROPOSED PROJECT[1] Exons RECOVERY INC.AT PACKERS SQUARE,TUSTIN engineers Land Use Retail(includes Fine/Casual Dining; Ruby's Restaurant l"ro Dance OlTicc :liedical;0cillal Isrupused I.cudu� Personal Services) C'eoter,'SttttiiIi Office RM1%CT.t.Inc. Size 8.419 KSF 131 4.396 KSF 141 5.625 KSF 2.001 101' 4.692 I:SF 151 15.675 KSF 151 7.600 KSF Pkg Rate 121 4.00 IKSF I0.00 IMF 10.00 /KSF 6.67 161 4.00 iKSF 6.00 IKSF -- /KSF Comparison w/ Gross 34 Spc. 44 Spc. 56 Spc. 13 Slrc. 19 Spc. 78 Spc.[2} 30 Spe.161 ParkingSupply Spaces Sbared 269 Spaces161 Number of Number of Number of Number of "Number nl' Number oil" Number of Parking Surplus Time of Day Spaces Spaces Spaces Spaces 'Spaces Spaces Spa cs Demand (Deficiency) 6;00 AM 1 0 9 8 11 0 14 32 237 7:00 AM 2 1 18 0 24 49 220 8:00 AM 6 2 29 63 22 126 143 9:00 AM 13 4 41 = l 73 22 159 110 10:00 AM 20 5 51 78 22 181 88 11:00,01 25 11 ,1 5 2 78 22 194 75 iii 11%1 29 24 56 5 2 42 22 180 89 1:00 PM 31 25 49 3 1 0 22 131 138 2:00 PM 34 22 39 3 1 0 22 121 148 3:.00 PM 34 22 25 3 1 0 30 115 154 4:00 PM 33 22 _8 6 0 0 20 109 160 5:00 PM 31 29 37 11 0 0 20 128 141 6:00 PM 28 40 42 10 0 0 14 134 135 7,00 PM 26 42 42 7 0 0 14 131 138 8x10 PM 23 44 39 3 0 0 14 123 146 9:00 PM 19 40 20 1 0 0 14 94 175 10:00 PM 12 40 17 0 0 0 14 83 186 11:00 PM 5 39 12 0 0 0 22 78 191 12:00 AM 0 23 8 0 0 0 14 45 224. Mites: [1[Suunc:UH-Urban Land Institurc"Shined Parking,^Sccond Edition,2005. 121 Parking rates for all land uses based on City Code and UU procedure nor>evlired to express percentage in temu o€absolute peak demand ratios. Per City Code,a natio of I sp250 SF-CFA for the Ist 4,000 SF and 6spl]000 SF-GFA in execs of4,000 SF is applied to twdical office uses. [3]Includes vacant retail-designated suites. [4] Includes approved restaurant use to be occupied by the Iis Lang Bay Pho&GrAl(3,060 SF Restaurant). [51 Includes 3,640 SF vacant of ic,"esignated suite or 3.598 SF of vacant dental office space in two suites. [61 Peak parking demand requircrrcnis ofthe Project forecast based on operational characteristics of the pr0psocd Mental Health Out-Pawn Crisis Service. [71 Parking supply of269 spaces is based on a ftold inventory conducted by LLGin September 2015,and re-conferred in August 2017. Y:3x00'-1173,971-Exodus Recovery at Packers.Square,Tustin Letters 3971 Revise t Exodus Recovery at Packcrs Square Parking Study 08.31-2017 due APPENDIX A ULI SNARED PARKING CALCULATION WORKSHEETS FOR THE PROPOSED PROJECT N-3800 2173871-Fwdr�Re own as Packers Sgkmm,'rnstin Lerter<1871 Revised Exodus Recovery a1 Packers Square Parking Srudy 178-31-2fl17.doc LINSCOTT Appendix Table A-1 GREENSPAN SHOPPING CENTER(TYPICAL DAYS) WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] PACKERS SQUARE,TUSTIN Land Use Shopping Center(Typical fla}s} Size 8.419 KSF Pkg Rate[21 4.00 /KSF Gross 34 Spaces Spaces 27 Guest S e. 7 Emp. Spc. Shared Time %Of #Of % Of # Of Parking of Dai Peak j3[ Spaces Peak [3] Spaces Demand 6:00 AM 1% 0 9% 1 1 7:00 AM 5% 1 14% l 2 8:00 AM 14% 4 36% 3 7 9:00 AM 32% 9 68% 14 10:00 .AM 59% 16 77% 5 21 1 l:Psi AM 77%) 21 86% 6 27 12:06 PM 86% 23 90% 6 29 1:001'M 90% 24 90% 6 30 2:00 PM 86% 23 90% 6 29 3:00 PM 81% 22 90% 6 28 4:00 PM 81% 22 90% 6 28 5:00 PM 86% 23 86% 6 29 6:00 PM 86% 23 86% 6 29 7:00 PM 86% 23 86% 6 29 8:00 PM 72% 19 81% 6 25 9:00 PM 4541, 12 68% 5 I7 10:00 PM ?_ 7 36% 3 10 11:01) PM 2 14% 1 3 12:0(1 :AM Cr'' tl 0% 0 0 Notes: I J Source: ULI-Urban land Institute"Shared Parking," Second Edition,2005. [21 P,irking rates for all land uses based on ULl procedure norni�Bred to express perccnta1,e in terms of absolute peak demand ratios. Breakdown of oucst vs. employee [3] Percentage of peak parking demand factor reIlecr Ielariom;llips between weekday parking demand ratios and peak park in°_ (Jell 1Ernd rru iii,. a5 SIAllm7arized in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT Appendix Table A-2 GREENSPAN SHOPPING CENTER(TYPICAL DAYS) WEEKEND SHARED PARKING DEMAND ANALYSIS[1] PACKERS SQUARE,TUSTIN Land Use Shopping Center(Typical Days) Size 8.419 KSF Pkg Rate[2] 4.04 /KSF Gross 34 Spaces Spaces 27 Guest Spe. 1 7 Enip. S c. Shared Time % Of 9 Of % Of #Of Parking of Day Peak 131 aacer Peak 131 Spaces Demand 6:00 AM I% 0 101". 1 1 7:00 AM 59/6 1 15",, 1 2 8:00 AM 10"i, 3 40% 3 6 9:00 AM 30".,, 8 75% 5 13 10:00 AM 5014 85% 6 20 1 1-00 AM 6�110 18 X15% 7 25 12:00 PM X0°a 22 100% 7 29 1:00 PM 90% 24 100" 7 31 2:00 PM 100% 27 100"o 7 34 3:00 PM 100% 27 100 34 4:00 PM 95 26 10011 o 33 x.00 PM the 24 95% 31 6:00 PVI S(1°„ 22 85% 6 28 7:00 PM 20 80% 6 26 8:00 PM IR 75% 5 23 9:00 PM 5f7 14 65% 5 19 10:00 PVI 3i 45% j 12 11:00 PM 15% 4 1�° > 1 5 12:00 AM —ji0% 0 ff< 0 0 Nates: [1] Source. ULT-Urban Land institute"Shared Parking," Second Edition,2005. [2] Parking rates for all lan,i 4 L:s based on ULT procedure normalized to express percentage in terms of absol.;te peak demand ratios. Breakdown of guest vs. employee [3] Percentage of pcah Imi k mi 2 Kik:w,m,I rektionships between weekday parking demand ratios<:nd I} ak parkin cl r. .osi l ; i , . A, Summarized in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT Appendix Table A-3 GREENSPAN FINEICASUAL DINING WEEKDAY SHARED PARKING DEMAND ANALYSIS[11 PACKERS SQUARE,TUSTIN Land Use Fine/Casual Dining Size 4.396 KSF Pkg Ratel2] 10.00 /KSF Gross 44 Spaces Spaces 37 Guest S c. 7 Emp. S c. Shared Time % Of #Of % Of # Of Parking of Day Peak [31 Spaces Peak 131 S aces Demand 6:00 A f l`a o 0 0% 0 0 7:00.AM 0% 0 18% 1 l 8:00 AM 