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Home My WebLink About02 TENT PM 2004-256 12-06-04 AGENDA REPORT Agenda Item 2 Reviewed: M'J City Manager Finance Director ~ MEETING DATE: DECEMBER 6, 2004 FROM: WilLIAM A. HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT TO: SUBJECT: TENTATIVE PARCEL MAP 2004-256 SUMMARY Tentative Parcel Map 2004-256 is a request to merge two parcels to create one 0.68 acre parcel at the southwesterly corner of Newport Avenue and EI Camino Real for the development of a 7,400 square foot retail building. On November 22, 2004, the Planning Commission recommended that the City Council approve Tentative Parcel Map 2004-256 and approved Design Review 04-023 and Conditional Use Permit 04-028. (Owners: Makena Great American and City of Tustin Redevelopment Agency; Applicant: Makena Great American.) RECOMMENDATION: That the City Council adopt Resolution No. 04-97 approving Tentative Parcel Map 2004- 256 to merge two parcels to create a 0.68 acre parcel. FISCAL IMPACT: Tentative Parcel Map 2004-256 is an applicant-initiated project. The applicant has paid applicable fees for the processing of this project. ENVIRONMENTAL: This parcel map is categorically exempt (class 15) pursuant to section 15315 of the California Environmental Quality Act. BACKGROUND: The site is located within the "Central Commercial, Parking Overlay" zoning district, Old Town Commercial General Plan land Use designation, and the Town Center Redevelopment Project Area. (Attachment A - location Map). Tentative Parcel Map 2004-256 December 6, 2004 Page 2 The application for the Tentative Parcel Map requires approval by the City Council; the conditional use permit and design review for outdoor seating and architecture and site design require approval by the Planning Commission. On November 22, 2004, the Planning Commission held a public hearing and adopted Resolution No. 3938 recommending approval of Tentative Parcel Map 2004-256 to the City Council and adopted Resolution No. 3939 approving Conditional Use Permit 04-028 and Design Review 04-023 for site/building design of the proposed retail building and outdoor seating as submitted (Attachment C - Planning Commission Report dated November 22, 2004, and Resolution Nos. 3938 and 3939). DISCUSSION: The project site contains two parcels: a 19,694 square foot parcel located at 770 EI Camino Real and 14001 Newport Avenue at the southwest corner of EI Camino Real and Newport Avenue and a 10,039 square foot parcel along the 1-5 Freeway and Newport Avenue which was owned by Caltrans and has been purchased by the Tustin Redevelopment Agency for conveyance to the applicant (Attachment B - Submitted Plans). On September 27, 2004, the Planning Commission approved the General Conformity finding for disposition of the site, and on October 4, 2004, the City Council approved the sale of the property and the Tustin Redevelopment Agency approved Disposition and Development Agreement (DDA) 04-02 for development of the site with Makena Great American. Two dedication areas are identified on the map for the Newport Avenue widening which include a total of 2,143 square feet. ~~~ Scott Reekstin Senior Planner ~~L ~L E Izabeth A. Blnsack Community Development Director Attachments: A- B- C- D- Location Map Submitted Map Planning Commission Report dated November 22, 2004 City Council Resolution No. 04-97 S:\Cdd\CCREPORnTPM 2004-256 (Makena).doc ATTACHMENT A LOCATION MAP '1 r 11 ,""",m" II ADDRESS 1f-11 Ii 1 fool ð( Holl NlLVporf- A~. ',;.1' . 770 el Cttmìl'lO ~I r~. . j ,. ATTACHMENT B SUBMITTED MAP .",-m',..'", ~,,-..,',..,- ""'~""".""" 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I~ ~~~ ¡ 'I¡'¡;" :1 "', ~ "., ATTACHMENT C PLANNING COMMISSION REPORT DATED NOVEMBER 22, 2004 AND RESOLUTION NOS. 3938 AND 3939 ITEM #2 ~. -port to the Planning Commission DATE: NOVEMBER 22,2004 SUBJECT: APPLICANT: PROPERTY OWNERS: LOCATION: ZONING: TENTATIVE PARCEL MAP 2004-256, DESIGN REVIEW 04-023, AND CONDITIONAL USE PERMIT 04-028 MAKENA GREAT AMERICAN 1450 EL CAMINO REAL TUSTIN, CA 92780 MAKENA GREAT AMERICAN CITY OF TUSTIN REDEVELOPMENT AGENCY 14001 & 14011 NEWPORT AVENUE & 770 EL CAMINO REAL CENTRAL COMMERCIAL, PARKING OVERLAY DISTRICT (C-2, P) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15332, CLASS 32 (IN-FILL DEVELOPMENT PROJECTS) AND SECTION 15315, CLASS 15 (MINOR LAND DIVISIONS) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUEST: 1) 2) APPROVAL OF TENTATIVE PARCEL MAP 2004-256 TO MERGE TWO PARCELS TO CREATE A 0.68 ACRE PARCEL; APPROVAL OF DESIGN REVIEW 04-023 FOR SITE DEVELOPMENT, ARCHITECTURAL DESIGN, AND LANDSCAPE DESIGN OF THE PROPOSED 7,400 SQUARE FOOT RETAIL BUILDING; AND, 3) APPROVAL OF CONDITIONAL USE PERMIT 04-028 FOR OUTDOOR SEATING, RECOMMENDATION That the Planning Commission: 1. Adopt Resolution No. 3938 recommending that the City Council approve Tentative Parcel Map 2004-256; and 2. Adopt Resolution No. 3939 approving Design Review 04-023 for site development, architectural design, and landscape design of the proposed 7,400 Planning Commission Report TPM 2004-256, DR 04-023, CUP 04-028 November 222004 Page 2 square foot retail building; and Conditional Use Permit 04-028 for outdoor seating. BACKGROUND The applicant is requesting the approval of a subdivision, design review, and conditional use permit to merge two existing parcels and construct a new retail building with outdoor seating on one unified parcel. The site is located within the "Central Commercial, Parking Overlay" zoning district, Old Town Commercial General Plan Land Use designation, and the Town Center Redevelopment Project Area. The proposed use is consistent with the permitted uses in the C-2, P zoning district. The site is located in a redevelopment project area where the design of the retail building requires approval of the zoning administrator. However, since the tentative parcel map and proposed outdoor seating require approval by the Planning Commission, the Community Development Director has deferred consideration of the design review to the Planning Commission. Site and Surrounding Properties The 0.68 acre project site is located at 14001 and 14011 Newport Avenue and 770 EI Camino Real, which is bounded by EI Camino Real on the north, the 1-5 Freeway on the south,' Newport Avenue on the east, and motel property on the west (Attachment A - Location Map). The site consists of two parcels, one of which was a surplus parcel previously owned by Caltrans. A former service station and transmission shop are located on the second parcel and have been vacant since 2003. DISCUSSION Tentative Parcel Map The project site contains two parcels: a 19,694 square foot parcel located at 770 EI Camino Real and 14001 Newport Avenue at the southwest corner of EI Camino Real and Newport Avenue and a 10,039 square foot parcel along the 1-5 Freeway and Newport Avenue which was owned by Caltrans and has been purchased by the Tustin Redevelopment Agency for conveyance to the applicant. On September 27, 2004, the Planning Commission approved the General Conformity finding for disposition of the site, and on October 4, 2004, the City Council approved the sale of the property and the Tustin Redevelopment Agency approved Disposition and Development Agreement (DDA) 04-02 for development of the site with Makena Great American. Two dedication areas are identified on the map for the Newport Avenue widening which include a total of 2,143 square feet. Planning Commission Report TPM 2004-256, DR 04-023, CUP 04-028 November 22 2004 Page 3 Site Design The project site is a triangular shaped site with 220 linear feet of frontage on Newport Avenue and 143 feet of frontage on EI Camino Real. The building is proposed on the north westerly portion of the site with parking on the east with a zero foot setback from the adjacent motel property on the southwest and a twelve (12) foot setback from EI Camino Real on the north. Access to the site is provided from a two-way drive on Newport Avenue and a two-way drive on EI Camino Real. The drive apron on EI Camino Real is approximately ninety (90) feet from the centerline of the EI Camino ReallNewport Avenue intersection. Both driveways allow for right tum egress only from the site; therefore, motorists leaving the site would need to drive east on EI Camino Real or south on Newport Avenue. A covenant on the former Caltrans parcel limits access from the parcel to Newport Avenue; therefore, the Newport Avenue vehicular access is located to the north of the former Caltrans property. A fifteen (15) foot wide Caltrans easement area is to be located at the southwest comer of the property for freeway maintenance purposes. This easement only allows installation of parking and landscaping within the area, which is consistent with the submitted plans. ' A cesspool easement for the benefit of the adjacent motel property was granted in 1955 and has not been abandoned. The southwest comer of the proposed building is located over the cesspool easement area. Condition 2.23 of Resolution No. 3939 requires that this easement be abandoned and the cesspool be inspected and cleared prior to issuance of any permit for this project. A trash enclosure is proposed at the southwesterly corner of the building. Condition 2.25 requires approval of the City's trash hauler for this location prior to issuance of a grading permit. AccesslTraffic Analysis A traffic analysis for the site was prepared by Kimley-Hom and Associates and reviewed by the City Traffic Engineer. The study noted that the proposed project is projected to generate 1,996 trips to the surrounding street system on a daily basis, with 172 trips in the morning peak hour and 153 trips in the evening peak hour. The analysis concluded that: D All study area signalized intersections currently operate at an acceptable level of service. D At the Newport Avenue and 1-5 northbound ramp the delay experienced by southbound right turners during periods when the ramp meter is active is accounted for in the analysis, and the study determines that the level of service at this intersection is considered to be satisfactory. D With the addition of ambient growth traffic, the study area signalized intersections continue to operate at acceptable levels of service. Planning Commission Report TPM 2004-256, DR 04-023, CUP 04-028 November 22 2004 Page 4 0 The addition of project traffic to background traffic causes no impact during the AM and PM peak periods to the signalized study intersections. 