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Home My WebLink AboutORD 1498 (2018) ORDINANCE NO. 1498 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE 2017-00001 INCLUDING ADOPTION OF THE RED HILL AVENUE SPECIFIC PLAN (SP-13) AND RELATED AMENDMENTS TO THE TUSTIN ZONING MAP The City Council of the City of Tustin does hereby ordain as follows: SECTION 1. The City Council finds and determines as follows: A. That the Tustin City Council has indicated a desire to encourage revitalization and economic development while emphasizing business retention and attraction for the Red Hill Avenue area. Many of the existing commercial shopping centers and retail areas within the Specific Plan area represent antiquated site planning and layout. As a result, the area has not reached its full potential. Based upon this, the Tustin City Council initiated preparation of the Red Hill Avenue Specific Plan and supporting documents with the intent of encouraging economic development and business attraction and development with the area. B. That in February 2016, the City Council authorized the preparation of the Red Hill Avenue Specific Plan and related supporting documents. C. That to facilitate the intended vision and implementation of the Red Hill Avenue Specific Plan project, the preparation of a Specific Plan, General Plan Amendment (GPA) 2017-00001 and Zone Change 2017-00001. D. That SP-13 would establish a new, integrated mixed use land designation for the area and would include residential uses in addition to commercial, retail and office uses. The mix of uses would facilitate development in the area and provide incentives to redevelop existing underutilized parcels. The Red Hill Avenue Specific Plan would allow up to 500 additional residential units and 325,000 square feet of additional non-residential square footage to the area. E. That California law requires that a specific plan be consistent with the general plan of the adopting locality. A General Plan Consistency Analysis has been prepared as part of the Red Hill Avenue Specific Plan that finds the project to be consistent, with adoption of the proposed General Plan Amendments. F. That SP-13 (Ordinance No. 1498) will be consistent with the Tustin General Plan, as amended by GPA 2017-00001. That the proposed SP- Ordinance No. 1498 Page 1 of 4 13 will further the goals and policies for the long-term growth, development — and revitalization of the Red Hill commercial corridor; G. That between July 2015 and February 2018, a total of three (3) public workshops were held for the project. The purpose of the workshops was to receive comments on the Draft Specific Plan. The final workshop was also a joint study session between the Planning Commission and City Council where the final draft Specific Plan was presented and additional comments were voiced and/or submitted in writing; H. That California Government Code Section 65450 establishes the authority for cities to adopt specific plans, including a requirement that the City's Planning Commission must provide a recommendation on the proposal to the City Council, the final approval authority for the project. I. That the City of Tustin, as Lead Agency, has determined that collectively, GPA 2017-00001 and ZC 2017-00001 constitute a "project" under the California Environmental Quality Act. A Final Program Environmental Impact Report (FPEIR) has been prepared and environmental impacts associated with the Red Hill Avenue Specific Plan project have been analyzed as referenced in Resolution 18-73. J. That as part of the approval process for the RHASP (SP-13)/Zone Change and the General Plan Amendment and the associated actions thereto, the FPEIR must be adopted/certified by the City Council prior to or concurrently with approval of the project. That the City Council has considered the FPEIR prior to or concurrently with approval of the project. K. That a public hearing was duly called, noticed, and held on the proposed project on August 14, 2018, by the Tustin Planning Commission. At the meeting, the Planning Commission took public testimony and continued the public hearing to September 25, 2018. L. That a continued public hearing for the Red Hill Avenue Specific Plan (SP- 13) was held on September 25, 2018 and the Planning Commission adopted Resolution No. 4369 recommending that the City Council adopt Ordinance 1498. M. That a public hearing was duly called, noticed, and held on the proposed project October 16, 2018, by the Tustin City Council. N. That on October 16, 2018, the Tustin City Council adopted Resolution No. 18-73 adopting and certifying the Final Environmental Impact Report for the RHASP project. Ordinance No. 1498 Page 2 of 4 O. That on October 16, 2018, the Tustin City Council adopted Resolution No. 18-74 (General Plan Amendment 2017-00001), ensuring that the RHASP project is consistent with the Tustin General Plan. SECTION 2. That the RHASP district regulations are attached hereto as Exhibit A. SECTION 3. That the City Council adopts Ordinance No. 1498 approving ZC 2017- 00001 amending the City of Tustin Zoning Map attached hereto as Exhibit B and adopt the Red Hill Avenue Specific Plan. SECTION 4. Severability. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court or competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Tustin hereby declares that is would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. — PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this 6th day of November, 2018. ,\ AA , I c YN A. MURRAY, Mayor ATTEST: �I. ERICA N. YAS DA, City Clerk Ordinance No. 1498 Page 3 of 4 APPROVED AS TO FORM: • ', 9 DAVID E. KENDIG, City Attorney STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF TUSTIN ) CERTIFICATION FOR ORDINANCE NO. 1498 I, Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Ordinance No. 1498 was duly and regularly introduced and read by title only at the regular meeting of the City Council held on the 16th day of October, 2018, and was given its second reading, passed and adopted at a regular meeting of the City Council held on the 6th day of November, 2018, by the following vote: COUNCILMEMBER AYES: Murray, Gomez, Bernstein, Puckett, Clark (5) COUNCILMEMBER NOES: (0) COUNCILMEMBER ABSTAINED: (0) COUNCILMEMBER ABSENT: (0) 6„, ERICA N. YAW A, City Clerk Exhibits: A. Final Draft Red Hill Avenue Specific Plan —dated July 2018 B. Revision of the Tustin Zoning Map Ordinance No. 1498 Page 4 of 4 ■ ■ ■ ! R*::.A. 3 Draft I July 2018 TUSTIN RED HIUAVENUE SPECIFIC PLAN Kimley>>> Horn Expect More. Experience Better. TUSTIN RED HILL AVENUE SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN JULY 2018 Prepared for: City of Tustin 300 Centennial Way Tustin, California 92780 Prepared By: Kimley-Horn 765 The City Drive Orange, California 92868 TUSTIN RED HILL AVENUE :::1. SPECIFIC PLAN RED HIUE 5PECIfIC fC PLAN 1.0 Executive Summary/Introduction 1.1 Executive Summary..........................................................................................................1-1 1.2 Overview..........................................................................................................................1-1 1.3 Historical Context.............................................................................................................1-4 1.4 Planning Context..............................................................................................................1-4 1.5 Purpose and Intent of the Specific Plan.........................................................................1-12 1.6 Authority and Scope......................................................................................................1-13 1.7 Specific Plan Organization.............................................................................................1-14 1.8 User's Guide...................................................................................................................1-14 1.9 California Environmental Quality Act Compliance........................................................1-15 2.0 Vision, Goals, and Objectives 2.1 Purpose............................................................................................................................2-1 2.2 Community Engagement Overview.................................................................................2-1 2.3 Specific Plan Vision..........................................................................................................2-5 2.4 Key Planning Factors......................................................................................................2-11 2.5 Specific Plan Goals and Objectives................................................................................ 2-14 3.0 Development Plan 3.1 Purpose............................................................................................................................3-1 3.2 Land Use...........................................................................................................................3-1 3.3 Circulation Plan................................................................................................................3-3 3.4 Urban Design..................................................................................................................3-17 3.5 Infrastructure and Public Services.................................................................................3-30 4.0 Land Use and Development Standards 4.1 Purpose............................................................................................................................4-1 4.2 General Provisions...........................................................................................................4-1 Table of Contents July 2018 • Draft • i TUS :._117 RED HILL AVENUE ii"Tq RED HILLAVE UE SPECIFIC P LAN SPECIFIC PLAN 4.3 Establishment of Permitted Land Uses............................................................................4-1 4.4 Development Standards................................................................................................4-11 4.5 Residential Allocation Reservation (RAR)......................................................................4-27 4.6 Nonconforming Uses, Structures, and Parcels..............................................................4-29 4.7 Specific Development Standards...................................................................................4-29 4.8 Development Incentives................................................................................................4-33 4.9 Development Review Procedures..................................................................................4-33 5.0 Design Criteria 5.1 Introduction.....................................................................................................................5-1 5.2 Design Principles..............................................................................................................5-3 5.3 General Area -Wide Design Criteria..................................................................................5-4 5.4 Specific Design Criteria..................................................................................................5-19 5.5 Signs............................................................................................................................... 5-44 5.6 Relationship to the Public Realm...................................................................................5-47 6.0 Implementation and Administration 6.1 Purpose............................................................................................................................6-1 6.2 Phasing.............................................................................................................................6-1 6.3 General Plan Amendment................................................................................................6-2 6.4 Zoning Map Amendments...............................................................................................6-2 6.5 California Environmental Quality Act Compliance..........................................................6-2 6.6 Administration and Enforcement....................................................................................6-3 6.7 Development Process......................................................................................................6-5 6.8 Development Incentives................................................................................................6-12 6.9 Minor Specific Plan Modifications.................................................................................6-13 6.10 Specific Plan Amendments............................................................................................6-14 6.11 Affordable Housing........................................................................................................6-15 6.12 Severability....................................................................................................................6-15 6.13 Funding Mechanisms.....................................................................................................6-15 ii • Draft • July 2078 Table of Contents TUSTIN RED HILL AVENUE :::1. SPECIFIC PLAN RED HIUE 5PECIfIC fC PLAN List of Tables Table Page Table 4-1 Permitted Land Use and Activities...................................................................................4-4 Table 4-2 Major Prohibited Land Uses and Activities....................................................................4-11 Table 4-3 General Development Standards & Requirements.......................................................4-12 Table 4-4 Parking Standards for Mixed -Use (Residential and Non-Residential/Commercial) Development (3) ................................4-21 Table 4-5 Residential Unit Allocations...........................................................................................4-28 List of Exhibits Exhibit Page Exhibit 1-1 Regional Vicinity Map.....................................................................................................1-2 Exhibit 1-2 Specific Plan Area.............................................................................................................1-3 Exhibit 1-3 Existing Land Use.............................................................................................................1-6 Exhibit 1-4 Existing Roadways............................................................................................................1-8 Exhibit 1-5 Public Transportation Facilities........................................................................................1-9 Exhibit 2-1 Vision — Sense of Place.................................................................................................... 2-6 Exhibit 2-2 Vision — Public Streetscape..............................................................................................2-7 Exhibit 2-3 Vision — Architecture........................................................................................................ 2-8 Exhibit 2-4 Conceptual Illustration — Red Hill Avenue North of 1-5 Freeway.....................................2-9 Exhibit 2-5 Conceptual Illustration — Red Hill Avenue South of 1-5 Freeway..................................2-10 Exhibit 3-1 Land Use Plan...................................................................................................................3-2 Exhibit 3-2 Circulation Plan................................................................................................................3-9 Exhibit 3-3 Redhill Avenue Street Cross Sections............................................................................3-11 Exhibit 3-4 Schematic Median Locations.........................................................................................3-14 Exhibit 3-5 Potential Median Locations...........................................................................................3-15 Exhibit 3-6 Urban Design Plan..........................................................................................................3-18 Exhibit 3-7 Conceptual Illustration - Gateway & Secondary Gateway Signage ...............................3-19 Table of Contents July 2078 • Draft • iii TUSTIN RED HILL AVENUE ii,,Tq RED HIUE SPECIFIC P LAN SPECIFIC F4C PLAN Exhibits Cont'd Page Exhibit3-8 Signage Concepts...........................................................................................................3-20 Exhibit 3-9 Streetscape Cross Sections............................................................................................3-23 Exhibit 3-10 Public Realm Plant Palette (Trees).................................................................................3-25 Exhibit 3-11 Public Realm Palette (Shrubs and Groundcovers).........................................................3-27 Exhibit 3-12 Streetscape Typical Plan................................................................................................3-29 Exhibit3-13 Water Plan.....................................................................................................................3-36 Exhibit3-14 Sewer Plan.....................................................................................................................3-37 Exhibit 3-15 Drainage Plan.................................................................................................................3-38 Exhibit 4-1 Frontage/Lot Width Requirements................................................................................4-14 Exhibit 4-2 General Development Standards...................................................................................4-14 Exhibit 4-3 Projecting Sign at Sidewalk............................................................................................4-23 Exhibit 4-4 Projecting Sign at Driveway or Drive Aisle.....................................................................4-23 Exhibit 4-5 Wall Sign Area Calculation.............................................................................................4-24 Exhibit 5-1 Examples of Spanish/Mediterranean Architectural Style................................................5-5 Exhibit 5-2 Examples of Modern Craftsman Architectural Style........................................................5-6 Exhibit 5-3 Examples of Farmhouse/Agricultural Style......................................................................5-7 Exhibit5-4 Frontage Types.................................................................................................................5-9 Exhibit 5-5 Forecourt Frontage Options (Open Space)....................................................................5-49 Exhibit 5-6 Flexible Amenity Setback Options.................................................................................5-53 Exhibit 6-1 Residential Allocation Process........................................................................................6-9 iv • Draft • July 2078 Table of Contents 1 EXECUTIVE SUMMARY AND INTRODUCTION Executive Summary and Introduction 1.1 Executive Summary...................................................................................................................1-1 1.2 Overview....................................................................................................................................1-1 Specific Plan Area..............................................................................................................1-3 1.2.1 Location and Setting...................................................................................................1-1 Existing Land Use...............................................................................................................1-6 1.3 Historical Context......................................................................................................................1-4 Existing Roadways.............................................................................................................1-8 1.4 Planning Context........................................................................................................................1-4 Public Transportation Facilities.........................................................................................1-9 1.4.1 Existing Conditions......................................................................................................1-4 1.5 Purpose and Intent of the Specific Plan..................................................................................1-12 1.5.1 Purpose.....................................................................................................................1-12 1.5.2 Vision Summary........................................................................................................1-12 1.5.3 Specific Plan Goals....................................................................................................1-12 1.6 Authority and Scope................................................................................................................1-13 1.6.1 Statutory Authority...................................................................................................1-13 1.6.2 Relationship to General Plan....................................................................................1-13 1.6.3 Relationship to Zoning Code.....................................................................................1-14 1.7 Specific Plan Organization.......................................................................................................1-14 1.8 User's Guide.............................................................................................................................1-14 1.9 California Environmental Quality Act Compliance..................................................................1-15 Exhibit 1-1 Regional Vicinity Map........................................................................................................1-2 Exhibit 1-2 Specific Plan Area..............................................................................................................1-3 Exhibit 1-3 Existing Land Use...............................................................................................................1-6 Exhibit 1-4 Existing Roadways.............................................................................................................1-8 Exhibit 1-5 Public Transportation Facilities.........................................................................................1-9 RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 1. Executive Summary and Introduction 1.1 Executive Summary The Red Hill Avenue Specific Plan (RHASP) focuses on the commercial area north and south of the existing Interstate 5 freeway in the City of Tustin. The Specific Plan area is comprised of approximately 36 acres of land (approximately 52 acres including road right -of way) adjacent to Red Hill Avenue, a northeast - to southwest -trending arterial roadway located near the geographical center of the City. Red Hill Avenue is primarily a vehicular corridor developed with a mixture of retail stores and restaurants within traditional shopping centers that are not meeting their full potential to serve the community. The RHASP calls for a greater mix of uses within the Specific Plan area. In keeping with the aspirations of the community, greater emphasis will be placed on the pedestrian and bicyclist, in addition to the needs of the automobile and public transit, in allocating the use of space within the public rights-of-way. Adding residential uses and increasing pedestrian -oriented retail and commercial uses will help create a more dynamic, eclectic, and attractive place for both residents and visitors. A greater variety of activities along the street is encouraged through the development of either horizontal or vertical mixed -uses that reinforce pedestrian orientation. The RHASP provides for an additional 500 dwelling units and an additional 325,000 square feet of non-residential uses as a threshold of development intensity. The total development in the Specific Plan area anticipated with the buildout potential of the Specific Plan in additionto the existing development is 521 dwelling units and 621,446 of non-residential development. This regulatory planning document sets forth a vision with goals and objectives to achieve that vision, as well as development standards and design criteria that will become the basis for future development. 1.2 Overview 1.2.1 Locati®n and Setting The City of Tustin is in central Orange County, bordered by the Cities of Irvine and Santa Ana to the south and west respectively; the City of Orange and unincorporated County of Orange areas to the north; and on the east by the City of Irvine and unincorporated County of Orange territory as illustrated in Exhibit 1-1, Regional Vicinity Map. The City of Tustin is located approximately two miles north of Orange County's John Wayne Airport and is transected by two major regional freeways: Interstate 5 (1-5) and State Route 55 (SR -55). The RHASP area is located in central Tustin, east of Old Town, and southwest of the Tustin Ranch development. Exhibit 1-2, Specific Plan Area, illustrates the Specific Plan area, which is comprised of approximately 36 acres of land (approximately 52 acres including road right -of way). The Specific Plan area includes properties on both sides of Red Hill Avenue, a northeast- to southwest -trending arterial roadway, and is bisected by the 1-5 Freeway. It extends along Red Hill Avenue to Bryan Avenue to the northeast, and generally Walnut Avenue to the southwest. Chapter 7 • Introduction July 2018 • Draft • 7-1 TUSTIN RED HILLAVENUE SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN 1 SANTA ANA 'i Yth &I I nsLSI Santa Ana Zoo 0 I& NJ ddem 'k.' E Edinger Ave 0 4ieincr Ave SANTA ANA 'i Yth &I I nsLSI Santa Ana Zoo 0 I& NJ ddem 'k.' E Edinger Ave 0 4ieincr Ave Fresno -Visalia Bakersfield Los Angeles 71a5tin, CA - San Diego rce: Google Maps, 2017 7-2 - Draft - July 2018 rK NORTHWOOD IRVINE Exhibit 1-1 Regional Vicinity Map Chapter 1 - Introduction E :th SI i mn. Bw 11% W First Gi E First 5; Project TUSTINu Location] IP OSprir! Fresno -Visalia Bakersfield Los Angeles 71a5tin, CA - San Diego rce: Google Maps, 2017 7-2 - Draft - July 2018 rK NORTHWOOD IRVINE Exhibit 1-1 Regional Vicinity Map Chapter 1 - Introduction RED HILL AVENUE SPECIFIC PLAN TUSTI N • RED HILLAVENUE SPECIFIC PLAN Exhibit 1-2 Specific Plan Area Chapter 1 • Introduction July 2018 • Draft • 1-3 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN 1.3 Historical Context Red Hill Avenue is named after a relatively well-known Tustin historical landmark—a hill only 347 feet high and 1,000 feet long with rust -colored outcroppings. American Indians called it "katuktu," meaning "signifying hill of prominence or place of refuge" because of a legend that told of people gathering at the hill to weather an epic flood. By the time European settlement began, Mexicans had given the hill its present name, Cerro Colorado, or Red Hill. The new settlers recognized the reason for the hill's reddish hue: cinnabar, the ore that yields mercury. Several attempts were made to mine the ore, but the hill produced too little profit to continue. The surrounding area took its name from the hill, as did Red Hill Avenue itself. Agricultural uses also defined the character of this area of Tustin, with citrus and avocado groves in the area providing produce to large citrus association packing houses within the City. 1.4 Planning Context 1.4.1 Existing Conditions Today, Red Hill Avenue is a major arterial roadway in Tustin, oriented northeast to southwest through the City. The Specific Plan area, which generally extends from Bryan Avenue to the northeast and Walnut Avenue to the southwest, generally contains a mix of low intensity commercial, retail, and office uses in an auto -oriented setting. See more detail on existing land uses in the paragraphs below. Detailed existing conditions for the Specific Plan area can be found in Appendix A: Existing Conditions Report. Tustin'sAgricultural Past Historic Agricultural Uses "Red Hill" 1-4 • Draft • July 2018 Chapter 7 • Introduction RED HILL AVENUE SPECIFIC PLAN Within the Specific Plan area, Red Hill Avenue is a six -lane divided roadway with three travel lanes in each direction and a center two-way left -turn lane. A raised, landscaped median is present in the segment south of Bryan Avenue. The existing street parkways include sidewalks, with some portions containing landscaping and trees. Interstate 5 bisects the Specific Plan area creating a natural divide between the northern and southern portions of the Specific Plan area. Existing zoning within the Specific Plan area consists of commercial and office zones: Retail Commercial (Cl), Central Commercial (C2), General Commercial (CG) and Professional (PR). Existing uses include commercial retail, shopping centers, professional offices, residential, motel, and an institutional use. Many buildings are outdated, experiencing deferred maintenance, and are in need of renovation. There are also vacant parcels within the Specific Plan area. Exhibit 1-3, Existing Land Use, illustrates the on -the -ground land uses. Commercial and retail uses are spread throughout the Specific Plan area. There are currently non -conforming uses along Nisson Road with multi -family residential uses located on parcels zoned for commercial uses, two single- family homes north of Mitchell Avenue on parcels zoned for professional office uses, and self -storage uses on EI Camino Real. Detailed information on existing zoning in the Specific Plan area can be found in Appendix A: Existing Conditions Report. Land uses adjacent to the study area north of Interstate 5 are characterized by high density residential uses, Pine Tree Park at the intersection of Red Hill and Bryan Avenues, and Tustin High School to the west of the Specific Plan area. Land uses adjacent to the study area south of Interstate 5 are characterized by a mixture of low-, medium-, and high-density residential uses and Frontier Park to the west of the Specific Plan area. The Specific Plan area presently contains approximately 270,618 square feet of commercial uses, 12,633 square feet of office uses, 11,946 square feet of an institutional use, 3.65 acres of vacant property, and 21 dwelling units. TUSTI N • RED HILLAVENUE SPECIFIC PLAN Public transportation and pedestrian/ADA facilities in the Specific Plan area Chapter 1 • Introduction July 2018 • Draft • 1-5 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN wz� PARK BENJAMIN (, F. BESWICK 7 ELEMENTARY 5CHOOL :1WI.I INE TREE PARK 4 240 480 Feet Exhibit 1-3 Existing Land Use 7-6 • Draft • July 2018 Chapter 7 • Introduction Project Boundary - Commercial Commercial - Auto Commercial - Food 0 Shopping Center Q Multi -Family Residential Single -Family Residential - Institutional Office - Motel 0 Vacant wz� PARK BENJAMIN (, F. BESWICK 7 ELEMENTARY 5CHOOL :1WI.I INE TREE PARK 4 240 480 Feet Exhibit 1-3 Existing Land Use 7-6 • Draft • July 2018 Chapter 7 • Introduction RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN A. Demographics and Employment In 2015, there was a population of 80,796 residents and approximately 26,400 households living in the City of Tustin. From 2010 to 2015, the City's population increased by 8.2 percent. By comparison, the population of Orange County increased by 3.8 percent from 2010 to 2015. Average household size in Tustin was 3.04 persons per household in 2015 (Kosmont, 2017). Perthe California Employment Development Department, the unemployment rate in Tustin for April 2016 was 3.6 percent, which is lower than the County's unemployment rate of 3.9 percent. The top job categories within the City include retail trade; professional, scientific, and technical services; and hotel accommodation and food services. According to the most recent U.S. Census Economic Study published in 2013, most City of Tustin residents (94%) work outside of the City. Approximately six percent (6%) of the working population who live in Tustin also work in the City. Detailed demographic and employment data for Tustin can be found in Appendix B: Kosmont, Tustin Red Hill Corridor Retail Plan. B. Market Demand A market demand analysis was conducted for the Specific Plan area to evaluate the potential for future development opportunities. The analysis found that retail vacancy and retail lease rates in Tustin are slightly higher than the overall Orange County market average. Retail sales per capita for the City (—$29,500) (Kosmont, 201 7) is above average compared to other nearby regions and within Orange County. Higher performing sales categories include those in heavy commercial, such as, building materials, auto dealers and supplies, and gasoline stations, in addition to general merchandise stores, sporting goods, electronic stores, food and beverage stores, and restaurants. Lower performing retail categories include health and personal care, miscellaneous store retailers, and non -store retailers. Overall retail sales in Tustin are higher than retail spending potential based on households and average household income, suggesting that, overall, the City is likely capturing a significant portion of Tustin resident retail purchases and additional retail spending by residents of other cities and unincorporated areas. Certain categories, however, are exhibiting a retail sales leakage, including: health and personal care stores, miscellaneous store retailers, grocery stores, gasoline stations, and non -store retailers. A market analysis for Tustin can be found in Appendix B: Kosmont, Tustin Red Hill Corridor Retail Plan. C. Circulation System Roadways. The Specific Plan area roadways are illustrated by General Plan designation in Exhibit 1-4, Existing Roadways. These roadways consist of Red Hill Avenue, which is oriented in a northeast to southwest direction; and six roadways that cross Red Hill Avenue: Bryan Avenue, San Juan Street, EI Camino Real, Nisson Road, Mitchell Avenue, and Walnut Avenue. The intersections of each of these streets within the Specific Plan are signalized. Interstate 5 bisects the Specific Plan area adjacent to the intersection of Red Hill Avenue/Nisson Road and Red Hill Avenue/EI Camino Real. Northbound and southbound on- and off -ramps are present in a diamond style interchange configuration. Parking is currently prohibited along Red Hill Avenue except along the frontage of Pine Tree Park. There are painted medians on Red Hill Avenue throughout the Specific Plan area, and a raised, landscaped median between Bryan Avenue and Lance Drive. More detail on the existing roadways is provided in the Circulation Plan (see Chapter 3, Development Plan). Chapter 1 • Introduction July 2018 • Draft • 1-7 TUSTIN RED HILLAVENUE SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN - Project Boundary - Major Arterial Modified Primary Arterial Secondary Arterial Local Roadway Existing Traffic Signal �M��W A NOUH mmmmff::= Feet Exhibit 1-4 Existing Roadways 1-8 • Draft • July 2018 Chapter 7 • Introduction RED Hƒ LL AVEN U E SPECIFIC PLAN PmectBwko> 5",R,ubmIn 2m ausROP kk4thegn0 Zy ems P¥m ¥A�-,f Bus$ "Ads Ber 2. . / y x x WV� � z � TU \ T i N .__ D HILLAVENUE SPECIFIC PLAN ± 9� � w . N 6e ` ® � 4rz, » �` 2 IS 1150 mmmmE== Feel E tubi 1 5 Public Transportation Facilities Chapter 7 - Introduction July //Z£ - graft- 7/ TvsTiN RED HILLAVENUE UDHIL"E_ ' SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN Transit. The Orange County Transportation Authority (OCTA) operates local public transit services throughout Orange County, including the City of Tustin and through the Specific Plan area. Route 71 currently serves the Specific Plan area, as shown in Exhibit 1-5, Public Transportation Facilities. Route 71 operates between Newport Beach and Yorba Linda, traveling along Red Hill Avenue, EI Camino Real, Newport Avenue, and First Street in Tustin. Service is provided daily with an approximate headway (measurement of time between vehicles in a transit system) of 50 minutes during the weekdays and 60 minutes during the weekends and holidays. Within the Specific Plan area, bus stops are provided on Red Hill in limited locations (see Exhibit 1-5, Public Transportation Facilities). Bikeways and Pedestrian Facilities. Within the Specific Plan area, the only existing bike lane is a Class II bike lane (a striped, on -street bike lane adjacentto the travel lane) on Red Hill Avenue (in both directions), between EI Camino Real and Nisson Road. Red Hill Avenue is a designated Class II bikeway between Irvine Boulevard and 1-5 and a potential Class II bikeway between 1-5 and First Street as shown in the City's Master Bikeway Plan. Existing pedestrian facilities within the Specific Plan area include sidewalks along all roadways and crosswalks across the signalized intersections. There are no unsignalized crosswalks across Red Hill Avenue within the Specific Plan area. A few restaurants along EI Camino Real provide dedicated and landscaped pedestrian walkways from the sidewalk to the building. D. Urban Design Streetscape. Overall the Specific Plan area is lacking in streetscape. The east side of Red Hill Avenue, north of San Juan Street, is landscaped with grass, plants, and trees adjacent to multi -family residential buildings. The west side of Red Hill Avenue, north of San Juan Street, consists of residential frontages and driveways, with minimal trees. The west side of Red Hill Avenue between San Juan Street and EI Camino Real, directly adjacent to an existing vacant parcel, is landscaped with street trees; south of the vacant parcel there is limited landscaping, with several palm trees and grass in the parkway area. The east side of Red Hill Avenue between San Juan Street and EI Camino Real does not have continuous streetscape. The large surface parking lot, located within Red Hill Plaza on the east side of Red Hill Avenue, north of the 1-5, contains sparse trees and landscaping. Red Hill Avenue, south of the 1-5, is landscaped around the perimeter of surface parking lots from 1-5 to Mitchell Ave. The east and west sides of Red Hill Avenue from Mitchell Avenue to Walnut Avenue are a mixture of single- and multi -family residential uses and do not have continuous streetscape treatments. The west side of Red Hill Avenue south of Walnut Avenue to the southern boundary of the property area has evenly spaced street trees. A landscaped median is present south of Walnut Avenue (outside of the Specific Plan area). The Specific Plan area lacks unified street furniture or other "placemaking" enhancements such as benches, lighting, bicycle racks, planters, pavement markings, etc. There are two existing bus shelters on the west side of Red Hill Avenue, south of the 1-5; and two wayfinding signs located on the west side of Red Hill Avenue, north of EI Camino Real, and at the OCTA bus stop on EI Camino Real indicating the direction of Old Town Tustin. Generally, the Specific Plan area does not have a cohesive streetscape character and is often defined by large open areas of surface parking lots. Images on the following page illustrate the overall character of the Specific Plan area. 7-10 • Draft • July 2018 Chapter 7 • Introduction RED HILL AVENUE SPECIFIC PLAN Existing Character TUSTI N • RED HILLAVENUE SPECIFIC PLAN Large parking lots separating buildings and sidewalks. Many parking lots do not have consistent parking treatments or landscaping. Landscape treatments along sidewalks are inconsistent. Sidewalks do not provide adequate buffers between pedestrians and vehicles. Varying sidewalk widths and lack of unified treatments are prevalent. Primary existing land uses consist of older and outdated retail/commercial buildings and centers. Chapter 7 • Introduction July 2018 • Draft • 1-11 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN 1.5 Purpose and Intent of the Specific Plan 1.5.1 Purpose The RHASP provides planning regulations that connect General Plan policies with project -level development within the Specific Plan area. The purpose of the Specific Plan is to guide future change, promote high quality development, and implementthe community's vision forthe area. The Specific Plan provides long and short-term goals and objectives, a land use plan, regulatory standards, design criteria, and administration and implementation programs to carry out the vision of the Specific Plan area. 1.5.2 Vision Summary The RHASP is envisioned to result in a distinctive, vibrant and thriving district with enlivened and interconnected commercial, office, and residential uses. The mixed uses represent an evolution of land uses that respond to the changing marketplace. The area will support multi -modal transportation practices and activate key areas where residents, visitors, or employees can safely and efficiently walk, ride a bike, catch a bus, or drive a car. The area will engage the surrounding neighborhoods at key locations and reflect the small-town spirit of Tustin. Over time, the influx of retail, restaurants, services and new residents will enhance the economic and social vitality of the area and establish the RHASP area as a unique district with its own character. The streets and public spaces will be enhanced through landscaping and street furniture and framed by quality architecture expressed in a variety of building styles. The Specific Plan will incorporate the following elements as part of this Vision: • Sense of place; • Compatible land uses in an integrated mixed-use environment; • High quality architecture; • High quality businesses; and • Improved public streetscape. The vision for the Specific Plan area is more fully described and illustrated in Chapter 2, Vision,. Goals. and Objectives. 1.5.3 Specific Plan Goals Overall goals for the RHASP, as further delineated in Chapter 2, Vision, Goals, and Objectives, are as follows: Goal 1 — Enhance streetscape, landscape, and public amenities throughout the Specific Plan area. 7-12 • Draft • July 2018 Chapter 7 • Introduction RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN Goal 2 — Improve visual and functional connections and linkages between Red Hill Avenue, surrounding residential neighborhoods, adjacent public and institutional uses, and Interstate 5. Goal 3 — Balance flexible and diverse land uses that foster economic development opportunities and support housing opportunities. Land use in the project area will maximize residential opportunities along with neighborhood -serving retail and commercial uses. Goal 4 — Streamline processes to support future development in the Specific Plan area. Goal 5 — Improve pedestrian and bicycle accessibility and vehicular circulation to minimize potential conflicts between different users and improve mobility throughout the Specific Plan area and connectivity with the greater community. Goal 6 — Implement parking standards that reflect verifiable demand and consider future land uses in the a rea . Goal 7 — Coordinate existing and future development with infrastructure capacity. Goal 8— Ensure development within the Specific Plan area is sensitive to and compatible with surrounding land uses. 1.6 Authority and Scope 1.6.1 Statutory Authority The RHASP is established through the authority granted to the City 1 of Tustin by California Government Code, Title 7, Division 1, Specific Plan — a tool for the Chapter 3, Article 8, Sections 65450 through 65457 ■ systematic implementation of the (Specific Plans). As expressed in California law, a Specific Plan General Plan. /teffective/y establishes a link between implementing policies of the General Plan and the individual development proposals in a defined may be adopted either by ordinance or by resolution. This allows jurisdictions to choose whether their specific plan will be policy driven (adopted by resolution) or regulatory in nature (adopted by ordinance). The RHASP will be adopted by Ordinance as a regulatory plan. 1.6.2 Relationship to General Plan area. The current City of Tustin General Plan was updated in 2013. A specific plan may not be adopted or amended unless the proposed plan or amendment is consistent with the General Plan, pursuant to Government Code Section 65454. The RHASP was adopted in conjunction with an amendment to the General Plan to make the two documents consistent. The RHASP's regulations and criteria comply with the directives of the Tustin General Plan's policies and programs as amended. Chapter 7 • Introduction July 2018 • Draft • 7-13 TvsTiN RED HILLAVENUE UDHIL"E_ ' SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN 1.6.3 Relationship to Zoning Code Upon its adoption, the RHASP will become the zoning for all properties within the Specific Plan area, replacing the existing zoning. Government Code Section 65455 requires that the adoption or amendment of a zoning ordinance be consistent with any applicable specific plan covering the same area. The provisions contained in the RHASP constitute the primary land use and development standards for the Specific Plan area. These regulations are applied in addition to the provisions set forth in the Tustin City Code (TCC). Where the Specific Plan is silent, the provisions of the TCC shall prevail. 1.7 Specific Plan Organization The RHASP is organized into the following Chapters: • Chapter 1: Introduction — This chapter provides a general introduction to the Specific Plan, including the purpose and intent of the plan, historical background, an overview of existing conditions, and scope and authority of the Specific Plan. • Chapter 2: Vision, Goals, and Objectives — This chapter provides the policy foundation for the Specific Plan and includes the community vision, policy framework, and goals and objectives. • Chapter 3: Development Plan — This chapter provides specific land use, circulation, urban design, and infrastructure plans. • Chapter 4: Land Use and Development Standards — This chapter identifies the allowed land uses and the development standards for parcels in the Specific Plan area. • Chapter 5: Design Criteria — This chapter provides design regulations and guidance for all private properties in the Specific Plan area, including criteria for site planning, building design, and signage. • Chapter 6: Implementation and Administration — This chapter discusses the administrative process and procedures required for review and permitting of land use and development activity within the Specific Plan area as well as development incentives and funding mechanisms. • Appendices: The Appendices provide background materials related to the Specific Plan. 1.8 User's Guide The RHASP is designed to meet the needs of many users, including property owners, merchants, architects, designers, building contractors, City staff, future residents, investors, developers, and other interested persons in the community. Each of these interests plays a role in the future development of the Specific Plan area. 7-14 • Draft • July 2018 Chapter 7 • Introduction RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN To most effectively use the Specific Plan, the following process is recommended: • Step 1 : Review Chapter 1 to gain an understanding of the study area, including history and an overview of existing conditions. • Step 2: Review Chapter 2 to gain an understanding of the vision and guiding principles for this Specific Plan. • Step 3: Property owners that are interested in developing/intensifying property or those interested in starting a new business or expanding/enhancing an existing business in the Specific Plan area should review Chapters 4, Land Use and Development Standards and 5, Design Criteria, to gain an understanding of the development standards and design criteria for their property. • Step 4: Review Chapter 3, Development Plan, to gain an understanding of the land use, circulation, urban design, and infrastructure plans that will guide the potential buildout of the Specific Plan area. • Step 5: Review Chapter 6, Implementation andAdministration, to gain an understanding of the implementation procedures and administration of this Specific Plan. • Step 6: Schedule a meeting with the City of Tustin Community Development Department to review concepts, determine project processes and requirements, identify other agencies that may need to be contacted, and discuss potential issues, solutions, and approaches. It is highly recommended that interested property/business owners, developers, and investors contact the City to discuss project proposals before committing large amounts of time and financial resources for plans and drawings. 1.9 California Environmental Quality Act Compliance The RHASP has been prepared in conjunction with a Program -level Environmental Impact Report (EIR), which identifies potential impacts resulting from the proposed development and establishes, standard conditions and mitigation measures that reduce them to a less than significant level, where feasible. lifornia Environmental Quality Act [5(2a - a California statute passed in 70 to institute a statewide policy of vironmental protection As the lead agency, the City of Tustin will implement a monitoring program for the approved standards and mitigation measures. To assist in this monitoring effort, a Mitigation Monitoring Program has been developed by the City as part of environmental findings which will be included in the Final Specific Plan approved by the Tustin City Council. The Mitigation Monitoring Program shall be included as an Appendix to this Specific Plan. Chapter 7 • Introduction July 2018 • Draft • 7-15 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN The RHASP EIR will serve as the primary environmental document for future development undertaken within the Specific Plan area. The EIR is anticipated to be the definitive environmental document for project implementation within the Specific Plan area, including serving as a Program EIR for purposes of backbone infrastructure improvements. Future development projects that require discretionary review will be examined against the analysis prepared for the EIR to determine if additional environmental documentation must be prepared. Developments that do not require additional discretionary review will not be subject to additional environmental documentation. However, a project applicant will be required to submit documentation substantiating the finding that said development is allowed and in conformance with the Specific Plan, and the potential environmental effects are within the parameters and timeframe analyzed within the Specific Plan EIR. Future development projects proposed within the Specific Plan area may be required to prepare their own environmental documentation pursuant to State law. However, subsequent site-specific projects may use the "tiering" concept, as provided by § 15385 of the State CEQA Guidelines. The tiering concept is a process by which the City of Tustin, as lead agency, can adopt the programmatic EIR focusing on the "big picture," and can then use streamlined CEQA review for subsequent individual development projects in the Specific Plan area. This streamlined CEQA review may be used for each site-specific future development so long as the project is consistent with the findings of the EIR, the mitigation measures described in the EIR, and the City's General Plan and Zoning Ordinance. This tiering concept allows the City to address the broad environmental issues detailed in the EIR during the planning stages of the Specific Plan. Future site-specific development projects will be evaluated on a project -specific basis, and may be excused from repeating the broad environmental analysis examined in the comprehensive, programmatic EIR for the entire Specific Plan area. 1-16 • Draft • July 2018 Chapter 7 • Introduction VISION, GOALS, AND OBJECTIVES Vision, Goals, and Objectives 2.1 Purpose......................................................................................................................................2-1 2.2 Community Engagement Overview...........................................................................................2-1 2.2.1 Community Workshops..............................................................................................2-1 2.3 Specific Plan Vision.....................................................................................................................2-5 2.4 Key Planning Factors................................................................................................................2-12 2.5 Specific Plan Goals and Objectives...........................................................................................2-14 Exhibit 2-1 Vision — Sense of Place...........................................................................................................2-6 Exhibit 2-2 Vision — Public Streetscape....................................................................................................2-7 Exhibit 2-3 Vision — Architecture..............................................................................................................2-8 Exhibit 2-4 Conceptual Illustration — Red Hill Avenue North of 1-5 Freeway ...........................................2-9 Exhibit 2-5 Conceptual Illustration — Red Hill Avenue South of 1-5 Freeway .........................................2-10 RED HILL AVENUE TLISTIN SPECIFIC PLAN RED HIFfC PIA UE SPECIfC PLAN 2. Vision, Goals, and Objectives 2.1 Purpose This chapter of the Red Hill Avenue Specific Plan (RHASP) provides the overall vision and policy foundation for the Specific Plan document, including a summary of the community outreach process, planning factors, and goals and objectives. 2.2 Community Engagement Overview A primary purpose of the RHASP is to establish a regulatory document grounded in community participation and input. Throughout the development of the RHASP, the City of Tustin engaged with and collected input from community residents and stakeholders through various community outreach activities. Detailed summaries and notes from community engagement activities can be found in Appendix C: Community Outreach Summary. 2.2.1 Community Workshops A. Workshop #1 — July 21, 2016 On July 21, 2016, the City of Tustin held the first Community Workshop at Tustin High School. Workshop attendees learned about the planning process, project goals and objectives, and the overall project overview. Workshop attendees also participated in an interactive Post -It note exercise to identify treasures, challenges, and visions for the Specific Plan area. At the time of the first workshop the Specific Plan area included the residential neighborhoods north of San Juan Street. Treasures. Workshop participants identified the following as some of the important "Treasures" in the Specific Plan area: • Red Hill Avenue's access to amenities, such as shopping, dining, and nearby schools; • Existing mature hardwood trees in the area and at nearby Pine Tree Park; • Shopping centers and other existing businesses that provide retail opportunities; • Reduction of crime and efforts by Tustin Police Department to make the area safer; and • Small town character and feel of many areas in the City, including the RHASP. Challenges. Workshop participants identified the following as some of the existing "Challenges" in the Specific Plan area: • Traffic congestion and noise along Red Hill Avenue; • Lack of on -street parking in residential areas and streets close to nearby schools; Chapter2 • Vision,. Goals, and Objectives July 2078 • Draft • 2-1 TUSTIN RED HIUAVENUE u ._. RED HILL CIFIC PAN SPECIFIC PLAN SPECIFIC PLAID • Older, commercial centers and buildings needing rehabilitation; • Lack of a comprehensive bike network; • Safety issues, including freeway entrances and crime near the existing motels; and • Deficient landscaping and trees within the area. The Future. Workshop participants also provided their ideas and thoughts on the future of the Specific Plan area. The following "Visions" were identified as concepts that may help improve the area: • Utilize sustainability principles, such as energy efficiency, green building, alternative energy, and water conservation; • Provide adequate on -street and off-street parking (related to existing residential neighborhood parking issues north of San Juan; the Specific Plan area was revised to eliminate this area); • Encourage other modes of transportation, especially walking and biking, by providing accessible and connected facilities; • Remodel and rehabilitate existing shopping centers and attract a balanced mix of businesses; • Address traffic flow and safety issues along Red Hill Avenue; and • Preserve Tustin's small-town feel even as new development is considered in the area. Visions. Following the Post -It note exercise, workshop participants were placed in small groups and asked to develop group vision statements for the Specific Plan area. Vision statements described the community's hopes, dreams, and aspirations. The following common themes emerged resulting in the following five (5) vision statements: • Preserve the small town feel and community character of Tustin in all new development; • Attract a variety of businesses that serve the community; • Encourage an appropriate mix of commercial, retail, service, and residential uses; • Incorporate sustainability principles that support the environment, the local economy, and Tustin's quality of life; and • Enhance future development by preserving existing street trees and incorporating additional landscaping and open space. This workshop summary does not encompass all comments received. For detailed notes from Workshop #1, please refer to Appendix C: Community Outreach Summary. 2-2 • Draft • July2018 Chapter2 • Vision,. Goals, and Ohjectives RED HILL AVENUE TLISTIN SPECIFIC PLAN RED HIFfC PIA UE SPECIfC PLAN B. Workshop #2 — December 1, 2016 On December 1, 2016, the City of Tustin held a Community Open House at the Clifton C. Miller Community Center. Attendees learned about the planning process, project goals and objectives, a summary of Community Workshop #1, and the overall project overview. Community residents and stakeholders had the opportunity to participate in hands-on and interactive exercises to help develop a future vision for the Specific Plan area. Input from open house participants was gathered and covered the following topics: refined Specific Plan boundaries; priority areas and areas of concern within the Specific Plan area; potential future land uses and activities; potential transportation and circulation improvements; and streetscape, public amenities, architecture, and urban design improvements. The refined Specific Plan area houndary was the result of concerns expressed during Workshop #7; the refined houndary eliminated the existing residential neighhorhoods north of San Juan Street. The following is a summary of comments at this workshop. Specific Plan Boundaries: • The community agreed with excluding the residential area north of San Juan Street and west of Red Hill Avenue from the Specific Plan area boundaries. • The community asked for consideration of the inclusion of the parcels located on the southwest corner of Walnut Avenue and Red Hill Avenue. Future Land Uses and Activities: • Allow mixed-use development within parcels north of EI Camino Real and on both west side and east side of Red Hill Avenue; • Mixed-use development is appropriate in the Stater Bros. shopping center and across the street at the 7 -Eleven shopping center; • Avoid architecture that looks too much like Irvine and buildings higher than three -stories; • Commercial uses are appropriate along the entire Red Hill Avenue corridor between San Juan Street and Mitchell Avenue; • Residential architecture should include canopies, patios, and overhangs for shade; blank, flat walls should be avoided; • Residential uses should be concentrated in the vacant lot south of San Juan Street and west of Red Hill Avenue,- Residential venue; Residential uses can also be considered on the parcel south of San Juan Street and east of Red Hill Avenue; and the parcel at the southwest corner of Red Hill Avenue and Walnut Avenue; • Include adequate parking in future development and consider parking garages and underground parking where appropriate; Chapter2 • Vision,. Goals, and Ohjectives July 2078 • Draft • 2-3 TUSTIN RED HIUAVENUE u ._. RED HILL CIFIC PAN SPECIFIC PLAN SPECIFIC PLAID • Provide places to shop, retail areas, and family -friendly businesses where residents and visitors can hang out; • Residential uses should not be more than 30 dwelling units per acre; and • Commercial uses should be the focus. Transportation and Circulation Improvements: • Include safer bike lanes and buffered sidewalks to make the Specific Plan area a more comfortable and pleasant experience for non -motorists; • Address parking issues in the neighboring residential areas and spillover to other areas; • Reduce the number of driveways that ingress/egress onto Red Hill Avenue; • Consider installing left turn arrows along Red Hill Avenue; • Do not use roundabouts in the Specific Plan area; and • Consider pedestrian bridges or additional pedestrian crossings to improve access across Red Hill Avenue. Streetscape, Public Amenities, and Urban Design Improvements: • Improve the aesthetics of Red Hill Avenue with landscaping, medians, public art, light posts, and themed signage; • Add gateway features that are timeless, representative, and complements the identity of the area as well as the City of Tustin; • Incorporate streetscape improvements along the freeway underpass; and • Streetscape should have an overall theme that helps create an identity for the area. This workshop summary does not encompass all comments received. For detailed notes from Workshop #2, please refer to Appendix C: Community Outreach Summary. 2-4 • Draft • July2018 Chapter2 • Vision,. Goals, and Ohjectives RED HILL AVENUE SPECIFIC PLAN 2.3 Specific Plan Vision TUSTIN . = RED HILLAVENUE SPECIFfC PLAN The RHASP is envisioned to result in a distinctive, vibrant and The Red Hill Avenue thriving district with enlivened and interconnected commercial, Specific Plan area will be a office, and residential uses. The mixed uses represent an evolution distinctive, vibrant and of land uses that respond to the changing marketplace. The area thriving district with will support multi -modal transportation practices and activate key enlivened and areas where people can safely and efficiently walk, ride a bike, interconnected catch a bus, or drive a car. The area will engage the surrounding commercial, office, and neighborhoods at key locations and reflect the small-town spirit of residential uses. Tustin. Over time, the influx of retail, restaurants, services and new residents will enhance the economic and social vitality of the area and establish the Specific Plan area as a unique district with its own character. The streets and public spaces will be enhanced through landscaping and street furniture and framed by quality architecture expressed in a variety of building styles. The Specific Plan will incorporate the following elements as part of this Vision: A. Sense of Place Present day Red Hill Avenue is a blend of older commercial development with no cohesive theme or character, with off-site parking dominating much of the street scene. The revitalization anticipated by this Plan will create a district that respects the City's past while providing modern amenities that attract residents, shoppers, and businesses. Because this redevelopment will occur over a period of years, the area will have a more organic feel as new buildings replace outdated structures, residential uses are introduced, existing buildings are remodeled, and landscaping along the streets matures. This evolution to a mixed-use community will result in an area that allows residents to live within walking distance to parks, restaurants, and daily services. Attractive streets and sidewalks will encourage pedestrians to stroll. Interesting commercial establishments will provide a draw to the area, creating a thriving area. The area will complement and connect to existing neighborhoods. It will add to the fabric that makes Tustin one of the most charming communities in Orange County. "Charm" implies something old-fashioned to many. This district will respect Tustin's history while accommodating a mix of modern land uses. The area will have a comfortable feel that will appeal to residents, businesses, and visitors. The architecture in this area will not pretend to be "old" or introduce modern styles that might clash with surrounding land uses. Instead, a contemporary interpretation of traditional historical architectural styles found in Tustin will be employed when new buildings are constructed and existing buildings are updated. Buildings will be oriented to the street and ground floor uses will engage pedestrians. Parking will be off the street, but will still conveniently serve new businesses. Architectural features will add interest and reinforce the unique character of the area. Public outdoor spaces will be encouraged throughout the area to allow people to take advantage of the wonderful weather and invite pedestrians to linger. Chapter2 • Vision,. Goals, and Objectives July 2078 • Draft • 2-5 TUSTIN I:a y�i.r��I RFD HILL�ArVE-�NUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN Exhibit 2-1 Vision — Sense of Place 2-6 • Draft • July2078 Chapter2 • Vision, Goals, and Objectives RED HILL AVENUE SPECIFIC PLAN A- TUSTIN ■�r�� IT RED HILLAVENUE SPECIFfC PLAN Exhibit 2-2 Vision — Public Streetscape Chapter2 • Vision, Goals, and Objectives July 2078 • Draft • 2-7 O r .,Vila ♦ y • . . ,. r - '• �/YID 1 RED HILL AVENUE SPECIFIC PLAN TUSTIN . = RED HILLAVENUE SPECIFfC PLAN Chapter2 • Vision, Goals, and Objectives July2078 • Draft • 2-9 wt N B t X W TUSTIN ?Eff it ■71 RFD HILLAWNUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN —W 2-10 • Draft • July 2078 Chapter2 • Vision, Goals, and Ohjectives RED HILL AVENUE TUSTIN �h ■,F RSCILESPECIFIC PLAN SPECIFIC PLAN The City will support the creation of this district through new landscaping for the street parkways and medians with a landscape palette unique to this area. Over time, the landscaping will provide shade for pedestrians and frame the main access points to this area. In addition, entry gateways, and creative signs will be employed to reinforce the character of this district and the activities that take place within it. Banners will add color and interest to the street. Opportunities to add visual interest to public and private walls will be explored using methods such as murals, tiles, landscaping and lighting. The inclusion of a flexible amenity area will add and create a sense of place. Such features can create a sense of arrival as motorists exit the adjacent freeway and can further reinforce the unique character of this district. B. Compatible Land Uses in an Integrated Mixed Use Environment The Specific Plan area is envisioned to retain a primarily commercial character along Red Hill Avenue, with vertical and horizontal mixed-use projects that activate the street by bringing new commercial uses and pedestrian activity to the street frontage. The evolution of land uses will enhance the economic and social vitality of the area through the addition of new residents and local -serving retail and service uses. Through the design review process, the City will ensure that new development complements existing residential neighborhoods surrounding the Plan area. Close attention to building location and size, architectural details, access, parking, and types of uses will ensure new projects are compatible with established neighborhoods. New development will introduce a high level of architectural detail and quality materials, setting the stage for overall revitalization of the area. As properties redevelop during the multi-year implementation of the Plan, pedestrian -friendly linkages to surrounding parks and neighborhoods will be provided. With time, it is envisioned as an area which integrates existing commercial uses with new development to create a versatile mix of commercial, office, and residential uses, and will create a sense of place for this area of Tustin through enhanced and consistent streetscape elements, signage, and cohesive architectural styles. C. High -Quality Architecture The City of Tustin and the Red Hill Avenue area have a varied architectural heritage, with Spanish roots as well as an agricultural heritage from past citrus and avocado groves. New development in the Specific Plan area is envisioned to draw from this heritage, with contemporary interpretations of three traditional architectural styles found in Tustin, including Spanish Mediterranean, Craftsman, and Farmhouse/Agricultural. This use of a mixture of compatible architectural styles — not a single mandated style, will allow for future flexibility in a community that evolves over time. While there may be variation over time, these styles will remain consistent, based on high-quality architectural forms, pedestrian -scaled architectural details at the street level and building elements, such as storefront windows, lights, and awnings that make visitors feel comfortable and want to visit and stay in the area. Chapter2 • Vision,. Goals, and Objectives July 2078 • Draft • 2-11 TUSTIN RED HILL AVENUE SPECIFIC PLAID D. High -Quality Businesses RED HILLAVENUE SPECIFIC PLAN New uses and businesses established in the Specific Plan area will complement existing uses and will act as a catalyst for the improvement of aging commercial properties. The introduction of new residents and businesses will provide incentives for the revitalization of vacant or underperforming properties as surrounding properties improve and property values increase. The area is envisioned as having a focus on local -serving commercial and service uses rather than regionally serving uses. E. Public Streetscape The public streetscape will be enhanced and activated through landscaping and framed by quality architecture in a variety of building types on the private side. The plan balances vehicular and pedestrian needs by providing for continued vehicular traffic flow, adding bike lanes, and enhancing the street with consistent landscaped parkways, sidewalks, street trees, landscaped medians, and street furniture. Provision of complete street elements will extend bike paths from the surrounding neighborhoods to connect with the Specific Plan area and provide additional modes of travel, enhanced through cohesive and informative wayfinding and entry monumentation signage. Public art elements in key locations will further enhance the unique character of the area. 2.4 Key Planning Factors As demonstrated by input received during community Planning Factors -Opportunities and engagement activities, several challenges, constraints, constraints that influence and opportunities, and attributes exist within the Specific Plan area contribute to the successful that may influence the development of the RHASP. These implementation of the Specific Plan "planning factors" help form the vision for the Specific Plan. Planning Factor 1: Red Hill Avenue is a major arterial and auto -oriented corridor carrying approximately 21,000-26,000 vehicles per day. Future infrastructure improvements for bike, pedestrian, and public transit should balance the needs of all transportation users. Planning Factor 2: Older and underutilized commercial retail centers within the Specific Plan area provide great potential for economic development and redevelopment of parcels with new uses or enhancement of existing uses. Planning Factor 3: The City previously completed the Red Hill Avenue Streetscape and Mediar, Feasibility Study see Appendix D), which analyzed Red Hill Avenue from EI Camino Real to Bryan Avenue. The study provided recommendations for locations of medians, landscaped medians, bike lanes, sidewalks, utility undergrounding, and other landscaping features. This study has been used as a reference guide for the RHASP. Planning Factor 4: The Specific Plan area is surrounded by existing residential neighborhoods. Access from these neighborhoods to new development will greatly enhance the ability of residents to patronize 2-12 • Draft • July 2078 Chapter2 • Vision,. Goals, and Objectives RED HILL AVENUE TLISTIN SPECIFIC PLAN RED HIFfC PIA UE SPECIfC PLAN future potential uses along Red Hill Avenue. Future development must also be compatible with existing adjacent residential neighborhoods and minimize potential negative impacts or conflicts. Planning Factor 5: The proximity of the Specific Plan area to institutional and civic uses such as Frontier Park, Pine Tree Park, and schools including Tustin High School, Marjorie Veeh Elementary School and Benjamin F. Beswick Elementary School provide potential to extend connections beyond the Specific Plan area and provide complementary uses and amenities. Planning Factor 6: Since Tustin, particularly in this area, is mostly a "built out" community, economic development and revitalization of Red Hill Avenue should optimize the potential of quality infill development within the Specific Plan area. Planning Factor 7: Future development should consider employment -generating uses balanced with residential and community -supportive uses such as open space and gathering places along with sought-after amenities. Planning Factor 8: The Specific Plan area's proximity to Interstate 5 provides a key gateway opportunity. Improvements along the freeway entrance and exit ramps in the Specific Plan area are important to enhance the vibrancy of this area and reinforce its unique character. Planning Factor 9: There are significant opportunities to improve the aesthetics and streetscape environment along Red Hill Avenue. Improvements may include, but are not limited to, signage, enhanced sidewalks, street furniture, appropriate building location and massing, enhanced medians, , pavement treatments, lighting, public art and pedestrian gathering spaces. Planning Factor 10: Smooth traffic flow without congestion is a goal along Red Hill Avenue; therefore, improved traffic signalization and other traffic standards and mitigation measures should be considered as part of future development based on environmental review. Planning Factor 11: Public investment in renewed streetscape should encourage an environment that creates a distinct identity for the Specific Plan area while complementing the character of Tustin. Future public improvements should encourage a positive identity, branding opportunities and serve as a catalyst for private investment. Planning Factor 12: The infrastructure system affected by the Specific Plan area must be adequate to support future development. Therefore, land use growth assumptions for the Specific Plan area must consider the need for corresponding infrastructure improvements. Planning Factor 13: Interstate 5 bisects the Specific Plan area and creates a potential disconnect between the northern and southern portions of the Specific Plan area. Efforts to connect these two areas along Red Hill Avenue should be encouraged as part of future development. Chapter2 • Vision,. Goals, and Objectives July 2078 • Draft • 2-13 TUSTIN RED HILL AVENUE =00011m RED HILL AN SPECIFIC PLAN SPECIFIC FIC PPLAN Planning Factor 14: Parking has been identified as a challenge in residential areas adjacent to the Specific Plan area and beyond. Future development needs to ensure parking needs do not affect the adjacent neighborhoods. Opportunities exist to optimize the future supply of parking through strategic management, such as the promotion of shared/joint-use parking, and other parking management programs. The design of parking areas should also consider pedestrian safety and aesthetics. 