0% 0 45% 3 3 9:00 AM 011!0 0 68% 5 10:00 AM 14% 5 81% 6 11 11:00 AM 36% 13 81% 6 19 12:00 PM 68% 25 81% 6 31 1:00 I'M 68% 25 81% 6 31 2:00 PM 59% 22 81% 6 28 3:00 PM 36% 13 68% 5 18 4:00 PM 45% 17 68% 5 22 5:00 PM 68%p 25 90% 6 31 6:00 PM 86% 32 90% 6 38 7:00 PM 90% 33 90%n 6 39 8:00 PM 90%© 33 90% 6 39 9:00 PM 90% 33 90% 6 1 39 10:00 PM 86% 32 90%n 6 38 11:00 PM 68% 25 77% 5 30 12:00 AM 23% 9 320,;) 2 11 Notes: [1] Source: ULI - Urban Land Institute"Shared Parking," Second F_.di:ior. 2005. [2] Parkin; 1'"i Al land utics based on ULi IIT-0ecduru nornialiicd tO exPresS percentage in tcrn,:: Peak demand ratios Bieakdovn v,. employee [3] PcrcCnt:]�C' of 1 %:A i,.:6,mg dernand fl]C TS retlect T-ekitioiiships hcmccit Weekday parking demand ratio.), L:t,J pak parking demand ratios, as summarized in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT LAW & Appendix Table A-4 GREENSPAN FINEICASUAL DINING WEEKEND SPEARED PARKING DEMAND ANALYSIS[1] PACKERS SQUARE,TUSTIN Land Use Fine/Casual Dining Size 4.396 KSF Pkg Rate[21 10,00 /KSF Gross 44 Spaces Spaces 37 Guest Spe. 7 Emp. S c. Shared T isle "/" Of #Of % Ol' #Of Parking of Dai. Peak 131 Spaces Peak l3l S aces Demand 6:00 AM 0"u 0 0%0 0 0 7:00 AM �� 0 20% 1 1 8:00 AM 0% 0 30% 2 2 9:00 AM 0% 0 60% 4 4 10:00 AM 0% 0 75% 11:00 AM 15 6 75"11 > 11 12:00 PM 7f) 19 75",6 5 24 1:00 PM -,0 75"�, 5 25 2:00 PM 45"1, 17 75°iU 5 22 3:00 PM 45 17 75% 22 4:00 I'M 45"", 17 75% 5 22 5:00 PM 60";, ?2 100% 7 2.9 6:00 PM 90 33 100"b 7 40 ?:00 PM 9511. 35 100111, 7 42 8:00 I'M 10011 37 10oll,, 7 44 9:00 PM 900 o 33 1001.1.0 7 40 10:00 1'M 9011 3; 10011 0 7 40 1 1:00 PM 90' 33 �0 6 39 12700 AM 50'!o 19 50°0 4 23 Notes: [I] Source: ULI-Urban Land Institute"Shared Parking," Second Edition,2005. [2] Parking rates for all land uses based on ULI procedure normal Wed to express percentage in terms of absolute peak demand ratios. Breakdown ol'west vs. employee [3] Percentage of peak parking demand factors reflect relationships bcm cen weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT Appendix Table A-5 GREENSPAN FAMILY RESTAURANT WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] PACKERS SQUARE,TUSTIN Land Use Family Restaurant Size 5.625 KSF Pkg Rate[21 10.00 /KSF Gross 56 Spaces Spaces 48 Guest Spc. 8 Emp.S c. Shared Time % Of 401, % Of #Of Parking of Dav Peak 131 Spaces Peak 131 Spaces Demand 6:00 .AM 18% 9 35% 3 12 7:00 AM 35% 17 53% 4 21 8:00 AM 429/6 20 63% 5 25 9:00.AM 5 25 63% 5 30 10:00 AM 6001u 29 70% 6 35 11:00 AM 63% 30 70% 6 36 12:00 PM 70% 34 70% 6 40 1:00 PM 63% 30 70% 6 36 2:00 PM 35° 17 70% 6 23 3:00 P%l 15 53% 4 19 40) I'M '„ 15 53% 4 19 5:(10 PM S 25 67% 5 30 6:00 PM 5627 67% 5 32 7:00 PM 27 6700 5 32 8:00 PM 5fi"„ 27 t;7"„ 5 32 9:00 I'M 20 4 24 10:00 PM 1 400. 4 23 11:00 PM 35",a 17 46" 4 21 12:00 AM 18'.: 9 25°% 2 11 Notes: [1] Source: ULT-Urban [.and Institute"Shared Parking," Second Edition,2005. [2] Narking r-,rii:s for all land a e., Lased on UL-1 procedure normalized to express percentage in term* of absolute peak demand ratios. Breakdown of guest vs.employee [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratio and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking" manual Packers Square,Tustin LINSCOTT Appendix Table A-fi GREENSPAN FAMILY RESTAURANT WEEKEND SHARED PARKING DEMAND ANALYSIS[1) PACKERS SQUARE,TUSTIN Land Use Family Restaurant Size 5.625 KSF Pkg Rate[21 10.00 /KSF Gross 56 Spaces Spares 48 Guest 5 c. 8 Em . S c. Shared Time % Of #Of Of 4 Of Parking of 1)av Peak 131 Spaces Peak 131 Spares Demand 6 00 AM 10% 5 50'x'0 4 9 7:00 AM 25°ru 12 75% 6 18 X:00 AM 45116 22 90% 7 29 9:00 AM Tri"0 34 90% 7 41 10:00 AM 9o". 43 100% 8 51 I I a00 AM 90111, 43 100% 8 51 l_-):00 PM 100% 4ti 100% 8 56 1 00I'M 85° 41 100% 8 49 1:00 PM 6590 31 100% 8 19 3:00 PM 40% 19 75% 6 25 4:00 PM 45% 22 75% 6 28 5.00 PM 60% 29 95% 8 37 6:00 PM 70% 34 95% 8 42 7:00 PM 701'q 34 95% 8 42 8:00 PM 65110 31 95% 8 39 9:00 PAS[ 30% 14 80% 6 20 10 00 1'M 250. 12 65% 5 17 1 100 PM 15° 7 65% 5 12 12-01) AM 101 5 35% 3 8 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking," Second Edition,2005. [2I larking rates for all land uses based on Ul_l proccdu]c: normalized to express percentage in terms of absolute peak demand rciiios. Breakdown of guest vs.employee [3] Percentage of peak parking demand facwrti reticct relationships between weekday parking demand ratios and peak parking demand raiios,as summarized in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT Appendix Table A-7 GREENSPAN HEALTH CLUB WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] PACKERS SQUARE,TUSTIN Land Use Pro Dance Center Size 2.001 KSF Pkg Rate 121 6.67 /KSF Gross 13 Spaces Spaces 12 Guest S, c. 1 Emp. Spc. Shared Time % Of #Of %Of # Of Parking of Day Peak 131 Spaces Peak 131 Spaces Demand 6:00 AM 70"0 8 751),o I 9 7:00 AM 40% 5 7590 1 6 8:00 AM 40% 5 751/0 1 6 9:00 AM 70% 8 75°" 1 9 10:00 AM 70% 8 75% l 9 11:00 AM 80% 10 75% 1 11 12:00 PM 60% 7 75% 1 8 1:00 PM 70 8 75% 1 �) 2:001'M 7O11" $ 75"/o I �) 3:00 PM ?«"e 8 75% I 9 4:00 PM 8O"'b 10 75% 1 1 l 5:00 PNI 90°u I 1 100% 1 l 6:00 PM 100% 12 100% l I 7:00 PM 90% 11 75% 1 l 8:00 PM 800'. 