0 The vacant gas station and auto repair business are estimated to have generated about half the traffic expected to be generated by this project. The traffic analysis also considered re-implementing the northbound U turn at Newport Avenue and EI Camino Real and a cost estimate for installation of the improvements. Due to the recently installed protected left-turn phasing and the projected tuming volume, staff is not supportive of this proposal. Thus, the no U-turn condition will remain at this time. As proposed on the site plan, the EI Camino Real driveway would enable motorists to make unsafe incoming and outgoing left-tum movements. Condition 8.21 of Resolution No. 3939 is included to prevent these left-turn movements by requiring that the driveway design be modified with a median, subject to final approval by the Community Development and Public Works Departments. Staff will work with the applicant to ensure that the number of on-site parking spaces is not reduced, but there may be minor modifications to the outdoor seating area. Parking At a ratio of one (1) space per 200 square feet, the 7,400 square foot building requires thirty-seven (37) parking spaces which are proposed on the eastern portion of the site. Of the thirty-seven (37) parking spaces, twenty-nine (29) are stanc:lard size stalls and eight (8) are compact size stalls. The compact stalls are at the southem portion of the site and may be used for employee parking. Architecture The proposed retail building is a single story structure twenty (20) feet in height with a twenty-four (24) foot pyramid shaped tower at the comer finished with patina finish copper roofing. The building is designed with a natural smooth trowel-finished stucco, clear glass and black anodized storefront, stone com ice, smooth finish granite medallions, and a nine (9) foot high brick face accent at ground level. The store fronts are accented with copper color metal awnings and decorative lighting (Attachment C - Submitted Plans). Given the site constraints the proposed building mass and scale is designed to make the best use of the site and the proposed materials and colors would result in ,a quality project that is compatible with the EI Camino Real streetscape. Condition 3.1 is included to require that the quality of materials and colors are consistent with the submitted color/material board and elevation drawings. Landscaping The project site includes twenty-five (25) percent landscaping including a twelve (12) foot landscape setback along EI Camino Real, a fifteen (15) foot landscape setback along Newport Avenue, and a five (5) foot landscape setback along the 5 freeway. In addition, the site includes a ten (10) foot right-of-way area along Newport Avenue to be dedicated for future street-widening that will include ground cover until the City is ready for Planning Commission Report TPM 2004-256, DR 04-023, CUP 0+028 November 22 2004 Page 5 acGêptâhêe 'óf1he dådioatidrrand'ihe streetiwidening,'proje.œt';.{AttachmenU;;, - $u~rnjtted Plans). Ten (10) Washingtonian palm trees are proposed for the perimeter of the site along Në~ött"AVèn\¡je'â'tlldilt!'Qamincø¡li1I:eal."[rneiJ!Jdsting project on 1he\npFtbwest<GPmeD oHbe ir1teÍ'flðêtii!jn iríCltijdesseverâlþàln:rtreesat:the :øørner. T'ß .oompJement>theDWIi!!!Ililte;GQrner ofi'the siter:1:he; paJmtrees , arèr approp1iÍste,at,the,cømen, Four (4) T aQebu¡a,tr.e~.¡¡Ire pmþl!lsedãløng¡;the¡,&:1 ~n\Jno lReall$treetsEapSi Thirteen,{1'ß)tqueem,paJIs afil"prtlPO$!i!d . thtôûgrnøot'theiiipiÎfk4ngi :~ot;'a1ld :il1le 'þewpolÍ' 'AvenueitienVSlileEl'~, e~haro~i.Jhe co nt!mp om ry i8 teh iteêtu1!S ¡of' th e build ing¡ CGRdlt4orí'4.2i!f:ihöluded:tOrêCtJife4nstàllationof ilandscapeareas,inacoordançe with t~e sùl:imlttedplansäfiltil ol'1goJng maintenatîêeand .replacementot.the;landsGapedareasas. neaes§sry. ' Lighting Decorative building-mounted lighting is proposed above the storefront and for signärëas. The þãr1<ing areails'proþosèdtØr¡nolì.Jde:four(4)'wed!1le,desjgn pole.ligtlts F)inetee'l{~~) féefift height'mõur'\tédøñ~a three (B)'føot highiconcl'8tebàseiBasecf (mthe'Submitt!ild phðtornétricpläÎi, â;mií1imurrfilightil1lg .Ievêl' 'Of.¡OlJlé>~1,) foot cande\a&,requiJ:~by Tustin SiGuíitÿ . 'Oräiì'íät1bet Will dDe'!; maintäinéd,;andno Aight :spillàge. ,tø', acfjaceQt re¡¡¡~J;\ijal properties is expected. Condition 2.2 is included to enstJri:!;tIï_f,ttlefinallightin,g Gte,t;¡igni¡;¡ in accordance with the minimum'requirements of the Tustin Security Ordinance and fully côfita inedòrt.¡¡mêWitt:1 i'iQiSP iIIag e òr,visibil itÿfrom . rèsiGientia I properties. Oì.Jtdöor$eating An outdoor seating area consisting of a maximumlilf six¡(6)tables,iðnd. eigþteen (18) chairs is proposed adjacent to the proposed building along EI Camino Real. The outdoor seating areawöU1è1cól1ìþlemeñttheadditionâl pedestriar'l activity,desiredin the Gld Town area and would not have a negstiVeimpàctoh' sutrounding ..properties'in that. the area would be partially screened and outdoor live entertainment, amplified noise, coin operated gåmesarídVehdJIÌ~;andalcohölic beverages would be prohibited.; The design of the ot..îtâoor furnitUre .is requited to be durable and attractive and is 'Subject. to approvalþy the Comrnunity Dévêlöþrnent-Department EnvJtonmentallSsUéS The project site was previously occupied by a service station and an auto repair business. IntVIaróh 1995, three (3)undergroLJnd storage tanks were removed from the"site and replaced with new önes'lnApri11999. Prior to installatiønof the new storage tanks, 407 tons of petroleum hydrocarbon impacted soil were excavated and removed from the site asän intéi'iiTI cOrrective 'àêtion. Planning Commission Report TPM 2004-256, DR 04-023, CUP 04-028 November 22 2004 Page 6 The site includes nine (9) groundwater monitoring wells and two (2) vapor extraction wells. Three (3) additional ground water monitoring wells are located in the Newport Avenue median that were installed for ground water monitoring of the site. A work plan for ongoing monitoring of soil and ground water contamination was approved by the Orange County Health Care Agency in October 2003. It is anticipated that a remediation of two to three years will be necessary until the site is fully clean. The applicant has indicated that any remaining contaminated soil will be removed during demolition and remedial grading for the project and, upon approval of the site plan including placement of building and landscape areas, installation of a vapor extraction system will be requested. Tustin City Code Section 9299 requires approval of a conditional use permit by the zoning administrator for soil or water remediation activities, which will be processed under a separate permit. Please refer to Attachment E submitted by the applicant on September 20, 2004, that lists the environmental documents on file for the project and anticipated activities upon approval ofthe site plan. ANALYSIS In determining whether to approve the project, the Planning Commission would need to determine that the location, size, architectural features, and general appearance of the project is compatible with the surrounding buildings and will not impair the orderly and harmonious development of the area. A decision to approve this request may be supported by the following findings: a. The proposed project is consistent with the types of uses encouraged by the General Plan Old Town Commercial Land Use Designation, which provides for retail and service oriented uses. In addition, the floor area ratio of the project is 0.25:1 which is less than the standard density of 0.5:1 allowed in the Old Town Commercial land use designation. b. The proposed project complies with the development standards of the Central Commercial Parking Overlay (C-2,P) zoning district. c. As conditioned, the project will enhance the area in that a vacant transmission shop and service station will be removed to accommodate the construction of a retail building that provides convenient services to the community, and the landscaping and architectural design of the. building with use of brick veneer accent and stone cornice will be compatible with the envisioned Old Town developments. d. The proposed outdoor seating along EL Camino Real is appropriate and complements the additional pedestrian activity desired in the Old Town area. e. Based on the submitted Traffic analysis (dated November 1, 2004 and revised November 8, 2004) and as reviewed by the City's Traffic Engineer, the project, compared to the previous development, will not result in a significant increase in traffic in the area and surrounding major intersections. Further, the site Planning Commission Report TPM 2004-256, DR 04-023, CUP 04-028 November 22 2004 Page 7 configuration provides for adequate on-site circulation for vehicles and delivery/service vehicles with a condition of approval that limits delivery trucks to the hours between 7:00 p.m. and 7:00 a.m. f. Sufficient on-site parking would be provided in that thirty-seven (37) parking spaces are required and would be provided. g. Consistent with the Guidelines for Outdoor Seating, the outdoor seating is not in close proximity to residential uses. The outdoor seating area would not be used for serving alcoholic beverages, and no live entertainment will be provided. h. The proposed outdoor seating use will not have a negative effect upon the aesthetics of the area in that the proposed area will be screened with a 36-inch low wall and adequate landscaping including four (4) 24-inch box Tabebuia trees. The typical operational hours of 5:00 a.m. to 12:00 a.m. for the proposed coffee house, and associated outdoor seating, are appropriate given the primarily commercial nature of the area and proximity to a freeway and major arterial roadway. ~~ Minoo Ashabi Associate Planner ~~~ Scott Reekstin Senior Planner Attachments: A. B. C. D. E. F. G. Location Map Land Use Application Fact Sheet Submitted Plans Submitted Traffic Analysis Dated 11/01/04, revised 11/08/04 Submitted Summary of Environmental Documents Resolution No. 3938 Resolution No. 3939 S:\CddIPCREPORT\OR O4-OZ3-M8Iœna.doc ATTACHMENT A LOCATION MAP PROJECT NO. ADDRESS I fool ð( 1400 NlWporf-I1~. 