2.5 Specific Plan Goals and Objectives A successful Specific Plan should accommodate and adapt to the desires and values of the community. Goals and objectives are used to provide a framework for the implementation of the RHASP. Specific Plan Goals — Statements concerning an aspect of the City's desired ultimate physical, social, and/or economic environment in this planning area. These goals serve as benchmarks for the analysis of future development proposals and design concepts to determine if they are consistent with the spirit and intent of this Specific Plan. Specific Plan Objectives — Statements about the types of action that are necessary to achieve the stated goals and promote the overall spirit and intent of the RHASP. Goal 1 — Enhance streetscape, landscape, and public amenities throughout the Specific Plan area. Objective 1 -1 : Establish a streetscape program using landscaping, signage, street furniture, entry statements, and other visual amenities compatible with the character of Tustin to achieve a distinct identity for the area. Objective 1-2: Develop coordinated gateway design treatments that establish entry statements and a "sense of place" at key locations within the Specific Plan area. Objective 1-3: Encourage a "sense of place" within the Specific Plan area through quality site design, architectural design, and public improvements as part of future development. Objective 1-4: Coordinate a bus shelter and transit stop improvement program to ensure that all bus stops have the appropriate amenities. Goal 2 — Improve visual and functional connections and linkages between Red Hill Avenue, surrounding residential neighborhoods, adjacent public and institutional uses, and Interstate 5. Objective 2-1: Identify ways to improve and enhance linkages and connections between new development in the Specific Plan area and surrounding neighborhoods. Objective 2-2: Develop design criteria that encourage optimal building configuration and design, parking strategies, signage, pedestrian amenities, landscaping, and appropriate, timeless architectural styles. 2-14 • Draft • July 2078 Chapter2 • Vision,. Goals, and Ohjectives RED HILL AVENUE TLISTIN SPECIFIC PLAN RED HIFfC PIA UE SPECIfC PLAN Goal 3 — Balance flexible and diverse land uses that foster economic development opportunities and support housing opportunities. Land use in the Specific Plan area will allow for residential opportunities along with neighborhood -serving retail, office and commercial uses. Objective 3-1: Establish a land use program that encourages a mix of land uses responsive to market demands and Tustin community priorities. Objective 3-2: Refine allowable land uses within the area to encourage the desired development envisioned by the Specific Plan. Objective 3-3: Establish development standards for future land uses that are compatible with the surrounding area and preserve the small town feel and community character. Objective 3-4: Develop land use standards that focus on retention and enhancement of commercial development, but supports integrated mixed-use development, sidewalk -adjacent development, parking behind building frontages and pedestrian activity. Goal 4 — Streamline processes to support future development in the Specific Plan area. Objective 4-1: Adopt a program -level environmental clearance document to utilize in subsequent development proposals within the RHASP area. Objective 4-2: Establish a tiered environmental review process, as described in Chapter 1, Executive Summary and Introduction, for discretionary development application review to streamline the approval process. Objective 4-3: Establish development incentives such as tailored development standards or streamlined review processes, to encourage new development that fulfills the vision of the Specific Plan. Objective 4-4: Identify local, State, and Federal grant and other funding opportunities that can provide business assistance and offer the City the means to upgrade the area. Goal 5 — Improve pedestrian and bike accessibility and vehicular circulation to minimize potential conflicts between different users and improve mobility throughout the Specific Plan area and connectivity with the greater community. Objective 5-1 : Improve and enhance pedestrian connections and facilities, particularly in areas that contain large, expansive parking lots. At these locations, accessible pedestrian connections from the sidewalk to building entrances should be encouraged. Objective 5-2: Minimize curb cuts or driveways onto arterial roads and collector streets. Objective 5-3: Promote and develop a transportation system which includes provisions for public transportation, bikes, and pedestrians. Chapter2 • Vision,. Goals, and Objectives July 2078 • Draft • 2-15 TUSTIN RED HIUAVENUE u ._. RED HILL CIFIC PAN SPECIFIC PLAN SPECIFIC PLAID Goal 6 — Implement parking standards that reflect verifiable demand and consider future land uses in the area. Objective 6-1: Promote the development and maintenance of adequate parking facilities commensurate with parking demand. Objective 6-2: Monitor parking supply and utilization to identify deficiencies or conflicts with the movement of traffic as new development occurs. Goal 7 — Coordinate existing and future development with infrastructure capacity. Objective 7-1 : Ensure infrastructure capacity within the Specific Plan area meets future demands. Objective 7-2: Coordinate future land use planning with sustainable transportation and infrastructure planning. Goal 8 — Ensure development within the Specific Plan area is sensitive to and compatible with surrounding land uses. Objective 8-1: Ensure that the form, scale, and design of new development, including new construction, renovations, or additions, does not negatively impact the existing surrounding uses and structures. Objective 8-2: Implement "four-sided architecture" principles that consider the aesthetic quality of development from all sides, whether visible from the public R.O.W. or not. 2-16 • Draft • July 2078 Chapter2 • Vision,. Goals, and Objectives DEVELOPMENT PLAN Development Plan 3.1 Purpose..............................................................................................................................................3-1 3.2 Land Use.............................................................................................................................................3-1 Exhibit 3-3 3.2.1 Mixed-Use..........................................................................................................................3-3 3.3 Circulation Plan..................................................................................................................................3-3 Exhibit 3-5 3.3.1 Existing Roadway Network................................................................................................3-3 Exhibit 3-6 3.3.2 Red Hill Avenue Roadway Improvements..........................................................................3-6 Exhibit 3-7 3.3.3 Bike and Pedestrian Improvements.................................................................................3-13 3.4 Urban Design....................................................................................................................................3-17 Exhibit 3-9 3.4.1 Gateways..........................................................................................................................3-17 Exhibit 3-10 3.4.2 Streetscape......................................................................................................................3-21 Exhibit 3-11 3.4.3 Landscape Palettes...........................................................................................................3-21 Exhibit 3-12 3.4.4 Street Furniture................................................................................................................3-22 3.5 Infrastructure and Public Services...................................................................................................3-30 Exhibit3-14 3.5.1 Potable Water..................................................................................................................3-30 Exhibit 3-15 3.5.2 Sewer...............................................................................................................................3-31 3.5.3 Drainage...........................................................................................................................3-32 3.5.4 Storm Water Quality........................................................................................................3-33 3.5.5 Other Utilities and Services..............................................................................................3-35 Exhibits Exhibit3-1 Land Use Plan.........................................................................................................................3-2 Exhibit 3-2 Circulation Plan......................................................................................................................3-9 Exhibit 3-3 Red Hill Avenue Street Cross Sections.................................................................................3-11 Exhibit 3-4 Schematic Median Locations...............................................................................................3-14 Exhibit 3-5 Potential Median Locations.................................................................................................3-15 Exhibit 3-6 Urban Design Plan................................................................................................................3-18 Exhibit 3-7 Conceptual Illustration - Gateway & Secondary Gateway Signage.....................................3-19 Exhibit3-8 Signage Concepts.................................................................................................................3-20 Exhibit 3-9 Streetscape Cross Sections..................................................................................................3-23 Exhibit 3-10 Public Realm Plant Palette (Trees).....................................................................................3-25 Exhibit 3-11 Public Realm Palette (Shrubs and Groundcovers).............................................................3-27 Exhibit 3-12 Streetscape Typical Plan....................................................................................................3-29 Exhibit3-13 Water Plan.........................................................................................................................3-36 Exhibit3-14 Sewer Plan..........................................................................................................................3-37 Exhibit 3-15 Drainage Plan.....................................................................................................................3-38 RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 3. Development Plan 3.1 Purpose The Development Plan is intended to achieve a specific pattern of development in accordance with the vision for the Specific Plan area as set forth in Chapter 2, Vision, Goals, and Objectives. This Chapter establishes the intent of the Specific Plan in terms of future land use for existing and new development. It provides an overall understanding and rationale for what is envisioned in the Specific Plan area, and the level of services and infrastructure to be provided. The purpose of this chapter is to lay the foundation for the development regulations and criteria provided in Chapter 4, Land Use and Development Standards and Chapter 5, Design Criteria. The major components of the development plan include: the organization of land uses, circulation, urban design, and infrastructure. Some material in this chapter is intended to be directive and shall be implemented according to language contained herein. Other material is conceptual and is intended to guide and not restrict creative solutions. The elements of this chapter implement several aspects of the Specific Plan vision as outlined in Chapter 2, Vision, Goals, and Objectives, including the land use, circulation, urban design, and infrastructure plans that will bring to life the vision of a distinctive, vibrant and thriving district with enlivened and interconnected commercial, office, and residential uses. The sections that follow outline these component plans. 3.2 Land Use The Land Use Plan responds to the Specific Plan goals stated in Chapter 2 by providing a balance of commercial, service, and residential uses. The Land Use Plan is shown on Exhibit 3-1, Land Use Plan. The Red Hill Avenue Specific Plan (RHASP) provides planning regulations that connect General Plan policies with project -level development within the Specific Plan area. The purpose of the Specific Plan is to guide future change, promote high-quality development, and implement the community's vision for the area. The Specific Plan provides goals and objectives, a land use plan, regulatory standards, design criteria, and administrative and implementation programs to encourage high-quality development within the Specific Plan area. The Specific Plan establishes procedures for the review and allocation of new residential development within the boundaries of the Specific Plan area. The mixed-use land use district is intended to provide a complementary mix of commercial, office and residential uses in an integrated, pedestrian -friendly environment. The mixed-use concept is intended to expand and enhance commercial opportunities to serve a primarily local customer base. The district is intended to physically and functionally integrate land uses in a manner that enhances livability through complementary relationships with existing uses, improved pedestrian environment and sidewalk -adjacent development. Chapter 3 • Development Plan July 2078 • Draft • 3- 7 RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 3.2.1 Mixed -Use Land use for all properties within the Specific Plan area is classified as Mixed -Use, which provides for the following elements: • Commercial/Office: Freestanding retail and service commercial and/or office uses are allowed within the mixed-use designation, with specific uses outlined in Chapter 4, Land Use and Development Standards. Freestanding commercial/office uses will likely continue to be the dominant pattern within the Specific Plan area, as many parcels are too small to accommodate the parking, common open space, and pedestrian -oriented requirements outlined in the Development Regulations and Design Criteria in an integrated mixed-use development. • Mixed -Use: This use type provides for a variety of future development opportunities as market conditions are suitable for high-value use of the property. The focus of the Specific Plan area will continue to be commercial in character with the introduction of housing. It allows for mixed-use developments with commercial retail and/or office on the ground floor and either residential or office uses on upper floors in a vertical mixed-use environment or commercial/office uses and residential uses in a horizontal mixed-use setting on a single development site. o Residential Allocation Reservation (RAR). The Land Use Plan allows for 500 additional residential units within the Specific Plan area. The Specific Plan allocates 395 dwelling units to the Specific Plan area north of 1-5 and 105 dwelling units to the Specific Plan area south of 1-5 with transferability and conversions between the area north of the 1-5 freeway and the area south of the 1-5 freeway allowed as outlined in Section 6.6, Administration and Enforcement of this Specific Plan. Residential units must be high quality and integrated into a mixed-use development. The residential component of a mixed-use project requires City approval of units via the completion of the Residential Allocation Reservation (RAR) process defined in Chapter 4, Land Use and Development Standards and Chapter 6, Implementation and Administration. The Specific Plan's Program EIR evaluates an additional 500 dwelling units and an additional 325,000 square feet of non-residential uses as a threshold of development intensity within the Specific Plan area. The total development in the Specific Plan area anticipated with the buildout potential of the Specific Plan in addition to the existing development is 521 dwelling units and 621,446 of non-residential development. 3.3 Circulation Plan 3.3.1 Existing Roadway Network The Specific Plan area roadways, as shown in Exhibit 1-4, Existing Roadways consist of Red Hill Avenue, which is oriented in the northeast -to -southwest direction; and six roadways that cross Red Hill Chapter 3 • Development Plan July 2018 • Draft • 3- 3 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN Avenue: Bryan Avenue, San Juan Street, EI Camino Real, Nisson Road, Mitchell Avenue, and Walnut Avenue. The intersections of each of these streets within the Specific Plan area are signalized. Interstate 5 (1-5) bisects the study area. A brief description of each of the roadways is provided below. • Red Hill Avenue — Red Hill Avenue is a six -lane divided roadway, with three travel lanes in each direction and a center two-way left -turn lane. Within the Specific Plan area, Red Hill Avenue provides access to the 1-5 Freeway via a tight diamond interchange. The posted speed limit is 40 miles per hour (mph). Red Hill Avenue is designated as a Major Arterial on the Arterial Highway Plan of the City of Tustin's General Plan. Right-of-way width varies along the length of the Specific Plan area from 100 to 120 feet as ultimate right-of-way dedications have been acquired. Red Hill Avenue crosses under 1-5 and has several closely spaced intersections with the freeway ramps, Nisson Road and EI Camino Real. Planned improvements to Red Hill Avenue are listed in Section 3.3.2. The portion of Red Hill Avenue from EI Camino Real north to San Juan Street was included in the Red Hill Avenue Streetscape and Median Feasihility Study — El Camino Real to Bryan Avenue (Tait & Associates, Inc., September 10, 2012, included in Appendix D of this Specific Plan). The following additional engineering details about Red Hill Avenue within the Specific Plan area are taken from that study: o The existing street right-of-way along Red Hill Avenue is essentially 100 feet wide (50 feet on each side of the street centerline), with 84 feet of pavement and eight -foot parkways; however, the section on the west side of Red Hill Avenue, from 300 feet north of EI Camino Real to San Juan Street, has a half -width right-of-way width of 60 feet, which is the ultimate half -width right-of-way for Red Hill Avenue. The property on the east side of the same section of Red Hill Avenue has an irrevocable offer to dedicate an additional 10 feet of right-of-way, from a 50 -foot half street width to a 60 -foot half street width. o The street parkways include sidewalks ranging in width from four to nine feet. Portions of the parkway areas include landscaping and street trees. The parkway on the east side of Red Hill Avenue includes overhead power, telephone, and cable -TV wires; and street lights on wooden poles. No above -ground utilities are present on the west side of the roadway. • Bryan Avenue — Bryan Avenue is a four -lane divided roadway with a two-way left turn lane at the intersection of Red Hill Avenue. The intersection with Red Hill Avenue is signalized. The posted speed limit is 40 mph. Bryan Avenue is designated as a Secondary Arterial in the City's General Plan. This roadway intersection with Red Hill Avenue is the north end of the Specific Plan area but the roadway itself is not a part of the study area. No improvements are proposed for this roadway. • San Juan Street — San Juan Street is a local two-lane undivided roadway which provides local access to adjacent residential and school uses. Its intersection with Red Hill Avenue is signalized. The posted speed limit along San Juan Street is 30 mph, with a 25 -mph school 3-4 • Draft • July2018 Chapter 3 • Development Plan RED HILLAVENUE TUSTIN SPECIFIC PLAN RED I SPECIFIC PPLANfE LAN zone, east of Red Hill Avenue associated with Marjorie Veeh Elementary School and a 25 -mph school zone west of Red Hill Avenue associated with Tustin High School. The Tustin High School campus is immediately adjacent to the western border of the Specific Plan area. No improvements are proposed for this roadway. • EI Camino Real — EI Camino Real is a four -lane divided roadway with a two-way left -turn lane northwest of Red Hill Avenue, and a two-lane divided roadway with a two-way left -turn lane southeast of Red Hill Avenue. The street has a 56 -foot right of way east of Red Hill with a paved surface that varies from 36-40 feet. West of Red Hill the street has a wider right of way of 80 feet and a paved width of 64 feet. Its intersection with Red Hill Avenue is signalized. The posted speed limit along EI Camino Real is 40 mph. EI Camino Real is designated as a Secondary Arterial on the Arterial Highway Plan in the City's General Plan. The eastbound approach of EI Camino Real and Red Hill Avenue is posted with the following turn restrictions: "No Turn on Red, 7 — 9 am and 4 — 6 pm Weekdays". No improvements are proposed for this roadway. • Nisson Road — Nisson Road is a two-lane undivided roadway south of the 1-5 freeway which provides local access to adjacent residential and business parcels. Its intersection with Red Hill Avenue is signalized. Nisson Road is not identified in the General Plan as an arterial highway and is considered a local roadway. The posted speed limit along Nisson Road is 35 mph. The westbound approach of Nisson Road at Red Hill Avenue is posted with the following turn restriction: "No Turn on Red, 7 — 9 AM, 4 — 6 PM Weekdays". No improvements are proposed for this roadway. • Mitchell Avenue — Mitchell Avenue is a two-lane undivided roadway which provides local access to adjacent residential and business parcels. Its intersection with Red Hill Avenue is signalized. Mitchell Avenue is not identified in the General Plan as an arterial highway and is considered a local roadway. The posted speed limit along Mitchell Avenue is 30 mph, with a 25 -mph school zone west of Red Hill Avenue associated with Benjamin F. Beswick Elementary School. No improvements are proposed for this roadway. • Walnut Avenue — Walnut Avenue is a four -lane divided roadway with a two-way left turn lane at the intersection of Red Hill Avenue. The intersection with Red Hill Avenue is signalized. Walnut Avenue is designated as a Modified Primary Arterial in the City's General Plan. The posted speed limit along Walnut Avenue is 40 mph. This roadway is located at the southern edge of the study. No improvements are proposed for this roadway. • Interstate 5 (1-5) — The 1-5 freeway bisects the Specific Plan area adjacent to the intersection of Red Hill Avenue/Nisson Road and Red Hill Avenue/EI Camino Real. Northbound and southbound on- and off -ramps are present in a diamond -style interchange configuration. The ramps are located at signalized intersections. The 1-5 right-of-way is owned by the State of California. Chapter 3 • Development Plan July 2018 • Draft • 3- 5 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN 3.3.2 Red Hill Avenue Roadway Improvements A. Multiple Objectives There are several objectives related to the design of Red Hill Avenue which must be balanced in the planning for Red Hill Avenue roadway improvements within the Specific Plan area: • Need to Maintain Traffic Flow and Capacity. As a Major Arterial, Red Hill Avenue provides local and regional connections within Tustin and is a point of access to and from 1-5. Three (3) through traffic lanes must be maintained to accommodate existing and future traffic. • Desire to Provide for Bike Travel. The General Plan Circulation Element and the desire for complete streets call for improved connectivity through the Specific Plan area and to the existing parks and schools in the vicinity. As discussed further below, complete streets are important because they allow for the safe and efficient use of the public right-of-way by pedestrians, cyclists, and vehicles. They promote healthy alternatives to driving and help to enliven the area for pedestrian foot traffic. Providing on -street (Class 11) bike lanes uses roadway width and limits the space for any on -street parking and raised, landscaped medians. • Desire to Improve Aesthetics. Existing Red Hill Avenue includes raised, landscaped medians in the northern reach (north of San Juan Street) but not within the central portions of the Specific Plan area. In addition, the existing streetscape is inconsistent or non-existent. Enhancing the streetscape with both proposed medians and proposed parkways is a high priority. B. Complete Streets These multiple objectives relate to the planning concept of "complete streets." The "complete streets" concept generally refers to streets, sidewalks, and public rights-of-way that are designed, operated, and maintained to enable safe access for all users — pedestrians, bicyclists, transit riders, and motor vehicle drivers. The implementation of complete streets concepts is intended to increase access and convenience for all users to adjacent land uses, including residential neighborhoods, commercial centers, and public institutions such as schools and parks, while still providing functional, multimodal street performance for all modes of transportation whether the users are traveling to, from, or through the area. The objectives also add to the livability and desire for residents and draws people and businesses to locate within the area. Streets that include complete street elements are unique and respond to community context, hence there is no single design solution. Complete street components may include: sidewalks, bike lanes, comfortable and accessible public transportation stops, frequent and safe crossing opportunities, median islands, accessible pedestrian signals, narrower travel lanes and more. 3-6 • Draft • July 2078 Chapter 3 • Development Plan RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN Benefits of providing these design components have been identified by the National Complete Streets Coalition, including: • Improved Safety. A Federal Highway Administration safety review found that streets designed with sidewalks, raised medians, better bus stop placement, traffic -calming measures, and enhancements for people with disabilities improve pedestrian safety. Other features, such as medians, enable pedestrians to cross busy roads more safely, reduce left -turning motorist accidents, and improve bike safety. • Encouragement of Walking and Biking for Health. Safe places to walk close to home and places of employment encourages high activity levels and easy access to transit and bike lanes can also contribute to healthy physical activity. • Fostering Strong Communities. A safe walking and biking environment is an essential part of improving public transportation and creating friendly, walkable communities. C. Road Improvements The primary roadway improvements planned by this Specific Plan are for Red Hill Avenue itself (see Exhibit 3-2, Circulation Plan). As described below, the following improvements are planned (see additional detail in following sections): • Modifications to the cross-section of Red Hill Avenue, including the following: o Restriping drive lanes to accommodate bike lanes; o Parkway improvements to add consistent parkway landscaping and sidewalks; o Addition of landscaped medians and modification of the median at Bryan Avenue; Potential for a traffic signal, if warranted, to accommodate anticipated new residential trips as shown on Figure 3-2, Circulation Plan; Dedications as development projects are processed to obtain the full 120 -foot right-of-way. Roadway Cross Sections. As shown in Exhibit 3-3, Red HillAvenue Street Cross Sections, the proposed improvements to Red Hill Avenue consist of the provision of additional on -street (Class II) bike lanes, reduced lane widths through restriping, and the addition of landscaped medians. A consistent streetscape program has been developed (see Section 3.4.2, Streetscape). Proposed Red Hill Avenue street cross sections are as follows: • Baseline Section (Section A). This is the minimum consistent cross-section throughout the length of Red Hill Avenue within the Specific Plan area. This section retains a consistent curb -to -curb width with three through -lanes (11710710'), adds an on -street Class II bike lane on both sides of the street, and allows for existing turn lanes. The street retains a 42 -foot total half -width street to curb face. Medians would be provided where feasible as shown on Chapter 3 • Development Plan July 2078 • Draft • 3-7 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN Exhibits 3-4, Schematic Median Locations and 3-5, Potentia/Median Locations. This baseline cross section incorporates a consistent streetscape along the entire reach consisting of four - foot minimum landscaped parkway and a four -foot minimum sidewalk. • Ultimate Section with Flexible Amenity Setback (Section B). This ultimate cross-section retains the curb -to -curb width consistent with three thrudanes (11710710'), adds an on -street Class II bike lane on both sides of the street, and accommodates the existing left turn lanes, with a 42 -foot total half street to curb face. A four -foot (minimum) parkway and 14 -foot flexible amenity space (for an 18 -foot Flexible Amenity Setback) would accommodate a required four - foot minimum width sidewalk, and options for outdoor dining, plaza spaces, and/or enhanced landscape. The minimum four -foot parkway may be expanded to six feet, which is the preferred dimension. This section assumes the 120 -foot right-of-way width and raised, landscaped medians where feasible. All street sections require restriping within the paved width of the street to accommodate the reduced lane widths, existing turn pockets, and bike lanes. Parking on or adjacent to Red Hill Avenue on private property or within the flexible amenity area may be considered on a case-by-case basis by the Community Development Director and City Engineer as part of a development application. An application which includes on -street parking must demonstrate that the parking does not reduce travel lanes, impede traffic flow, or cause unsafe transitions. Any improvements within the Caltrans right-of- way near 1-5 and its on- and -off ramps will require permitting through Caltrans. As development projects are processed, dedications may be required to obtain the full 120 -foot rig ht -of -way. A traffic signal is identified on Exhibit 3-2, Circulation Plan, based on the number of residential dwelling units anticipated in the area between 1-5 and San Juan Street. This signal would be provided, if warranted, as development occurs, based upon a warrant analysis performed in conjunction with project -specific traffic analysis. Traffic signals must be synchronized in this area if a signal is warranted and constructed. Medians. Raised medians can be accommodated in limited locations within the Specific Plan area, where they do not conflict with required turning movements (see Exhibits 3-4, Schematic Median Locations and 3-5, Potential Median Locations. The existing median north of San Juan Street near Bryan Avenue will be modified to accommodate increased northbound left turn lane length and to allow for the addition of the Class II bike lanes. 3-8 • Draft • July2078 Chapter 3 • Development Plan Aye 40 4 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN This page intentionally left blank. 3-10 • Draft • July 2018 Chapter 3 • Development Plan R0 VV 4'-( 6'-91 NIF W {. j d LL M D 0 50,-0 -421-011 T 4'- ISED MEDIAN (WHERE APPL ABLE) SECTION A: Baseline Cross Section ROW L SQ" -0" L 601_11Y, 181-0" FLEXIBLE AMENITY SETBACK N I r 81# E I Al Ef} MEDIAN (WHERE APPLICABLE) SECTION B; Ultimate Cross Section with Flexible Amenity etback M- Sidowalk �4' rrinj PISWY: Parkway 34' rnm Now 1) In all cases trio rrMlnimum skWmi& kwFdlh shell be Wand the mJmmt,rn PwxyYay wilt shall be 4'. :) For us -@s in the Raxlbie Amendy setback milor 10 SP004C Tan �'CiiGn � d.2 ani SaCt10� 6.� "l Uses �MCIGtI� sddFt1011�1 lsndJ`�ap�ng, wodeFuna sideW$I►,Fr, outdoor dihirq, or pedesMp-rehaten uses. R OVV POE I P. n.. AI flil A, nil ROW FLEXIBLE AMENITY 6-0" SETBACK.... Exhibit 3-3 Red Hill Avenue Street Cross Sections Chapter 3 • Development Plan July 2078 • Draft • 3- 71 This page intentionally left blank 3-12 • Draft • July 2018 Chapter 3 • Development Plan RED HILL AVENUE SPECIFIC PLAN 3.3.3 Bike and Pedestrian Improvements A. Bike Lanes Within the Specific Plan area, the single existing bike facility is a Class II bike lane (a striped, on -street bike lane adjacent to the travel lane) on Red Hill Avenue (in both directions), between EI Camino Real and Nisson Road. The City of Tustin Master Bikeway Plan classifies the entire extent of Red Hill Avenue within the City limits as a designated or a potential Class II Bikeway. TUSTI N • RED HILLAVENUE SPECIFIC PLAN Class 11 Bike Lane: An on - street hike lane that uses painted stripes, stencils, and signs to delineate the right-of-way assigned to hicyclists and motorists The proposed circulation components of the Specific Plan include revisions to the roadway cross section for Red Hill Avenue to include a striped on -street bike lane the entire length of the study area to promote more multimodal travel opportunities. Enhanced bikeway signage will be introduced to promote bike usage and provide directions on how to connect to other bikeways or key points in the City. Enhanced or decorative bike racks is another feature that is encouraged to be introduced within private developments. Going beyond conventional metal tubing, enhanced bike racks can be described as metal artwork. These types of racks enhance the right-of-way and serve as functional public art. They also present an opportunity to connect to the adjacent businesses; (e.g., a coffee cup -shaped bike rack could be provided in front of a coffee shop). With more bikeway access and enhanced bike signage, more people know that they can bike safely. The intent of the recommended bikeway system improvements is to provide a safe, non -vehicular way for residents, employees, and students to travel. Chapter 3 • Development Plan July 2078 • Draft • 3- 73 TUSTIN RED HILLAVENUE SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN 9992 Project Boundary r� Existing Landscaped Median (Modify) ---i Proposed Opportunity for Landscaped Median moo Existing Landscaped Median (No Modifications) /Is ,,,,♦,,•,,, �i- ! � ` 111 [S ��` �`'0 ♦ • ♦. ,,� ,�. � rf7 �``,�� !IRs :' ' iii,- per` 4 NORTHNO NONE[::= Feet I Exhibit 3-4 Schematic Median Locations 3-14 • Draft • July 2018 Chapter 3 • Development Plan Red Hill Avenue Segment from Walnut Avenue to Mitchell Avenue 40 go v,A Red Hill Avenue segment from Mitchell Avenue to 1-5 la Red Hill.Aqe— '{ qq— y r} 1 Red Hill Avenue segment from 1-5 to San Juan Street Red Hill Avenue segment from San Juan Street to Bryan Avenue Note: Median modification at Bryan Avenue to lengthen northbound Left turn pocket TUSTIN is Asn munvtnrur V+r;n+c rLAn Potential Medians Exhibit 3-5 Potential Median Locations Chapter 3 • Development Plan July 2078 • Draft • 3- 75 This page intentionally left blank 3-16 • Draft • July 2018 Chapter 3 • Development Plan RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN Consistent sidewalks are required along the length of the Specific Plan area, with a minimum width of four feet, sheltered from the street by a landscaped parkway as shown in the cross-sections (see Exhibit 3-3, Red Hill Avenue Street Cross Sections). Where traffic signals are either existing or proposed, pedestrian crosswalks are required. 3.4 Urban Design Existing Red Hill Avenue includes inconsistent, minimal or no streetscape along its length, with landscaped medians only south of Walnut Avenue and south of Bryan Avenue. This section establishes a program of streetscape improvements within the public rights-of-way along the Red Hill Avenue corridor, as well as gateway signage enhancements. The intent of these streetscape improvement concepts and gateway enhancements is to provide a "sense of place" or identity within the Specific Plan area, resulting in a consistent streetscape concept with expanded amenity areas adjacent to new development. This section includes the following features: • Gateways and Signage — Concepts for signage in the public right-of-way for the Specific Plan a rea . • Streetscape Enhancements — Identification of streetscape improvements for both a consistent theme along the entire length of Red Hill Avenue and for new landscaped medians where they are feasible, considering the balance of desires for increased streetscape, adequate vehicular capacity, and the addition of on -street bike lanes. • Plant Palettes — A plant palette for medians and parkways has been created which includes trees, shrubs, and groundcovers. 3.4.1 Gateways The proposed identity and wayfinding elements for Red Hill Avenue utilizes materials and colors which create a distinct sense of place, while maintaining a traditional look and feel throughout the Specific Plan area. Although example images are shown, the final selection of the signage style and imagery will be undertaken as part of a separate City process. Gateway locations are illustrated in Exhibit 3-6, Urban Design Plan. Four elements are illustrated in the Gateway Signage illustrations (see Exhibit 3-7, Conceptual Illustration — Gateway & Secondary Gateway Signage and Exhibit 3-8, Signage Concepts), including primary and secondary gateway elements, directional signage, and banners. Chapter 3 • Development Plan July2078 • Draft • 3-77 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN Project Boundary Streetscape Improvements: Street Trees, Landscape Medians, Bilge Lanes Primary Gateway Secondary Gateway Directional WcOnding Place nabing Imagery at Underpass t' Banners t 'tS INS f� Exhibit 3-6 Urban Design Plan 3- 78 • Draft • July 2018 Chapter 3 • Development Plan RED HILL AVENUE SPECIFIC PLAN M-1 TUSTI N • RED HILLAVENUE SPECIFIC PLAN Chapter 3 • Development Plan July 2078 • Draft • 3- 79 TUSTIN RED HILLAVENUE SPFCI FIC PLAN RED HILLAVENUE SPECIFIC PLAN Directional Signage Banners Freeway Underpass Imagery Exhibit 3-8 Signage Concepts 3-20 • Draft • July 2018 Chapter 3 • Development Plan RED HILL AVENUE SPECIFIC PLAN 3.4.2 Streetscape Phased streetscape improvements will be implemented that will contribute significantly to the enhancement of the visual appeal and identity of the Red Hill Avenue public realm. Streetscape improvements have been designed to promote attractive and compatible environments for the desired types of new development. The improvements will provide for shade and include human -scaled elements. TUSTI N • RED HILLAVENUE SPECIFIC PLAN Public Realm: This term references the publicly - owned areas, typically including the street itself, sidewalks, parkways, and public parks. The basic streetscape will consist of parkway plantings adjacent to the street along the entire length of Red Hill Avenue, with new landscaped medians where feasible. • Section A of Exhibit 3-9, Streetscape Cross Sections illustrates the minimum streetscape standard along the length of the Specific Plan area. In all cases, a minimum four -foot parkway and four -foot sidewalk is required. • Section B of Exhibit 3-9, Streetscape Cross Sections and Exhibit 3-12, Streetscape Typical Plan illustrate the general ultimate configuration adjacent to new development where the City has, or requires dedication of, the full 120 -foot Red Hill Avenue right-of-way (referred to as the flexible amenity setback space). This section includes a required minimum four -foot sidewalk and a 14 -foot flexible amenity space for a total 18 -foot Flexible Amenity Setback. The Flexible Amenity Setback may be comprised of a widened walkway area, plaza space, enhanced landscaping, or outdoor dining space. Other uses of this space may be proposed as part of a development application subject to Community Development Director review and approval as outlined in Chapter 6, Implementation and Administration. Section 5.6 of Chapter 5, Relationship to the Public Realm, outlines the potential uses of the Flexible Amenity Setback in more detail. Streetscape improvements will be installed and paid for through a combination of public and private investment. New private development will include the installation of (or bonding for the future installation of) sidewalk and landscaping improvements between the property line and curb. Implementation of public streetscape improvements will be phased over time, as financial resources allow. Exhibit 3-12, Streetscape Typical Plan, illustrates one concept for design of the public realm streetscape. Actual design will be determined as part of a development application or a public improvement project by the City. Uses within the Flexible Amenity Setback may include outdoor dining, seating, plaza space or landscaping as approved through design review as discussed in Chapter 5. 3.4.3 Landscape Palettes The RHASP plant palette is intended to provide a variety of landscape choices to complement the design and development of the Specific Plan area. The plant palette provides a range of trees, shrubs, groundcover and accents to enhance and promote attractive and water conserving plant materials suitable for Tustin's local climate zones. The plant palette identifies a streetscape theme for parkway Chapter 3 • Development Plan July 2078 • Draft • 3-21 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN landscape and medians. Exhibits 3-10, Public Realm Plant Palette Trees) and 3-11, Public Realm Plant Palette �Shruhs and Groundcovers), show the intended plant materials for use in the public right-of- way, including the Flexible Amenity Setback. The proposed landscape palette promotes a cohesive aesthetic streetscape throughout the Red Hill Avenue public realm by utilizing low-water species of trees and shrubs consistent with a Southern California streetscape character. Final design will be subject to a separate City process. Landscaping installed with adjacent future development shall expand upon this character with a palette which is complimentary but does not distract from or disrupt the proposed streetscape for Red Hill Avenue. There is no specific required plant palette for private development. 3.4.4 Street Furniture Street furnishings can enliven and provide variety to spaces used by the public, serving an aesthetic and utilitarian function. Street furniture in the public realm (i.e. public right-of-way) includes bike racks, trash receptacles, benches, bollards and bus shelters/stops. As the City implements public street improvements along the corridor, the following factors should be taken into consideration: • A unified appearance is encouraged. Street furniture products shall be made of durable, high-quality materials. The appearance and color of these items shall complement other design elements. • Items should be securely anchored to the sidewalk and a graffiti -resistant coating should be applied to street furniture surfaces. • The design and selection of street furniture should include considerations for the security, safety, comfort and convenience of the user. • Benches should be placed to conserve sidewalk width, ensure free pedestrian flow, and accommodate the needs of the disabled. Space should be provided adjacent to walkways for wheelchairs. • Benches on sidewalks and other rights-of-way shall be made of a durable material such as concrete, powder coated metal, or hardwood and be designed to minimize the effects of vandalism and skateboarding. • Trash receptacles should be located in high -activity areas, such as plazas and other pedestrian areas within the Flexible Amenity Setback. Provision of trash receptacle and/or seating shall be reviewed by the City as part of site plan/design review approvals. • The style and color of trash receptacles should be compatible with the desired style of other street furnishings. • New bus shelters should be installed at transit stops where no benches are currently provided. Older bus benches or shelters should be replaced with models of a uniform design and color. Bus shelter design will require coordination with OCTA. 3-22 • Draft • July 2018 Chapter 3 • Development Plan SECTION A: Red Hill Avenue -100' Right -of -Way (84' Curb to Curb) SIM Sidewalk(4'min) SECTION B: Red Hill Avenue - 120' Right -of -Way with Flexible Amenity Setback (84' Curb to Curb) PKWY: Parkway (4' min) Note: 1) In all cases the minimum sidewalk width shall be 4' and the minimum parkway width shall be 4'. 2) For uses in the Flexible Amenity setback refer to Specific Plan Section 3.4.2 and Section 5.6.1. Uses may include additional landscaping, widening sidewalks, outdoor dining, or pedestrian -related uses. TUSTIN Id D11! LLAVGNUL - i.'i InM Exhibit 3-9 Streetscape Cross Sections Chapter 3 • Development Plan July 2018 • Draft • 3-23 This page intentionally left blank 3-24 • Draft • July 2078 Chapter 3 • Development Plan PROPOSED PLANT PALETTE The proposed landscape palette promotes a cohesive aesthetic throughout the corridor, by utilizing species consistent with a traditional Southern California, low-water species, streetscape character. Off-site and adjacent future development shall expand upon this character with a palette which is complementary but does not distract or disrupt the proposed streetscape for Red Hill Ave. Additionally, the City will create a landscape plan for the area which will identify trees from this list to be used in future development. All identified species in the proposed plant palette comply with the City ofTustin's Water Efficient Ordinance. Lophostemon confertus Zelkova serrata Agonis flexuosa'After Dark' Australian Willow Geijera parviflora Lagerstroemia Olea europaea Exhibit 3-10 Public Realm Plant Palette (Trees) Chapter 3 • Development Plan July 2018 • Draft • 3-25 This page intentionally left blank 3-26 • Draft • July 2078 Chapter 3 • Development Plan PROPOSED PLANT PALETTE The proposed landscape palette promotes a cohesive aesthetic throughout the corridor, by utilizing species consistent with a traditional Southern California, low- water species, streetscape character. Adjacent future development shall expand upon this character with a palette which is complementary but does not distract or disrupt the proposed streetscape for Red Hill Ave. All identified species in the proposed plant palette comply with the City ofTustin's Water Lfficient Ordinance. Exhibit 3-11 Public Realm Palette (Shrubs and Groundcovers) Chapter 3 • Development Plan July 2018 • Draft • 3-27 This page intentionally left blank 3-28 • Draft • July 2078 Chapter 3 • Development Plan RED HILL AVENUE SPECIFIC PLAN STI N • RED HILLAVENUE SPECIFIC PLAN o The proposed streetscape enhancements are designed to create a cohesive and coordinated aesthetic throughout the Red Hill Avenue corridor, by utilizing materials and amentities that promote a timeless look and feel. Selected colors and materials should be light in color to help minimize the urban heat island effect and create a pleasant summer -time experience for pedestrians. All amenities should have powder -coated coverings to promote ease of maintenance. The Typical Plan shown is one concept for the design of the public realm area, showing an enhanced sidewalk and landscaped area as part of the Flexible Amenity Setback. Other concepts are allowable, including seating areas, plaza spaces, outdoor dining areas (subject to City licensing). Chapter 5, Design Criteria, Section 5.6 Relationship to the Public Realm, and Exhibit 5-6, Flexible Amenity Setback Options, include additional detail of potential uses within this area. Exhibit 3-12 Streetscape Typical Plan Chapter 3 • Development Plan July2078 • Draft • 3-29 TvsTiN RED HILLAVENUE UDHIL"E_ ' SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN 3.5 Infrastructure and Public Services The public improvements described in this section are utilized as guidelines, with specific improvements to be determined as part of a City Capital Improvement Program or requirements imposed as part of discretionary approval of private development. The infrastructure improvements described in this section include: • Potable Water — Description of the water conveyance system and additional anticipated water infrastructure in the Specific Plan area. • Sewer - Description of the sewer conveyance system in the Specific Plan area. • Drainage System and Water Quality — Description of the stormwater conveyance system and a menu of water quality features appropriate for an urbanized environment such as the Specific Plan area. • Other Utilities and Services — Description of dry utilities and services. 3.5.1 Potable Water The domestic water system is owned and operated by the City of Tustin. The City is part of the East Orange County Water District (EOCWD), a wholesale water district, and a member agency of the Metropolitan Water District of Orange County (MWDOC). The Specific Plan area lies within the City's Pressure Zone 1, with a hydraulic grade of 308 feet. The City receives approximately 85 percent of its water from its own groundwater wells that tap the Lower Santa Ana Groundwater Basin and the remaining 15 percent from EOCWD. By 2035, the City expects to produce approximately 71 percent of its own water through groundwater extraction and import the remaining 29 percent from EOCWD. The City's 2016 Urban Water Management Plan (UWMP) concludes that water supply is available and reliable for the City of Tustin through 2035, including an aggregate seven percent increase in City population. Buildout of the proposed Specific Plan would be served from existing entitlements and new or expanded water entitlements would not be needed due to diversified supply and conservation measures. The City is capable of meeting all customers' demands within its service area through the purchase of significant reserves held by Metropolitan, local groundwater supplies, and through implementation of conservation measures in multiple dry years from 2020 through 2040. In addition to City water lines, the Metropolitan Water District (MWD) has a transmission main that crosses through the Specific Plan area but will not be altered or affected by actions associated with implementation of the Specific Plan. The water facilities within the Specific Plan area are identified in Exhibit 3-13, WaterP/an. In addition to the pipe infrastructure in the streets, there are sites that contain public water mains in water easements across private property. To provide potable water and fire service to the existing and proposed land uses within the Specific Plan area, additional water infrastructure is required. It is anticipated that the section of existing six- and 3-30 • Draft • July 2018 Chapter 3 • Development Plan RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN eight -inch water mains in Red Hill will be replaced with a larger diameter pipe and will extend east from the Interstate 5 (1-5) to the terminus at San Juan Street as a condition of development of the adjacent properties. The City also has a long-range plan for the upgrade of other sections of water mains in the corridor. Other anticipated improvements include public meters and backflow devices that would be required for domestic water service and/or separate fire lines for individual developments as they occur. The Specific Plan area is within the jurisdiction of the Orange County Fire Authority (OCFA). As development progresses, some plans may require review by the OCFA to ensure compliance with its standards. These standards include providing minimum fire department access and fire flow requirements. Fire flow requirements are based upon building size and building construction type. The latest fire regulations require all buildings to be equipped with a fire sprinkler system, including residential uses. Site-specific hydraulic analysis shall be performed as individual developments move forward. This analysis will help determine specific water and fire needs. 3.5.2 Sewer The local sanitary sewer mains within public streets are owned and operated by EOCWD. Orange County Sanitation District (OCSD) owns and maintains a network of regional sewer trunk mains, lift stations, and two wastewater treatment plants, one in Fountain Valley, and the other in Costa Mesa. OCSD has identified a capacity deficiency in its Mitchell Avenue and Red Hill Avenue trunk mains located just downstream of the Specific Plan area. OCSD indicated that the deficiency issues are due to wet weather flows emanating from the City of Santa Ana and that dry conditions flows do not cause system surcharges. No other system deficiencies have been identified by the Sanitation District. In Fall 2017, the Orange County Sanitation District (OCSD) completed work on its Gisler -Red Hill System Improvements Project, which consisted of new sewer pipe construction on Red Hill Avenue between Warner Avenue and Edinger Avenue and rehabilitation of existing sewers and manholes between McGaw Avenue and Mitchell Avenue. With the exception of the segment between Walnut Avenue and Mitchell Avenue, these improvements are south of the Specific Plan area. Existing and proposed sewer pipe infrastructure is shown in Exhibit 3-14, Sewer Plan. All new developments within the Specific Plan area will be reviewed on a project -by -project basis by the City of Tustin to determine if local sewer lines have sufficient capacity to accommodate waste from new development. In conjunction with new development within the Specific Plan area, the property owner will need to apply for a new sewer connection permit through the EOCWD. The property owner is responsible for the lateral from the property line to the local sewer main. The owner will also be responsible for obtaining will -serve letters from EOCWD. Chapter 3 • Development Plan July 2018 • Draft • 3- 31 TUSTIN RED HILL AVENUE ME RED HILLSPECIFIC PLAN AVENUE SPECIHC PLAN Significant regional sewer service upgrades for this Specific Plan area are not anticipated as capacity exists within the current system and can accommodate the demand created by the anticipated new development. OCSD discourages direct connection to its regional trunk line and only allows connection to regional OCSD manholes. However, special discharge permits may be obtained when no alternative discharge point exists or they pose an environmental impact. Trunk connection permits will only be issued by EOCWD. • Developers will be charged for connecting into existing sewer laterals and for any upgrade resulting from the anticipated new development. • Any system deficiencies that will be impacted by new development must be corrected at the expense of the developer and/or property owner. • All future development will be required to adhere to the provisions regarding sewer capacity allotment in the City. • Any new sewer lateral will be designed in accordance with the Tustin City Code. The Specific Plan area lies within the Peters Canyon tributary area of the San Diego Creek watershed. Regional drainage facilities are owned and operated by Orange County Public Works, Flood Division (OCPW). Local drainage facilities are owned and operated by the City of Tustin. The Specific Plan area lies within FEMA flood [] NI11)iJMPING IIIIAINS TO OCEAN zone X, and is not subject to flood insurance requirements. The following may be required in conjunction with future development: • Applicants for all future development within the Specific Plan area shall prepare a hydrology and hydraulics analysis demonstrating that the existing condition flow rates are not exceeded by proposed project flow rates. • Direct connection to the City's existing storm drain system is preferable provided that the existing tributary areas and flow rates to the existing drains are not exceeded by new development. Alternatively, applicants may provide hydraulic analyses of the downstream storm drain system that demonstrate no significant impacts to the City storm drain infrastructure. • Where existing storm drains are not available for connection, applicants shall propose drainage systems utilizing parkway drains to direct runoff directly to the adjacent street curb and gutter section. In all cases, stormwater quality requirements must be met. 3-32 • Draft • July 2018 Chapter 3 • Development Plan RED HILLAVENUE TUSTIN SPECIFIC PLAN RED I SPECIFIC PPLANfE LAN • Applicants for future development within the Specific Plan area will be required to apply for encroachment permits through the City of Tustin for connection into the City storm drain infrastructure. Existing drainage infrastructure is shown in Exhibit 3-15, Drainage Plan. 3.5.4 Storm Water Quality Improvement of water quality is a critical issue for all development. Local, State and Federal laws include requirements for the treatment of stormwater runoff to reduce pollutants entering the environment. The Specific Plan area lies within a hydromodification zone, as defined in the Stormwater Quality Technical Guidance Document (TGD) prepared by the County of Orange. The purpose of hydromodification management is to incorporate hydrologic controls within a proposed development such that post -development two-year peak flows do not exceed pre -development conditions. Reducing hydromodification can protect and restore the downstream receiving waters. Receiving waters for the Specific Plan area consist of Peters Canyon Channel, San Diego Creek, and Newport Bay. Hydromodification will likely be a minimal concern since current regulations allow for discharge up to the existing flows generated from a project site. Hydromodification refers to changes in runoff characteristics caused by altered land use and increase of impervious areas. Too much hydromodification can cause erosion of stream ,banks and keds. Best Management Practices BMPs) can include structural BMPs to reduce flows or volumes thus reducing impacts to downstream channels. As an urbanized area, opportunities for large-scale water quality improvements (such as stormwater basins) within the Specific Plan area are limited. Best Management Practices (BMPs) are structural or engineered devices and systems used to treat stormwater runoff before it is discharged into a drainage system (storm drain or channel). BMPs appropriate for an urbanized setting may include the following menu of items as defined in the TGD prepared by the County of Orange: • Underground Infiltration: Underground infiltration systems consist of a network of perforated pipes or vaults and are constructed in naturally pervious soils, as confirmed by infiltration testing, with a flat bottom. • Permeable Pavement: Permeable pavements contain small voids that allow water to pass through to a gravel base. They come in a variety of forms; they may be a modular paving system (concrete pavers, grass -pave, or gravel - pave) or poured in place pavement (porous concrete, permeable asphalt). Permeable Pavers Chapter 3 • Development Plan July 2018 • Draft • 3- 33 TUSTIN RED HILL AVENUE 1 lli afar.. RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN • Biofiltration/Bioretention: Bioretention stormwater treatment facilities are landscaped shallow depressions that capture and filter stormwater runoff. These facilities function as a soil and plant -based filtration device that removes pollutants through a variety of physical, biological, and chemical treatment processes. Vegetated swales, filter strips, and planter boxes fall within this category. f"te+ strip water flow h v imperrlcu s surface detention and fibra;.on zone fi��rr�atr fitter blariket {sec Flfoer Materials Sectran� for specification I Biofiltration Vegetated Filterstrip/swale selected native ola n is and hardy cultivars planting 5411 MOX under -drain di schargc pipe Biofiltration/Bioreten tion • Green Roofs: Green roofs reduce stormwater runoff volume by retaining a portion of rainfall. Green roofs also provide biotreatment/biofiltration of water draining through and over roofs, removing pollutants deposited from the atmosphere or from adjacent transportation land uses. Prior to issuance of grading permits for any development project within the Specific Plan area, a Water Quality Management Plan (WQMP) must be submitted for review and approval to the City Public Works Department. A preliminary WQMP will be submitted as part of the Green Roof entitlement process for individual development projects; it will outline the required quantities of stormwater required to be treated and the appropriate treatment methods. A final WQMP will be submitted as part of final construction documents, which will describe the final selection of BMPs for the proposed development. Low Impact Development (LID) principles shall be incorporated into the design of all new developments. The hierarchy of preferred treatment methods are as follows: infiltration, harvest -and - reuse, evapotranspiration, or biofiltration of the 85th percentile storm event on-site. 3-34 • Draft • July 2018 Chapter 3 • Development Plan RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 3.5.5 Other Utilities and Services A. Electrical Service Southern California Edison Company (SCE) is the distribution provider for electricity in Tustin. Electrical structures and power lines are owned and operated by SCE. New electrical service within SCE's service area is provided on an as -needed basis. SCE is regulated by the California Public Utilities Commission (CPUC), which protects customers from overcharge and promotes energy efficiency, system reliability, and financial integrity of utilities. SCE delivers power to 15 million people in 50,000 square -miles across central, coastal and Southern California, excluding the City of Los Angeles and some other cities (SCE, 2017). The Specific Plan area is currently connected to the SCE power grid. Existing overhead services are located on the eastern edge of Red Hill Avenue north of EI Camino Real and along EI Camino Real. The aboveground facilities include a single four -wire 12 kV system for SCE, four to six communication lines, and local street lights and their electrical distribution system, under a pole -sharing arrangement. At the intersection of Red Hill and Bryan Avenues, the pole line joins an existing SCE 66KV transmission pole on Bryan, continuing to the northeast along Red Hill Avenue. At the intersection of Red Hill and EI Camino Real these facilities are underground. South of 1-5, electrical lines are underground. As part of future development in the Red Hill Specific Plan area north of 1-5, the overhead power lines will be undergrounded from the 1-5 to the terminus of San Juan Street in accordance with City policies. Southern California Gas Company (SoCalGas) provides natural gas to the City. The company's service territory encompasses approximately 23,000 square miles in most of central and Southern California. The Specific Plan area currently has natural gas service. C. Solid Waste The City currently contracts for refuse collection. The materials are then transported to a Materials Recovery Facility where they are sorted for recyclables. CR&R Environmental Services operates five Material Recovery, Transfer and Disposal locations in California. The nearest centers are in the cities of Stanton and San Juan Capistrano. The County of Orange owns and operates three landfills: Olinda Alpha Landfill in Brea, Frank R. Bowerman in Irvine, and Prima Deshecha in San Juan Capistrano (OC Waste & Recycling, 2016a). Currently, only the Frank R. Bowerman Sanitary Landfill, located at 11002 Bee Canyon Access Road in Irvine, serves the City. Chapter 3 • Development Plan July 2018 • Draft • 3- 35 TUSTIN RED HILL AVENUE 1 ll� ser.. RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN Project Boundary X Existing Nater Line (x") Future Pipe Size Upgrade Metropolitan Water District Utilities �S �i 11 Sgil ... �,``��/'. `,,fir,,,, - , ,;''��.;�w►��.,��'�/'+....� ♦♦♦ sommo== Feet Exhibit 3-13 Water Plan 3-36 • Draft • July 2018 Chapter 3 • Development Plan RED HILL AVENUE SPECIFIC PLAN Project Boundary —X"— Existing Sewer Line M Proposed Pipe Size Upgrade (OCSD Red Hill Sewer Upgrade) TUSTI N • RED HILLAVENL[E SPECIFIC PLAN n.4 4 275 554 mommI Feet Exhibit 3-14 Sewer Plan Chapter 3 • Development Plan July 2018 • Draft • 3- 37 TUSTIN RED HILLAVENUE SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN Project Boundary Existing Storm Drainage Infrastructure A& dor v � ♦ � ♦ � ii�� ♦j'*tel �� NAL 0 275 550 mmmmff::= Feet Exhibit 3-15 Drainage Plan 3-38 • Draft • July 2018 Chapter 3 • Development Plan RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN D. Schools The Specific Plan area lies within the boundaries of the Tustin Unified School District (TUSD), which serves elementary, middle, and high school students in the City. The closest elementary schools to the Specific Plan area are Benjamin Beswick Elementary School at 1362 Mitchell Avenue, and Marjorie Veeh Elementary School at 1701 San Juan Street. The closest middle school is C.E. Utt Middle School, at 13601 Browning Avenue. Tustin High School is located near the Specific Plan area at 1 171 EI Camino Real. School mitigation fees will be collected when building permits are issued for new residential and commercial projects developed within the Specific Plan area to mitigate impacts to schools. E. Fire Protection and Emergency Medical Services The Orange County Fire Authority (OCFA) is a regional fire service agency that serves 23 cities in Orange County, including the City of Tustin, and all unincorporated areas. The OCFA protects over 1,680,000 residents from its 71 fire stations located throughout Orange County. Response times in the City vary based on the level of emergency; however, the response time goal is for the first unit to arrive on scene within five minutes of receipt of the call, ninety (90) percent of the time. OCFA also operates an Emergency Medical Services Section that manages the delivery of medical services by OCFA emergency medical technicians and paramedics. F. Police Protection Police protection services in the plan area are provided by the Tustin Police Department, headquartered at 300 Centennial Way. The Tustin Police Department has approximately 100 sworn officers and 55 civilian support personnel. Tustin Police Department work in partnership with other City departments, the residential and business communities, and other governmental and non-profit agencies to reduce crime, provide safety and security, and improve the quality of life for those who visit, live, and work in the City of Tustin. As of the date of this Specific Plan, there are no specific plans for expansion of police facilities or addition of staff or equipment inventory (Tustin Police Department, 2017). Chapter 3 • Development Plan July 2018 • Draft • 3- 39 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN This page intentionally left blank. 3-40 • Draft • July 2018 Chapter 3 • Development Plan 4LAND USE AND DEVELOPMENT STANDARDS 4. Land Use and Development Standards 4.1 Purpose..........................................................................................................................................4-1 4.2 General Provisions.........................................................................................................................4-1 4.2.2 Applicability of Development Standards and Design Criteria ......................................... 4-1 4.3 Establishment of Permitted Land Uses.......................................................................................... 4-1 4.3.1 Definitions.......................................................................................................................4-2 4.3.2 Permitted Land Uses.......................................................................................................4-4 4.4 Development Standards.............................................................................................................. 4-11 4.4.1 Development Standards Table...................................................................................... 4-12 4.4.3 Mixed -Use Development.............................................................................................. 4-15 4.4.4 Off Street Parking and Loading Standards.................................................................... 4-20 4.4.5 Signs.............................................................................................................................. 