10 50% 1 l l 9:00 PM 7r> 8 20% 0 8 10:00 PM 35°ia 4 20111,' 0 4 11:00 PM 10% 1 20% 0 I 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI-Urban Land Institute"Shared Parking,"Second Edition,2005, [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT Appendix Table A-8 GREENSPAN HEALTH CLUB WEEKEND SHARED PARKING DEMAND ANALYSIS[1] PACKERS SQUARE,TUSTIN Land Use Pro Dante Center Size 2.001 KSF Pkv Ratel2l 6.67 /KSF Gross 13 Spaces Spaces 12 Guest Spc. I Emp. Spc. Shared Time % Of k Of %, Of # Of Parking of Day Peak [3l Spaces Peak ail S aces Demand 6:00 AM 66';-0 8 41 0 8 7:00 AM 371110 4 4111/o 0 4 8:00 AM 29 3 4'1% [1 3 9:00 AM 41" 5 41% 0 5 10:00 AM 29)A 3 41% 0 3 11:00 AM 41% 5 41% f1 5 12:00 PM 41% 5 41°„ 0 5 1:00 PM 25% 3 41 0 3 2:00 PM 21", 3 41(1,, 3 30) PM ? 3 4111,,, 3 4:00 I'M 45 5 62",, 7 6 5:00 PNI 82'J,© 10 82 1 11 6:00 PM 78% 9 82' 1 10 i 7:00 PM 49% 6 62)/o 7 8:00 PM 25% 3 41% �) 5 9:00 PM 8%p 1 16"N, 0 I 10:00 PM 1% 0 16`�o 0 (? 11:00 PM Ill. 0 16% 0 0 12:00 AM 0% 0 0% 0 0 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition,2005. [2] Parking rates for all land uses based on U1.1 procedure normalized to express peicenta�c in tcnzi of absolute peak demand ratio,. Breakdown of oocst vs,employee [ [ Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT Appendix Table A-9 GREENSPAN OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] PACKERS SQUARE, TUSTIN Land Use Office Size 4.692 KSF Pkg Ratel2l 4 /KSF Cross 19 Spaces spaces 2 Visitor S e. 17 Emp. S e. Shared Time % Of #Of % Of #Of Parking of Day Peak [3] Spaces Peak [31 Spaces Demand 6:00 AM 0 0 ).0 1 1 7:00 AM l'?„ 0 30% 5 8:00 AM 20% 0 75% 13 13 9:00 AM 60 l 95% 16 17 10:00 AM 100% 2 100% 17 19 11:00 AM 45% l 100% 17 18 12:00 PM 1.5"`0 0 90% 15 15 1:00 PM 45"" 1 90% 15 16 2:00 PM 100% 2 1001!10 17 19 ?:0n PM 45°0 I 100% 17 18 4:00 PM 1511% 0 90% 15 15 5:00 PM 10% 0 50% 9 9 6:00 PM 5% 0 259'0 4 4 7:00 PM 2% 0 10% 2 2 8:00 PM 1% 9:00 PM 000 0 1 ! 10:00 PM 0"0 0 1°'0 0 0 11:00 PM 0" 0 004, 0 0 12:00 AM 01)0 0 00.0 0 0 Notes: [I] Source: ULI -Urban Land Institute "Shared Parking," Second Edition, 2005. [2] Parking rates for all land uses based on ULI procedure normalized to express percentage in terms of absolute peak demand ratios. Breakdown of guest vs. employee [3] Percentage of peak parking demand factors reflect relationships between weekday parking demand ratios and peak parking demand ratios,as summarized in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT Appendix Table A-10 GREENSPAN OFFICE WEEKEND SHARED PARKING DEMAND ANALYSIS[1] PACKERS SQUARE, TUSTIN Land Use Office Size 4.692 KSF" Pkg Rate[2) 4 IKS Gross 19 Spaces Spaces 2 Visitor S c. 17 E111P. S pc. Shared Time %Of #Of % Of #Of Parking of Day Peak I3j Spaces Peak I3I Spaces Demand t, 00 A\1 0`1 0 011" 0 0 (10 \\I _ ., 0 2% 0 0 5:00 ANI 6".0 0 6% 1 1 9:00 AM 80.0 0 fi11 11 1 1 10:00 A\1 2 11:00 A\1 loll." 0 2 12:00I)VI 0 9`!o ? 1:00 I'M Yll 0 8l)" I I 2:00 PM 6%, 6% 1 l :00 PM 40,(', 0 4° I 1 4:00 PM 0 2 u 0 5:00 PM 1" 0 I'll. 0 6:00 PM 0 1% I I 0 7:00 PNI o". U 0% u 0 ti:OI') PM 0 Il 00. Il 0 9:00 P%1 t, o (W l, 0 10:00 I'\1 cr ; (1 011, ei 0 11:00 FIM 0 0" o 0 1201 .Aht 0",0 0 00 , 0 0 Notc,. [I] Source: ULI C'iban Land Institute"Shared Parkin.." Second F,dition. 2005. [2] Parking rates foo all land uses based tan 1 11 1 prtxckkii,� [n u�hress percentage iia pk•ak denrui;l i•!tn"' ,,i L"Jl ,: �'. c11ipluyee [31 Percentzi�c ufpeak parkinw denrind factor, weekday parkin demlind ratios and peal. 1)arkmL dernwi l in Table 2-2 of the "Shared Parking" manual. Packers Square,Tustin LINSCOTT Appendix Table A-11 GREENSPAN MEDICALIDENTAL OFFICE WEEKDAY SHARED PARKING DEMAND ANALYSIS[1] PACKERS SQUARE,TUSTIN Land Use Medical,I)ental Office Size 15.675 KSF Pkg Rate[2] 6.00 /KSF (.rocs 78 Spaces Spaces 52 Visitor Spc. 26 Shared Tune %Of # Of % Of # Of Parkin,+„ of I)ay Peak [31 Spaces Peak 131 Spaces I)cniand 6:00 AM On;, 0 011r0 0 (f 7:00 AM 0 0% 0 0 8:00 AM 47 60% 16 6-1 9:00 AM 47 100% 26 73 10:00 AM 52 100% 26 78 11:00 AM I un 52 100% 26 78 12:00 PM Sri 16 100% 26 42 1.00PM 41011a, 47 100% 26 73 2:00 I'M 100 52 100% 26 78 3:00 PM 1001,10 52 100% 26 78 4:00 PM 9000 47 100nii 26 73 5:00 PM 80% 42 100°10 26 68 6:00 PNl 67"x, 3> 67% 17 52 7:00 PM 30"o 16 300,'0' 8 24 8:00 PM 15" 8 1500 4 12 9:001'h1 0 0 10:00 PM 0° 0 ti ,, 0 0 11:00 P%1 01 ,r 0 0°0 0 0 12:0n \\I 0" 0 00 0 0 Notes: [1] Source: L1L.I- Urb:r r land Institute "Shared Parking," Second Edition, 2005. [2] Parkin, rates liu all land rrs,:N hascd on L"L_t procedure norniali/cd to express percent,r,-,r in terrns of absolute peak (Icnn.urd 13rc.rkklown olguesi vs_ crnpluyce 13 s 1',:r,c11ta;.Ie of peak parking demand factors reflect rcl.wonships between "eekday l,.skin :iota,nd ratios and peak parking demand ratios, rs tiurt1m,rr iced in Table 2-2 of the , .r,:d I'.trkri)t" manual. Packers Square,Tustin LINSCOTT Appendix Table A-12 GREENSPAN MEDICALIDENTAL OFFICE WEEKEND SHARED PARKING DEMAND ANALYSIS[11 PACKERS SQUARE, TUSTIN Land Use NIedicalfDental Office Size 15.675 KSF Pkg Rate[2] 6.00 /KSF Gross 78 Spaces Spaces 52 Visitor S e. 26 I,nip. S e. Shared Time %Of #Of 01� Of #Of Parking of Dav Peak 131 Spaces Peak [31 Spaces Demand 6:00 AM 0% 0 0% 0 0 7:00 AM 0% 0 0% 0 0 8:00 AM 9 n°U 47 60% 16 63 9:00 ANI oil"" 47 1001111 26 73 t 0:0U AM 100° 100".. 26 78 11:00 AM 157 100 26 78 12:00 PM 0 16 100% 26 42 1 Mo PM w o 0 0% fl 0 2:00 PM 0% 0 0% (1 0 3:00 PM 0% 0 0% 0 0 4:00 PVI I1° r 0 0% (I 0 5:00 PM 0 0% 0 6:00 PM WO 0 0% ri 0 7:00 PM 0°,r 0 0% rl 0 8:00 PM 01% 0 0% tl 0 9:0011%1 0"4, 0 0% ill 0 10:00 PM 01,10 0 011 0 0 11:00 PM 0% 0 011 o U 0 12:00 AMI. 0% 0 (P 0 0 0 N [1] Source: ULI -Urban Land Institute"Shared Parking," Second Edition,2005. [2] Parking rates for all land uses based on ULI procedure normal i/ed to express percentage in terms of absolute peak demand ratios Breakdown ol'?