770 el CPYIìYlO ~I ATTACHMENT B LAND USE APPLICATION FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): TPM 2004-256 DR 04-023 CUP 04-028 2, LOCATION: sm Corner of Newoort Avenue and EI Camino Real 3, 3. ADDRESS: 14001 14011 NewDort Avenue and 770 EI Camino Real 4, LOT: NIA TRACT: NIA 5. APN(S): 401-641-05 401-641-07 6. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: Previous aDDlications include CUP 65-196. CUP 68-252 UP 78-2 and UP 80-4. 7, SURROUNDING LAND USES: NORTH: Office buildina acrossEI Camino Real SOUTH: 1-5 Freeway WEST: Motel Auto Service Use EAST: Commercial businesses across NewDort Ave. 8. SURROUNDING ZONING DESIGNATION: NORTH: Planned Communitv Commercial across EI Camino Real SOUTH: NIA EAST: Central Commercial and Commercial General across NewDort Ave. WEST: Central Commercial with Parkina Overlay 9. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Old Town Commercial SOUTH: N/A EAST: CommunitY Commercial WEST: Old Town Commercial 10. SITE LAND USE: A. B. C. D. E. F. EXISTING: Service Station and Auto Service Use PROPOSED: Retail Center GENERAL PLAN: Old Town Commercial ZONING: Central Commercial with Parkina Overlay PROPOSED GP: Old Town Commercial PROPOSED ZONING: Central Commercial with Parkina Overlay DEVELOPMENT FACTS: 11. LOT AREA: 29,733 S.F. 0.68 ACRES 12. BUILDING LOT COVERAGE: 100% MAX. PERMITTED 27% PROPOSED 13. SITE LANDSCAPING: NIA REQUIRED 23% PROPOSED 14. OPEN SPACE: NIA REQUIRED NIA PROPOSED 15, PARKING: .:E- REQUIRED ..Æ.- PROPOSED 16, BUILDING HEIGHT: ~ MAX. PERMITTED .Æ... PROPOSED 17. BUILDING SETBACKS: REQUIRED PROPOSED FRONT: ....!L- -1L SIDE: ....!L- -L REAR: ....!L- -L 18. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES, EASEMENTS, ETC.) There are a cesspool easement and a Caltrans easement on the ~ Forms: LandUseApplicati onF actSheet ATTACHMENT C SUBMITTED PLANS ~ w t== z~ w ~f u ~~ ¡! ø< ~ II -< ~ 1== bY ~ i i {.I:lll ~ -$' Jj' j ¡iii ' Ii ~ ~ flit Ii , t!¡ ,. . 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I, II " ~I ! , ~ '[ -.-:;:-..;,- , I , I I , I , I , I :' 1.- ,: ' ------ - , I , I I ' , I --l-------i---- -e é è ~ Œ ~ ¡ ~ . .1 l~ i~ I , I , I , IL I ¡ ~ ' lt I ~ ~ i g ,. ~ ~ -, ~ ~ ~ ~ ~ ~ -e ----------- ~~_. . . t , [I] i -+ i , - - - - ~_.~ --------~._- , , I I ( i [][J II ==1 i Y i ~ I I -----fc-._~t------ : , , I I , ' ! ctJ ==~ I , ' ! C!J I I , - ~~~IL----: ,:' , i , I œ I -0 -0 -+ -+ -0 -@ è @ .~ ~ ,~ t 1 l ¡ ( , ( z ~ OJ 1/1 ~ 9 5 II ~ < :;¡ .. § II I 111 Z ~ ø z 9 5 III ATTACHMENT D SUBMITTED TRAFFIC ANAL YSIS DATED NOVEMBER 1, 2004 . Traffic Impact Analysis For the NewportlEI Camino Retail Center in the City Of Tustin Prepared for: Makena Great American Capital October 2004 i!:i Kim1ey-Horn and Associates, 1oe. 094331006 ~_n Kimlay-Hom ~ - U and Associates, Inc. RECEIVED Nav 0 1 2004 COMMUNnv DEVELOPMENT BY 11/08/2004 17:08 FAX raJ 002/004 ~_n (imlay-Horn ~_r~' and Associates, Inc. Minoo Ashabi Associate Planner City of Tustin 300 Centennial Way Tustin, CA 92780 . SIi!llI~ 2100 W. 0mpI00CI mnUt 0!Ing0,c.1ttmIa - Re: Makena Redevelopment Project at \4001 and 14011 Newport Avenue and 770 HI Camino Real Dear Minoo; We have been informed that the =ommcnded driveway width of 30 feet for the - project driveway on Newport A~ ClDDot bcaccommodated if we m to achieve the required on.site parking on; spaCCi. Tberefon:, we are modi/Ying our recommendation to 27 feet; a 15 foot in¡ress lane and 12 foot egress lane. This design should accommodate trucks turning into the site and maintain the number of on-site parking spaces. We have attached the revised recommendations in the report (pages t and 31) to be attached in the report dated October 27, 2004. If you havc any questions or comments, please contact me. Verytrutyyours, KlMLEY.HORN AND ASSOCTATES,lNC. 9-- ;:t2 Michael Lloyd Transportation Planner K:\0433 1006 NcwportEl Camino TIA\11~ I,...doc . ffi7149991113Q FI!J. 714 9!8 ~e "/08/200417:08 FAX IdJ 003/004 ~-n Klmley-liom ~_L' II1d Auoüs.Inc. 1. Introduction This report has been prepared to docuInent the potentia11Iaf'fic-related impaC!5 of the proposed development of a 7,40O-square-foot retailaud fast.food development on the southwest comer of Newport Avenue and Bl Camino Røal in the City of Tustin, CaIifomia. The scope of the anøJysi.s in this report is in aocordm= with direction provided by the City of Tustin Plannin¡ and Engineerin¡ Depanment slam. This report will satisfy the Traffic Impact requiremmlts of !be County of Orange Congestion Manapent Program (CMP). BcclWlle driveway volumes an: the prîÍnary interest in this report, no pass-by trip reduction bas been applied. Actual nffic level increases at intersections outside the stud.y area should be on the order of 30% less than rcporœd in this study, when compared to projections that would include pus-by reductions. The snaiyscs in this report also UIIe the current land use (vacant) as a baseline. Ho-, the site was previously used as a gas station (and otbel' commerce existeè next to it prior to the 1"5 freeway widening); thus, wium compared to the prior land uses at tbiB site, tbis project will generate very little, if any, additional traffic. Therefore, it is our opinion that this project will have no re¡iona11raffic impacts. Thus, the foçus of this stUdy is to provide safe and efficient access between the project and the adjacent arteria1-and ft'eeway transportation system. 2. Project Description The project site is located on the southwest corner of Newport Avenue and EI Camino Real in the City of Tustin, Califomia. A vicinity map is provided as FIgure 1, and a site plan is provided as Figure 2. The project site will contain 5,000 sqUUC feet ofretai1 space; a I,OOO~qwn-foot sandwich shop; and a 1,400-square-foot coffee shop. The project site will be accC5S1o1e through a right-in, right-out driveway on EI Camino Real and a right-in, right~ driveway approach on Newport Avenue. Newport Avenue bas a median in the vicinity of the proposed driveway; therefore, the driveway will function as a right.in, right-out drive. £1 Camino Real is not divided by a modisn; therefore, the driveway will have to be designed to ensure right-in, right-out access. This can be achieved with a "pork-chop" channelization in the drivew&y at El Camino Real, together with "No Left Turn" signage. In order to accommodate vehicles tUrning in and out, the driveway should be 30 feet in width. The applicant has indicated that this driveway width will be accommodated on a revised site plan to be submitled.. The Newport Avenue driveway can likewise be widened to 27 feet to ease in¡resslegress (although no raised median need be installed in this driveway since a raised median in the S1reet IÙready enforces right-in, right-out access). 3. Existing Conditions 3.1. Regional Access Regional acceSS to the project site is provided via the Interstate 5 (the Santa Ana Freeway). The 5 Freeway is an interstate freeway that extends throughout Orange and Los Angeles Counties. Direct access to and from 1-5 north is provided via an interchange at Newport Avenue, located NewporllEI Camino Relail Sire Traffic Impact Analysis 1110&/04 Pagel 11/08/200417:08 FAX ~ 004/004 ~=n ::-=~, m C It is recommended 1hat the project :re-implement the northbolUld uU" turn movement at Newport Avenue/El Camino Real. This will Tequire a 1raffic signal modification plan to be prepared and approved by the City, and a construction contract to be issued to implement the modification. The estimated cost is 525,000. Since this recommendation is not acc:epted by City staff, traffic conditions were forecast with and without this "U" tUrn rnav1IJIIent. Traffic conditions wenl found to be acceptable with or without the "U" turn when measured with lCU, HCM, and SimTraffic methodologies. Therefore, the decision to allow or disallow this movement can be based on other factors. c 'I1w right-in, right-out driveway DO Newport Avenue is found to meet the stopping sight distance standard but Dot the more cooservative gap acceptance sight distance støndani. However, providing adequate stoppJng sight diatance between the Newport Avenue driveway and the nearest upstream intersection (El Camino ReaJlNewport Avenue) is aufficient to provide safe access. To case ingress and egress, the 8ite plll11 is being updated to provide 27 fect ofwidtb for this driveway. c The right-in, right-out driveway on EI Camino R.eal is foun4 to meet both stopping and gap acceptance sight distance sÞmdards. To enforce riaht-in, right-out aCOCBlò, it is recommended that a iaised concrete median be installed in the driveway that discourages access to and from westbound B1 Camino R.eal; and that no-left-tum sipgòe installed. The site plan is being updated to show this driveway as 30 feet wide in order to accommodate the movements in and out of the driveway with themcdian in place. 0 A parking supply of 35 spaces is required by City Code and is provided on the Site Plan. Newporr/El Camino Reiail SUe Traffic fmpact Anafysi.!! 11/08/04 Page 31 ~-n Kimley-Hom ~_U and Associates, Inc 2100 W, Orangewood Ave.. #140 Orange, CalifomiJ 92868 TEL 7149391030 FAX 7149389488 Transmittal Date: 11/112004 Job Number: 094331006 Project Name: Makena Redevelopment at Newport Avenue To: MIDoo Ashabi Associate Planner City of Tustin Community Development Department We are sending these by 0 U.S. Man 0 Other: 0 FedEx )&i Hand Deliver We are sending you ~AtW;hed 0 Shop Drawings 0 Under separate cover via the following items: 0 PrintsIPlans 0 Samples 0 Specifications 0 Change Orders 0 Other: Copies Date No. Description 4 1111 Makena NewportlEl Camino TIA These are transmitted as checked below: 0 For your use 0 Approved as suhmitted 0 Resubmit 0 Copies for approval 0 AB requested 0 Approved as noted 0 Submit 0 Copies for distribution ~For review and comment 0 Returned for corrections 0 Return 0 Corrected prints Remarks: (Enter text here; you may enter as much as you want, If it becomes more than two pages it will automatically create yoU/' header for you and number your page.) Copy to: Signed Ci--. /~ Page 1 NewportlEl Camino Retail Center IN THE CITY OF TUSTIN Preparedfor: Makena Great American Capital 1450 EI Camino Real, 2nd Floor Tustin, CA 92780 Prepared by: KIMLEY-HORN AND ASSOCIATES, INC. 2100 W Orangewood Avenue, Suite 140 Orange, CA 92868 (714) 939-1030 iÞ October 2004 TABLE OF CONTENTS 1. INTRODUCTION.................................................................,.............................................1 2. PROJECT DESCRIPTION ........................................,....................................................,.1 3. EXISTING CONDITIONS ................................................................................................1 3.1. REGIONAL ACCESS ............................................................................................................1 3.2. LOCAL ARTERIAL STREET SYSTEM ...................................................................................2 3.3. TRANSIT SERVICE............................................................. .................................................6 3.4. LEVEL OF SERVICE ............................................................................................................6 3.5. CONGESTION MANAGEMENT PROGRAM COMPLIANCE ..................................................... 