HomeMy WebLinkAbout02 ZA REPORT CUP 2017-18 VETERINARY CLINIC AGENDA REPORT ITEM 42
MEETING DATE: DECEMBER 13, 2017
TO: ZONING ADMINISTRATOR
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: CONDITIONAL USE PERMIT 2017-18
APPLICANT: DR. HAYEK AND DR. NEGVESKY
TUSTIN LEGACY ANIMAL HOSPITAL
31 GULLWING
LAGUNA NIGUEL, CA 92677
PROPERTY JOHN MEHIGAN
OWNER: REGENCY CENTERS
915 WILSHIRE BOULEVARD, SUITE 2200
LOS ANGELES, CA 90017
LOCATION: 15100 KENSINGTON PARK DRIVE, SUITE 520
GENERAL PLAN: TUSTIN LEGACY SPECIFIC PLAN
ZONING: TUSTIN LEGACY SPECIFIC PLAN (SP-1): PLANNING AREA 7
ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1)
STATUS: PURSUANT TO SECTION 15301 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
REQUEST: TO OPERATE A VETERINARY CLINIC (SMALL ANIMALS)
LOCATED AT 15100 KENSINGTON PARK DRIVE, SUITE 520
Zoning Administrator
December 13, 2017
CUP 2017-18
Page 2
RECOMMENDATION
That the Zoning Administrator adopt Zoning Administrator Action (ZAA) 17-012 approving
Conditional Use Permit (CUP) 2017-18 to operate a veterinary clinic in a 2,685-square-foot
tenant space located at 15100 Kensington Park Drive, Suite 520 in The Village at Tustin
Legacy.
APPROVAL AUTHORITY
The project site is located within the Tustin Legacy Specific Plan (SP-1) zoning district,
within Planning Area 7. Planning Area 7 within SP-1 zoning district permits small
animal hospital or clinic uses subject to the approval of a CUP. Tustin City Code
Section (TCC) 9299b3(f) authorizes the Zoning Administrator to review applications for
minor CUPs for existing developments where there would be no change of primary use,
there would be no expansion of floor area, and the request would not alter the original
intent of the project or site.
BACKGROUND
Location
The project site is located within the Medical Plaza of The Village at Tustin Legacy
commercial center. The Village at Tustin Legacy includes 248,292 square feet of
nonresidential uses comprised of two (2) major components as follows (See Figure 1):
1) Retail Center: A 98,292-square-foot retail center with grocery store, pharmacy,
childcare, food service, and general retails uses along Valencia Avenue and
Kensington Drive.
2) Medical Plaza- A 150,000-square-foot medical plaza with a medical center, an
acute care hospital/rehabilitation facility and medical office/retail buildings
fronting along Kensington Park Drive and Edinger Avenue.
Retail Center Medica! Plaza
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Figure 1 -Site Plan
Zoning Administrator
December 13, 2017
CUP 201718
Page 3
The proposed project is zoned SP-1 (Tustin Legacy Specific Plan District) and is located
on a 22.7-acre parcel within Planning Area 7 of the Tustin Legacy Specific Plan with a
Land Use Plan designation of Commercial, and General Plan Land Use designation of
Tustin Legacy Specific Plan (Figure 2). The proposed veterinary clinic is within the
Medical Plaza of The Village at Tustin Legacy in Building "L," Parcel 11, a 5,845-
square-foot medical office building located on the northeast corner of Edinger Avenue
and Tustin Ranch Road. The site is bounded by Edinger Avenue, Kensington Park
Drive, Valencia Avenue and Tustin Ranch Road.
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DISCUSSION
The proposed veterinary clinic, Tustin Legacy Animal Hospital, would be located within
the Medical Plaza of The Village at Tustin Legacy in Building "L°. The proposed
veterinary clinic would be the southernmost tenant in a medical office building consisting
of two (2) additional tenants. The proposed use would occupy a 2,685-square-foot
tenant space and does not propose an expansion of floor area.
The applicants have applied for an approval to operate a veterinary clinic to provide
clinical care small animals, mainly dogs and cats. The types of care provided would
include but is not limited to the following: medical, diagnostic, surgical, dental, X-ray,
ultrasound, and laser therapy. No overnight animal boarding will be offered. Animals
requiring overnight care will be transferred to an emergency animal hospital. The
applicants will serve as the two (2) staff veterinary doctors and will employ (2) support
staff members.
The applicants propose interior modifications which would include the following: a
reception and waiting area, examination and treatment rooms, lab, ultrasound room,
isolation area, office, and a staff lounge (Figure 3).
Zoning Administrator
December 13, 2017
CUP 2017-18
Page 4
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Hours of Operation
All clinic activities will take place inside the tenant space and clinic staff will periodically
check the outside sidewalks and landscaped areas to ensure that pet waste or other
debris left by clients' pets are removed. The proposed business hours are as follows:
Day Business Hours
Monday — Friday 7:30 a.m. — 6:00 p.m.
Saturday 8:00 a.m. — 1:30 p.m.
Sunday Closed
Noise and Odor
TCC Section 9271h requires all animals to be kept in an enclosed, air conditioned
soundproof structure and that the clinic be designed so that no odors will be discernible
Zoning Administrator
December 13, 2017
CUP 2017-18
Page 5
beyond the property lines of the parcel on which it is located. Floor plans reflect that the
applicant has noise attenuation measures, including sound proofed walls around the
examination rooms. As conditioned, exterior doors are required to remain closed to
minimize odor and noise impacts to surrounding tenants,
Based on other similar uses in the City and conditions proposed for the project, no noise
or odor impacts are anticipated. The other tenants in the building are a hearing care
and weight-loss clinic.
Parking
Per the TCC off-street parking requirements, the Medical Plaza area requires 610
parking spaces for the four buildings comprising of 150,000 square feet of gross floor
area. The original site provided 619 parking spaces, which exceeded the minimum
number required for the Medical Plaza as a whole. However, the medical center
building (Building "K", Parcel 12) required 360 parking spaces but provided 312 parking
spaces within its parcel. CUP 2015-23 established reciprocal access and a parking
easement within the Medical Plaza for Parcels 10, 11, 12, and 13. HealthSouth i
Corporation Administrative Amendment to CUP 2015-23 provided an updated the
Parking Analysis and Parking Management Plan that approved the reduction of 619 E
parking spaces to 577. The Parking Analysis determined a peak usage of 559 parking
spaces; thus, determining that 577 parking spaces was sufficient to support the Medical
Plaza.
The applicant submitted a revised Supplemental Parking Assessment for the Medical
Plaza at The Village at Tustin Legacy, prepared by Linscott, Law & Greenspan,
Engineers (Attachment C). This parking assessment analyzed the parking demand for
the current and proposed tenants, analyzing the parking demand for the mix of uses
and time of day.
The parking assessment concluded that the Medical Plaza portion of the center peak
parking demand during the weekdays is 553 spaces and the weekend peak parking
demand is 564 spaces. The Village at Tustin Legacy currently provides 577 parking
spaces, which can accommodate the peak parking demand resulting from the current I
and proposed tenants within the Medical Plaza.
1
3
No parking impacts are anticipated to result from the proposed use as there is adequate
parking stalls to meet the demand. Nonetheless, should a parking issue arise,
proposed Condition 1.8 would allow for reevaluation of the business and conditional use i
permit.
FINDINGS
1
In determining whether to approve the CUP for the proposed veterinary clinic located at
15100 Kensington Park Drive, Suite 520, the Zoning Administrator must determine
whether or not the proposed use will be detrimental to the health, safety, morals, 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
Zoning Administrator
December 13, 2017
CUP 2017-18
Page 6
welfare of the City. A decision to approve this request as conditioned may be supported
by the following findings:
1 . The proposed use would be located within an existing medical office retail
building in the Medical Plaza of The Village at Tustin Legacy where there would
be no primary change of use, no expansion of floor area, and the request would
not alter the original intent of the project or site.
2. The proposed use, as conditioned, would not be detrimental to the surrounding
properties in that the use would occur entirely within the building. The number
of clients, hours or operation, and type of business are consistent with other
businesses within the Medical Plaza of The Village at Tustin Legacy.
3. The proposed use, as conditioned, would not have a detrimental effect on the
public health, safety, and general welfare of the community in that the proposed
business would care for sick and injured pets and promote the health and
hygiene of animals within the community.
4. Parking for the proposed use can be accommodated in that the peak parking
demand will be 564 parking spaces and there are currently 577 parking spaces
provided in the Medical Plaza in The Village at Tustin Legacy to accommodate
the parking demand.