�tiost vs. employee [3] Percentage of peak parking demand factors n tlect relationships heeween weekday parking demand ratios and peak parking demand r inns. as summarized in Table 2-2 of the "Shared Parking"manual. Packers Square,Tustin LINSCOTT Appendix Table A-13GREENSPAN MENTAL HEALTH OUT-PATIENT CRISIS SERVICE WEEKDAY SHARED PARKING DEMAND ANALYSIS 11] PACKERS SQUARE,TUSTIN Land Use Mental Health Out-Patient Crisis Service Size 7.600 KSF Pkg Rate[2] — /KSF Gross 30 Spaces Spaces 12 Visitor S c. 18 Em .S c. Shared Time % t7f #Of % Of #Of Parking of Da Peak l3] Spaces Peak 131 Spaces Demand 6:00 AM 0 44,,,. 8 14 7:00 AM 50% 6 100% 18 24 8:00 AM 10000 12 55% 10 22 9:00 AM I mr,0 12 55% 10 22 10700 AM 1000>0 12 55% 10 22 11:00 AN1 1001)/0 12 55% 10 22 12:00 PN.1 low'/o 12 55% 10 22 1:00 PM 100% 12 55% 10 22 2:00 PM 100% 12 55% 10 22 3:00 PM 100% 12 100% 18 30 4:00 PM t00% 12 44% 8 20 5:00 PM 100% 12 44 8 20 6:00 PM 50% 6 44" 8 14 7:00 P%1 50010 6 44,11, 14 8:00 PM 5WIb 6 441,o "1 14 9:00 PM 50% 6 44% 14 10:00 PM 1 50°x0 6 44% 1 14 11:00 PM 50% 6 90% 16 22 12 00 AM 50% j 6 44% 8 JL___L4 Notes: Based on anticipated operationsspeciflc to Exodus Recovery,Inc. facility as described in this parking analysis. Packers Square,Tustin LINSCOTT Appendix Table A-14 GREENSPAN MENTAL HEALTH OUT-PATIENT CRISIS SERVICE WEEKEND SHARED PARKING DEMAND ANALYSIS[11 PACKERS SQUARE,TUSTIN Land Use Mental Health Out-Patient Crisis Service Size 7.600 KSF Pkg Rate,l2l — /KSF Gross 30 Spaces Spaces 12 Visitor S e. 18 Em . S e. Shared. Time % Of #Of Of #Of Parking of Day Peak [31 Spaces Peak 131 Spaces Demand 6:00 AM 50°'o 6 44` o 8 14 7:00 AM 50% 6 1000/0 18 24 8:00 AM 100% 12 10 22 9:00 AM 100% 12 55 10 22 10:00 AM 10000 12 55`:o 10 22 11:00 AM 100% 12 55°(, I 0 22 12:00 PM 100% 12 55'.',o 10 22 1:00 PM 100% 12 55% 10 22 2:00 PM 100% 12 55% 10 22 3:00 PM 1001114 12 100% 18 30 4:00 PM 1001!o 12 44% 8 20 5:00 PNI 100% 12 441)/0 8 20 6:00 PM 5004, 6 44% 8 14 7:00 PM 50° 6 44% 8 14 8:00 PM 50"40 6 44% 8 14 9100 PM 50% 6 44% 8 14 10:00 PM 50% 6 44% 8 14 1 L00 PM 50% 6 90% 16 22 12:00 AM 50% 6 4411,, 8 14 Notes: Based on anticipated operationsspecifie to Exodus Recovery,Inc. facility as described in this parking analysis. Packers Square,Tustin ATTACHMENT F Submitted Pians a " RECEIVED SEP 112017 CONDITIONAL USE PERMIT APPLICATION (September 5,2017) Existing COMMUNITY DEVELOPMENT Address: 13132 Newport Ave.,Tustin,CA Commercial / Retell BY: Zane: Planned Community Commeldal(p"OMM) (Zone C1) CUP: 2015-27;05-015&PC 1656;1776;3905 - ---- - APN: 500-111-03,04,10,11 i I Lot Size: 1.312 acres(Unchanged) 13102 New (3112 Newport Ave. Fsd_AY4. Lal 3, Parcel 3, I Bupdfng: (Unca lorry Medical Office Buldin0 Lot 1, Parcel 10, (Urlclumgad)23.275 sf Il 1.369 Acres 0.844 Acres NOT A PART i Project Tenantlmprovemenlonlst0oar ) 8II 8 NOT A PART I Meckel Office Use TI=7,600 of Parking: See Sheet A3 and Revised Parking Domurnd I i Analysis for Exodus Recovery,Ina at Packers v V A Square repot by Llnsm0,law&Greenspan o a 1, Engineers,datedAugust 31,2017 and Igggg O c o r mfermced LLG Na 2.17.3871,1 sib Noun: 24 hours,7 days a vmak Clients do nt have g i 24 hour stays I n I I I I Oacupari B Occupancy 6� I a I ° LiR O r I it sQ. I v 5 _ _ _ _ M-- ' CONDITIONAL USE PERMIT APPLICATION r i 3 J. / I (Soptomber5,2017) 12 " Lot 4, parcel 4, 1.355 Acres I THE FOlL04YING DESIGN ELEMENTS SHALL 8E � /24 HOUR9 / 7 GAYS INCORPORATED INTO THE FINAL CONSTRUCTION V I DOCUMENTS AS REOUIRED FOR PIAN CHECK AND ' Medical Office T,1. Existing PERMIT: O for SJO/Exodus � I Existing � (Zone PD) 1. All construction shall comply with 2016 Caldomta V r I Residei Code,Callil la Building Cade.California L ' Mechanical Cade,Cal fomla Electrics)Cade,California Plumbing Code,Cal forma Green Code and Catlfomia Energy Newport-Aye. i Code. Lot 2, Parcel 11, I dl E0.974 Acres ' 2. A building permll is requLed for all const udion and C d remodeling. S NOT A PART I E 3. A.rrhilocurol p1al egress(fuanifera l plans, O IF Exlsiing plumbing,mocharkal,eiactrllud and ebucturel pians are to be d Commerciol submNedwith permit appiicallo. 1 1 r (ZoneelC 1) 4. Ills elated In the 0pere0onal Oescripfion;'fhe proposed 936 q' facillty win serve W a medical consulting office assessment G r site since it Is nota Eomsed medical office chic.'Therefore, = dpY PACKERS CIR. the proposed occupancy will require 4 accessible parking ,!v 7 spaces(1 van accessible and 3 car accessible)on the basis CL 9 of having 93 parking spaces total within the fat Ones. 5. Fbral plans shag provldeatfeastaneakxass[ble route 7 within the route from the accessible parking spaces and as ownsibio loading zones;public streets and sidewalks;and (/J public=sporta0on stops to the eccassibie building or facility Existing Resfdenlial entrencu.Whin mom than one mute Is provided,all mutos osMl+o+v (Zone R3) must be eaassela. ar nw.a 6. Provide accessible toilets and bathingrshowar facilias per CBC chapter 11B. a-,a 7. Pmvido accessibility hall medkal,consulgng.genre EnlssnM's EXISTING SITE PLAN N moms,waiting amus,serytoa counters and el per CHCaul swarmmawmwmr�orsarl ® choptar 118. e:r-n A7 TABLE — — — ----'� KIMANVIVIRFOLAIPAU.Ip [i air r.n.rpn , p 1"�aFa A 3-1c d E F G ! TABU-1AL19PL i t� .... ZONE A 82 STALLS MIMM ...r..w Iw a•neer rr,w. w+ Lam. HI UNS ZONE 8 81 STALLS _ -- Am •r' .+r�ur W-rte rw..wew.,.a.re.ee�-.w.r.,..+. ,u,. :---_. IS112 ewDot!_.. l(ME—C_.__.L7.