8 3.6. CITY OF TUSTIN LEVEL OF SERVICE STANDARD............................................................. 10 3.7. TRAFFIC IMPACT CRITERIA..............................................................................................10 3.8. EXISTING INTERSECTION CONDITIONS .........................,..................................................10 4. FUTURE TRAFFIC CONDIDONS...............................................................................12 - 4.1. AMBIENT GROWTH ......................-............................................................................._.12 4.2. FUTURE BACKGROUND TRAFFIC CONDITIONS ................................................................12 s. PROJECT TRAFFIC .......................................................................................................14 5.1. PROJECT TRIP GENERATION ............................................................................................14 5.2. PROJECT TRIP DISTRIBUTION AND ASSIGNMENT ............................................................15 6. FUTURE TRAFFIC CONDIDONS WITH THE PROJECT .....................................22 6.1. PROJECT IMPACT COMPARISON ....................................................................................... 22 6.2. SIMTRAFFICMICROSIMULATION ANALYSIS ...................................................................26 7. SITE ACCESS...................................................................................................................28 8. PARKING REQUIREMENTS ........................................................................................ 29 9. CONCLUSIONS ...............................................................................................................30 TABLE OF CONTENTS (cont.) APPENDICES Appendix A: Traffic Counts Appendix B: Traffix Analysis Sheets Appendix C: SimTraffic Analysis Sheets Appendix D: AASHTO Sight Distance Standards LIST OF FIGURES Figure I: Vicinity Map .................................................................................................................... 3 Figure 2: Site Plan ...........................................................................................................................4 Figure 3: Existing Lane Configurations ..........................................................................................5 Figure 4: CMF Highway System Plan ............................................................................................. 9 Figure 5: Existing AM and PM Traffic Volumes.......................................................................... II Figure 6: Future (2006) Background Peak-Hour Traffic Volumes ...............................................13 Figure 7A: Project Trip Distribution ("U" Turn Prohibited at ECR)............................................17 Figure 7B: Project Trip Distribution ("U" Turn Allowed at ECR)...............................................18 Figure 8A: Project AMJPM Peak HoUJ:!y Traffic Volumes ("U" Turn Prohibited at E(;R) ......... 19 Figure 8B: Project AMJPM Peak Hourly Traffic Volumes ("U" Turn Allowed at ECR) ............20 Figure 9A: Future (2006) Plus Project Peak Hourly Traffic Volumes ("U" Turn Prohibited at ECR) .......................................................................................................................................23 Figure 9B: Future (2006) Plus Project Peak Hourly Traffic Volumes ("U" Turn Allowed at ECR) ................................................................................................................................................24 LIST OF TABLES Table I: Level of Service Descriptions ........................................................................................... 6 Table 2: Assignment of Measures of Effectiveness to Level of Service......................................... 7 Table 3: Existing Conditions .........................................................................................................10 Table 4: Future (2006) Conditions without Project.......................................................................14 Table 5: Trip Generation Rates and Project Trip Generation .......................................................15 Table 6: Future (2006) Conditions With Project ("U" turn prohibited at HCR) ..................."..... 25 Table 7: Future (2006) Conditions With Project ("U" turn allowed at HCR) ..............................25 Table 8A: SimTraffic Results for Future With Project ("U" turn prohibited at HCR) ................27 Table 8B: SimTraffic Results for Future With Project ("U" turn allowed at HCR) ....................27 Table 9: City of Tustin Parking Requirements..............................................................................29 Table 10: Required Parking...........................................................................................................30 IIII""'l-n Kìmley.Horn IIiIo...I_U and Associates, Inc, 1. Introduction This report has been prepared to document the potential traffic-related impacts of the proposed development of a 7,400-square-foot retail and fast-food development on the southwest comer of Newport Avenue and EJ Camino Real in the City of Tustin, California. The scope of the analysis in this report is in accordance with direction provided by the City of Tustin Planning and Engineering Department staffs. This report will satisfy the Traffic Impact requirements of the County of Orange Congestion Management Program (CMF). Because driveway volumes are the primary interest in this report, no pass-by trip reduction has been applied. Actual traffic level increases at intersections outside the study area should be on the order 000% less than reported in this study, when compared to projections that would include pass-by reductions. The analyses in this report also use the current land use (vacant) as a baseline. However, the site was previously used as a gas station (and other commerce existed next to it prior to the 1-5 freeway widening); thus, when compared to the prior land uses at this site, this project will generate vel)' little, if any, additional traffic. Therefore, it is our opinion that this project will have no regional traffic impacts. Thus, the focus of this study is to provide safe and effiGient access between the project and the a~cent arterial and freeway transportation system. 2. Project Description The project site is located on the southwest comer of Newport Avenue and El Camino Real in the City of Tustin, California. A vicinity map is provided as Figure 1, and a site plan is provided as Figure 2. The project site will contain 5,000 square feet of retail space; a 1,000-square-foot sandwich shop; and a 1,400-square-foot coffee shop. The project site will be accessible through a right-in, right-out driveway on EI Camino Real and a right-in, right-out driveway approach on Newport Avenue. Newport Avenue has a median in the vicinity of the proposed driveway; therefore, the driveway will function as a right-in, right-out drive. EI Camino Real is not divided by a median; therefore, the driveway will have to be designed to ensure right-in, right-out access. This can be achieved with a "pork-chop" channelization in the driveway at El Camino Real, together with "No Left Tum" signage. In order to accommodate vehicles turning in and out, the driveway should be 30 feet in width. The applicant has indicated that this driveway width will be accommodated on a revised site plan to be submitted. The Newport Avenue driveway can likewise be widened to 30 feet to ease ingress/egress (although no raised median need be installed in this driveway since a raised median in the street already enforces right-in, right-out access). 3, Existing Conditions 3.1. Regional Access Regiona] access to the project site is provided via the Interstate 5 (the Santa Ana Freeway). The 5 Freeway is an interstate freeway that extends throughout Orange and Los Angeles Counties. Direct access to and from 1-5 north is provided via an interchange at Newport A venue, located NewportlEI Camino Retail Site Traffic Impact Analv.