4-23 4.5 Residential Allocation Reservation (RAR).................................................................................... 4-27 4.6 Nonconforming Uses, Structures, and Parcels............................................................................ 4-29 4.7 Specific Development Standards................................................................................................. 4-29 4.7.1 Flexible Amenity Setback Provisions............................................................................. 4-29 4.7.2 Outdoor/Sidewalk Dining.............................................................................................. 4-30 4.7.3 Limitations and Exceptions for Storage and Outdoor Uses .......................................... 4-30 4.7.4 Grand Openings, Special Events, and Other Temporary Circumstances ...................... 4-30 4.7.5 Entertainment...............................................................................................................4-31 4.7.6 Parking Structures......................................................................................................... 4-31 4.7.7 Landscaping, Walls, and Fences.................................................................................... 4-31 4.7.9 Refuse Plan.................................................................................................................... 4-32 4.7.10 Access/Circulation Plan................................................................................................4-33 4.8 Development Incentives.............................................................................................................. 4-33 4.9 Development Review Procedures............................................................................................... 4-33 Tables Table 4-1 Permitted Land Use and Activities................................................................................................ 4-4 Table 4-2 Major Prohibited Land Uses and Activities................................................................................. 4-11 Table 4-3 General Development Standards & Requirements..................................................................... 4-12 Table 4-4 Parking Standards for Mixed -Use (Residential and Non-Residential/Commercial) Development(3) ........................................................................... 4-21 Table 4-5 Residential Unit Allocations........................................................................................................ 4-28 Exhibit 4-1 Frontage/Lot Width Requirements.......................................................................................... 4-14 Exhibit 4-2 General Development Standards............................................................................................. 4-14 Exhibit 4-3 Projecting Sign at Sidewalk...................................................................................................... 4-23 Exhibit 4-4 Projecting Sign at Driveway or Drive Aisle............................................................................... 4-23 Exhibit 4-5: Wall Sign Area Calculation........................................................................................................4-24 RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 4. Land Use and Development Standards 4.1 Purpose This Chapter establishes the land use program, Planning Areas for the Red Hill Avenue Specific Plan (RHASP), the allowable land uses (permitted and conditionally permitted), and the development standards that apply within each area. Together, the table of permitted uses and the development standards prescribe the allowed development for the RHASP area. The intent of the development standards is to implement the goals, objectives, and policies of the RHASP. The RHASP area is envisioned as a distinctive, vibrant and thriving district with enlivened and interconnected commercial, office, and residential uses. The mixed -uses represent an evolution of land uses that respond to the changing marketplace. The area will support multi -modal transportation practices and activate key areas where people can safely and efficiently walk, ride a bike, catch a bus, or drive a car. The area will engage the surrounding neighborhoods at key locations and reflect the small-town spirit of Tustin. Over time, the influx of commercial retail and service businesses, restaurants, office and new residents will enhance the economic and social vitality of the area and establish the Specific Plan area as a unique district with its own character. The streets and public spaces will be enhanced through landscaping and street furniture and framed by quality architecture expressed in a variety of building styles. The land use regulations, development standards and design criteria are consistent with the goals and policies of the General Plan. 4.2 General Provisions 4.2.1 Minimum Requirements The land use and development standards contained herein are minimum requirements. In reviewing individual projects requiring discretionary approval, more restrictive standards or conditions may be applied, if deemed necessary, to accomplish the goals and objectives of this Specific Plan. 4.2.2 Applicability of Development Standards and Design Criteria The land use and development standards contained in this Chapter shall apply to all new construction projects or development proposals, including additions or modifications to existing buildings, and changes in use, as provided for in Chapter 6, Implementation and Administration. The Design Criteria contained in Chapter 5 shall supplement the development standards. 4.3 Establishment of Permitted Land Uses The RHASP provides planning policies and regulations that connect General Plan policies with project -level development within the Specific Plan area. The purpose of the Specific Plan is to guide future change, promote high quality development, and implement the community's vision for the area. The Specific Plan provides long and short-term goals and objectives, a land use plan, regulatory standards, design criteria, Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-1 TUSTIN RED HILL AVENUE :e � Wwrno `[ SPECIFIC PLAN NO HILLAVENUE SPEC]FIC PLAN and administrative and implementation programs to encourage integrated mixed-use, development within the RHASP area. The RHASP is intended to provide a complementary mix of commercial, office and residential uses in an integrated, pedestrian -friendly environment. The Specific Plan area is intended to expand and enhance commercial opportunities to serve a local and regional customer base. The district is intended to physically and functionally integrate land uses in a manner that enhances livability through complimentary relationships with existing uses, improved pedestrian environment, and sidewalk -adjacent development. Proposed development and improvements would be subject to a set of design criteria and standards that are described in the Specific Plan Land Use Regulations and Development Standards Chapter. 4.3.1 Definitions The RHASP's permitted land uses shall comply with the definitions contained in Section 9297 of the Tustin City Code (TCC). Additional definitions for the RHASP include: • "Biofiltration Facilities" shall mean landscaped shallow depressions that capture and filter stormwater runoff. • "BMPs (or Best Management Practices)" shall mean structural or engineered devices and systems used to treat stormwater runoff before it is discharged into a drainage system (storm drain or channel). • "CEQA/California Environmental Quality Act" shall mean the California stature passed in 1970 to institute a statewide policy of environmental protection. • "Class II Bike Lane" shall mean an on -street bike lane that uses painted stripes, stencils, and signs to delineate the right-of-way assigned to bicyclists and motorists. • "Complete Streets" shall mean streets, sidewalks, and public rights-of-way that are designed, operated, and maintained to enable safe access for all users — pedestrians, bicyclists, transit riders, and motor vehicle drivers. • "Flexible Amenity Setback Area" shall mean a component of the public right-of-way that adjoins private development in areas that have or will be required to dedicate the full 60 -foot half -width right-of-way for Red Hill Avenue. Because the driving surface (curb -to -curb width) of the roadway will not change as part of this Specific Plan, in the interim, if an activity needs the full dedication for roadway purposes, the additional right-of-way may be used for a variety of pedestrian -oriented purposes: additional walkway width, additional landscaping, seating areas or plaza spaces, or outdoor dining (with a license from the City). • "Flexible Format Retail" shall mean an enclosed space within a development project that permits and is designed for residential and/or commercial uses and may be used as such depending on market conditions and the preferences of the owner or tenant. 4-2 • Draft • July 2078 Chapter4 • Land Use ancdDeve%pmentStandards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN • "Freestanding Signs" shall mean signage installed on posts or other supports that are not attached to any building or structure. Freestanding signs include monument, pylon, and poles signs. • "Hydromodification" shall mean changes in runoff characteristics caused by altered land use and an increase of impervious areas. • "Long -Term Stay" also "Extended -Stay" shall mean a hotel or motel unit providing lodging or lodging and meals for an occupancy of more than 30 -days. • "Mixed-use' shall mean a complimentary mix of land uses including, commercial retail, office and residential uses that are part of an integrated single development. Land uses may be arranged vertically in one or multiple story buildings or horizontally within separate buildings on a lot, site or parcel. • "Outdoor Activity Area" shall mean an area (not including primary circulation space), located outside of a building or in a courtyard that is provided for the use or convenience of patrons of a commercial establishment, including but not limited to, sitting, eating, drinking, dancing and food service activities. • "Outdoor Dining" shall mean the extension of services of an existing restaurant or eating/drinking establishment to be provided at tables placed on the public sidewalk or private common area adjacent to and within the confines of any frontage of that portion of the building that the restaurant use is situated. • "Planning Factors" shall mean opportunities and constraints that influence and contribute to the successful implementation of the Specific Plan. • "Public Realm" shall mean the publicly owned areas, typically including the street itself, sidewalks, parkways, and public parks. • "Residential Allocation Unit(s)" shall mean units that are allocated by the Community Development Director in compliance with Section 6.6 of the RHASP. • "Residential Allocation Reservation (RAR)" shall mean the process, described in Section 6.6 of this Specific Plan, by which residential units are allocated by the City to development projects as part of the entitlement process. • "Residential Allocation Bank" specifies the potential residential dwelling unit allocation within the Specific Plan area and for the transfer of either between Red Hill Avenue — North and Red Hill Avenue — South. The Residential Allocation Bank establishes a maximum number of 500 new dwelling units that may be developed within the Red Hill Avenue Specific Plan area. • "Specific Plan" shall mean a tool for the systematic implementation of the General Plan. It effectively establishes a link between implementing policies of the General Plan and the individual development proposals in a defined area. Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-3 TUSTIN :M111F �M I •RID HILLAVENUE SPEC]Flc PLAN 4.3.2 Permitted Land Uses RED HILL AVENUE SPECIFIC PLAN This section describes the permitted land uses and activities in the Specific Plan area. Table 4-1, Permitted Land Use and Activities, identifies the permitted land uses and activities exclusive to the RHASP. A. Determination of Uses As described in Section 6.6, Administration and Enforcement, the Community Development Director or his or her designee shall have the authority to interpret if a land use or activity that is not explicitly listed in Table 4-1, Permitted Land Use and Activities, is a permitted, conditionally permitted or prohibited use. B. Land Use and Activities If a use or activity is not explicitly stated in this section, it is deemed a prohibited use. ..-4 -. Land Use. Activities Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use. Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be determined by the Community Development Director to be permitted, conditionally permitted or prohibited. Notes. Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply. "P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted Land Use ®r e ivi RHASP Planning Area N®IteRetail Uses Od Within a building and permwith at least 15,000 square feet of gross floor area and where the Alcohol Sale (off-site) C alcoholic beverage sales area within the building occupies no more than 10 percent of the gross floor area Alcohol Sale (on-site) (for purchase and consumption on- C site) Antiques and Curios P Art Galleries P Bicycle Shops (including repairs w/in enclosed P building) Books and Stationery P 4-4 • Draft • July 2O78 Chopter4 • Land Use ancdDevelopment Standards RED HILL AVENUE SPECIFIC PLAN TUSTI N • RED HILLAVENUE SPECIFIC PLAN Table y Permitted LandUseand Activities Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use. Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be determined by the Community Development Director to be permitted, conditionally permitted or prohibited. Notes. Where the last column in the table states (''See standards in Section'') it includes a Section number, any applicable regulations in the referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply. "P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted Land Use or Activity Planning Are Notes 0 Ceramics (not including commercial -scale P on-site molding, casting or manufacturing by any process) Clothing, Shoes & Accessories P Stores For alcohol sales, see standards in TCC Section Convenience Stores P 9271, Specific Provisions Department Stores P Drug Stores (including For alcohol sales, see standards in TCC Section P general retail and pharmacy) 9271, Specific Provisions Drive-Thru, Drive -In and Drive -Up C See criteria in RHASP Section 5.4 Facilities Flexible Format Retail Stores P See criteria in RHASP Section 5.4 Florist Shops P Food Service (including bakeries, confectioners, food markets, P supermarkets, specialty food markets, etc. Furniture Sales P General Retail Stores (including For alcohol sales see standards in TCC Section 9271, P drug stores and pharmacies) Specific Provisions Hardware Stores P Jewelry Stores P Music Stores P Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-5 TUSTIN ..:::U111rFIT EN I •RID HILLAVENUE SPEC]Flc PLAN RED HILL AVENUE SPECIFIC PLAN Table y Permitted LandUseand Activities Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use. Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be determined by the Community Development Director to be permitted, conditionally permitted or prohibited. Notes. Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply. "P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted Land Use or Activity Planning Are Notes FLiquorStores For alcohol sales see standards in TCC Section 9271, C Specific Provisions Office Supplies P Paint and Wallpaper Stores P Restaurants (not including Drive- P Throughs) See standards in TCC Section 9271, Specific Reverse Vending Machines C Provisions Secondhand Sales without Pawn P Sporting Goods (not including onsite marine and P motor sales) Variety Stores/Gift Shops P Vendor Cart and Outdoor See standards in TCC Section 9271, Specific C Commercial Kiosks Provisions Animal Hospitals/Clinics (including boarding — indoor C only) Assisted Living (including independent living and memory C care) Automated Teller Machines (ATM) (accessory use to primary P business only) 4-6 • Draft • July 2078 Chopter4 • Land Use oncdDevelopment Standards RED HILL AVENUE SPECIFIC PLAN TUSTI N • RED HILLAVENUE SPECIFIC PLAN Table y Permitted LandUseand Activities Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use. Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be determined by the Community Development Director to be permitted, conditionally permitted or prohibited. Notes. Where the last column in the table states (''See standards in Section'') it includes a Section number, any applicable regulations in the referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply. "P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted Land Use or Activity Planning Are Notes 0 Alternative Fuels and Recharging P Facilities (ancillary use only) Banks, Financial Institutions, Credit Unions (w/out drive- P through) Barber, Beauty and Nail Salons P As defined in TCC Section 3141, Definitions and Article 4, Chapter 1, Part 4, Body Art Facilities for standards. Body Art Facilities P See standards in TCC Article 3, Chapter 6 Part 5, BodyArtand Sections and Article 4 Chapter 1 Part 4 Body Art Facilities Day Care Centers See standards in TCC Section 9271, Specific C (child or elder care) Provisions Dry Cleaning or Laundry Services (pick-up, drop-off, and delivery P only) Health and Athletic Clubs, Gyms C (indoor only) See standards in TCC Section 9271, Specific Home Occupations P Provisions Insurance Agencies P Instructional Studios (including visual art, music, P tutoring) Land/Property Management P Laundromats C (non-commercial self-service only) Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-7 TUSTIN ..:::U111rFIT EN I •RED HILLAVENUE SPEC]Flc PLAN RED HILL AVENUE SPECIFIC PLAN Table y Permitted LandUseand Activities Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use. Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be determined by the Community Development Director to be permitted, conditionally permitted or prohibited. Notes. Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply. "P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted Land Use or Activity Planning Are Notes0 Locksmith P See standards in TCC Section 3668, Massage Massage Establishments P Estahlishments - Operations General Office P As defined in TCC Section 9297, Definitions Professional Office (includes medical offices uses) P Pet Store, Supplies and Grooming P Pet Services (including veterinarian, pet C daycare or overnight boarding — indoor only) Photography Studio P Print and Reprographics Shops P Restaurants (not including Drive- P Throughs) Seamstress, Tailor and Alterations P Shops Shoe or Luggage Repair P Skilled Nursing, Extended Care, convalescent/rehabilitation C hospitals Tanning Studios/Salons P 4-8 • Draft • July 2078 Chapter4 • Land Use and Development Standards RED HILL AVENUE SPECIFIC PLAN TUSTI N • RED HILLAVENUE SPECIFIC PLAN Table y Permitted LandUseand Activities Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use. Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be determined by the Community Development Director to be permitted, conditionally permitted or prohibited. Notes. Where the last column in the table states (''See standards in Section'') it includes a Section number, any applicable regulations in the referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply. "P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted Land Use or Activity Planning Are Notes 1or Hospitality and Entertainment Bowling Alley C Indoor Amusement/Entertainment/ C Recreation Centers/Arcades Hotels, Motels, and Refer to Section 4.3.1 of this Specific Plan for definition C Extended/Long-Term Stay Hotels of extended stay Theatres (cinema or performance) C Residential and Mixed-use Flexible Format Retail P/R See provision for allocation of residential uses. Residential Use Permit required for all residential Mixed -Use Developments P/R uses. Freestanding residential uses are not permitted at the ground floor frontage along Red Hill Avenue. Civic, Cultural and Public Uses Art Galleries/Museums (non -retail) P Community/Recreational Center C Government Enterprises (local, P State, or Federal) Cultural Facilities P Performing Arts Theaters, Auditoriums, Meeting Halls C (Not including adult entertainment) Parking Lots/Structures, Public P Parks, Public P Places of Worship/Assembly Uses C Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-9 TUSTIN ..:::U111rFIT EN I •RID HILLAVENUE SPEC]Flc PLAN RED HILL AVENUE SPECIFIC PLAN Table y Permitted LandUseand Activities Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use. Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be determined by the Community Development Director to be permitted, conditionally permitted or prohibited. Notes. Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply. "P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted Land Use or Activity Planning Are Notes Publicly -Owned Facilities and P Structures Schools (includes private schools, C vocational or training schools) Subject to the granting of a Temporary Use Permit in Temporary Uses P compliance with TCC Article 9, Land Use. Medical Acute Care Rehabilitation C Facilities Medical - Office P Medical Services — Laboratories P and Clinics Medical Services P Automotive and Auto Related Emu Automobile Service Stations C Car Wash (including full & self- C service drive-through) Motor Vehicle Parts and Supplies (retail only) and Sales (no onsite C repairs) Minor Motor Vehicle Repair and Maintenance (must be conducted C within an enclosed building) Tire Installation, Smog Check and Oil Change Facilities (must C be conducted within an enclosed building — excludes bodywork) 4-10 • Draft • July 2078 Chapter 4 • Land Use and Development Standards RED HILL AVENUE SPECIFIC PLAN TUSTI N • RED HILLAVENUE SPECIFIC PLAN rl r � ' rl • ` • r � r r r • • ' Land Use or Activity AL RHASP Planning Area Notes Sexually -Oriented Businesses N Donation Centers and Donation N Boxes Storage (includes mini -storage, vehicle and recreational vehicle N storage, personal storage or self - storage) Single Family Residential N Hazardous Materials Storage N Motor Vehicle Sales and Service (new and/or used) N Schools (includes public K-12 schools) N Manufacturing N Industrial N C. Temporary Uses and Activities Temporary uses or activities such as grand openings, promotional events, fundraising events, and similar special events may occur occasionally in the Specific Plan area. The Specific Plans vision for a vibrant, pedestrian -scaled mixed-use environment encourages any reasonable and safe activity or event that promotes the success of business(es) in the Red Hill area. All Special Events and Temporary Uses and Activities shall be subject to the granting of a Special Event and/or Temporary Use Permit in compliance with Article 9 of the TCC. 4.4 Development Standards This section provides standards and provisions for the use of land within the Specific Plan area. The standards contained within this Chapter shall govern all land uses and activities in the Specific Plan area. In addition, the standards and provisions of the TCC shall also apply. When a conflict exists between the provisions of the TCC and the Specific Plan, the Specific Plan shall take precedence. Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-11 TUSTIN RED HILL AVENUE :e � Wwrno `[ SPECIFIC PLAN NO HILLAVENUE SPEC]FIC PLAN 4.4.1 Development Standards Table New land uses, activities, structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 4-3, Genera/Development Standards & Requirements and Exhibits 4-1 and 4-2, below: 4-12 • Draft • July 2O78 Chapter 4 • Land Use and Development Standards 4-3 General Development Standards & Requirements (StandardsTable are minimums unless specified) Development Standards Commercial (1) Mixed -Use (2) A Minimum Required Street 70 feet • 100 feet Frontage/Lot Width • 4 Stories; • 5 Stories allowed subject to specific criteria and additional setbacks (see B Maximum Building Height 50 feet below), See also Section 5.3.3; • 16 -foot minimum ground floor height for commercial uses in a vertical mixed-use setting. Setbacks • None with required pedestrian accessible amenities (3) • 5 -foot (aggregate) setback above C Front Yard (Building) None the third story; • Additional upper story setbacks may be imposed during design review process; • 10 feet; None • 5 feet aggregate setback at the third D Side Yard (Interior) 10 feet from an adjoining story; residential lot or mixed-use lot • Additional upper story setbacks may that contains residential uses; be imposed during design review process. • None with required pedestrian accessible amenities (3); • 5 -foot aggregate setback above the E Side Yard (Corner/Street Side) None third story; • Additional upper story setbacks may be imposed during design review process. None F Rear Yard 10 feet from an adjoining • 10 feet residential lot or mixed-use lot that contains residential uses 4-12 • Draft • July 2O78 Chapter 4 • Land Use and Development Standards RED HILL AVENUE SPECIFIC PLAN TUSTI N • RED HILLAVENUE SPECIFIC PLAN Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-13 Table - • Development Standards- • (Standards shown are minimums unless specified) evelopment Sta Commercial (1) Mixed -Use (2) Building Separation G (freestanding buildings 10 Feet' • 10 Feet' containing residential and adjacent building(s) Open Space (4) N/A • 100 sf per unit H Private N/A • 200 sf per unit Common 10% of gross lot size • See Section 5 (Design Criteria) for I Landscaping Requirements See Section 5.4.3 for mixed-use landscaping commercial landscaping requirements requirements. Notes: (1) Commercial references stand-alone commercial/office uses, without a residential component. This maybe a commercial center or smaller commercial or office building(s). (2) Mixed -Use references an integrated horizontal or vertical combination of commercial/office uses with a residential component. Residential units are subject to the Residential Allocation Reservation process. (3) Pedestrian accessible amenities may include outdoor seating, outdoor dining (subject to a City license as specified in TCC Section 9277), public art, plaza space or architectural features that allow for additional pedestrian activity. (4) Refer to the Open Space standards in Chapter 4, Section 4.4.3 (Mixed -Use Development) for additional requirements. (5) A minimum distance of 10 feet shall separate exterior walls of separate buildings containing dwelling units on the same lot. The windows or window/doors of any dwelling unit shall not face the windows or window/doors of another dwelling unit unless separated by a distance of 10 or more feet. N/A— Not Applicable Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-13 TUSTIN :M111F �M I •RED HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN ---r--------- jI I I i N a SFFrr�r I I Fran[ and Shalt Side Frontage Street Exhibit 4-1 Frontage/Lot Width Requirements refer to Table 4-3) I I i h I F - $Y/V�,R�fl fFlR7 Awn Lw-eFRam" i I h I h Rcrwmanl ■ y I i •_ � � I I h.4*rly- _1 -1 P3r 9mild+nKlal Adjamnt Exhibit 4-2 General Development Standards refer to Table 4-3) 4-14 • Draft • July 2078 Chapter 4 • Land Use and Development Standards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 4.4.2 Commercial Commercial development shall comply with the Development Standards as shown in Table 4-3 of this Chapter, and the following standards; A. Office uses shall be consistent with and complement the retail, mixed-use character of the RHASP. B. Office uses shall not utilize street adjacent frontage at the ground floor, unless design and other functional considerations maintain an active street interface similar to a retail commercial frontage. 4.4.3 Mixed -Use Development Mixed-use projects are comprised of a complementary mix of land uses including, commercial retail, office, and residential uses that are part of an integrated single development. Land uses may be arranged vertically in multiple story buildings, or horizontally within separate buildings on a lot, site or parcel. Mixed-use projects shall combine residential uses with retail commercial/office uses. Mixed-use projects may provide commercial and/or office space on the ground floor with residential units above, or distributed horizontally on a project site in individual structures. Stand-alone residential uses are not permitted to face onto Red Hill Avenue. A. General Development Standards 1. Trash Collection Areas. Trash collection areas shall be contained within an enclosed structure. Trash collection areas shall be designed, located or screened so as not to be readily identifiable from adiacent streets. 2. Loading and Storage Facilities. Commercial loading areas and trash collection areas shall be located as far as possible from the on-site residential units and shall be completely screened from view from adjacent residential, as well as other residential portions of the project. The location and design of the trash collection areas shall ensure no potential nuisances such as odors and noise or conflicts of vehicle accessibility from collection vehicles result. Sensitivity to adjacent residential shall also be considered. 3. Private Storage Space. A minimum 90 cubic feet of private storage space shall be provided for each residential dwelling unit. Private storage space shall have a minimum horizontal surface area of 24 square feet and shall be fully enclosed and lockable. Storage space may be counted towards the minimum private open space requirement. 4. Exterior Lighting. Parking lot lighting and security lighting for the commercial uses shall be appropriately shielded as not to spill over into residential areas. Illuminated commercial signs and associated fixtures shall also be shielded to prevent light spillover onto adjacent residential uses as well as residential portions of mixed-use projects. Chapter 4 • Land Use and Development Standards July2078 • Draft • 4-15 TUSTIN RED HILL AVENUE :e � Wwrno `[ SPECIFIC PLAN MM HILLAVENUE SPEC]FIC PLAN 5. Exterior Equipment. All exteriorly mounted equipment shall be screened from public view. Special consideration shall be given to the location and screening of noise generating equipment (e.g., air conditioning, exhaust fans, refrigeration units, alternative fuel stations, etc.) Noise reducing screens and insulation may be required where equipment has the potential to impact residential uses. a. Satellite dish systems must be screened from view on all sides through use of architectural elements integrated into the design of the building 6. Rooftop Equipment a. Rooftop equipment, except solar energy equipment or alternative energy systems requiring access to solar or wind, shall be completely enclosed on all sides or screened from view of public rights-of-way. b. All roof appurtenances including but not limited to, air conditioning units and mechanical/electrical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets, and adjacent properties. Screening should be designed to be compatible with the architectural design of the building. 7. Open Space a. A minimum private open space of 100 square feet shall be provided for each dwelling unit. b. A minimum common open space of 200 square feet shall be provided for each dwelling unit. C. A total of 300 square feet of combined private and common open space shall be provided. If the design of a unit does not provide private open space, a minimum of 300 square feet of common open space shall be provided for each unit. d. Open space shall be provided as common and private space. A reasonable proportion of the required open space shall include courtyards, pool/spa areas, rooftop decks, paseos and other similar uses. e. Open space and courtyards located in the commercial areas of mixed-use development shall be accessible to residential occupants and visitors and shall not be counted towards the required minimum common open space. f. Landscaping and seating shall be permanently integrated into all required common open spaces. 8. Hours of Operation. The Community Development Director may restrict the hours of operation of nonresidential uses to mitigate adverse impacts to residential uses. 4-16 • Draft • July 2078 Chapter 4 • Land Use and Development Standards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 9. Landscaping a. A minimum of 10 percent of the total commercial gross lot size shall be permanently landscaped with a variety of live landscape, hardscape materials, and other design elements (i.e. fountains, sculptures, planters, decorative rock, etc.). If a parking area that is within a required setback is landscaped, the landscaped area may be counted toward meeting the minimum landscaping area requirement for the project. b. For the purposes of this section, permanent landscaping shall consist of landscaped areas at the ground level. c. Rooftop landscaping that is permanent, including "green roofs" that are permanently landscaped, irrigated and usable by building tenants can be counted towards meeting required landscape coverage. d. Pedestrian walks and vehicular access ways shall be permitted in landscaped areas but shall not be counted as landscaped areas. e. Permanent and automatic irrigation facilities shall be provided in all permanent landscaped areas except potted containers. f. Landscaping shall be permanently maintained in substantial conformance with the approved plan, including potted containers. 10. Lighting a. Lighting shall comply with the standards and provisions contained in the California Building Code, as referenced in Section 8102 of the TCC, in addition to the following standards: (i) Light poles for uncovered parking areas, vehicle access ways and walkways shall not exceed a height of 16 feet, except that the maximum height on the rooftop of any parking structure located on a lot adjacent to any residential zone shall not exceed a height of 8 feet. (ii) The overall height shall be measured from the paved parking area surface to the uppermost part of the light standard, including the light globe. (iii) Lighting shall be directed onto the driveways, walkways and parking areas within the development and away from adjacent properties and public rights-of-way. Appropriate shields shall be incorporated into lighting fixtures to ensure lighting does not spill onto adjoining properties. 11 . Parking for Flexible Format Retail in Mixed -Use Development a. Flexible Format Retail shall be defined as an enclosed space within a development project that permits residential and/or commercial uses and may be used as such depending on Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-17 TUSTIN RED HILL AVENUE :e � Wwrno `[ SPECIFIC PLAN MM HILLAVENUE SPEC]FIC PLAN market conditions and the preferences of the owner or tenant. Flexible Format Retail is intended to be occupied by business operators who live in the same structure that contains the commercial activity. Flexible Format Retail is intended to function in whatever capacity is deemed appropriate for the owner or tenant and must be consistent with the Specific Plan and per California Building Code requirements. 12. Applicability and Allowed Uses. The provisions of this section shall apply to Flexible Format Retail development as permitted by Table 4-1, Permitted Land Use and Activities. The nonresidential component of Flexible Format Retail shall only be a use permitted in accordance with Table 4-1, Permitted Land Use and Activities, of this Specific Plan. 13. Limitations on Use. Flexible Format Retail shall not be established or used in conjunction with any of the following activities or any use deemed prohibited per the TCC or determined by the Community Development Director to be not allowed: a. Adult businesses; b. Vehicle maintenance or repair (e.g., body or mechanical work, including boats and recreational vehicles), vehicle detailing and painting, upholstery, etc.; c. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; and d. Other activities or uses, not compatible with residential activities and/orthat have the possibility of affecting the health orsafety of residents, because of dust, glare, heat, noise, noxious gasses, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes, as determined by the Community Development Director. 14. Development Standards. The following development standards shall apply to Flexible Format Reta i 1: a. Location of Flexible Format Retail. The location of Flexible Format Retail Space is limited to the following: (i) Flexible Format Retail shall be limited to the ground floor directly facing a public sidewalk or internal circulation path. (ii) Flexible Format Retail shall be designed as independent non-residential space. (iii) Flexible Format Retail shall be limited to occupy no more than 50% of the total assignable square feet of a mixed-use project. 4-78 • Draft • July2078 Chapter 4 • Land Use and Development Standards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN b. Street Frontage Treatment. Flexible Format Retail shall only contain commercial at the ground level when fronting Red Hill Avenue, and shall have a pedestrian -oriented frontage that publicly displays the interior of the nonresidential or intended nonresidential areas of the structure. c. Access to Flexible Format Retail. Where more than one Flexible Format Retail unit is proposed within a single structure, each Flexible Format Retail shall be separated from other Flexible Format Retail space and other uses in the structure. Access to Flexible Format Retail space shall be from common access areas, corridors, or hallways and shall be clearly identified to provide for emergency access. d. Notice to Occupants at Occupancy. The owner or developer of any structure containing Flexible Format Retail shall provide written notice to all adjacent occupants and users on the subject property that the surrounding area may be subject to levels of dust, fumes, noise, or other impacts associated with commercial uses at higher levels than would be expected in more typical residential area. e. Integral layout. The living space within the Flexible Format Retail unit shall be complementary in design and function of the space, with direct access between the two areas. f. The Flexible Format Retail space shall be assigned only one street address. 15. Sale or Rental of Flexible Format Retail. No portion of a Flexible Format Retail unit may be separately (i.e. independently) sub -leased or sold. a. For Sale units shall be required to establish Conditions, Covenants, and Restrictions (CC&Rs) as part of the property's Joint Owner's Association documents to address limitations on the subleasing, renting and other similar transactional issues. 16. Findings for Flexible Format Retail. The approval of a Flexible Format Retail Space shall be subject to the following findings: a. The establishment of Flexible Format Retail will not conflict with nor inhibit other uses in the area where the project is proposed. b. All commercial components of the Flexible Format Retail shall be built to commercial standards. c. The use of the Flexible Format Retail shall provide for active commercial frontage at the ground level. Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-19 TUSTIN RED HILL AVENUE :e Wwrno `[ SPECIFIC PLAN KIM HILLAVENUE SPEC]FIC PLAN 4.4.4 Off Street Parking and Loading Standards A. Purpose The purpose of this section is to ensure that sufficient parking and loading areas are provided and properly designed and located in the Specific Plan area. Bike parking is an important vision factor for the area. Every use, including a change in or expansion of an existing use or structure, shall have appropriately maintained off-street parking and loading areas in compliance with the standards and criteria as described in this Specific Plan. Off-street parking and loading for uses within the RHASP area shall be provided in accordance with Article 9, Chapter 2, Part 6 of the TCC. For standards and provisions that are not explicitly stated, the standards and provisions of the TCC shall apply. B. Regulations for Off -Street Parking Mixed -Use. Off-street parking standards for mixed -used development are provided in Table 4-4, Parking Standards for Mixed -Use Residential and Non-Residential/Commercial) Development. These standards shall apply to mixed-use development in the RHASP area only. Residential Uses. For mixed-use development only, the parking ratios in Table 4-4, Parking Standards forMixed-Use Residential and Non-Residential/Commercial) Development. shall apply. There are no exceptions to these requirements, except as noted in footnotes and in this Specific Plan. 2. Non -Residential uses. Off-street parking for non-residential uses shall be provided for each separate use in compliance with the TCC, unless applicant is granted an alternative ratio provided in Table 4-4, Parking Standards for Mixed -Use Residential and Non-Residential/Commercial) Development. 3. Parking Standards for Flexible Format Retail a. Flexible Format Retail parking standards shall be calculated as a residential use. Refer to Table 4-4, Parking Standards for Mixed -Use Residential and Non-Residential/Commercial) Development, for parking standards. b. When the non-residential space within the Flexible Format Retail exceeds 1,000 square feet, the amount above 1,000 square feet shall be calculated at the commercial parking standard with a minimum standard of 3 spaces/1,000 square feet. 4. Fractional Spaces. Any use requiring less than a full parking space shall be rounded up to the nearest whole number. 5. Location of Parking. Required parking spaces for commercial or mixed-use shall be located on the same parcel they are intended to serve. On-site parking areas shall not be located within the required front setback or in the front along Red Hill Avenue. 4-20 • Draft • July 2078 Chapter4 • Land Use and Development Standards RED HILL AVENUE SPECIFIC PLAN 6. Parking and Access Criteria a. All parking spaces required for the residential use shall be provided on site. TUSTI N • RED HILLAVENUE SPECIFIC PLAN b. Parking spaces to serve residential uses shall be specifically designated and shall be reserved for the exclusive use of the residents. c. If structured parking is provided for the entire complex, separate dedicated and accessible areas shall be provided for residential and commercial uses. d. Separate site access drives shall be provided for the residential uses and commercial uses whenever possible. e. Security gates shall be strongly encouraged for access to residential uses and residential parking areas, as well as for securing commercial parking areas when businesses are closed. .. - , '.1 0.I.. -. .- .I Land Use Type Resident Parking Guest Parking (4) Total Parking Required (1) (2) Residential 2.0 space/unit 0.25 space/unit 2.25 space/unit Non -Residential Refer to TCC standards for non-residential use types Notes: (1) Total parking spaces required shall be rounded up to the nearest whole number. (2) Joint use parking shall be permitted subject to the requirements of Chapter 4 of this Specific Plan. Development application requesting joint -use parking shall require a parking management plan subject to the requirements of Chapter 4. (3) Applicants may propose alternative parking standards when an applicant believes the proposed development supports consideration o alternative parking standards. Applicants must provide a parking demand analysis supporting the proposed alternative standards, subjec to the requirements of Chapter 4 of this Specific Plan. (4) Guest parking per dwelling unit shall be located on-site or within 500 -feet of the property. No tandem parking is permitted. C. Alternative/Shared Parking Alternative Shared Parking Standards. Applicants may propose alternative shared parking standards for parcels with a mixed-use development or development that is utilized at non-traditional hours. The number of off-street parking spaces is stated in Article 9, Chapter 2, Part 6 of the TCC and Table 4-4, Parking Standards for Mixed -Use Residentia/and Non-Residential/Commercial Development, of this Specific Plan. Alternative standards for parking shall be considered by the Planning Commission and applicants shall be required to comply with the following procedures: Mixed-use alternative parking standards are alternatives to required parking as specified in the Specific Plan and the TCC and shall only be permitted where shared parking is to be a uthorized/a pproved. 2. Requests for Shared Parking. The utilization of shared parking facilities within the RHASP area is encouraged. Shared parking standards are based on the assumption that patrons will use a single Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-21 TUSTIN RED HILL AVENUE :e � Wwrno `[ SPECIFIC PLAN MM HILLAVENUE SPEC]FIC PLAN parking space for more than one destination in certain locations within the Specific Plan area and that the parking space will be open and available for short-term parking to serve different uses which may have different peak hours. 3. Ineligible Development. The following types of uses are not eligible to use shared parking standards: a. New or existing development that is not a component of commercial or mixed-use. b. New construction of hotel or office uses on parcels of 30,000 square feet or greater. 4. Parking Study Required. Commercial uses, and mixed-use development requesting shared parking shall be required to prepare a parking and loading study that demonstrates adequate parking and loading facilities for average daily demand (rather than peak daily demand). a. The parking study may be used in lieu of the required parking standards and provisions of this Specific Plan provided the following conditions are met: (i) The parking study provides sufficient acceptable justification and evidence supporting modifications to the prescribed standards; (ii) The project demonstrates methods to reduce parking demand, including but not limited to mixed-use, shared parking facilities, transit access, pedestrian amenities, and bike amenities. 5. Adequacy of Alternative Parking. Upon build -out of a development project, if alternative parking measures are not working adequately to address parking for a project, then required parking must be either provided on-site, off-site or by other means deemed acceptable by the Community Development Department. As approved by the Community Development Director, applicants requesting the use of common loading areas shall comply with the following requirements: 1. A loading study, conducted by a qualified individual, describing the location and extent of off- street common loading facilities, location of parking, pedestrian features and methods to protect pedestrians and cyclists and not impede on normalized traffic flow. 2. Uses within a mixed-use development may utilize common loading facilities when demonstrated that the loading activity will not be detrimental to the public health, safety, or welfare, or adversely affect traffic patterns. 4-22 • Draft • July 2078 Chapter4 • Land Use anc1 Deve1opmentStandards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 4.4.5 Signs This section provides standards and provisions for signs within the Specific Plan area. For all sign types, the provisions of the TCC shall apply, in addition to the standards and provisions provided within this section and the criteria outlined in Chapter 5, Design Criteria, of this Specific Plan. A. Projecting Signs Projecting signs shall be allowed subject to the following requirements: 1. Projecting signs shall be located only on wall frontages with a primary entrance to the structure. This may include buildings with multiple frontages. 2 r' A clear vertical distance of 10 feet shall be maintained from the lowest point of the projecting sign to the ground level Example of Projecting Signs below. For projecting signs over public driveways, alleys and thoroughfares a clear vertical distance of 15 feet shall be maintained from the lowest point of the projecting sign to the ground level below. 3. A sign shall be attached to the wall no more than two (2) feet from the nearest point of the sign to the wall. 4. All mounting hardware shall be architecturally compatible. 5. No part of a sign shall be located within two (2) feet of a curb. 6. Signs may comprise or be configured with logos, symbols, or figures in addition to or instead of written words. 7. The maximum area of each sign face shall be 20 square feet. �1 2'-0" Max. Distance i d 0 b <v � V C Exhibit 4-3 Projecting Sign at Sidewalk Chapter 4 • Land Use and Development Standards 2'-V Max. Dhdama ONE Exhibit 4-4 Projecting Sign at Driveway or Drive Aisle July 2078 • Draft • 4-23 TUSTIN RED HILL AVENUE :e � MMrno `[ SPECIFIC PLAN •RED HILLAVENUE SPEC]FIC PLAN B. Window Signs Window signs shall be allowed subject to the following requirements: 1. Placement of window signs shall be subject to review and approval of the Community Development Director. 2. Signs shall be allowed only on the ground floor level and second story of a structure's frontage. 3. Signs shall not occupy more than 25 percent of the window area. 4. The maximum area for window signs shall be calculated in conjunction with the requirements for wall signs in Section 4.4.5C, below. C. Wall Signs 1. Wall signs shall be located only on walls having frontage along streets, sidewalks, alleys, parking lots and not located directly across from a residential use. 2. Can, box, cabinet or signs designed with a raised raceway shall not be permitted. 3. Wall signs shall not project from the surface from which they are attached more than required for construction purposes and in no case more than 6 inches. Example of Projecting Sign as a Symhol 4. Signs shall be mounted in such a way so as not to obstruct any portion of a window or storefront. 5. Wall signs shall have a maximum of 2 square feet of sign area per linear foot for ground floor storefronts with direct access to the street, alley, sidewalk or on-site parking lot. Copy Area _ [LF] x [2 S.F] i Linear Feet of Storefront (LF) Exhibit 4-5: Wall Sign Area Calculation 4-24 • Draft • July 2078 Chapter4 • Land Use and Development Standards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 6. One address identification sign for the structure per street frontage shall be permitted up to a maximum of 15 square feet. D. Awning Signs Awning signs shall be permitted subject to the following requirements. 1. Awnings containing signage shall be primarily located on a structure's frontage where building ingress/egress occurs, including those fronting a parking lot or pedestrian way. This may include buildings with multiple frontages 2. Awnings containing signage shall be limited to the ground level and second story commercial businesses only. 3. A minimum clear vertical distance of 8 feet shall be maintained from the lowest part of the awning sign to the ground level below. 4. Maximum area of an awning sign shall be calculated in conjunction with the requirements for wall signs contained in Section 4.4.51', below. 5. No pricing, products, phone number, etc. E. Neon Signs Example ofAwning Sign 1. Neon signs shall comply with the standards and provisions of Article 9, Chapter 4, Section 9404, Sign Regulations, of the TCC. F. Monument Signs Illumination. Monument signs shall be permitted to be internally illuminated, provided only the sign copy is illuminated. However, external illumination of monument signs is the preferred method of sign illumination. External illumination shall only illuminate the monument sign and provide consistency with the architectural design of the primary structure on the site. 2. Design. Monument signs shall be consistent with the RHASP Design Criteria provided in Chapter 5 of this Specific Plan. 3. Spacing. There shall be a minimum of 75 feet between monument signs to ensure proper visibility for all signs from the public right of way. The Community Development Director may waive this requirement in situations where its enactment may be impractical due to the location of existing signs on adjacent properties. Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-25 TUSTIN :WfilllffIT EN I •RID HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN Location. Monument signs shall not project over or into public property or easements. Monument signs shall not obstruct traffic site lines or create any visual obstruction that may create life, health or safety hazards. 5. Landscaping. Monument signs shall be located with a landscaped area, with the landscaped base area of the sign equal to twice the square footage of the monument sign's face. A permanent irrigation system shall be provided and landscaping maintained to preclude obstruction of the sign copy. G. Portable Signs Example of Landscape Base 1. Portable signs shall mean freestanding signs or signage not attached to any object, structure or the ground. Portable signs shall be permitted in the public right of way and within private development. Portable signs located in the public right-of-way shall be allowed in compliance with the following conditions: a. A -Frame or similar signs shall be permitted along sidewalks in the public right-of-way (which includes flexible amenity setback) provided a 4 -foot minimum horizontal clearance is maintained. b. A -Frame signs shall be permitted along sidewalks within private development, subject to all provisions of this section. c. One freestanding sign per business. d. Maximum of two faces per sign. e. Maximum height of 4 feet and maximum width of 3 feet. f. No external or internal illumination. g. No highly reflective or fluorescent colors. h. Not permanently affixed to any object, structure or the ground, including utility poles, light standards, trees or any merchandise of products displayed outside of building. i. No sign shall be on display during non -business hours. j. Located directly in front of the building/business. k. Not placed in such a way to interfere with pedestrian or vehicular sight lines, corner visibility or ADA requirements 4-26 • Draft • July 2078 Chapter 4 • Land Use and Development Standards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN I. Not placed in such a way as to obstruct access to a public sidewalk, public street, parking space, fire door, fire escape, disabled access or any way that obstructs the free passage over any portion of the public right of way. m. Not obscure or interfere with a public safety device (fire alarms, hydrants, etc.), traffic device (traffic signals, signs, etc.) or other similar devices. n. Maintain a minimum of four (4) feet over the entire length of the sidewalk or public right-of- way in front of the business for pedestrian clearance. o. Placement of portable signs in the public right-of-way Portable signs shall be subject to staff level review. Placement of signs shall require the submittal of and are subject to the requirements of the TCC in addition to the following: ii. iv. V. H. Pole Signs. Submit a brief description of the proposed sign and its proposed location within the public right-of-way. A statement the portable signs shall be displayed only during business hours. Submit an appropriately scaled and dimensioned site plan showing existing conditions, including street and sidewalk width and location/dimension of all street furniture or other elements on the sidewalk The description and site plan shall be reviewed and approved at the sole discretion of the Community Development Director. An approved sign may be revoked by the City after a 30 -day written notice. Pole signs shall not be permitted within the Specific Plan area. I. Master Sign Plan Integrated office complexes, commercial centers or mixed-use developments shall require an approved Master Sign Plan in compliance with Section 9403h of the TCC. 4.5 Residential Allocation Reservation (RAR) Allocation of residential units within the RHASP is approved by the Community Development Director subject to the criteria outlined in this Section, the criteria outlined in Chapter 6.6.2, ApprovolAuthorityand/or the TCC shall apply. This section establishes the procedures for the review and allocation of new residential units within a mixed- use development within the boundaries of the RHASP. Chopter4 • Land Use and DevelopmentStandords July 2078 • Draft • 4-27 TUSTIN RED HILL AVENUE IM `[ no SPECIFIC PLAN •RED HILLAVENUE SPEC]FIC PLAN A. Allocation Administration All residential units within a mixed-use residential development within the RHASP shall be allocated by the Community Development Director pursuant to this Section and Chapter 6, Implementation and Administration. Transfers and conversions up to 25% of the original residential unit count and commercial square footage may be approved by the Community Development Director, but transfers and/or conversations greater than 25% require approval by the Planning Commission. Approval of units shall be made by the highest approving authority in conjunction with a submitted application. B. Mixed -Use Residential Unit Allocations From the effective date of adoption of the RHASP, the following units are available within the defined area as noted in Table 4-5, Residential Unit Allocations, below: , 1 . .I. Planning Areas i I Maximum Permitted Units North Area: North of 1-5 395 dwelling units South Area: South of 1-5 105 dwelling units TOTAL 500 dwelling units The mixed-use residential unit allocations described in Table 4-5, Residential Unit Allocations, represent the maximum number of additional permitted residential units in the RHASP area. At no time, shall the number of new units approved under this Specific Plan exceed those identified in Table 4-5, unless by separate action of the Tustin City Council. Procedures, process and application submittal requirements for the Residential Allocation Reservation process are outlined in Section 6.7.2, ResidentialAllocation Reservation (R4R) Process and Findings, of this Specific Plan. 2. Approval. Approval of unit allocations shall be made by the Community Development Director. The Community Development Department has the authority to refer any application for residential allocations to the Planning Commission in compliance with the TCC. D. Transfer of Mixed-use Residential Unit Allocations between the North and South Areas In the event an applicant requests residential unit allocations within any area of the Specific Plan and there are no further units available or enough to accommodate the applicant's request, the applicant shall have 4-28 • Draft • July 2078 Chapter4 • Land Use and Development Standards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN the opportunity to request the transfer of unit allocation between the north and south areas, as defined in Section 6.6.5, Transfers, of this Specific Plan. E. Conversion of Commercial Square Footage to Residential Units Conversion of commercial square footage to residential units may be permitted subject to the procedures outlined in Section 6.6.6, Land Use Conversion, of this Specific Plan. F. Right of Appeal Any person or persons shall have the right to appeal any decision (with or without units allocated to an applicant). Appeals are subject to provisions of Section 9294, Appeal, of the TCC. 4.6 Nonconforming Uses, Structures, and Parcels This section establishes uniform provisions for the regulation of legal nonconforming land uses and structures. Within the planning area established by this Specific Plan, there exist land uses and structures that were legally established before the adoption, or amendment of the TCC, but which would be prohibited, regulated, or restricted differently under the terms of this Specific Plan or subsequent amendments thereof. Existing uses shall be permitted to continue and need not comply with the new standards in the RHASP, subject to the provisions of TCC Section 9273, Legal Nonconforming Structures and Uses. When land uses intensify or change (including re -tenanting of existing commercial spaces), existing structures or sites are modified by more than 50% of their existing square footage, additional square footage, or new development is proposed, conformance with the regulations and design criteria outlined in this Specific Plan will be required. The provisions of the RHASP, including development standards and design criteria, shall apply in their entirety in the review of new construction projects or development proposals. In the review of proposals involving the modification of existing development, however, it is recognized that existing site conditions may constrain the extent to which these development standards and design criteria can be met. 4.7 Specific Development Standards 4.7.1 Flexible Amenity Setback Provisions The Flexible Amenity Setback applies to sites which include, or are able to include (as part of a development application), the full 60 -foot half -width right-of-way along Red Hill Avenue. The Flexible Amenity Setback is intended to allow a range of uses, including expanded walkways, additional landscape, public seating/plaza areas or other similar uses proposed as part of a Design Review application for a development project. Outdoor dining as part of a commercial food service use is a permissible use within this amenity setback, subject to a license obtained from the City. Refer to Chapter 5, Design Criteria for additional design considerations. Chapter • Land Use and Development Standards July 2078 • Draft • 4-29 TUSTIN RED HILL AVENUE :e Wwrno `[ SPECIFIC PLAN KIM HILLAVENUE SPEC]FIC PLAN 4.7.2 Outdoor/Sidewalk Dining Outdoor/sidewalk dining areas that encroach into the public right-of-way shall be subject to approval of Design Review and a public right-of-way Revocable License Agreement. The standards and provisions provided in Article 9, Chapter 2, Part 7, Section 9277 of the TCC shall apply, in addition to the following: A. Outdoor/Sidewalk dining must maintain accessible minimum clearance at public sidewalk or interior walkways, exclusive of landscape areas, fire hydrants, streetlights, other street furniture, on -street auto overhang or parking lot auto overhang. B. Menu boards, or other temporary or movable signage shall not encroach into areas outside of the sidewalk dining area and may not be displayed after business hours. 4.7.3 Limitations and Exceptions for Storage and Outdoor Uses A. Outdoor Storage No material or equipment shall be stored within the space between the street and the building setback line except for temporary storage during construction on the same premises. No required setback area shall be used to store any boat, camper, equipment, motor vehicle, or trailer, or parts thereof, or any type of antenna except as provided for in this Specific Plan. B. Limitation on Outdoor Uses 1 . All uses except outdoor dining areas, public gathering areas/plazas, parking, loading, the growing of plants, cut flowers, approved temporary uses and other similar uses specifically permitted, shall be conducted entirely within a completely enclosed building which is attached to a permanent foundation. 2. Outdoor storage of auxiliary equipment, utilities, and items related to the maintenance of such facilities shall be prohibited. Storage areas shall be enclosed by a solid architecturally compatible masonry wall with a height adequate to fully screen such areas from public view. 3. Outdoor wholesaling of goods and materials shall not be permitted. The retail sales of goods and materials to the general public on a temporary basis shall be permitted with the approval of a Temporary Use Permit. 4. Kiosks and similar movable facilities shall be permitted as part of an integrated retail development 5. All outdoor uses shall be conducted in a manner so as not to be objectionable to a person of normal sensitivity due to dust, fumes, noise, odor, smoke, vibrations, or other similar causes. 4.7.4 Grand Openings, Special Events, and Other Temporary Circumstances Grand openings, special events or other activities deviating from normal standard operations require and approved Temporary Use Permit. For temporary signage associated with a temporary use, a Temporary 4-30 • Draft • July 2078 Chapter • Land Use and Deve%pmentStandards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN Sign Permit is required. Refer to Article 9, Land Use, of the TCC for standards and provisions for the issuance of a Temporary Use and Temporary Sign Permits. 4.7.5 Entertainment Entertainment Uses shall comply with the provisions contained in Article 3, Chapter 2 of the TCC. 4.7.6 Parking Structures The following standards shall apply to enclosed parking structures, including above grade and below grade. A. Site Organization A minimum 5 -foot landscaped setback shall be provided on all sides of the parking structure except where ground floor retail space is provided. Landscaping must provide adequate facilities to ensure proper watering and maintenance. B. Access and Circulation Vehicle stacking areas for entering and exiting traffic shall be of sufficient length to minimize vehicle stacking onto surrounding streets, within the parking structure, or impeding circulation on-site. A minimum of 2 vehicle lengths or 40 feet of stacking distance shall be provided between the street or other access way and the control gate. 2. One inbound lane shall be provided for a garage with a capacity of up to 500 vehicles. At least 2 inbound lanes shall be provided for garages with a capacity of 500 or more vehicles. 3. Exit lanes shall be provided at a ratio of one lane for every 200-250 vehicles. The maximum aisle length shall not exceed 400 feet without providing a cross aisle. 4. Ramp grades shall not exceed 10 percent and parking areas shall not exceed a slope of 4 to 5 percent. C. Lighting and Security A minimum of 1 foot-candle of illumination shall be provided inside parking structures and for exterior parking areas per the applicable section of the TCC. Higher levels are recommended for remote areas subject to security considerations (e.g., stairways, elevators, and other pedestrian access points). 4.7.7 Landscaping, Walls, and Fences This section provides standards for the provision of landscaping, walls, and fences within private property in the Specific Plan area. Chopter4 • Land Use and Development Standards July2078 • Draft • 4-31 TUSTIN RED HILL AVENUE :e MMrno `[ SPECIFIC PLAN KIM HILLAVENUE SPEC]FIC PLAN A. Landscaping and Irrigation Required All projects shall provide and maintain landscaping and irrigation in compliance with applicable sections of the Specific Plan and the TCC. Standards for the provision of landscaping within the public right-of- way in conjunction with any private development shall be in compliance with the TCC. B. Walls and Fences 1 . Height and Location. Perimeter fences or walls that are within a front yard setback shall not exceed a height of three (3) feet unless specifically allowed to a height of six (6) feet by the Community Development Director to achieve a specific screening purpose. 2. Design. The design of walls and fences shall be consistent and compatible with the overall project design and/or adjacent streetscape. 3. Articulation. Perimeter walls and fences shall be articulated by providing a minimum 3 -foot deep by 6 -foot long recession for every 50 feet of continuous wall length. The design of the wall shall include an appropriate mix of materials and landscaping. 4. Prohibited Fence Types. Chain link or similar fencing shall not be permitted within the public view, other than temporary fencing associated with construction activity. 4.7.6 Auxiliary Structures, Equipment, and Utilities This section provides standards for the location, mounting and screening of structural features, mechanical equipment for utilities, fire, life and safety equipment, utility boxes, devices, cabinets and similar facilities associated with the function and use of buildings. The following standards apply: A. Auxiliary structures, equipment, and utilities (electrical, solar, HVAC, mechanical equipment and supporting structures), shall not be located directly adjacent to the street frontage of any property. B. All ground mounted mechanical/electrical equipment, including heating and air conditioning units and refuse disposal areas shall be completely screened in a solid enclosed structure from surrounding properties by use of a wall, fence or landscaping, or shall be enclosed within a building. 4.7.9 Refuse Plan Prior to the approval of any development project, a refuse plan shall be submitted and approved by the Community Development Director as part of Design Review. The refuse plan shall include, at a minimum, the following: A. Location and storage of refuse facilities on the property. B. Schedule for maintenance and cleaning of refuse facilities. C. Planned pickup times and dates of refuse. 4-32 • Draft • July 2078 Chapter4 • Land Use and Deve%pmentStandards RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN D. Access, parking, and loading for refuse and circulation of vehicles. E. Distance indicators of users to facilities and path of travel. 4.7.10 Access/Circulation Plan Prior to the approval of any development project, an access plan shall be submitted and approved by the Community Development Director as part of Design Review. The access plan shall, at a minimum, include the following: A. Location of site ingress and egress to and within the site. B. Location of controlled access (electronic key, FOB, lock boxes or code access). C. Location of emergency vehicle access. D. Location of bike racks and lockers to accommodate estimated bike user needs. E. Site signage plan indicating location of exit, entrance and emergency vehicle access and parking areas. 4.8 Development Incentives Development incentives will provide specific guidance for the granting of additional development potential, provided that certain conditions are met. Development incentives are intended to encourage the effective utilization and consolidation of parcels to encourage more viable development opportunities, implanting the vision of the Specific Plan area as a vibrant mixed-use district. Development incentives are contained in Section 6.8A of Chapter 6, Mixed Use Development Incentives. 4.9 Development Review Procedures The implementation and administration of this Specific Plan and procedures for development review shall be subject to the requirements as set forth in Article 9, Chapter 2, Part 9 of the TCC and Chapter 6, Implementation anclAdministration of this Specific Plan. Chapter4 • Land Use and Development Standards July2078 • Draft • 4-33 TUSTIN :M111F �M I •RID HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN This page intentionally left blank. 