�...S.TALLS. l I N ,aue arta•—a,..rixw r.r.�.. xxa..r.e ua+ I.�J V .Q oNL A Gh., -'—�—K�T7T_�... I.... _... TOTAL 289 STALLS ulu< .e.rr.wu+wr+tr. e+w r,r...l.r trr. ur+ i I I I I I I I �`h R 1 WW rr.lY 1ral aYOrr•I ly+ pc4 11 4 6 r mw or.rrr�.q.e ne.. arr•.Irmlrra.r "^ _ II I 1I I I I Mu II WY+ .w.a...w.a.r arrw ..t.wr xaa.x.lr t,rr a I � I Wut w.war r...t... erw.IrrLeeraw-r. IYt a -D ZONE.C r17AJ 52 CHOI.') - uu.. »w w.ra.xylxa rrxr.., ratw.�• —_....._v... (M+dlcal 01fVti) YI as+ v tl „ee r ],j,152 N.wonM kF., � tl� RtWa tn,..Ntwwauw urM•r• r.tq tb.w rpr Y ff A A2 B ZONE 0 Lrrbl,w Il.earM.(rar r�r.N�en bx tuts _ - I 4 4 J tam.ya Mwr,trwMLL v.awm..•.i r!y tJm y Y G - orFn,re..-� 1,tYi� callwir.x{ n.f Ya,e rw��er.�o�e LiM,+ fMMxra tFtY+ PI r•n artr...arr Mra MetVtrer f.Yr rrrr�rati4 u.r��m„ ";.•':�""^" '""'""" .""' "'+� =""'"�= EXISTING SITE PLAN ;., xry ww.n.rrw+.�wwrerwwV�.xr+•..wrwr.lrur.eay�r+cw.o...,.r rw.°ae...n.r.tnn.r r. ,wssa� T.ntn raw 1 a,3 v fuiiYfra'FnrtraiNuwo�YrAft xw,4!axn F[r,.a,.e.Ia,e 1�4,4ix4u,V.I�xVVJ.fY1111 nw,..tw yww 3, rwatrewl,.x+n urr I www L lirlierrr � .. 'kdm err a,r.«r1P..�.w.rr.1. � 9 IVIVmb+OlIPOVMW. � � � i 11 0 1 8 4 el wow M.A1011 a f ti .relrsak !WI V I W V Iw 1{O V V M. sm O t t ii! 9 1 p Ir m p .�tierea.er y V Itea��H.V rIW X ]III 9 pfa W V ItpwepslliV JM. . '_ rr.e...t.+arl•.I.r+tl Ur?v Iwwwmwvv. / I rrrreov-aal.t lt+wroa D W "� p rrrrarrr parq 41•.V el VeptV y.y./w a►, 1, R IY r.'1tcmyw =P,W.rrr... � wr p rF trrn.�.t p..a, +nix r I we«r.:>r w.•"„ �, 09 o ON.ltw'.a' we v Ines.ar,wsr,w. Iger e..InV.v .+u :, i eeP.W rl..IriMl.eK e+M�e open rins.},ygnt.wr ex N.'xv d .. - ♦ ,V,a'.'t fr1r t11M.ryIl AtM.,rrryMr,I �, PelYY9,I,rflelr -. --.. r- • SY 14m yr e wrttlnr Mr 4_�.� F..xx.eprpygesenWlewewrt ,.tt N.a1� tt A r tj A W CD A m z C N m q O �Nn 4 I Z M r Q 7Z z Cng is_ 772 HHHH1-1H _ x cK �� m F—r-1 Z - p I r Si 0 — -- - � 1 - _ �z _= P P a -.__. St.Joseph Hos rta h.��rNei-aKnMoro a &Exodus Recoymy,Inc. M �O A oecM1Nects,Inc. • g °""�°"' `�."�"""°.�°'°" architects L 13134.Newport Ave,Tuatln.G J ATTACHMENT G. Operations/Site Conditions — CUP 94-15 OPERATIONSISITE CONDITIONS (1) 3. 1 Office uses permitted by CUP 94-015 in Packers Square include general office, medical office, professional and administrative offices. (1) 3.2 The maximum amount of office area, including medical uses, permitted for the entire Packers Square shall not exceed 31, 743 square feet, which includes 4 ,935- square feet of medical and/or office use located within Building B. Any additional general office or medical office use in excess of the above limit shall require a new CUP and additional discretionary action. (1) 3.3 All permitted uses shall meet the parking requirements of the Section 9235 of the Tustin City Code, as follows: retail use 1 space/200 sf office use 1 space/250 sf medical office 6 spaces/1000 sf restaurant 1 space/3 seats (5) 3.4 Business hours for the proposed FHP medical facility sha11 not extend beyond 7 : 00 a.m. to 7 : 00 p.m. , five (5) days a week, specifically Monday through Friday. Any extension of these hours shall require approval of an amendment to this Conditional Use Permit by the Planning Commission. _ (5) 3.5 The building shall meet all applicable requirements set forth in the Tustin Security Code relating to commercial structures, including lighting and locking devices. The City's Security Ordinance requires that lighting at exterior doors, driveways and parking areas shall provide a minimum of one (1) footcandle of illumination. No lights shall be permitted which may create any glare or have a negative impact on adjacent properties . (5) 3. 6 A Parking Management Program shall be submitted with the final development plans to include, but not limited to, pavement signage and parking area signs restricting the two rows of parking adjacent to and south of Buildings A and B to be for non-FHP customers only. Adequate signage shall identify authority for towing if FHP patients or employees are illegally parked in restricted parking areas. Said plan shall be reviewed and approved by the Department of Community Development. RECEIVED SEP 112017 COMMUNITY DEVELOPMENT SY: ATTACHMENT H Resolution No. 4302 — CUP 209527 RESOLUTION NO. 4302 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT 2015-27 AUTHORIZING A REDUCTION OF THE OFF-STREET PARKING REQUIREMENTS THROUGH JOINT USE/SHARED PARKING TO ACCOMMODATE THE CONVERSION OF UP TO 6,700 SQUARE FEET OF OFFICE SPACE TO RETAIL AND RESTAURANT USES AT PACKERS SQUARE LOCATED AT 13102 -- 13152 NEWPORT 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 Michael Lin, of NAI Capital requesting authorization for a reduction of off-street parking requirements to accommodate the conversion of up to 6,700 square feet of office space to retail and restaurant uses located at 13102-13152 Newport Avenue, also known as Packers Square. B. Pursuant to Tustin City Code (TCC) Section 9264, parking facilities may be used jointly for non-residential uses with different peak hours of operation with the approval of a Conditional Use Permit (CUP). C. That the site is zoned as Planned Community Commercial (PC COM) within and designated as Community Commercial by the Tustin General Plan. 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. D. That the subject properties are comprised of four (4) buildings of approximately 48,408 square feet of floor area and a common parking area with 269 parking stalls. E. That a public hearing was duly called, noticed, and held on said application on December 8, 2015, 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. 