>;, 10/29/04 Page 1 IIIII"'1-n Kirnley.Hom -...J-U and Associates, inc. adjacent to the site. Access to and from 1-5 south is available at Red Hill Avenue, approximately a half-mile to the south. Newport Avenue is oriented in the northeast-southwest direction, beginning in the City of Tustin at its southern tenninus near SH 55, and ending in Orange where it ends at Santiago Canyon Road. 3.2. Local Arterial Street System Direct access to the Newport/EI Camino Retail Center site is provided via Newport Avenue and EI Camino Real. A brief description of these local streets is provided in the following paragraphs. Newport Avenue is a north-south major arterial running northeast-southwest in the vicinity of the project. On the City of Tustin Circulation Element, Newport Avenue is a Modified Major Arterial southwest ofEl Camino Real and an Augmented Arterial to the northeast ofEI Camino Real. It is included in the Master Plan of Arterial Highways (MP AH) of Orange County. It is a four-lane divided thoroughfare with a posted speed limit of 35 miles per hour. On-street parking is not allowed in the project vicinity. El C;;:mino Real is a southeast-northwest seconaary arterial in the central portion of Tustin. It is included in the Master Plan of Arterial Highways (MF All) of Orange County. It is identified as a Local Collecter between Newport A venue and First Street, and as a Secondary Arterial in the remainder of Tustin. El Camino Real starts in Irvine south of Toll Road 261 and terminates at I" Street in Old Town Tustin. The posted speed limit is 35 miles per hour south of Newport Avenue and 25 miles per hour north of Newport Avenue. On-street parking is not allowed in the vicinity of the proposed project. This traffic study will include documentation of existing conditions, analyses of future traffic conditions and identification of project-related impacts at the following study intersections: D Newport A venue and EI Camino Real D Newport Avenue and 1-5 Northbound Ramp (unsignalized) D Newport Avenue and 1-5 Southbound RamplNisson Road Figure 3 summarizes the existing intersection lane configurations at the study intersections. NewportiEI Comino Retail Site Traffic Impact Allalv.,i.\' 10/29/04 Page 2 Eo-< U ~~ ot: ~rr:, ~ s: -' CJ f- ~ 0 ~ w Z \'I.f>.~1' ~'òolj~í> .. ~o\'l. \-" 1i ~ ~H II; NOT TO SCALE ~ ~ :r: ~ Ë " ~ EL CAMINO REAL 1-5 FREEWAY NISSON ROAD a. « .,....:::!: W~ C:z =>- GO iI:5 ¡ ~ ~ ~ ~ ~ 0 0 E 8 ¡¡¡ 0 ! 0 0 6 ~ ¡¿ i ó1 ~ 0 0 N 0 ~ '" MAKENA GREAT AMERICA TUSTIN NEW!'ORT RETA'L CEN1£R """O, NEWPORT AVENUE TVS.., CAUFORN'A ZONE' C-2P APN, LOT AREA' BUllD'NG AREA' LOT COVERAGE' LANDSCAPE, 401 - 0., - 05. 07 28. 810 S.F. 7. 400 S,F. 27. 00 . 24. 00' (0. 8.0 s,r,) PARK'NG , RETAIL 5. 000 S.F. / 2cø FOOD SERVICE 30 SEA1S / 30 - TOTAL SPACES REO'D 35 TOTAL SPACES PROVIDEO , 3S @) 0 '1- IØØ'-ø' 2S'-Ø' '&'.,' .. FIGURE -2"'~- - - - - - - - - - - - - - ~E_~O_~ - ~L_V~ SITE PLAN - -- Sep 01. ,2004 - 5.2gpm 0.\9<331oo0 Newpo,t Ð Comlno TI.\dwg\r;g",.,.dwg ßf SITE PLAN KEYNOTES @) æ:~':'..- @) ::'\'g¡,":~":\.~:"""" @) -,~- @) ._~- @) ~ft'=-'-- « 0 z " « u ~=~ Kimley-Hom ond ."odot.,. Inc. -, z iñ VJ 0 Z ::0 0 )0- 0 1.EQEtill - - EXISTING LANE CONFlGURATION FIGURE 3 EXISTING LANE CONFIGURATION Sop 01.2004 - ',29pm K'\94331006 Nowpon E1 Comlno TI'\d'9\f1",~',dw9 --- í U' -¡. ~ ~ tt. ð -¡J ~ -0 PROJECT SITE -, T 111 ." ::tJ m m ~ -< m r 0 )0- ;:: z 0 ::tJ m )0- r NEWPORT BLVD ~ å ~ @ ~.~ Klmley-Horn ond '..aciat.,. Inc, ~-n Kimlay-Hom 1IIo.J- U and Associates, lnG, 3.3. Transit Service Transit services are not immediately adjacent to the project site. OCT A Route 71 passes along the site, but the nearest northbound stop is a half-block to the north and the nearest southbound stop is at the next signalized intersection to the east (Orange Street). Six transit routes converge on Newport Avenue and I" Street (over one-half mile north of the project site) that provide access into the neighboring communities of Santa Ana, Irvine, and Red Hill. 3.4. Level of Service Performance of transportation facilities is measured qualitatively using a letter scale from "A" to "F" (similar to grading, except including "E"), with "A" being best performance (little congestion) and "P" being worst perfonnance. The following table summarizes how level of service relates to observable factors. Table 1: Level of Service Descrintions Level of Service Bescription - A Free flow; vehicles are almost completely unimpeded in their ability to maneuver within the traffic stream. Reasonably free flow; free-flow speeds are maintained; the B ability to maneuver within the traffic stream is only slightly restricted. Little queuing at traffic signals and/or blockages. Flow at speeds at or near the free-flow speed; freedom to C maneuver within the traffic stream is noticeably restricted, and lane changes require more vigilance. Queues may be expected to fonm at traffic signals and/or blockages. D Speeds iower than the free-flow speed; freedom to maneuver more noticeably limited; even minor incidents cause queuing. Operation at capacity; operation is volatile; vehicles are E closely spaced. leaving little room to maneuver in the traffic stream; extensive queuing at traffic signals and/or blockages. F Over capacity condition; breakdown in vehicular flow. The qualitative "A" through "F" level of service scale is measured quantitatively using measures of effectiveness. The measure used depends on the type of facility being assessed. Signalized intersections are assessed using the Intersection Capacity Utilization method. In accordance with the City of Tustin and the County of Orange Congestion Management Program (CMP) requirements, peak hour operating conditions at the signalized intersections were evaluated using the Intersection Capacity Utilization (ICU) methodology. The ICU methodology provides a comparison ofthe theoretical hourly vehicular capacity of an intersection to the number of vehicles passing through that intersection during a given hour. Also, to meet Caltrans anaiysis requirements, the intersection of Newport Avenue and [-5 Southbound RamplNisson Road was evaluated utilizing the 2000 HCM methodology, This Newport/El Camino Retail SÍle Traffic Impact Analysis 10/29/04 Page 6 ~-n Kimley.Hom IIIo...J_U and Associates, Inc. method utilizes average delay per vehicle as the Measure of Effectiveness that translates into the corresponding level of service. The lCU calculation assumes a per-lane capacity of 1,700 vehicles per hour (vph) for each travel lane (through or turning lane) through the intersection. Where there is no separately striped right- turn lane, if the width of the outside through Jane is 19 feet or more, and parking is prohibited during the peak period, a separate "unofficial" right-turn lane js assumed. A clearance factor of 0.05 (5%) of the total intersection capacity is included in the ¡CU calculation. Level of service at unsignalized intersections is measured using the methodology contained in the Highway Capacity Manual, 2002 Edition (published by the Transportation Research Board). The following table summarizes the measures of effectiveness used in this report: Table 2: AssÌfmment of Measures of Effectiveness to Level of Service - Signalized Two-Way Stop Control: Sig'nalized Intersections: Intersections: Average Delay otWorst Intersection Capacity Average Delay per Side-Street Movement LOS Utilization (lCU) Vehicle (sec)* (see) A s 0.6 S10 s10 B > 0.6 and s 0.7 > 10 and s 20 >10andS15 C > 0.7 and S 0.8 >20andS35 >15andS25 D > 0.8 and S 0.9 > 35 and S 55 >25andS35 E >0.9andS1.0 > 55 and S 80 > 35 and S 50 F > 1.0 > 80 > 50 *-Highway Capacity Manual methodology used for the intersection of Newport Avenue and 1-5 Southbound Ramp/Nisson Road, per Caltrans requirements For delay-based methods, the delay estimated is control delay, which is the difference in average time required to traverse the intersection with the control in place to the time it would have taken to traverse the same distance had the intersection not been there. The HCM method estimates control delay as follows: 0 The signalized intersection method estimates average delay based on existing or forecast turning movements and intersection lane configuration. 0 The two-way stop method uses a gap acceptance model to estimate the average delay experienced by the main street left-turn and side-street traffic. NewportiEI Camino Retail Site Traffic Impact Analysis 10/29/04 Page 7 11""1- r.. Kimley'Horn ~- [...J and Associates, Inc, 3.5. Congestion Management Program Compliance The Orange County Congestion Management Program (CMP) was established in 1991, to reduce traffic congestion and to provide a mechanism for coordinating land use and development decisions. Compliance with the CMP requirements ensures a city's eligibility to compete for State gas tax funds for local transportation projects. A copy of the County of Orange CMP Highway System is provided on Figure 4. Within the project study area, there are no CMP Highway System arterials. NewportJEI Camino Retail Site Traffic fmpact Analysis 10/29104 Page 8 2003' Congestion Management Program Highway System Orange County. California LEGEND . CW- -- -tTo>-.- ,,), .~. "".U'" I FIGURE 4: ORANGE COUNTY CMP HIGHWAY SYSTEM m OCTA ~=~ Kimley-Hom ond Associates. Inc. JIII""'l-r.. Kimley-Hom ~-U and Associates, inc. 3.6. City of Tustin Level of Service Standard The City of Tustin requires that Level of Service "D" be maintained at intersections (which is more conservative than the Orange County CMP standard of LOS "E"). 3.7. Traffic Impact Criteria One purpose of a traffic impact study is to identify the traffic-related impacts of a proposed development, and to detennine whether or not those impacts are significant, in order to satisfy California Environmental Quality Act (CEQA) requiremèI1ts. If determined to be significant, the project would be required to mitigate the project's traffic-related impacts. A significant project impact is defined as a 0.01 or greater increase in lCD due to the project traffic at an intersection that, with the addition of project 1raffic, will operate at an unacceptable level of service. 3.8. Existing Intersection Conditions Turning movement counts were taken in May 2004 to gauge existing traffic conditions. Figure 5 summarizes the existing AM and PM traffic volumes. The traffic counts are also reproduced in Appendix A. Table 3 below summarizes existing conditions at intersections in the study area. Table 3: Existin" Conditions AM Peak Hour PM Peak Hour ICU HCM HCM ICU HCM HCM Intersection ICU LOS delay LOS ICU LOS delay LOS Newport Avenue and EI 0.557 A 21.3 C 0.493 A 22.9 C Camino Real Newport Avenue and 1-5 N/A N/A 91.4 F N/A N/A 35.9 E Northbound Ramp" Newport Avenue and 1-5 0.600 A 22.8 C 0.721 C 24.9 C Southbound Ramp/Nisson Road ICU=lntersection Capacity Utilization "-Unsignalized intersection control deiay presented for the northbound left turn (as measured by Traffix, a program that implements the Highway Capacity Manual methodology-see Section 6.2 for further discussion of this intersection's performance) . Newport/EI Camino Retail Site Traffic Impact Analysis 10/29/04 Page 10 Ì' 0, t:? ß 85 k' .<:5 .1' t í '" -þ ~ ~ <t. f, 1J ~ -0 PROJECT SITE 885/1201-1 ì ( 64/92-, E:û .......'0 ~'? -Þ NEWPORT BLVD z iñ UJ 0 Z ;:¡ 0 » a T (]I " ;:¡ (T1 (T1 :E » -< (T1 r (') » :;:: Z 0 ;:¡ (T1 » r LEGEND xx/YV = EXISTING PEAK HOURLY TRAFFIC VOLUMES FIGURE 5 EXISTING PEAK HOURLY TRAFFIC VOLUMES z s a ~ r;; ~.