5. The project would be conditioned to comply with the Tustin Noise Ordinance.
6. The proposed business hours are 7:30 a.m. to 6:00 p.m., Monday through Friday,
and 8:00 a.m. to 1:30 p.m., Saturday, which is consistent with the hours of
operation for other uses in the area.
Staff recommends that the Zoning Administrator adopt ZA Action No. 17-012 approving
CUP 2017-18 to establish a veterinary clinic located within a 2,685-square-foot tenant
space at 15100 Kensington Park Drive, Suite 520 in The Village at Tustin Legacy.
(2Q,2Q=\
Jessica Aguilar
Assistant Planner
Attachments: A. Location Map
B. Land Use Fact Sheet
C. Submitted Plans
D. Parking Assessment
E. Zoning Administrator Action No. 17-012
ATTACHMENT A
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Location Map
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Location Map
15100 Kensington Park Drive, Suite 520
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ATTACHMENT B
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Land Use Fact Sheet
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LAND USE APPLICATION FACT SHEET
1. LAND USE APPLICATION.NUMBER(S): CONDITIONAL USE PERMIT(CUP)2017-18
2. LOCATION: PLANNING AREA 7,TUSTIN LEGACY SPECIFIC PLAN
3. ADDRESS: 15100 KENSINGTON PARK DRIVE, SUITE 520
4. APN(S): 430-391-18, 430-391-39, 430-391-41
5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: SPA 2015-02, DA
2015-001, CP 2015-003, SUB 2015-031TPM 2015-127, DR 2015-014, CUP 2015-11 THROUGH 2016-
17,AND
016-
17AND CUP 2015-23
6. SURROUNDING LAND USES: l
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NORTH. EDINGER AVENUE SOUTH: VACANT
EAST: TUSTIN RANCH ROAD WEST: RESIDENTIAL
7. SURROUNDING ZONING DESIGNATION:
NORTH: PC-RES (PLANNED COMMUNITY RESIDENTIAL)
SOUTH: SP-1 (TUSTIN LEGACY SPECIFIC PLAN)
EAST: SP-1 TUSTIN LEGACY SPECIFIC PLAN
WEST: SP-1 (TUSTIN LEGACY SPECIFIC PLAN? J
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8. SURROUNDING GENERAL PLAN DESIGNATION:
NORTH: PLANNED COMMUNITY RESIDENTIAL
SOUTH: TUSTIN LEGACY SPECIFIC PLAN
EAST: TUSTIN LEGACY SPECIFIC PLAN
WEST: TUSTIN LEGACY SPECIFIC PLAN
9. SITE LAND USE: j
EXISTING PROPOSED
Use: COMMERCIAL RETAIUOFFICE SAME
Zoning: SP-1 (TUSTIN LEGACY SPECIC PLAN) SAME
General Plan: TUSTIN LEGACY SPECIFIC PLAN SAME
DEVELOPMENT FACTS;
10. LOT AREA: 22.7 ACRES
1.1. BUILDING LOT COVERAGE:. 0.5 MAX PERMITTED 0.49 EXISTING
12, SITE LANDSCAPING: N/A REQUIRED NIA PROPOSED
13. PARKING: 564 SPACES 577 SPACES PROVIDED
DEMANDED AT PEAK
14. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY(I.E. SPECIAL STUDY ZONES,
EASEMENTS, ETC.) NIA
ATTACHMENT C
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Submitted Plans
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DATE: 9125117
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ATTACHMENT D
Parking Assessment
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LINSCOTT
LAW i
GREENSPAN
PARKING ANALYSIS AND
PARKING MANAGEMENT PLAN ADDENDUM#3
THE VILLAGE AT TUSTIN LEGACY
ANIMAL HOSPITAL
Tustin, California
September 22, 2417
Engineers&Planners
Traffic
Transportation
Parking
GREENSPAN
September 22, 2017 Engineers&Planners
Traffic
Transportation
Parking
LinscotL Law&
Tustin Legacy Animal Hospital Greenspan,Engineers
31 Gullwing 2 Executive Circle
Laguna Niguel, CA 92677 Suite 250
Attention: Dr. Kxisten Negvesky, DVM Irvine,CA 92614
Dr. Celine Hayek 949MS.617s t
9492MI73 F
www.Ilgengineers.com
LLG Reference: 2.17.3892.1
Pasadena
lrvine
Subject: Parking Analysis and Parking Management Plan Addendum#3 San Diego
The Village at Tustin Legacy Animal Hospital Woodland Hills
Tustin, California
Dear Dr. Negvesky and Dr. Hayek:
As requested, Linscott, Law, & Greenspan, Engineers (LLG) is pleased to submit this
Parking Analysis and Parking Management Plan Addendum for the proposed Animal
Hospital (herein after referred to as Project) within the Medical Plaza component of
The Village at Tustin Legacy, an existing community commercial retail center in the
City of Tustin. The subject property is located in Planning Area (PA) 7 of
Neighborhood B of the MCAS Tustin Specific Plan/Reuse Plan and is situated on a
rectangular shared parcel of land bounded by Edinger Avenue, Tustin Ranch Road,
Valencia Avenue, and Kensington Park Drive, Figure 1, located at the rear of this
letter report, presents a Vicinity Map, which illustrates the general location of the
Project site in the context of the surrounding street system. Figure 2 presents the
existing aerial of the Project site.
The purpose of Addendum #3 to the approved parking analysis and parking
management plan for the Village at Tustin Legacy — Medical Plaza is to assess the
potential parking impact associated with Project and in support of the approval
Philip M.Linscoct PE n924-moa;
process for the Project's Conditional Use Permit (CUP). The proposed Animal Jack M.Greenspan,PEl9eo
Hospital will occupy 2,685 square-feet (SF) in Suite L-3 of Building L, a 6,450 SF WXiamA.Law.PElser,
multi-tenant building with the remaining 3,765 SF expected to include a mix of Paul W.Wilkinson,PE
medical office, medical-related retail and/or restaurant/food uses. John P Keating,PE
David S.Shender,PE
John A.Bearman,PE
Nre M.Look•Jaeger,PE
Richard E.Barrette,PE
Keil 0.Maborry,PE
Ary U32Wa Camaaar Fauaded 1966
Tustin Legacy Animal Hospital LINSCOTT
September 22, 2017
Page 2 GUENSPAN
No change in the neighborhood retail center component of the Project is proposed in
this addendum. The Final Parking Analysis and Parking Management Plan for The
Village at Tustin Legacy, dated August 12, 2015, prepared by LLG as well the
recently prepared Parking Analysis and Parking Management Plan Addendum for
The Village at Tustin Legacy, dated Februar:v 14, 2017 and the Parking Analysis and
Parking Management Plan Addendwn#2 for The Village at Tustin Legacy Medical
Plaza, HealthSouth Site Plan Modification, dated May 23,2017, all prepared by LLG,
served as a database and reference for this third parking addendum.
Our method of analysis, findings, and conclusions are described in detail in the
following sections of this report.
PROJECT LOCATION AND DESCRIPTION
The Village at Tustin Legacy is an existing 248,292 SF mixed-used retail/commercial
center that is located adjacent to the existing residential neighborhood of Columbus
Square on the block bounded by Edinger Avenue, Tustin Ranch Road, Valencia
Avenue, and Kensington Park Drive in the City of Tustin, California. The subject
property is located in Planning Area (PA) 7 of Neighborhood B of the MCAS Tustin
Specific Plan/Reuse Plan Figure 2 presents an aerial depiction of the existing site.
The neighborhood retail center component of The Village at Tustin Legacy has a total
floor area of 98,292 SF within nine (9) buildings (identified as Buildings A through
I/Parcel No. 1 through 9)), and a Medical Plaza consisting of two (2) additional
buildings totaling 15,000 SF of medical-related retail or commercial office space, a
60,000 SF medical office building and a 75,000 SF skilled nursing facility/rehab
hospital with 80 beds (identified as Building J through M/Parcel No. 10 through 13).
The on-site parking supply for the community commercial center totals 1,049 spaces,
of which 472 spaces are located within the retail center with the remaining 577 spaces
located within the Medical Plaza. Figure 3A presents the overall amended site plan
for the Village at Tustin Legacy, inclusive of the location of the proposed Project.
Figure 4 presents the proposed parcel map as prepared by Kimley-Horn and
Associates, Inc., and included in prior parking studies.