4302 Page 2 1. That a Parking Demand Analysis dated November 5, 2015, was prepared by a licensed traffic engineer (Richard Barretto, P.E. of Linscott Law & Greenspan Engineers) in accordance with TCC Section 9264. 2. That the Parking Analysis has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 3. That per the TCC, the mixed-use center would require 299 off-street parking spaces; 269 parking spaces are currently proposed; the Parking Analysis determined a peak usage of 245 parking spaces; therefore, the Parking Demand Analysis demonstrates that no substantial conflict will exist in the peak hours of parking demand for the multi-purpose center for the proposed uses. 4. That the number of spaces needed for the retail and restaurant uses do not exceed the number of spaces anticipated to be available during different hours of operation. 5. That the parking spaces designated for joint use are located such that they will adequately serve the uses for which they are intended. 6. That the proposed use, as conditioned, will not have a negative effect on surrounding properties, or impact traffic on the ability of parking in that sufficient parking would be available on-site. G. This project is Categorically Exempt pursuant to Section 15301 (Class 1) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves CUP 2015-27 authorizing a reduction of off-street parking requirements via joint use parking to accommodate the conversion of up to 6,700 square feet of office space to retail and restaurant uses located at 13102-13152 Newport Avenue, also known as Packers Square, 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 8'h day of December, 2015, j Jt JE PPJFVTHOMtDSON Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4302 Page 3 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. 4302 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 8th day of December, 2015. PLANNING COMMISSIONER AYES: Kozak, Lumbaxd, Smith, Thompson (4) PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: Altowaiji (1) PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4302 CONDITIONAL USE PERMIT 2095-27 _ 13102, 13112, 13132 AND 13152 NEWPORT AVENUE CONDITIONS OF APPROVAL GENERAL {1) 1.1 The proposed project shall substantially conform with the Parking Demand Analysis for the project date stamped December 8, 2015, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications if such modifications are consistent with provisions of the Tustin City Code. (1) 1.2 The subject project approval shall become null and void unless permits for the proposed project related improvements are issued and substantial construction is underway within one (1) year of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of Conditional Use Permit 2015-27 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to issuance of an administrative citation pursuant to TCC 1162(a). SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2)CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) BUILDING CODE (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4302 Page 2 (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.7 Conditional Use Permit 2015-27 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director, The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance Conditional Use Permit 2015-27, or is found to be a nuisance or negative impacts are affecting the surrounding businesses or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the Conditional Use Permit. (1) 1.8 As a condition of approval of Conditional Use Permit 2015-27, the applicant and property owner 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 and property owner 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 *** 2.1 A total of 269 parking spaces within the shopping center shall be maintained at all times. Any reduction of on-site parking, change of tenant spaces/uses, parking lot and/or circulation shall be reviewed and approved by the Community Development Department. *** 2.2 If in the future the City determines that a parking problem exists on the site or in the vicinity as a result of the proposed project or if the parking analysis does not support the uses as concluded, the Community Development Director may require the applicant to prepare a parking demand analysis and bear all associated costs. If the Study indicates that there is inadequate parking, the applicant shall be required to provide immediate interim and permanent measures to be reviewed and approved by the Community Development Department and the Public Works Department. Exhibit A Resolution No. 4302 Page 3 *** 2.3 Restaurant (dine-in and take-out) uses shall be limited to no more than 12,125 SF (25%) of the total floor area unless supported by a supplemental parking analysis. - FEES (1) 3.1 Within forty-eight (48) hours of final approval of the project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. ATTACHMENT I Resolution No. 4349 RESOLUTION NO. 4349 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT 2017-15 AUTHORIZING AN AMENDMENT TO PREVIOUSLY APPROVED CUP 94.15 RELATIVE TO THE HOURS OF OPERATION AND AN AMENDMENT TO CONDITIONAL USE PERMIT 2015-27 FOR JOINT USE PARKING DEMAND ANALYSIS RELATIVE TO THE ADEQUACY OF THE EXISTING 269 PARKING SPACES TO ACCOMODATE A 7,600 SQUARE FOOT MENTAL HEALTH OUT-PATIENT CRISIS SERVICE FACILITY AT 13132 NEWPORT 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 Jeremy Zoch, of St. Joseph Hospital of Orange requesting to establish a mental health out- patient crisis facility located at 13132 Newport Avenue, also known as Packers Square. B. Pursuant to Tustin City Code (TCC) Section 9244d and the Development Pian approved for Packer's Square, the proposed use is allowed subject to amendments to Conditional Use Permit (CUP) 94-15 and CUP 2015-27. C. Pursuant to Tustin City Code (TCC) Section 9264, parking facilities may be used jointly for non-residential uses with different peak hours of operation with the approval of a CUP. D. That the site is zoned as Planned Community Commercial (PC COM) and designated as Community Commercial by the Tustin General Plan. 