~ Kimler-Horn ond Assoclotes. Ino. @ Ssp 01. 2004 - S,29pm "'\94331006 N'.pŒt [I Com'n. "'\d..\rl9"""d.. JIII""'1-n Kim1ey.Horn ~-Lj and Associates, Inc. Table 3 shows that all study-area signalized intersections are currently operating at an acceptable Level of Service C or better. The eastbound Newport Avenue left turns onto the 1-5 Northbound ramp are operating at Level of Service F in the morning peak. This poor level of service is due to the queue that forms on the ramp as well as the volume of westbound Newport Avenue traffic. The level of service at this intersection is discussed in greater detail in Section 6.2. 4. Future Traffic Conditions The proposed project is expected to open in the year 2006. In the next two years while the project is being planned and constructed, a combination of other projects scheduled to open before this one and general ambient growth are expected to cause background traffic to increase. This section of the report quantifies this increase. ' 4,1. Ambient Growth An ambient growth rate of 2% per year has been applied to existing traffic volumes to account for traffic increases associated with other projects and regiòñal growth. 4.2. Future Background Traffic Conditions Ambient growth was added to existing traffic volumes, to develop Future Background traffic volumes forecasts for Opening Day of the project (Year 2006). These forecast volumes are shown on Figure 6. Table 4 shows the forecast level of service at the study-area intersections for future conditions without the project. Existing intersection lane geometry was assumed. Newport/EI Camino Retail Site Traffic Impact Analysis 10/29/04 Page 12 z üi UJ 0 Z ;u 0 » 0 T (1 "T ;u r'1 r'1 ::E » -< í l!' ~ ~ ~ 't:. ð 1'3 ~ '-'J PROJECT SITE Ì' c" 8> ß' g> ~ .<:5 .è/) #' ~ --- NEWPORT BLVD () » 3: Z 0 ;u fT1 » r lliZElill xX/YV = AM/ÞM PEAK HOURLY lRAFfIC VOLUMES FIGURE 6 FUTURE (2006) BACKGROUND PEAK HOURLY TRAFFIC VOLUMES z ~ ëI ~ @ S'p 01. 2004 - S,3Oom ", \94331006 ",.port E' Comlno l1A\d'.\~.",.,_d.9 ~=~ Klmley-Ho," ond A..oclot.,. 100. ..,..-¡-r.. Kimley-Horn -.....¡-U and Associates, Inc. Table 4: Future (2006\ Conditions without Project AM Peak Hour PM Peak Hour ICU HCM HCM ICU HCM HCM Intersection ICU LOS delay LOS ICU LOS delay LOS Newport Avenue and EI 0.579 A 21.6 C 0.513 A 23.2 C Camino Real Newport Avenue and 1-5 N/A N/A 138.8 F NIA N/A 49.3 E Northbound Ramp. Newport Avenue and 1-5 0.624 B 23.4 C 0.744 C 25.7 C Southbound Ramp/Nisson Road ICU=lntersection Capacity Utilization .-Unsignaljzed intersection control delay presented for the northbound left turn (as measured by Traffix, a program that implements the Highway Capacity Manual methodology-see Section 6.2 for further discussion of this intersection's performance) Table 4 shows that, by 2006, the signalized intersections will continue to operate at levels of service C or better. The eastbound Newport Avenue left-turns onto the 1-5 northbound ramp will continue to operate at level of service F during the AM peak hour (as measured by the HCM methodology; see Section 6.2 for further discussion). 5, Project Traffic The project site will contain 5,000 square feet ofretail space, a I,OOO-square-foot sandwich shop, and a 1,400-square-foot coffee shop. The project site will be accessible through a right-in, right- out driveway on El Camino Real and a right-in, right-out driveway approach on Newport Avenue. The site plan includes a right-in, right-out driveway to Newport Avenue, but permission to access Newport Avenue has not yet been granted by the City of Tustin. This study includes evaluation of projected operations of this driveway access if granted by the City. 5.1. Project Trip Generation Trip generation estimates for the proposed retaiIirestaurant center were derived from the Institute of Transportation Engineers (ITE) Trip Generation Manual (7th Edition). Land Use Category 820-Shopping Center was used for the 5,000 square feet retail space while the Land Use Category was 933 for the sandwich and coffee shops. The coffee shop trip generation was based upon Table 2 (page 1742) of the Trip Generation Manual. No pass-by or internal capture was assumed for this analysis in order to yield conservative results. The site is currently vacant, so no trip generation reduction is taken for removal of existing land uses. Newpart/El Camino Retail Site Trqffic Impact Analysis 10/29/04 Page 14 JI""1_n Kimley.Hom ~-U and Associates, Inc. Trip generation rates and the resulting trip generation for the project are summarized on Table 5. The proposed project site is projected to generate 1,996 new trips to the surrounding street syslem on a daily basis, with 172 trips in the morning peak hour, and ]53 trips in the evening peak hour. These trips were applied to the off-site intersection analysis. Trip Generation Rates Project Trip Generation Trip Generation ITE AM Peak PM Peak AM Peak PM Peak Category Code Units Dally In Out In Out Dally In Out In Out Previous Land Use (Currently not operating; for information only) Gasolinei Service Sin. wi 944 6 162.7 5.03 5.03 6.69 6.69 977 30 30 40 40 Convenience 8 Market Proposed Land Use - - Shopping Center 820 5.00 42.94 . . .. .. 216 16 10 42 45 933 3e Shop (Table 2, 1.40 716 37.25 35.79 14.97 13.82 1,064 52 50 21 19 pg 1742) Restaurant (fast- 933 1.00 716 26.32 17.55 13.34 12.81 716 26 18 13 13 food) Total external trips from Proposed Land Use: 1,996 94 78 76 77 Table 5: Trip Generation Rates and Project Trip Generation . fitted curve data (page 1452) was used due to the square footage [Ln(T) = 0.60 Ln(X) + 2.29] "fitted curve data (page 1453) was used due to the square footage [Ln(T) = 0.66 Ln(X) + 3.40] Table 5 also reports the estimated trip generation associated with the prior land use (a gasoline service station). This information is reported for the reader's information and to support the finding that this project will have no regional impact. Since the traffic data collected in support of this project was obtained after the service station was already closed, no credit or reduction has been taken for the previous land use. 5.2. Project Trip Distribution and Assignment Trip distribution is the process of estimating where traffic related to the site comes fi:om, and where it will go. The trip distribution for this project, presented on Figure 7, was derived from nearby land-use patterns, the available roadway circuiation system, and professional judgment. At the time this study was originally prepared, the northbound "U" turn on Newport Avenue was an allowed traffic movement. Since that time, the City implemented a project to provide protected left-turn phasing (i.e., red, yellow, and green arrow indications for the left-turn NewportiEI Camino Retail Site Traffic Impact Analysis 10/29/04 Page 15 IIII"1-r.. Kimley.Horn ~-U and Associates, Inc. movements) to the east-west approaches (El Camino Real). At the same time, an eastbound right- turn overlap phase (i.e., a green arrow for the right-turn movement, active whenever the northbound left-turn arrow is green) was implemented. Whenever right-turn arrows are provided, it is standard practice to restrict the conflicting "U" turn movement (in this case, the northbound "U" turn), and this change was also implemented. Therefore, today, the northbound "U" turn movement is not allowed. It is City staff's opinion that the current intersection configuration should be retained, and that northbound "U" turns should continue to be precluded. However, it is the applicant's desire to re- institute the "U" turn movement. It is our opinion that the "U" turn movement should be allowed, but the study has been prepared to cover both access alternatives. In each alternative, traffic would access the site as follows: 0 No "U" turn at ECR: Project traffic traveling northbound on Newport Avenue would make a "U" turn at the intersection of Bonita Street and Newport Avenue. An existing "Un turn prohibition would be removed by the project applicant. The width of Newport Avenue is sufficient to accommodate "U" turns at this driveway. 0 "U" tul'lJat HCR: Project traffic traveling northbound on Newport Avenue would make a "U" turn at the intersection of EJ Camino Real and Newport Avenue. The traffic signal equipment would be modified by the project applicant as needed to re-institute the movement. Figure 7 has been prepared to show both access alternatives. NewportlEl Camino Retail Site Traffic Impact Analysis 10/29[04 Page 16 0 > ...J £D t- O::: 0 Co ~ W Z ~ t< 0 '" ~ ~ '" -~.,_..- r..ic.~O7. -507.-':' ! 207.-,; t< '0 '-, '" '"~ ~'\...'.C-- .,.~~. -~t<~- U)U), \<,¡>.~I' \'\O\<.í",\30\)\'\D . \_'::> /,~ SOU r/.¡& °UA, -:vO 1?"14{p ) ¡ BONITA ST EL CAMINO REAL 1-5 FREEWAY NiSSON ROAD ~ . ~1 n; NOT TO SCALE ~ ~ ~ ~ Ë ;;¡ ..... 0: --@ !;;: 0 w I::: ID :E 0 0: D.. Z 0: F! :, ~ c. - z !': 0 ¡:: >- ::> U m "J æ 0 >- 0:: ~ O[ C. '" is " <51 .., w x ...J x z 0 § ID ~ Õ D.. «~ I't) Ww 0:-, =>0 ~o: LL.D.. ~ f ~ r ~ < " 0 0 3 ¡¡¡ ~ ~ ~ ,; '" ~ ,¡; I i ¡i 15 l ¿; {i <it r8 ,g .i.~ t í tJ' -z- ~ -' ~ ~ 'b ?J ~ -D "-> / ~ /\--70%~ // \ [77,~ / '-"--- V // "->'" '-15% /. ¡:H~ _=_,15~,/// I l-Z5% ""'\' -3ô;;':-;1~- ." \ -) I NEWPORT BLVD ~ (I) (I) 0 z ;:0 0 » 0 .;:0 ;JTl » r JTl r 0 » ~ z 0 I OJ " ;:0 JTl JTl ::;: » -< LEGEND XX7. ~ PROJECT TRIP DISTRIBUTION FIGURE 7B PROJECT TRIP DISTRIBUTION ("U' TURN ALLOWED AT ECR) z c; d ¡<J ~ @ Oct 25, 2004 - 6,51pm K, \94331006 Newpo,t EI Comlno TIA\dwg\Fô9",""dwg ~=~ Kimley-Horn ond Aggocloteg. Ine, '" "- ... z üi (J 0 z ;0 0 » 0 lli2.EtiQ. xx/yY = AM/PM PEAK HOURLY TRAFFIC VOLUMES Ì' v, If ß &' #' .<:5 i!' t í U' -z. Çþ 1, ~ ð 1J ~ -0 'Tl r- () » ;;:: Z 0 ;0 'Tl » r- NEWPORT BLVD z !'I ¡ ~ @ T (J1 ." ;0 'Tl 'Tl ~ -< FIGURE 8A PROJECT AM/PM PEAK HOURLY TRAFFIC VOLUMES ("U' TURN PROHIBITED) Dcl 25. 200' - "'4pm K,\94331005 N.opo,' EI Comlno TI^\dwg\flgu".,dwg ~=~ Kimler-Hem and A"DClates. Ino, Ì' Û) fS' ,; g; ~ <::5 i.~ t í U' -z- 9> ~ ~ ð ?') ~ 'i) -vo! ...- -......-""" -vo """ ill:::: 24/19 28/2~ '" ':::- '" 9/8-1 ( '" -...... ... NEWPORT BLVD ;J rr1 rr1 ::;: > -< rr1 r () > ;¡:: Z 0 ;0 rr1 > r z ~ 0 Z ;:0 0 > 0 T (J1 ~ xx/n = AM/PM PEAK HOURLY lRAFFIC VOLUMES z ~ FIGURE 88 PROJECT AM/PM PEAK HOURLY TRAFFIC VOLUMES ("U' TURN ALLOWED) I I ~=~ "'ml_,.