Table 1 presents the development summary for the proposed Project. As shown in
Table 1, the proposed Project includes the constriction of 248,292 SF of floor area
that includes a 98,292 SF retail center and a 150,000 SF of medical/commercial floor
area.
Tustin Legacy Animal Hospital
September 22, 2017
Page 3
r
Further review of Table 1 indicates that the tenant mix of the neighborhood retail
center consisting of the following:
❑ 43,829 SF grocery store,
❑ 14,576 SF pharmacy with drive-thru
❑ 8,000 SF of retail/services uses,
❑ 16,563 SF of restaurant space/food uses,
❑ 4,000 SF of health/fitness club space,
❑ 3,324 SF of financial services, and
❑ 8,000 SF day care center 1 pre-school
As noted in the August 2015 Parking Study, an evaluation of the proposed mix of
tenants for the retail center component of the Project indicated that the restaurant/food
uses should be limited to no more than 20,000 SF (20%) of the total floor area and the
health club/fitness studio be no larger than 4,000 SF, unless supported by a
supplemental parking analysis.
As evaluated in the February and May 2017 Parking Addendums, the Medical Plaza
includes a complementary mix of medical office and medical-related retail uses,
inclusive of restaurant/food uses within Buildings 7 and L as proposed by Regency
Centers and the proposed Project:
❑ 4,815 SF of medical office/medical-related retail
❑ 2,685 SF of animal hospital/veterinary clinic floor area (proposed Project)
in Suite L-3 of Building L
❑ 7,500 SF of restaurant/food uses
❑ 60,000 SF of medical office space
❑ 75,000 SF skilled nursing facility/ rehab hospital with 80 beds
The Tustin Legacy Animal Hospital intends to lease 2,685 SF of floor area in
Building L, Suite L-3 and operate a family-friendly small animal hospital. The
proposed facility will serve the local community through public education and their
mission of service to animals. The Tustin Legacy Animal Hospital will operate
Monday through Friday, between 7:30 AM and 6:00 PM and on Saturday, between
8:00 AM and 1:30 PM, the animal hospital will be closed on Sunday, The proposed
Project is expected to be staffed with a total of four (4) employees consisting of two
(2) doctors and two (2) administrative assistants/technicians. The animal hospital
expects to serve up between 5 and 10 patients per day.
Tustin Legacy Animal Hospital LINSCOTT
September 22, 2017
Page 4 GREENSPAN
PARKING SUPPLY-DEMAND ANALYSIS
This parking addendum for the Medical Plaza component of the Village at Tustin
Legacy involves determining the expected parking needs, based on the size and type
of proposed development components, versus the parking supply with the proposed
Project. 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 for each tenancy type.
Given up to 7,500 SF of the floor area within Building J and Building K of the
Medical Plaza component of the Project could be occupied with restaurant/food uses,
the shared parking methodology is concluded to be the most applicable approach to
calculate the parking demands of the proposed various mix of uses, inclusive of the
proposed Project. The following section calculates the parking requirements for the
Medical Plaza component of the Village at Tustin Legacy based on the shared parking
methodology, consistent with both the February and May 2017 Parking Addendums.
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 less than the sum of the individual
peak requirements for each land use. Due to the proposed mixed-use characteristics
of the Village at Tustin Legacy Medical Plaza which now allows for retail uses and is
proposed to include restaurant uses, opportunities to share parking can be expected.
The objective of this shared parking analysis is to forecast the peak parking
requirements for the project based on the combined demand patterns of different
tenancy types at the site. For this assessment, the shared parking analyses addendum
focuses on the Project's Medical Plaza component.
VN
Tustin Legacy Animal Hospital
September 22, 2017
Page 5
Shared Parking Ratios and Profiles
The hourly parking demand profiles (expressed in percent of peak demand) utilized in
this analysis and applied to the Project are based on profiles developed by the Urban
Land Institute (ULI) and published in Shared Parking, grad Edition. The ULI
publication presents hourly parking demand profiles for seven general land uses:
office, retail, restaurant, health club, cinema, residential (Central Business District:
CBD and non-CBD), hotel (consisting of separate factors 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 ratio.
The medical dental office profiles were directly derived from ULI and applied to the
medical office building and the skilled nursing facility/rehabilitation hospital. Peak
demand for medical-related uses occurs between 10:00 AM-11:00 AM and 2:00 PM----
3:00 PM on weekdays, and 10:00 AM-12:00 PM on weekends. For this study, a
"design" ratio of 5 spaces per 1,000 SF (1 space per 200 SF) was applied to the
HOAG medical office building component in place of the City's code parking ratio,
as documented in the May 2017 Parking Addendum. This ratio was applied to the
proposed 60,000 SF of medical office building only, whereas the City's code
requirement of 6 spaces per 1000 SF was applied to the medical office/medical-
related retail space within Building J and L, inclusive of the proposed 2,685 SF
animal hospital to provide a conservative assessment. For the skilled nursing
facility/rehabilitation hospital, the peak-parking ratio matches the City's Parking
Code requirement of 2 spaces per bed for hospital uses.
The ULI Shared Parking publication includes several categories for restaurants. For
this parking addendum, the parking profile for fine/casual dining restaurant, family
restaurant and fast-food restaurant were all utilized to provide Regency Centers with
flexibility when considering different tenants and given the type of food use/tenant
that is proposed within the Medical Plaza component of the Village at Tustin Legacy
is unknown at this time. It is noted that the parking assessment assumes that "food
consumption primarily on premises".
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 1 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 during restaurant uses are shown to experience peak demand between
Tustin Legacy Animal Hospital LINSCOTT
September 22, 2017 LAW `
Page 6
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. The fast-food restaurant profile, as contained in the ULl
Shared Parking publication, was utilized in this analysis to estimate the hourly
parking demand of the proposed fast-food restaurant use. To estimate the parking
demand for these uses, a parking ratio of 1 space per 100 SF is utilized. For fast-food
uses peak demand occurs between 12:00 PM and 2:00 PM on weekdays and
weekends.
Consistent with the assumptions and recommendations in the February and May 2017
Parking Addendums, the following combined tenant mix options for Building r and
Building L, inclusive of the proposed Project, is included in the shared parking setting
with a 60,000 SF medical office building and an 80-bed skilled nursing facility/rehab
hospital:
Building J and Building L Square-footage(SF)Allocation
Proposed Medical- Teestin Legacy
Tenant Mix Related Anineal Fine/Casual Family Fast-Food Total
Retail Hospital Dining Restaurant Restaurant Floor Area
1 4,815 SF 2,685 SF 0 SF 5,000 SF 2,500 SF 15,000 SF
Application of Shared Parking Methodology
�Lledical Plaea SharedParki;�(AnaIvsi.s Addendtirn#3
Tables 2 and 3 present the weekday and weekend parking demand profiles for the
proposed Tustin Legacy Animal Hospital, a 60,000 SF medical office building and an
80-bed skilled nursing facility/rehab hospital, plus the tenant mix noted above for
Building ,l and Building K of the Medical Plaza component based on the shared
parking methodology.
Columns (1) through (6) of these tables present the parking accumulation characteristics
and parking demand of the Medical Plaza for the hours of 6:00 AM to midnight.
Column (7) presents the expected joint-use parking demand for the Medical Plaza use
(i.e. medical-related retail, restaurant, rehabilitation hospital, animal hospital, medical
office) on an hourly basis, while Colturtn (8) summarizes the hourly parking
surplus/deficiency for the proposed Medical Plaza compared to an amended shared
parking supply of 577 spaces. The last two columns of these tables identify the hourly
parking demand for customers and employees of the Medical Plaza. Note that the sizing
Tustin Legacy Animal Hospital LINSCOTT
September 22, 2017
Page 7 GREENSP AN
(floor area) of each land use/tenant, and recommended parking rates are included in the
tabular headings of each type. The results in these tables are the focus of this parking
addendum and recommendations.
Appen&r A contains the shared parking analysis calculation worksheets for the
Medical Plaza's weekday and weekend day parking scenarios.
Shared Parking Analysis Results
Review of Table 2 shows that the peak-parking requirement for the following mix of
uses within the Medical Plaza, inclusive of the proposed 2,685 SF animal hospital
within Suite L-3 of Building L, during a weekday occurs at 11:00 AM and totals 553
spaces, of which 314 spaces is customer parking demand with the remaining 239
spaces employee parking demand.