4-34 • Draft • July 2078 Chapter4 • Land Use and Deve%pmentStundards v DESIGN CRITERIA Design Criteria 5.1 Introduction.......................................................................................................................................5-1 5.1.1 Purpose..............................................................................................................................5-1 5.1.2 Applicability........................................................................................................................5-1 5.1.3 Using the Design Criteria....................................................................................................5-2 5.2 Design Principles................................................................................................................................5-3 5.2.1 Purpose..............................................................................................................................5-3 5.3 General Area -Wide Design Criteria....................................................................................................5-4 5.3.1 Architectural Style..............................................................................................................5-4 5.3.2 Architectural Criteria and Guidelines.................................................................................5-8 5.3.3 Building Mass and Scale.....................................................................................................5-8 5.3.4 Rhythm and Proportion...................................................................................................5-10 5.3.5 Wall Articulation and Interest..........................................................................................5-10 5.3.6 Roof Articulation..............................................................................................................5-11 5.3.7 Materials and Colors........................................................................................................5-12 5.3.8 Windows, Doors and Storefronts.....................................................................................5-13 5.3.9 Site Planning and Compatibility.......................................................................................5-14 5.3.10 Parking Structures...........................................................................................................5-18 5.4 Specific Design Criteria....................................................................................................................5-19 5.4.1 Commercial Uses..............................................................................................................5-20 5.4.2 Mixed-Use........................................................................................................................5-29 5.4.3 Landscaping......................................................................................................................5-37 5.4.4 Lighting.............................................................................................................................5-41 5.4.5 Walls and Fences..............................................................................................................5-43 5.5 Signs.................................................................................................................................................5-44 5.5.1 Sign Materials and Colors................................................................................................5-44 5.5.2 Sign Types.........................................................................................................................5-45 5.6 Relationship to the Public Realm.....................................................................................................5-47 5.6.1 Urban Design....................................................................................................................5-47 5.6.2 Furnishings.......................................................................................................................5-54 5.6.3 Public Art..........................................................................................................................5-55 Exhi,.. Exhibit 5-1 Examples of Spanish/Mediterranean Architectural Style......................................................5-5 Exhibit 5-2 Examples of Modern Craftsman Architectural Style..............................................................5-6 Exhibit 5-3 Examples of Farmhouse/Agricultural Style............................................................................5-7 Exhibit5-4 Frontage Types.......................................................................................................................5-9 Exhibit 5-5 Forecourt Frontage Options (Open Space)..........................................................................5-49 Exhibit 5-6 Flexible Amenity Setback Options.......................................................................................5-53 RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN 5. Design Criteria 5.1 Introduction 5.1.1 Purpose The Design Criteria implement the objectives and vision of the Red Hill Avenue Specific Plan (RHASP) by providing design direction for new development to shape and enhance the evolving character of the private property within the Specific Plan area. The RHASP Design Criteria ("Design Criteria") allow creativity in new infill development that is compatible with Tustin's character and the overall design aesthetic the community would like to preserve and perpetuate. The Design Criteria are intended to promote high-quality design and to ensure that new development and rehabilitation of existing structures promote a clear community identity and sense of place. It is not the intent of the Design Criteria to eliminate freedom in design, discourage innovation, or impose an overriding style, color palette, or artificial theme. The Design Criteria provide a tool for developers, builders, architects, engineers, and landscape architects and others to use in the design of new development. The Design Criteria provide a defined framework of design principles that supplement development standards by providing direction and guidance on the more qualitative aspects of a development project. A project may not be required to meet all design criteria, as not all may be applicable on a case-by-case basis. In addition, alternative measures may be considered if the measures meet or exceed the intent of the Design Criteria. The purpose is to ensure that plans for new development or rehabilitation of existing structures carefully consider the community context and make a conscious effort to develop a compatible relationship with neighboring properties and to respond to design intentions of the Specific Plan. The Design Criteria will be utilized during the City's design review process to encourage the highest level of design quality, while at the same time providing flexibility in their application to specific projects. The design elements of each project (including, but not limited to, site design, architecture, landscaping, lighting, and signage) will be reviewed comprehensively by the applicable review authority (Community Development Director, Zoning Administrator, Planning Commission, or City Council). The Design Criteria apply to all parcels within the Specific Plan area. Where these criteria are most applicable to a certain area or project type, it is noted in the text. During the review process, the review authority may interpret these Design Criteria with some flexibility in their application to specific projects, as not all design criteria may be workable or appropriate for each project. Projects will be evaluated on the degree to which the project demonstrates substantial compliance with the intent of the Design Criteria, leading to a recommendation of project approval or denial. Findings required for approval of projects are outlined in Chapter 6, Implementation and Administration, of this Specific Plan. Chapter 5 • Design Criteria July 2018 • Draft • 5-1 TUSTIN RED HILL AVENUE �.f I� . OF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN 5.1.3 Using the Design Criteria The Design Criteria are designed to meet the needs of many users, including property owners, merchants, real estate professionals, architects, building contractors, vendors, craftspeople, City of Tustin staff, and other interested persons and organizations in the community. Each group plays a vital role in establishing quality development in the Specific Plan area. The Design Criteria supplement the development standards and regulations in Chapter 4, Land Use and Development Standards. The Design Criteria provide guidance on a variety of design elements and are intended to further define the desired character and imagery within the RHASP area. To effectively utilize the Design Criteria, and gain an optimum understanding of the Specific Plan's intent and conformance requirements, the following basic process is recommended: • When preparing a new project in the Specific Plan area, or proposing changes to an existing building or site, users of the Design Criteria should first consult the Specific Plan Development Plan (Chapter 3), including required streetscape, and consult the Specific Plan Land Use and Development Standards (Chapter 4). • The users should identify any specific Design Criteria that are applicable, paying close attention to criteria that may be unique to the proposed use or building type. • Schedule a pre -application meeting with the Planning Division of the Community Development Department to review ideas, identify processes and requirements, ask questions, and discuss potential issues, solutions, and approaches. The Design Criteria are applicable to the following types of projects within the Specific Plan area: Applications for Design Review are generally required for all projects and shall be processed in accordance with Section 6.6.1, Approval Authority of this Specific Plan and Section 9272, Design Review of the TCC. Such projects would include conformance with applicable design criteria and guidelines related to the proposed improvements. A new construction project, enlargement of existing structures and building relocation would comply with all provisions of the Design Criteria, while new or modified signage, exterior facade improvements and major exterior improvements would comply with the architectural provisions. Design Criteria are not applicable to interior remodels of existing buildings. Within the Design Criteria: • "Shall" indicates a mandatory provision. Required provisions are noted with (R) before the provision. • "Should" indicates a provision that is encouraged but not required. Such items are guidelines and are noted with (G). • "May" indicates a provision that is permitted but not required. Such items are guidelines and are noted with (G). 5-2 • Draft• July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN • Illustrations and photographs are provided as general guidance and are not intended to indicate required or preferred design. 5.2 Design Principles 5.2.1 Purpose This section provides the basic framework for project design and the goals that each project is expected to achieve. New construction projects typically have greater opportunities to address the design principles more completely, while projects that involve renovations or additions to existing buildings are typically more limited in their ability to address each specific principle. For renovations or enlargements of existing buildings, the Design Criteria should be followed to the greatest extent feasible based on the area and magnitude of work being conducted. For example, a fagade rehabilitation project or major exterior alternation should, at minimum, follow guidance on architectural imagery, detailing, colors and materials. For a fagade rehabilitation project, the limited area of the project may not allow for the provision of new gathering spaces or other site amenities. Conversely, full redevelopment of a site should incorporate amenities, landscaping, etc., as the scope of work allows the project to integrate such items into the design. For this reason, the requirement of substantial conformance is a finding of approval for any project. The following design principles contribute to future development and redevelopment ensuring that development activity is integrated, sensitive to surrounding neighborhoods, provides positive imagery, and creates an inviting environment for residents and visitors, meeting the intent of the Specific Plan. Design Principle 1: Provide for High Quality Development The RHASP area is anticipated to redevelop over an extended period, thus development should not be thought of as temporary. Building materials and landscaping should be chosen for their ability to be maintained in a cost-effective manner at the same high quality as when they were originally constructed and installed. Planning and design of buildings should consider longevity and adaptability to future conditions and trends. Design Principle 2: Promote a Sense of Place within the Specific Plan area New development and redevelopment within the Specific Plan area should create an inviting environment that encourages people to enjoy public spaces and patronize shops and businesses. Public gathering spaces, cohesive architecture, landscaping and signage can all contribute to creating a sense of place. Design Principle 3: Provide Development that is Human Scale The RHASP area has traditionally been oriented towards the automobile. Development in the area should be inviting and scaled for its users, while acknowledging the importance of safety for both pedestrians and vehicles along with access and mobility through pedestrian connectivity, public transit and bikes. The extension of human -scale character throughout the area is a design principle to be Chapter 5 • Design Criteria July 2018 • Draft • 5-3 TUSTIN RED HILL AVENUE �.f I� . OF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN addressed by all projects. In addition, new architecture should be designed with elements which are scaled to the pedestrian, such as awnings, store -front windows, and first -floor design elements. Design Principle 4: Create Linkages between the Specific Plan area and Surrounding Neighborhoods The Specific Plan area is adjacent to existing residential neighborhoods and public/institutional uses (parks, including Pine Tree and Frontier Parks, and schools). Development should demonstrate sensitivity to these existing uses while providing access to new amenities, employment areas and shopping. Linkages should consider different types of transportation modes, including vehicles, bicycles, and pedestrians. Design Principle 5: Create Cohesive Thematic Elements The RHASP area is bisected by Interstate 5, creating a potential disconnect between the northern and southern areas of the plan. New development and redevelopment should provide thematic elements that create a cohesive environment. Elements can include; consistent and cohesive streetscape; strong relationships between buildings, sidewalks, and other outdoor spaces; comprehensive signage and wayfinding; gateway elements; and pedestrian and bicycle connections. 5.3 General Area -Wide Design Criteria The following Design Criteria apply to all development within the Specific Plan area and should be used as a guide for new development or improvements to existing development. 5.3.1 Architectural Style The architectural criteria and guidelines have been prepared to provide the framework for high quality design for development projects within the Specific Plan area. The architectural criteria and guidelines express the desired character of future development, and address architectural character and site planning. These criteria will encourage community identity and sense of place within the Specific Plan area. The guidelines are not intended to limit innovative design, but rather provide clear direction. In order to maintain a development pattern that is consistent with the surrounding environs, buildings should evoke a suburban character in form and function, reflect straightforward geometry and show an expression of floor levels and structure. As described in the following sections of this document, buildings should follow sound design principles by incorporating massing and proportion, structure, simple roof forms, fenestration, balconies, accent elements, high quality materials and colors into a unified architectural expression. Within the Specific Plan area, architecture may draw inspiration from such locally relevant traditional styles as Spanish/Mediterranean, Modern Craftsman (in certain applications) and agriculturally -based styles such as Farmhouse/Agricultural style expressed as a contemporary interpretation. Building design and execution should be sensitive to current construction practices and should not attempt to literally replicate historic styles. Ornate and heavily themed styles, such as Tudor, Victorian and Beaux Arts are not allowed. 5-4 • Draft• July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN TUSTI N RED H l L L AVENUE SPECIFIC PLAN Architectural Style: Spanish/Mediterranean Characteristics: • Stucco with brick or stone accents • Terracotta roof tiles • Light, earth -tone calors • Curvilinear shapes and arches •Tower -like chimneys/vertical elements • Arcades and balconies • Tile accents, decorative vents, and/or ironwork E� as Exhibit 5-1 Examples of Spanish/Mediterranean Architectural Style Chapter 5 • Design Criteria July 2018 • Draft • 5-5 TUSTIN •RED HILLAVENLJE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN Architectural Style: Modern Craftsman Characteristics: • Flat or low-pitched, multiple gable roof • Heavy use of wood, brick, and 10 stone materials ■ Exposed roof rafters and ri, decorative beams •Strong, clean lines• Decorative window trim anddetails (i.e. transom, repetition) 5-6 • Draft• July 2018 "x"11 Exhibit 5-2 Examples of Modern Craftsman Architectural Style Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN Architectural Style: Fa r m hou se/Ag r icu Itu ra I Characteristics: • Use of visually strong materials like wood, stone, steel • Warm, vibrant color palettes • Exposed awn i ngs • Iconic farmhouse elements (grain silo, windmill, water tower) ■ Flat or low-pitched roof • Strong lines and minimal decorative detailing TLUSTI N RED H l L L AVENUE SPECIFIC PLAN Exhibit 5-3 Examples of Farmhouse/Agricultural Style Chapter 5 • Design Criteria July 2018 • Draft • 5-7 TUSTIN RED HILL AVENUE �.f I� . OF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN 5.3.2 Architectural Criteria and Guidelines The proper consideration of the scale, massing, and detail on individual buildings will contribute to a coherent streetscape and enjoyable public environment. Regulating appropriate building proportion will contribute to a coherent building design and promote architectural unity in the Specific Plan area. Multiple storefronts, shop entrances, building articulation, and activities enliven the environment and provide a safe and interesting pedestrian environment. New development should include well-built structures that are compatible with Tustin's community character, and particularly the overall RHASP architectural palette. C . . . . ON on • (R) Each building shall have a recognizable base, body, roof lines and entry. • (R) Upper floors shall have varied setbacks to accommodate balconies, seating and other architectural treatments. • (R) Multi -story buildings should be made less imposing with physical step -backs on upper floors and architectural details and materials at ground floor that are pedestrian -scaled such as arches, trellises or awnings. Upper story step -backs are required for mixed-use buildings (see upper story step -back requirements in Table 4-3, Development Standards in Chapter 4). • (R) Due to the high visibility of corner properties, corner buildings shall have prominent architectural features to anchor their location while still allowing clear lines of sight at corners. Architectural features and materials shall wrap corners and provide the same level of detail as the primary fagade. • (R) Design features must be consistent on all elevations of a structure. Side and rear elevations visible from public rights-of-way, schools, adjacent residential, parks or other similar spaces shall receive the same design considerations as the primary public elevation. Four-sided architecture is required for all buildings. • (G) Building frontage types provided in Exhibit 5-4, Frontage Types, and Exhibit 5-5, Forecourt Frontage Types Open Space) address the elements of the ground floor as it relates to the street and outline the elements of each type. The design of building frontages reinforces human scale and determines the character of the pedestrian environment. The frontage types shown are those most common for new development within the Specific Plan area. The choice of frontage type, design and architectural style is the decision of the property owner. At the time of a development application an applicant may suggest a different approach that achieves the same goals of pedestrian scale and orientation. • (G) Recessed entries and articulation in the storefront mass should be included. • (G) Tall structures should be broken up by creating horizontal emphasis using trim, awnings, eaves, or other ornamentation and by using a combination of complementary colors. 5-8 • Draft- July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN TUSTI N KED H l L L AVENUE SPECIFIC PLAN A - FORECOURT B -STOREFRONT C -GALLERY B -ARCADE Exhibit 5-4 Frontage Types Chapter 5 • Design Criteria July 2018 • Draft • 5-9 TUSTIN RED HILL AVENUE �.f I� . OF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN 5.3.4 Rhythm and Proportion • (G) When new development or rebuild is proposed, the building fagade size, horizontal elements (e.g. cornice line, window height/width, and spacing), and setback distance should be consistent with the existing neighboring or adjacent structures to maintain fagade rhythm. • (G) When there are no neighboring or adjacent structures near a new development or rebuild, the proposed development should look to establish a fagade rhythm that is consistent with well- designed structures found throughout the Redhill Specific Plan area. • (G) When an infill building or building rehabilitation is proposed, the common horizontal elements (e.g. cornice line, window height/width, and spacing) found in well-designed neighboring or adjacent structures may be used to maintain a similar architectural rhythm. • (G) When a proposed infill building fagade is wider than the existing facades on the street, the infill fagade should be broken down into a series of appropriately proportioned components to continue and/or complement the existing fagade rhythm. 5.3.5 Wall Articulation and Interest • (R) Long, blank, unarticulated street -facing facades shall be avoided. Monolithic street wall facades shall be "broken" by vertical and horizontal design elements. • (G) Building facades should be detailed to create visual interest and promote pedestrian scale. This can be partly achieved by articulating the separate floor levels and increasing the level of detail at the street level. • (G) Pedestrian - level exterior walls should maintain elements of building depth and character. Emphasize windows, trellises, roof overhangs, recessed or projected stories, columns, balconies, wainscots, and awnings. • (G) Where possible, public art (murals, art installations) are encouraged to break up long buildings or exterior walls. Multi -story structures should be broken up by using different types of building ornamentation Building facades should be detailed to create visual interest 5-10 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN 5.3.6 Roof Articulation • (R) Roof -mounted mechanical or utility equipment is required to be screened. The method of screening should be r architecturally integrated with the structure in terms of materials, color, shape, and size. Equipment should be screened by solid building elements (e.g., parapet wall) instead of add-on screening (e.g., wood or metal slats). Mechanical equipment should not be visible from any angle or any height outside of the building. • (R) Roofline elements including parapet walls shall be developed along all elevations, regardless of orientation away from the right-of-way. T_ USTIN RED HILLAVENUE SPECIFIC PLAN I I Roofs should be given equal treatment to that of the rest of the building's exterior • (G) Roofs should be given design considerations and treatment equal to that of the rest of a building's exterior. • (G) Roofs and rooflines should be continuous in design except where there is a major change in an element of a building elevation. • (G) Roofs may be flat or sloped. Radical roof pitches that create overly prominent or out -of -character buildings such as A -frames, mansards, and geodesic domes should be avoided. • (G) Flat roofs should include ornamental cornices and edge details. Roofs and rooflines should have continuous design Flat roofs should include edge details Chapter 5 • Design Criteria July 2018 • Draft • 5-11 TUSTIN RED HILL AVENUE �.f I� . OF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN • (G) Roofline elements such as exposed roof rafters are encouraged with the appropriate architectural styles. • (G) The visible portion of sloped roofs should utilize materials complementary to the architectural style of the building and other surrounding buildings. 5.3.7 Materials and Colors • (R) Exterior materials, textures, and colors shall be appropriate for the architectural style or theme of the building and contribute to the visual quality of the streetscape. • (R) Colors and materials shall be high quality, durable and not readily deteriorate if exposed to the elements. • (G) Materials should be compatible with materials used on the adjacent buildings, assuming they meet the guidelines for high-quality materials outlined in Design Principle 1. • (G) Use color to accent architectural details. • (G) No more than three colors should be used on any given fagade, including "natural" colors such as unpainted brick or stone. • (G) Chimneys, roof flashing, rain gutters, downspouts, vents and other roof protrusions should be finished to complement or accent adjacent colors and materials, or incorporated into the building design. • (G) Materials and technologies that minimize environmental impacts, reduce energy and resource consumption, and promote long-lasting development are highly encouraged. Use of graffiti -resistant materials and coatings is encouraged. Jr, - Natural, light-colored materials are encouraged Pedestrian entrances via alleyways is encouraged 5-12 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN 5.3.8 Windows, Doors and Storefronts • (R) High quality, durable materials should be used for all doors, windows, and other storefront elements, including trim and accent features. • (R) For buildings on corners, include storefront design features such as windows, window treatments, vertical/horizontal banding and accent materials for at least 50% of the wall area on the sidewall. • (R) To reduce glare, recess windows and large areas of glass by insetting glass a minimum of 3 inches from the exterior wall surface to add relief. Clear glazing is strongly recommended, while reflective glazing and tinting is prohibited. • (G) Generally, base storefronts on modules of approximately 25 feet in width. For new buildings that are wider than existing facades on the street, break them down visually into clearly distinguishable segments through the use of columns or piers. • (G) Treat each storefront like a small building, with its own base, roofline, and door and window pattern. • (G) Building recesses are encouraged to define entryways and window openings along a building's exterior and to provide weather protection and a transition zone from sidewalk activity into the store. Recommended treatments are special paving materials such as textured ceramic tile, pavers, or brick, ornamental ceilings such as coffering and decorative light fixtures. • (G) Clearly articulate entries to commercial structures with substantial, well -detailed doors that match the materials, design, and character of the display window framing. Windows to retail shops should contain a high percentage of glass to display retail contents. • (G) Providing rear pedestrian entrances via alleys/private drives and parking lots is encouraged where feasible. Improvements to rear facades should be subtle and modest, and may include signs, landscaping, and awnings. Utilize architectural details at ground floor Chapter 5 • Design Criteria Building recesses are encouraged to define entryways and window openings July 2018 • Draft • 5-13 TUSTIN �-1 f ,� WMF RED HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN i 5.3.9 Site Planning and Compatibility A. General Requirements • (R) Establish clear pedestrian connections on-site that are well -marked; direct pedestrians from surface or structured parking to buildings, streets, and public spaces. • (R) Establish well-defined outdoor spaces, such as on-site plazas, interior courtyards, patios, terraces and gardens; these are especially encouraged in association with major developments. • (R) The siting or placement of buildings shall recognize the characteristics of the site and relate to the surrounding built environment in pattern, function, scale, and character. Clear on-site pedestrian connections that are well -marked • (R) Buffer adjacent sensitive land uses from negative impacts that may originate from a site,- buffers ite;buffers may be landscaped and/or architectural in character. • (G) On larger sites, focal points should be developed to create thematic features. Plazas, landscaping, fountains, artwork, textured pavement, changes in pavement levels, and vertical architectural features may be combined to create a sense of place. • (G) Pedestrian linkages to nearby neighborhoods, other commercial properties, and public amenities, such as pocket parks, walkways, or seating areas, should be provided whenever appropriate and feasible. • (G) Create a pleasant microclimate, including shade from summer sun and access to winter sunlight; locate seating with consideration to noontime sun and shade. • (G) Site furniture and light fixtures in private developments should reflect complementary design concepts as the public right-of-way street furniture and light fixtures. Site furnishings and seating provide pleasant meeting places 5-14 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN • (G) Commercial and residential uses should include buffers at their interface. Building orientation, landscaping, and increased setbacks may be used to provide compatibility between these uses. (G) When adjacent uses can mutually benefit from connection, appropriate linkages (e.g. common landscape areas, building orientation, pedestrian paseos, and unfenced property lines) are recommended. B. Access, Circulation and Parking TUSTI N RED H l L L AVENUE SPECIFIC PLAN Buffer commercial and residential uses using low walls and landscaping • (R) Surface parking lots shall be located behind buildings or interior to a block, not to the front and preferably not to the side of a building in relation to the street; surface parking shall not be located at a street corner. When parking must occur at the street edge due to variation in building placement or lotting patterns, proper screening of automobiles from public view and adjacent sensitive land uses is required. This may be accomplished with dense, tiered landscaping or low -profile walls while in keeping with line of sight and visual clearance requirements. • (R) Parcels that include parking and buildings should provide cohesive interaction between automobile and pedestrian circulation within the site and between adjacent properties and activities. • (G) Minimize the number of curb cuts and access points to parking areas from the street; curb cuts should be consolidated and placed at mid -block, or provide alley access to service and parking, where feasible. Provide pedestrian connections within parking lots Chapter 5 • Design Criteria July 2018 • Draft • 5-15 TUSTIN RED HILL AVENUE �.f I� . MF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN • (G) Developments should integrate and encourage use of alternative modes of transportation, such as bicycles and transit, by providing safe, convenient, and attractive facilities. Developments should integrate bike parking C. Utilities, Loading and Service Areas • (R) Avoid siting of noise and odor -generating functions in locations that may create a nuisance for the adjacent properties or for the pedestrian paths. Buffer adjacent sensitive land uses from the undesirable impacts of service facilities; use landscape or cohesive architectural treatment to screen service access and facilities. Hours of operation for deliveries shall comply with the Tustin City Code (TCC). • (R) Locate service, loading, and storage areas away from public streets and public spaces, wherever possible. • (G) Combining or grouping trash dumpsters at central locations behind buildings is encouraged. • (G) Landscaping, green (garden) walls and fences should be used to screen non-public areas, trash bins, bin loading areas, utilities, mechanical equipment, and other support facilities. 5-16 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN T_ USTIN E= - ih. om"om, RED HILLAVENUE SPECIFIC PLAN Screen on-site trash bins and utilities Locate service and loading areas away from public streets Chapter 5 • Design Criteria July 2018 • Draft • 5-17 TUSTIN �-1 f ,� MMF RED HILLAVENUE SPECIFIC PLAN 5.3.10 Parking Structures RED HILL AVENUE SPECIFIC PLAN i Parking structures are an efficient way of providing parking without allocating land for surface parking. Parking structures, both above and below grade, may occur in a variety of settings, both for commercial or office uses (for example a commercial assisted living building), or for vertical mixed-use buildings in a "wrap" format. In any situation, the treatment of these structures affects the aesthetics of a development. The following criteria apply: A. Site Planning • (R) A minimum 5 -foot landscaped setback shall be provided on all sides of the parking structure except where ground floor retail space is provided. Landscaping must provide adequate facilities to ensure proper watering and maintenance. • (G) Where appropriate, parking garages should incorporate ground floor retail adjacent to the public sidewalk. • (R) Parking structures shall be designed as an integral component of a coordinated site plan and architectural theme. • (R) The interior treatment of a parking structure shall be of a light color. The structure shall include a coordinated interior sign program designed to identify parking levels and locate stairwells, elevators, phones, exits and other interior features. • (R) Parking structures shall be designed to help reduce the mass and scale of the garage and to ensure their compatibility with surrounding uses. • (R) Vehicles shall be concealed from view through a combination of screen walls and plantings. • (R) The elevations shall provide an adequate level of design detail to reduce a monolithic appearance. This can be accomplished through a combination of the following methods: o Provision of a balance of both horizontal and vertical elements. o Incorporation of simple, clean geometric forms, and coordinated massing. Step back upper levels of the garage. o Use of ground floor retail or other uses adjacent to setbacks. o Coordinate openings in the parking garage with the size and modulation of adjacent windows, structural bays, and/or storefronts. 5- 78 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN o Design openings in the parking garage to resemble architectural elements of the adjoining structure. o Use of masonry materials are the same or similar color as the adjoining structure. The use of unpainted concrete shall be minimized. o Use of landscaped walls to soften the appearance of buildings is encouraged. o Avoid a sloping ramp appearance by providing level and uniform spandrels. T_ USTIN RED HILLAVENUE SPECIFIC PLAN Parking structure architecture integrated into building design o Visually define and differentiate between pedestrian and vehicular entrances through appropriate architectural detailing. C. Security and Lighting • (R) Lighting fixtures shall be designed and placed to provide uniform illumination over all parking areas (see lighting regulations in Chapter 4, Land Use and Development Standards). • (R) Light sources shall be shielded so that the source of the illumination is not seen from outside the structure. • (R) The architectural design of the garage shall eliminate possible hiding places and openings that could allow random pedestrian access. • (R) During periods when parking activity is substantially less than the garage capacity, as during night operations, there shall be a means of securing unused parking levels from use, including stairwells and elevators. If the garage is not operated on a 24- hour basis the entire facility shall be secured from access during hours when the facility is closed to normal business activities. • (R) At a minimum, stair towers shall include glass, or visually penetrable material running vertically the height of the tower. Elevators should be provided with glass -back cabs and shafts. • (G) Stairs and elevators should be located adjacent to a street on the exterior of the structure where lobbies can be exposed to outside view. 5.4 Specific Design Criteria The following sections include specific design criteria for commercial uses (Section 5.4.1) and for mixed-use projects (Section 5.4.2). As appropriate, specific criteria within the commercial subsection may be applied to commercial uses within a mixed-use project. Chapter 5 • Design Criteria July 2018 • Draft • 5-19 TUSTIN �-1 f ,� MMF RED HILLAVENUE SPECIFIC PLAN 5.4.1 Commercial Uses A. Site Planning RED HILL AVENUE SPECIFIC PLAN • (R) Loading and service areas shall be separate from the primary public access. • (G) Buildings should be oriented to face either a public street, private street or pedestrian outdoor space and provide pedestrian access from the public sidewalk. • (G) When feasible and appropriate, interior spaces are encouraged to extend into the outdoors, both physically and visually. This may be achieved through awnings and overhangs, outdoor dining spaces or other features. • (G) Commercial development should provide primary access from the front of the building. Avoid public access to the rear of structures when adjacent to potentially incompatible uses. • (G) Commercial development should provide outdoor pedestrian activity and gathering areas such as courtyards and plazas which are accessible to the public. • (G) When commercial development is adjacent to residential uses, commercial access should not front onto residential uses unless in a horizontal mixed-use setting. • (G) When commercial development is situated on a corner, a wrapped building design is encouraged for a continuous retail presence on both street frontages. B. Building Design Commercial buildings shall be subject to the following: • (R) The architectural style shall consist of contemporary interpretations of traditional architectural styles found in Tustin as outlined herein. Unique or landmark architecture may be considered during design review. • (R) Enhanced architectural elements shall be provided for buildings located at the intersection of public streets in the Specific Plan area. • (R) Building facades shall be articulated with architectural elements and details on all sides visible from on-site pedestrian areas or off-site property or rights-of- way. • (R) Primary building entries shall provide a prominent sense of entry for easy Buildings should present an attractive and interesting facade 5-20 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN identification. The use of architectural projections, columns, entry lobbies or other design elements are strongly encouraged. This applies to all entrances adjacent to the public R.O.W. • (R) For buildings with two or more entrances, the primary entrance should be clearly delineated through architectural detailing, lighting, or signage. (R) Roofline elements, including parapet walls, shall be developed along all ---- --- -- - ---- elevations. (R) Step -backs or articulation of building__ M==07 planes shall be provided for commercial uses which exceed two stories, subject to design review. This would apply to hotel or other unique commercial uses such as assisted living which may exhibit elements of residential -style architecture. Roofs should provide equal design treatment (R) First floor primary elevations must include pedestrian -scaled elements such as storefront design, overhangs, awnings, arcades, etc. (G) The size of door and windows should relate to the scale and proportion of the overall structure. Monumental entries that are not pedestrian scaled are discouraged. (G) The use of security grilles on windows is discouraged. If security grilles are necessary, they should be placed inside the building behind the window and not be visible from public view. • (G) Upper story window to wall ratios should be lower than the ground floor. • (G) Window frames and sills should be used and must be proportional to the window frame. • (G) Public rear entrances should be visible and easily located. Rear entrances should not be more prominent than the front, primary entrance. SAN—;::f C: ISS. ■s "il �_�-l��o��WE-Ii. s. ii ;-7 L._J:s APPROPRIATE Variation in vertical and horizontal wall planes INAPPROPRIATE Minimal variation along building facade • (G) Roofs should be given design consideration and treatment consistent with the primary building and the rest of the building exteriors. Roof form and rooflines should be continuous in design throughout a commercial development. Chapter 5 • Design Criteria July 2018 • Draft • 5-21 TUSTIN �-1 f ,� MMF RED HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN Office Uses. Office uses have physical and functional characteristics that are not typical of commercial development. Office uses are typically within multi -story buildings that may be large in scale. There are fewer public entries and higher utilization of on-site parking. In addition to the previous criteria for commercial uses, office uses have specific criteria: • (R) Windows on the first floor shall encompass a minimum of 40 percent and a maximum of 50 percent of the building fagade. Primary office building entries should be well-defined • (G) Office buildings should have the primary entry visible from the public street and accessible from pedestrian pathways and parking areas. • (G) Entry lobby interiors should be well-designed and of high-quality when visible from the building's exterior. Flexible Format Retail. "Big box' retail has evolved, with retailers providing smaller -format stores which are compatible with smaller retail or mixed-use centers and require smaller floor area. These stores provide a variety of products under one roof. Flexible format stores are often located on sites with multiple buildings of various sizes. In addition to the previous criteria for commercial uses, the following guidelines are specific to this type of retail use: • (R) Building fagade articulation and a mixture of materials shall be used to avoid large wall expanses of unrelieved stucco material. • (G) Design of outdoor sales or display areas (i.e. garden centers, etc.) should be consistent with the architecture of the primary building, utilizing articulated walls or fencing to enclose the space. • (G) Loading and service areas should be located and designed to minimize direct exposure to public view. Walls or tiered landscape screening should be used to reduce visual impacts. Loading area location and design should prevent truck back-up maneuvers from or onto public rights-of-way of parking aisles. • (G) Exterior wall treatments, such as arcades, porticos, offset planes and colonnades should be used to break up the mass and scale of the building. _ arlar"SET Exterior parapet walls should terminate with a building cap Exterior wall treatments are encouraged to break up mass and scale of building • (G) Facades of buildings located on a corner should wrap around to ensure a continuous aesthetic quality. 5-22 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN Hotel Uses. Small-scale hotels and motels are classified as a commercial use, but often include residential -scaled elements in building design. Therefore, the design and orientation of hotels and motels should consider both the impact of the use on adjacent development and the impacts of adjacent development use. In addition to the previous criteria for commercial uses, the following guidelines are specific to this type of use: • (R) Delivery and loading areas shall be located at the rear of the building lot and be screened to minimize impact on incompatible uses. • (R) Hotels and motels shall provide landscaped setbacks from interior property lines. • (G) The main building and driveway should be the primary visual presence along Red Hill Avenue; parking lots should not be adjacent to the street frontage. • (G) Recreational facilities such as swimming pools should be designed to offer privacy to facility users and to minimize noise impacts on adjacent uses. Mechanical equipment of all types, including swimming pool equipment, should be located to minimize impacts on adjacent uses. • (G) Landscaped areas should separate ground floor units from pedestrian walkways, project amenities and drive aisles/parking areas. • (G) For structures over two stories, access to guestrooms should be provided from interior hallways. Avoid room entrances directly adjacent to parking lots or exterior walkways. • (G) Exterior building materials should include natural stone (marble, granite, brick, slate, etc.), stucco, and/or cultured (i.e. manufactured) stone. The choice of materials should be complementary to the design of the structure. Main building and driveway should be primary presence on major streets �� Architectural treatment of building should be equally applied on all facades of hotel • (G) Air conditioning units should not be visible from public streets. • (G) Walkways, stairways, and balcony railing and other similar details should be architecturally consistent with the building design. Chapter 5 • Design Criteria July 2018 • Draft • 5-23 TUSTIN RED HILL AVENUE �.f I� . OF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN • (G) Walls and fences along property lines should be designed to complement the architecture of the primary buildings on a site. Decorative elements, or flowering vines should be incorporated. Drive-Thru Businesses. A proliferation of drive thru businesses is not encouraged in the Specific Plan area. Drive-through businesses may include restaurants, coffee shops, banking institutions with drive -up teller/ATM access, pharmacies and other similar facilities. Drive-through businesses have additional design considerations related to on-site circulation, noise impacts, vehicular access, outdoor seating, signage, landscape, and other parameters. In addition to the previous criteria for commercial uses, the following criteria apply to new construction and major renovation of existing uses: • (R) The primary visual reference along the Red Hill Avenue frontage shall be the building, not a drive-through lane or parking. • (R) Curb cuts shall be minimized. • (R) Drive-through lanes for food and beverage establishments shall accommodate seven (7) vehicle stacking at the menu board and pickup windows without impacting other on-site circulation. • (R) Safe pedestrian walkways shall be provided from the parking areas and from street frontages. Pedestrian pathways to the use should avoid conflicts with vehicular drive-through lanes through siting or clearly delineated paving. • (G) Drive-through aisles should be separated from adjacent streets and parking areas. • (G) Tiered levels of landscaping, including the mixing of groundcovers, shrubs, and trees, and/or low masonry walls should be utilized. • (G) Public art should be displayed on walls where possible. �1 Drive-through lanes shall accommodate appropriate vehicle stacking based on the specific use Outdoor eating areas are encouraged at drive-through businesses • (G) Outdoor eating areas are encouraged. Outdoor eating areas should provide details such as low walls, trellis elements, furniture, umbrellas/awnings, refuse area placement, etc. • (G) Franchise -identifying features should only be located on the main structure. • (G) Exterior doors, equipment rooms, and service/employee entries should be designed with complementary architectural treatment. 5-24 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN Service Stations and Car Washes. Service stations are often characterized by unique site features, such as intensive on-site vehicle utilization; and servicing; large expanses of paving; use of equipment and machinery; and use of potentially hazardous materials. Refer to TCC Service Station Guidelines for a complete list of regulations and guidelines. • (R) The location of filling pumps, carwash bays, or other on-site facilities shall be designed to avoid vehicle stacking or overflow onto adjacent streets. • (R) High quality, durable building materials shall be used. Service stations and car washes shall incorporate fagade material to produce textured design. Reflective, glossy, and fluorescent surfaces are prohibited. • (R) When service stations/car washes front public streets, a berm and/or hedge or other landscaping shall be provided for screening. • (G) Structures on site should be grouped together and integrated into the overall design of a site. • (G) When commercial development borders a service station, two-way vehicular access that is integrated with adjacent development should be provided. • (G) Site design for projects located at street corners should provide structural or strong design elements that anchor the corner. • (G) Storage facilities should be enclosed within the primary structure on the site. • (G) All required perimeter walls and fencing should be decorative and consistent with adjacent architecture. • (G) A fuel delivery truck lane should be provided through the site with sufficient turning radius. 5taut Fuel truck driveways should • (G) The siting of self -serve carwash bays, drying and vacuuming not obstruct on-site areas should be small in scale and not conflict with on-site circulation vehicle circulation. These areas must also be located away from residential uses and designed to mitigate noise impacts on adjacent properties. • (G) Buildings facing public streets should be architecturally detailed. Building design should be given equal design consideration on all sides. • (G) Service station building design should consider the context of the site and area. • (G) Self-service car wash bays, and drive-through car wash facilities should be designed to ensure all drainage is confined on-site. When service stations/car washes include retail uses, a Chapter 5 • Design Criteria July 2018 • Draft • 5-25 TUSTIN RED HILL AVENUE �.f I� . MF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN clearly defined pedestrian path should be provided from required on-site parking to the primary customer entrance. • (G) Self-service carwash/service bays should not face the street. • (G) Pump island canopies should be designed to match the architecture of primary structures on the site. Car wash bays should not conflict with on-site vehicle circulation C. Parking, Access, and Circulation 0 Pump island canopies should be designed to match architecture of primary structure Commercial parking and vehicular/pedestrian circulation areas shall be subject to the following: • (R) For new development, parking shall not be located between the front of the building and the street. Surface parking shall be located at the rear of the site or the side of the building and not visible from streets. Where limited areas of surface parking are in view of adjacent streets, it shall be screened with tiered landscaping. APPROPRIATE Parking located at rear or side o When existing commercial properties within the Specific of building Plan area are renovated, improvements to existing surface parking areas will be required, to increase/add parking lot landscaping for shade, and increase/add buffer landscaping at the street interface. o Creative site planning of the commercial center should not re-create the strip -mall design of the past, with a row of commercial uses fronted by a "sea" of parking, but should provide a variety of building placement, breaking up parking areas and providing an interesting street scene. • (R) Surface parking shall not be located at street corners/intersections. 5-26 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN • (R) Parking area lighting and security lighting for commercial uses shall be shielded to prevent glare and spillover into residential areas. Residential units shall also be shielded from illuminated commercial signs. • (G) Site access and internal circulation should promote safety, efficiency, convenience and minimize conflict between vehicles, bicycles and pedestrians. • (G) The number of site access points to a parking lot should be minimized and located as far as possible from intersections. Parking lot access points should not interfere with the function of adjacent roadways. • (G) Use of common or shared driveways between adjacent uses is strongly encouraged. • (G) Pedestrian access from surrounding residential neighborhoods and parks should be provided. This access should be designed to promote safety by providing unobstructed sight lines into the access way from surrounding public areas and be well -lit. • (G) Safe, convenient pedestrian links should be designed between parking areas and businesses. • (G) Unobstructed visibility and clear delineations between pedestrian paths and vehicular travel aisles should be provided. Use of landscaping, lighted walkways, and decorative hardscape to delineate pedestrian circulation is encouraged. • (G) Access to transit stops should be integrated into the pedestrian circulation network. Pedestrian walkway within commercial settings • (G) Bicycle storage such as racks and lockers should be provided where feasible and easily accessible from the street, transit stops, and pedestrian routes. D. Site Amenities Commercial open space areas shall be subject to the following: • (G) Site furnishings (i.e. benches, bollards, trash receptacles, tables/chairs, umbrellas, kiosks, directories and/or bicycle racks) within development projects should be compatible with the design of the adjacent development and similar in quality to furniture used in the public streetscape improvements. Chapter 5 • Design Criteria July 2018 • Draft • 5-27 TUSTIN RED HILL AVENUE �.f I� . MF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN • (G) The siting of site furnishings should not create pedestrian/vehicular conflicts. Legible and appropriately scaled kiosks/directories should be sited near vehicular and pedestrian entrances. • (G) Seating areas or plaza spaces within commercial developments are strongly encouraged; in large commercial centers with multiple buildings it is a requirement. This may include provisions for formal plazas, urban gardens, covered colonnades, outdoor dining, or pedestrian walkways. E. Support Facilities Larger commercial development should provide outdoor gathering spaces Commercial support facility areas shall be subject to the following: • (R) Storage, refuse and equipment areas shall be screened from publicly accessible spaces and/or neighboring residential uses. Landscaping and/or architectural enclosures can be used to screen these areas. • (R) Rooftop equipment shall be fully screened from public view by parapet walls or roof elements. 5-28 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN • (R) Screening shall be compatible with the design of adjacent architecture. Enclosures shall use forms, materials and color applications similar to the primary building(s). • (R) Refuse storage areas that are visible from upper stories of adjacent structures shall provide an opaque or semi-opaque horizontal cover or screen to reduce unsightly views. The horizontal screen/cover shall be integrated into the enclosure design and compatible with adjacent development. • (G) Refuse storage enclosures should be located so that the doors do not interfere with landscaping and pedestrian and vehicle circulation. • (G) Dimensions of refuse enclosures should not exceed the reasonable space required for anticipated uses. • (R) Utility equipment should be located at the rear of buildings. When equipment is required to be located along street frontages or elsewhere, it shall be screened from public view. 5.4.2 Mixed -Use Refuse areas shall be screened Mixed-use projects are defined as developments that combine commercial/office and residential uses in structures on a single lot, or as components of a single development. The uses may be combined either vertically within the same structure, or spread horizontally on the site in different areas and structures. Horizontal mixed-use projects, which include multifamily residential units in the Specific Plan area, should contribute to the sense of community by carefully relating to the scale and form of adjacent properties, and by designing street frontages that create architectural and landscape interest for the pedestrian and adjacent neighborhoods. Any ground floor development along Red Hill Avenue must be commercial in character to continue the focus of this retail corridor. • (R) Parking facilities for residential uses and non-residential uses in a vertical mixed-use setting shall be separated and clearly delineated using gates/key card entries (or other mechanisms), and clear signage. • (G) Commercial loading areas and refuse storage facilities should be placed as far as possible from residential units and be completely screened from adjacent residential development. Main building and driveway should be primary presence on major streets Chapter 5 • Design Criteria July 2018 • Draft • 5-29 TUSTIN RED HILL AVENUE �.f I� . OF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN • (G) Commercial spaces should have the primary entry visible from the public street and be accessible from pedestrian pathways and parking areas. • (G) Developments should relate directly to the adjacent street, and present an attractive and interesting fagade. • (G) The residential component of a horizontal mixed-use project should be compatible with other development in the immediate area using complementary building arrangements, buffers, and avoidance of overwhelming building scale and visual obstructions. • (G) Buildings should be generally oriented parallel to streets with varying setbacks to provide visual interest and varying shadow patterns. Primary entry for commercial spaces should be accessible from pedestrian pathways • (G) In the residential component of a horizontal mixed-use project, buildings should be oriented to promote privacy for individual residential units to the greatest extent possible. • (G) Clustering of multi -family units should be a consistent site -planning element. Large projects should be broken up into groups of structures. • (G) When commercial development is situated on a corner, a wrapped building design is encouraged for a continuous retail presence on both street frontages. B. Building Design Mixed -Use development shall be subject to the following: • (R) Separate entrances, clearly marked, shall be provided when residential and commercial uses are provided in the same structure. • (R) Building design and operations shall incorporate measures to reduce the impacts of business activities, such as noise, hours of operation, delivery/loading times, etc, on residential uses in a mixed-use setting. Design of storefronts should be consistent • (R) Structures with heights greater than three stories with general commercial development shall step back upper floors to minimize the appearance of mass and bulk. Chapter 4, Land Use and Development Standards, herein require an aggregate five-foot step -back between the second floor and upper floors. 5-30 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN • (G) The architectural imagery and use of materials should be consistent throughout the entire mixed-use project. However, differences in materials and/or architectural details should be used to differentiate the residential portion of the project from the commercial portion of the project. • (G) The design of storefronts should be consistent with the Design Criteria for general commercial development. 0 T_ USTIN RED HILLAVENUE SPECIFIC PLAN Building facades should be detailed to create visual interest • (G) The residential component of a horizontal mixed-use project should use varied building heights to provide visual interest and give the appearance of a collection of smaller structures. The development's building height should create a transition from the heights of adjacent development, rather than abrupt height changes. • (G) The residential component of a horizontal mixed-use project should use architectural elements such as recessed or projecting balconies, porches or other elements that add visual interest, human scale and character to the neighborhood. • (G) Courtyard doors or gates used as building entries should be attractively designed as an important architectural feature of the building or development. Buildings should present an attractive and • (G) The residential component of a horizontal interesting facade mixed-use project should incorporate individual unit entries that have a strong relationship with a fronting street, internal walkway or courtyard as appropriate to the overall siting concept. A transition area from the public space or walkway to the private dwelling unit entry such as a porch, steps or landscaped walkway, should be provided. • (G) Building facades that enclose stairways should include residential -type windows to reduce the visual bulk of the stairwell and enhance safety. • (G) Building facades enclosing elevator shafts should use architectural treatments, such as glass or other materials, to reduce visual mass. Chapter 5 • Design Criteria July 2018 • Draft • 5-31 TUSTIN RED HILL AVENUE �.f I� . MF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN • (G) The architecture for the residential component of a horizontal mixed-use project should be consistent with that of the community facilities and, where parking structures are used, unified by a consistent use of building materials, textures and colors. Architectural treatment of building should be equally applied on all facades Recessed balconies add visual interest • (G) For the residential component of a horizontal mixed-use project, roof pitches and materials should appear residential in character and should consider the prevailing roof types in the neighborhood. • (G) For the residential component of a horizontal mixed-use project, garage and carport roofs should be compatible with the roof pitch and materials of the primary building(s). Flex Format Retail Space. Flex Format Retail Space buildings allow for commercial or residential uses within a building. The building type may allow for incubator businesses needing smaller commercial areas, home occupation uses, or other combinations of residential, office, and commercial within a building. In all cases, the first -floor frontages must exhibit a commercial storefront character. In addition to the mixed-use provisions above, the following items apply: • (G) Each unit should have a clearly identified, separate access from other units within the structure or development. Access to individual units should be from common access areas, parking lots or walkways. Each flex space unit should have separate access from other units • (G) Parking shall be separate and secure, similar to provisions for separating commercial/retail parking from residential parking in other mixed-use developments. 5-32 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN Units fronting pedestrian walkways should have pedestrian -oriented frontage C. Parking, Access, and Circulation T_ USTIN RED HILLAVENUE SPECIFIC PLAN • (G) The architectural imagery and use of materials should be consistent throughout the entire Flex Format Retail Space project. • (G) Units fronting public spaces or pedestrian walkways should have a pedestrian -oriented frontage that allows views into the interior of the non-residential areas of the unit. Units should include display windows and other elements that are inviting to pedestrians. • (G) Living and work areas should have access to sufficient daylight, through use of windows or skylights. • (G) Residents or commercial users should have access to usable open space and be consistent with open space requirements for mixed-use residential development, as stated in Chapter 4, Section 4.4.3). Mixed -Use parking and vehicular/pedestrian circulation areas shall be subject to the following: • (R) Circulation conflicts between vehicles, bicycles and pedestrians shall be minimized. A continuous, clearly marked walkway should be provided from the parking areas to main entrances of buildings k� Examples of Flex Space Building Fronts A frontage that reinforces both residential and work activities that can occur in the building. The elevation of the ground floor is located at or near the grade of sidewalk to provide direct public access to the building. Entrances and windows are provided on the front of the facade to provide eyes on the street and direct sidewalk access to commercial and office uses. The front setback (if provided) may be improved with landscaping or as an extension of the public sidewalk to create a more pedestrian friendly environment. Chapter 5 • Design Criteria July 2018 • Draft • 5-33 TUSTIN RED HILL AVENUE �.f I� . OF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN • (G) Where provided, surface parking should be divided into a series of small parking areas with convenient access that relates to dwelling units or commercial uses. • (G) Parking areas should be in the development's interior and not along street frontages. Screening measures, such as tiered landscaping and walls, should be used to minimize visual impacts. • (G) Convenient pedestrian connections should be provided between residential buildings, community amenities, parking areas, and any adjacent commercial and retail developments. • (G) Access to transit stops should be integrated into the pedestrian circulation network. • (G) Bicycle storage such as racks and/or lockers should be provided and be easily accessible from the street and the pedestrian routes. D. Open Space, and Site Amenities Mixed -Use open space areas shall be subject to the following: • (R) Building numbers and individual unit numbers shall be readily visible, in a consistent location, well -lighted at night, and compatible with the overall design of the development. • (R) Site furnishings shall not create pedestrian/bicycle/vehicular conflicts. • (R) Signage shall be consistent with the overall design of the development including color, materials and form. • (R) Clear legible entry signs shall be provided to identify the development. Internal circulation signs and visitor parking areas should also be clearly indicated. A directory that shows the location of buildings and individual dwelling units within the development is encouraged. • (G) Use of landscaping and decorative pavement treatments is encouraged to define and accent specific areas such as building and parking lot entrances and the main walkways to common open space areas and other useable open space. Building numbers should be readily visible Pedestrian connection should be provided between residential buildings and community amenities 5-34 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN • (G) Residents should have access to usable open space for recreation and social activities. Open spaces should be conveniently located for most units. • (G) Landscaping should be used to define the edge between public and private space, buffer adjacent uses when appropriate, and screen service areas. Private and common open space should be clearly Residents should have access to usable defined open space (G) Open space areas should be sheltered from the noise and traffic of adjacent streets or other incompatible uses. • (G) Open space should be configured and sized to be usable areas and not merely leftover areas. • (G) Open space intended for private use should be provided adjacent to the units it serves. • (G) Boundaries between private and common open spaces should be clearly defined by low walls or plant materials. • (G) Site furnishings (i.e. benches, bicycle racks, bollards, trash receptacles, etc.) should be compatible with the design of adjacent buildings. Courtyard doors should be designed as an important feature of the building Seating areas and site furnishings should provide sheltered areas for pedestrians Chapter 5 • Design Criteria July 2018 • Draft • 5-35 TUSTIN RED HILL AVENUE ?R .. � RED CJFIC PLAN SPECIFIC PLAN SPECIFIC PLAN E. Support Facilities Mixed -Use support facility areas shall be subject to the following: • (R) The following shall be screened from views from publicly accessible spaces: o Electric and water utility meters and cabinets o Heating/ventilation/cooling equipment o Irrigation and pool pumps and cabinets o Rooftop mechanical equipment o Refuse areas o Other mechanical equipment and cabinets • (R) Refuse containers must be covered. Central mailbox design should be consistent with primary building • (R) Refuse storage areas that are visible from upper stories of adjacent structures shall provide an opaque or semi-opaque horizontal cover or screen to reduce unsightly views. The horizontal screen/cover should be integrated into the enclosure design and compatible with adjacent development. • (R) Mailboxes shall be in highly visible, conveniently accessible areas, per United States Postal Service guidelines. • (G) Refuse storage areas should be convenient to residential units and commercial uses, located within parking garages or to the rear of buildings and screened from publicly accessible areas. • (G) Refuse enclosures should be located so that the doors do not interfere with landscaping and pedestrian and vehicle circulation. • (G) Dimensions of refuse enclosures should not exceed the reasonable space required for anticipated uses. Enclosures for refuse storage should have equal architectural design and include an integrated cover • (G) Incorporation of mailbox design features, such as a built frame consistent with the primary building's architectural design, is encouraged. • (G) Appropriate methods of screening include fencing, landscaping, roof parapets and 5-36 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN architectural enclosures. The design of screening devices should be compatible with the primary building(s). • (G) Architectural enclosures should be used to enclose outdoor refuse containers. • (G) The design of enclosures should be architecturally compatible with other buildings on the site, and design should use similar forms, materials and colors. All development within the Red Hill Avenue Specific Plan area are subject to the following regulations and guidelines, as well as any applicable landscape requirements of the TCC. • (R) The following areas of a commercial or mixed-use development, or any other landscaped area to be maintained, shall be landscaped and maintained in a weed and trash -free condition: o Required yards; o Green roofs; o Common open space areas such as, but not limited to pool, clubhouse and outdoor seating areas; and o Parking lots. • (R) Plant materials shall be planted and any walls or fencing designed and maintained to keep sight lines at driveways and intersections clear. Plantings in the sight clearance area shall be pruned to a height of 24 inches, consistent with the TCC. • (R) Place landscaping so that it does not interfere with the lighting of the project area or restrict access to utilities (such as electrical boxes) or emergency apparatus (such as fire hydrants or fire alarm boxes) or interfere with installation and maintenance utilities. Parking lot landscaping for shading is required • (R) Root barriers shall be provided where trees are planted adjacent to pedestrian walkways. • (R) Parking lots shall include shade trees planted at a ratio of one 24 -inch box sized tree for every six (6) parking spaces; the total number of trees may be averaged across a parking lot to account for unique site conditions, however most of the parking field must include trees. Chapter 5 • Design Criteria July 2018 • Draft • 5-37 TUSTIN �-1 f ,� MMF RED HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN • (R) Drought tolerant plants and irrigation systems shall ---- comply with the Tustin Water Efficiency Ordinance. • (R) Parking lots shall be separated from the street frontage by landscape buffers and berms to reduce visual impacts. Landscaping should be tiered with multiple horizontal and vertical layers of plant material for screening and aesthetics. • (G) Landscaping should enhance the quality of development by framing and softening the appearance of buildings, enhancing the overall image, screening undesirable views, and providing shade and wind protection. • (G) Landscaping in parking areas are encouraged to be planted to avoid direct views of parked vehicles from public rights-of-way, and to minimize noise, light, exhaust fumes, and other negative effects on pedestrians. Layered landscape screening of surface parking lots is required • (G) Keep landscaping in scale with adjacent buildings and of appropriate size at maturity. Tiered landscaping is encouraged. • (G) Use trees and plants appropriate to Tustin and the surrounding region. See Plant Palettes in Chapter 3, DevelopmentP/an as a guide to coordinate with the public right-of-way plantings. • (G) Group plantings according to common environmental conditions, such as soil type, water needs, sun, temperature, and precipitation, etc. • (G) Plantings should be of a more significant size for faster canopy results where appropriate. • (G) Placing planters and pots in building recesses and adjacent to blank walls is encouraged as they provide visual interest and color accents, and enrich sidewalks, courtyards, and plazas. Planter and pot materials should complement the building's architectural design. • (G) Areas not utilized by structure, storage, paved walks, plazas, driveways or parking should be landscaped. • (G) Landscaping should be used to separate parking from buildings, pedestrian walkways, and bikeways and to reduce the visual impact of paved surfaces. • (G) Landscaping at the base of buildings is encouraged to soften any transition. Consideration should be given to the scale and bulk of a building and its relationship to the scale of adjacent development. 