-Ho," ond ....dotes. Inc, ë! ~ @ Od 25. 200' - ,,'5pm ",\9433100' N.."o,. EI Comlno TI'\dwg\Flg"~.,dwg ~__n Kimley.Hom IIIo..J U and Associates, Inc. Precluding both the northbound "U" turn and the westbound left turn into the site (the latter of which is a City staff recommendation that has been accepted by the applicant) means that access to the site from northbound Newport A venue is very difficult. Therefore, a recommendation of this study is to re-implement the northbound "U" turn for the following reasons: I:J Based on discussions with City staff, it appears that the main purpose of the recent improvement project was to provide east-west left-turn phasing, and that the provision of an eastbound right-turn overlap phase was a secondary consideration. I:J The number of eastbound right-turners observed (Figure 5) is an intermediate number, neither substantially small nor large. I:J The City's level of service standard can be maintained without the overlap right-turn phase. I:J If necessary, the right-turn overlap phase, and its associated "U" turn restriction, can be provided by time-of-day (sinrilar to the operation found at Jamboree Road and Irvine Boulevard, also in Tustin). I:J Not providing this movement will increase traffic at this intersection since the most likely access means will be to continue north to make a "U" turn at the earliest opportunity, and will then return to the site by traveling through the intersection again, this time in the southbound direction. (However, the delay increase associated with this additional traffic is offset by the delay decrease associated with the eastbound right-turn alTow.) I:J Some agencies feel that relying on "U" turn movements for site access introduce unnecessary vehicular conflicts. It is our professionaJ opinion that the site access advantages outweigh the disadvantages of the "U" turn movement. Our observation is that, if"U" turn collisions were to occur (which is not a certainty), they would not be severe in nature. Therefore, it is recommended that this project re-implement the northbound "U" turn movement. However, as mentioned previously, this focused traffic study analyzes the project's impacts with and without the "U" turn at Newport A venue/El Camino Rea1. Project traffic volumes with the "U" turn prohibition at El Camino ReallNewport Avenue are shown in Figure SA, while traffic volumes with "U" turns allowed are shown in Figure SB, Project traffic volumes at the site driveways reflect the full trip-making potential for the project. (Per this report's introduction section, the purpose of this study is to analyze the project's local impacts; it is assumed, based on discussions with City staff and the fact that the site was previously developed as a gas station, that the project is. not expected to have any regional traffic impacts.) For the purpose of this study, all trips were assigned to private vehicles. This generates a conservative traffic impact analysis in the sense that to the extent other modes are used (e.g. transit or carpooiing); they would serve to reduce this project's impacts. NewportlEI (ammo Retail Site Traffic Impact Analysis 10/29/04 Page 21 r-¡-n Kìmley.Hom ~- U and Associates, Inc, 6, Future Traffic Conditions with the Project 6.1. Project Impact Comparison Ambient growth and proposed project-generated trips were added to the existing traffic volumes to develop Future (2006) volumes with Background traffic and proposed project trips to forecast Opening Day of the project. The forecast volumes are shown on Figures 9A and 9B to gauge the impact of the proposed project on the surrounding area. Table 6 shows the forecast level of service at the study-area intersections for future conditions with the project with northbound "U" turns restricted at EI Camino Real/Newport Avenue. Table 7 shows the forecast level of service for future conditions with the "U" turns allowed. Existing intersection lane geometry was' assumed for both analyses. The analysis worksheets are provided in Appendix B. NewporllEI Camino Retail Site Traffic Impact Analysis 10/29104 Page 22 f' ú, ¿¡ c::' ,iY ¿r k' <:5 j!> S .... N 0>0>0 UO"... '" ...~.... ....ON " CO UO 0> ,.'-1233/795,. ) ¡ l: ,174/1BO . 929/1257-: 11 67/96,,: o>UO ~ "uo ... , )Z .Vi I(() :0 Z ::0 0 » CJ L E Q.EJil2 XXjYY= AM/PM PEAK HOURLY TRAFFiC VOLUMES ~~. .... - -i ~¡,:uo //~~'-27/4B '-716/529 000-1-1656/1040 -140,7/979/)) l!,125/131 145/270-" ì t r 2B/23-=> 635/B51-¡¡:;~¡;; 1B4/122",~Z';:: -....~ u~~ JT1 r 0 » :s:: Z 0 ::0 fTl » r í ú' -z. 0 ~ ~ ~ ~ p ~ '"0 225/333-" 931/1250- I 01 ." ::0 fTl fTl ::;: » -< FIGURE 9A: FUTURE (2006) PLUS PROJECT PEAK HOURLY TRAFFIC VOLUMES CU' TURN PROHIBITED AT ECR) Oct 25. 2004 - ¡"'pm .,\94331006 N.'pod EJ Comlno TIA\dwg\Flgu,..,d'g NEWPORT BLVD (IJ 0 Z =i » (() -I ~ d ~ > ¡;; @ ~~ Klmley-Hom and Associates. Inc. Ì' v, c!? .;:; d}' <? ¿f j;,Ò t \' l5' -¿. 0 ~ ~ ~ '6 -;0 ~ -<J '" '" 0>0>0 Uh"" ..................... ' "'~'" , ",0", j ; ",<.no> ;-1233/7951.. j ¡ lL.C,174/1~~~, 929/1257-1 ì r 67/96-..,1 g;¡;; i~ ; "<.n ... ~ lf) lf) 0 Z ;U 0 }> 0 LEGEND XX/YY = AM/PM PEAK HOURLY TRAFFIC VOLUMES 225/333-.1 931/1250- I U> .,., ;;U 1"1 1"1 ::;;: }> -< [7fr ~~,; V / //~~!'-27/48 '--716/529 ",0-¡-1628/1017 --:140U979//d)...~iC.125/131 28/23~ 'ì I r 145/270-.l! ¡::; '" ¡;; NEWPORT BLVD 607/828-!~Ò " 184/122-.." -';)'::> i¡:;:",'" . ",<.n 1"1 r FIGURE 98: FUTURE (2006) PLUS PROJECT PEAK HOURLY TRAFFIC VOLUMES ("U' TURN ALLOWED AT ECR) ad 25, 200< - 7; "pm .,\9<331006 N..pod E1 Comlno TlA\dw9\Flgu,.,.dwg 0 }> s:: Z 0 ::u 1"1 }> r :z ~ d VI " :> "' @ ~.~ Kimler-Horn ond Assoclo,es. Inc. ~-r't Kimley.Hom ~-U and Associates, Inc. Table 6: Future (2006) Conditions With Proiect ("U" turn nrohibited at ECR) AM Peak Hour PM Peak Hour ICU HCM r HCM ICU HCM HCM Intersection ICU LOS delay LOS ICU LOS delay LOS Newport Avenue and EI 0.601 B 22.7 C 0.539 A 24.4 C Camino Real Newport Avenue and 1-5 N/A N/A 151.9 F N/A N/A 55.1 F Northbound Ramp. Newport Avenue and 1-5 0.629 B 23.3 C 0.758 C 26.1 C Southbound Ramp/Nisson Road Driveway and EI Camino N/A N/A 10.1 B N/A N/A 10.4 B Real. Driveway and Newport N/A N/A 15.5 C N/A N/A 12.5 B Avenue. ICU=lntersection Capacity Utilization .-Unsignalized intersection control delay presented for the northbound left tum (as measured by Traffix, a program that implements the Highway Capacity Manual methodology-see Section 6.2 for further discussion of this intersection's performance) Table 7: Future (2006) Conditions With Proiect ("U" turn allowed at ECRJ AM Peak Hour PM Peak Hour ICU HCM HCM ICU HCM HCM Intersection ICU LOS delay LOS ICU LOS delay LOS Newport Avenue and EI 0.697 B 26.5 C 0.670 B 29.2 C Camino Reai Newport Avenue and 1-5 N/A N/A 151.9 F N/A N/A 55.1 F Northbound Ramp. Newport Avenue and 1-5 0.629 B 23.3 C 0.758 C 26.1 C Southbound Ramp/Nisson Road Driveway and EI Camino N/A N/A 10.1 B N/A N/A 10.4 B Real. Driveway and Newport N/A N/A 15.5 C N/A N/A 12.5 B Avenue. ICU=lntersection Capacity Utilization .-Unsignalized intersection control delay presented for the northbound ieft turn (as measured by Traffix, a program that implements the Highway Capacity Manual methodology-see Section 6.2 for further discussion of this intersection's performance) Newport/EI Camino Retail Site Traffic Impact Analysis 10/29/04 Page 25 l1li""1- n Kimley.Hom -...J-U and Associates, Inc. Tables 6 and 7 show that all study-area signalized intersections are forecast to operate at an acceptable Level of Service C or better with the project in operation, with the exception of the Newport Avenue and 1-5 northbound ramp. Field observations, however, do not confinn this finding. During the PM peak period, the intersection is observed to operate acceptably. During the AM peak period, the intersection is affected by queue spillover from the northbound 1-5 on ramp metering operation. The following observations are made about the operation of this intersection: 0 During both analysis periods, northbound Newport Avenue left turners are observed to proceed simultaneously with southbound right turners, each entering their own lane oftraveJ on the northbound 1-5 on ramp. 0 The traffic signal at the Newport AvenuelEl Camino Real intersection creates gaps for northbound left turners at the on-ramp intersection. Specifically, gaps are created when the northbound left.tum and east-west movements are operating at the traffic signal. The Highway Capacity Manual methodology does not account for the first observation; it assumes left turners must yield to right turners coming from the opposite approach. Although the method does accommodate an adjustment factor to account for upstream signals, it was decided to use a traffic model that would explicitly account for both observed factors. The selected traffie-- model is SimTraffic, a miCTosimulation software. The next section discusses the simulation findings. 6.2. SimTraffic Microsimulation Analysis A model of the three project intersections (southbound 1-5 ramp/Nisson Road at Newport Avenue, northbound 1-5 ramp at Newport Avenue, and Newport Avenue at EI Camino Real) was created. Also included were the proposed driveways on Newport Avenue and EI Camino Real. The model also accounts for the ramp metering for the northbound 1.5 ramp. Although SimTraffic does not explicitly model freeway systems such as ramp meters, a workaround was developed that provides the same 1raffic flow characteristics. The following information was obtained from Rob Marsh, the Caltrans traffic engineer responsible for Dis1rict 12's ramp metering program: 0 The ramp is adaptively metering; that is, the metering rate depends on current freeway mainline traffic volumes, as measured by vehicle detectors adjacent to the on ramp. 0 The ramp meter signals are continuously green when freeway traffic is light. 