On a weekend day, as shown in Table 3, the peak parking requirements for the
Medical Plaza occurs at 11:00 AM as well, when a parking demand of 564 spaces is
forecast with 322 spaces is customer parking demand with the remaining 242 spaces
employee parking demand (see Table 3).
❑ 4,815 SF of medical office/medical-related retail,
❑ 0 SF of fine/casual dining restaurant space
❑ 2,685 SF of animal hospital space
❑ 5,000 SF of family-restaurant space
❑ 2,500 SF of fast-food restaurant space
❑ 60,000 SF of medical office space and
❑ 75,000 SF skilled nursing facility/rehab hospital with 80 beds
Based on a proposed shared parking supply of 577 spaces, a surplus of 24 spaces and
a surplus of 13 spaces would result during the weekday and weekend peak hours,
respectively.
Consequently, we conclude that adequate parking is provided at the Medical Plaza site
to accomrnodate the proposed occupancy of 2,685 SF of office floor with the proposed
Tustin Legacy Animal Hospital. The planned 577 parking supply will be adequate to
accommodate a variety of restaurant/food uses in combination with the medical-related
retail uses, the medical office building and the skilled nursing facility/rehab hospital and
the proposed Project.
Tustin Legacy Animal Hospital LINSCOTT
September 22, 2017
Page 8 GREENSPAN
PARKING MANAGEMENT PLAN ADDENDUM
This Parking Management Plan (PMP) Addendum outlines the proposed allocation of
parking supply on site and key parking management strategies to maximize the
availability of parking for customers and employees of the Medical Plaza component
of the Village at Tustin Legacy. The information provided herein is consistent with
the PMP documented in both the February and May 2017 Parking Addendums.
Medical Plaza Component
As amended, the Medical Plaza component of the Village at Tustin Legacy will
include a parking supply of 577 spaces. The results of the updated shared parking
analysis included in this addendum show that the proposed parking supply of 577
spaces can accommodate 7,500 SF of floor area in Building J and Building L with
restaurant uses, plus the proposed animal hospital.
The table below indicates that the proposed parking supply of 577 spaces provided
within Parcel No. 10 through No. 13 will be sufficient to accommodate the peak
parking demand of a Medical Plaza with the following mix of uses/tenants.
Bldg J and Bldg L Square-footage(SF)Allocation
Bldg M- Weekday!
Bldg K- Skilled Tustin Weekend
Rec. Medical Nursing Medical- Legacy Parking
Tenant Office Rebab Related Animal Family Fast-Food Total Floor Surplus/
Mix Building Hospital I Retail Hospital Restaurant Restaurant Area Deficiency
1 60,000 SF 75,000 SF 4,815 SF 2,685 SF 5,000 SF 2,500 SF 15,000 SF +24/+13
The Medical Plaza component of The Village at Tustin Legacy is comprised of
Buildings J, K, L, and M which are intended for medical office uses, medical retail-
related use, Skilled Nursing/Acute Care/Rehabilitation Hospital uses, and
restaurant/food uses and amended to include the proposed animal hospital as well.
These buildings are located on individual lots in the project's Parcel Map - Parcels
10, 11, 12, and 13.
Tustin Legacy Animal Hospital UNISCOTT
September 22, 2017 LAW
f
Page 9 GREENSPAN
PMP measures —Medical Plaza Component
To ensure adequate parking is provided for each of the four medical buildings, with
the inclusion of restaurant uses and the proposed aminal hospital, and the parking
associated with each building is shared among the four uses, the Project would
implement the following:
1. CC&Rs specific to the Medical Plaza component of the Village at Tustin
Legacy will include a provision for reciprocal access and parking between the
four medical center buildings and provide for the maintenance of the parking
areas.
2. A reciprocal parking easement or agreement specific to the Medical Plaza will
be recorded which will run with the land.
3. The parking area would include signage indicating that the parking is for
Medical Plaza uses only, inclusive of the proposed restaurant tenants and
proposed animal hospital.
4. If deemed necessary, the operators of the Medical Plaza will implement an
employee parking program, with the goal of providing convenient and
accessible experience for the visitors/patients of the medical offices/
rehabilitation hospital as well as customers of the medical-related uses and to
leave the most desirable parking spaces adjacent to each building's access for
use by visitors/patients and customers. The location of designated employee
parking spaces will be developed in collaboration between Medical Plaza
operators and the tenants. The employee parking spaces will be identified with
a white or yellow circle. It is noted that these spaces will be open for customer
use.
5. If required, the Medical Plaza operators will collaborate with the tenants of
the medical-related retail uses and identify the need and location of short-term
parking spaces. In addition, Regency Centers will work with tenants of the
Building J and Building L, inclusive of the proposed Project, to identify the
need for"short term/time restricted spaces" on an as need basis, dependent on
the needs of the proposed medical/medical retail-related and/or
restaurant/food uses. The number and location of spaces will be determined
by Regency Centers and the potential tenants.
Regency Centers will work closely with the operators of Medical Plaza (i.e. HOAG
and HealthSouth) and tenants of Building J and Building L to insure that both
employees and property management work together to provide the best experience for
the customers, as well as allowing the most desirable parking spaces to be accessed
by the customers rather than the employees.
Tustin Legacy Animal Hospital LINSCOTT
September 22,2017
Page 10 G REENSPAN_
SUMMARY OF FINDINGS AND CONCLUSIONS
1. The Village at Tustin Legacy is a mixed-use retail/commercial center with a total
floor area of 248,292 SF that will be located on a 22.7± acre rectangular-shaped
parcel of land located on the block bounded by Edinger Avenue, Tustin Ranch
Road, Valencia Avenue, and Kensington Park Drive in the City of Tustin,
California.
2. The neighborhood retail center includes the development of 98,292 SF within
mine (9) buildings and a parking supply of 472 spaces. The tenant mix for the
retail center component includes the following mix of uses:
❑ 43,829 SF grocery store,
❑ 14,576 SF pharmacy with drive-thru
❑ 8,000 SF of retail/services uses,
❑ 16,563 SF of restaurant space/food uses,
❑ 4,000 SF of health/fitness club space,
❑ 3,324 SF of financial services, and
Cl 8,000 SF day care center/pre-school
3. The recently amended approved tenant mix of the Medical Plaza component of
the Project consist of four buildings with a total floor area of 150,000 SF and a
parking supply of 577 spaces. The amended tenant mix includes the following:
❑ 7,500 SF of medical office/medical-related retail,
a 7,500 SF of restaurant/food uses,
❑ 60,000 SF of medical office space,
❑ 75,000 SF skilled nursing facility/rehab hospital with 80 beds
The Project proposes to occupy 2,685 SF of medical office/medical-related retail
space in Building L with an animal hospital, which will require approval of a
Conditional Use Permit(CUP).
4. The Project proposes to occupy 2,685 SF of the 6,450 SF of floor area in
Building L with an animal hospital, which will require approval of a Conditional
Use Permit (CUP).
5. The purpose of Addendum #3 to the parking analysis and parking management
plan is to determine if the planned parking supply of 577 spaces will be sufficient
Tustin Legacy Animal Hospital UNSCOTT
September 22, 2017 LAW
Page 11
to accommodate the shared parking demand of the proposed animal hospital and
the previously approved uses at the Medical Plaza.
6. Based the results of the shared parking analysis, the planned parking supply of
577 spaces can accommodate the weekday and weekend peak parking demand of
the Medical Plaza of the Village at Tustin Legacy.
7. The table below indicates that the proposed parking supply of 577 spaces
provided within Parcel No. 10 through No. 13 will be sufficient to accommodate
the peak parking demand of a Medical Plaza with the following mix of
uses/tenants.
Bldg J and Bldg L Square-footage(SF)Allocation
Bldg M- Weekday!