5-38 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN • (G) Use of landscaping is encouraged to define and accent specific areas such as building and parking lot entrances, pedestrian walkways, bikeways and the main walkways to common open space. • (G) Landscaping should be used to define the edge between public and private space, buffer adjacent uses when appropriate, and screen service areas. Rooftop parks provide outdoor gathering spaces in urban areas Green roofs can improve storm -water management and reduce runoff Chapter 5 • Design Criteria July 2018 • Draft • 5-39 '�^`� .ice+ .. � .,. 'r -. S_ �� .ti • r : �_ . �� RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN 5.4.4 Lighting • (R) Lighting shall not produce glare or spill over onto adjacent properties; consider the latest technical and operational energy conservation concepts in lighting designs. • (R) Lighting shall be provided, at a minimum, in the following locations for safety and for crime prevention: o Parking Lots; o Parking Structures; o Plazas or outdoor seating areas; o All building entries; o Refuse disposal areas (may be provided as part of parking lot lighting); and o Walkways. • (R) Wall mounted lights shall not extend above the height of the wall or parapet to which they are mounted. • (G) Lighting should be designed to accommodate the scale of the user. Thus, there should be taller lighting fixtures for vehicular traffic (parking lots) and shorter lighting fixtures for pedestrian movement. • (G) Use low-level, decorative lighting to provide appropriate nighttime visibility for safety and pedestrian movement as well as accent detail. • (G) Lighting levels should vary depending on the specific use and conditions, but the overall consideration should be to provide lighting levels sufficient to provide security and safety. • (G) Light fixtures should be designed or selected to be architecturally compatible with the main structure and the theme of the area. • (G) Where appropriate, design exterior lighting as part of the overall architectural style of the building to highlight interesting exterior architectural features. Lighting of full facades or roofs is discouraged. • (G) Low voltage lighting should be incorporated into landscaped areas. • (G) Lighting should provide consistent light levels to prevent dark areas. • (G) Lighting fixtures should be covered or otherwise directed so that bulbs are not directly visible to pedestrians or drivers. • (G) On the top floor of a parking structure with no roof, lighting should be positioned appropriately to create a safe environment for pedestrians, while not negatively impacting the users of surrounding uses and developments. Chapter 5 • Design Criteria July 2018 • Draft • 5-41 TUSTIN �-1 f ,� WMF RED HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN Lighting should be designed to be compatible and integral with the architecture Lighting should be designed to accommodate the scale of the user Parking lots should have sufficient lighting to provide security and safety 5-42 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN 5.4.5 Walls and Fences • (R) The design of fences and walls, as well as the materials used, shall be consistent with the overall development's design and must be compatible with the architecture. • (R) Wall and fence height shall comply with the provisions of the TCC. (G) Walls and fences should be kept as low as possible while performing their intended function. Walls should be kept to a minimum height to avoid a "fortress - like" appearance. • (G) Fences and walls should have an articulated design. Articulation can be created by having regularly spaced posts, changes in height, and by using different building materials at the base, posts, or the cap of the fence/wall. • (G) Fences and walls should be painted to match or complement the color of the building. However, walls constructed with stone or brick may remain unpainted to display the natural color of the materials. • (G) Masonry block walls seen from the public right-of-way should be constructed of "split - face," beige or similar brown tone colored blocks. Chain link fences are not permitted. • (G) Temporary construction fencing should be aesthetically treated with a green screen or project imagery. Walls and fences should be kept as low as possible Chapter 5 • Design Criteria July 2018 • Draft • 5-43 TUSTIN �-1 f 1� OF RED HILLAVENUE SPECIFIC PLAN 5.5 Signs RED HILL AVENUE SPECIFIC PLAN Signs are important because they communicate the type of goods and services being offered at a commercial establishment and/or identify a property and convey important information, especially directional. All are important to the image of the neighborhood in general. Attractive, creative, and clearly -understandable signs oriented towards pedestrians and cyclists will help create a more pleasing visual environment in the RHASP area. 5.5.1 Sign Materials and Colors • (G) Sign materials and colors should complement the materials and colors on the fagade and the architectural style of the building. Appropriate sign materials may include: o Wood (carved, sandblasted, etched, properly sealed and painted or stained), o Tile (painted, sealed, inlaid tiles), o Metal (formed, etched, cast, engraved, and properly primed or factory coated to protect against erosion), and • (G) For sign hardware, use of decorative iron brackets or wood should be used. • (G) The selected materials should contribute to the legibility of the sign; for example, glossy finishes are often difficult to read due to glare and reflections. • (G) Sign materials should be very durable and graffiti resistant; paper and cloth signs are not suitable for outside use. Sign materials and color should complement the architectural style of the building Limit colors to no more than three on a single sign • (G) Limited application of neon signs may be appropriate if they are consistent with the character of the area, location within a commercial center, and meet the requirements of TCC. • (G) Limit use of accent colors to increase legibility, and limit colors to no more than three on a single sign. • (G) Contrast is an important influence on the legibility of signs; the most aesthetic and effective graphics are produced with light-colored letters and images on a dark, contrasting background. 5-44 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN 5.5.2 Sign Types Roof signs, pole signs, and internally illuminated box signs are prohibited. The following sign types are encouraged for new projects in the RHASP area. A coordinated signage program shall be required for new construction where multiple build ings,businesses, or mixed-use projects are proposed. A. Projecting Signs • (R) Hang projecting signs at a 90 -degree angle from the face of the building, and use sign supports and brackets that are compatible with the design and scale of the building. Decorative iron and wood brackets are encouraged. • (G) Use projecting signs for ground floor uses only; on a multi -storied building, suspend the sign between the bottom of the second story windowsill and the top of the doors or windows of the first story. On a one-story building, position the top of the sign at the same height as the lowest point of the roof and ensure that the sign does not hang low enough to be a safety concern for pedestrians. • (G) The scale of projecting signs should not detract from the architectural character of the building. B. Hanging Signs • (G) Where overhangs or covered walkways exist, pedestrian -oriented hanging signs are encouraged. Securely hang signs over the pedestrian right-of-way. • (G) Keep hanging signs simple in design and avoid using them to compete with existing signage at the site, such as wall signs. C. Window Signs • (R) Window signs shall be primarily individual letters placed on the interior surface of the window and intended to be viewed from outside. Glass -mounted graphic logos may also be applied, if they comply with the 25 percent (25%) limitation in accordance with TCC Use small, pedestrian -oriented signs nAF Sign supports and brackets should complement the design of the building Limit the text to the business name and a brief message identifying products or service Chapter 5 • Design Criteria July 2078 • Draft • 5-45 TUSTIN �-1 f 1� OF RED HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN i • (G) Limit the text or sign copy of a window sign to the business name and a brief message identifying the product or service (e.g., "maternity wear' or "attorney") or pertinent information (e.g., "reservations required"). • (R) Wall signs shall not project from the surface upon which they are attached more than that is required for construction (i.e. mounting, framing) purposes and, in no case, more than six (6) inches. • (G) Locate wall signs where the architectural features or details of the building suggest a location, size, or shape for the sign. The best location is generally a band or blank area between the storefront and the pa ra pet. Best location for wall sign is the area (G) Place new wall signs for individual businesses in between the storefront and parapet • a shopping center or multi -tenant building consistent with the location of signs for other businesses, which will establish visual continuity among storefronts and create a unified appearance. The required Master Sign Plan should ensure this requirement is met. E. Awning Signs • (R) Awning signs shall be placed only on the valance portion of the awning. • (R) The use of adhesive/press-on lettering is prohibited; lettering shall be an integral part of the awning. • (G) Letter color should be compatible with the awning and the building color scheme. • (G) Carefully design the shape, design, and color of awnings to coordinate with, and not dominate, the architectural style of the building. Where multiple awnings are used on the building, keep the design and color of all sign awnings consistent. Shape, design and color of awnings should coordinate with the architectural style of the building • (G) Use only permanent signs that are an integral part of the canopy or awning. To avoid 5-46 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE TUSTIN S P F C I F I C P LAN RED HILLAVENUE SPECIFIC PLAN having to replace awnings or paint out previous tenant signs when a new tenant moves in, consider using replaceable valances. F. Monument/Freestanding Signs • (G) The sign area and height should be in proportion to the site and surrounding buildings; signs should not be overly large or be a dominant feature of the site. • (G) Place monument and freestanding signs perpendicular to the street so that the sight lines at entry driveways and circulation aisles are not blocked. • (G) Design monument and freestanding signs to create visual interest and complement their surroundings, incorporating architectural elements, details, and articulation. Freestanding monument signs can be placed in landscaped medians at private project entries to a commercial center • (G) Incorporate materials and colors into the sign support structures that match or are compatible with materials and colors of the development the sign serves so it does not appear out of scale with adjacent building(s). 5.6 Relationship to the Public Realm The public realm is defined as those areas within the public right-of-way: the street itself, parkway, and sidewalk. Where private development adjoins, and interacts with this public area, the following criteria should guide design. OBEKM•• • A. Public Gathering Spaces • (R) Development shall consider the location, scale, and massing of buildings to consistently frame and define public spaces and private open spaces adjoining the public right-of-way. • (R) Development shall make public or publicly accessible spaces visible from the street or link them to the street via a clear pedestrian connection, such as an open passage, paseo, or covered arcade. • (G) Decorative paving that adds visual interest and a sense of place is encouraged. • (G) Incorporate courtyards, plazas, outdoor eating areas, mid -block pedestrian paseos, and other amenities into development designs to interplay with the public realm. • (G) Private open space types on street frontages may take several forms as outlined in the Chapter 5 • Design Criteria July 2018 • Draft • 5-47 I:j! ! RED HILL AVENUE REDHILL FICPLA UE SPECIFIC PLAN SPECIFIC PLAN Development Regulations section, Chapter 4, including variations on a forecourt design as shown on Exhibit 5-5, Forecourt Frontage Options Open Space). Forecourts are various different building frontage orientations that embrace and incorporate outdoor spaces. Where these open spaces front on the public right-of-way, landscape palettes and treatments and furnishings should be compatible with and complement the treatment of the streetscape. Decorative paving should be utilized to create a sense of place Private open space may be integral to the architecture and public realm using balconies, roof decks, or colonnades 5-48 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN FORECOURT FORECOURT WITH PASS-THROUGH OPEN SPACE FORECOURT WITH SIDE OPEN SPACE TUSTI N -RED HILLAVENUE SPECIFIC PLAN Exhibit 5-5 Forecourt Frontage Options (Open Space) Chapter 5 • Design Criteria July 2018 • Draft • 5-49 TUSTIN RED HILL AVENUE �.f I� . MF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN aW B. Pedestrian Connectivity and the Flexible Amenity Setback The Flexible Amenity Setback is a component of the public right-of-way that adjoins private development in areas that have or will be required to dedicate the full 60 -foot half -width right-of-way for Red Hill Avenue. Because the driving surface (curb -to -curb width) of the roadway will not change as part of this Specific Plan, additional right-of-way may be used for a variety of pedestrian -oriented purposes in the interim of use of full right-of-way: additional walkway width, additional landscaping, seating areas or plaza spaces, or outdoor dining (with a license from the City) (see Exhibit 5-6, Flexible Amenity Setback Options) . • (R) Provide ample width and design for ADA access along sidewalks and pathways. • (R) Design sidewalks and pathways as unifying elements throughout the Specific Plan area and from and between adjacent parcels. • (R) Outdoor dining areas within the Flexible Amenity Setback must be kept at the same grade as the adjacent pedestrian walkway. • (G) Locate pathways to promote continuity, connecting with the public sidewalks on adjacent streets. • (G) Encourage new development that extends existing circulation patterns and connects important centers of activity. • (G) Introduce shading elements to improve pedestrian access and comfort such as landscaping, umbrellas, awnings, etc. 5-50 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN T_ USTIN E= - ih. ov"ov, RED HILLAVENUE SPECIFIC PLAN RAISED MEDIAN (WHERE APPLICABLE) 4' MIN PARKWAY 4' MIN SAN REQl IRED REQUIRED 6'-0" BIKE FLEXIBLE AMENITY SETBACK 42'-0" I 66'-0" Chapter 5 • Design Criteria July 2018 • Draft • 5-51 A TUSTIN �-1 f ,� MMF RED HILLAVENUE SPECIFIC PLAN RED HILL AVENUE SPECIFIC PLAN Gathering Space Walkway Parkway (Plaza. outdoor seating) W ruin) (4' mitt) The Flexible Amenity Setback may include a number of pedestrian -oriented uses within the 18 foot setback area: seating, plaza space, outdoor dining, additional landscaping, and/or widened walkways. In all cases a minimum four foot wide sidewalk and four foot wide planted parkway are required. Where possible the parkway should be expanded to six feet. 0 Examples of pedestrian -oriented uses in the Flexible Amenity Setback 5-52 • Draft • July 2018 Chapter 5 • Design Criteria 'J.�.w°�. • F is S TUSTIN RED HILL AVENUE �.f I� . MF RED I UE SPECIFIC PLAN SPECCIFICFIC PLAN C. Gateways • (R) Corner lots shall provide, as part of development projects, where gateway monumentation is identified, in the Development Plan herein, area for gateway monumentation, to be constructed and maintained by the property owner. A corner triangular-shaped setback range of 15-25 feet shall be provided for gateway monumentation subject to review and approval by the Community Development Director. All gateway monumentation shall comply with TCC visual clearance requirements. • (R) The property owner(s) or their representatives shall be responsible for the installation, future preservation, maintenance, and replacement if necessary, of gateway monumentation on private property for the life of the development project. • (G) Gateways should be designed to announce arrival into the RHASP area, consistent with the requirements outlined in Chapter 3, DevelopmentP/an. • (G) Gateway signs and treatments should not obstruct motorists view and shall adhere to the TCC regarding appropriate sight and visual clearance distances. • (G) Gateway treatments, such as architectural features, public art, special paving treatment, lighting, and mature, full-sized landscaping, is encouraged and should be coordinated to create a unifying theme. D. Park Interface If mixed-use redevelopment occurs at the commercial center at 14131-14245 Red Hill Avenue adjacent to Frontier Park, it is highly encouraged that the uses and site design engage the park through clearly defined frontage directly onto the park, or siting of buildings and outdoor spaces to provide visibility and pedestrian access between the park and the proposed development. Development on this site and its adjacency to Frontier Park is a unique opportunity within the Red Hill Avenue Specific Plan. Comprehensive site planning and development of this property will be key to furthering the vision of the Specific Plan area, specifically to the area south of the I-5. 5.6.2 Furnishings Furnishings can enliven and provide variety to outdoor spaces used by the public or adjacent to the public sidewalk areas. They serve an aesthetic and utilitarian function. Furnishings include items such as benches, trash receptacles, plant containers, tree grates and guards, bicycle racks, bollards, kiosks and fountains. Proper design and placement of such amenities can reinforce the identity of the district and create a lively and active atmosphere within the Specific Plan area. 2 Furnishings should be provided in higher -use pedestrian traffic areas 5-54 • Draft • July 2018 Chapter 5 • Design Criteria RED HILLAVENUE SPECIFIC PLAN Street furniture should have a unified theme Anawdft f,. Group furniture together, wherever possible T_ USTIN RED HILLAVENUE SPECIFIC PLAN 1 • (R) Provisions to accommodate Americans with Disabilities Act (ADA) requirements must be incorporated into the design and siting of —7 furnishings. This includes a provision for space adjacent to walkways for wheelchair and/or stroller parking. • (G) The interface between the public realm and private development (including seating, outdoor dining, canopies, planters, etc.) should not be defined by hard edges such as bollards or fencing. • (G) A unified "look" is encouraged. The color and appearance of furniture products should be selected to complement other design elements. Items should be securely anchored to the sidewalk and a graffiti - resistant coating should be applied to surfaces. • (G) Locate street amenities except seating in a zone along or near the curb as a barrier to automobile traffic; this is especially applicable to trash receptacles, and heavy planters. • (G) The design and selection of street furniture should include considerations for the security, safety, comfort and convenience of the user. • (G) Street furniture should be placed to conserve existing sidewalk width and ensure free pedestrian flow. • (G) The location and layout of the different elements of street furniture should ensure that each article or structure is designed and situated to be in harmony with both the surrounding furnishings and the overall Specific Plan area. • (G) Where possible, furnishings should be grouped together. A greater number and type of furnishings should be provided in higher -use pedestrian traffic areas. 5.6.3 Public Art Public art contributes significantly to the public identity of a place. Public art can stimulate creativity, imagination and add a unique human quality to the outdoor environment. It enriches the urban landscape and provides a means to express the City's cultural and social heritage. Public art is an increasingly important element of the built environment. • (R) The property owner(s) or their representatives shall be responsible for the installation, future preservation, maintenance, and replacement if necessary, of artwork on private property for the life of the development project. Chapter 5 • Design Criteria July 2018 • Draft • 5-55 TUSTIN RED HILL AVENUE ?R .. � RED CJFIC PLAN SPECIFIC PLAN SPECIFIC PLAN • (G) Integrate works of art into new development projects in areas visible to the public and at gateway intersections as defined in Exhibit 3-6, Urban Design Plan. Public art projects are subject to review by the Community Development Director if visible from the public right-of-way. • (G) The placement of freestanding pieces of art should avoid locations where it would compete with a storefront, obstruct a pedestrian path, create a traffic hazard, compete with another piece of art, or adversely impact adjacent buildings. The placement of artwork should avoid locations where it would conflict with monument signage. Public art can break up large facades with little articulation while expressing the character of the community. • (G) Public art should add local meaning; interpret the local culture, environment, and/or history; and capture or reinforce the unique character of place. • (G) The physical setting of public art should be considered in its design. The impact of physical space and nearby structures on public art should also be considered. • (G) Art should be sited to complement other features, such as a plaza or architectural components, and make the art an integral part of site development. • (G) Public art should be constructed using durable materials and finishes such as stone or metal or use of materials that are functional furnishings (i.e. bench/wall) and treated to resist graffiti. • (G) Murals, bas-relief or other artistic treatments are strongly encouraged to be used to enhance otherwise blank walls (including parking structures) and are subject to the requirements of the TCC. • (G) Public art location(s) should be clearly visible and freely accessible during daylight hours. • (G) Exterior artwork should be adequately lit to be clearly visible from sidewalks during evening hours. Murals may be used to enhance blank walls • (G) Interior artwork should be adequately lit during all hours of public access. 5-56 • Draft • July 2018 Chapter 5 • Design Criteria 6 IMPLEMENTATION AND ADMINISTRATION RED HILL AVENUE SPECIFIC PLAN Implementation and Administration TUSTI N • iL ' I RED HILLAVENUE SPECIFIC PLAN 6.1 Purpose......................................................................................................................................6-1 6.2 Phasing.......................................................................................................................................6-1 6.3 General Plan Amendment..........................................................................................................6-2 6.4 Zoning Map Amendments..........................................................................................................6-2 6.5 California Environmental Quality Act Compliance.....................................................................6-2 6.6 Administration and Enforcement..............................................................................................6-3 6.6.1 Responsibility................................................................................................................6-3 6.6.2 Approval Authority.......................................................................................................6-3 6.6.3 Unlisted Uses and Interpretation.................................................................................6-4 6.6.4 Appeals.........................................................................................................................6-4 6.6.5 Transfers.......................................................................................................................6-4 6.6.6 Land Use Conversion....................................................................................................6-5 6.7 Development Process................................................................................................................6-5 6.7.1 Site Plan, Design Review Process and Findings............................................................6-5 6.7.2 Residential Allocation Reservation (RAR) Process and Findings................................6-10 6.7.3 Flexible Amenity Setback Provisions..........................................................................6-12 6.7.4 Subdivisions................................................................................................................6-12 6.7.5 Variances and Conditional Uses.................................................................................6-12 6.8 Development Incentives..........................................................................................................6-12 6.9 Minor Specific Plan Modifications...........................................................................................6-13 6.9.1 Exceptions...................................................................................................................6-14 6.9.2 Required Findings.......................................................................................................6-14 6.10 Specific Plan Amendments.......................................................................................................6-14 6.11 Affordable Housing..................................................................................................................6-15 6.12 Severability...............................................................................................................................6-15 6.13 Funding Mechanisms...............................................................................................................6-15 Exhibits Exhibit 6-1 Residential Allocation Request Process ........................................................................ 6-9 Chapter 6 • Implementation and Administration July 2018 • Draft • 6-i RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 6. Implementation and Administration 6.1 Purpose As discussed in the vision section of the Red Hill Avenue Specific Plan (RHASP) (see Chapter 2, Vision,. Goals, and Objectives), the Specific Plan area is envisioned to retain a primarily commercial character along Red Hill Avenue, with vertical and horizontal mixed-use projects that activate the street by bringing new commercial and residential uses and pedestrian activity. The evolution of land uses will enhance the economic and social vitality of the area through the addition of new residents and local - serving retail and service uses. Through the design review process, the City will ensure that new development complements existing residential neighborhoods surrounding the plan area. The provisions of this chapter are applicable to development activity and land uses within the boundary of the RHASP and serves to implement the vision for the Specific Plan area. This chapter explains the procedures to implement this Specific Plan. The RHASP applies to all existing and future development and land uses in the area. Existing uses shall be permitted to continue and need not comply with the new standards in the RHASP, subject to the provisions of TCC Section 9273, Legal Nonconforming Structures and Uses. When land uses intensify or change (including re -tenanting of existing commercial spaces), existing structures or sites are modified by more than 50% of their existing square footage, additional square footage, or new development is proposed, conformance with the regulations and design criteria outlined in this Specific Plan will be required. The provisions of the RHASP, including development standards and design criteria, shall apply in their entirety in the review of new construction projects or development proposals. In the review of proposals involving the modification of existing development, however, it is recognized that existing site conditions may constrain the extent to which these development standards and design criteria can be met. 6.2 Phasing Future new development and redevelopment within the Specific Plan area will occur over a multi-year timeline because public and private development and/or redevelopment will be responsive to prevailing market conditions. Owners of private property will determine when, and if, development occurs. This makes forecasts of the timing and extent of future conditions challenging; however, buildout is assumed by 2035. In the near term, improvements such as expansions or fagade improvements will be subject to the development standards and design criteria outlined herein. The City may implement the public improvements outlined in the Specific Plan, including, public streetscapes, landscaped medians, and gateway/wayfinding signage, in advance of, or concurrent with, private development. High priority improvements would include restriping and the addition of the Class II bike lanes, followed by public streetscape improvements and the addition of landscaped medians. Chapter 6 • Implementation and Administration July 2018 • Draft • 6-1 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN 6.3 General Plan Amendment The Tustin General Plan was amended by Resolution concurrent with the adoption of the RHASP to provide consistency between the two documents. The following amendments to the General Plan were made: Update to the Land Use Map to show the boundaries of the RHASP; and Updates to the General Plan Land Use Element (GPA 2017-01), and other related conforming amendments to General Plan to ensure that the RHASP and the General Plan, as amended, are internally consistent. 6.4 Zoning Map Amendments The RHASP was adopted by Ordinance and defines the zoning for the properties within its boundaries. The adoption of the Specific Plan was accompanied by a concurrent zoning map amendment to designate the area "Red Hill Avenue Specific Plan (SP -13)." 6.5 California Environmental Quality Act Compliance The RHASP has been prepared in conjunction with a Program -level Environmental Impact Report (EIR), which identifies potential impacts resulting from the proposed development and establishes mitigation measures that reduce them to a less than significant level, where feasible. As the lead agency, the City of Tustin will implement a monitoring program for the approved mitigation measures. To assist in this monitoring effort, a Mitigation Monitoring Program has been developed by the City as part of environmental findings and included in the Final EIR certified by the Tustin City Council. The Mitigation Monitoring Program will also be included as an Appendix of this Specific Plan when adopted. The RHASP EIR will serve as the primary environmental document for development within the RHASP and all future development undertaken within the Specific Plan area. The EIR is anticipated to be the definitive environmental document for project implementation within the Specific Plan area, including serving as a Program EIR for purposes of backbone infrastructure improvements. Future development projects that require discretionary review will be examined against the analysis prepared for the EIR to determine if additional environmental documentation must be prepared. Developments that do not require additional discretionary review will not be subject to additional environmental documentation. However, a project applicant will be required to submit documentation substantiating the finding that said development is allowed and in conformance with the Specific Plan, and the potential environmental effects are within the parameters and timeframe analyzed within the Specific Plan EIR. Additional environmental documentation may be required for future development projects proposed within the Specific Plan area pursuant to State law. However, documents for subsequent site-specific projects may use the "tiering" concept, as provided by § 15385 of the State CEQA Guidelines. 6-2 • Draft • July 2078 Chapter 6 • Implementation and Administration RED HILL AVENUE SPECIFIC PLAN TUSTI N • iL ' I RED HILLAVENUE SPECIFIC PLAN The tiering concept is a process by which the City of Tustin, as lead agency, can adopt the programmatic EIR focusing on the "big picture," and can then use streamlined CEQA review for subsequent individual development projects in the Specific Plan area. This streamlined CEQA review may be used for each site-specific future development so long as the project is consistent with the findings of the EIR, the mitigation measures described in the EIR, and the City's General Plan and Zoning Ordinance. This tiering concept allows the City to address the broad environmental issues detailed in this EIR during the planning stages of the proposed Specific Plan. Future site-specific development projects are evaluated on a project -specific basis, and may be excused from repeating the broad environmental analysis examined in this comprehensive, programmatic EIR for the entire Specific Plan area. 6.6 Administration and Enforcement California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 et seq.) grants authority to cities to utilize specific plans for purposes of implementing the goals and policies of the City's General Plan. The RHASP establishes a set of regulations, standards, design criteria, and processes for proposed development within the Specific Plan boundaries, and constitutes the zoning for development within the Specific Plan area. Where provisions of the RHASP conflict with the Tustin City Code (TCC), the provisions of the RHASP shall prevail. Where the RHASP is silent, the relevant provisions of the TCC shall apply. 6.6.1 Responsibility The Community Development Department shall be responsible for the administration of the RHASP, including processing of applications, providing assistance to applicants, administration of the Residential Allocation Reservation (RAR), and reviewing projects for compliance with the RHASP. The Public Works Department shall be responsible for overseeing improvement projects involving streets, public rights-of-way, and other public properties or improvements within the RHASP. The Community Development Director acts as the Zoning Administrator as outlined in the TCC. The Community Development Director may refer an action to the Planning Commission. 6.6.2 Approval Authority Approving bodies for actions implementing the RHASP include the following (note that the final approving authority for projects that include multiple actions will be the highest approval authority): Irriementing Action 11 Appr I Authority 7Specificlan Approval, General Plan Amendments ments thereafter City Council, per TCC Subdivision Maps Planning Commission and/or City Council per TCC Site Plan/Design Review Community Development Director, per TCC Residential Allocation Reservation (RAR) Community Development Director Conditional Use Permits Zoning Administrator or Planning Commission, per TCC Chapter 6 • Implementation and Administration July 2018 • Draft • 6-3 TvsTiN RED HILLAVENUE UDHIL"E_ ' SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN 6.6.3 Unlisted Uses and Interpretation Uses not specifically listed in the Land Use and Development Standards Chapter 4 of the RHASP, are subject to determination by the Community Development Director as permitted, conditionally permitted, or prohibited, consistent with the intent and vision of the RHASP. Whenever the provisions contained in the Specific Plan conflict with the TCC, the provisions of the Specific Plan shall take precedence. Any ambiguity concerning the content or application of the Specific Plan shall be resolved by the City's Community Development Director, or his/her designee, in accordance with Section 9298 of the TCC, Interpretation and Enforcement. Such interpretations shall consider the stated goals, objectives, policies, and intent of the Specific Plan. Any decision of the Community Development Director or Zoning Administrator may be appealed to the Planning Commission. Any decision of the Planning Commission may be appealed to the City Council in accordance with TCC Section 9294, Appeals. 6.6.5 Transfers Transfer of residential dwelling units or commercial intensity between the areas south of 1-5 and north of 1-5 may be permitted subject to approval by the Community Development Director. A maximum of 25 percent of the original 500 residential unit count and/or 325,000 square feet of new commercial development allocated north or south of the 1-5 freeway can be either converted or transferred from one area to the other with approval by the Community Development Director. Transfers/conversions greater than 25 percent shall require approval by the Planning Commission. Transfers of dwelling units or intensity may be approved subject to the following criteria: A. A completed application has been submitted for a specific development project. B. The requested transfer implements the intent and vision of the RHASP. C. The proposed development on the receiving site complies with all development regulations and design criteria set forth in the RHASP. D. The requested transfer does not negatively impact the area where the transfer is taken from ("donor' area) or the area receiving the transfer ("receiving" area). E. The donor area retains enough unit availability to allow for viable development. F. Environmental review has been conducted to determine whether the project changes are consistent with the assumptions of the RHASP's Program EIR and no new significant impacts or a substantial increase in known significant impacts will occur; or, if new substantially greater impacts occur, that subsequent environmental documentation and/or mitigation has been provided. 6-4 • Draft • July 2018 Chapter 6 • Implementation and Administration RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN G. The applicant receiving the transfer must be the one developing the project, unless otherwise authorized by the City. To maintain the flexibility to respond to changing community needs and market conditions over the build -out duration of the RHASP, certain contemplated/proposed land uses may be converted from one use to another use in accordance with the terms of this section. The RHASP provides for a total of 500 additional residential units in the RHASP in a horizontal or vertical mixed-use setting, as well as an additional 325,000 square feet of non-residential uses. The precise allocation of density/intensity and type of development shall be determined as the Specific Plan is built out through the City's approval of private development applications. The precise number of units allocated to a development project is determined by the City as part of a Residential Allocation Reservation (RAR) process (see Section 6.7.2, Residential Allocation Reservation N4R) Process and Findings, below). After the 500 units allowed by the RHASP have been allocated, commercial intensity may be converted into residential units based on an evaluation of the vehicular trip assumptions in the Program EIR. A traffic study evaluating this conversion must be submitted with any request for a RAR in excess of the initial 500 units. The conversion would be subject to approval by the Community Development Director as part of a request for residential allocation. If new or different impacts occur as a result of the traffic analysis, new analysis, environmental review or amendments to the Specific Plan may be required. 6.7 Development Process 6.7.1 Site Plan, Design Review Process and Findings Individual development projects will require Design Review as required by the TCC and specific procedures outlined in the project Land Use and Development Standards herein (see Exhibit 6-1, Residential Allocation Request Process, below). The Community Development Department has the following responsibilities for Design Review of development projects in accordance with Section 9272 of the TCC Design Review: • To provide for the review of building design, site planning, and site development in order to protect the increasing value, standards, and importance of land and development in the City due to the urbanization of Orange County. • To retain and strengthen the unity and order of the visual community. • To ensure that new uses and structures enhance their sites and are harmonious with the highest standards of improvements in the surrounding area and total community. Chapter 6 • Implementation and Administration July 2078 • Draft • 6-5 TvsTiN RED HILLAVENUE UDHIL"E_ ' SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN A. Findings for All New Development Projects The Community Development Director may approve the submitted plans if he/she finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole. In making these findings, the Community Development Director shall consider the following for all new development projects within the RHASP: 1. The development is consistent with the overall vision, goals, and intent of the RHASP. 2. The development is consistent with the policies and intent of the Development Plan (Chapter 3), including the Urban Design plan (Section 3.4). 3. The project, including the proposed uses and requested entitlements, comply with the Permitted Land Use and Activities Table (Table 4.1) and complements and contributes to the project a rea . 4. The development substantially complies with or obtained approval of a modification to conformance with the Commercial and/or Mixed -Use Development Standards (Chapter 4). 5. The development substantially complies with or has obtained approval of a modification to conformance with the Commercial and/or Mixed -Use Design Criteria (Chapter 5). 6. Compliance or modification thereto with applicable Development Standards and Design Criteria is demonstrated and ensured through Design Review of the project site plan, building elevations, floor plan, parking plan, landscaping plan, lighting plan, access plans, refuse plans, and any other applicable plan(s) or document(s). 7. Required parking for the project is provided entirely on-site, or by an alternative provided in Section 4.4.4, Off Street Parking and Loading Standards, which is approved concurrently or made a condition of approval. Approval of a parking alternative will have a beneficial impact and does not adversely affect development or the surrounding area. 8. The development demonstrates high-quality architectural design and site planning and reflects the nature of the site and the surrounding area through the following: a. Incorporating roof forms and facades that provide building articulation, create visual interest, and reduce the appearance of uniform building massing. b. Creating a design that is both cohesive and varying with respect to architectural style, architectural details, windows, doors, colors, and materials. c. Facilitating pedestrian orientation through building placement, building scale, and architectural design. 6-6 • Draft • July 2018 Chapter 6 • Implementation and Administration RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN d. Ensuring associated elements including parking, service areas, landscaping, lighting and pedestrian access, and amenities are functional and serve to enhance the overall appearance and experience of the project. e. Siting and designing structures that relate to and respect adjacent development and sensitive land uses. 9. The development is supported by existing infrastructure or will be supported by infrastructure improvements paid for by the developer. 10. The developer consents to enter into a mutually agreeable Development Agreement if the City requests one. 11 . The project impacts are assessed through the approved RHASP Program EIR or through subsequent environmental documentation in compliance with the CEQA guidelines. B. Findings for Mixed -Use Development For mixed-use development which includes a residential component, the Community Development Director may approve the submitted plans if he/she finds that the Residential Allocation Reservation (RAR) has been obtained per Section 6.7.2 below, and the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole. In making these findings the Community Development Director shall consider the following in addition to the findings for all development (see item A, above): 1. The project complies with the Residential Allocation Reservation (RAR) application process as provided in Section 6.7.2 (Reservation Allocation Reservation Process and Findings) and units are available within the applicable area. 2. The project, including its proposed uses and requested entitlements, comply with the Permitted Land Use and Activities Table (Table 4.1) and complements and contributes to the project a rea . 3. The development substantially complies with the Mixed -Use Development Standards (Chapter 4). 4. The development substantially complies with the Mixed -Use Design Criteria (Chapter 5). 5. The development provides a sufficient mix of uses, allocated as follows: a. Commercial space is sufficient and placed along the principal street frontage of Red Hill Avenue. b. Ground floor design of buildings facing Red Hill Avenue precludes office space, unless the office use meets one of the following criteria: Chapter 6 • Implementation and Administration July 2018 • Draft • 6-7 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN I. Located behind retail or commercial development; II. Designed with prominent display windows similar to retail uses; or III. Located on upper floors. c. Residential units are exclusively located on upper floors in the case of vertical mixed-use or on non -principal street frontages, such as San Juan Avenue, Mitchell Avenue or Walnut Avenue, or are internal to a development site. 6. The proposed development is consistent with the City's affordable housing requirements. 7. The proposed development provides at least one of the following public benefits as part of the development, subject to the review and approval by the project approval body: a. Provision of affordable housing significantly greater than the mandatory requirements contained in the City's affordable housing ordinance. b. A public amenity that is easily accessible is included such as a public plaza that provides, at a minimum, seating, landscaping, and lighting. c. Provision of additional combined common/private open space in excess of the standards outlined in Table 4-4 of this Specific Plan. d. Prominent public art, which is located and featured within easy public view. e. Installation of specific public infrastructure above any required by the project. f. Off-site parking improvements above any required by the project. g. Recreational amenities above any required by the project. h. Other, as proposed and deemed important to and acceptable by the City. 8. The development facilitates multi -modal transportation through building siting and design that provides convenient access for transit users, pedestrians, and bicyclists. Where a development is adjacent to an existing or planned transit stop, building siting and orientation provide convenient access to transit users. 9. The developer submits building plans to the Building Division within six months after project approval to fully construct the project in a timely manner within the period specified in the RAR conditions of approval. 10. The applicant has sufficiently demonstrated its level of development experience to the City. 6-8 • Draft • July 2018 Chapter 6 • Implementation and Administration RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN C. Findings for Mixed -Use Applications with Residential Allocation Reservation Transfers or Conversions In addition to the findings in A and B above, the following findings shall be required for mixed-use applications for Residential Allocation Reservations (RARs) that include a request for a transfer or conversion of residential units from another area within the RHASP area in compliance with Section 6.6.5 and Section 6.6.6, Transfers and Land Use Conversions, respectively. 1. The Community Development Director has identified units available for transfer or commercial square footage available for conversion from Red Hill Avenue — North to Red Hill Avenue — South or vice versa, which are not part of a foreseeable development project within the transferring development area. 2. A transfer of residential units or conversion of commercial square footage is desirable because it creates a better high quality development project providing additional housing units for a project, including affordable units or units restricted to special occupancy (seniors, disabled persons, or veterans), yet maintains compliance with the Development Standards (Chapter 3), Design Criteria (Chapter 5) and all other applicable provisions of the RHASP. 11 _ Cunpwncc WnuI m ar, SGC, and ©Rthreshalda by RHASP = Red HilJ Avenue Specific Plan TCC = 7ustin City Cade ElR Envimnmental Impact Report 3. A transfer of residential units or conversion of commercial square footage will benefit the project area by creating a more desirable project and will not negatively impact the donating or receiving development areas, as determined by the approval authority. The approval authority has no knowledge of pending Chapter 6 • Implementation and Administration July 2018 • Draft • 6-9 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN development applications within the development area that desire to utilize the units approved for the transfer or conversion. 6.7.2 Residential Allocation Reservation (RAR) Process and Findings A. Process Allocation of residential units within the RHASP is approved by the Community Development Director subject to a preliminary review and the standards outlined in Chapter 4, Land Use and Development Standards and the criteria outlined in Chapter 5, Design Criteria. The following describes the RAR process in sequential order: 1. Submittal of a RAR application to the Community Development Department (CDD). A RAR application must include the required items to be considered complete for the CDD to begin the review and make the determination. The RAR submittal shall include the following: a. Scaled and dimensioned site plan; b. Architectural Elevations; and c. Project Description. 2. The CDD shall review and consider whether a proposed project substantially complies with the RHASP Development Plan (Chapter 3), Land Use and Development Standards (Chapter 4), Design Criteria (Chapter 5) and required findings (Chapter 6) and whether residential units are available in the Residential Allocation Bank. 3. If the CDD determines that the project substantially complies and residential units are available, the Director shall make the Required Findings (refer to Section 6.7.213) and approve the first phase of the RAR process, which shall provide a preliminary allocation of residential units for the project. The first phase approval shall be accompanied by conditions of approval establishing the time limitation for completion of the second phase of the RAR process, which shall include applications and submittals required for the project such as Design Review, Conditional Use Permit, Variance, and/or Subdivision Map(s). Following phase one approval of the RAR, final approval of the RAR (phase two) shall not exceed a period of 180 days. A time extension may be considered at the discretion of the CDD. The RAR preliminary allocation of units in the first phase shall not be considered final until approval of the requested entitlement(s) in the second phase. 4. Applicant shall submit remaining project entitlement materials (Design Review, Conditional Use Permit, Variance, Subdivision Map, etc). 6-10 • Draft • July 2018 Chapter 6 • Implementation and Administration RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN 5. The approval authority indicated in RHASP Section 6.6.2 shall make the determination if a RAR application is approved, approved with conditions, or denied. This determination is subject to appeal pursuant to the appeal procedures in the TCC. 6. Following final approval of the RAR and requested entitlement(s), all construction related permits, including demolition, grading, and building permits, must be obtained within 180 days. Following building permit issuance, construction must commence within 180 days. Time extensions may be considered at the discretion of the CDD. 7. The allocation of units shall expire and the units redeposited into the Residential Allocation Bank for use by other projects if any of the following occur: a. The time limits established in the conditions of approval expire without submittal of the required entitlement applications; b. The entitlement(s) associated with the RAR application are denied; c. Construction related permits are not obtained within the required time limits or approved for extension; or d. Permits are not utilized within 180 days. 8. The Community Development Department shall monitor the Residential Allocation Bank and track all reservations and transfers on an annual basis. Dwelling units may be transferred from one area (i.e. either Red Hill Avenue — North or Red Hill Avenue — South) to another with the approval of a RAR application and entitlement application, as described in RHASP Sections 6.6.5 and 6.6.6., Transfers and Land Use Conversion, respectively. RARs and entitlement applications may be processed concurrently subject to Community Development Director approval. Dwelling units may not be approved as part of an entitlement action without completing the RAR process. Findings required for approval of the RAR include the following: 1. The project is substantially consistent with the uses, design criteria, and development regulations of the RHASP. 2. The project implements the vision of the Specific Plan related to excellence in architectural design, provision of substantial usable common open space, provision of public art (which may consist of murals, sculpture, decorative fountains or other art deemed acceptable) connectivity to adjacent parks and/or schools if appropriate, and pedestrian connections. 3. The number of units requested is within the thresholds established by the Specific Plan's Program EIR. Chapter 6 • Implementation and Administration July 2018 • Draft • 6-11 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN 4. The overall project meets the findings for Design Review outlined in Section 6.7.1 above. 6.7.3 Flexible Amenity Setback Provisions The Flexible Amenity Setback applies to sites which include, or are able to include (as part of a dedication for a new project), the full 60 -foot half -width right-of-way specifically along Red Hill Avenue. The Flexible Amenity Setback is intended to allow a range of uses, including expanded walkways, additional landscape, public seating/plaza areas or other similar uses approved by the Community Development Director as part of a Design Review application for a development project. Outdoor dining, as part of a commercial food service use, is a permissible use within this amenity setback, subject to a license obtained from the City. Maintenance of the Flexible Amenity Setback shall be the responsibility of the owner/tenant of the property. 6.7.4 Subdivisions All divisions of land within the Specific Plan area shall be processed in accordance with the TCC regarding subdivision and parcelization of land as well as the State of California Subdivision Map Act. Findings for subdivisions within the Specific Plan area shall be made in accordance with the Subdivision Ordinance of the TCC and this Specific Plan. 6.7.5 Variances and Conditional Uses Applications for variances or conditional use permits shall be processed in accordance with the TCC. Findings for such variances or conditional uses shall comply with required findings of the TCC and this Specific Plan. 6.8 Development Incentives The Specific Plan area is presently under -developed. This section describes the availability of incentives and provides specific guidance for the granting of additional development potential, provided that certain conditions are met. The development incentives contained in this section shall encourage the effective utilization and consolidation of parcels to encourage more viable development opportunities, implanting the vision of the Specific Plan area as a vibrant mixed-use district. The following are development incentives to encourage new mixed-use development. Note that State authorized incentives for affordable housing or deed restricted senior housing are not listed herein but would also apply. A. Mixed -Use Development Incentives Purpose. To provide incentives for the encouragement of mixed-use development within the Specific Plan area. Mixed-use development shall meet the requirements of applicable sections of the RHASP and the TCC. The City of Tustin encourages the development of mixed-use projects within the Specific Plan area to maximize development and redevelopment potential that is consistent with the purpose and intent of this Specific Plan. 6-12 • Draft • July 2018 Chapter 6 • Implementation and Administration RED HILLAVENUE TUSTIN SPECIFIC PLAN RED SPECIFIC UE PPLANLAN 2. Mixed -Use Requirement. Mixed-use development incentives shall apply only to projects that combine residential and non-residential development in a vertical or horizontal configuration. Any development, excluding integrated residential use, shall not be considered mixed-use for purposes of this section. 3. Incentives a. Additional Height. An additional story in height, up to a maximum of five stories, may be granted to properties requesting the development of integrated mixed-use projects. As outlined in Chapter 4, Land Use and Development Standards, buildings may extend beyond the base height of four stories only where the subject property is not adjacent to existing single family residential development. The height incentives shall apply to all mixed- use structures on a site. b. Lot Consolidation. The RHASP encourages the purchase and consolidation of real property within the Specific Plan area as a way of maximizing development and redevelopment potential consistent with the intent of this Specific Plan. Consolidation of lots is considered a benefit to be considered in the allocation of residential units within the RAR process. At the discretion of the Community Development Director, additional height and residential unit allocations may be granted if the project substantially meets the findings outlined above for both Site Plan/Design Review and Residential Allocation Reservation. 6.9 Minor Specific Plan Modifications Minor modifications to the provisions of the RHASP shall require the approval of the Zoning Administrator, in accordance with Section 9299 of the TCC. The following list of modifications shall be considered minor, subject to a determination by the Zoning Administrator or Public Works Director as appropriate: A. Changes in the location of infrastructure and public improvements (such as median locations). B. Minor change of landscaping materials and/or locations, wall materials, wall alignment, and streetscape design as set forth in Chapter 5, Design Criteria, which are intended to be flexible in nature. C. Limited deviations from site development standards outlined in the TCC. Deviations not exceeding 10 percent from the development standards set forth in Chapter 4, Land Use and Development Standards are permitted, subject to the review and approval of the Community Development Director. D. Other minor modifications like those listed above and deemed minor by the Community Development Director, which are in keeping with the intent of the Specific Plan. Chapter 6 • Implementation and Administration July 2018 • Draft • 6-13 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN When a request for deviations from development standards and design criteria exceeds the allowances of the TCC, a variance or Specific Plan Amendment may be required. 6.9.1 Exceptions The Community Development Director shall have the authority to issue Exceptions to the Commercial and/or Mixed -Use Development Standards in compliance with the limitations established under Zoning Administrator duties in TCC Section 9299b, Zoning Administrator, Duties, provided Exceptions are consistent with the required findings. • The Community Development Director shall have the authority to issue Exceptions that provide for flexibility in fulfilling the intent of the Development Plan (Chapter 3) or the Commercial or Mixed -Use Design Criteria (Chapter 5), provided Exceptions are consistent with the required findings. A. An Exception to the provisions of the Development Plan (Chapter 3) and Commercial or Mixed - Use Design Criteria (Chapter 5) meets at least one of the following required findings. The granting of an Exception will not be detrimental to the health, safety, or general welfare of residents, businesses, workers, property, or improvements in the area or to the City in general. 1. An Exception is due to a physical limitation on the site caused by one or more of the following: i. Lot shape, topography, size or orientation ii. Lot location, including the nature of the adjacent street iii. Location or design of adjacent structures 2. Strict compliance without an Exception would preclude fulfillment of the Development Plan and/or applicable Design Criteria. The granting of the Exception will not constitute a grant of special privilege inconsistent with the limitations upon other similar properties. 3. An Exception provides a design solution that implements the intent of the RHASP, specifically the Development Plan and the applicable Design Criteria. 4. With an approved Exception, the development fulfills the intent of the provision in an alternative, high-quality manner that positively affects the development and does not have negative effects on adjacent properties, as determined by the review authority. Or, alternatively, the review authority deems the provision is not applicable to the proposed development. Said Exception meets Section 6.8. of the RHASP. All other required provisions are met. 6.10 Specific Plan Amendments Substantial modifications to the RHASP will require an amendment. A Specific Plan Amendment may be initiated by the City Council, Planning Commission, Community Development Department, or a 6-14 • Draft • July 2018 Chapter 6 • Implementation and Administration RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN property owner. An amendment to the Specific Plan is required if any of the following changes are proposed: A. Changes to the overall Specific Plan boundaries to include properties not included in the Specific Plan at the time of approval; B. Any increase in the overall development density and intensity thresholds within the Specific Plan; C. Any change to the development standards outlined in Chapter 4 The RHASP may be amended by Ordinance, utilizing the procedure by which it was originally adopted as set forth in the TCC, which would include a public hearing by both the Planning Commission and City Council. In addition, any amendment must meet the intent of the Specific Plan's policy framework, including its Design Criteria and Specific Plan Goals and Objectives. All sections or portions of the RHASP to be changed or that may be affected by the change, including changes to the project boundary must be included in the application for a Specific Plan Amendment. A concurrent amendment to the General Plan would not be required if the Community Development Director determines that substantive changes would not influence the goals, objectives, policies or programs of the Tustin General Plan or the General Plan Land Use Map. Allowing flexibility in the administration of the Specific Plan enhances the effectiveness of the Specific Plan as a "living" planning document. 6.11 Affordable Housing Development projects within the RHASP will be required to comply with citywide policies, programs, and ordinances related to affordable housing which are in place at the time of an application for building permits. 6.12 Severability If any regulation, condition, program, policy or any other portion of this Specific Plan or the application thereof to any person or circumstance is held to be invalid or unconstitutional by any court of competent jurisdiction, such portions shall be deemed a separate, distinct, and independent provision and shall not affect the validity of the remaining provisions of this Specific Plan or applications thereof which can be implemented without the invalid provision or application. 6.13 Funding Mechanisms Technological advances are changing the way we live and shop. Greater automation has led to a replacement of jobs and retail has been adapting by focusing on trips and use of internet commerce. Simultaneously, the State is placing an emphasis on a "green" economy and in addressing the existing housing shortage. New economic development strategies are necessary to respond to accelerated Chapter 6 • Implementation and Administration July 2018 • Draft • 6-15 TvsTiN RED HILLAVENUE UDHIL"E_ ' SPECIFIC PLAN RED HILLAVENUE SPECIFIC PLAN changes in climate action controls, technology, and lifestyle preferences, and cities will need assistance from the private sector to create further jobs, tax revenue, and housing. To that end, the following post economic development strategies may be considered to facilitate public-private projects, and promote development along Red Hill Avenue in the Specific Plan area. In the future, other programs may be available for consideration. Note that none of these mechanisms assume or allow for the use of eminent domain for economic purposes, which is not allowed under State law. Program Description Dedications and Exactions Developers may be required to dedicate land or make cash payments for public facilities required or affected by their project (e.g., road right-of-way fronting individual properties). Dedications are typically made for road and utility right-of-way, park sites, and land for other public facilities. Cash contributions are made for other public facilities that are directly required to serve their projects (e.g., payments for a traffic signal). General Fund Revenues The City may elect to use General Fund revenues to help offset the cost of public infrastructure provisions. Enhanced Infrastructure Financing Districts An EIFD is a financing district governed by a city, county, or ("EIFDs") special district (except school districts) that offers a new platform to leverage Tax Increment Financing ("TIF") and finance an array of economic development projects. These districts do not require a public vote to be created and require just 55% of the vote amongst landowners or registered voters to issue tax increment bonds. EIFDs mandate a regional approach by encouraging multiple local agencies (cities, counties, special districts) to cooperate in order to use TIF. Once approved, EIFDs can combine tax increment with other regional and state -authorized financing programs (GGRF, PACE) to finance economic development projects of communitywide significance, including, but not limited to, affordable housing, mixed-use developments, transit priority projects, parks and open space, childcare facilities, and roads. Statewide Communities Infrastructure Program Infrastructure financing for small development projects. The (SCIP) Statewide Community Infrastructure Program ("SCIP") is a program of the California Statewide Communities Development Authority (the "Authority"). The SCIP Program can be used to issue all sizes of land -secured bonds and is well suited as a conduit for smaller bond issues to take advantage of the economies of scale associated with a larger bond pool. 6-16 • Draft • July 2018 Chapter 6 • Implementation and Administration RED HILLAVENUE TUSTIN SPECIFIC PLAN ZD SPECIFIC UE PPLANLAN Proi Description is SCIP can combine small financing secured by individual land development projects located in participating municipalities throughout the State into one large bond pool financing which is sold using California Communities as its Issuer. With the major exception of school fees, SCIP can finance most development impact fees and public improvements that provide benefit within a designated assessment district. Special Districts A Business Improvement District, or "BID", is a revitalization (Business Improvement Districts "BIDs") tool for commercial neighborhoods such as shopping malls and regional business districts. Established by law in the late 1980's and early 1990's, BIDs are public/private sector partnerships that perform a variety of services to improve the image of their cities and promote individual business districts. They also carry out economic development services by working to attract, retain and expand businesses. BIDs enable a city to establish a BID and levy annual assessments on businesses within its boundaries. Improvements which may be financed include parking facilities, parks, fountains, benches, trash receptacles, street lighting, and decorations. In addition, a BID also allows financing of streets, rehabilitation or removal of existing structures, and security facilities and equipment, as well as financing of marketing and economic development, and various supplemental municipal services. Property Assessed Clean Energy Finance The Property Assessed Clean Energy (PACE) model is an Program ("PACE") innovative mechanism for financing energy efficiency and renewable energy improvements on private property. PACE programs exist for both residential properties (commonly referred to as residential PACE or R -PACE) and commercial properties (commonly referred to as commercial PACE or C -PACE). Commercial and residential PACE programs share a common foundation. PACE programs allow local governments, state governments, or other inter -jurisdictional authorities, when authorized by state law, to fund the up -front cost of energy improvements on commercial and residential properties, which are paid back over time by the property owners. PACE financing for clean energy projects is generally based on an existing structure known as a "land- secured financing district," often referred to as an assessment district, a local improvement district, or other similar phrase. In a typical assessment district, the local government issues bonds to fund projects with a public purpose such as streetlights, sewer systems, or underground utility lines. Chapter 6 • Implementation and Administration July 2018 • Draft • 6-17 TUSTIN RED HILL AVENUE RED I UE SPECIFIC PLAN SPECIFIC F[C PLA PLAN Description Bicycle Transportation Account (BTA) Caltrans administers the Bicycle Transportation Account (BTA), an annual program providing state funds for city and county projects that improve safety and convenience for bicycle commuters. Cities and counties are eligible to apply for BTA funds. Eligibility is based on pre -adoption of a Bicycle Transportation Plan (BTP) that complies with Streets and Highways Code Section 891.4 that has been pre -approved by the appropriate Metropolitan Planning Organization (MPO) or Regional Transportation Planning Agency (RTPA). Eligible uses include bikeways and related facilities, planning, safety, and education. The BTA is a reimbursement program, which requires allocated funds to be matched by at minimum 10 percent of the total project cost. 6- 78 • Draft • July 2018 Chapter 6 • Implementation and Administration ■ ■ ■ ! R*::.A. 3 Draft I July 2018 Appendices TUSTIN RED HIUAVENUE SPECIFIC PLAN Kimley>>> Horn Expect More. Experience Better. 