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. E. That' the subject properties are comprised of four (4) buildings of approximately 48,408 square feet of floor area and a common parking area with 269 parking stalls. F. That a public hearing was duly called, noticed, and held on said application on September 26, 2017, by the Planning Commission. G. 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 Resolution No. 4349 Page 2 the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: 1. That a Parking Demand Analysis dated September 5, 2017, was prepared by a licensed traffic engineer (Richard Barretto, P.E. of Linscott Law & Greenspan Engineers) in accordance with TCC Section 9264. 2. That the Parking Analysis has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 3. That per the TCC, the mixed-use center would require 282 off-street parking spaces; 269 parking spaces are currently proposed; the Parking Analysis determined a peak usage of 217 parking spaces; therefore, the Parking Demand Analysis demonstrates that no substantial conflict will exist in the peak hours of parking demand for the multi-purpose center for the proposed uses. 4. That the number of spaces needed for the office, retail and restaurant uses as well as the proposed use do not exceed the number of spaces anticipated to be available during different hours of operation. 5. That the parking spaces designated for joint use are located such that they will adequately serve the uses for which they are intended. 6. That the proposed use, as conditioned, will not have a negative effect on surrounding properties, or impact traffic on the ability of parking in that sufficient parking would be available on-site. 7. That the proposed use, as conditioned, would not be detrimental to the surrounding properties in that the use would occur entirely within an existing medical office building that was previously utilized as an adult and pediatric medical clinic and therefore suitable for the use. 8. That the use will include transportation of patients/clients to and from the clinic via a facility van operated by a mental health professional or via non-emergency ambulance (no lights/siren) and will be conditioned to comply with the Tustin Noise Ordinance and General Plan Noise Element. 9. That the use of facility van(s) or non-emergency ambulance (no lights/siren) for transportation of patients/clients will not generate more traffic than normally generated by other similar medical uses in the surrounding area. 10. That the proposed use would serve unmet needs within the City of Tustin/County of Orange area to serve both community and regional mental health needs. Resolution No. 4349 Page 3 11. That the Tustin Police Department supports the proposed use, as conditioned. On-site (24 hours) security which includes two security guards will be provided in conjunction with the proposed use. Further, the Tustin Police Department referrals shall be given preference and accepted for needed services. H. This project is Categorically Exempt pursuant to Section 15301 (Class 1) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves CUP 2017-15 authorizing the establishment of a 7,600 square foot mental health out-patient crisis located at 13132 Newport Avenue and determining that the 269 parking spaces are adequate to accommodate the use at Packers Square, 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 26th day of September, 2017. RYDER TODD SMITH Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4349 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 26th day of September, 2017. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A CONDITIONAL USE PERMIT 2017-15 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform to the submitted plans for the project date stamped September 26, 2017, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.3 Approval of CUP 2017-15 shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request and associated fee are received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval CUP 2017-15 is contingent upon the applicant retuming 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 fors shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to Tustin City Code (TCC) Section 1162(a). (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENTS (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODEIS (7) PCICC POLICY (4) DESIGN REVIEW *** EXCEPTIONS E=xhibit A Resolution No.4349 Page 2 (1) 1.7 As a condition of approval of CUP 2017-15, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third-party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicants of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. (1) 1.8 CUP 2017-15 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance with CUP 2017-15, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke CUP 2017-15. BUSINESS OPERATION * * 2.1 Approval is for a 7,600 square foot mental health out-patient urgent care service facility. Any change to the facility shall require review and approval by the Community Development Department. Emergency services are not approved at the subject facility. ** 2.2 A minimum of two (2) security guards shall be present at all times during business hours. 