Bldg K- Skilled Tustin Weekend
Rec. Medical Nursing Medical- Legacy Parking
Tenant Office Rehab Related Animal Family Fast-Food Total Floor Surplus/
Mix Building Hospital Retail Hospital Restaurant Restaurant Area Deficiency
I ___
60,000 SF 75,000 SF �7,5OO3,685 SF 5,000 SF 2,500 SF 15,000 SF +24!+I3
We appreciate the opportunity to prepare this analysis for the Tustin Legacy Animal
Hospital, Regency Centers 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,
Linscott, Law& Greenspan, Engineers
QPOFES S10N
BAF
Richard E. Barretto, P.E. ��y
Principal
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GREENSPAN
TABLE 3
PROPOSED DEVELOPMENT SUMMARY 1
THE VILLAGE AT TUSTIN LEGACY,TUSTIN
Project
Parcel Development
_Yo.#2 Bttildinh/Land Lse/ Project Description Totals
The Village at Tustin Legacy
1. A. Pro-school/Day Care Center with 156 students and 8,000 SF
staff of 20, including an Assistant Director and
Director
2. B. Grocery/Supermarket 43,829 SF
3. C. Shops 4 (Retail/Service) 4,500 SF
4. D. Pharmacy/Drug with Drive-thru 14,576 SF
5. E. Shops 3 (Fast-Food w/Drive-thru) 3,300 SF
6, F. Shops 2(Retail/Service/Food) 6,000 SF
❑ 2,000 SF of retail
❑ 4,000 SF of restaurant
7. G. Shops 1 (Retail/Service/Fitness/Food) 8,763 SF
❑ 4,763 SF of restaurant
❑ 4,000 SF health club/retail shops
8. H. Batik with Drive-thru 3,324 SF
9. 1. Shops 5 (Retail/Service/Food) 6,000 SF
❑ 1.500 SF of retail
❑ 4,500 SF of restaurant
Subtotal: 98,292 SF
10. J. Office/Medical-Related Retail 'Restaurant/Food' 8,550 SF
11. K. Medical Office Building 60,000 SF
1�. L. Suite L-i/L-2 Office / Medical-Related Retail/
Restaurant/Food' 3,765 SF
Project-Suite L-3 Tustin Legacy Animal Hospital 2,685 SF'
13. M. Skilled Nursing Facility/Rehab Hospital(80 Beds) 75,000 SF
Subtotal: 150,000 SF
The Village at Tustin Legacy Total 248,292 SF
Parking Supply
❑ Neighborhood Retail Center 472 spaces
❑ Medical Plaza 577 spaces
Total Parking Supply 1,049 spaces
1 Source:Regency Centers/Architect Orange. The Village a1 Tustin Legacy Site Plan elated Jul-2015 Regency Centers proposes to occupy 7,500 SF of the 15,000
SF of floor area within the two(2)additional buildings Nvith restaurants food uses.
- Source:Regency Centers(Kintley Horn&Associates,Tentative Parcel 11ap?015-127.
3 Source:Saunders+Wiant Architects
Source:HealthSouth Corporation;medical plaza total patkiog supply reduced b 42 spaces from 619 spaces.
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APPENDIX A
ULI SHARED PARKING CALCULATION WORKSHEETS
MEDICAL PLAZA COMPONENT
WITH THE PROPOSED TUSTIN LEGA CYANIMAL HOSPITAL
N:-400'-'143493-Village at Tustin Legac'.TL5tw'-elle[S0892 Thi Village x"r.tin Up—Animal Nospaut Parking Malysu Add—d.m U`}-ZZ-ZUI7-doc
UNSCOTT
Appendix A
SHOPPING CENTER(TYPICAL DAYS)
WEEKDAY SHARED PARKING DEMAND ANALYSIS[11
THE VILLAGE AT TUSTIN LEGACY
Land Use Nledical-Related Retail
Size 4.815 KSF
Pkg Rate[21 6.04 /KSF
Gross 29 Spaces
Spaces 23 Guest Spc. 6 Emp.Spc. Shared
Dime °/, Of # Of %Q Of #Of Parking
of Day Peak[31 Spaces Peak [3[ Spaces Demand
6:00 AM 1% 0 9% 1 1
7:00 ANI 5% 1 14% 1 2
8:00 ANI I4"/o 3 36% 2 5
9:00 ANI 32% 7 68% 4 11
10:00 AM59 u 14 77% 5 19
11:00 AM 7 7°i6 18 86% 5 23
12:00 PM 80% 20 90% 5 25
1:00 PM 90% 21 90% 5 26
2:00 PM 86% 20 90% 5 25
3:00 PM 81% 19 90% 5 24
4:00 PM 81% 19 90% 5 24
5:00 P1vl 86% 20 86% 5 25
6:00 PM 860,% 20 86% 5 25
7:00 PM 86`6 20 86% 5 25
3:00 PM 72"'-0 17 81% 5 22.
9:00 PM -15"b 10 68% 4 14
10:00 PNI 27"0 6 36% 28
11:00 PM 9°h 2 14% 1 3
12:00 AM 00"' 0 0% 0 0
[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.
The Village at Tustin Legacy
Animal Hospital
L.INSCOTT
Appendix A GREENSPAN
SHOPPING CENTER(TYPICAL DAYS)
WEEKEND SHARED PARKING DEMAND ANALYSIS [1]
THE VILLAGE AT TUSTIN LEGACY
Land Use Medical-Related Retail
Size 4.815 KSF
Pkg Rate[21 6.00 IKSF
Gross 29 Spaces
Spaces 23 Guest Spc. 6 Emp.Spc. Shared
Time % Of #Of % Of #Of Parking
of Day Peak[3[ Spaces Peak[3[ Spaces Demand
6:00 AIV[ 1% 0 10% 1 l
7:00 AM 5% 1 15% 1 2
3:00 AM 10°0 2 40% 2 4
9:00 AM 30(16 7 75% 5 12
10:00 AM 50°'n 12 85% 5 17
11:00 AM 65% 15 95% 6 21
12:00 PM 80°0 18 100% 6 24
1:00 PM 90% 21 100% 6 27
2:00 PM 100% 23 100% 6 29
3:00 PM 100% 23 100% 6 29
4:00 PM 95% 22 100% 6 28
5:00 PM 90°0 21 95% 6 27
6:00 PM 8040 18 85% 5 23
7:00 PM 75°0 17 80% 5 '?
8:00 Pib[ 65% 15 75% 5 20
9:00 PM 5000 12 65% 4 t6
I0:00 Plvl 35°% 8 45% 3 11
11:00 PM 15% 3 15% 1 4
12:00 AM 0% 0 0% 0 0
Notes:
[1] Source: UL[-Urban Land Institute"Shared Parking," Second Edition,2005.
[2] Parking rates for all[and uses based on ULI procedure normalized to express
percenta,�e in terins of absolute peak demand ratios. Breakdown of guest vs.employee
[31 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.
The Village at Tustin Legacy
Animal Hospital
LINSCOTT
Appendix A GREENS PAN
FAMILY RESTAURANT
WEEKDAY SHARED PARKING DEMAND ANALYSIS[1]
THE VILLAGE AT TUSTIN LEGACY
Land L'se Family Restaurant
Size 5.000 KSF
Pk,-Rate[2] 10.00 /KSF
Gross 50 Spaces
Spaces 43 Guest Spe. 7 Emp.Spe. Shared
Time % Of #Of (%u Of #Of Parkin;
of Day Peak[31 Spaces Peak: i.3i Spaces Demand
6:00 Alva 18% S 35% 2 10
7:00 AN/1 35"10 15 53% 4 19
8:00 ANI 41 18 63% 4 22
9:00 AXI 53'%0 -73 63% 4 27
10:00 ANI 6046 26 70% 5 31
11;00 ANI 63°4i 27 70% 5 32
12:00 PM 7046 30 70% 5 35
1:60 PN1 63".'6 27 70% 5 32
2:00 PM 35% 15 70`6 5 20
3:00 PM 32% 14 53% 4 18
4:00 PINI 3 14 53% 4 18
5:00 PNI 53016 23 67% 5 28
6:00 PNI 56% 24 67% 5 29
7:00 PNI 56"'6 24 67% 5 29
6:00 PNI 50`6 24 67% 5 29
9:00 PNI 42% 18 56% 4 22
10:00 PM 39% 17 46% 3 20
11:00 PM 3546 15 46% 3 18
12:00 AM 18% 8 25"- 2 10
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 bctween weekday
parking demand ratios and peals parking demand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
The Village at Tustin Legacy
Animal Hospital
Appendix A GREENSPAN
FAMILY RESTAURANT
WEEKEND SHARED PARKING DEMAND ANALYSIS[1]
THE VILLAGE AT TUSTIN LEGACY
Land Use Family Restaurant
Size 5.000 KSF
Pkg Rate[2] 10.00 IKSF
Gross 50 Spaces
Spaces 43 Guest Spc. 7 Emp. Spc. Shared
Time % Of #Of °4 Of # Of Parking
of Day Peak[3] Spaces Peak[3] Spaces Demand
6:00 AM 10% 4 50% 4 8
7:00 AM 25% 11 75% 5 16
8:00 AM 45% 19 90% 6 25
9:00 AM 70% 30 90% 6 >6
10:00 AM 90% 39 1000 7 �6
1 I:00 AM 90% 39 100% I 40
12:00 PNJ 100% 43 100% 7 50
1:00 PM 85°u 37 1000/0 I 44
2:00 PM 28 100"" i 35
3:00 PM 4011S0 17 75% 5 22
4:00 PM 45`'"7 19 75% 5 24
5:00 PM 60°0 26 95% 7 33
6:00 PM 7000 30 95% 7 37
7:00 PM 70°a 30 95% 7 37
8:00 PNI 65% 28 95% 7 35
9:00 PM 30°'o 13 80% 6 19
10:00 PM 25°,o 11 65% 5 16
11:00 PM 15% 6 65% 5 11
12:00 AM 10°;n 4 35% 2 6
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.