7APPENDICES AEXISTING CONDITIONS TUSTIN RED HILL AVENUE SPECIFIC PLAN April 2017 This page intentionally left blank. Table of Contents April 2017 TUSTIN �� Table of Contents 1. INTRODUCTION Project Description Existing Conditions Report Purpose & Outline 2. DEMOGRAPHICS & EMPLOYMENT Demographics Employment and Commute Patterns Summary of Existing Conditions 3. LAND USE & ZONING General Plan Land Use Zoning Districts Existing Land Use — Study Area Adjacent Land Use Summary of Existing Conditions 4. MOBILITY & PARKING Existing Roadways Intersections Accident History Parking Public Transportation Bicycle Facilities Pedestrian Facilities Summary of Existing Conditions 5. INFRASTRUCTURE Domestic Water System Sanitary Sewer System Storm Drain System Above -Ground Facilities Potential Proposed Improvements Summary of Existing Conditions Table of Contents 1 1 2 5 5 6 7 9 9 9 10 10 11 19 19 21 21 22 29 29 29 30 35 35 35 36 37 38 38 April 2017 TUSTIN �� 6. URBAN DESIGN & STREETSCAPE Building Footprints Street Network Pedestrian Connections Streetscape Character Edges and Boundaries Summary of Existing Conditions 7. OPPORTUNITIES & CONSTRAINTS MAP Table of Contents 45 45 45 46 53 54 55 57 April 2017 TUSTIN �� Introduction 1. Introduction Project Description The City of Tustin is embarking on a major planning effort along Red Hill Avenue as recent development f interests have spurred the City's desire in developing a comprehensive plan to guide future % development in the area. This portion of Red Hill Avenue provides a key gateway into the City due to its proximity to a major regional freeway and �:.. existing retail centers and buildings in the area need revitalization and repair. Figure 1.1, Specific Plan Project Area illustrates the Tustin Red Hill Avenue Specific Plan boundaries. The Specific Plan establishes a policy and regulatory framework to create an economically vibrant and sustainable environment that complements the character and desires of Tustin residents. The Specific Plan seeks to: • Create a mixed-use, multi -modal environment; • Provide an attractive gateway to the community; • Enhance the pedestrian scale and function of the built environment; • Promote sustainability principles in design and development; • Establish a complementary mix of land uses, public spaces and outdoor activities; • Provide better functionality and connectivity with adjacent neighborhoods; • Provide family-oriented community spaces and activities; • Support and enhance economic development; • Support future regional transportation and transit planning objectives; • Reinforce the character of the Tustin community; • Enhance the streetscape and public realm; and • Look at opportunities to set this area apart as a unique, organic, branded area. The Specific Plan will establish an effective and implementable policy and regulatory mechanism that introduces a complementary mix of land uses including residential, retail, public space, and commercial that capitalizes on the area's current land use, transportation, and infrastructure opportunities. April 2017 TUSTIN 61DHN.l A'-1! u Introduction Existing Conditions Report Purpose & Outline The Existing Conditions Report provides a "snapshot" of existing conditions and opportunities and constraints in the Specific Plan area. This report is intended as a working document that establishes baseline information for the project area and gives guidance for project decisions. The report is organized in the following Chapters: 1. Introduction 2. Demographics and Employment 3. Land Use and Zoning 4. Mobility and Parking 5. Infrastructure 6. Urban Form and Streetscape 7. Opportunities and Constraints Map April 2017 TUSTIN �� Af•y' i.. ..,, LEGEND- '-$-,� � r � i, : � art �-, t � t., _ ; :�� • ;,� r� ,� - Ila,=�--;yam; .. 12 r: p vaiL' et C r r 41 ow T • ..mss .tifix IS R Au JL ErF r-05. It oil dl Pill - ^� --y7 Im �+� •� �•3 ..— . "-... ii, - 7 �''� •Lig- �` ' ++.: • s -�� `�� eM '.� ..-�_'� ywJ•'• }p,�_ Fn ti+4.;r! • > _ �� •_� — lip ■� � -L � .�• i 1!1l11�� 4 1' ka 'cifl ._'LYI'? +%'.�ij'j+_YY •s��4�..�w"w �^ i.r'r� t4 `p y Lam.' • �. . 'yd .a i'_ — — '�I �.... ; �:�.�:� � •..M..s, � dL 14 44 or e-,.�+r,-+ "'� �•, � • of `� � ' � . � 1 �• � ' ,irt4 Y •� , � i '° �.�.1 ��–�. r � � �. S �; � .. ;' �. � .. ► ........'. L-' �. ��'If�r�� ..'.>•I.r ",�j-:�F'.: *� �.�.', • _�, _� � "~�;•..�ai:�,r' 's� �!'� � wax I��•;# ' 0 250 500 � �� ww-}�, 1�1 �. 4j1 -. �' � � .1E�f Lr.��'^.�+...y� .ia �� .�' •y This page intentionally left blank. Introduction April 2017 TUSTIN �� 2. Demographics & Employment The following discussion provides an overview of the demographics and employment patterns in the City of Tustin. Please refer to the Tustin Red Hill Avenue Retail Plan, March 2017 prepared by Kosmont Companies under separate cover, which is the source for the following information. Demographics In 2015, there was a population of 80,796 residents and approximately 26,400 households living in the City of Tustin. From 2010 to 2015, the City's population increased by 8.2 percent. By comparison the population of Orange County increased by 3.8 percent from 2010 to 2015. Average household size in Tustin was 3.04 persons per household in 2015. Approximately 41 percent of residents in Tustin identify as Hispanic. The percentage of Hispanic residents in the City has increased from 34.34 percent in 2000 to 40.6 percent in 2015. The median age in the City is lower than the Demographics & Employment Typical Retail Center within the Study Area County and the state at 33.4 years old. The median household income in the project area is $75,011, compared to $77,676 in the county. Table 2-1, Population and Income 2015. Table 2-1: Population and Income 2015 Population Households Average Household Size Median Age % Hispanic Origin City of Tustin 80,796 26,374 3.04 33.4 40.6% County of Orange 3,124,130 1,026,508 3.00 36.9 34.8% Per Capita Income $33,672 $35,179 Median Household Income $75,011 $77,676 Average Household Income $102,356 $106,158 2015-2020 Annual Growth Rate Population 1.05% 0.82% Median Household Income 2.53% 2.36% Source: Kosmont Tustin Red Hill Corridor Retail Plan, March 2017 April 2017 TuSTIN 61DHN..L A'-1! u Demographics & Employment Employment and Commute Patterns The unemployment rate in Tustin for April 2016 was 3.6 percent, which is lower than the County's unemployment rate of 3.9 percent (Kosmont, 2017). The top job categories within the City include retail trade; professional, scientific, and technical services; and hotel accommodation and food services. Approximately 35,243 workers, or 44 percent of Tustin residents work outside of the City and approximately six percent of the working population who live in Tustin also work in the City (Kosmont, 2017). Figure 2.1, Worker Inflow/Outflow, illustrates the count and characteristics of worker flow into and out of Tustin and shows that Tustin has a net inflow of workers, consistent with Orange County as a whole. Figure 2.1, Worker Inflow/Outflow (Kosmont, 2017) © Workers Living and Working 2,245 �m Working Coming (Inflow) 39,482 = Workers Going (Outflow) 35,243 wasr Thr, srree, _ Net Inflow/Outflow 4,239 Employment Ratio* 1.11 a N -h T Santa Ana 39,482 M 55 �v . ruse Workers employed in the City but living outside 2,245 — Workers living & employed ...."Fin the City Reference: Orange County Workers Living and Worlang 884,722 Working Coming (Inflow) 646,283 Workers Going (Outflow) 493,364 Net InflowlOrrtflow 154,839 Employment Ratio' 1.11 35.243 Workers living in the City but employed outside *Employment Ratio= People employed within the City (living and working in the City +those who come into the City for work)/Employed population of City (living and working in City+ workers who live in the City, but work outside of the City) April 2017 TUSTIN Demographics & Employment Summary of Existing Conditions • Relatively young, diverse population. • Average household size comparable to the County of Orange and slightly higher than the State average. • Lower unemployment rate compared to the State and slightly less than Orange County with most workers employed in retail trade; professional, scientific, and technical services; and hotel accommodation and food services. • Many residents are employed in Irvine, Santa Ana, Tustin, Anaheim, Los Angeles, and other cities, however the City has a net inflow of jobs, consistent with the County as a whole. April 2017 TUSTIN �� This page intentionally left blank. Demographics & Employment April 2017 TUSTIN �� 3. Land Use & Zoning General Plan Land Use The Tustin General Plan Land Use Map shows a mix of commercial and professional office land use designations within the project area. As shown in Table 3-1, General Plan Land Use Designations within the Red Hill Avenue Specific Plan, the Community Commercial (CC) land use designation accounts for the highest percentage of acreage within the project area. As shown in Figure 3.1, General Plan Land Use, commercial land use designations are located along the entire length of Red Hill Avenue within the project area. Land Use & Zoning Table 3-1: General Plan Land Use Designations within the Red Hill Avenue Specific Plan Land Use Acres Percentage Community Commercial (CC) 36.05 90.8% Planned Community Commercial/Business (PCCB) 2.86 7.2% Professional Office (PO) 0.78 2.0% TOTAL 39.69 100% Zoning Districts Zoning districts in the project area consists mainly of commercial and professional office zones. As shown in Table 3-2, Zoning Districts within the Red Hill Avenue Specific Plan, Retail Commercial (C1), and Central Commercial (C2) zones account for the highest percentage of acreage within the project area. As shown in Figure 3.2, Zoning Districts, commercial zones are located along the entire length of Red Hill Avenue within the project area. Table 3-2: Zoning Districts within the Red Hill Specific Plan Zoning District Acres Percentz Retail Commercial (C1) 16.51 41.6% Central Commercial (C2) 17.0 42.8% Commercial General (CG) 5.40 13.6% Professional (PR) 0.78 2.0% TOTAL 39.69 100% April 2017 TuSTIN RIDHN..L A'-1! u Land Use & Zoning Existing Land Use Study Area Existing (on -the -ground) land uses include a mix of low intensity commercial and retail and office uses in an auto -oriented setting. There are currently non -conforming uses along Nisson Road with multi -family residential uses located on parcels zoned for commercial uses, and two single-family homes north of Mitchell Avenue on parcels zoned for professional office uses. In addition, an existing home and agricultural operation are present near the southern boundary of the study area; this parcel is zoned for community commercial uses. Existing land uses are shown on Figure 3.3, Existing Land Use. Based on land use analysis, the study area contains approximately 296,446 square feet of non-residential uses and 21 dwelling units. The property located at 14462 Red Hill includes a structure constructed in 1915. As part of the City's Historic Resources Survey, the building was evaluated and identified as a significant resource (Status Code 3S — eligible for the National Register) due to its architecture and association with early Tustin residents. Any physical change to this building would require environmental analysis and review. Adjacent Land Use Northern Area Land uses adjacent to the study area north of Interstate 5 are characterized by high density residential uses (a mixture of attached single family and multifamily units) and the Tustin High School. General Plan and Zoning Designations are as follows: North: Low Density Residential (LDR) and Park, zoned R1, P & I and PD South: Interstate 5 and the southern portion of the study area East: High Density Residential (HDR), zoned R2, R3, R4 and PD West: High Density Residential (HDR), zoned R3, and Tustin High School, zoned P&I Southern Area Land uses adjacent to the study area south of Interstate 5 are characterized by a mixture of medium, low, and high density residential uses and Frontier Park. General Plan and Zoning Designations are as follows: North: Interstate 5 and the northern portion of the study area South: Planned Community (PCR) and High Density Residential (HDR), zoned PC RES, R3 and R4. East: High Density Residential (HDR), pockets of Low Density Residential (LDR) and a planned community area (PCR), zoned R1, R3, R4, and PCR. West: High Density Residential (HDR) Medium Density Residential (MDR), zoned R-2, R3, R4, and R2 and Frontier Park, zoned P&I April 2017 TUSTIN �� Land Use & Zoning Summary of Existing Conditions • Commercial and retail uses are concentrated along Red Hill Avenue south of San Juan Street. • There are currently non -conforming uses along Nisson Road with multi -family residential uses located on parcels zoned for commercial uses and two single family dwelling units along Red Hill north of Mitchell Avenue. • Future changes to structures of historical significance will require environmental review. April 2017 TUSTIN �� This page intentionally left blank. Land Use & Zoning April 2017 TUSTIN �� • LYd ' ' . Y• y r . • -Jr_ _ 7:IL_ r LEGEND lip -731 w- Comr Planr Comr Prof e 41 ix— jr ,-- r •7 C' y'A ! T.. 40 .f t Or §1;,':. !i �� w t � - . T I � •' �tl;_ i � :r+.�+, sit .00 --_ t 4• . •' - - � � -� - �� . ..ir'�i•4IL s sin � hr ;511 f Imp ;A r.... m14 , 00 ,•.. i Q ;i 41 -7 �� Lk- �rY _ . I,. .o.�rle:_.L�1.rr _ - � . ! i r �'.•!�� iF J'=� i � � �� - MSI I s � � . __ fi � �� _ ; • � . r< �,� , -�n_rr ■r.�` a •`:�.. F x 0 250 00[[.. ..k ■ .� 1 w-'M_��r•7jy fie`. T. i' -mmmmmFeet ..�. y a ' •r 1 I I y as u. swr 77 `, tl This page intentionally left blank. Land Use & Zoning April 2017 TUSTIN �� -JrLEGEND k � A �[O��D '', sir=j r —■ _ nm�■ f7rojectBoundary —_q Retail Commercial (CI) '_^l ',• * r ` •--': - -;. Usk �.•. �'-- r �pCentral Commercial Commercial General (CG) 41 �P.._ r-. terr. Professional (PR) 61 *t■��, "j Rte' .~, Ry .� " �.4V it 0-4- r � _ _ .. iii �� ' ,. - ti•Sac• .. •,,�,�� • � .�� ' � ` -'- A 11 44. _► __ -_ . .rf47#? ate-. _, � _._ _-:--_•- - - - - TA 1 � _ lw�i�,iwi r, .. ._. _ - • Tom' i�f °.. _ • 5' ' � r .� �'' _ ��`�� iRiIR�R� •fes x 2A { r r ww '� y .Yet �I ri .,�"' r ',� � ta; '�[i +-�' y� • f �y • . a �"�� ■:�:.aa ,,. ` Imo• - 1 111;Z11"t �a f_ i 119 �'i ='• ,� " ,k , t I-.. A. ��' - --- '. .A,i:i •i.. •� r3* i L �' •y - r i:.# :..i �; �� r .�� s •r.s ;•t��C .fir I � ��- -t `��_.• ' - � ��.x. : t - ter' .. � '3��'�" � r� } } - Ati: �• _ ,�� _I ISI ■ k, y .. 'IR"�. - ��r'•� ��-�_ k.J a..31'�e�� .��1 't. F� { sl - � t - - ..�- This page intentionally left blank. Land Use & Zoning April 2017 TUSTIN �� -Jr Aw �• � . � '- _� �,� _ - � -' -r-- ° �. - _ tip• � �� "'` �, Ir Project Boundary Commercial Commercial - Auto CenterCommercial - Food Shopping -R i ,yy , -�1 ily ■• sidenital Single -Family Residential61 Agriculture ■ R , tt• , : cry. tvu C R Office Industrial FL :at Hotel• • lid , Ole � nw- OWN:-. -.. V.. � .:�` } �. >�t• � F � `�: � 711 41 10 ?.,`!I:•� L �' 'r j ...iii _�� 4Rr■:�■.y' AiY t. - _ �' �`,,'.'� •.; . r.7 - (� _� �r i�_,•� �y� •= 777 r _ F' "� %� � ,} { _ --� �[,i F ��.�•� �� 0061; -r# t e, .+�� f .• y .Yet a M1:'• f� y tea+; ,...• ti, - �. :�•• , �!!�y 4•:'°°+i`.• a� lip k or 77 .. This page intentionally left blank. Land Use & Zoning April 2017 TUSTIN �� 4. Mobility & Parking Existing Roadways The project area roadways are shown on Figure 4.1, Existing Roadways and Intersections. They consist of Red Hill Avenue, which is oriented in the northeast -to -southwest direction; and six roadways that cross Red Hill Avenue in the northwest -to -southeast direction: Bryan Avenue, San Juan Street, EI Camino Real, Nisson Road, Mitchell Avenue, and Walnut Avenue. The intersections of each of these streets within the project area signalized. Interstate 5 bisects the study area. A brief description of each of the roadways is provided below. Red Hill Avenue — Red Hill Avenue is a six -lane divided roadway, with three travel lanes in each direction and a center two-way left -turn lane. Mobility & Parking Within the project area, Red Hill Avenue Typical roadway edge condition provides access to the Interstate 5 (1-5) Freeway via a tight diamond interchange, and carries approximately 21,400-26,300 vehicles per day (vpd). The posted speed limit along Red Hill Avenue is 40 miles per hour. Red Hill Avenue is designated as a 6 -Lane Major Arterial on the Arterial Highway Plan of the City of Tustin's General Plan. A 6 -Lane Major roadway would provide 3 travel lanes in each direction with a raised center median within 120 feet of right-of-way per the Tustin General Plan. The portion of Red Hill Avenue from EI Camino Real to San Juan Street was included in the Red Hill Avenue Streetscape and Median Feasibility Study — EI Camino Real to Bryan Avenue (Tait & Associates, Inc., September 10, 2012). The following additional engineering details about Red Hill Avenue within the project area are taken from that study: The existing street right-of-way along Red Hill Avenue is essentially 100 feet wide (50 feet on each side of the street centerline), with 84 feet of pavement and 8 -foot parkways; however, the section on the west side of Red Hill Avenue, from 300 feet north of EI Camino Real to San Juan Street, has a half -width right-of-way width of 60 feet, which is the ultimate half -width right-of-way for Red Hill Avenue. The street parkways include sidewalks ranging in width from 4 feet to 9 feet. Portions of the parkway areas include landscaping and street trees. The parkway on the east side of Red Hill Avenue includes overhead power, telephone, and cable -TV wires; and street lights on wooden poles. No above -ground utilities are present on the west side of the roadway. April 2017 TuSTIN 61DHN.l A'-1! u Mobility & Parking Bryan Avenue — Bryan Avenue is a four -lane divided roadway with a two-way left turn lane at the intersection of Red Hill Avenue. The intersection with Red Hill Avenue is signalized. Bryan Avenue is designated as a Secondary Arterial in the City's General Plan. A Secondary would provide 2 travel lanes in each direction within 80 feet of right-of-way; or may include Class II bicycle lanes, within 92 feet of right-of-way. This roadway borders the study area to the north but is not a part of the study area itself. San Juan Street — San Juan Street is a local two-lane undivided roadway which provides local access to adjacent residential and school uses. Its intersection with Red Hill Avenue is signalized. San Juan Street carries between 2,600 and 3,100 vpd near Red Hill Avenue. The posted speed limit along San Juan Street is 30 miles per hour, with a 25 -mph school zone, east of Red Hill Avenue. The Tustin High School campus is immediately adjacent to the western border of the project area. EI Camino Real — EI Camino Real is a four -lane divided roadway with a two-way left -turn lane northwest of Red Hill Avenue, and a two-lane divided roadway with a two-way left -turn lane southeast of Red Hill Avenue. The street has a 56 foot right of way east of Red Hill with a paved surface that varies from 36-40 feet. West of Red Hill the street has a wider right of way of 80 feet and a paved width of 64 feet. Its intersection with Red Hill Avenue is signalized. The posted speed limit along EI Camino Real is 40 miles per hour. EI Camino Real carries between 9,400 and 14,900 vpd near Red Hill Avenue. EI Camino Real is designated as a Secondary Arterial on the Arterial Highway Plan in the City's General Plan. A Secondary would provide 2 travel lanes in each direction within 80 feet of right-of-way; or may include Class II bicycle lanes, within 92 feet of right-of-way. The eastbound approach of EI Camino Real and Red Hill Avenue is posted with the following turn restrictions: "No Turn on Red, 7 — 9 am and 4 — 6 pm weekdays". Nisson Road — Nisson Road is a two-lane undivided roadway which provides local access to adjacent residential and business parcels. Its intersection with Red Hill Avenue is signalized. Nisson Road carries between 4,300 and 5,700 vpd near Red Hill Avenue. The posted speed limit along Nisson Road is 35 miles per hour. The westbound approach of Nisson Road at Red Hill Avenue is posted with the following turn restriction: "No Turn on Red, 7 — 9 AM, 4 — 6 PM Weekdays". Mitchell Avenue — Mitchell Avenue is a two-lane undivided roadway, which provides local access to adjacent residential and business parcels. Its intersection with Red Hill Avenue is signalized. Mitchell Avenue carries between 4,900 and 6,500 vpd near Red Hill Avenue. The posted speed limit along Mitchell Avenue is 30 miles per hour, with a 25 -mph school zone west of Red Hill. The Tustin High School campus is immediately adjacent to the western border of the project area. Walnut Avenue — Walnut Avenue is a four -lane divided roadway with a two-way left turn lane at the intersection of Red Hill Avenue. The intersection with Red Hill Avenue is signalized. Walnut Avenue is designated as a Primary Arterial in the City's General Plan. A Primary would provide two April 2017 TUSTIN �� Mobility & Parking travel lanes in each direction within 100 feet of right-of-way. This roadway is located at the southern edge of the project area. Interstate 5 — Interstate 5 bisects the project area adjacent to the intersection of Red Hill Avenue/Nisson Road and Red Hill Avenue/EI Camino Real. Northbound and southbound on- and off -ramps are present in a diamond -style interchange configuration. The ramps are located at signalized intersections. The Interstate right-of-way is owned by the State of California. Intersections The following intersections are major intersections within the project area shown on Figure 4.1, Existing Roadways and Intersections. • Red Hill Avenue at San Juan Street (Signalized) • Red Hill Avenue at EI Camino Real (Signalized) • Red Hill Avenue at 1-5 NB Ramps (Signalized) • Red Hill Avenue at 1-5 SB Ramps (Signalized) • Red Hill Avenue at Nisson Road (Signalized) • Red Hill Avenue at Mitchell Avenue (Signalized) • Red Hill Avenue at Bryan Avenue (Signalized) • Red Hill Avenue at Walnut Avenue (Signalized) Intersection spacing along Red Hill Avenue can affect the flow of traffic and requires signal timing and coordination. The distance between each of the signalized intersections (measured centerline to centerline along Red Hill Avenue) are shown on Table 4-1, Distance between Major Intersections. The close spacing of intersections (less than 300 feet) between Nisson Road and EI Camino Real poses queuing and signal timing challenges, particularly during the peak hours. Table 4-1: Distance between Major Intersections Intersections Mitchell Avenue to Nisson Road Nisson Road to 1-5 Southbound Ram 1-5 Southbound Ramps to 1-5 Northbound Ramps 1-5 Northbound Ramps to EI Camino Real EI Camino Real to San Juan Street Walnut Avenue to Mitchell Avenue San Juan Street to Bryan Avenue Distance 950 feet 240 feet 260 feet 220 feet 955 feet 1,320 feet 1,325 feet Accident History The City of Tustin provided accident data along Red Hill Avenue, between Bryan Avenue and Walnut Avenue, from January 1, 2014 to May 16, 2016. A summary of the accident data is provided on Table 4-2, Summary of Accident Data, Red Hill Avenue (Bryan Avenue to Walnut Avenue). There was a total of 85 accidents in the 2 -1/2 -year reporting period, with roughly half April 2017 TUSTIN �� Mobility & Parking being property damage only (PDO), and the other half involving injury (1). There were no fatality accidents during the reported period. The area within the project area with the most accidents was the stretch of Red Hill Avenue between EI Camino Real and the 1-5 Southbound Ramps, where 36 of the 85 accidents occurred. 7 iC1 C -r-c. JuiiiiiIaIy Ui r+L.uucin, vasa, r%C nisi MVC IIuc (Bryan Avenue to Walnut Avenue) 2014 2015 2016 2014-2016 Location' PDO I Total PDO I Total PDO I Total PDO I Total Bryan Avenue 2 1 3 1 1 2 1 0 1 4 2 6 Lance Drive 0 0 0 0 1 1 0 0 0 0 1 1 San Juan Street 2 1 3 0 5 5 1 0 1 3 6 9 EI Camino Real 3 1 4 4 7 11 2 0 2 9 8 17 1-5 NB Ramp 2 3 5 0 4 4 2 1 3 4 8 12 1-5 SB Ramp 2 0 2 3 0 3 0 2 2 5 2 7 Nisson Road 2 1 1 3 1 1 0 1 1 3 1 1 4 1 6 2 1 8 Mitchell Ave. 2 3 5 0 5 5 0 1 1 2 9 11 Walnut Ave. 3 1 4 2 5 7 1 2 3 6 8 14 TOTAL 18 11 29 11 28 39 10 7 17 39 46 85 'Location of crashes which occurred at or near the intersection PDO= Property Damage Only 1= Injury Parking On -street parking is prohibited along the entire length of Red Hill Avenue throughout the project area, with "No Stopping Entire Block" signage. Parking is also prohibited on EI Camino Real on either side of Red Hill Avenue with "No Stopping Anytime" signage. On -street parking is also prohibited by painted red curbs along portions of some roadways within the project area as shown on Figure 4.2, Existing Parking Facilities. On -street parking is generally allowed along San Juan Street, Nisson Road, and Mitchell Avenue, with the following specific, signed restrictions primarily related to street sweeping: • Nisson Road: No Parking 7 AM to 11 AM Monday (Street Sweeping) on the roadway's western reach and the southern edge of the eastern reach, and 7 AM to 11AM Wednesdays on the northern edge of the roadway's eastern reach (also for street sweeping). In addition, on Nisson Road's eastern reach, commercial vehicles over 3 tons are limited to 2 -hour parking. April 2017 TUSTIN �� • Mitchell Avenue: No Parking 4 AM to 7 AM Monday (Street Sweeping) Private off-street parking for local businesses within the project area is provided in surface parking lots, as shown on Figure 4.2, Existing Parking Facilities. Mobility & Parking April 2017 TUSTIN �� This page intentionally left blank. Mobility & Parking April 2017 TUSTIN �� LEGEND k - j'. I '�-,� 2' ' . _ � ��';• `� ' ,•? �- 'yip: ;. - --- - _ - _ • �. ProjectBoundary Major_; Primary Arterial r :� !'y�,�. tee' _ �_ • • • • AN Local Undivided Roadway 1 r MAL -Signalized Intersection T ; ;k� C r - 4s' tt - Z < 77; I 1` ' a f a 1� . i .i , rori _ ,•" . IF=' -� :y'„� ,� �� .tel •- {.. � �•"'�' . 10 .4`'• tir2i, w t 144 fffl. Rif dl 61 101 1ra .� - .. _ k �' 7 � � .` r .�' .` .. y •�]: '1r' 'iwrlPr!�A�lfA6r r� � • � • '.f J Q 's k'if a tea! i ai • ix j ., . i - 1. - 1 _ ,L•d { R �, .� ...��1 .' .,--'i � .1F �-'•,� R. � � til R• � �.. �..' -y .,.� -' �� 1 ��, • i:w:;.� I � - i -.:- -,...�' • "� V �' .+li`k 4• -- I ..k 4•. �- �i- 7 +4 Y - S ! ... '.�:I- _":. -- ,� i _ - ."G� ',�a.. ^ ;... 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Mobility & Parking April 2017 TUSTIN �� Mobility & Parking Public Transportation The Orange County Transportation Authority (OCTA) operates local public transit service throughout Orange County, including the City of Tustin and through the project area. Route 71 currently serves the project area, as shown on Figure 4.3, Public Transportation Facilities. Route 71 operates between Newport Beach and Yorba Linda, travelling along Red Hill Avenue, EI Camino Real, Newport Avenue, and First Street in the City of Tustin. Service is provided every day with an approximate headway' of 50 minutes during the weekdays and 60 minutes during the weekends and holidays. Within the project area, bus stops are provided on Red Hill Avenue, north and south of Mitchell Avenue; on the north side of Red Hill Avenue, south of Nisson Road; and on both sides of EI Camino Real, west of Red Hill Avenue. Bicycle Facilities Within the project area, the only existing bicycle facility is a Class II bike lane (a striped, on -street bicycle lane adjacent to the travel lane) on Red Hill Avenue (in both directions), between EI Camino Real and Nisson Road. The City of Tustin Master Bikeway Plan shows the entire extent of Red Hill Avenue within the City limits as a designated or a potential Class II bikeway. Pedestrian Facilities Existing pedestrian facilities within the project area are shown on Figure 4.4, Bicycle and Pedestrian Facilities. Sidewalks are located along all roadways within the project area. Crosswalks are located across some or all legs of each of the signalized intersections within the project area, as indicated on Table 4-3, Crosswalk Provisions, below. There are no unsignalized crosswalks across Red Hill Avenue within the project area. Table 4-3: Crosswalk Provisions Intersection Leg Intersection North South West East Red Hill Avenue at Bryan Avenue Y Y Y Y Red Hill Avenue at San Juan Street Y N Y Y Red Hill Avenue at EI Camino Real Y N Y Y Red Hill Avenue at 1-5 NB Ramps N N Y Y Red Hill Avenue at 1-5 SB Ramps N N Y Y Red Hill Avenue at Nisson Road N Y Y Y Red Hill Avenue at Mitchell Avenue Y Y Y Y Red Hill Avenue at Walnut Avenue Y Y Y Y ' Headway is a measurement of time between vehicles in a transit system. April 2017 TUSTIN �� Mobility & Parking Summary of Existing Conditions • The intersections of each of the major streets within the project area are signalized. • Intersection spacing along Red Hill Avenue can affect the flow of traffic and requires signal timing and coordination. The close spacing of intersections (less than 300 feet) between Nisson Road and EI Camino Real poses queuing and signal timing challenges, particularly during the peak hours. • The area within the project area with the most accidents was the stretch of Red Hill Avenue between EI Camino Real and the 1-5 Southbound Ramps, where 36 of the 71 accidents occurred. • On -street parking is prohibited along the entire length of Red Hill Avenue throughout the project area, with "No Stopping Entire Block" signage. Parking is also prohibited on EI Camino Real on either side of Red Hill Avenue with "No Stopping Anytime" signage. • On -street parking is generally allowed along San Juan Street, Nisson Road, and Mitchell Avenue. • Within the project area, bus stops are provided on Red Hill Avenue, north and south of Mitchell Avenue; on the north side of Red Hill Avenue, south of Nisson Road; and on both sides of EI Camino Real, west of Red Hill Avenue. • Within the project area, the only existing bicycle facility is a Class II bike lane (a striped, on -street bicycle lane adjacent to the travel lane) on Red Hill Avenue (in both directions), between EI Camino Real and Nisson Road. • Sidewalks are located along all roadways within the project area. Crosswalks are located across some or all legs of each of the signalized intersections within the project area. • There are no unsignalized crosswalks across Red Hill Avenue within the project area. April 2017 TUSTIN �� .7. Project Boundary ri ''', l ..J�_-----. J�y�'u�rtr+1� �� 3r •i'r LrA.i Bus R • • a Bus Stop with Sign Only Of f i - ��- 'F ,J ` r pre -Pk ' �, �• 5 b i� r� K. CT. �• er �`` w s,.. L Y p 9LiL ei F �. • •with Bench �R41Elm �=. fes' Yrr• w � ��Ar �� -y�'■'}-:. Q JLiii L-=.:r_'l. � � r �.""r ', {{yy''� � • .'ti _ _ fir, - ..... `�-_'� •fir -: i SAW �_ ��r _ sia- BRIE �•` rw ;r i �... ,� 1 di MEN. AL id WAR ��—.-�'-Y.. '�.' �": R_7 M "^ _ R• Vis"' f :, i�.�'a`� ,• � .gin; n rr•.., ,_ �! �-�:.,:. r� � r �'�;.,,�,' , i , -, ;�,� � � � _, �:: � ��1� �• :�.=�:�� i } " ' � _,: ',, #• b'° ; _ _:.psi � :�..: .,F.; _ `r _3� .F1.: i� ,�-JM: ,Y�n■s- 'r+ ..,i�f• '4 io•i j '� vo 7N If 41 •�. ..s-�,� , ■, � % �'`:- �y`�.ac,-,.' 's� ami qq' � �x -SPFCIFIC PLAN Jam• �. : . z •..r�TUSTIN an mn 0 2E MIMMME::= Feet M �': ! rk a This page intentionally left blank. Mobility & Parking April 2017 TUSTIN �� — .. ProjectBoundary IV Existing Crosswalbs _ Existing Sidewalks Existing / `�� F _ � � F: �.. � ; h • °� : � ` .rjk' '�-'r tea' _,�� ' ihe Lanes �ti.....r. � _. , .�P:i, 3,- ;'�` - '3 • � 'fir � '� - .3- •_t. ��.•ti'_• ��+..�'" - 17WA to IN.. -.fobi r� i_ .� A e�� . , — is �� rr.r ...�. cirri �-i JL + rte►.-:: -am..; ,.. am rR�ypl. �. _._mak' f� ..»s. ''"1 " .'� 1 tii d A �!� I.I... y�• _i ��+ �._ .ter-� _ - M1�-- - - • _ _ - - _ �o-. ALA 41 � + � F � : � Y . a .�_ _ �.�I,� J ■_ � � I -Gill ��. � { �. ��. Y -: •R ,.4; �.� 4_�S 1•wr•if a 'v7� iil e•' ■� - . �itlit" r til R. _�'�.• *,' -y •�.� �` TA:: i -_I dL .}�t F •1 .. .. R.i = 1f; it , i _.� i-'..��if .{ye �' }C'�: , �_�' ; I � 1'' '� �: NO 10 ' i�. iii - ;r'.wM '� � , • I� rF i ►,; '�',•..ak,-,r' 's �i ' wax �1 I� `--R.a-c-•'� ..7 low -, 44 k:. 1 •l k 1 ~.� , bi f r . - r� •:f� �• �^ -•-' '-'�'T• � -. ..,- � I�� . TiM.iFR�iAtiV7 V - ._ +.: �:-, ;�"`;:�. 1� �� .-_�,. �.- it ., a . • ��' .� . �.-� � + �" w', a�:�a �� ,fes'.'. - 0 250 500 '4 w 11 Minna IF F.011 , . L a L• J `J _. L fp .. �• .-a' � ,;' � r : I r - ` � ;1; '~ , ' %. s w'-- - �� Irpr i„ i7.•_ �rY ;r � Y �•e LEGEND/",� — .. ProjectBoundary IV Existing Crosswalbs _ Existing Sidewalks Existing / `�� F _ � � F: �.. � ; h • °� : � ` .rjk' '�-'r tea' _,�� ' ihe Lanes �ti.....r. � _. , .�P:i, 3,- ;'�` - '3 • � 'fir � '� - .3- •_t. ��.•ti'_• ��+..�'" - 17WA to IN.. -.fobi r� i_ .� A e�� . , — is �� rr.r ...�. cirri �-i JL + rte►.-:: -am..; ,.. am rR�ypl. �. _._mak' f� ..»s. ''"1 " .'� 1 tii d A �!� I.I... y�• _i ��+ �._ .ter-� _ - M1�-- - - • _ _ - - _ �o-. ALA 41 � + � F � : � Y . a .�_ _ �.�I,� J ■_ � � I -Gill ��. � { �. ��. Y -: •R ,.4; �.� 4_�S 1•wr•if a 'v7� iil e•' ■� - . �itlit" r til R. _�'�.• *,' -y •�.� �` TA:: i -_I dL .}�t F •1 .. .. R.i = 1f; it , i _.� i-'..��if .{ye �' }C'�: , �_�' ; I � 1'' '� �: NO 10 ' i�. iii - ;r'.wM '� � , • I� rF i ►,; '�',•..ak,-,r' 's �i ' wax �1 I� `--R.a-c-•'� ..7 low -, 44 k:. 1 •l k 1 ~.� , bi f r . - r� •:f� �• �^ -•-' '-'�'T• � -. ..,- � I�� . TiM.iFR�iAtiV7 V - ._ +.: �:-, ;�"`;:�. 1� �� .-_�,. �.- it ., a . • ��' .� . �.-� � + �" w', a�:�a �� ,fes'.'. - 0 250 500 '4 w 11 Minna IF F.011 , . L a L• J `J _. L This page intentionally left blank. Mobility & Parking April 2017 TUSTIN �� 5. Infrastructure Domestic Water System The domestic water system is owned and operated by the City of Tustin. According to the City's 2010 Urban Water Management Plan (UWMP), The City is part of the East Orange County Water District (EOCWD), a wholesale water district, and a member agency of the Metropolitan Water District of Orange County (MWDOC). The Specific Plan area lies within the City's pressure zone 1, with a hydraulic grade of 308 feet. The City receives approximately 85 percent of its water from its own groundwater wells that tap the Lower Santa Ana Groundwater Basin and the remaining 15 percent from EOCWD. By 2035, the City expects to produce approximately 71 percent of its own water through groundwater extraction and import the remaining 29 percent from EOCWD. The UWMP Infrastructure concludes that water supply is available and reliable for the City of Tustin through 2035, including an aggregate 7 percent increase in City population. The City's water atlas and as-builts indicate the following pipe infrastructure as shown in Figure 5. 1, Existing Water System: • Red Hill Avenue (EI Camino Real to Bryan Avenue): 6" asbestos cement pipe (ACP) • Red Hill Avenue (Nisson Road to EI Camino Real): 12" ductile iron pipe (DIP) • Red Hill Avenue (Walnut Avenue to Nisson Road): 8" ACP • EI Camino Real: 8" ACP and 8" polyvinyl chloride (PVC) pipe • Nisson Road: 8" ACP and 8" polyvinyl chloride (PVC) pipe • Mitchell Avenue: 8" ACP • San Juan Street: 8" PVC (West of Red Hill) and 8" ACP (East of Red Hill) • Walnut Avenue: 16" ACP In addition to the pipe infrastructure in the streets, there are sites that contain public water mains in private easements. The majority of the mains are 6" ACP. The City has indicated that the 6" ACP water main in Red Hill Avenue is undersized and that significant development would likely require upsizing of the 6" portion, subject to future engineering analysis. Sanitary Sewer System The sanitary sewer mains within the public streets are owned and operated by East Orange County Water District (EOCWD). Orange County Sanitation District (OCSD) owns and maintains a network of sewer trunk mains, lift stations, and two wastewater treatment plants, one in Fountain April 2017 TuSTIN 61DHN.l A'-1! u Infrastructure Valley, and the other in Costa Mesa. OCSD has identified a capacity deficiency in its Mitchell Avenue and Red Hill Avenue trunk mains located just downstream of the Specific Plan area. OCSD indicated that the deficiency issues are due to wet weather flows emanating from the City of Santa Ana and that dry conditions flows do not cause system surcharges. No other system deficiencies have been identified by the Sanitation District. The District plans to construct a parallel sewer relief main in Red Hill Avenue in phases in the summers of 2016 and 2017 to alleviate the deficiency. In 2016 a new sewer pipe was placed in Red Hill Avenue between Warner Avenue and Valencia Avenue. In 2017, construction will occur in the segment between McGaw Avenue (outside of the project area) and Mitchell Avenue (within the project area), continuing through fall 2017. OCSD's and EOCWD's sewer as-builts indicate the following pipe infrastructure as shown in Figure 5.2, Existing Sanitary Sewer System: • Red Hill Avenue (EI Camino Real to Bryan Avenue): 18" vitreous clay pipe (VCP) • Red Hill Avenue (Nisson Road to EI Camino Real): 24" VCP • Red Hill Avenue (Mitchell Avenue to Nisson Road): 18" VCP • San Juan Street: 8" VCP • Nisson Road: 8" VCP • EI Camino Real west of Red Hill Avenue: 8" VCP • EI Camino Real east of Red Hill Avenue: No sewer along Specific Plan frontage • Mitchell Avenue west of Red Hill Avenue: Dual 21" VCP (per plan 7-4-1 and the Tustin - Orange Trunk Sewer Plan) • Mitchell Avenue east of Red Hill: No sewers along Specific Plan frontage OCSD does not prefer new connections to its trunk sewers. Existing laterals that connect to the trunks are depicted on the trunk plans in some cases and other laterals were approved by the City of Tustin. Property owners are responsible for the lateral serving their property from the property line to the main. OCSD will likely discourage new connections to its system and encourage the use of existing laterals. Storm Drain System The Specific Plan area lies within the Peters Canyon tributary area of the San Diego Creek watershed. Regional drainage facilities are owned and operated by Orange County Public Works, Flood Division (OCPW). Local drainage facilities are owned and operated by the City of Tustin, as shown in Figure 5.3, Existing Storm Drain System. In general, drainage on the north side of 1-5 drains into local storm drains and is directed into OCFD's F07P07 facility located in Browning Avenue. Drainage on the south side of 1-5 drains into local storm drains and is directed into OCFD's F10P01 facility located in Red Hill Avenue, south of Mitchell Avenue. The Specific Plan area lies within FEMA Flood Zone "X", and is not subject to flood insurance requirements. The City's storm drain as-builts and storm drain atlas indicate the following City pipe infrastructure: April 2017 TUSTIN �� Infrastructure • Red Hill Avenue: Catch basins and laterals at Mitchell Avenue and 54" Reinforced Concrete Pipe (RCP) south of Mitchell Avenue. • Bryan Avenue: 54" to 66" RCP. • San Juan Street: 42" to 45" RCP draining from west to east. • Mitchell Avenue West of Red Hill Avenue: 22"X36" arched corrugated metal pipe (CMPA) draining east to OCPW's Red Hill Avenue F10P01 and 48" RCP draining east to OCPW's Red Hill Avenue F10P01 is abandoned and no longer in use. Segment between curb inlet catch basin at northwest corner of Mitchell Avenue and Red Hill Avenue and the storm drain in Red Hill Avenue is still active. • Mitchell Avenue East of Red Hill: 22"X36" arched corrugated metal pipe (CMPA) draining east to OCPW's Red Hill Avenue F10P01 is abandoned and no longer in use. Historically, the arch pipe crossed Red Hill Avenue and continued flowing easterly before it was intercepted at Red Hill Avenue. A City storm drain remains active in Mitchell Avenue from Quent Drive extending eastward. • Walnut Avenue: 42-45" RCP west of Red Hill Avenue. The City's storm drain as-builts and storm drain atlas indicate the following Caltrans pipe infrastructure: • Red Hill Avenue: Several RCP storm drain laterals and catch basins. • EI Camino Real west of Red Hill Avenue: 42" to 48" RCP. • EI Camino Real east of Red Hill Avenue: A 5'X4' box culvert is in Caltrans right-of-way south of, and parallel to, EI Camino Real. OCFD's storm drain atlas indicates the following OCFD pipe infrastructure: • Red Hill Avenue: 48" RCP F10P01 facility with upstream limits at Mitchell Avenue. The Specific Plan area lies within a hydromodification zone, as defined in the Stormwater Quality Technical Guidance document (TGD) prepared by the County of Orange. Sites will be required to detain and retain runoff to existing condition levels. Infiltration will be required if technically feasible, and no defined infiltration constraints are depicted in the TGD for this area. Above -Ground Facilities2 Existing overhead services are located on the eastern edge of Red Hill Avenue north of EI Camino Real. The aboveground facilities include a single 4 -wire 12 kV system for Southern California Z Utility Specialists. Existing Overhead Utility Services Investigation and Cost Estimate, May 2012. April 2017 TUSTIN �� Infrastructure Edison, four to six communication lines, and local street lights and their electrical distribution system, under a pole sharing arrangement. At the intersection of Red Hill Avenue and Bryan Avenue, the pole line joins and existing SCE 66 kV transmission pole that comes from Bryan and joins the pole line, continuing to the northeast along Red Hill. At the intersection of Red Hill Avenue and EI Camino Real these facilities are undergrounded. Potential Proposed Improvements No street widenings are proposed on the City's 2015-2017 Capital Improvement Program (CIP). Routine pavement management will occur on Red Hill Avenue and Mitchell Avenue in the CIP timeframe. In addition, a potential storm drain project on San Juan Street is listed in the CIP, but the project is undefined and a limited budget is allocated for the improvements. The City also retained in 2012, Tait and Associates to prepare the "Red Hill Avenue Streetscape and Median Feasibility Study." The Study outlines several different alternatives for undergrounding overhead facilities, improvement vehicular traffic flows, and enhancing the pedestrian experience from EI Camino Real to Bryan Avenue. None of the alternatives involve right-of-way dedication from adjacent property owners; however, sidewalk easements behind right-of-way are recommended in some of the alternatives. To that extent, adjacent development sites could be impacted by implementation of certain Study alternatives. Summary of Existing Conditions • The City has indicated that the 6" ACP water main in Red Hill Avenue is undersized and that significant development would likely require a replacement of the 6" portion with a larger diameter main, with sizing subject to engineering analysis. • OCSD does not prefer new connections to its trunk sewers. Existing laterals that connect to the trunks are depicted on the trunk plans in some cases and other laterals were approved by the City of Tustin. Property owners are responsible for the lateral serving their property from the property line to the main. OCSD will likely discourage new connections to its system and encourage the use of existing laterals. • The Specific Plan area lies within a hydromodification zone, as defined in the stormwater quality technical guidance document (TGD) prepared by the County of Orange. Sites will be required to detain and retain runoff to existing condition levels. Infiltration will be required if technically feasible, and no defined infiltration constraints are depicted in the TGD for this area. April 2017 TUSTIN �� -� ,� •� 'i rit - .. .y 4 LEGEND•� _ mw �! �•. ..,,' r- ri w Project Boundary 4f Existing 6" Water Main • + °�� r jq 7i -- .. it - - Existing Water• Existing 12" Water Main Existing 16" Water Main .77'. . 7. 14 �' all { � ' � �� i• � L- Ii-�. _ Irl •+`' - y j`'., ► t 1.1 •� .. ., ti. � F. r � �.�} u1 ��`�p" --y7 1 AA di i£0;� - ;� �. _`- h� it -�.►� � Wow f'� Lk ON dJr VO "�' - v� :i. '�?. - hyo .. � ■,(f,l � ��' :�._ � yt r: � 1i�4' i i {}��-ti :S:7L�r�3� � N � ,. ` � .y �. F4•, y � � T ; � a1 IRF' �. e. - •- � !� -L t'a:. au `w_ [�: rs.. •i V t Y�'x • r� �a aa_ �� i i_. ` _ fit'' _k - i • x.;-•1.1. ;44 This page intentionally left blank. Infrastructure April 2017 TUSTIN �� w. 1 7 ^ 4 'I •{ 'a!� •d 1 •.. ,� y . }" 4�: • _ r . _ y' LEGEND�.- ' pffQ''- e 71 r -Project Boundary ri ' `. J' -__—._ hurt 1K•� �� 1 - ' •�l,� w �'r�.cExisting Sewer Facilities r 41 IIM JEAN ,� 4 wry ,' .�, r � F' �- — i��y �'�' y�•�•1 .� �- - � - i� � 'may u��. .. .{' di INC itaq 1. pfi ills � f �- Cir-f!Rl� i•�_ Iw ., I A�.. -'� -�- Zl�Ali • I _16f :''.' lid ' �- •� '�X4 A. V �� , � �. � � �".I�:: �r-�. r - _ - 1 • �, .. ;',. � •�� -� 7.'- �!'.. 1.--d R_ -►►►iii I�?� ./-; ',•' 1,—�� :�, *a .__-.I _ -A^' T. Thy • I'S P_q�y. �- _ _ �Y�.i lcw ;.� �:� ". _ M. i��`• ' ^+.�W • � -_. i.• i _ ..!L, �.y. L'ia`i 1 .. .�7: • F��s�K '•��', - ,� d �!.''. - rr � I1'. - r��JM: '�- y, •••fir. .. _, - - • � - . .. _ Thr - - _. , �ii/��j'� - �1�Flo 10 _ J p� �5ry�1�•li}�.lJ-y.+p"x i. • Ito , �, - f S � . f _ i 1 r T _� I� - � - .. .. 9' ,►=Y�'xa�ir! .14 -ba` ca• .rr*4 I. 0 250 500�'� '•}�'1�j $�1 r _ Aye ter+' .• i~ _ . 1 �►�..T•r=, �,. ; � . - � it ee 1p This page intentionally left blank. Infrastructure April 2017 TUSTIN �� 4,I, j�. j} ~ham '`�. _f Yr �. . ,k,.�, �•�p .., - LEGEND �_� s. i4• Project Boundary ri Existing County Facilities Existing Caltrans Facilities pk bw W. Existing City Facilities �R41 Ips .. �" � �• - , : ; _ • ��,,,+1 JL�� • r .. , �•: 111'1 �� , y �� , �� .. �. �_ � 1 � � - � r � ,+yrs: , ;� • � �„�! .. �I,,, �',� . - F - �+,� • ,� 7�G_: �. T. _ •'�'� y � �� — — — — — ,� ;r�' � is ��-�, . �i�� _ .�; f �_ M£0;f tf u ' mss,, �n!•f � —3u.►r - ..� • � • � t . , ,tom: ^ �, �" . � ` �' ~• _ _ _ -�.. k. _I ,� _`� Y%} �"�� Y �%:• ...• .. 't Yf _� _ted �kX 4� IL .07 `xr - 6. { ' f I ;��' � �.. � � "f� r}_ e.- � � .. _ _•-L�-i�-_ � � _ P � � F I � �7'tl � � : e _ ' ,n ` 1+.•� t� E � yJ-� F-� i-�' mow_. _ 1 � /y- Y } . � �• �,.+r• r F, i.',�Znv.F'..''-- e. r y}C , ' i I 1 ! I. "I � orf � ..,r_Iw�• .af �' jj� �F. .: '.t�' "' �-. _ _ A, I �\r , •.. a - ^fi r' s ! 11 i, Atf 1 �yyaL�It� ' S��II 44 . ,�- /`•��'�!°Y'I-''W+_ [L.t! '-L 't. : a-� ♦ •,- If 7iL �A if 111 0 250 500 xoiL [ hIL'� This page intentionally left blank. Infrastructure April 2017 TUSTIN �� 6. Urban Design & Streetscape Building Footprints Urban form refers to the physical layout and design of an area taking into consideration building size, scale, and layout. Figure 6.1, Building Footprints, illustrates the size and scale of existing building footprints and the spaces around buildings. This map was developed using aerial imagery of the Red Hill Avenue Specific Plan area accessed online in June 2016. Commercial and retail uses have large building footprints as can be seen in the center and southern part of the project area. Urban Design & Streetscape Most buildings within the project area are located at a distance from the sidewalk often to accommodate large areas of surface parking. However, there are smaller buildings located in the southeast portion of the project area that are set adjacent to the street with landscaped setback areas. Commercial centers with large surface parking areas Smaller commercial buildings with landscaped setbacks Street Network Chapter 4: Mobility & Parking, describes the street network that serves the Red Hill Specific Plan area. Main streets within the project area include Red Hill Avenue, Bryan Avenue, San Juan Street, EI Camino Real, Nisson Road, Mitchell Avenue, and Walnut Avenue. The 1-5 freeway separates the northern and southern portions of the project area and can be accessed via a tight diamond interchange from Red Hill Avenue. April 2017 TUSTIN RIDHN..L A'-1! u Urban Design & Streetscape Most commercial and retail businesses are found along Red Hill Avenue with multiple driveways for access, which can pose points of conflict between vehicles, bicyclists, and pedestrians. Smaller local roads can be found within the residential areas and may terminate at cul-de-sacs inside and outside of the project area. Within the project area, the only existing bicycle facility is a Class II bike lane (a striped, on -street bicycle lane adjacent to the travel lane) on Red Hill Avenue (in both directions), between EI Camino Real and Nisson Road. The lack of bicycle lanes within the project area may force bicyclists to share a traffic lane with vehicles or utilize the sidewalk potentially restricting pedestrian movements. F: Lack of bicycle facilities along Red Hill Avenue Wide signalized intersections Pedestrian Connections During a site visit, it was observed that pedestrian activity within the project area occurs within surface parking lots at the main retail centers and around the main points of access to public transportation, specifically the OCTA bus stops on EI Camino Real. Site observations also indicate that people walk through surface parking lots to connect from the sidewalk to commercial and retail building entrances. The larger shopping and commercial centers along Red Hill Avenue lack dedicated pedestrian access from the sidewalk to building entrances, though a few restaurant uses along EI Camino Real provide dedicated and landscaped pedestrian walkways and ADA access from the sidewalk. Sidewalks are located along all roadways within the project area, ranging from a width of 4 feet to 16 feet. Many sidewalk segments are directly adjacent to the travel lane and do not provide a buffer between the pedestrian and vehicles. There are several sidewalk segments within the project area that adequately provide a buffer and pedestrian paths: east side of Red Hill Avenue, from Lance Drive to San Juan Street; west side of Red Hill Avenue, from San Juan Street to the end of the vacant lot; north side of San Juan Street, from Red Hill heading east; and San Juan Street, from Red Hill heading west, as shown on Figure 6.2, Pedestrian Connections. These sidewalks provide useful examples to improve all sidewalks within the project area and enhance pedestrian access to existing retail and commercial centers. April 2017 TUSTIN �� Urban Design & Streetscape Crosswalks are located across some or all legs of each of the signalized intersections within the project area, and there are no unsignalized crosswalks across Red Hill Avenue. All marked crosswalks are "standard" painted parallel lines, which may not be as visible as "continental" or "ladder" style crosswalks that may be considered in future improvements. Mid -block crossings are a potential consideration along Red Hill Avenue subject to traffic engineering review, specifically along the blocks of San Juan Street to EI Camino Real and Nisson Road to Mitchell Avenue. These two blocks are approximately 1,000 feet in length and the introduction of a mid - block crossing could improve pedestrian access and activity in the project area, if combined with a proposed landscaped median identified in the Red Hill Avenue Streetscape and Median Feasibility Study — EI Camino Real to Bryan Avenue (Tait & Associates, Inc., September 10, 2012). Existing examples of pedestrian and ADA compliant walkways Opportunities to provide pedestrian access from the sidewalk to building entrances Majority of sidewalks are not buffered from vehicle traffic Some landscaping along sidewalks April 2017 TUSTIN This page intentionally left blank. Urban Design & Streetscape April 2017 TUSTIN �� LEGEND/ i/,) . ti 47.ri s. t Project Boundary Building Footrpints pk J. r R 1 Awl. '*•..,,, ..�_. - s,... L Yr 9LiL � el � r ,�• r 7 ■.w� _ow �. IC' I,/III .' 1 E�J; Ila JL —4 •.� 1 � "` fit' ti '� ��ttl�i1•R " --y 7 r _ _�' �I . lam Aft �IRd, ■F +'. } L..'.'. .....� � •.lN '� R. � � til R. � �. � �._ :._' . -_ £-.. y + 1 ��.��•-�7.'Y.. '�..1.'..dR_� � -►►►iii '_�1`- .. t. �. i�r•�� ems_,.. � - MEN 16f 4 dL Y�.i � c■. .• >_i � +' . �i~1'� `• �!.�+�I } r'� - '.y. L'ia`r 1 .ot �iJM: ?N- ow - 71. 14 . i• A r. r i i r .. if Aiaaaaa Jr.,Feetx `1 .. 3 - This page intentionally left blank. Urban Design & Streetscape April 2017 TUSTIN �� L ' rte' 1 ry'?V .� .f a. R -J•' P': R i...�� fp LEGENDExisting Sidewalks /" ri Project Boundary . . ...... r Aj Existing Crosswall?s bw Existing Pedestrian L Q �•.....r. � ��:i, 4 - ;'�_ - '3 ' 'fir ' 'r� - .3 - •_ t. � �. • ti' -•' ��+ ..��` • • • Sidewall? C 7.. to Buildings Existing Buffered Nor* I ,[41 ep � i It I ? .�•_ - .r e' i. ; Y. �.1�Lt t-�._�.� � ;� - �: `yam ,' tix. � _ .{ •��' — _.--...aaaLLLJ .'. �. _i#may ��.- .��_ 'r ��! ' � � �', ,. � . �� •r fir- -•F-' i +i .. �1 .� js�.. - = T> a "a •'iPa ,.i,x''�,� �= it _ . - - ��s• .�iw,�'."' ick- t'TF,A ON '.ice � � .� � � .. ! �' -�i•� .:� ��.t � ~� � IL t IF ON A TJ ~ �.. L; #FZ 1 + k,L+d f 1 I e•�� F. �,se�� :.. .__ ''� .Fw.w i.r'r� t4 r:�' -7 �. . �„ ■ ��k� �-•_;ice �.1' -� � ` .. .�.1 � _ ��:�•�:�r _ _ i -. .-.. .1, "al's ' �� 7.�.� , • !�; r'.-a �-�i -►I I �' " t ,1', +,—p�, JI :� - _ -. i . � _ -r•'' nl '�7 R.i 1f. it ,4� �Znv .F �•..' i � - !,} I _...�•i. �Ye R ��. r ��' ; I � 1 ' .. ��-=� ti '� � � � t -�•_ 3�� 1' � fit` � .'"�'�� .a �-�- ��I:. .., �1 'N ...�• �� -• 's�. ivy .. IY"•• � 1 ~i -_ y.',.i.ycY ��!-1 yam, � :.`�� w �� • _.�� -�y .-R. r. � I i l l e+Li•��,- .' -.�., I --s , l . 'f ' 1 - "'--^� i �. • , r�.-r + � • �� ' / ` ti. I •�f { �'• • i1- a. �.s` Grp. d • ��! : iwtF'l:. u `w.--'i h V r Y�'x�•w�;r. �i as;�� . � 1 -� `.. _ -•! ... i0' � � � �� ` ._'1 ��,,�� ..J •`F + err �'1��" tp 1 250 500 .�� r --•�> �1 "i `-',.; t r.. �y �rw.�.T•�;•. �: f'• �..� i ee This page intentionally left blank. Urban Design & Streetscape April 2017 TUSTIN �� Urban Design & Streetscape Streetscape Character Streetscape character does not vary widely within the project area. Crosswalks are in overall good condition; however, some sidewalk segments are damaged and may need future improvements. The east side of Red Hill Avenue, north of San Juan Street, is landscaped with grass, plants, and trees adjacent to a multi -family residential building. The west side of Red Hill Avenue between San Juan Street and EI Camino Real, directly adjacent to the vacant lot is also landscaped with street trees. The large surface parking lot on the east side of Red Hill Avenue, north of the 1-5, contains trees and landscaping. Red Hill Avenue, south of the 1-5, is well landscaped with plants and trees around the perimeter of surface parking lots and along the street frontage. The project area lacks unified street furniture or other "placemaking" enhancements such as benches, trash receptacles, lighting, bicycle racks, planters, pavement markings, etc. There is an existing bus shelter on the west side of Red Hill Avenue, south of the 1-5; and two wayfinding signs located on the west side of Red Hill Avenue, north of EI Camino Real, and at the OCTA bus stop on EI Camino Real indicating the direction of Old Town Tustin. Existing shopping centers with multiple tenants would benefit from a comprehensive sign program to integrate and unify the design of signs throughout the project area. There is also opportunity for gateway signage on the four triangular lots located at the freeway entrances and exits. These parcels provide access points to the northern and southern portions of the project area from a major regional freeway. Generally, the project area does not have a cohesive streetscape character and is often defined by large open areas of surface parking lots. However, there are existing features scattered throughout the project area that provide useful examples of enhanced pedestrian -friendly streetscape character such as bus shelters, buffered sidewalks, pedestrian walkways from the sidewalk to building entrances, and wayfinding signs. m Existing bus shelter Existing wayfindin g sign to Old Town Tustin April 2017 TUSTIN �� A # Opportunityfor comprehensive sign program Urban Design & Streetscape W OEFICI Parcels adjacent to freeway entrance have opportunities for monument signs Edges and Boundaries Special planning and design considerations should be given to the edges and boundaries between different areas within the project area. These are zones where land use patterns may be substantially different and even conflict with each other. For example, the presence of large retail uses next to a residential area may create impacts in terms of noise, traffic and visual incompatibility; the presence of a vacant property may detract from the overall image and perception of security in a pedestrian district; long blank walls facing a street can create a similar effect of emptiness and isolation. Zoning provisions and design guidelines for these areas should be aimed at mitigating any negative impacts that may arise from the presence of contrasting uses and building types. These could be achieved through regulations controlling building massing, location and height, and through the creation of appropriately landscaped buffer zones. In the project area, edge conditions between contrasting land uses and building types can be found along San Juan Street, Mitchell Avenue, and shopping centers along Red Hill Avenue that are directly adjacent to residential neighborhoods. April 2017 TUSTIN �� Urban Design & Streetscape Summary of Existing Conditions • Many buildings within the project area are located at a distance from the sidewalk often to accommodate large areas of surface parking. • Many commercial and retail businesses are found along Red Hill Avenue with multiple driveways for access, which can pose points of conflict between vehicles, bicyclists, and pedestrians. • The lack of bicycle lanes within the project area may force bicyclists to share a traffic lane with vehicles or utilize the sidewalk potentially restricting pedestrian movements. • Pedestrian activity within the project area occurs within surface parking lots at the main retail centers and around the main points of access to public transportation, specifically the OCTA bus stops on EI Camino Real. • Site observations also indicate that people walk through surface parking lots to connect from the sidewalk to commercial and retail building entrances. • The larger shopping and commercial centers along Red Hill Avenue lack dedicated pedestrian access from the sidewalk to building entrances, though a few restaurant uses along EI Camino Real provide dedicated and landscaped pedestrian walkways and ADA access from the sidewalk. • All marked crosswalks are "standard" painted parallel lines, which may not be as visible as "continental" or "ladder" style crosswalks that may be considered in future improvements. • Mid -block crossings are a potential consideration along Red Hill Avenue subject to traffic engineering review, specifically along the blocks of San Juan Street to EI Camino Real and Nisson Road to Mitchell Avenue. These two blocks are approximately 1,000 feet in length and the introduction of a mid -block crossing could improve pedestrian access and activity in the project area, if combined with a proposed landscaped median identified in the Red Hill Avenue Streetscape and Median Feasibility Study — EI Camino Real to Bryan Avenue (Tait & Associates, Inc., September 10, 2012). • The project area does not have a cohesive streetscape character and is often defined by large open areas of surface parking lot. However, there are existing features scattered throughout the project area that provide useful examples of enhanced pedestrian - friendly streetscape character such as bus shelters, buffered sidewalks, pedestrian walkways from the sidewalk to building entrances, and wayfinding signs. • Existing shopping centers with multiple tenants would benefit from a comprehensive sign program to integrate and unify the design of signs throughout the project area. April 2017 TUSTIN �� Urban Design & Streetscape • There is also opportunity for gateway signage on the four triangular lots located at the freeway entrances and exits. • Zoning provisions and design guidelines for edges and boundaries should be aimed at mitigating any negative impacts that may arise from the presence of contrasting uses and building types. April 2017 TUSTIN �� Opportunities & Constraints Map 7. Opportunities & Constraints Map The following map illustrates opportunities and constraints within the Red Hill Avenue Specific Plan area. • Streetscape Improvements — Opportunities for landscaping improvements along Red Hill Avenue, including a potential landscaped median and landscaped buffers along sidewalks to improve pedestrian access and travel along the roadway. Bicycle facility enhancements, such as bike lanes, bike route signs and markers, and accessible bicycle parking, may also be considered. There are existing wayfinding signs for "Old Town Tustin" in the project area. Similar wayfinding signs may be considered within the project area, highlighting important community locations. • Linkages with Adjacent Residential Areas — The project area is surrounded by existing residential neighborhoods. Future development and improvements should create linkages to these residential areas, including pedestrian and bicycle access and improved circulation of vehicle traffic. Additional pedestrian amenities, such as sidewalks, trails, and street lighting should be encouraged in all new development to promote physical activity and decrease the reliance on automotive travel. • Intersection and Crosswalk Improvement — Consider more highly visible "continental" or "ladder" style crosswalks at existing intersections. Decorative paving should also be considered to encourage a more cohesive streetscape in the project area. • Gateway Opportunities — Gateway signage on the four triangular lots located at the Interstate 5 freeway entrances and exits should be considered. Gateway signs delineate a major entrance to a neighborhood, can be used as navigational and wayfinding tools, and promote the branding of the area. • Public Transit Stop Improvements — Pedestrian activity in the project area occurs at existing public transit stops. Future improvements should make transit stops highly visible locations that pedestrians of all abilities can easily reach by means of accessible travel routes. Other treatments that increase the comfort of transit stops include sufficient lighting, sheltered seating and lean bars, trash receptacles, and transit route information. April 2017 TUSTIN 61DHN.l A'-1! u Opportunities & Constraints Map This page intentionally left blank. April 2017 TUSTIN �� . top -Jr LEGEND ',.' G it �� ". Project Boundary Ir Roadway Enhancement,Pedestrian • • Bicycle Facilities, Wayfinding .1_ .yam L,Jb �� '. i _.'�_ rA• N / l • '� _ Linkages • • Residential AreaW— Regional Freeway -g • jl� Intersection and Crosswalk Improvement Gateway Opportunity Public• it Stop Improvement 1 � • J � 'w.....:- 2L FL 0 IM k FFreeway Off - ��`.a.-� :1I i. '; � +_ .�r�e �� it �.,��i,rk� y., • -�` ,a r lop ! j p,W,,.. L. _14 LJ WIG. r I •+!'. i •..�•.. � 6 R 7T, �•i irl iliwtlaiiY , fa+!' rrf.� �] '- k�� -� ... ,v. �� -�, � ;_ r � .•. .� ..moi ��. 'till qJO I� '`-; • r,� ',� a• mar •iii '"" ��!�- syy r � r �.. � �'�' � ' .� OttFT r r. 1.41 ftil :� w- k_d•Qi .a fir'` f 7 ? +f. Opportunities & Constraints Map This page intentionally left blank. April 2017 TUSTIN �� BKOSMONTTUSTIN RED HILL CORRIDOR RETAIL PLAN Tustin Red Hill Corridor Retail Plan September 2017 DRAFT Prepared By: Kosmont Companies Kosmont Retail NOW!° kos Kosmont and Kimley-Horn were retained by the City of Tustin for the preparation of a market evaluation for the City's Red Hill Corridor as part of the Specific Plan for the region. Kosmont has prepared a Kosmont Retail NOW!° Retail Market Analysis, Strategy, and Implementation Plan ("Retail Plan") to support the market evaluation • The purpose of the Retail Plan is to evaluate existing retail market conditions and provide recommended strategies to successfully promote economic growth within the City • An overview of the Retail Plan is presented herein Kosmont Retail NOW!° 2 kos iisment Companies overvie Kosmont Companies is a nationally -recognized real estate & economics advisory firm specializing in public-private transactions for 30 years. • Offers a full range of economics & real estate advisory services including: — Market and Feasibility Analyses — Economic Development Strategies & Implementation — Identification of Funding Sources & Financing Strategies — Fiscal Impact & Economic Benefit Studies — Retailer/Developer & Business Recruitment — Public -Private Transaction Structuring & Negotiation • Winning track record of initiating and implementing projects for municipalities — In-house team includes registered municipal advisors, financial analysts, lawyers, former bond underwriters, former city managers & department heads — Extensive network of brokers, investors and market data for real-time information, and retail industry leadership • Kosmont is not just a "study" company — we create strategies & make projects a reality — Over $12 billion in project negotiation and implementation since 1986 — Completed hundreds of public and private financial transactions blending private investment with public fundir sources to create win-win public-private financing structures Note: If needed, Financial Advisory and Real Estate Brokerage services provided by Kosmont Realty Corporation (SEC / MSRB Registered Municipal Advisor and Licensed Real Estate Brokerage Firm) Kosmont Retail NOW!° 3 kos ReaiEstate 1ILSMONT COMPANIES f]gvClOpmCnt S ; k�,s!{,�£ntlllernent5 u�FinsncelEmnamlcs r&PIR NCRC SERVICES OVERVIEWSERVICES OVERVIEW kusmour rrn f h- cu rp I Property Management Plans {PMPs} Project Strategies S Financial Evaluation Kos mont Retail NQ1Nl& Entitlements I Due Diligence Developer Selection (RFPffl) 'Certified MSE and SBE I Economic Development; Strategies and Implementation Economic Analysis Fiscal Impact Analysis Economic Development I Public Purpose Asset Strate les Government Management Services Kosmont Retail NOW!° wwmq Financial Advisory Taxable I Tax Exempt Bonds and COPS Debt Restructuring I Refinancing Public Agency Financial Strategies I Post RDA Services Public I Private Transactions (P3) Colttrnuing Dlsclosure Services 04252913 4 EB5 Asset Valuation Public -Private Project Foreign Irwestrnent S Transaction Services Financial Advisory {Califamia Golden Fandl Fair varket z Broker []pinion of Value Lease! Leaseback Retail f Restaurant Acqulsitionsl Dispositions Tax-exempt I Taxable Bond Financing Office Leases I Ground Leases Special District Financing Medical I Hospital Tenant Recruitnrent Public Facilities t Infrastructure (Retail 1 Holets i Employers] Pledged Assets -SEC I MSRB Registered Municipal Advisor CA licensed Real Fstate Brokerage Firm 04232013 kos Larry J. Kosmont, CRE° President & CEO • Over 30 Years of Experience • City Management (Santa Monica, Seal Beach, Bell Gardens, Burbank) • Over $10B in Transactions • Economic Development • Public Finance • Public/ Private Partnerships • Gov't Funding Sources • Post -Redevelopment Financing Strategies Ken K. Hira Executive Vice President ICSC Western Division P3 Retail Chair • Over 25 years of experience • Retail Attraction and Development • Real Estate Finance • Transaction Structuring • Negotiations • Downtown Revitalization • Acquisitions/Dispositions • Market Analysis Key Personnel 1 Joseph Dieguez Senior Vice President • Over 9 years of experience • Market Supply/Demand Studies • Financial & Feasibility Modeling • Fiscal Impact/ Economic Benefit Analysis • Asset Valuation • Financial Turnaround / Fiscal Stabilization Implementation • Government Staffing and Operations Support 1. Analysis a) cc;unomic & Demographic Profile b) Market Demand Analysis 2. Strategy a) acre Area Retailer Voids b) Opportunity Site Assessment 3. Implementation a) dui i ii i iai y UI Findings b) Financing & Incentives Kosmont Retail NOW!° 6 plan OtitlinF kos 1. Analysis a) Economic & Demographic Profile i. Population & Household Demographics ii. Unemployment & Employment by Industry b) Market Demand Analysis i. Employment Growth by Industry ii. Residential Supply, Vacancy & Lease Rates iii. Retail Supply, Vacancy & Lease Rates iv. Retail Sales Performance V. Retail Sales Surplus/ Leakage Kosmont Retail NOW!° kos Economic & Demographic Profile Population & Household Demographics Kosmont Retail NOW!° kos Population & Households Population of 80,800 and 26,400 households within the City in 2015 • Population of 584,300 and 175,000 households within 5 miles from Site Inr_nmp • Avg. HH income $102,400 in City and $103,300 within 5 miles from Site • 2.53% annual growth projected for HH income over next 5 years in City Other Demographic Characteristics • Average household size of 3.0 in City (average for County) • Median age of 33 in City (younger than County) • -41 % Bachelor's Degree or higher (higher than County average) • Race: -54% White, 20% Some Other Race, 5% other / two or more race: • Ethnicity: -41% Hispanic in City Source: U.S. Census Bureau (2010); ESRI, Department of Finance (2015) Kosmont Retail NOW!° 9 kos Red Hill Corridor Study Area h. i * I STATE ti, , Red Hill Corrid Study Area NTotal Area: -60 acre tT +K + *Aw r left d,P 5 i 4 a J ,,, 777 • ,f a' } ` Mk 41. rLT %•* �[{'•'k • { rl INTERSTATEdi All Ap J► �• y rr..`T1 a+r ' _ i .moi k i—i� did iy ont Retail NOW!° 10 kos nBoil Rd Y EBill Rd„ _ = Villa TaflAva o tkTaitAve ETaitAva perit 6 9� M +° Villa Park no v5 w - Stanton - �.. yV.Kste112 Ave PKa teO e¢� = ollh Aua o- Irvine 3 Regional z Park - r a ha 1%,- FFr C1ial an Ave Orange "-.�.. E Chapman-Av-e . Garden - a Grove _$ rev A .r�ulaa�t-* d' -I 22= - - .L �. m :. Tustin °} Westminster w e later Blue 7th iinster Ave W[i7th St E Tr'th 1, . Red Hill Corridor @olsaAve2 0- Study Area rl..fadder. -%,4 W McFaddar. Avg m E McraddPn - Ed„SgerA,e � Laxc- a1A:- _. City Limits Silverado 4 Edinger e *' E Edingr:� _= Warner.Avs w Rx r a .._ry.W N 4- „t t m Fountain n k Valley $ W Fsti .n aoe fie °0 m i.-,Ibarivp -9 EliisAve't-_: Irvine Huntington Beach 7 :Adams Ave �� ^.Scn�Asa,� .a � T'frwy r �I m Fairview Costa i Perk +° Mesa� 'aa ,Sem °okay Atlanta Ave, @ Y' y�ltilrbr'.45Sfi1 YintorlASt-�a� LJppei _ o +?�f Newport Bav m `dsr FbglonaJ Park 1331 61 C. r. 0o:1.. E S'. 3J, . .bo Source: ESRI (2015) Kosmont Retail NOW!° Limea6one C snvo n Regional Park - - Whiting Ran: h SPlilderriess Fall. Foothill Ranch portola Hills ca�LupR �R-76n ;k �eir{1 3 R 27 4 x7h`P ti\ 4 ' kos -14 Ba., Rd EBall Rd o 0 _ it A to w Stantonr W Katel I _p I� _ .cllii Ave e 'i 3r. Y - z _ r• I z h,-r--.,1, Ave - '�.!�:]Sn, t i�:h, nisn A � va range ,:, Ar O Garden Grove Ervine r n i La va Y39r1iaeb�i!' � . we, tmi ns ter i�i�•i B.� `" o-shinnster A,�; ': rh =i anta Ov rn ' Silverado Bol s Ave IN 15t31 `\ �McFaddenAve WMcFadder•Ave `• Edi uc-TAve y I Lir'rl9etarre Edinoei ,.vEw .+. E C myon . - - Regional Parl. s ? m Warner Avo' nEF _ + \Fll,,t,,, Valley Q S m r � 5' � .. • ti EIltsAve - WhitingRanclim, �•- - •- v:idemess Purl, .fi Garfield av= thill Huntington Portola Beach - 1 Hills Ad::me A,, - -- - Rat - - Fairview Park Ar �k _ Atlanta Ave _ .