2.3 The hours of operation for the facility are 24-hours a day, 7-days a week. Any modification to the hours of operations shall be reviewed and approved by the Community Development Department. (1) 2.4 The applicant shall comply with all applicable federal, state, county and city laws and regulations concerning accessibility and nondiscrimination in the provision of services, and operation of the proposed use and the use shall not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. (1) 2.5 Adequate lighting shall be provided to illuminate the exterior areas of the building, subject to Community Development Department review and approval. Exhibit A Resolution No. 4349 Page 3 *** 2.6 The applicant shall provide preference to and accept Tustin Police Department referrals for needed services. (1) 2.7 The subject facility shall comply with the City of Tustin Noise Ordinance at all times. (1) 2.8 All on-site signs, including permanent and temporary signs/banners, shall comply with the City's Sign Code. *** 2.9 No loitering shall be permitted outside the facility at any time, particularly during nighttime hours. (1) 2.10 No outdoor storage shall be permitted at any time. *** -2.11 If in the future the City determines that a parking or noise problem exists on the site or in the vicinity as a result of the proposed project, the Community Development Director may require the applicant to prepare a revised parking demand analysis or noise study and bear all associated costs. If the study indicates that there is inadequate parking or noise issues, the applicant shall be required to provide immediate interim and permanent measures to be reviewed and approved by the Community Development Department and the Public Works Department. Such measures may include reduction in hours or operation or the provision of additional parking. " 2.12 All patients that are admitted to the facility must be discharged before being released. Once released, transportation will be arranged by the facility for a safe transfer to either an affiliated facility, home to family members or other discharge location. Homeless clients will be offered the same services and assistance as other patients and will be linked to providers, transitional and permanent housing and shelters. (1) 2.13 Repair and maintenance of the building exterior including paint, windows, doors and entry and exit areas shall be continuously monitored and maintained. (1) 2.14 Parking for the proposed use shall be provided in accordance with the approved Parking Demand Analysis. A total of 269 parking spaces within the shopping center shall be maintained at all times. Any,reduction of on- site parking, change of tenant spaces/uses, parking lot and/or circulation shall be reviewed and approved by the Community Development Department. Exhibit A Resolution No.4349 Page 4 PLANCHECK SUBMITTAL (1) 3.1 At the time of building permit application, the plans shall comply with the latest edition of the codes, City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. (1) 3.2 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 3.3 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Non- Priority Water Quality Management Plan (WQMP). (1) 3.4 Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $2,000.00 to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 3.5 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect, and Indemnification", with the County Clerk-Recorder. These documents shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 3.6 Prior to issuance of a Building Permit, the applicant shall provide written approval of sanitary sewer and domestic water service connections from the East Orange County Water District (EOCWD). (1) 3.7 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 65% of the project waste material or the amount required by the California Green Building Standards Code. b. The applicant will be required to submit a $50.00 application fee and a cash security deposit in the amount of five (5) percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand, or $2,500, whichever is greater. in no event shall a deposit exceed $25,000. Exhibit A Resolution No.4349 Page 5 C. Prior to issuance of a permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin". (1) 3.8 Any damage done to existing public right-of-way improvements and/or utilities shall be repaired to the satisfaction of the City Engineer prior to final permit inspection. (1) 3.9 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (1) 3.10 Prior to issuance of building permit, Orange County Environmental Health and Orange County Fire Authority approvals may be required. FEES (1) 4.1 Prior to the issuance of any building permits, payment shall be made of all applicable fees, including but not limited to, the following. Payment shall be required based upon those rates in effect at time time of payment and are subject to change. a. Building and Public Works permit fees (1) 4.2 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.