The Village at Tustin Legacy
Animal Hospital
UNSCOTT
Appendix A GREENSPAN
FAST-FOOD RESTAURANT
WEEKDAY SHARED PARKING DEMAND ANALYSIS[11
THE VILLAGE AT TUSTIN LEGACY
Land Use Fast-Food Restaurant
Size 2.500 KSF
Pkg Rate[21 10.00 /KSF
Gross 25 Spaces
Spaces 21 Guest Sp,. 4 Emp.Spc, Shared
Time % Of #Of % Of #Of Parking
of Day Peak[31 Spaces Peak 131 Spaces Demand
6:00 AM 5% 1 15% 1 2
7:00 AM 10% ? 20% 1 3
8:00 ANI 20°a 1 30% 1 5
9:00 ANI 3011� 6 40% 2 8
10:00 AM 55°'o 12 75% 3 15
11:00 AM 85% 18 100% 4 22
12:00 PM 100% 21 100% 4 25
1:00 PM 100% 21 100% 4 2.5
2:00 PM 900O 19 95% 4 23
3:00 PNI 60°0 13 70% 3 16
4:00 PM 12 60°o 2 14
5:00 PM 60"0 13 -0°u 16
6:00 PM 85"'0 18 90°10 4 22
7:00 PM 8t}°0 17 90% 4 21
8:00 Pink 50"0 11 60°o 2 13
9:00 PM 30,10 6 40% 2 $
10:00 PNI 20010 4 30% 1 5
11:00 PM 10% 2 20% 1 3
12:00 AM 5°fa 1 20% 1 2
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.
The Village at Tustin Legacy
Animal Hospital
LAW
,
Appendix AGREENSPAN
FAST-FOOD RESTAURANT
WEEKEND SHARED PARKING DEMAND ANALYSIS[1]
THE VILLAGE AT TUSTIN LEGACY
Land Use Fast-Food Restaurant
Size 2.500 KSF
Pkg Rate[2] 10.00 /KSF
Gross 25 Spaces
Spaces 21 Guest Spe. 4 Emp. Spe. Shared
Time ON) Of 4 Of '%l Of # Of Parking
of Day Peak 1-1 Spaces Peak [31 Spaces Demand
6:00 AM 50,a 1 14% 1 2
7:00 Awl 9% 2 19% 1 3
8:00 AM 1900 4 28% 1 5
9:00 ANI 2811'h 6 37% 1 7
10:00 AM 51 11 70% 3 14
11:00 AM 79"o 17 93% 4 21
12:00 PM 930 20 93% 4 24
1:00 PM 93'o 20 93% 4 24
2:00 PM 84", 18 89% 4 22
3:00 PM 56"o 12 65% 3 15
4:00 PM 51"o 11 56% 2 13
5:00 PM 561110 12 65% 3 15
6:00 PM 790,0 17 84% 3 20
7:00 PM 751a 16 84% 3 19
8:00 PM 47% 10 56% 2 12
9:00 PM 28% 6 37% 1 7
10:00 PM 194o 4 28% 1 5
11:00 PVI 9"'o 2 19% 1 3
12:00 ANJ L::51 1 19% 2
Notes:
[1] Source: ULi-Urban Land Institute"Shared Parking," Second Edition, 2005.
[2] Parking rates for all land uses leased 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 r,ltanonships beth%een �,keekday
parking demand ratios and peak parking demand ratios, as summarized in Table 3-? of the
"Shared Parking" manual.
The Village at Tustin Legacy
Animal Hospital
LINSCOTT
Appendix A GREENSPAN
ACUTE CARE/REHAB HOSPITAUMEDICAL OFFICE
WEEKDAY SHARED PARKING DEMAND ANALYSIS[11
THE VILLAGE AT TUSTIN LEGACY
Land Use Acute Care/Rehab Hospital
Size 80 Beds
Pkg Rate[2] 2.00 /bed
Gross 160 Spaces
Spaces 40 Visitor Spe, 120 Emp. Spc. Shared
Time % Of #Of "/o Of #Of Parking
of Day Peak[31 Spaces Peak 131 Spaces Demand
6:00 AN 0% 0 15% 1,S 18
7:00 AM 01/0 0 60% 72 72
8:00 AXI 90% 36 60% 72 108
9:00 AM 90% 36 100010 120 156
10:00 AkI 100% 40 100% 120 160
11:00 AM 100% 40 100% 120 160
12:00 PM 30% 12 1000.0 120 132
1:00 PM 90% 36 100% 120 156
2:00 PM 100% 40 100% 120 160
3:00 Pi44 100% 40 100% 120 160
4:00 PM 90% 36 100% 120 156
5:00 PM SO,'"' 32 100% 120 152
6:00 PM 67"o 27 67% 80 107
7:00 PM 30"o 12 30% 36 48
8:00 PM l�1110 6 15% 18 24
9:00 IM 0°,'n 0 15% 13 18
10:00 PNl 0% 0 15% 18 18
11:00 PM 0% 0 15% 18 is
12:00 ANI 0% 0 15% 18 18
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 bettiveen weekday
parking demand ratios and peak parking demand ratios, as summarized in Table 2-2 of the
"Shared Parkin-" manual.
The Village at Tustin Legacy
Animal Hospital
LINSCOTIT
Appendix A
ACUTE CAREIREHAB HOSPITAL/MEDICAL OFFICE
WEEKEND SHARED PARKING DEMAND ANALYSIS[1]
THE VILLAGE AT TUSTIN LEGACY
Land Use Acute Care/Rehab Hospital
Size 80 Reds
Pl.g Rate[21 2.00 /bed
Gross 160 Spaces
Spaces j 40 Visitor Spc. 120 Emp. Spe. Shared
Time % Of #Of % Of # Of Parking
of Day Peak[31 Spaces Peak[31 Spaces Demand
6:00 AM 01", 0 15% 11 18
7:00 AM 00u 0 60% 72 72
8:00 AM 90% 36 60% 72 103
9:00 AM 90% 36 100010 120 156
10:00 ANI, 100% 40 100% 120 160
11:00 AVt 100% 40 100% 120 160
12:00 PNI 30% 12 100% 120 132
1:00 PVI 900"'U 36 100% 120 156
2:00 PVI 1000/0 40 100% 120 160
3:00 PV1 100% 40 100% 1?0 160
1:00 PVl 90% 36 100% 120 156
5:00 PM 80 0 32 100% 120 152
6:00 PM 67"0 27 67% 80 107
7:00 PM 30,o 12 30% 36 48
8:00 PM 15"% 6 15% 18 24
9:00 PM. 001b 0 15',o 18 i8
10:00 P1;1 0% 0 15% is l8
11:00 PM 00/v 0 15% 18 18
12:aoA1v1 a°ro 0 15% 1S 1
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 sununarized in Table 2-2 of the
"Shared Parking" manual.
The Village at Tustin Legacy
Animal Hospital
LINSCOTT
Appendix A GREENSPAN
ANIMAL HOSPITAL
WEEKDAY SHARED PARKING DEMAND ANALYSIS[1]
THE VILLAGE AT TUSTIN LEGACY
Land Use Animal hospital
Size 2.685 KSF
Pkg Rate[2] 6.00 IKSF
Gross 16 Spaces
Spaces 1 I Visitor Spe. 5 Emp. Spe. Shared
Time % Of #Of 0/, Of # Of Parking
of Day Peak[31 Spaces Peak[31 Spaces Demand
6:00 AM 000 0 0% 0 0
7:00 AM 0% 0 50% 3 3
5:00 AM 90% 10 60% 3 13
9:00 AM 900% 10 100% 5 15
10:00 AM 10ga ll 10000 16
11:00 AM l0010 11 100% 5 16
12:00 PM 3001u 3 100% 5 3
1:00 PM 900tiy 10 100110 5 15
2:00 PM I 001111 1 l 100% 5 16
3:00 PNl 100% 11 100% 5 16
4:00 PN1 90°0 10 100% 5 1�
5:00 PM 50°0 9 100% 5 14
6:00 PM 6740 7 67% 3 10
7:00 PM 30"b 3 30% 2 5
8:00 PVl 1 2 15% 1
9:00 PM �0 0 0% 0 0
10:00 PINI 0°'n 0 0% 0 0
11:00 PM 0" 0 O% 0 0
12:00 AM 09'a 0 0°/a 0 0
Notes:
[1] Source: ULI-Urban Land Institute "Shared Parking," Second Edition,2005.