¢ — �•=.Yo't peer Y 7sr ewport Bap Reg*nA Par dC, — c{,o3 E Source: ESRI (2015) Kosmont Retail NOW!° 12 kos 2015 Tustin County California Population 801796 311241130 3813711836 Households 261374 110261508 1219321388 Average HH Size 3.04 3.00 2.90 Median Age 33.4 36.9 35.7 % Hispanic Origin 40.6% 34.8% 39.1% Per Capita Income $331672 $35,179 $291788 Median HH Income $751011 $77,676 $601382 Average HH Income $1021356 $106,158 $871152 2015-2020 Annual Growth Rate Population Median HH Income Source: ESRI, California Department of Finance (2015) Kosmont Retail NOW!° 13 1.05% 2.53% 0.82% 2.36% 0.73% 3.36% RA kosmon.. 2015 Population Households Average HH Size Median Age % Hispanic Origin 361260 11,476 3.14 33.5 48.8% Radii 3 Miles 211,802 63,709 3.30 33.5 45.9% 584,304 174,959 3.29 33.3 48.7% Per Capita Income $271102 $321736 $311238 Median HH Income $661170 $77,551 $761881 Average HH Income $851078 $108,264 $1031255 2015-2020 Annual Growth Rate Population 0.79% 0.79% Median HH Income 2.77% 2.28% Source: ESRI (2015) Kosmont Retail NOW!° 14 0.83% 2.20% RA kosmon. Drive Times 2015 5 Minutes 10 Minutes 15 Minutes Population :T-01 •- 1 Households 141880 99,705 Average HH Size 2.87 2.88 Median Age 35.4 35.3 % Hispanic Origin 26.8% 28.3% Per Capita Income $37,951 $39,903 Median HH Income $86,765 $86,215 Average HH Income $110,587 $115,006 2015-2020 Annual Growth Rate Population Median HH Income Source: ESRI (2015) Kosmont Retail NOW!° 15 1.04% 2.58% 1.16% 2.44% 756,368 242,811 3.04 34.2 41.5% $331506 $77,428 $1021976 City of Tustin — 2015 Households City $75K $102K County $78K $106K State $60K $87K 6% 7% 6% <$15K $15K - $25K - $25K $35K 20% 12% 13°/ 9% $35K - $50K - $75K - $100K - $150K - $200K+ $50K $75K $100K $150K $200K Source: U.S. Census Bureau (2010); ESRI (2015) Kosmont Retail NOW!° 16 kos 7% 0-4 14 City County State 7% 5-9 33.4 36.9 35.7 7% City Population by Age Bracket in 7% 7% 16% 16% 14% 6% 3% I 1 0 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 Source: U.S. Census Bureau (2010); ESRI (2015) Kosmont Retail NOW!° 17 85-f kos Race 14 City Population by Race & Ethnicity in 2015 Black Alone: 2% American Indian Alone: 1% 2 or More Races: 50Y Hispanic Origin of Any Race: 41% *Most respondents of Hispanic Origin additionally indicate "White" or "Son Other Race" Note: U.S. Census Bureau defines race and ethnicity as two separate and distinct identities. One Census question asks respondents which socio-political race (of categories in pie chart above) they associate most closely with, and a separate question asks whether they associate with "Hispanic, Latino, or Spanish origin" or not (defined as ethnicity). Source: U.S. Census Bureau (2010); ESRI (2015) Kosmont Retail NOW O 18 kos City County State 18% 15%16% I� No high school diploma ri Population Aged 25+ by Educational Attainment 41% 37% 32% 21% 17% 18% High school graduate or equivalent Source: U.S. Census Bureau (2010); ESRI (2015) Kosmont Retail NOW!° City County State 29%30% 27% � � i Some college or Associate's degree 19 25% 24% 20% M Bachelor's degree 16% 1131% 12% Graduate or prof. degree kos is Housing Breakdown (2015 Owner Occupied Cn••rnn• I I Q (`cneiie Riircnii l)r)l(1\• G(Zl?I l)r)lF\ Kosmont Retail NOW!° Renter Occupied city County State County city Califorr Zillow Home Value Index Current Forecast $758 $653,000 $648,000 $538K $464,000 "C" — $187,000 $984 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 Source: Zillow.com (May 2016) Kosmont Retail NOW!° 21 kos :-l. "Tapestries" in City 1. International Marketplace 2. Enterprising Professionals Source: ESRI (2015) Kosmont Retail NOW!° Percent 22% • 0 0 10 UND-1 = 0 Ah -I F rOT07'LTi iTi it r: Sample Characteristics Young, many foreign -born Highly diverse Shop at warehouse/club stores and specialty markets Consumers are attentive to personal style and purchases reflect their youth and their children Spanish language media influence (music, television, websites) Well educated, wealthier population Larger than average Asian population Entertainment includes gambling, trips to the beach, and watching movies on demand or streaming videos online Convenience is key - many shop at Amazon.com, pick up drugs at the Target pharmacy, and frequent dry cleaners Food preferences include: The Cheesecake Factory, Chick-fil- A, and Starbucks 22 kos Employment 421107 116871209 1618401429 Households 261374 110261508 12, 932, 388 Jobs/Housing Ratio Source: ESRI (2015) Kosmont Retail NOW!° 23 1.60 1.64 1.30 kos Economic & Demographic Profile Unemployment & Employment bv Industry Kosmont Retail NOW!° 24 kos 14% 12% 10% 8% 6% 4% 2% 0% 11.7% 10.4% 9.1% 8.9% State 5.2% County 3.9% City 3.6% 7.9% 7.5% 8.5% 6.6% 7.4% 5.5% 6.1% 2010 2011 2012 2013 Note: Not seasonally adjusted; annual averages Source: California Employment Development Department (2015) Kosmont Retail NOW!° 25 5.1% 2014 6.2% State 4.5% ftft Count) City 4.2% 2015 kos Management, business, science & arts Civilian Employed Population Age 16+ by Occupation 26% 27% 24% Sales & office Source: U.S. Census Bureau (2010): ESRI (2015) Kosmont Retail NOW!° Production, transportation & material moving Natural resources, construction & maintenance Health Care and Social Assistance 11.3% Retail Trade 9.9% Professional, Scientific, and Tech. Services 9.8% Manufacturing 9.6% Accommodation and Food Services 9.2% Administration and Support, Waste Mgmt. 7.6% Educational Services 7.5% Wholesale Trade 6.1% Finance and Insurance 5.5% Construction 4.3% Public Administration 3.5% Other Services (excl. Public Admin.) 3.0% Information 2.7% Real Estate and Rental/Leasing 2.5% Transportation and Warehousing 2.3% Mgmt. of Companies and Enterprises 2.1% Arts, Entertainment, and Recreation 2.0% Agriculture, Forestry, Fishing, and Hunting 0.7% Utilities 0.5% Mining, Quarrying, Oil and Gas Extraction 0.1% "Industries in which City residents work" Source: U.S. Census Bureau Center for Economic Studies (2013) Kosmont Retail NOW!° 27 "Jobs in the City" koRA smon�;. Retail Trade 15.6% Professional, Scientific, and Tech. Services 12.0% Accommodation and Food Services 10.3% Administration and Support, Waste Mgmt. 9.9% Manufacturing 8.7% Health Care and Social Assistance 8.0% Finance and Insurance 7.3% Educational Services 6.1% Wholesale Trade 5.9% Information 4.1% Other Services (excl. Public Admin.) 3.6% Construction 3.0% Real Estate and Rental/Leasing 2.8% Transportation and Warehousing 0.8% Public Administration 0.7% Mgmt. of Companies and Enterprises 0.7% Arts, Entertainment, and Recreation 0.3% Mining, Quarrying, Oil and Gas Extraction 0.0% Agriculture, Forestry, Fishing, and Hunting 0.0% Utilities 0.0% Source: U.S. Census Bureau Center for Economic Studies (2013) Kosmont Retail NOW!° 27 "Jobs in the City" koRA smon�;. Tustin Unified School District 11449 1 Rockwell Collins Inc. .01 Ricoh Electronics Inc. 500 Costco 450 City of Tustin 372 Newport Specialty Hospital Tustin Hospital Medical Center Toshiba America Medical Systems Micro Vention Inc. Balboa Water Group Note: Top 10 listed by number of employees (high to low) Source: City of Tustin (CAFR 2014-2015) Kosmont Retail NOW!° 28 300 253 kos §-359 Employed rsdenb/ m Mie 360 -1,421 -Employed residents/Sq. Mie 1,422 -3,193 Employed residents/Sm Mie 3,444 -2,222 Employed residents/Sq. Mie 673 - 8,661 Employed residents/Sq. Mie I-2 Employed residents J 3-27Employed residents Q 22- 135Employed residents 13§-427Employed rsdenb 42 6 -1,042 Employed resdenb Source: U.S Census Bureau Center for Economic Studies (2013) KOs m O nt Retail NOW O 29 kos Orange 2 .e �- I-.- 5 • . - ®.. a � �:��: ��` ■ /�,� .�. � tin � � m% � . J Source: U.S Census Bureau Center for Economic Studies (2013) KOs m O nt Retail NOW O 29 kos S - 452 JobWSq-Mlle - 453 - 1,796 JobsfSq.MIle 1,797 - 4,03-1 JObsiSq_MiIew 04,035-7,169 JobslSq.Mlle 7,170 � 11,199 JObWSq. Mile 1 - +4 Jobs 5-63Jobs 0 64 - 319 Jobs 320 - 1.006 ,toes 1,009 - 2.460 Jobs Orange ,enue ISI A _ -el f North Tustin w01r 9' CF C Source: U.S. Census Bureau Center for Economic Studies (2013) Kosmont Retail NOW O 30 kos &esiclent anci Irvine I b. ° Santa Ana =0 Santa Ana 9.8% Anaheim 5.8% Tustin 6.0% Irvine 5.5% Anaheim 5.1% Tustin 5.4% Los Angeles 5.0% Orange 4.0% Orange 4.9% Los Angeles 3.9% Newport Beach 4.0% Garden Grove 2.9% Costa Mesa 3.9% Huntington Beach 2.9% San Diego 2.0% Costa Mesa 2.3% Lake Forest 1.9% North Tustin CDP 2.0% Huntington Beach 1.8% Mission Viejo 2.0% Garden Grove 1.4% Lake Forest 2.0% Fullerton 1.3% San Diego 1.7% Mission Viejo 1.2% Fullerton 1.7% Long Beach 1.2% Long Beach 1.6% Fountain Valley 1.1% Corona 1.3% Brea 1.1% Westminster 1.3% Riverside 0.9% Newport Beach 1.3% Laguna Hills 0.9% Aliso Viejo 1.1% Corona 0.8% Rancho Santa Margarita 1.1% San Francisco 0.7% Yorba Linda 1.1% Aliso Viejo 0.7% Riverside 1.0% EI Segundo 0.7% Fountain Valley 1.0% Ontario 0.7% Buena Park 0.9% Laguna Niguel 0.6% Laguna Niguel 0.9% Other 26.7% Other 37.4% "Where City residents work" "Where people who work in the City come from" Source: U.S. Census Bureau Center for Economic Studies (2013) Kosmont Retail NOW!° 31 kos is Santa Ana F 65 .Q Workers Living and Working 2,245 Working Coming (Inflow) 39,482 Workers Going (Outflow) 35,243 Net Inflow/Outflow 4,239 Employment Ratio* 1.11 �h 0 Reference: Orange County Workers Living and Working 884,122 Working Coming (Inflow) 648,203 raor,n TUsli Workers Going (Outflow) 493,364 Net Inflow/Outflow 154,839 Employment Ratio* 1.11 35,243 'o Tustin Workers employed in the City Workers living in the City but but living outside employed outside 2,245 ?31 •,r42'�'aF Workers living & employed in the City Fr"e *Employment Ratio = People employed within City (living and working in City + those who come into the City for work) / Employed population of City (living and working in City + workers who live in the City, but work outside of the City) Source: U.S. Census Bureau Center for Economic Studies (2013) Kosmont Retail NOW!° 32 kos Tuann, i .,LIl11Pn rvay a or 9t � A • ♦ Srvhtr BlYo ' 1 1 ! 1! ! 1 1 6, 800 1! 1 a •!� S a'fp n ' n YY��W/!fi = _ � v W 2nd S N a r5 1 1 1 Ilk 1 1 ! 4.100 < y 5.000 a o 4.goo stin 4.700 ; ...1� ty o, y tt "n N a 8.000 -e p, °b 01 114 st Ruin St m E Maw 51 p 4� ,p'v h 1ff y 111 J p W 61h St E 6th St a° .n 2.900 L`+°' ' l l f ! I! y a� rs f •., I `�� mP z e� v Ff f r aln %3000 1 111 Corla Ave aa4 1II �, 2 !1 +i ° rl 4.000 F P a:Po i aP m}r Browning ins t :. 1 111-rFAve 111 O 4a O� ill `icy Q� P1. 1.200'' n 4.400 cow "1, 1 Qo• a.. 700 c &.800 7.300 3.000 2.000 a 500 f+ As n � c Pe 9 ff 6,000 a�yy e sow 6.000 4•900 �•P„ � �4t ! ! ! ! F �a q 1ST i r 1 P �q A ♦ � !11 Qa Pwsa4a C � a kk i 11 � O° Cenrani�ii a a a P.n �e 4 e b !rl w i p01-1 0 0.1 0. 111 "aye b Mqno:,. 2.500 A .5 Fo, O`Ir,4 �°`vii P ! r1 ' /f1� ;s Source: ESRI (2015) A Kosmont Retail NOW!° 33 kos Relatively young, diverse population; HH size on par with Orange County, slightly higher than the State average • Lower unemployment compared to State and slightly less than Orange County, with most workers in the city employed in retail, professional services, accommodation and food services, administration and support, manufacturing, and healthcare • Most employees who work in the City come from Irvine, Santa Ana, Tustin, Anaheim, and Los Angeles, yielding an overall net inflow of jobs Kosmont Retail NOW!° 34 kos Market Deman Kosmont Retail NOW!° Employment Growth by Industry 35 kos Professional and Business Services 259,900 335,000 2.9% 28.9% 75,100 Health Care and Social Assistance 149,100 185,900 2.5% 24.7% 36,800 Accommodation and Food Services 141,300 174,700 2.4% 23.6% 33,400 Retail Trade 143,900 168,400 1.7% 17.0% 24,500 Construction 71,400 95,700 3.4% 34.0% 24,300 Financial Activities 108,200 132,400 2.2% 22.4% 24,200 Wholesale Trade 76,900 96,000 2.5% 24.8% 19,100 Educational Services (Private) 24,700 30,400 2.3% 23.1% 5,700 Government 147,900 153,500 0.4% 3.8% 5,600 Arts, Entertainment, and Recreation 39,300 44,600 1.3% 13.5% 5,300 Information 24,300 27,300 1.2% 12.3% 3,000 Transportation and Warehousing 24,000 25,100 0.5% 4.6% 1,100 Utilities 4,000 5,000 2.5% 25.0% 1,000 Other Services 44,600 44,600 0.0% 0.0% 0 Mining and Logging 500 400 -2.0% -20.0% (100) Manufacturing 158,200 150,900 -0.5% -4.6% (7,300) Total Nonfarm 1,148,100 1,669,900 1.8% 17.8% 251,800 Total Farm 2,800 3,300 1.8% 17.9% 500 Other 103,000 116,100 1.3% 12.7% 13,100 Total Employment 1,523,900 1,789,300 1.7% 17.4% 265,400 Source: California Employment Development Department, U.S. Bureau of Labor Statistics (2012) Kosmont Retail NOW!° 36 kosm! Market Deman Residential Supply, Vacancy & Lease Rates Kosmont Retail NOW!° 37 kos June 2016 Existing Housing Units Vacant Units Vacancy Rate Average Sale Price Per Unit Average Rents: Studio 1 BR 2 BR 3+ BR # of Multifamily Buildings For Sale Cap Rate Source: Costar (2016) Kosmont Retail NOW!° 38 5,120 155 3.6% $216,000 $11379 $1,487 $1,756 $2,265 2 5.2% Radii 3 Miles 231023 774 3.9% $216,606 $1,071 $1,534 $1,928 $2,324 4 4.7% 621955 2,012 3.8% $2291896 $1,315 $11593 $21067 $2,493 17 4.7% RA kosmon. Market Deman Retail Supply, Vacancy & Lease Rates Kosmont Retail NOW!° 39 kos Retail Stinniv- Vacancy & Lease Ratc-, • Supply, vacancy, and lease rates for retail uses are compared between submarkets within the Orange County retail market area • Tustin falls within the Parkcenter Area and the Tustin (South of 1-5) submarkets (as defined by CoStar) • Tustin retail vacancy is slightly above Parkcenter Area and Tustin (South of 1-5) submarkets and overall Orange County market average • City of Tustin retail lease rates slightly higher than the Parkcenter Area and Tustin (South of 1-5) submarket average and the overall Orange County market average Source: Costar Property (Q1 2016) Kosmont Retail NOW!° 40 kos OrErfire II Anaheim Hlls - 1 ❑ Brea�La Habra - 2 Been a Pa *A -a Rakm - 3 Q Civic Center Area - 4 ❑ Costa Mesa - 5 ❑ c'ypiress - 6 ❑ East Orange - 7 ❑ Fountain Valey - & ❑ Fullerton - 9 ❑ Garden CArove - 10 ❑ Hurilington Bead - 11 ❑ lnv ne - 12 . ❑ Irvine Spaclrufn - 13 ❑ Laguna HiAslAfiso Vigo -- M ❑ Laguna. NigueVLaguna Beach - 15 ❑ Lake ForlFoolhil Fx[VP-W - 16 ❑ Los AlariAosfSlardon - 17 ❑ Main Place: Area - 1-9 ❑ Missaarr Aeja - 19 ❑ Newport Bead - 20 ❑ Nar1WE2s1 Anaheim - 21 ❑ Outlying Orange. County - 22 I_ I I'aM en4erAvea -Z3 ❑ Niacenfialyoma Linda - 24 ❑ S J Gapi!SIIM Oa S CiPflnenteraan a -Pt ❑ Santa Ana -24 ❑ Seal Beach - 27 ❑ South Santa Ana - 28 ❑ Stadium Area - 29 ❑ The Gft Area - 313 �(T TUMZN-3)7 +�e IsM; rr -- t Source: Costar Property (2016) Kosmont Retail NOW!° tunty Keta-li bUbmarKet overv-1 r Y State H BO E 2 24 - Riverside F�wy 1� 3 �� r S 21 T r 29 ^y 17 10 30 den Grove GFwy- 4 1827 �~Parkcenter Area 3223 �etail Submarket- 26 ` � zs 31 � �7 sz 8 d � - 11 F - 5 4o,5 IV • • r 12 �.I 16 13 20 14 dcf�' W 15 Dana Paint Harbor ce`'s� i� 25 a 41 kos Source: Costar Property (2016) Kosmont Retail NOW!° 42 kos 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0% �— East Orange 3.3% Irvine Retail Vacancy (Q1 2016 City of Tustin 4.5% 4 4°/ 4.1% 4.2% 4.3�° ° 3.9% 3.5% f Irvine Parkcenter Santa Ana Civic Tustin Orange Main Place Spectrum Area Center (South of County Area Area 1-5) Total G.L.A. 6.5M 5.2M 3.3M 4.2M 6.9M Source: Costar Property (Q1 2016); *Submarkets within 5 miles of Site Kosmont Retail NOW!° 43 1.6M 1.5M 143.2M 2.5M G.L.A. = Gross Leasable Area kos Average Asking F $3.50 $3.00 $2.50 City of Tustin $2.18 $2.06 $2.11 $2.15 $2.17 $2.24 $2.00 $1.86 $1.89 $1.50 $1.45 $1.00 LN Civic Santa Ana East Parkcenter Orange Tustin Main Place Irvine Center Orange Area County (South of Area Spectrum Area 1-5) Total G.L.A. 1.6M 6.9M 6.5M 4.2M 143.2M 1.5M Source: Costar Property (Q1 2016); *Submarkets within 5 miles of Site Kosmont Retail NOW!° 44 2.5M 3.3M G.L.A. = Gross Leasable Area Irvine 5.2M kos 2012 2013 2014 Source: Costar Property (Q1 2016) Kosmont Retail NOW!° 45 Lease Rate Vacancy 2013 m 7 6.5% $2 $25 6.0% z ................... $24 5.5% .......... co5.0% ........................... c� $21 $0 4. % C Ca 4.0% .... 3.5% 3.0% 25%1 2011 2012 2013 2014 Source: Costar Property (Q1 2016) Kosmont Retail NOW!° 45 Lease Rate Vacancy 2013 m 7 $2 $25 z ................... $24 $23 $22 c� $21 $0 $19 kos General Retail / Free Standing Mall Power Center Shopping Center Total Retail Market Source: Costar Property (Q1 2016) Kosmont Retail NOW!° 114 Bldgs 1 0.77M SF 0.50M SF 2 0.90M SF 41 2.03M SF 4.19M SF 46 1.9% 0.0% @"001, •0;! 7.3% 3.9% G.L.A. = Gross Leasable Area $2.84 $0.00 $0.00 $1.95 $2.06 General Retail / Free Standing Mall Power Center Shopping Center Total Retail Market Source: Costar Property (Q1 2016) Kosmont Retail NOW!° 31 Bldgs 0.12M SF 0 O.00M SF 1 1.01M SF 17 0.35M SF 1.49M SF 47 4.0% $2.19 0.0% $0.00 2.0% $2.88 11.2% $1.93 4.3% $2.15 G.L.A. = Gross Leasable Area Market Deman Kosmont Retail NOW!° Retail Sales Performance 48 kos Consumer spending across retail categories is totaled and normalized for population within the City and comparison regions for the purpose of evaluating potential sales leakage / capture across jurisdictions • Retail sales per capita for the City ($29,500) is above average compared to other nearby regions and with Orange County ($17,900) Higher performing sales categories include those in heavy commercial, such as, building materials, auto dealers and supplies, and gasoline stations, in addition to general merchandise stores, sporting goods, electronics stores, food and beverage stores, and restaurants • Lower performing retail categories include health and personal care, miscellaneous store retailers and non -store retailers Kosmont Retail NOW!° 49 kos A I Lt'� La Fialma 5 E La Pall'} Hawaiian Ir -L�hwQi, 1 Ga t N W-Imeeb Ave rdens Cypress*1 Anaheim hall Rn w Ball Rd E Rall i--. Los Cei rlto=Aye Alamitos K a tell I;R.Av 13 Stant011 '7 Ch 3. -.fin Ave Garde Grove T CA 22 - ..-I dull GI C, C - Seal Beach Sunset Beach 6.1 va r. F dinq;li Ayu - 1 1} Rd Villa Park Limestone ' C arfyon Regiom.l Park Silverado Source: ESRI (2015) Kosmont Retail NOWO 50 L a gLI I)a Beach Aliso-N�, i�! ViejOLa -.ftguel 3:- f3 casp Wi He rTS kos m I-ImUngto r, vi i i Fo othi I I Ranch portals Hills Costa GIN III 11 tlantIA, Mesa Trabuco -0 6 Canyon Dove Canyon Lake Fr,rest Rancho Coto de Laza h Newport San uln~Mission I. Santa 9 Margarita Beach Hi .".La Vi ejo guna �L .' . e, Source: ESRI (2015) Kosmont Retail NOWO 50 L a gLI I)a Beach Aliso-N�, i�! ViejOLa -.ftguel 3:- f3 casp Wi He rTS kos $8,000 $7,000 $6,000 I $5,000 $4,000 $3,000 $2,000 $1,000 i $0 $1,235 $29 $75 North Villa Park Fountain Tustin Valley CDP Retail (in lu $2,387 0 Tustin $2,481 $2,846 Newport Orange Beach $4,079 $4,366 $5,576 Costa Santa Ana Irvine Mesa 2015 Population (000s): 26 6 57 81 88 140 113 333 233 Source: ESRI, Dun & Bradstreet (2015) Kosmont Retail NOW!° 51 kos ■ $40.0 � $35.0 $30.0 1 $25.0 $20.0 � $15.0 � $10.0 I $5.0 i $0.0 Per Capita (in $13.0 $13.1 $1.1 North Villa Park Santa Tustin Ana CDP 2015 Population (000s): 26 1 6 1 333 Source: ESRI, Dun & Bradstreet (2015) Kosmont Retail NOW!° $24.0 $20.3 $21.7 $17.9 Orange Orange Fountain Irvine County Valley 3.124 1 140 1 57 1 233 52 $28.3 $29.5 Newport Tustin Beach 88 1 81 Costa Mesa 113 kos • Shopper Goods / GA FO (General Merchandise, Apparel & Accessories, Furniture & Other Sales) — Clothing & Clothing Accessories Stores — General Merchandise Stores — Furniture & Home Furnishings Stores — Health & Personal Care Stores — Sporting Goods, Hobby, Book & Music Stores — Electronics & Appliance Stores — Miscellaneous Store Retailers (incl. Office Supply) • Convenience Goods — Food and Beverage (Grocery Stores) — Food Service and Drinking Places (Restaurants & Bars) • Heavy Commercial Goods — Building Materials (Home Improvement) — Auto Dealers & Supplies — Gasoline / Service Stations • Non -Store Retailers (e.g., Online Shopping & Mail -Order) Note: Retail Categories delineated by NAICS / California Board of Equalization Kosmont Retail NOW O 53 kos Source: ESRI, Dun & Bradstreet (2015) Kosmont Retail NOW!° 54 kos ■ Clothing & Accessories Stores $1,278 $3,976 $582 $1,165 $2,866 $102 $1,392 $934 $185 $1,062 General Merchandise Stores $5,579 $5,253 $5,253 $2,316 $2,489 $46 $1,349 $1,681 $2,682 $2,546 Furniture & Home Stores $832 $2,554 $725 $1,108 $800 $9 $567 $377 $0 $579 Health & Personal Care Stores $742 $1,650 $651 $1,226 $1,321 $104 $839 $968 $617 $911 Sporting Goods, Hobby, Book Stores $1,246 910 $688 655 $881 $47 $5 $414 $0 $544 Electronics & Appliance Stores $3,195 $2,235 $6,129 $4,555 $1,690 $255 $1,4 $922 $244 2 Miscellaneous Store Retailers $765 $1,509 $875 $922 $1,560 $126 $1,557 $920 $69 $885 Total GAFO $13,637 $18,087 $14,903 $11,947 $11,607 $689 $7,719 $6,216 $3,797 $8,17 Food &Beverage Stores $3,056 $3,180 $2,148 $2,152 $3,904 $148 $3,055 $1,981 $4,409 $2,336 Food Services & Drinking Places (Restaurants) $2 269 $3,185 $1,968 $2,221 $4,390 $180 $2,487 $1,201 $879 $1,883 Total Convenience $5,325 $6,365 $4,116 $4,373 $8,294 $328 $5,542 $3,182 $5,288 $4,219 Bldg Materials, Garden Equip. Stores $1,142 $751 $287 $911 $620 $63 $1,386 $625 $199 $746 Motor Vehicle & Parts Dealers $8,453 $9,709 $1,108 $5,219 $6,644 $0 $4,649 $2,389 $3,635 $3,888 Gasoline Stations $791 $773 $942 $621 $507 $0 $706 $500 $0 $617 Total Heavy Commercial $10,386 $11,233 $2,337 $6,751 $7,771 $63 $6,741 $3,514 $3,834 $5,251 Non -store Retailers $199 $477 $354 $897 $583 $35 $291 $193 $53 $273 Total Retail $29,547 $36,162 $21,710 $23,968 $2$,255 $1,115 $20,293 $13,105 $12,972 $17,92 Key: Indicates higher value for Tustin Indicates lower value for Tustin Source: ESRI, Dun & Bradstreet (2015) Kosmont Retail NOW!° 54 kos ■ •l• AutoNation Ford AutoNation Infiniti Best Buy Chevron Costco Home Depot Jewelry Exchange Lowes McLean Cadillac Micro Center Ralphs REI Shell is 40 Target TJ Maxx Total Wine & More Toyota Lease Trust Toys R Us Tustin Acura a •I• Tustin Buick/GMC Tustin Chrysler/Jeep/Dodge Tustin Hyundai/Mazda Tustin Lexus Tustin Nissan Tustin Toyota Source: HdL Companies (Q4 2015) Kosmont Retail NOW!° 55 kos Market Deman Kosmont Retail NOW!° Retail Sales Surplus/ Leakage 56 kos Overall retail sales in the City are higher than retail spending potential based on households and average household income, suggesting that, overall, the City is likely capturing a significant portion of Tustin resident retail purchases and additional retail spending by residents of other cities (i.e. sales surplus) • Certain categories, however, are exhibiting a retail sales leakage, including- - Health & Personal Care Stores — Miscellaneous Store Retailers — Food & Beverage Stores (Grocery) — Gasoline Stations — Non -store Retailers Kosmont Retail NOW!° 57 kos Retail Sales Per Capita in $000s (2015) Retail Spending Potential Per Capita in $000s (2015) $33.2 $30.6 $20.3 $21.7 $17.9$18.2 $17.2 $17.7 I $38.9 $28.3 $' $24.0 $24.1 0 $13.0 $13.1 $8.4 North Tustin Villa Park Santa Ana Orange Orange Fountain Irvine CDP County Valley Per Capita Sales Surplus/Leakage. Total Surplus/Leakage, and Percent Surplus/Leakage: Newport Beach Surplus $36.2 $16.5 Tustin Costa M $29.5K $20.2K $4.7K $0.2K $3.1 K $4.OK $0.1 K $10.6K $12.OK $19.1 $757M $118M $1,566M $768M $436M $226M $33M $931 M $968M $2,21 96% 61% 56% 1% 18% 22% 1% 27% 68% a 119' 7� _7 Note: Spending potential based on number of households, average household income, and estimated percentage of income spent on retail goods and services Source: ESRI, Dun & Bradstreet (2015) Kosmont Retail NOW O 58 kos Retail Category —in— Shopper Goods GAFO : lothing & Clothing Accessories Stores General erc an ise Stores Retail Spending P• $90,902,898 Retail Sales $103,294,211 Retail Surplus/ .•- $12,391,313 Percent Surplus/ .•- 13.6% ° Furniture & Home Furnishings Stores ° __ealth & Personalare Tores (26.5%) Sporting Goods, Hobby, Book & Music Stores ° Electronics &Appliance Stores ° Miscellaneous Store Retailers $63,439,617 $61,773,563 ($1,666,054) (2.6 o) u tota – ° Convenience Goods: Food & Beverage Stores(Grocery) . ° Food Services & Drinking Places(Restaurants) ° Subtotal – Convenience $389,144,882 $430,248,233 $41,103,351 10.6% Heavy Commercial Goods: Bldg Materials, Garden Equip. & Supply Stores ° Motor Vehicle & Parts Dealers 146.6% Gasoline Stations (15.0%) Subtotal – Heavy Commercial104.5% Non -store Retailers$32,124,622. ° ota etas$1,419,478,385, , ° Source: ESRI, Dun & Bradstreet (2015) Kosmont Retail NOW!° 59 kos 911399 SF of retail supported by existing sales leakage, does not account for existing retail vacancy within the City (estimated by CoStar to be approximatel 2501000 SF) Source: ESRI, Dun & Bradstreet, ULI & ICSC Dollars and Cents of Shopping Centers, HdL Companies, Kosmont Companies (2015) Kosmont Retail NOW!° 60 kos Retail _• Estimated Retail Sales Leakage Categories Sales Sales PSF Supportable Leakage Health & Personal Care Stores ($21,583,968) $300 711946 SF Miscellaneous Store Retailers ($1,666,054) $400 41165 SF Food & Beverage Stores (Grocery) ($461,859) $400 11154 SF Gasoline Stations ($11,307,828) $800 141134 SF Total Sales Leakage Categories ($35,019,709) 91,399 SF 911399 SF of retail supported by existing sales leakage, does not account for existing retail vacancy within the City (estimated by CoStar to be approximatel 2501000 SF) Source: ESRI, Dun & Bradstreet, ULI & ICSC Dollars and Cents of Shopping Centers, HdL Companies, Kosmont Companies (2015) Kosmont Retail NOW!° 60 kos Retail Category IPPM Retail Spending Potential Retail Sales Retail Surplus/ Percent Surplus/ ...- ... • (Leakage) (Leakage) Furniture & Mealth & Personal Care Stores $20876767878 $17674817431 ($3271957447) (15.4%) Sporting Goods, Mobby, Book & Iflusic Stores $9872057590 $18573427176 $8771367586 88.7% Electronics &Appliance Stores $17875487571 $50372337744 $32476857173 181.8% Miscellaneous Store Retailers $162,411,975 $200,102,065 $37,690,090 23.2% 6'i11•'iotal1lSeia7• $1,497,331,464 $2,026 ,481,544 $529,150,080 35.3% Goods:Convenience & Beverage Stores (Grocery) $62178897425 $52475997095 ($9772907330) (15.6%) Food Services & Drinking Places (Restaurants) $35970107986 $38673037339 $2772927353 7.6% Subtotal — Convenience $980,900,411 $910,902,434 ($69,997,977) (7.1 % Goods:Food Heavy Commercial Bldg Iflaterials, Garden Equip. & Supply Stores $15571257135 $21371947651 $5870697516 37.4% IflotorTehicle & Parts Dealers $71373837126 $1721974247941 $50670417815 70.9% Gasoline Stations $19078527956 $13978887069 ($5079647887) (26.7%) Subtotal — Aeavy Commercial $1,059,361,217 $1,572,507,661 $513,146,444 48.4% Ron -store Retailers $81,786,568 $48,485,437 ($3373017131) (40.7%) Total Retail $3,619,379,660 $4,558,377,076 $938,997,416 25.9% Source: ESRI, Dun & Bradstreet (2015) Kosmont Retail NOW!° 61 kos • -4951432 SF of retail supported existing retail vacancy within a by existing sales leakage, does not account for mile radius from Red Hill Ave. and the 5 Freeway (estimated by CoStar to be approximately 464,494 SF) Source: ESRI, Dun & Bradstreet, ULI & ICSC Dollars and Cents of Shopping Centers, HdL Companies, Kosmont Companies (2015) Kosmont Retail NOW!° 62 kos Retail _• Estimated Retail Sales Leakage Categories Sales Sales PSF Supportable Leakage Clothing & Clothing Accessories Stores ($24,354,950) $300 811183 SF Health & Personal Care Stores ($32,195,447) $300 1071318 SF Food & Beverage Stores (Grocery) ($97,290,330) $400 2431225 SF Gasoline Stations ($50,964,887) $800 631706 SF Total Sales Leakage Categories ($204,805,614) 495,432 SF • -4951432 SF of retail supported existing retail vacancy within a by existing sales leakage, does not account for mile radius from Red Hill Ave. and the 5 Freeway (estimated by CoStar to be approximately 464,494 SF) Source: ESRI, Dun & Bradstreet, ULI & ICSC Dollars and Cents of Shopping Centers, HdL Companies, Kosmont Companies (2015) Kosmont Retail NOW!° 62 kos Clothing & Clothing Accessories Stores General Merchandise Stores Furniture & Home Furnishings Stores Sporting Goods, Hobby, Book & Music Stores Electronics & Appliance Stores Food Services & Drinking Places (Restaurants) Bldg. Materials, Garden Equip. & Supply Stores Motor Vehicle & Parts Dealers Kosmont Retail NOW!° 63 Health & Personal Care Stores Miscellaneous Store Retailers Food & Beverage Stores (Grocery) Gasoline Stations Non -store Retailers kos 2. Strategv a) Traae Hrea Retailer b) Opportunity Site At Kosmont Retail NOW!° Kosmont Retail NOW!° Tra Retailer Voids 65 kos Retailer voids were evaluat City and larger trade area Does not account for potential compatibility between trade area characteristics and retailer demographic preferences, as well as current retailer expansion activity evaluated later • Potential voids include office supply stores, groceries, and fitness/gyrr Kosmont Retail NOW!° 66 kos Auto Parts Tires AAMCO America's Tire CARQUEST Firestone Goodyear Honest 1 Midas NAPA Pep Boys Quick Lane Banks AmericanWest Bank Compass Bank East West Bank First -Citizens Bank & Trust Company First Bank HSBC M&T Bank Umpqua Bank Clothing Apparel Abercrombie & Fitch Aeropostale American Eagle Outfitters Ann Taylor Ann Taylor Factory Ann Taylor Loft Outlet Anthropologie Avenue Banana Republic BCBG MaxAzria bebe Buckle Catherines Charlotte Russe Chico's Citi Trends dd's Discounts Dress Barn Express Fallas Paredes Forever 21 Fossil Gap H&M Hollister Co. J. Crew J. Jill Lane Bryant Last Call Lucky Brand Jeans Men's Warehouse New York & Company Nordstrom Rack PacSun Rainbow Rue21 Saks OFF 5T" Talbots The Childrens Place The Limited Urban Outfitters Victoria's Secret Wet Seal Source: Sites USA, Kosmont Companies (2015) Kosmont Retail NOW!° 68 Computers Electronic Apple Store Fry's Electronics Convenience Stores Exxon Sinclair Sunoco Texaco Craft Fabric Stores Hobby Lobby Jo -Ann Department Stores Barneys New York Bloomingdale's Dillard's JCPenney Macy's Neiman Marcus Nordstrom Saks Fifth Avenue kos Discount Department Stores Furniture Household Vallarta Supermarkets Babies R Us Anna's Linens Vons Burlington Coat Factory Ashley Furniture WinCo Foods David's Bridal Bassett Kmart Bed Bath & Beyond Home Improvement Sears Cost Plus Ace Hardware Stein Mart Crate and Barrel Kelly -Moore SuperTarget IKEA Orchard Toys R Us Jennifer Convertibles Restoration Hardware Tuesday Morning La -Z -Boy Sherwin-Williams Wal-Mart LAMPS PLUS True Value Wal-Mart Supercenter Pottery Barn Relax the Back Office Supply Dollar Stores Sur La Table Office Depot Dollar General The Container Store Office Max Family Dollar Williams -Sonoma Staples Just -A -Buck Z Gallerie Pet Stores Fitness Grocery Stores Petco 24 Hour Fitness Bristol Farms PetsMart Anytime Fitness Cardenas Bay Club EI Super Sporting Goods Equinox Fitness Food 4 Less Champs Sports Gold's Gym Gelsons Golfsmith In -Shape Grocery Outlet Play It Again Sports LA Fitness H Mart Roger Dunn Golf Shops Lifetime Fitness Jons Marketplace Sport Chalet Planet Fitness Neighborhood Market Sports Authority Powerhouse Gym Northgate Market World Gym Pavilions Wholesale Safeway Sam's Club Superior Grocers Smart & Final Top Valu Market Source: Sites USA, Kosmont Companies (2015) Kosmont Retail NOW!° 69 kos Restaurants Bakery Bagels Bruegger's Corner Bakery Einstein Bros Manhattan Bagel Noah's Restaurants Casual Another Broken Egg Applebee's Baja Fresh BJ's Restaurant & Brewery Brio Buca di Beppo Buffalo's Southwest Cafe Buffalo Wild Wings Capital Grille Carino's Chart House Chevys Chili's Claim Jumper Elephant Bar Fleming's Fuddruckers Golden Corral Habit Burger Grill Home Town Buffet Hooters IHOP Joe's Crab Shack Johnny Rockets Macaroni Grill Maggiano's Marie Callender's McCormick & Schmick's Morton's Noodles & Company Olive Garden Outback Steakhouse P.F. Chang's Qdoba Rainforest Cafe Red Lobster Ruth's Chris Samurai Sam's Sizzler Smashburger T.G.I. Friday's The Cheesecake Factory Restaurants Fast Food Major Sonic Restaurants Fast Food Minor A&W Church's Chicken Long John Silver's Panda Express Popeyes Raising Canes Rally's Source: Sites USA, Kosmont Companies (2015) Kosmont Retail NOW!° 70 Steak n Shake PizzaREV Wing Stop Project Pie Sbarro Restaurants Ice Cream Smoothie Shakeys Bruster's Villa Pizza Carvel Cold Stone Creamery Menchie's NRgize Orange Julius Planet Smoothie Red Mango Rita's Robeks Smoothie King Surf City Squeeze TCBY Restaurants Pizza Blaze Pizza Chuck E. Cheese's Hungry Howie's Live Basil Pizza Marco's Pizza MOD Pizza Mountain Mike's Pizza Papa Murphy's Pieology Pizza Factory Pizza Patron Pizza Studio Restaurants Sandwich Blimpie Charley's Grilled Subs Firehouse Subs Great Steak Jimmy John's Quiznos Sandella's Flatbread Schlotzsky's Deli kos Kosmont Retail NOW!° Opportun 71 Assessment kos Opportunity Site Area Overview North of 1-5 Vacant Parcel I STATE Red Hill Corrid 5 '*, p Study Area 5'= Total Area: -60 acres A%South of 1-5 � r l� ilii Opportunity Site Area #4 Furniture Store EV 0 Opportunity Site Area #5 /) • r + South of 1-5 Vacant GastStation' 1 stir PTA �' w"i • �[''' / - INTERSTATE At • STP 4.. AddressSize Ownership Zoninjd Locationsacresil 11 tre Opportunity Site Area #1 North of 1-5,; Vacant Parcel 13841 Red Hill Ave. 4 A s �FF ` p 4 04 5 r Opportuniti • Several parcels located along major • Multiple property owners • Large retail/commercial road (Red Hill Ave.) and close • Slightly different zoning development opportunity proximity to 1-5 requirements between • Total land area: —8.77 acres • Excellent visibility C-1 and C-2 Kosmont Retail NOW!° 74 kos Addressal Size I • Ownership •Locations 13742 Red Mayflower 0.51 Hill Ave. Properties 13802 Red Howard L. Abel 0.35 Hill Ave. Trust C-1 Retail Commercial 13822 Red Howard L. Abel 4.79 Hill Ave. Trust 13852 Red Lingo 1.96 Hill Ave. Associates LLC 1571 EI Howard L. Abel 0.88 Camino Real Trust C-2 Central Commercial Unmarked Lingo 0.28 Parcel Associates LLC • :t • Several parcels located along major • Multiple property owners • Large retail/commercial road (Red Hill Ave.) and close • Slightly different zoning development opportunity proximity to 1-5 requirements between • Total land area: —8.77 acres • Excellent visibility C-1 and C-2 Kosmont Retail NOW!° 74 kos • Located close to 1-5 along EI Camino Real (freeway off -ramp runs west of Site) • Good visibility from 1-5 Kosmont Retail NOW!° • Parcel does not front Red Hill Ave. • Challenges for future retail/commercial development given existing hotel use 75 • • • • • Potential commercial/ destination redevelopment • Total land area: —1.20 acres Located directly next to 1-5 and along Red Hill Ave. (freeway off -ramp runs directly north of Site) Excellent visibility Kosmont Retail NOW!° Parcel fronts Nisson Rd (limited access to Site) Small parcel Pad retail/restaurant development Total land area: —0.48 acres Parcel located along major road (Red Hill Ave.) and close proximity to 1-5 Great visibility Kosmont Retail NOW!° Small parcel size Pad retail/restaurant development Total land area: —0.54 acres F 1k • • Huber G. 14131 Red 0.16 Wilson; Old Hill Ave. Town Inc. Huber G. 14171 Red 2.30 Wilson; Armand Hill Ave. Pedicini Trust C-1 Retail Commercial 14171 Red Hill Ave. 0.83 Huber G. Wilson (Stater Bros.) Huber G. 14201 Red 1.51 Wilson; Armand Hill Ave. Pedicini Trust Several parcels located along major road (Red Hill Ave.) and close proximity to 1-5 Excellent visibility Kosmont Retail NOW!° Two Sites feature same address, would likely require merging parcels Two parcels do not front Red Hill Ave. Large retail/commercial development Total land area: —4.80 acres Address • •Zoning Lo • acres 14501 Red John Yegenian 0.51 Hill Ave. Trust 14511 Red 4.77 Jill Richter Trust Hill Ave. C-2 Central Commercial 14551 Red 0.57 Jill Richter Trust Hill Ave. Jill Richter Trust; 14601 Red 0.55 Batla Food Hill Ave. Group, Inc. Several parcels located at major intersection (Red Hill Ave. & Walnut Ave.) Excellent visibility Kosmont Retail NOW!° One parcel (14551 Red Hill Ave.) does not front Red Hill Multiple property owners Large retail/commercial development Total land area: -6.40 acres 3. Implemental Summary of Finding; b) Financing & Incentive Kosmont Retail NOW!° Demographics & Employment Relatively young, diverse population; similar HH size to Orange County • Employment concentrated within retail, professional services, accommodation and food services, administration and support, manufacturing, and healthcare Retail Retention & Recruitment • City performs above average relative to neighboring jurisdictions in terms of retail sales per capita and resident and non-resident spending (i.e. surplus) • Higher performing sales categories include building materials, motor vehicle and parts, gasoline stations, general merchandise, sporting goods, electronics, food and beverage, and restaurants, while lower performing retail categories include health and personal care, miscellaneous, and non -store retailers Economic Development without Redevelopment • The world of economic development for California cities has evolved following the dissolution of Redevelopment Agencies • Alternative economic tools (such as EIFDs and CRIAs) and new legislation should be explored for Tustin to retain and improve general fund tax base and facilitate potential public-private transactions Kosmont Retail NOW!° 81 kos • City may consider evaluation of potential economic development tools & strategies on case-by-case / transactional basis: • Enhanced Infrastructure Financing Districts • Affordable Housing and Sustainable ("EIFD") / Community Revitalization Communities (AHSC) Cap -and -Trade Investment Area ("CRIK) Funds • Site-specific tax revenue ("SSTR") pledges • Small Business Administration (SBA) • Impact fee reductions / waivers / deferrals loans • Development opportunity reserve ("DOR") • U.S. Economic Development • Tax-exempt revenue & utility bonds Administration (EDA) grants • Lease -leaseback financing • New Market Tax Credits (NMTCs) • Ground leases • CA Infrastructure Bank (I -Bank) loans • Operating covenants • EB -5 Immigrant Investment • Community Development Block Grant: (CDBG) Kosmont Retail NOW!° 82 kos 'epi a N D1_\ • 1 • I E •I• Cities have 9 BASIC TOOLS for Public/Private Projects Grants / State / Federal Sources (EDA, CDBG, Cap and Trade Funds) P3 / Project Delivery Methods Enhanced Infrastructure Financing Districts (EIFDs) Real Estate & Property Economic Development & Real Estate Projects Property Assessed Clean Energy Finance Program (PACE) Special Districts (Tourism, BIDs, etc.) Rebate of Taxes / ■ Revenues Land Use / Zoning (Higher Density; Parking) Community Revitalization & Inv. Authority (CRIA) These tools often work best when used together Kosmont Retail NOW!° 83 kos Thank kosm"&037n companiess Development Entitlements Finance/Economics Kosmont Companies I Kosmont Realty Corporation I California Golden Fund (EB -5) 1601 N. Sepulveda Blvd., #382 1 Manhattan Beach, CA 90266 (424) 456-3088 1 www.kosmont.com I CA Broker #01182660 Kosmont Retail NOW!° 84 kos CCOMMUNITY OUTREACH SUMMARY Workshop #1 Summary Notes TUSTIN REDHILLAVENUE SPECIFIC PLAN Tustin Red Hill Avenue Specific Plan Workshop #1: Establishing the Vision for Tustin Red Hill Avenue July 21, 2016 Community Workshop On July 21, 2016, the City of Tustin heldsp..t'`"F ''`'-'�'�"" � ,- �. ,� �;-�" ate, the first Community Workshop for the - Tustin Red Hill Avenue Specific Plan. T� . Attendees learned about the planning process, project goals and objectives, and the overall project overview. Workshop attendees also participated in an interactive Post -It note exercise to identify treasures, challenges, and visions for the study area. Participants had the�r,�;,�' ' opportunity to provide their thoughts,', M concerns, and hopes for the future of their - neighborhood. Approximately 90 - participants attended the workshop. El Camiro� t • - - The following Treasures, Challenges, and>_ _-- Visions were offered by workshop i:'isson Rd - attendees and are provided verbatim in this summary. ,-�" Repetitive listing of items/ideas represent their multiple occurrences on individual Post -It notes. These items/ideas are listed repeatedly to fully represent all workshop participants' �II'Ay " F `=i views and input. Workshop participants were provided a map of the Specific Plan area. July 2016 Page 1 TUSTIN aaraa N. HILL AVENUE SPECIFIC PLAN Workshop #1 Summary Notes VFA l IS 1 ��w Post -It Notes were used during an interactive exercise to identify Treasures, Challenges, and Visions for the Red Hill Corridor Treasures Workshop participants were asked to provide their ideas and thoughts on what they value most in the Red Hill Avenue study area. Participants also shared their favorite things in the study area. Easy Access to Amenities • Signage to shopping, gas, and food • Convenient location to shopping, dining, and schools • Easy freeway access • Shops and eateries are near -by • Open — not congested • Easy access to where I have to go • Central entry point into Tustin • 1 like the three lanes on each side of the street — keeps traffic moving morning and evening • Less traffic compared to neighboring arterials Easy access to freeways • Gateway entrance to Tustin • Closer to stores and bank Walkability • Serenity • Quiet • Walkability Page 2 July 2016 Workshop #1 Summary Notes • Walkable • Bicycle Paths on Bryan Architecture • Traditional Architecture • Consistent Architecture (Spanish?) • Vintage downtown buildings • Unique buildings (Not cookie cutter) Trees, Parks, Open Space • Mature hardwood trees • Pine tree park • Open space • The parks trees • Trees • Trees • Trees • Mature trees • Parks — pine tree park • Green mature trees • Little parks near homes • Blooming trees • Nature trees Stater Brothers/ Existing Businesses TUSTIN RED HILLAVENUE SPFCfFIC PLAN • Nearby stores and restaurants • Stater Brothers • Stater Brothers shopping center at Redhill and Nisson • Big parking spaces at Stater Brothers structure • Second time thrift store • Love workplace — Stater Brothers shopping center Safety • No more crime • Currently feel safe • Redhill and San Juan traffic at intersection, accident ridden • Safety • Safety • Redhill/San Juan St left turn light (too many crashes this year) • Keep our City Safe • 1 value a sense of security and safety July 2016 Page 3 TUSTIN N. y�' aaraa RED HILL C[FICPLANAVENUE Workshop #1 Summary Notes srFciFic r�nN • Safe neighborhood —TPD does a great job protecting the community • Lighting around freeway entrances Old Town Tustin • Old Town Tustin • Old Town • Downtown Area • Old Town • Old Town Tustin • Love Old Town Tustin • Unique (Old hx) Buffered Sidewalks • Walkways and Streets • Buffered Sidewalks • Buffer on Sidewalk • Buffer between sidewalk and street in residential Small Town Feel • Small Town Feel • One story building • Low density Housing • Single Family, one-story, no HOA neighborhood with front and back yard • Small town community feel • Small town feel • Rancho San Juan condos • Leave Tustin a small town • 1 love this small town feel Small town feel but modern • One story building • Neighborhood, no HOA • Sense of community • No high-rise commercial retail residential • Low density housing new this corridor • No apartments Homes • Our family home • 1 value my house as is don't f**k with it!! • My home! • We love Tustin, we want to preserve our home (condos) • The Tustin Villas is a great place to live Page 4 July 2016 TUSTIN REDHILI.AVENUE Workshop #1 Summary Note: SPFCEFIC PLAN • Condo residents get to park near their home (Tustin Villas) History/Historic Structures • Tustin Character History, Structures • History — Historic Tustin High School Other Treasures • Affordable Investment Property • Good location for business • Parking on the street needed, necesito • View of Foothills at end of corridor • Tustin es una cuidad muy bonita no la destrollan (Tustin is a beautiful city, don't destroy it) C HA �(E1vE�PS DOI F - s� kc sus►,. �7- 0ALLEN U E 5 1� - 7ME" Post -It Notes were used during an interactive exercise to identify Treasures, Challenges, and Visions for Tustin Redhill Corridor Challenges Workshop participants were asked to provide their ideas and thoughts on what the biggest challenges are in the Red Hill Avenue study area. Participants also identified the existing problems within the study area. Businesses • Relocating existing business and residence • Lack of stores/businesses I want to see July 2016 Page 5 TUSTIN aaraa N. HILL AVENUE SPECIFIC PLAN Rehabilitation/Maintenance Workshop #1 Summary Notes • Cleanliness (lack of) • Businesses looks run down • Mantener nuestras casas protejidas (Keep our homes protected/safe) • Mantener nuestro ciudad protesido (Keep our city protected/safe) • Mantener nuestras casas; que con sacrificio, las hemos, mantenido (Keep our homes that with sacrifice, we have kept/maintained) Traffic and Noise • Lots of Traffic • Traffic • Traffic • Traffic • Traffic • Traffic • Traffic • Traffic • Traffic Noise • High Traffic Volume • Only one lane to enter North and South bound on the 5 freeway • Traffic congestion increase in cut through traffic on Lance — Diamond head to avoid signal • Traffic is horrible on Redhill • Morning traffic at Redhill/ECR • Speed of traffic too high North of San Juan • No quere mos mover nos (We do not want to move) • Redhill traffic has increased noise and accidents • Traffic flow problem • Roads are bad • Abysmal freeway access • Traffic and noise from traffic on Redhill • Challenge signal timing so people quit being killed or hurt • Traffic, cars, people • Quality of life • Noise • Congestion and noise History • Keeping History • Tustin History and character Page 6 July 2016 Workshop #1 Summary Notes Parking • Parking • Parking issues • Pine tree park parking • Parking issue • Parking —too many cars especially on Nisson • Not enough parking on San Juan St. next to High School and Elementary School • Parking • Parking • Lack of street parking between San Juan and Bryan • Challenges finding parking at Stater Brothers • Parking • Parking • Parking is difficult along this corridor except at Big Lots • Lack of parking in the higher density residential areas • Street parking out of control • Lack of street parking • Challenge sufficient parking Bicycle Lanes • Proper bike lanes • Lack of bicycle lanes • No bike lanes Crime/Safety • Crime near hotel • Safety • Get rid of Key Inn • Key Inn Clientele • Safety at all freeway areas Property Taxes/Property Value • Property Tax • Decrease in property values • How much is this going to cost me in property tax? • Property taxes Landscaping • Not enough landscaping/trees • Lack of landscaping • Less trees now TUSTIN RED HILLAVENUE SPFCfFIC PLAN F` 7 July 2016 Page 7 TUSTIN N. y�' aaraa RED HILL AVENUE SPECIFIC PLAN Rehab for Shopping Center • Looks rundown, older • Ugly retail • Urban blight • Dated shopping center Type of Housing Workshop #1 Summary Notes • No high density residential housing • Too many multi + units • Finding a place to live after you take mine • Affordable housing • Apartments with no control re number of occupants\ Community Character • Taking away from old town feeling (example: old town feeling Tustin looks better/homey feeling) • Density — do not encourage more people to live here in pursuit of revenue Project Area Boundaries • How were boundaries chosen? • Specific plan boundary cutting through single family homes Other Challenges • Better maintained walking paths • Quality of life • New City council members not aware of property owner's needs • Lack of public transportation • Air quality • Displaced school children • I'm not agreed with this project • Leave it alone • No charge facility for electric vehicles • Replacing current livelihood (income) • Water Page 8 July 2016 Workshop #1 Summary Notes TUSTIN REDHILLAVENUE SPECIFIC PLAN Post -It Notes were used during an interactive exercise to identify Treasures, Challenges, and Visions for Tustin Redhill Corridor Workshop participants were asked to provide their ideas and thoughts on the future of the Red Hill Avenue study area. Participants identified concepts that can help improve the study area. Sustainable • Solar Power • Irrigation use non potable water • Upscale shopping and green building • Accommodating to future (tele) communication needs and data demand related to transportation • Energy self sufficient • Green Recording • Energy Efficient bus stops with night lighting • A sustainable community that promotes education and art. That values individuals as well as the environment Parking • More available parking • City parking • Lots of off street parking • Parking, parking, parking • Landlords provide apartment parking structures Greenery • More parks July 2016 Page 9 TUSTIN aaraa N. HILL C[FICPLANAVENUE Workshop #1 Summary Notes srFciFic r�nN • More trees • Trees • Green belt • Updated parks with plenty of parking • More green areas • More community gardens • Fix water feature at Frontier Park • Water Frontier Park • Make 1000' wide each side of Redhill and continue to Irvine Blvd • Lots of green/succulent space • More greenery • Another park in the area • Nicer landscaping • Green park areas • Low density housing with lots of trees Housing • No old folks retirement homes/center • Affordable Housing for new buyers/renter • Low income homes built so others have opportunities to afford their own home • Housing for working people Non -Vehicular Mobility • Nice sized bicycle lanes • Walkabout type of town • Bike lanes and bike rentals • Vibrant walkable retail • Pedestrian friendly (safer for kids to walk/bike to/from school) Business • Better shopping • Economically viable uses • Remodel existing shopping center • Get rid of gas tank on corner of Redhill and San Juan. Use the lot across of as Restaurants and outdoorshops • Nicer Businesses • Family friendly business • Better use of Big Lots area, no one goes to that center • Enhance existing shopping strip malls • Update look to retail centers • Improve shopping mall appearance Page 10 July 2016 Workshop #1 Summary Notes • Good looking shopping (grocery, dry cleaners, mall boxes) areas • No vacant lots • Buildings with shopping and housing and parking all in one Tustin High School/Educational Facilities • Tustin High • Schools that are near -by • The High School, the lambert Elementary School • Education Facilities • High School and elementary schools • New/more preschool, elementary, and schools Safety TUSTIN REDHILLAVENUE SPECIFIC PLAN • Increased police presence • Redhill/San Juan St left turn light! • Safety • The corner of Utt & San Juan & G.V. & " " becomes family friendly • Increased police presence • Be particular about the types of stores and what type of people you will attract to this area Improve Traffic • Left hand turn signal at Redhill & San Juan • Improve Traffic • Improve Traffic Flow • No Heavy Traffic • Just want Redhill paved. Don't ruin this city! • Increase freeway entrance number of lanes both north and south bound of the 5 freeway • No parking allowed on Nisson between Redhill and Newport • Change in street lights to decrease accidents — ex: San Juan/Redhill St. • Reduce speed or add stop signs instead of red lights Old Town Feel • Small town feel — community • Keep the quaint homey community feel there is already enough multi -family living • Keep buildings in a low profile • Old town feel • Not a repeat of Irvine/Downtown Anaheim • Treat lower Tustin as well as new development (fairness) • Low density • Keep uniqueness • Traditional old town architecture July 2016 Page 11 TUSTIN aaraa .RED HIN E SPECIFICFJC PLAN Workshop #1 Summary Notes PL • No multistory buildings • Do not destroy Tustin! It's a beautiful City • New, modern, more jobs • To match the rest of Tustin/Irvine • No urban style high density housing • Build to community needs not developer whims • No hotels, no apartments • Don't make everything look the same — keep old construction Uniqueness • History • Architecture • Community Center • More upscale Businesses • Tax Base for City Development No mas proyectos nor favor (no more projects please) No more proyects (no more projects) No queremos mas proyectos (don't want more projects) No mas proyectos (no more projects) No mas proyectos (no more projects) Land Available for Development Other Visions No additional residential so close to freeway Properly building zoning is complied with — Specific Plan boundary should stop at San Juan Hope proposed specific plan holds better than the N Tustin specific plan! Conscience Community Gym that is accessible to everyone in the community — activities for youth Questions from Participants: • Who is on the project team? • Has the City Council discussed and/or decided on future development plans within the Specific Plan area? • Does the City have the power of eminent domain to acquire all or part of properties within the Specific Plan area? Page 12 July 2016 Workshop #1 Summary Notes Group 1 Vision Statements TUSTIN KED HILLAVENUE SPFCfFIC PLAN Following the Post -It note exercise, workshop attendees separated into small groups and developed group vision statements for the Red Hill Corridor. The vision statement describes the community's hopes, dreams, and aspirations; and serves as a tool to help guide short-term and long-term actions. The following vision statements were drafted by workshop participants and are provided verbatim in this summary: Maintain the current small town feel Maintain the current residences Bring in more attractive businesses that serve the local community Improve traffic flow and safety Provide more parking Add more street greenery Group 2 Small community Natural Environment Family Living Group 3 Preserve small town feel while updating architecture and landsca keeping it low-density and non -car friendly. July 2016 Page 13 TUSTIN .. `� aaraa .RED HILL AVENUE SPECIFIC PLAN Group 4 Single family residence (not cheap) Green grass in our parks Workshop #1 Summary Notes As residents of this beautiful city of Tustin, we like to see single family residences as opposed to more apartment buildings that usually do not provide enough parking for their tenants. We as proud residents of Tustin want to see green grass in our parks and mature trees. We like to see more upscale single family residences with plenty of parking. Group 5 Limit development to commercial area (we don't wan their home) Do not put residential in commercial area. No additional strip malls and no "bog box" (like Targ No buildings more than 2 story!! No high density residential More green/succulent spaces More pedestrian and bike friendly Keep a grocery store with big parking spaces in this c Need another park with adequate parking Page 14 July 2016 Workshop #1 Summary Notes Group 6 A sustainable community. One that is sustainable ecc environmentally, culturally, and socially. Also, adaptc technological changes. Energy self sufficient Adaptable to aging population Lots of trees along streets (City of Trees) Group 7 TUSTIN KEOHILLAVENUE SPFCfFIC PLAN Small town feel, environment friendly, safety, good education with affordable housing. Affordability — Apartment and reasonably priced homes Safety — Red Hill/San Juan Red Light and crime Education — Higher scores and better schools Cleanliness —Areas, businesses, parks, and streets Small City — Individuality, differences, residential Environment — Trees (Mature hard wood) and grass July 2016 Page 15 TUSTIN .. `� aaraa .RED HILL AVENUE SPECIFIC PLAN Group 8 Workshop #1 Summary Notes Plan to improve our communities, environment, and nature but be sure to keep our towns current uniqueness and history. And be able to keep family homes to be able to pass down to our generations. • More office buildings • Indoor swapmeet • High rise affordable housing • More sit-down/family restaurants • Maintain current residency and families • More sidewalks • Improve Pine Tree Park — parking and equipment • Synchronized light signals • Small lake or lagoon and fountains • Better street lighting • More bike lanes • Continued uniqueness • Small town feel • Small child/baby child care • Improve apt/condo parking - # of spaces/per unit • Improve public parking (structure?) • Tustin History • Youth community center with pool — free or affordable • Skate park • Amphitheater • More trees/gardens/nature Page 16 July 2016 Workshop #1 Summary Notes Group 9 Redo Big Lots parking lot. Reface/remodel, more lighting Empty lot for more dining/small businesses/health food rest jobs and income for the City No multistory buildings/living quarters. Too much traffic/coi pollution. Maintain historic character of the City by design. More treeE Concerned about eminent domain — taking our property. Group 10 Need food and entertainment TUSTIN KEOHILLAVENUE SPFCfFIC PLAN A livable, walkable a safe community that reflects spirit of smc character Improved traffic flow Environmental considerations. Conservation, green constructic sustainability No big Box retail, fewer franchises July 2016 Page 17 TUSTIN aaraa N. HILL AVENUE SPECIFIC PLAN Comment Cards Received Workshop #1 Summary Notes Some workshop participants also provided additional comments and concerns about the project. Comments are provided verbatim, below. Comment 1 How were boundaries determined? We are concerned about eminent domain. Can or will properties be taken away or resized? Comment 2 What is the purpose of the Corridor? Comment 3 What will happen to our homes? Comment 4 Will eminent domain take place here? Comment 5 If more business is going to be brought in this area, it will bring more traffic. Comment 6 Where is the City going to make space for all this improvement? Comment 7 I'm concerned about traffic, congestion, and air pollution. By adding lanes to Red Hill my house is becoming damaged by vibration in the street. Will houses be taken by eminent domain by the City? Apparently my front land/yard was taken by this in the past. Comment 8 The Red Hill Corridor plan entails a small area. Tustin needs to preserve Tustin's small town feel. No high density residences or businesses. Also, since they added #3 NIB lane on Red Hill Ave., Lance St. absorbs the overflow parking from the adjacent apartments. There has been an increase in traffic from Red Hill to Lance and up Diamond Head Dr. to Bryan Ave. (through residential area) in effort to avoid the signal. Comment 9 Provide speakers with microphones. Page 18 July 2016 Workshop #2 Notes Tustin Red Hill Avenue Specific Plan Workshop #2 December 1, 2016 Community Workshop On December 1, 2016, the City of Tustin held the second Community Workshop for the Red Hill Avenue Specific Plan. Attendees learned about the planning process, project goals and objectives, and the overall project overview. Workshop attendees also participated in an interactive Post -It note exercise to identify land uses, opportunity areas and concerns, transportation, streetscape, and big ideas. Participants had the opportunity to provide their thoughts, concerns, and hopes for the future of this area. Approximately 45 participants attended the workshop. Comments are provided verbatim. Please refer to workshop maps and boards for specific project area location references and comments on images of potential future development in the project area. TUSTIN KED HILLAVENUE SPFCfFIC PLAN December 2016 Page 1 TUSTIN :117 .RED MLLAVENUF sPEc[Flc PLAN Station 1: Project Overview Workshop #2 Notes Workshop participants were asked to provide their ideas and thoughts on what they value most in the Red Hill Avenue study area. Participants also shared their favorite aspects of the study area. Community comments from the first workshop were provided to remind participants of what was said. BOARD: Proposed Revised Project Area Map (from the first to the second workshop, the residential area to the north and west of San Juan was removed from the project area) 1. Add this area back into the plan area please, North of San Juan West of Red Hill 2. Audio from new section of stadium [from the Tustin High School] affects us way over here! 3. Great to see the city addressing this blighted area. Thanks... go the extra mile and address the neighboring residential areas at the same time. Thanks Page 2 December 2016 Workshop #2 Notes TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN Station #1: Project Overview *T U S T I N E Estaci6n #1: Resumen del Proyecto "�'" I;I111111 U'1 ,1 }� Proposed Revised Project Area Map Propuesta con Revisones del Mapa del Area del Proyecto Workshop participants proposed other areas to include in the Specific Plan project area. December 2016 Page 3 TUSTIN ■iFF�■ :117 .RED WLLAVENUF srEc[FIc PLAN Workshop #2 Notes Station #1: Community Outreach Vision Statements TUSTI N Estacion #1: Difusion Comunitaria Declaraciones de la Vision" Rf tt IfII I AVI Visions for Redhill Avenue Plan Especifico de la Avenida Red Hill GROUP 1 • Maintain the current small town feel • Maintain the current residences • Bring in more attractive businesses that serve the local community • Improve traffic flow and safety • Provide more parking • Add more street greenery GROUP 2 • Small community • Natural Environment • Family Living GROUP 3 • Preserve small town feel while updating architecture and landscaping, keeping it low-density and non- car friendly. GROUP 4 • Single family residence (not cheap) • Green grass in our parks • As residents of this beautiful city of Tustin, we Ilke to see single family residences as opposed to more apartment buildings that usually do not provide enough parking for their tenants. We as proud residents of Tustin want to see green grass in our parks and mature trees We like to see more upscale single family residences with plenty of parking. GRUPO 1 • Conservar las viviendas exlstentes • Abrir mas negocios atractivos que slrvan a la comundad local • Mejorar el flujo vial y la seguridad • Proveer mas estacionamlento • Aumentar la vegetation en las canes GRUPO 2 • Comunidad pequena • Ambiente Natural • Vida Familiar GRUPO 3 • Conservar la atmosfera de ciudad pequena al mismo tiempo de actualizar la arqultectura y el paisajismo, manteniendo un ambiente de baja densidad y que no sea atractivo para andar en coche. GRUPO 4 Residenaa unlfamdlar (no de balo precio) • Cesped verde en nuestros parques • Como resldentes de esta hermosa ciudad de Tustin, queremos ver resldencias famihares en lugar de edificios de apartamentos que por to general no proveen suficlente estacionamlento para sus Inquillnos- Como residentes orgullosos de la ciudad de Tustin, queremos ver mas Cesped verde y arboles crecldos en nuestros parques. Nos gustaria ver mas res+dencias famihares excluslvas con suficlente estacionamlento. Community Vision Statements from Workshop #1 Page 4 December 2016 Workshop #2 Notes TUSTIN RED HILLAVENUE SPEC FIC PLAN Station #1: Community Outreach Vision Statements TUSTI N Estaci6n #1: Difusi6n Comunitaria Declaraciones de la Visi6n laElniii f.i Visions for Redhill Avenue Plan Especifico de la Avenida Red Hill GROUP 5 • Limit development to commercial area (we don't want people to lose their home) • Do not put residential in commercial area • No additional strip malls and no "big box" (like Target) stores • No buildings more than 2 story!! • No high density residential • More green/succulent spaces • More pedestrian and bike friendly • Keep a grocery store with big parking spaces in this corridor • Need another park with adequate parking GROUP 6 • A sustainable community. One that is sustainable economically, environmentally, culturally. and socially Also, adaptable to future technological changes. • Energy self sufficient • Adaptable to aging population • Lots of trees along streets (City of Trees) GROUP 7 • Small town feel, environment friendly, safety, good education with affordable housing. • Affordability - Apartment and reasonably priced homes • Safety - Red Hill/San Juan Red Light and crime • Education - Higher scores and better schools • Cleanliness - Areas, businesses, parks, and streets • Small City - Individuality, differences, residential • Environment - Trees (Mature hard wood) and grass GRUPO 5 • Limitar el desarrollo a las zonas comerciales (no queremos que la gente pierda sus vrviendas) • No pongan zonas residenciales en zonas comerciales • No mas centros comerciales de bpo "gran almacen" (tomo Target) • iNo edificios que tengan mas de dos pisos! • No areas residenciales de alta densidad • Mas espacros verdes/atractivos • Mas areas atractrvas para andar a pie o en brcrcleta • Mantener una tienda de abarrotes con espacros grandes de estacionamiento en este corredor • Se necesita otro parque con estacionamiento adecuado GRUPO 6 • Una comunidad sostenible • Una comunidad que sea sostenible economicamente, ambientalmente, culturalmente y socialmente. Tambien adaptable a futuros Iamb os tecnologicos. • Autosufic ente energeticamente • Adaptable a una poblacron de edad madura • Muchos arboles en las calles (una Ciudad de Arboles) GRUPO 7 • Una atmosfera de ciudad pequena, medio ambiente amigable, seguridad, buena education con viviendas de costo accesible • Asequbadad - apartamentos y casas a precios razonables • Seguridad -Red Hilt/San Juan. Luz Rola y Crimen • Education - Calificaciones mas altas y metores escuelas • Limpieza - Areas, empresas, parques y calles • Ciudad pequena - Individualidad, diferencias, residential • Medio ambiente - Arboles (crecidos de madera dura) y cesped Community Vision Statements from Workshop #1 December 2016 Page 5 TUSTIN ■aFP■ .REDHILLAVENUE sPEc[Flc PLAN Workshop #2 Notes Station #1: Community Outreach Vision Statements U I N �I ... l Estacion #1: Difusion Comunitaria Declaraciones de la Vision � �� Visions for Redhill Avenue Plan Especifico de la Avenida Red Hill GROUP 8 Plan to improve our communities, environment, and nature but be sure to keep our towns current uniqueness and history. And be able to keep family homes to be able to pass down to our generations. • More office buildings • Indoor swap meet • High rise affordable housing • More sit-down/family restaurants • Maintain current residency and families • More sidewalks • Improve Pine Tree Park - parking and equipment Synchronized light signals • Small lake or lagoon and fountains • Better street lighting • More bike lanes • Continued uniqueness • Small town feel • Small child/baby child care • Improve apVcondo parking - # of spaces/per unit Improve public parking (structure?) • Tustin History • Youth community center with pool - free or affordable GRUPO 8 Un plan para mejorar nuestras comunidades, e:1 medio ambiente, y la naturaleza pero asegurandose de mantener la historia y onginalidad actual de nuestras ciudades. Y tambien poder conservar las casas familiares para poderlas heredar a nuestras generaciones. • Mas edificios de of cinas • Un Mercado Pulga interior • Viviendas en Edificios Altos a precios razonables • Mas restaurantes familiares/con mesas • Mantener las residencias actuates y las familias • Mas aceras • Melorar el Parque Pine Tree - el estacionamiento y el equipo • Semaforos sincronizados • Un lago pequeno o laguna y fuentes • Melor alumbrado en las Galles • Mas carnles para bicicletas • Continuidad en la smgulandad • Un ambiente de pueblo pequeno • Cuidado de ninos y bebes • Melorar el estacionamiento de apanamentos/ condomincos - is espacios/unidad • Melorar el estacionamiento pubicco (6Estructura?) • Hlstoria de Tustin • Centro de comunidad juvenil con piscina - gratis o de bajo costo • Parque de patinale • Anfiteatro • Mas arboles/lardmesmaturaleza Community Vision Statements from Workshop #1 Page 6 December 2016 Workshop #2 Notes PW TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN Station #1: Community Outreach Vision Statements TUST1 N Estaci6n #1: Difusi6n Comunitaria Declaraciones de la Visi6n flli)H111 WINM Visions for Redhill Avenue Plan Especifico de la Avenida Red Hill GROUP 9 • Redo Big Lots parking lot. Reface/remodel, more lighting • Empty lot for more dining/small businesses/health food restaurants - create jobs and income for the City • No multistory buildings/living quarters. Too much traffic/congestion/air pollution. • Maintain historic character of the City by design, More trees. • Concerned about eminent domain - taking our property. GROUP 10 • Need food and entertainment • A livable, walkable a safe community that reflects spirit of small Tustin character • Improved traffic flow • Environmental considerations. Conservation. green construction. sustainability • No big Box retail, fewer franchises GRUPO 9 • Reconstruir el estacionamiento de Big Lots. Restaurar/remodelar, mas alumbrado • Lote vacante para Mas iugares para cenar/negocios pegtienos/restaurantes de comida saludable - crear fuentes de trabajo a ingresos para la Ciudad • No edificios de pisos multiples/viviendas. Demasiado trafico/congestionamiento/ contamination ambiental. • Mantener el caracter historico de la Ciudad por diseno. Mas arboles. • Preocupados por el dominio eminente - la toma de nuestras propiedades. GRUPO 10 • Necesitamos comida y entretenimrento • Una comunidad Segura, con v da. para pasear a pie, que reffete el espiritu del caracter del pequenc Tustin • Mejor fiujo vial • Consideraciones ambientales- Conservation, construction verde. sostenib lidad • No almacenes grandes, mends franquicias Community Vision Statements from Workshop #1 December 2016 Page 7 TUSTIN ■aFP■ .RM HILLAVENUE srEc[Flc PLAN Station #1: Project Overview Estaci6n #1: Resumen del Proyecto o- r Workshop #2 Notes TUSTI N Existing conditions in the Tustin Red Hill Avenue project area Condiciones existentes en el area del proyecto " - ,ed Hill en Tustin Existing conditions in the project area Page 8 December 2016 Workshop #2 Notes Station 2: Land Use and Activities BOARD: Where would you like to see MIXED-USE? TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN Workshop attendees identified areas where they would like to see mixed-use development using blue sticky dots. Identified areas are located between San Juan Street and EI Camino Real; between Nisson Road and Mitchell Avenue; and the commercial center at the southwest corner of Red Hill Avenue and Walnut Avenue. (See map on Page 10) 1. Add Parking @ old '76 station. Even if it is just temporary. Stater Bros. no parking @ peak hours BOARD: Examples of Mixed -Use Developments 1. Picture 1: way too modern! Looks like Irvine 2. Picture 2: nice 3. Picture 3: ugly! 4. Picture 4: nice 5. Picture 5: o Nice, but with parking 0 3 -story ok, 4th floors only if setback from streets and existing residential o Not more than 3 stories o Nice if parking structure abuts this location December 2016 Page 9 TUSTIN :117 .RED MLLAVkNUF sPEc[Flc PLAN Workshop #2 Notes Station #2: Land Use and Activities TUSTI N Estaci6n #2: Actividades y Uso del Terreno Where would you like to see MIXED-USE? PF Use the BLUE dots to identrfy locations in the project area 6En donde le gustaria ver terreno de Uso MIXTO? Utilice los pontos adhesrvos AZULES para identificar las ubicaciones en el area del proyecto Workshop attendees identified areas where they would like to see mixed-use Page 10 December 2016 Workshop #2 Notes TUSTIN REDHILLAVENUE SPECIFIC PLAN Station #2: Land Use and Activities TUSTI N Estaci6n #2. Actividades y Uso del Terreno ho?" 101PIl, A%1 4 Examples of Mixed -Use Developments Elempios de Desarrollo de Uso Mixto 4 Workshop attendees provided comments on the type of mixed-use development that they prefer December 2016 Page 11 TUSTIN :117 .RED MLLAVENUF sPEcmc PLAN BOARD: Where would you like to see COMMERCIAL uses? Workshop #2 Notes Workshop attendees identified areas where they would like to see commercial uses using red sticky dots. Identified areas are located between San Juan Street and Mitchell Avenue. (See map on Page 13) 1. How about mixed use parking (day commercial and night residential) where apartments back up to commercial 2. Don't add residential units in this area. Focus of commercial. Move parking off Red Hill behind new commercial 3. Incorporate park into shopping center design 4. Yes! (to #3 comment) 5. Can we include this? (Commercial area on the southwest corner of Red Hill Avenue and Walnut Avenue) BOARD: Examples of Commercial Uses 1. 2. 3. 4. 5. 