[2] Parking rates for all land uses based on UT-1 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.
The Village at Tustin Legacy
Animal Hospital
LI:NSCOTT
.Appendix A GREENSPAN
ANIMAL HOSPITAL
WEEKEND SHARED PARKING DEMAND ANALYSIS[1]
THE VILLAGE AT TUSTIN LEGACY
Land Use Animal hospital
Size 2.685 KSF
Pkg Rate[2] 6.00 /KSF
Gross 16 Spaces
Spaces 11 Visitor Spc. 5 Emp. Spc, Shared
Time % Of #Of %Of #Of Parking
of Day Peak [31 Spaces Peal:[3] Spaces Demand
6:00 ANI 0°!0 0 0% 0 0
7:00 ANI 00"o 0 50% 3 3
8:00 AM 901") 10 60% 3 13
9:00 AM 9()(11 10 100% 5 15
10:00 ANI 100% 11 100% 5 16
11:00 ANI 100% 11 100% 16
12:00 PiVI 30% 3 100% 8
1:00 PNI 30'a 3 50% 3 6
':00 PM 00w 0 0% 0 0
3:00 PNI 0% 0 0% 0 0
4:00 Plot 0% 0 0% 0 0
5:00 PN 1 0% 0 0% 0 0
6:00 PM 0% 0 0% 0 0
7:00 PNI 0,h 0 0% 0 0
8:00 PM 0% 0 0% 0 0
9:00 PNI 09a 0 0% 0 0
10:00 PM 0110 0 0% 0 0
11:00 PM 000 0 o% 0 0
12:00.1141 t}"'n 0 0% 0 0
Notes:
[l] Source: LTLI-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.
The Village at Tustin Legacy
Animal Hospital
Li 14 SCOTT
Appendix A GREENSPAN
MEDICAL/DENTAL OFFICE
UVEEKDAY SHARED PARKING DEMAND ANALYSIS[11
THE VILLAGE AT TUSTIN LEGACY
Land Use Medical/Dental Office
Size 60.000 KSF
Pkg Rate[21 5.00 /KSF
Gross 300 Spaces
Spaces 200 Visitor Spe. 100 Emp. Spc. Shared
Time % Of #Of % Of 9 Of Parking
of Day Peak 131 Spaces Peak[31 Spaces Demand
6:00 AM 0°6 0 0% 0 0
7:00 AM 0°16 0 00% 0 0
8:00 AM 9010 ]80 60% 60 240
9:00 AM 90% ]so 100116 100 280
10:00 AM 100% ?00 100% 100 300
11:00 AM 100% 200 100% 100 300
12;00 PM 30% 60 100% 100 160
1:00 PM 90% 180 100% 100 280
2:00 PM 100% 200 100% 100 300
3:00 PM 100% 200 100% I(A) 300
4:00 PM 9000 180 100% 100 280
5:00 PM 80"0 160 100% 100 260
6:00 PM b,10 0 134 67°0 67 201
7:00 PM 30`o 60 30"o 30 90
8:00 PM 15% 30 15% 15 45
9:00 PM 0% 0 0% 0 0
10:00 PM 0% 0 0% 0 0
11:00 PM 0% 0 0% 0 0
12:00 ANI 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 UL1 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.
The Village at Tustin Legacy
Animal Hospital
LINSCOTT
Appendix A
MEDICALIDENTAL OFFICE
WEEKEND SHARED PARKING DEMAND ANALYSIS(1]
THE.VILLAGE AT TUSTIN LEGACY
Land Use Niedical/Dental Office
Size 60.000 KSF
Pk(,Rate[2] 5.00 /KSF
Gross 300 Spaces
Spaces 200 Visitor Spc. 100 Emp. Spc. Shared
Time °/, Of #Of % Of #Of Parking
of Day Peak [3] Spaces Peak 131 Spaces Demand
6:00 AM 0'a 0 011 0 0 0
7:00 ANI 000 0 01,1) 0 0
8;00 ANI 90"10 180 60% 60 240
9:00 AN 9011% 180 100% 100 280
10:00 AM 100% 200 100% 100 300
11:00 AM 100% 200 t00% 100 300
12:00 PN1 30% 60 100% 100 160
1:00 PM 0% 0 0% 0 0
2:00 PSI 0°0 0 0% 0 0
3:00 PINI 0,0 0 0% 0 0
4:00 PM 00'0 0 0% 0 0
5:00 PM 0"/0 0 0% 0 0
6:00 PM 0% 0 0% 0 0
7:00 PM 0% 0 0% 0 0
8:00 PM 0% 0 0% 0 0
9:00 PM 0% 0 0% 0 0
1.0:00 PNI 0% 0 0% 0 0
11:00 PM 0% 0 0% 0 0
12:00 Alyl 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 pros,dre normalized to express
percentage in terms of absolute peak demand ratios. 131-c.1kd0%Vn of west Vs. employee
[3] Percentage of peak parkinu cl mand fact��n roil t :c'ationships between weekday
parking demand ratios and peak parking deniand ratios, as summarized in Table 2-2 of the
"Shared Parking" manual.
The Village at Tustin Legacy
Animal Hospital
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ATTACHMENT E
Zoning Administrator Action No. 17-012
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ZONING ADMINISTRATOR ACTION 17-012
CONDITIONAL USE PERMIT 2017-18
15100 KENSINGTON PARK DRIVE, SUITE 520
The Zoning Administrator of the City of Tustin does hereby resolve as follows: ,
I. The Zoning Administrator finds and determines as follows:
A. That a proper application for Conditional Use Permit (CUP) 2017-18 was
filed by Dr. Hayek and Dr. Negvesky on behalf of Tustin Legacy Animal
Hospital, requesting authorization to establish and operate a veterinary clinic
located within an existing 2,685-square-foot tenant space located at 15100
Kensington Park Drive, Suite 520, in The Village at Tustin Legacy.
B. That the property is zoned as Tustin Legacy Specific Plan (SP-1) within
Planning Area 7; and designated as Tustin Legacy Specific Plan 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.
C. That in accordance with Tustin City Code Section 9299b3(f), the Zoning
Administrator is authorized to consider minor conditional use permits for
existing development where there would be no change of primary use, i
there would be no expansion of floor area, and the request would not alter
the original intent of the project or site.
D. That a public hearing was duly called, noticed, and held for CUP 2017-18 on
December 13, 2017, by the Zoning Administrator. i
E. That the establishment, maintenance, and operation of the proposed indoor
soccer training facility 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 a detriment to the roe and improvements in the neighborhood of the
property rtY P 9
subject property, nor to the general welfare of the City of Tustin as
evidenced by the following findings:
1) The proposed use would be located within an existing medical
office retail building in the Medical Plaza of The Village at Tustin
Legacy where there would be no primary change of use, no
expansion of floor area, and the request would not alter the original
intent of the project or site.
2) The proposed use, as conditioned, would not be detrimental to the
surrounding properties in that the use would occur entirely within
the building. The number of clients, hours or operation, and type of
Zoning Administrator Action 17-012
Conditional Use Permit 2017-18
Page 2
business are consistent with other businesses within the Medical
Plaza of The Village at Tustin Legacy.
3) The proposed use, as conditioned, would not have a detrimental
effect on the public health, safety, and general welfare of the
community in that the proposed business would care for sick and
injured pets and promote the health and hygiene of animals within
the community.
4) Parking for the proposed use can be accommodated in that the peak
parking demand will be 564 parking spaces and there are currently
577 parking spaces provided in the Medical Plaza in The Village at
Tustin Legacy to accommodate the parking demand.
5) The project would be conditioned to comply with the Tustin Noise
Ordinance.