6. Picture 1: No comments Picture 2: No comments Picture 3: This style is too modern doesn't fit "old town"feel Picture 4: Nice Picture 5: No comments Picture 6: No comments Page 12 December 2016 Workshop #2 Notes TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN Station #2: Land Use and Activities TUSTI N Estaci6n #2: Actividades y Uso del Terreno �'3'• �[ R[11till l A1,[INl1[ Where would you like to see COMMERCIAL uses? Use the RED dots to identify locations in the project area 6En d6nde le gustaria ver terreno de use COMERCIAL? Utllice los puntos adheslvos ROJOS para Identificar las ublcaciones en el area del proyecto Workshop attendees identified areas where they would like to see commercial uses December 2016 Page 13 TUSTIN :117 .RED MLLAVENUF sPEc[Flc PLAN Station #2; Land Use and Activities Estacian #2: Actividades y Uso del Terreno Workshop #2 Notes Examples of Commercial Uses Ejemplos de Terreno de Uso Comerc+al #2 k _ Iff TuSTI N 1 1110101w - J. FWAS" IMPK� Ir i,&'.L * or-- N1�7 Workshop attendees provided comments on the type of commercial development that they prefer Page 14 December 2016 Workshop #2 Notes BOARD: Where would you like to see RESIDENTIAL uses? TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN Workshop attendees identified areas where they would like to see residential uses using yellow sticky dots. Workshop attendees identified the vacant parcel south of San Juan Street, on the west side of Red Hill Avenue; the parking lot on the southeast corner of Red Hill Avenue and San Juan Street; and the commercial center on the southwest corner of Red Hill Avenue and Walnut Avenue. (See map on Page 16) BOARD: Examples of Residential Uses 1. Picture 1: • Like Bryan and EI Camino. I like this 2. Picture 2: • Ugly • Ugly • Architecture needs canopies, patios, overhangs for shade and attractiveness/ Blank, flat walls even with windows are energy inefficient and ugly! 3. Picture 3: • Fits Tustin character • Nice • Underground parking for customers of mixed use • Nice. No higher with parking 4. Picture 4: • Modern architecture ok don't compete with old town o Agree o Agreed! 5. Picture 5: • Old town character 6. Picture 6: • Looks too much like Irvine! December 2016 Page 15 TUSTIN :117 .REDHILLAVENUF srEc[Flc PLAN Workshop #2 Notes Land Use and Activities Actividades y Uso del Terreno Where would you like to see RESIDENTIAL uses? Use the YELLOW dots to identify locations in the project area 6En donde le gustaria ver terreno RESIDENCIAL? Utilice los puntos adheslvos amarmos para identificar los lugares en el area del proyecto Workshop attendees identified areas where they would like to see residential uses Page 16 December 2016 Workshop #2 Notes TUSTIN REDHILLAVENUE SPECIFIC PLAN Station #2: Land Use and Activities Estacion #2: Actividades y Uso del Terreno STIN Examples of Residential Uses Ejemplos de Terreno de Uso Residencial #1 �_. F43 tlJill &%I%Itj a�L il4�ii ll �'�aY �T Workshop attendees provided comments on the type of residential development that they prefer December 2016 Page 17 TUSTIN :117 .RED MLLAVENUF sPEcmc PLAN BOARD: Existing Land uses in the Project Area 1. Don't Access control 2. Shared use parking strategy 3. Crosswalks 4. Keep open space? Parking lot 5. Two right turn lanes on to Highway 6. Grocery important 7. Provide park access 8. Two right turn lanes onto highway 9. Build enough parking 10. Redesign ingress/egress 11. Add more parking! District -wide Workshop #2 Notes What types of land uses and activities would you like to see in the project area? • l can't imagine carrying groceries, children, pets, etc... through a garage up flights of stairs while sick/incapacitated just to make the area more aesthetically pleasing • Having the tenants pay for parking or walking blocks to be able park a vehicle also reduces quality of life • High Density Housing reduces quality of life for those who are not also provided adequate parking • Commercial with parking but no additional residential • Focus more on commercial use along Red Hill • Residential 20-25 du/ac @ 99 cents center. SW Red Hill/Walnut • Mixed uses that activate the street • Big Lots site: mixed use that incorporates parking structure with wrap around retail with option for residential long-term parking • Use the current vacant land to build a multi-level parking structure to serve a mini -mall built in the current Big Lots strip mall. Build a pedestrian bridge over Red Hill to connect parking to the mall • Streetscape plan • Density is not a 4 -letter word but no more than 30 du/acre • Please do not make our city look like a dessert • Groceries and shopping area • Places to hang out • Affordable housing • Mixed use yes, 20-22 du/ac • Residential mixed-use @ Big Lots center, 25-30 du/acre • Residential use should not be considered. Commercial use exists and should be maintained o YES! • Family friendly activity area Page 18 December 2016 Workshop #2 Notes TUSTIN .ROM REDHILLAVENUE SPECIFIC PLAN Station #2: Land Use and Activities TUSTI N Estaci6n #2: Actividades y Uso del Terreno Existing land uses in the project area Tipo de Terreno existente en el area del proyecto Workshop attendees identified land uses in the project area December 2016 Page 19 TUSTIN :117 .RED MLLAVENUF srEclFlc PLAN Station #2: Land Use and Activities Estacion #2: Actividades y Uso del Terreno Workshop #2 Notes IUSTIN . , r+1 .F.. What types of land uses and activities would you like to see in the project area? 6Que tipo de use del terreno y actividades le gustaria ver en el area dei proyecto? J1 Workshop attendees identified land uses in the project area Page 20 December 2016 Workshop #2 Notes Station 3: Opportunity Areas/ Areas of Concern BOARD: Please Identify "Opportunity Areas" and "Areas of Concern" TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN Workshop attendees identified "opportunity areas" using green sticky dots and "areas of concern" using red sticky dots. (See map on Page 22) 1. Incorporate park into shopping center design 2. This shopping center needs to go residential (SW Corner Red Hill/Walnut) 3. This shopping center needs to be revamped BOARD: Please describe the concerns and opportunities within the project area. • Too much additional residential- not a good idea • Reduce driveways • Bike lanes similar to Newport Ave would be great • Provide more side -walks • The bike lane transition at Red Hill/ El Camino is incredibly dangerous • Make walking along Red Hill a more pleasant experience • Correcting the 'timing of traffic lights' is not a real fix • Bike lanes, sharrows, green paint — on the bike lane ("Sharrows" are shared, use arrows used to identify bike routes along a roadway) • Bottleneck traffic under freeway- big concern • Key Inn area is a crime area- graffiti, etc., trash, dumped oil • Provide good street lightings • I'm concerned that the residential areas north of San Juan have been removed from the plan area • Traffic concerns during construction • Homeless camps • More open spaces • Include shopping center at southwest corner of Red Hill and Walnut in the study area • Old gas station on corner of Red Hill Nisson eye sore and too many homeless people in area • Bike lanes • Parking: Our neighborhood has become a parking lot for condo residents. Need more parking • Underground parking a possibility in new areas? (New opportunity areas/areas of concern) • Parking and traffic • Shopping center on Walnut/Red Hill needs to be addressed -_4 "ditto" post -it as well • Lance Street is clogged every night with parked cars of people in nearby apts. Our guests can't find parking! • Future traffic congestion in addition to what exists currently 2. Parking issues December 2016 Page 21 TUSTIN :117 .RED MLLAVkNUF srEc[Flc PLAN Workshop #2 Notes Station #3: Opportunity Areas/Areas of Concern TUSTI N Estacion #3: Areas de Oportunidad/Areas de Preocupaci6n MOHIM �.� Please identify "Opportunity Areas" and "Areas of Concern" Use the GREEN dots to identify Opportunity Areas Use the RED dots to identify Areas of Concern Por favor identifique las "Areas de Oportunidad" y las "Areas de Preocupaci6n" Utilice los puntos adhesivos verdes para identificar las Areas de Oportunidad y utiJice los puntos adhesivos ro}os para identificar !as Areas de Preocupaci6n 'EI 'Darecho de Vra'mcluye fa propredad c Ja `S Ciudad a "v6s de una derecho de Paso para proposrto de fa carretera n in acera" Workshop attendees identified opportunity areas and areas of concern in the project area Page 22 December 2016 Workshop #2 Notes TUSTIN REDHILLAVENUE SPECIFIC PLAN atauon ff,s: upporiunrty AreastAreas of concern I U3 1 IN Estacion #3: Areas de Qportunidad/Areas de Preocupacion ��'! 81111 Iii %W', I Please describe the concerns and opportunities within the project area. Por favor describa las preocupaciones y las oportunidades dentro del Area del proyecto. 7q:- r..t : ►- _ EL 6 -7gg Workshop attendees identified opportunities and concerns in the project area December 2016 Page 23 TUSTIN :117 .RED MLLAVENUF SPEcmc PLAN Station 4: Transportation, Circulation and Mobility Workshop #2 Notes BOARD: What are your IDEAS for improving transportation, circulation and mobility in the project area? • No roundabouts! • Facilitate student access across Red Hill • Address the parking issues in the neighboring residential areas. Existing parking problems will overflow into the Red Hill corridor area and corridor parking issues will flow into the residential area making these areas worse. • Bottleneck under the freeway- What's the solution, I don't see one • Don't like circle intersection (round about) • Reduce driveways • Parking • Install medians limit left turns • Parking, parking! Need a parking structure for overflow condo residents. Our neighborhood is now a parking lot for them. • Freeway/Redhill circulation o Better light sync, land direction could change between am/pm (but not easily coordinate) widen lanes (but not favored) • Need to redesign entrances to the Big Lots parking area. Currently, traffic turning into the parking area comes to almost a complete stop causing a backup that often extends across EI Camino Real and under the Freeway. Also cars exiting the parking lot are entering Red Hill at a very slow speed • At the San Juan/ Red Hill intersection change the Red Hill signals to include left-hand turn arrows • Need to expand the San Juan/ Red Hill intersection to allow for left turn lanes on San Juan. Currently, if the lead car on San Juan intends to turn left, cars behind squeeze through to the right and enter the intersection without a clear view at cross traffic leading to many accidents • At the San Juan/ Red Hill intersection many times drivers run through the intersection right after the light turns red. Change the timing so that the cross -traffic light does not turn green for a second or two after the other light turns red. • We need neighborhoods to not be overflow parking for condos • Bridge over Red Hill for students to walk from school to commercial area • Change start time of high school so it's after work rush hour o Synchronize signals do not add more traffic obstruction • Move commercial to street and relocate parking to structures behind the commercial • Signal synchronization • Add more parking • Red Hill and freeway area (between EI Camino and Nisson) is a scary dangerous place to drive. Make it safe! • Red Hill is seven lanes wide- Focus on vehicular and bike traffic • No circular round -abouts what -so -ever. Not feasible with current traffic conditions Page 24 December 2016 Workshop #2 Notes • Slow traffic on Red Hill by activating the street building street-scape TUSTIN KED HILLAVENUE SPFCfFIC PLAN December 2016 Page 25 TUSTIN :117 .REDH[LLAVENUF srEc[Flc PLAN Station #4: Transportation, Circulation and Mobility Estacion #4: Transporte, Circulaci6n y Movilidad Workshop #2 Notes TUSTIN rr7 What are your IDEAS for improving transportation, circulation and mobility in the project area? �,Cuiales son sus ideas para mejorar el transporte, la circulacion y la movilidad en el area del proyecto? P .J... wk.w a. K. Workshop attendees shared their ideas for improving transportation, circulation, and mobility in the project area Page 26 December 2016 Workshop #2 Notes Station 5: Streetscape, Amenities and Urban Design BOARD: Examples of Streetscape, Amenities and Urban Design Improvements TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN *One workshop participant provided input on the types of streetscape and amenities that they preferred 1. Streetscape Picture 1: NO 2. Streetscape Picture 2: NO 3. Streetscape Picture 3: YES 4. Streetscape Picture 4: NO 5. Benches Picture 5: YES 6. Benches Picture 6: NO 7. Benches Picture 7: YES 8. Benches Picture 8: YES 9. Bicycle Racks Picture 9: YES 10. Bicycle Racks Picture 10: NO 11. Bicycle Racks Picture 11: NO 12. Bicycle Racks Picture 12: NO 13. Litter Receptacles Picture 13: NO 14. Litter Receptacles Picture 14: YES 15. Litter Receptacles Picture 15: YES 16. Litter Receptacles Picture 16: NO BOARD: What are your IDEAS for improving the streetscape and urban design features in the project area? • Environmentally friendly • Build a streetscape that improves aesthetics of Red Hill • Wayfinding is silly • Any gateway should honor wishing well gateways- We are not East Tustin/Irvine • Need pedestrian separation from traffic through the use of parkways • Create textural changes in paving for traffic calming and character/interest (painting/ stamped concrete) • Sidewalks need to have some character to them not the typical/straight concrete slabs... with landscaping • Murals along underpass and interesting lighting • Wider sidewalks that two people can actually use (yes! Comment next to it) • More landscaping • Wider sidewalks — more walking space • Streetscape- landscape o Median, parkway, historic public art on underpass walls, light posts and signposts in the style of old town • Signage and wayfinding (AMEN comment next to it) December 2016 Page 27 TUSTIN :117 .RED MLLAVENUF sPEcmc PLAN Workshop #2 Notes o Should be timeless, representative, compliments identity of Tustin • Lighting improvements that allows for change, mood and seasons • Walkable streets • The current project area needs to include high density housing on San Juan so that density (w/o parking) will decrease BOARD: Potential Locations and Types of Signage, Wayfinding, and Identity Elements 1. Ensure that streetlight design coordinates with street furniture and that light standards will be designed in a way that will accommodate small cell antennas for wireless services 2. Make sure signage is tall enough to be seen from freeway Gateway A 3. Pillars- Use less space and can be on both sides of Freeway Gateway B No comments Gateway C 4. Nice one! 5. Great opportunity. Hope to see more of this type of thinking Secondary Gateway Signage No comments Directional Wayfinding 6. Directional signs to "old town" would be good! Identity: Placemaking 7. Paint? T us t in in underpass so car can see/at angle. High School mural project, have competition Identity: Banners 8. Support using Banners, funding by sponsorship Page 28 December 2016 Workshop #2 Notes TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN Station #5: Streetscape, Amenities and Urban Design TUSTIN I Estacion #5: Paisajes, Amenidades, y Diseno Urbano CI fI FIIII ill Vlf �I n+ DI Examples of Streetscape, Amenities and Urban Design Improv Ejemplos de Paisajes urbanos, mobiliario y diseno urban Estante V —.Clp,e One workshop participant provided input on the types of Streetscape and amenities that they preferred December 2016 Page 29 TUSTIN :117 .RED MLLAVENUF srEc[Flc PLAN Workshop #2 Notes Station #5: Streetscape, Amenities and Urban Design TUST1 N I Estaci6n #5: Paisajes, Amenidades, y Diseno Urbano `' I is 111111 sE�i'I What are your IDEAS for improving the streetscape and urban design features in the project area? �,Cuales son sus ideas para mejorar los paisajes y los detalles del diseno urbano en el area del proyecto? Workshop attendees shared their ideas for improving streetscape and urban design features in the project area Page 30 December 2016 Workshop #2 Notes TUSTIN L 'WE DHILLAWNUF SPECIFIC PLAN Station #5: Wayfinding and Identity TUSTI N Estacion #5: Senalamientos viales y marcadores de identidad I,1I)Iilll UI�II t Potential Locations and Types of Signage, Wayfinding, and Identity Elements Ubicaciones Probables y tipos de letreros, senalamientos vials y elementos de identidad #3 4 AoYyGcftiwM Option A •Entrada principol - OpK,, A � Pi LICAN lt. Primary Gateway - Option 0 ,. Entrada pri-1.1-1-16" cipal - Oper6n #� - r ary Gateway -Option C • Entrada principal - Opci6n C 5 #6 s de erstradp securdaria IAN imp ntoi viale direccanole r - ideg6dod de to o,dod Workshop attendees shared their ideas for locations and types of signage, wayfinding, and identity elements in the project area December 2016 Page 31 TUSTIN :117 .RED MLLAVENUF sPEcmc PLAN Station 6: Big Ideas BOARD: Big Ideas • Pedestrian bridges • Permit parking only for overnight on residential streets (Yes!) Workshop #2 Notes • Any commercial have parking structures with wrap-around retail/store fronts. With an option to include long-term residential parking capability to offset parking issues • Shared parking structure where residential (apt) and commercial (small business) areas meet. (residents use @ night, business use in daytime) checkout San Luis Obispo • Create architect guidelines for the surrounding neighborhoods to improve in fill opportunities • Affordable housing • Reconfigure Red Hill with gentle "S" curve to minimize the 'freeway" feel of this 6 lane street. Feels too much like a NASCAR Track! • Enforce parking permit on Epping Way • Some kind of solution for bottleneck traffic jam under the freeway • Need new housing (consider) • Commercial that honors old town no additional housing nothing multi -story • New freeway interchange — traffic light synchronizations a temporary band aid at best • Partner local commercial with local residents- work together to upgrade both areas • More commercial with parking, less or no additional residential • Please include the neighboring residential areas in the overall plan to address the parking, infill, blighted decay of these residential areas • Keep Stater Brothers store, it's convenient and lowest priced around, Ralphs and Albertsons prices are ridiculous only bargain during a freak sale • Improve Red Hill landscape project Page 32 December 2016 Workshop #2 Notes station #6: Big Ideas Estaci6n #6: Grandes Ideas TUSTIN REDHILLAVENUE SPECIFIC PLAN TUSTI N rrrrr - I! is I) lill 111'i \I'!L What are some of your BIG IDEAS for the Red Hill Avenue project area? 6Cuales son algunas de sus GRANDES IDEAS para el area del proyecto de la Avenida Red Hill? - r Workshop attendees shared their BIG ideas for the project area December 2016 Page 33 TUSTIN :117 .RED MLLAVENUF SPEc[Flc PLAN Comment Cards Received Workshop #2 Notes Some workshop participants also provided additional comments and concerns about the project. Comments are provided verbatim, below. Comment 1: Station #1: Project Overview I was out of the country when the first workshop was held. I'm very disappointed to see the residential area in the northwest area being deleted from the plan. The area north of San Juan and west of Red Hill is becoming a blighted area. Please consider a way to address whatever concerns voiced in the first workshop while still being able to solve some of the massive problems in this area. Comment 2: Attractive commercial with sufficient parking- nice O Additional residential development not a good idea re: traffic (all ready bad) BIGGEST PROBLEMM Bottleneck traffic under the freeway Comment 3: Please use this project to address the economic segregation of Tustin. Between Red Hill & Newport, we have a Goodwill store, a Big Lot and 2- 99cent stores. District -0, Tustin Market Place- 0, Old Town -0. We have a problem here! Comment 4: Apts, businesses don't have self-closing trash bins. Tops frequently left open and they are attracting raccoons and rats. These are urban raccoons- a much smarter and dexterous variety than rural cousins (due to natural selection in an urban area). They are very destructive to any landscaping improvements property owners or the city might do. Cleaning up trash, emptying city cans, citing owners of open trash containers, educating the property owners will help. We've seen a tremendous increase in problems around the Pine Tree Park area. Comment 5: Modernizing and improving aesthetics is really great, but first address the parking issues spilling into residential areas! What is existing and the impact of future development. Also more pedestrian friendly!! No more big stores like grocery, Big Lots, etc. Tustin already has plenty! Comment 6: Sidewalks are currently used by bike riders who almost run into strollers and elderly walkers. We need clear bike only and pedestrian only areas. Page 34 December 2016 DRED HILL AVENUE STREETSCAPE FEASIBILITY STUDY �EDol W E SEP 1 1 20"2 TUSTIN PUBLIC WORKS DEPT. I Red Hill Avenue Streetscape and Median Feasibility Study El Camino Real to Bryan Avenue CIP #70209 Prepared For: City of Tustin 300 Centennial Way Tustin, CA 92780 Prepared By: Tait & Associates, Ince 701 North Parkcenter Drive -4ftsgn, CA 92705 September 10, 2012 E Table o t INTRODUCTION........................................................ ............................2 ........................ EXISTING CONDITIONS ............................... OPPORTUNITIES AND CONSTRAINTS ....................... „ 4 ........................ UNDERGROUNDING OF EXISTING OVERHEAD SERVICES ....................... "SAFE ROUTE TO SCHOOL" CONSIDERATIONS .................... 7 .................................... DEVELOPMENT OF ALTERNATIVES ....................................... , , 9 .................... OTHER ALTERNATIVES CONSIDERED BUT NOT ADVANCED...................................13 GATEWAY SIGNAGE LOCATION STUDY ....................................... .......14 ........................... PREFERRED CONCEPTS .................................... ........... I5 .................................... ESTIMATED CONSTRUCTION COSTS FOR THE PREFERRED CONCEPTS.................17 CITY RECOMMENDED CONCEPT ...................................... .............17 ................................... APPENDICIES ARvendix Y Existing Condition and Alternative Exhibits Appendix 2 Gateway Signage Location Exhibit Appendix 3 Preferred Concepts A2ipendix 4 Construction Cost Estimates for Preferred Concepts Appendix 5 Existing Overhead Utility Services Investigation and Cost Estimate -- (Prepared by: Utility Specialists) Page 1 of 17 I i I 1 I I I 1 INTRODUCTION Tait & Associates, Inc. (TAIT) was retained by the City of Tustin (City) to undertake a feasibility study to look at possible ways to improve a section of Red On Avenue between El Camino Real and Bryan Avenue that would address the City's objectives identified in "The Neighborhoods of Tustin Town Center: A Strategic Guide for Development". This document is considered a strategic guide for the development within three areas or neighborhoods of the City known as the Center City, Southern Gateway and West Village. A portion of Red Hill Avenue Study Limits lies within the designated Center City area (El Camino Real to San Juan Street). In this guiding study several implementation action items were identified to help foster private investment and development within each city neighborhood. One of these implementation actions is to: Initiate short range infrastructure improvements, access and other programs within each neighborhood with the goal of improving the aesthetic appearance of streetscapes and pedestrian amenities, improving connectivity between neighborhoods and facilities, including provision of bike lanes where needed. For the Center City neighborhood, a priority was established to study gateway signage improvements at the intersection of Red OR Avenue and El Camino Real and streetscape and median improvements along Red Hill Avenue. TAIT scope was to undertake a feasibility study to investigate opportunity and constraints associated with undertaking the Center City's short range infrastructure improvements for Red Hill Avenue by investigating options to provide aesthetic improvements, enhance pedestrian and bicycle mobility and identify Gateway Signage locations. TAIT's project scope does not include the development of a landscape pallete and hardscape program for the streetscape and median or the development of a Gateway Signage Program. The Project Area and Study Limits are depicted on the following Page. EX ST C : DITIO:: S Red Hill Avenue within the Study Limits is a six -lane major arterial street with a 14 -foot wide stripped two-way left turn median. The existing street right of way is essentially 100 feet wide (50 feet on each side of the street center line), has 84 feet of pavement (with 42 feet on each side of the street centerline) and 8 -foot wide parkways. There is a short section on the west side of Red Hill between El Camino Real north of the existing alley and extending to San Juan Street that has a half width right of way width of 60 feet. This section of Red Hill Avenue with a 60 -foot half width is the ultimate half width right of way for Red Hill Avenue. The standard design for a major arterial street is to have a 120 -foot right of way with 100 feet of pavement consisting of an 8 -foot shoulder, six twelve -foot wide traffic lanes and a fourteen -foot median. Existing Red Hill Avenue traffic volumes are estimated at 21,000 ADT (both directions) from Interstate 5 to Bryan Avenue. No parking is allowed along both sides of the street except for a recently added parking area adjacent to the City's Pine Tree Park. The street parkways include sidewalks ranging in width Page 2 of 17 housing with residential driveways exists on the western side of this section of Red Hill Avenue. For the multi -family housing some units face Red Hill and are setback from the street while others are located behind masonry block screen walls. Development from El Camino Real to San Juan Street consists of commercial business along both sides of Red Hill with the exception of a large vacant parcel on the west side of Red Hill that has been entitled for a senior assisted living housing project known as "Monarch Village". Red Hill Avenue street frontage along the proposed Monarch Village is to be widened by 9 feet to accommodate the Master Plan of Arterial Highway half -width street section in this area. South of the Monarch Village there is an existing alley, a car wash and a Shell gas station. North of Monarch Village there is an existing real estate office. Existing street trees along this segment include tall evergreen trees located in a turf area that are to be removed to accommodate the widening of Red Hill along the frontage of Monarch Village. The east side of Red Hill Avenue from El Camino Real to San Juan Street includes a commercial strip center, a fast food restaurant, a gas station (Mobil) and a vacant parcel. There are no street trees or parkway landscaping within this section of Red Hill Avenue right of way. The Orange County Transportation Authority (OCTA) currently does not have any bus stops along Red Hill Avenue and does not have any plans to add bus stops along this segment. An exhibit depicting the existing roadway condition with street striping and street cross sections is included in Appendix 1. 0PP 0RT'v : ""_ IES AND CONSTRAINTS Project constraints include the following elements: * Existing Street was restriped to three lanes in each direction and removed all on -street parking and forces bicyclist to share a traffic lane or move to the sidewalk The existing power poles and utility structures within an eight -foot wide concrete sidewalk (from El Camino to San Juan) and a 4 -foot wide concrete sidewalk (from San Juan to Bryan) restrict pedestrian and bicyclist movements. o The existing Gas Station pump island located at the north east corner of Red Hill and El Camino Real is located within 18 feet of the existing curb face. The commercial development along the east side of Red Hill Avenue includes a circulation drive aisle abutting the street right of way. * Existing residential driveways along the west side from San Juan to Lance Drive create potential conflict points with pedestrian and bicyclist that share the sidewalk. Project Opportunities include the following elements: G The existing median is 14 feet wide and could accommodate a landscaped median. The multiple access points to the commercial center could easily be reconfigured to accommodate amain entrance for full access while others provide restricted access. The proximity of San Juan and Lance Drive intersections would accommodate U-turn traffic for residential accessibility if a raised median is to be constructed. The existing roadway parkway on the east side of Red Hill from San Juan to Bryan contains existing street trees along the path of the overhead services. Page 4 of 17 • The eight -foot wide parkways provide some opportunity to add limited landscaping, if bicycle use can be eliminated from sharing the sidewalk with pedestrians. The following pages present site photographs taken along Red Hill Avenue Study Limits. Looking south along COmtrxxt:ial Center Shell Gas Station at k WC of Red Hill and El Camino Real E=xisting parkway and evergreen trees along Future Monarch Village —wi view rooAing south from Bryan (south of Pine Tree Park) Stre ei View Jooking north from San Juan Stmet Page 5 of 17 Looking 'north toward Bryan at landscape median and parkway trees Existing median street tree (Olive Tree) in masnnry punter �t=t view am west side orRed Hill looking north firm San Juan a[.'LY:1 v'c'& On west side Of Hou Hih looking south Page 6 of 17 1 I 1 UNDERGROUNDING OF EXISTING OVERHEAD SERVICES As part of this study TAIT retained the consultant services of Utility Specialists to conduct a limited investigated of the existing overhead services along Red Hill within the limits of the study. The focus of this investigation was to identify the overhead services located on poles along the east side of Red Hill and develop an estimated cost to underground the existing services and related above ground structures. Utility Specialists' investigation is included in Appendix 5 and is summarized below. The existing overhead services contains a single 4 -wire 12 KV system for Southern California Edison, four to six communication lines (assumed to be AT&T, Time Warner and possibly Cox Communications) and the local street lights and their electrical distribution system. These services have been placed underground in Red Hill Avenue from the intersection of El Camino Real to the first driveway at the existing Commercial center. An Existing 66KV system begins on the overhead line north of Bryan Avenue. The electrical services for the Commercial Center south of San Juan do not connect to this system, but the overhead system does provide services to the residential housing north of San Juan on both sides of the street. The estimated cost to underground the existing overhead services in Red Hill Avenue including reconstruction of the individual residential services was estimated by Utility Specialist to be approximately $2 million in today's dollars. TAIT reviewed the City Ordinance No 76 issued in 1949 that granted Southern California Edison a franchise over the city's public streets for installing electrical services in accordance with the Franchise Act of 1937. This document did not address responsibility for relocations, but did address the fees to be paid to the city for the right to install services within public right of way. After a review of the potential alternatives for satisfying the study goals with City Staff, it was determined that for the purposes of this feasibility study (to identify "short range infrastructure improvements") the incorporation of preferred option that required relocation or undergrounding of the overhead services did not meet the project intent. Therefore, the alternative that identified a proposed undergrounding did not get included in the final options. "SAFE ROUTE TO SCHOOL" CONSIDERATIONS As mentioned earlier in this study, the Project Area 'nclude several schools, a city park, local commercial centers and residential hous'ng that will require individuals to travel through the Study Limits along Red Hill Avenue to reach these areas. The recent restriping of Red Hill Avenue to add three lanes of traffic in each direction from Edinger Avenue (south of Interstate 5) to Bryan Avenue eliminated all shoulder and on -street parking areas on this section of roadway. This restriping was accomplish to meet the minimum requirements for Red Hill Avenue as a major arterial street in accordance with the County of Orange Master Plan of Page 7 of 17 Arterial Highways and meets the mobility needs of commuters using Red Hill Avenue for business and personal travel. As a result of this restriping of Red Hill Avenue bicyclist on Red Hill had two options, either share the traffic lanes with commuter or share the sidewalk with pedestrians. Within the City of Tustin bicycle use of sidewalks is allowed per the City of Tustin Municipal Code 5345. Examples of this can be found at several areas within the City. In developing the streetscape and median improvement alternatives presented later on in this study, TAIT developed a visual inventory of areas that would have to be improved to satisfy both pedestrian and bicyclist mobility along Red Hill Avenue. The purpose of this visual inventory was to identify areas that would require improvements to be able to establish a "Safe Route to School' program. Elements such as intersection access ramps, driveway cross slopes, horizontal and vertical clear distances were investigated. Based on this investigation the following observation were made and are to be addressed in any construction associated with improvements to the Red Hill Avenue within defined the Study Limits as described herein: * Current intersection ramps do not comply with latest standards for accessibility design and will require reconstruction. • Current driveway configurations for all commercial and residential driveways do not provide a 4 -foot wide section at 2% or less for an accessible path of travel across the driveways. Minimum clearance of 36 -inches at point obstructions appeared to be satisfied; however, it is recommend that additional review be conducted during the next stage of design to confirm that the minimum horizontal clearance is achieved based on the final option selected for Red Hill Avenue Improvements. No areas where vertical obstructions of less than 80 inches (6 feet 8 inches) were observed; however, it is recommend that additional review be conducted during the next stage of design to confirm that the minimum horizontal clearance is achieved based on the final option selected for Red Hill Avenue Improvements. a In our conducting of the visual observations a basic project assumption was that the city street scape improvements would include a full replacement of the street sidewalk so any deficiencies to the existing sidewalk surfaces and slope were not a consideration in our assessment of the existing street. Items included in this bullet list will have to be addresses as part of a "Safe Route To School' improvement program and have been factored into the Preliminary Cost Estimates included in this report. In addition during next design phase the pedestrian features at traffic signals will need to be reviewed to ensure that title 24 accessibility requirements are satisfied. Alternatives to provide either a Class II (on -street) or a Class III (off-street) bike lanes have been inc uded in this study to meet bicyclist mobility needs. However, this study did not look at bicycle use along Bryan Avenue, San Juan Street and El Camino Real that would be Page 8 of 17 necessary to extend thero sed bikeways from Red Hill Avenue to l? Po Y the schools, community facilities, and commercial centers from the residential clusters located throughout the Project Area. The same also applies to street sidewalks and intersection crossings outside of the Study Limits. A comprehensive Safe Route to School Program would require the expansion of the study area to include these facilities that are not located along Red Hill Avenue. DEVELOPMENT OF ALTERNATIVES Based on the project scope to investigate possible pedestrian and bicycle mobility improvements that could be incorporated in to a streetscape and median improvement project TAIT developed four alternatives that were presented to the City for review and discussion. A detail drawing for each Alternative is included in Appendix 1 and a brief description of each is included herein. In order to develop potential feasible alternatives that could potentially achieve the study ' goals, TAIT developed a set of basic project assumptions to help guide the development of potential alternatives. These basic assumptions included the following: The first basic assumption used in developing each of the four alternatives was that the proposed street widening along the Monarch Village street frontage was assumed to be an existing condition. A second basic assumption was that Red Hill Avenue's six traffic lanes (three in each direction) would have to remain, even though north of Bryan Avenue the existing street is reduced to four traffic lanes, two in each direction. * A third basic assumption was that a roadway median would have to be provided in all alternatives. The width of the median could be reduced from 14 feet, but would still have to be provided to provide access to commercial and residential uses along Red Hill Avenue. * A Fourth basic assumption was that each alternative must include some form of streetscape improvements. Finally, the fifth and final basic assumption was that street widening could be considered, but not when it would require the acquisition of additional right of way or when the widening would not satisfy the required roadway section for a major arterial street. However, the acquisition of public access easements dedications on private could be considered to achieve pedestrian and bicyclist mobility benefits. In addition to the above basic assumptions, in reviewing the Study Limits it became apparent that the two roadways section from El Camino Real to San Juan Street and from San Juan Street to Bryan Avenue would have to be looked at separately since an approach used in one section may not apply to the other section. Page 9 of 17 The following is a description of the four Altematives developed by TAIT and presented to City Staff. Alternative No.1 In this Altemative the 14 -foot median width between El Camino Real and San Juan is maintained, but the striped median is turned into a raised median that is to be landscaped and include median trees. Left Turn access into and out of the Commercial Center is provide via a new main entry into the center. For the proposed Monarch Village site left turn access would be provided into the site at the northern driveway and left turn access would be provided for traffic exiting from the existing City Alley to go north on Red Hill Avenue (it is important to note that the entitlements for Monarch Village do not require that these turn movement be provided for Monarch Village, and as an option for this Alternative they could be eliminated to maximize the median landscape area). Left Turn lanes would also be provided at El Camino Real and San Juan Street per the existing conditions. New concrete improvements would be undertaken from El Camino Real to San Juan for the construction of new sidewalks, access ramps and driveway aprons on both sides of the street with provisions for a nine -foot combined bikeway and sidewalk on the west side of Red Hill and a 8 -foot pedestrian sidewalk on the east side of Red Hill. A proposed two-way bike lane from El Camino to San Juan would be provided on the west side of Red Hill Avenue. This two-way off-street Class III bike lane would be combined with the west side pedestrian sidewalk within a 9 -foot wide concrete paved area. Signage would be placed to inform pedestrians and bicyclist of the joint use. Since the existing sidewalk at the Shell Gas station is only eight feet wide the street may need to be narrowed one foot or a one - foot wide access easement would have to be obtained across the Gas station frontage (note the existing gas pump island is located 10 -foot outside of the street right of way at this location). Street parkway landscape improvements on both sides of Red Hill from El Camino Real to San Juan would include placement of elongated street tree planters. These planters would be ten feet long and two -foot wide at their narrowest point and three-foot wide at their widest point to accommodate planting of a single street tree within each planter. The additional planter length would allow plants and shrubs to be placed in addition to the street tree. The three foot width limitation allows the combined two-way bike lane and sidewalk to be maintained at a minimum six-foot width for just a short distance. The elongated street tree planters would be spaced along both side of Red Hill Avenue with a maximum spacing of 50 - feet. Negotiations with Southern California Edison would have to be undertaken to plant new street trees under the existing overhead services. From San Juan to Bryan the existing 14 -foot striped or landscape median would be reduced to 10 feet to accommodate on -street 5 -foot wide Class Il bike lane in each direction. These on - street bike lanes would terminate at San Juan and Bryan. In addition to the median width reduction, the existing traffic lanes would be restriped to provide three eleven -foot wide traffic lanes in each direction (reducing the outside traffic lane that currently is adjacent to the street curb from 13 feet to 11 feet, but this lane would be adjacent to the five-foot wide bike lane). No street widening is proposed in this section of Red Hill. Left tum and U-turn access would Page 10 of 17 be provide at, Lance Drive and the existing turn lanes at San Juan Street and Bryan Avenue would be maintained. New concrete 'mprovements wou:d be undertaken from San Juan to Bryan to for the construction of new 4 -foot wide sidewalks, access ramps and driveway aprons on both s'des of the street. From San Juan to Bryan, the *-0-foot median would be landscaped with trees and plantings/shrubs. The 10 -foot wide turn ianes would be separated from the opposing traffic by painted double solid yellow stripes. In the street parkways, it is assumed that the existing street trees would be retained where they are in good condition, replaced where they are not in good condition (subject the Southern California Edison approval). Also the total sidewalk width would be reduced to four -foot on both s des of the street and a 312 -foot wide landscape planter would separate the street curb from the sidewalk along this section of Red Hill. This Alternative does not include any street widening nor any property acquisition, but would require a minor one -foot street narrowing along the Shell Gas Station property to obtain the nine -foot wide combined bikeway and pedestrian sidewalk. An option to the narrowing would be to widen the right of way by one -foot or obtain a one -foot wide public access easement along the Shell Gas station's Red Hill Avenue street frontage. Alternative No. 2 In this Alternative, the proposed roadway improvements to the section of Red Hill Avenue between San Juan Street and Bryan Avenue remains the same as described in Alternative No. 1 with a ten -foot wide landscaped median, five-foot wide on -street bike lanes in each direction, new driveway aprons, new access ramps, new 4 -foot sidewalks with a 3.5 -foot wide landscape planter separating the street curb and gutter from the sidewalk and street trees. From El Camino Real to San Juan Street five-foot wide on -street Class II bike lanes are proposed. To accomplish this, the proposed existing 14 -foot landscaped median is reduced to 12 feet. Some the street traffic lanes would be reduced in width and restriped as follows: a 5 - foot bike lane, 11 -foot outside traffic lane, 10 -foot center traffic lane and 11 -foot inside traffic lane next to the 12 -foot wide landscaped median on both sides of Red Hill. This Alternative also requires a one -foot to two -foot street widening of Red Hill on the west side from El Camino to San Juan to accommodate the proposed on -street bike lanes. In the parkways north of the existing alley the elongated street tree planters are proposed on both side of red Hill from El Camino to San Juan. Construction of new concrete sidewalks, access ramps and driveway aprons from El Camino to San Juan (and also from San Juan to Bryan) are proposed with a minimum of a 6 to 840ot sidewalk on the west side of Red Hill and a 8 -foot sidewalk on the eastside of Red Hill. The placement of the 10 -foot street tree planters as described in Alternative No. 1 is proposed for Alternative No. 2 on both sides of Red Hill from El Camino Real to San Juan Page 11 of 17 This alternative does not require any property acquisition to widen the roadway right of way but as previously described would include some minor street widening on the west side of Red Hill from El Camino to San Juan. Alternative o.3 In this Alternative, the proposed on -street bike lanes from San Juan Street and Bryan Avenue in Alternatives No. 1 and No. 2 are not included in Alternative No. 3. The proposed street median would then remain at its current width of 14 feet, but would become a landscaped median with median trees. The street parkways from San Juan to Bryan would remain as described in Alternatives No. 1 and No. 2 with a new concrete driveway aprons, access ramps, and four -foot sidewalk separated from the street curb with a 3.5 -foot wide landscape planter area on both sides of Red Hill Avenue. From El Camino Real to San Juan Street the proposed improvements would include the construction of new concrete driveway aprons, access ramps, and an 8 -foot wide one-way off- street combined Class III bike lane and pedestrian sidewalk along both sides of the street. Signs would be posted to identify the shared use. On the eastside of Red Hill the combined use area would require the acquisition of 6 -foot wide section along the eastside of Red Hill Avenue by means of a property acquisition or the dedication of a new public access easement. The easement would allow the existing overhead power lines and poles to remain in place. The 10 -foot street tree planters (as described in Alternative No. 1) would still be utilized on the west side of Red Hill. However, on the eastside of Red Hill Avenue a six-foot wide landscape planter area would be provided between the back of curb and the 8 -foot wide shared use sidewalk and bike lane. The existing overhead service poles would remain in this six-foot landscaped area and other existing above ground utility structures would be relocated to maintain a clear 8 -foot path for the combined sidewalk and bike lane. One disadvantage of this option is that the offsite property to accommodate the northbound off-street bike lane will impact the traffic circulation within the existing commercial center and possibly the fast food restaurant. In addition the addition area along the Mobil Gas Station would reduce the offset distance to the gas pump island from its existing 14.5 feet to 8.5 feet, which may not be sufficient to maintain the drive aisle for the pumps adjacent to Red Hill. As indicated this Alternative requires the acquisition of additional public right of way or a public access easement along the east side of Red Hill Avenue from El Camino Real to San Juan Street, but does not require any street widening. Also this Alternative does not include bike lanes on Red Hill between San Juan St:ee_ and Bryan Avenue, and the proposed 4 -foot sidewalk within the same section to add addition. street landscaping makes a share use of sidewalk between pedestrian and bicyclist impossible. Alternative No. 4 In this Alternative the proposed improvements from San Juan Street to Bryan Avenue remain as proposed in Alternatives No. 1 and No. 2 with one exception. Page 12 of 17 The one exception is that this alternative proposes to underground the existing overhead services and remove the existing poles from the street parkways. This work is proposed to extend from El Camino Real to Bryan Avenue and as indicated previously, the estimated cost for this undergrounding is projected to cost approximately $2 .million. The other notable change in this Alternative is included in the section of Red Hill between El Camino and San Juan. In this Alternative the off-street Class III bike lanes as proposed in Alternatives No. 1 and No. 3 are not included and the proposed 5 -foot wide Class Il on -street bike lanes are proposed for each side of Red Hill (which means that the on -street bike lanes will exist between El Camino Real and Bryan Avenue in Alternative No. 4). In order to accommodate the 5 -foot wide on -street bike lanes and maintain a 12 -foot wide landscape median, the street would have to be widened 2 -foot to 3 -foot on both sides of Red Hill from El Camino Real to San Juan. Also in order to accommodate the 10 -foot street tree planters on the eastside of Red Hill from El Camino Real to San Juan a 2 -foot property acquisition or public access easement dedication would be required along the existing commercial center's street frontage. If these street tree planters are not necessary, a minimum sidewalk width of 5 feet could be maintained from El Camino Real to San Juan Street within the existing street right of way. This option would also require the undergrounding of the existing overhead services and removal of the existing poles from El Camino to San Juan. The construction of new concrete sidewalk, access ramps and driveway aprons, landscaped medians and street trees planters would also occur in Alternative 4. In this Alternative, there would be a significant cost for undergrounding the overhead services, the widening of the existing street on both sides of Red Hill from El Camino Real to San Juan Street, and the acquisition of additional right of way or public access easement along the eastside of Red Hill from El Camino to San Juan. OTHER ALTERNATIVES CONSIDERED BUT NOT ADVANCED Three additional alternatives were identified in the early study efforts, but were not advanced. These three additional alternatives included: 1. Street Widening to its Ultimate Major Arterial Highway Condition — this alternative would result in significant property acquisition to acquire 10 -foot of additional roadway right of way on both sides of the street, would require the undergrounding of the overhead services, would require eight foot of street widening on both sides of the street and still would not provide the desired bike lanes. 2. Reduction in Trak Lanes from six to four lanes (two in each direction) — This alternative was not consider further since it would not satisfy the Orange County Master Plan of Arterial Highways nor serve the commuting needs for the City of Tustin. 3. Combination of a Landscaped Median and Bikeway — This option would require roadway widening and addition property acquisition to enable bicyclist to leave the Page 13 of 17 f M i median area an access the pedestrian crosswalks to leave the median at cross streets. In addition this alternative would require traffic signal modifications and improvements to accommodate the bicyclist through movements across the intersecting streets. The 4 -foot median may also have to be widening to ensure bicyclist safety. GATEWAY Si GNAGE LOCATION STUDY TAIT's analys's of Gateway Signage Locations initially identified five potential locations. However, in reviewing these five locations with the City and reviewing the City's goals for their Gateway Signage Program, all but two locations were eliminated. The two remaining proposed locations are depicted on the Exhibit in Appendix 2 and are described as follows: Location No. 1 - In the southeast comer of Red Hill and El Camino on the north bound side of the street and outside of Caltrans Right of Way. This sign location would have to be coordinated with the existing Wendy's sign, the existing street signage and traffic signal poles and pedestrian access along the existing sidewalk. Location No. 2 — In the proposed landscape median area north of the intersection of Red Hill and El Camino Real. In the exhibit included Appendix 2 the location of this Gateway sign is depicted within the existing stripped median layout but could be position anywhere within the proposed landscape median. The purpose of the Gateway signage is to announce the arrival into Tustin for traffic leaving the freeway. It is not intended to be information or directional signage such as the existing Old Towne signs that is located on the north bound Interstate -5 off ramp or at the northwest coiner of Red Hill and El Camino in front of the Shell Gas Station. The Gateway Signage study by TAIT for this project did not include the development of a Gateway sign concept, so the final placement will depend on the type of signage to be used and the size of the proposed sign. For the purposes of this Gateway Signage Location Study TAIT considered the Gateway Signage to be more of a monument type sign like the examples depicted on the Gateway Signage Location exhibit included Appendix 2 which uses the City logo as an example of a monument type sign. Other signage options such as a bridge truss extending over and across Red Hill Avenue was not considered in this study. The placement of a Gateway Sign on Caltrans' bridge or existing retaining walls did not appear to achieve the intended purpose for announcing a traveler's arrival into the City of Tustin. Because of this, no discussion where held with Caltrans to investigate placement within Caltrans right of way or existing structures. Page 14 of 17 The four proposed Alternatives were then submitted for City review. A meeting was then held with City Staff and TAIT to discuss the City's comments and obtain additional information from TAIT on the four proposed Alternatives. Base on the City's review and the discussion that occurred the City identified two preferred concepts that incorporated various components and elements from the original four alternatives which became the studies "Perfered Concepts". In these Preferred Concepts The City requested that Tait consider a Red Hill avenue with and without the proposed Monarch Village street improvements to Red Hill Avenue. The two Preferred Concepts developed based on City comments are depicted on the exhibits included in Appendix 3 and are described as follows: Concept No. 1 - From El Camino Real to San Juan Street: The improvements to this section of Red Hill can be described as follows: F� Reduction of the 14 -foot striped median to a 12 -foot raised landscaped median with 10 -foot left turn lanes separated from opposing traffic with 2 -foot raised curb or double -double yellow solid stripe traffic lanes 5 -foot wide on -street Class II bike lanes in the north bound direction only 4 Construction of a new combined 8 -foot minimum concrete sidewalk (with new access ramps and new driveway aprons) and Class III off-street bike way in the south bound direction only. o Three traffic lanes in each direction with the southbound traffic lanes remaining unchanged and the north bound traffic lanes being restriped as follows: an 11 -foot outside traffic lane, 10 -foot center traffic lane and 11 -foot inside traffic lane next to the 12 -foot landscaped median • New concrete sidewalks, access ramps and driveway aprons will be provided with sidewalks widths remaining per their existing condition or be widened by a foot along the undeveloped Monarch Village street frontage. • The proposed elongated street tree planters that have a maximum length of ten feet and a varying width from 2 feet to 3 feet are proposed along both sides of the street section. From San Juan Street to Bryan Avenue: This section of Red Hill is the same that was identified in Alternative No. 1 and No. 2. The proposed street improvements in this section can be described as follows: o A 10 -foot wide raised landscape median with 10 -foot left turn lanes separated from opposing traffic with double yellow solid stripe traffic lanes 5 -foot wide on -street Class II bike lanes in both directions Three lanes of traffic in each direction with an 11 -foot outside traffic lane, 10 -foot center traffic lane and 11 -foot inside traffic lane next to the 10 -foot landscaped median Construction of new 4 -foot wide concrete sidewalk (with new access ramps and new driveway aprons) separated from the street curb by a 3.5 -foot wide continuous Page 15 of 17 landscape planter running the entire length of the street section and on both sides of the street. In this Concept the existing overhead utility services and power poles will remain in their current condition. Negotiations with Southern California Edison to place additional street trees under their existing overhead lines will be necessary to plant additional street streets or replace existing trees that are in a poor condition. This Concept requires no street widening or the acquisition of additional right of way or public access easements. Concept No. 2 - From El Camino Real to San Juan Street: The improvements to this section of Red Hill can be described as follows: Reduction of the 14 -foot striped median to a 10 -foot raised landscaped median with 10 -foot left turn lanes separated from opposing traffic with double yellow solid stripe traffic lanes 5 -foot wide on -street Class H bike lanes in both directions • Three traffic lanes in each direction with an 11 -foot outside traffic lane, 10 -foot center traffic lane and 11 -foot inside traffic lane next to the 10 -foot landscaped median Construction of new concrete sidewalks (with new access ramps and new driveway aprons) at a reduced minimum width of 4 feet and the addition of a 31/2 -foot wide continuous landscape planter running the entire length of the street section and on both sides of the street separating the sidewalk from the street curb. From San Juan Street to Bryan Avenue: This section of Red Hill is the same that was identified in Alternative No. 1 and No. 2 and in Concept No. I. The proposed street improvements in this section can be described as follows: * A 10 -foot wide raised landscape median with 10 -foot left turn lanes separated from opposing traffic with double yellow solid stripe traffic lanes 5 -foot wide on -street Class II bike lanes in both directions * Three lanes of traffic in each direction with an 11 -foot outside traffic lane, 10 -foot center traffic lane and 11 -foot inside traffic lane next to the 10 -foot landscaped median n Construction of new 4 -foot wide concrete sidewalk (with new access ramps and new driveway aprons) separated from the street curb by a 3.5 -foot wide continuous landscape planter running the entire length of the street section and on both sides of the street. In this concept the existing overhead utility services and power poles will remain in their current condition. Negotiations with Southern California Edison to place additional street trees under their existing overhead lines will be necessary to plant additional street streets or replace existing trees that are in a poor condition. This Concept requires no street widening or the acquisition of additional right of way or public access easements Page 16 of 17 ESTIMATED CONSTRUCTION COSTS FOR THE PREFERRED CONCEPTS Detailed preliminary construction cost estimates are included in Appendix 4 for the two Preferred Concepts. The estimated construction cost for Concept No. 1 is $1,000,000 in 2012 dollars. The estimated construction cost for Concept No. 2 is $915,000 in 2012 dollars. Cost assumptions include: • Removal and reconstruction of all sidewalks and access ramps. Removal of all existing landscaping except for street trees under the overhead power lines. a Off-site private driveway improvements are limited to five feet beyond the street right of way, and only includes the removal and construction of concrete driveway. A five percent (5%) mobilization cost factor is included in the cost estimate. A of twenty percent (20%) contingency cost factor has been included in the estimated costs. n The cost to furnish and install the Gateway Signage in not included in these preliminary construction cost estimates. Please note that the cost analysis does not include soft costs for landscape planning efforts, preliminary and final designs, technical studies and any permitting costs. CITY R E"COMMEND -�n CONCEPT Based upon further review of the two "Preferred Concepts" the City has selected Concept No. 2 as their "Recommended Concept" to be advanced for this section of Red Hill Avenue from El Camino Real to Bryan Avenue. This recommendation is based on the following features being provided: 0 Provisions for a continuous 5 -foot wide on -street bike lanes Construction of new concrete street sidewalks, access ramps and driveway aprons Establishment of new street landscape planters with street trees Creation of a landscaped median with median trees The creation of the new concrete sidewalks and driveway apron and provisions to provide new on -street bike lanes will be accomplished to provide "Safe Route to School" improvements along this section of Red Hill Avenue. Page 17 of 17 Red Hill Avenue Streetscape and Median Feasibility Study El Camino Real to Bryan Avenue CIP #70209 Appendix 1 Existing Condition and Alternative Exhibits Alternative No. 1 Alternative No. 2 Alternative No. 3 Alternative No. 4 qqrmmwllop-w-wW-W W -w W -W w mw -w www Iff-W WORW qpmwr wfVFW WOR" W%p' WIRb upw mwm�wWr s �cl �1 Ln +2 gsJl� 4dLR�FQ�/F ROFEIRE111aE 0140 A V" - ,, a -- -NEW_. w :*FIR REFERENCE IIif rll�' I r CONCEPTUAL FEASIBILITY STUDY EXISTING RED HILL AVENUE STREETSCAPE 3 MEDIAN STUDY ' TA 1 T """ 11 •' 01 L 91" iW C"dL d•It: f � CVu I C;1lI'� ; -vp�! wpw VFW W'RWWEWIRW MEW 'mw WWW W WOMW qmmr Wl www � 4� 1,'�.A� ' a, k 91sit- OWN f 4 �IQ jI\s el +� #„ OJ_ I A Zi i s r CD 71 Q 'e99a � I 7 � 4'�$ 9� '_y�' n •rY r �♦" 1' I +., Fo-=a. a E a io 1 _ .1 j ��I � �� •Y'L�,p ;,. n I n r :I A w� �I -.� � .�I • f � L; Imo+ 1 aR ', I nl ' 1..��v� - `+W. s• m$ r' IF F a I Y ' r � Incrosn�uittnnmt-d,a��- r - I .'7 I � � '�� " � � �. fir.=�►�, _ • P f, RFF[POINCF ulf r FI f 1Y� E is sit ss5555 (fI �i age agaai 3 :a LFI •i5 � il�jd I �>!.� �� d� I ifs Z a CONCFPTUAL. 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Z— 1 A i Red Hill Avenue Streetscape and Median Feasibility Study El uamino Real to Bryan Avenue CiP #70209 Appendix 3 Preferred Concepts Concept No. I Concept No. 2 if It z A� iI so Z F— la I� 91� I gig r I J- k/. .� Q � olCa11V1eCAY1 MOHarr. a pp 4 r 1 + l¢ qw-w wmw ww wow"i www OF% um wgpg ♦r 4% �ir s Lia+�s na,+I�klt�i� Bey+ ..,xa > AWL � e I qP0 v" CONCEPT NO. 1 RED HILL AVENUE STREETSCAPE 8 WMVEMENT FEASIBILITY STUDY CITY OF TUSTIN CIP NO. 70202 Je .. f.a +ai1..•..\w ngeC . n d n � •S�� eI I — / r. AWL � e I qP0 v" CONCEPT NO. 1 RED HILL AVENUE STREETSCAPE 8 WMVEMENT FEASIBILITY STUDY CITY OF TUSTIN CIP NO. 70202 Je .. f.a +ai1..•..\w ngeC . n 14 .. tun w onr r-wi G d n � •S�� — / Z 3I� �z iN4 dd'ts: + B7 771 .Z$`LI I ��si�� I �•„ � @,.. s15� -.� ��55�n'}}pyyvyv•I I SS11. FI•C N•2 a r a Fyl, 1 1�•a.•• •, Ya 14 .. tun w onr r-wi G s ;+a if. x^ jR — .•...t. 1 .a 44-1=4 , FF a , rl I I �•', I I I t' w l� r! i 10 Z • Na >. 2r » a Idt! 4 u o ^ I t J0^v �' �Rl� E�$ p 8g t �t • t� 11 �I•� +,�- I i f r U •, 11� a � i• Iv, ��•' f "9 I n � i' �; •ill I;t O i � 1� I � 4� l: � , t el I — A r i� CONCEPT NO. 2 RECOMMFNDFD CONCI'PT RED HILL AVENUE STREETSCAPE S MEDIAN T�4I T IMPROVEMENT FEASIBILITY STUDYSTUDY CITY OF TUSTIN CIP NO. M09 SI, ar a.r} ifMn Ir 1•I ••.•• aaa..-y.,'. rr'. wtr r. r•.rw .i, ,w.., is.. .... OI -1 II• b.. Ila - ... 1-1 �� tl F Fr7 rql rIE t IN E .1 r e I • ! �I i I� . � 5�q? I i k � : t'. .�� P '4 � L � ~ 1 A ^fi ~tea• I 11 �`p $ ? 1>� 1+ I - v CONCEPT NO. 2 RECOMMFNDFD CONCI'PT RED HILL AVENUE STREETSCAPE S MEDIAN T�4I T IMPROVEMENT FEASIBILITY STUDYSTUDY CITY OF TUSTIN CIP NO. M09 SI, ar a.r} ifMn Ir 1•I ••.•• aaa..-y.,'. rr'. wtr r. r•.rw .i, ,w.., is.. .... OI -1 II• b.. Ila - ... 1-1 Red H01 Avenue Streetscape and Median Feasibility Study El Camino Real to Bryan Avenue CIP #70209 Appendix 4 Construction Cost Estimates for Preferred Concepts ME0328 City of Tustin Red Hill Avenue Streetscape & Median Feasibility Study Preliminary Construction Cost Estimate (in 2012 dollars) Date: Ju y 29, 2012 Concept' Concept 2 - EI Camino to San Juan � � '-� Demolition $ 102,087.50 $ 84,987.50 Sidewalk Improvements $ 194,360.00 $ 178,530.00 Street Median Improvements $ 85,335.00 $ 52,315.00 San Juan to Bryan Demolition $ Sidewalk Improvements $ Street Median Improvements $ 125,400.00 $ 125,400.00 168,400.00 $ 168,400.00 111,325.00 $ 111,325.00 Subtotal - Demo & Const $ 786,907.50 $ 720,957.50 Mobilization 5% $ 39,345.38 $ 36,047.88 Contingency 200/6 $ 165,250.58 $ 151,401.08 Const Erosion Control BMPs $ 7,000,00 $ 7,000.00 Total: $ 998,503.45 $ 915,406.45 Reel Hill Avenue Streetscape and Median Feasibility Study El Camino Real to Bryan Avenue CEP #70209 Appendix 5 Existing Overhead Utility Services Investigation and Cost Estimate Prepared By; Utility Specialists City of Tustin Red Hill Avenue conversion/Relocation El Camino Real to Bryan Avenue Prepared for Tait & Associates By Utility Specialists May 7, 2012 Red Hill Avenue has an existing overhead SCE po;:e ne that consists of (1) 4 -wire 12Kv system (1) loca' street light distribution system, (4-6) communications attachments by ATT, Time Warner Cable and possibly Cox Commun'cat:ons or others under a standard pole sharing agreement. This pole line also ties.'n seveora: perpendicular overhead systems, (1) at San Juan Street, (1) at Bryan Avenue and (2) systems between Lance Drive and San Juan Street that serve existing residential communities. This pole line also provides service points to several residences (northwest) and/or apartment communities (southeast) along Red Hill. At the intersection of Red Hill and EI Camino Real these facilities are underground. They rise to an overhead position on Pole # 4366594E (Figure 1.1) approximately 260' northeast of the intersection. Figure 1.1 At the intersection of Red Hill and Bryan, this pole line joins an existing SCE 66Kv Transmiss;on pole line (Figure 1.2) that comes from Bryan and ;oins this pole line and continues to the northeast along Red Hill. Figure 1.2 This overhead pole line has (2) remote SCE switches attached (Figure 1.3) that will need to be place on above ground pad locations. There is also (1 manual switch at the corner of Red Hill and Bryan that will also need to be placed. Figure 1.3 At several locations there are SCE, ATT and CATV risers (Figure 1.4) that go underground to serve various developments and/or services to different facilities. Along with these, there are several transformers that are providing service voltage power that we will need to f,nd space for locating the pad mounted transformers so we can mainta'n service to a existing ,;ses. Figure 1.4 Constraints Relocations will need to take place at several locations in order to take advantage of some tariff applications. Specifically when dealing with services to the opposite side of the street to some residents. Communications facilities (ATT and CATV) will be converted to underground as well along this route in a similar manner. It is expected that all of these facilities go together in a joint trench. Space will need to be considered for any and all underground and pad mounted structures per the SCE underground initiative. SCE's Underground Initiative that has been in place for the last year or so requires all structure to be place above ground where possible. There are some exceptions where space is not adequate to provide for clearances and safety. The tie in with the SCE transmission overhead pole at Bryan may create a scheduling delay if any of the transmission facilities require relocation (this is not taken into consideration with respect to potential schedule or costs below). With the system feeding overhead services to adjacent residents, their will need to be some negotiations with the affected residents to discuss how to handle converting or relocating these facilities to keep service in place with the least amount of interruption or inconvenience to residents. This possible conversion/relocation is fairly standard and should easily be managed to a successful outcome with the utility agencies involved. . Potentia! Schedule i` est 7,-u•-a`6ion .P,-et:ecessor 1 Submit to Dry Utilities (Street Improvement Plans at 65% or better with conceptual conversion/relocation) 0 wks 2 SCE Prelim Design 12 wks 1 3 Review and approve SCE Prelim Design 2 wks 2 4 SCE final design 6 wks 3 5 SCE final contracts 3 4 6 Applicant sign SCE Contracts and send Payment $ 5 Phone 7 Phone Design 3 a;;s 2 8 Execute Agreements 7 :ebie 9 Cable Design 8 : s 2 10 Developer execute Agreements 2 wks 9 Utility Contacts SCE Randy Williams — Planning Supervisor (949) 458-4674 randall.williams@sce.com AT77 Craig Akin (714) 666-5698 Cal8l8@att.com Time Warner Chris Donnelly (714) 903-8307 chris.donnelly@twcable.com I i Utility Specialists results through tewtnwork PRELIMINARY COST REPORT Red Hill Avenue May 7, 2012 The following is an opinion of probable gas, electric, telephone, and CAN costs. Utility Specialists' opinion of probable costs is made on the basis of our experience and qualifications and represents our best judgement based on direction, pans, and Information provided by the client Utility Specialists, cannot and does not guarantee that proposals, bids or the construction costs will not vary from the opinions that we have prepared. This Information is proprietary and not for distribution without the written consent of Utility Specialists. NON- REFUNDABLE REFUNDABLE OPTION COST ELECTRIC OPTION OPINIONS COST OPINIONS A. ELECTRIC DISTRIBUTION SYSTEM (UTILITY CHARGES) 1. Electric Deposit $0 $0 2. Tax on Value of Trench & Conduit $0 $0 3. Tax on Value of Substructures $0 $0 4. Electric Line Relocations & Removals $0 $0 5. Electric Conversion $565,690 $565,690 6. Right -of -Way Fees $0 $0 7. Street Lights (SCE) $0 $0 8. Excess Electric Service Cable/Service Delivery Point $0 $0 B. GAS DISTRIBUTION SYSTEM (UTILITY CHARGES) 1. Gas Deposit $0 $0 2. Gas/Fuel Line Relocations $0 $0 C. TELEPHONE DISTRIBUTION SYSTEM (UTILITY CHARGES) 1. Telephone Deposit $0 $0 2. Tax on Value of Customer Work $0 $0 3. Telephone Relocations $41,440 $41,440 4. Telephone Conversion $224,410 $224,410 5. Seconds M.P.O.E. $0 $0 D. CATV DISTRIBUTION SYSTEM (UTILITY CHARGES) 1. CAN Deposit $0 $0 2. CAN Relocations $2,010 $2,010 3. CAN Conversions $51,520 $51,520 E. CONTRACTOR INSTALLATION COSTS 1. Trench, Backfill, Conduit & Substructure Installation -Mains $0 $0 -Services $0 $0 -Conversions $1,055,350 $1,055,350 2. Street Lights & Installation Cost $0 $0 3. Dry Utility Consulting Fees $0 $0 F. ESTIMATED REIMBURSEMENTS 1. Electric Facilities (given as a refund based on allowance) $0 2. Gas Trench (given as refund based on allowance) $0 3. Telephone Trench, Conduit & Substructures $0 4. CATV Facilities $0 G. ESTI'�ATED REFUNDS 1. Electric Deposit (refundable option only) $0 2. Gas Deposit (refundable option only) $0 3. Telephone D2g22lt $0 H. TOTALS $1,940,420 $1,940,420 I. NET COST -Tota Cost Minus Refunds & Reimbursements $1,940,420 $1,940,420 1 1 147 1 '.. , • R3 2R'73C;()% ��`�� C1 , .R3' * �.`��. qr.�R4PD ♦� ` it .�.t9. •;'�.'� lil `1bah��♦♦♦♦ MF CGS♦'' ♦•� �� 14 �'?F R3 II ,I�� R3 ,.�°� � �� OA. 4��/P Y ,. h ' ♦,''-�, •'� -4%,, �4 t A �I) I'' ' ' , . 4.)� ' `\,`blot, " • A- fir. . •kP� *�� . S• ..♦♦�� . ♦ I,III; t IIIA) P&I � � ��.,.. IA 16. `1P 4',--, • • 4 �. "{ 4000 ♦• ♦♦ ♦,♦, ♦♦,♦�,v ♦♦♦♦ gill ��a I(I III Iliii, ♦ ♦ �. �� <RA ► R3 444", v ,♦�al- R1 ♦ *,,1�M► ♦♦♦♦:,�R2p I .� III' II Il,tr � ', '�� • 4r PC ♦4/01' 10til 1 ♦: I I f ♦ ♦•♦ �j. v 1/4.. 0 '� *I�I ��►;♦♦�% R� L 41�1 VIII) R2 '�� .c4i+�i�g��i .,'` tp{BQ�� ¢ III (I' III 1500 , �.., •„, ,i■ W R3 0 %4 •''' rirl 11 I ii',1111ll III),. ---. A �iiii 1750 44II b�) .5 c' a �� ♦�, ■ /y ' (I�IIIIIIR3� t >;tio' ,� Ply ,'��e ��,. ..M'PC�`� IQ I' ttr R 00 1500 �F�• , :�++1 .� ; � :` RE �� RPD$,..V. A • ,6�IIIIf �� ff R4 ,. 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