I
6) The proposed business hours are 7:30 a.m. to 6:00 p.m., Monday
through Friday, and 8:00 a.m. to 1:30 p.m., Saturday, which is
consistent with the hours of operation for other uses in the area.
F. That this project is categorically exempt pursuant to Section 15301, (Class
1 — Existing Facilities) of Title 14, Chapter 3 of the California Code of
Regulations (Guidelines for the California Environmental Quality Act) in i
that the project site is an existing facility and involves no expansion of an
existing medical plaza.
ll. The Zoning Administrator hereby adopts Zoning Administrator Action No. 17-012
approving CUP 2017-18 authorizing the establishment and operation of a
veterinary clinic located within an existing 2,685-square-foot tenant space located
at 15100 Kensington Park Drive, Suite 520, subject to the conditions contained
within Exhibit A attached hereto.
PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular
meeting held on the 13"' day of December, 2017.
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ELIZABETH A. BINSACK I
ZONING ADMINISTRATOR
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VERA TISCARENO
RECORDING SECRETARY
Zoning Administrator Action 17-012
Conditional Use Permit 2017-18
Page 3
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STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
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1, Vera Tiscareno, the undersigned, hereby certify that I am the Recording Secretary of the
Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No.
17012 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held
on the 13th day of December, 2017.
VERA TISCARENO
RECORDING SECRETARY
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EXHIBIT A
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 2017-18
15100 KENSINGTON PARK DRIVE, SUITE 520
GENERAL
(1) 1.1 The proposed project shall substantially conform with the submitted 1
plans for the project date stamped December 13, 2017, 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 to plans during plan check if such
modifications are consistent with provisions of the Tustin City Code
(TCC).
(1) 1.2 This approval shall become null and void unless the use is established
within twelve (12) months of the date of this Exhibit. Time extensions
may be granted if a written request is received by the Community i
Development Department within thirty (30) days prior to expiration.
If
(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 .(CUP) 2017-18 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).
(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.
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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
Zoning Administrator Action 17-012
Conditional Use Permit 2017-18
Exhibit A
Page 2
(1) 1.7 CUP 2017-18 may be reviewed annually or more often, if deemed
necessary by the Community Development Department, to ensure
compatibility with the area and compliance with the conditions
contained herein. If the use is not operated in accordance with the
conditions of approval or is found to be a nuisance or negative impacts
are affecting the surrounding tenants or neighborhood, the Community
Development Director may impose additional conditions to eliminate the
nuisance or negative impacts, or may initiate proceedings to revoke the
CUP.
(1) 1.8 If in the future the City determines that a parking, traffic, 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 parking demand analysis, traffic study, or noise analysis
and the applicant shall bear all associated costs. If said study indicates
that there is inadequate parking or a traffic or noise problem, the
applicant shall be required to provide mitigation measures to be
reviewed and approved by the Community Development Department
and/or Public Works Department. Said mitigation may include, but are
not limited to, the following:
a. Establish alternative hours of operation. i
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b. Provide additional parking.
c. Install additional sound attenuation material.
(1) 1.9 As a condition of approval of CUP 2017-18, the applicant shall agree, at
its sole cost and expense, to defend, indemnify, and hold harmless the
City, its officers, employees, agents, and consultants, from any claim,
action, or proceeding brought by a third party against the City, its
officers, agents, and employees, which seeks to attack, set aside,
challenge, void, or annul an approval of the City Council, the Planning
Commission, or any other decision-making body, including staff,
concerning this project. The City agrees to promptly notify the applicant
of any such claim or action filed against the City and to fully cooperate
in the defense of any such action. The City may, at its sole cost and
expense, elect to participate in defense of any such action under this
condition.
USE RESTRICTIONS
(1) 2.1 The hours of operation for the business shall be as follows:
Monday— Friday: 7:30 a.m. to 6:00 p.m.
Saturday: 8:00 a.m. to 1:30 p.m.
Zoning Administrator Action 17-012
Conditional Use Permit 2017-18
Exhibit A
Page 3
Modifications to the hours of operation may be approved by the Director
of Community Development if it is determined that no impacts to
surrounding tenants or properties will occur.
(*) 2.2 All animals shall be cared for within the building, except for movement
to and from the owner's vehicle. Business operations may not cause or
lead the animals to defecate outside of the premises. The business
owner must remove pet waste on a daily or more frequent basis as
necessary and dispose of waste per the guidelines set forth from the
Irvine Ranch Water District.
(*] 2.3 All animals shall be kept within an enclosed, air conditioned, sound-
proof structure. The building shall be designed so that no odors will be
discernable outside of the building. Exterior doors shall remain closed
at all times except as needed for ingress and egress.
(*) 2.4 No overnight boarding of animals shall be allowed.
2.5 All biohazard and sharps waste shall be stored inside the enclosed
building, in accordance with appropriate regulatory standards, as set by
the Orange County Fire Authority, Health Care Agency, and Integrated
Waste Management Department, for disposal by a firm specializing in the
handling of biohazardous, sharps, and medical waste. i
(*] 2.6 The applicant shall obtain, abide by, and maintain an active Radioactive
Materials License from appropriate regulatory agencies for the
proposed location. The applicant shall provide evidence to the Director
of Community Development that a license has been obtained prior to
final inspection of tenant improvements, and subsequently thereafter on
an annual basis from the date of this approval.
(*) 2.7 All radioactive materials shall be stored and disposed of in accordance
with Federal, State, and local requirements and licensing.
(1) 2.8 All activities shall comply with the City's Noise Ordinance. The
applicant shall install, as necessary, interior sound attenuation material
to minimize noise impacts on adjacent tenants.
(1) 2.9 No outdoor storage shall be permitted except as approved by the
Community Development Director.
(1) 2.10 No change or alteration of the tenant space shall occur without prior
approval of the Community Development Director. Major modifications
to the floor area, services, and/or operation of the business may require
consideration of a new conditional use permit by the Planning
Commission.
Zoning Administrator Action 17-012
Conditional Use Permit 2017-18
Exhibit A
Page 4
(1) 2.11 If the use authorized by CUP 2017-18 is discontinued for one (1) year,
then it shall be conclusively presumed that such use has been
abandoned and CUP will be deemed expired.
PLAN SUBMITTAL
(1) 3.1 All construction shall comply with 2016 California Building Code,
(5) California Mechanical Code, California Electrical Code, California
Plumbing Code, California Green Code and California Energy Code.
(1) 3.2 Architectural plans, egress plans, plumbing, mechanical, electrical and
structural plans shall be submitted with permit application. All plans
shall be signed by a registered architect or civil/structural engineer.
(3) 3.3 Provide building data on plans, i.e., construction type, occupancy group
and occupant load.
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(3) 3.4 Provide at least one (1) accessible route within the site from the
accessible parking spaces and accessible loading zones; public streets
and sidewalks; and public transportation stops to the accessible
building or facility entrance. When more than one route is provided, all
routes must be accessible.
(3) 3.5 Provide accessible restroom facilities per CBC chapter 11 B.
(3) 3.6 Provide accessibility in all medical, consulting, staff room, waiting
areas, service counters and etc. per CBC chapter 11 B.
(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 percent of the e
project waste material or the amount required by the
California Green Building Standards Code.
The applicant will be required to submit a $50.00 application
fee and a cash security deposit. Based on the review of the
submitted Waste Management Plan, the cash security
deposit in the amount of five (5) percent of the project's
valuation as determined by the Building Official, rounded to
the nearest thousand, or $2,500.00, whichever is greater. In
no event shall a deposit exceed $25,000.00.
b. Prior to issuance of any permit, the applicant shall submit i
the required security deposit in the form of cash, cashier's
Zoning Administrator Action 17-012
Conditional Use Permit 2017-18
Exhibit A
Page 5
check, personal check, or money order made payable to
the "City of Tustin".
FEES
(1) 4.1 Within forty-eight (48) hours of approval of the subject project, the
applicant shall deliver to the Community Development Department, a
cashier's check payable to the COUNTY CLERK in the amount of fifty
dollars ($50.00) to enable the City to file the appropriate environmental
documentation for the project. If within such forty-eight (48) hour period the
applicant has not delivered to the Community Development Department
the above-noted check, the statute of limitations for any interested party to
challenge the environmental determination under the provisions of the
California Environmental Quality Act could be significantly lengthened.
(1) 4.2 Prior to issuance of any permits, payment shall be made of all applicable
fees, including but not limited to, the following:
a. Building and Planning plan check and permit fees
b. Orange County Health Care agency (Environmental Health)
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