0 The system is configured to vary the allowed flow rate between 900 vehicles per hour per lane and 660 vehicles per hour per lane throughout the day, depending on mainline traffic volumes. Queue spillback detector loops are present at the end of the ramp adjacent to Newport Avenue. When the queue extends to Newport Avenue, the metering flow rate increases to the maximum 900 vehicles per hour per lane. To simulate the flow restriction of the on ramp, a traffic signal was placed on the on-ramp cycles 3 seconds green, 12 seconds red. Observation of the SimTraffic simulation (available upon request) shows that queuing on the ramp and on Newport Avenue is similar to that which is Newport/EI Camino Retail Site Traffic Impact Analysis 10/29/04 Page 26 ~-n (jmiey.Horn ~-[~ and Associales, Inc. observed in the field, and also that the rate of vehicles entering the freeway is similar to the metering rate reported by Caltrans. The SimTraffic simulation reports that northbound Newport Avenue left-turners experience delays of25.6 seconds per vehicle during the AM peak period and 18.3 seconds per vehicle during the PM peak period, which better reflects observed traffic conditions. These delays equate to Level of Service D and C in the AM and PM peak periods, respectively. Based on field observations and use of a more accurate traffic analysis tool, it is our opinion that the HCM methodology overstates the amount of delay that occurs for northbound Newport Avenue left-turners at the northbound 1-5 ramp. We also conclude that the traffic system in the vicinity of the project site will continue to function at an adequate level of service with project traffic added. Results of the SimTraffic analyses are provided in APPENDIX C. For comparison and for completeness, the other study-area intersections were analyzed using the SimTraffic model. The results oftms scenario (future traffic conditions with the project) are shown in Tables SA and SB. Based upon our observations in the field and review of the graphical display of the SimTraffic model, we believe these results are more reflective of actual operations versus the HCM methodology results. Table SA: SimTraffic Resnlts for Future With Project ("Un turn prohibited at ECR) AM Peak Hour PM Peak Hour Intersection Delay LOS Delay LOS Newport Avenue and 1-5 25.5 D 19.9 C Northbound Ramp Driveway and EI Camino Real 11.4 B 15.5 C Driveway and Newport 21.0 C 10.5 B Avenue Table SB: SimTraffic Results for Future With Project ("Un turn allowed at ECR AM Peak Hour PM Peak Hour Intersection Delay LOS Delay LOS Newport Avenue and 1-5 25.6 D 18.3 C Northbound Ramp Driveway and EI Camino Real 15,9 C 7.5 A Driveway and Newport 19.3 C 11.1 B Avenue NewportiEI Camino Retail Site Traffic Impact Analysis 10/29/04 Page 27 IIIII"'l-n Kimley-Hom ~-U and Associates, Inc. 7. Site Access The site plan was reviewed for confonnance with good traffic engineering practice and was found to be acceptable. The right-in, right-out access on Newport Avenue is discussed in further detail in this section. Section 8 discusses the adequacy of the parking supply. The projected operations of the Newport A venue driveway have been shown to operate at Level of Service B or better during the AM and PM peak hours. The proximity of the driveway to the Newport A venue and El Camino Real intersection has been raised as an issue. The concern was investigated by conducting a sight distance analysis for this approach to detennine whether the available sight distance meets cUITent standards. Sight distance is defined as the continuous distance down the road a driver can view an object of interest, such us an oncoming vehicle or an object in the road. Available sight distance can be compared to standards for required sight distance to determine whether a particular geometric configuration provides adequate sight distance for its users. Two methods are available to gauge the suitability of sight distance. The first method, which is based on providing enough distance for drivers on the major street to see, react to, and stop before striking another vehicle in the roadway, is called "stopping sight distance." In this report, this is considered the "minimally acceptable" amount of sight distance to be provided for safe operation. The second method is called "gap acceptance." This method, which is used nationally to determine sight distance at intersections (A Policy on Geometric Design of Highways and Streets, 2001 Edition, published by the American Association of State Highway and Transportation Officials, called the "AASHTO Green Book"), requires enough sight distance to allow turning drivers to see gaps in the traffic stream that can accept them. Acceptable gaps, which are measured in seconds, are translated to sight distance via the design speed of the roadway. In this report, the gap acceptance method is considered the "desirable" amount of sight distance to be provided. The AASlITO Green Book was utilized in the review of Stopping Sight Distance standards. Assuming right turners from eastbound El Camino Rea] to southbound Newport Avenue travel at 15 miles per hour (a typical turning speed), they can safely stop in 80 feet per the AASlITO stopping sight distance standard. The project driveway along Newport Avenue is located approximately 115 feet from the El Camino Real curb, exceeding this design standard. A copy of this AASlITO standard is provided in APPENDIX D. The Intersection Sight Distance required per AASHTO standard for a right-turn from the Newport Driveway is 385 feet for a design speed of 40 miles per hour, a conservative estimate based upon a posted speed limit of35 miles per hour. Thiscorresponds to being able to see traffic approaching at 40 miles per hour 7.5 seconds before they arrive at the driveway intersection. This standard would apply to the vehicles traveling southbound on Newport Avenue. However, the intersection of Newport Avenue and EI Camino Real is signalized, which provides a break in the Newport Avenue traffic flow. During periods of red along Newport Avenue, the speed of approaching traffic is less because the conflicting traffic is turning from El Camino Real. Assuming a 15-mile-per-hour speed, the intersection sight distance requirement would be 145 feet. The distance from the driveway to the curb line ofEI Camino Real is approximately 115 feet. This means that the desirable sight distance standard is not met in the case of.right turning vehicles from eastbound EI Camino Real to Southbound Newport A venue (although stopping sight distance, the minimum needed for safe operation, is met, per the Newport/El Camino Retail Site 10/29104 Traffic Impact Analysis Page 28 11"'1_" Kimley.Hom ~_U and Associates, Inc. previous paragraph). However, both standards are met for left turningyehicleslivl11 wçstboun4 El Camino Real to southbound Newp<¡rtð.v(:!1ue, dl,le to the widthofthç ifit¡:tsectionofNewport Avenue and El Camino Real. It should also be noted that the signalized intersection of Newport Avenue BndEI Camino Real provides some means of control for vehicles turning right from the proposed driveway. During periods of red along Newport Avenue, motorists turning from the project driveway onto Newport A venue have the greatest opportunity to co!I1.pletethe maneuver. The El Camino Real Driveway is also anticipated to operate satisfactorily as a right-in, right-out drive (with tJ:te recommended "pork-chop" channelization in the driveway). This segment ofEI Camino Red is signed for 25 Mt'H; therefore,a design speed df 36 Ml'H isà.sSÍl!I1.ed in this review. Per the AASHTO standards, II stopping sight distance of 200 feet isrequiredålong' El Camino Real prior to the driveway in order for vehicles to safely avoid a right-turning vehicle onto El Camino Real. Based upon field observations, the available sight distance along El Camino Real exceeds the minimum standard. The intersection sight distance for a.39 MFH design speed is 290 feet, per AASHTO standards. Again, the available sight distance in the field exceeds this desirable standard. Therefore, the proposed El Camino Real driveway exceeds the sigh'f-distance standards. As indicated earlier, a median is recommended for insmllation in theElCamino Real driveway to enforce right.in, right-out access. To provide tbìs median, the driveway width is recommended to be increased to 30 feet. The applicant's architect has indicated that both driveways can be constructed 30 feet wide without significaritly àffectin.gthe site 'design, and a revised site plan is being prepared. 8. Parkìqg ~equìrements The following paragraphs summarize the off-street parking requireme¡l($ for the proposed development and the number of parking spaces provided. The City of Tustin's parking code requirement for the land uses present in the proposed project is presented in Table 9. Table 9: CitY of Tustin Parkin!! Requirements Land Use Parking Req\lirement Retail 1 space per 200 SFGLA Restaurant 1 space per 3 seats GLA=Gross Leasabie Area Table 10 presents this project's Code-required parking calculation. Newport/El Camino Retail Site Traffic Impact Analysis 10/29/04 Page 29 ~-n Kimley-Hom ~-[..J and Associates, Inc. Table 10: Reauired Parkin!! Land Use GLA(KSF) Required Parking Retail 5 25 Restaurant 30 seats 10 Total: (35 GLA (KSF}=Gross Leasable Area in Thousand Square-Fêet The NewportlEI Camino site would require 35 parking spaces based on the City's parking code. Based upon the Site Plan, adequate parking is provided to meet City Code. 9. Conclusions The following conclusions and recommendations are made in this study: - D All study-area signalized intersections currently operate at an acceptable level of servíce. D The northbound left-turn movement at the unsignalized intersection of Newport Avenue at the 1-5 northbound on ramp is reported to operate at Level of Service "F," a finding that does not match field observations. In the field, this movement is observed to proceed simultaneously with the southbound right-turn movement and thus experiences less delay ,than predicted by the standard methodology. D To better account for observed conditions at this intersection, a micro simulation methodology (SimTraffic) was used to analyze the Tustin Avenue/I-5 northbound ramp intersection. This analysis reports acceptable delay to northbound left turners. It should be noted that the delay experienced by southbound right-turners during periods when the ramp meter is active is accounted for in the analysis, but since it is associated with the ramp meter and is not directly attributable to tbis intersection's operation, the level of service at this intersection is considered to be satisfactory. ¡:¡ With the addition of ambient growth traffic (Year 2006), the study-area signalized intersections continue at operate at acceptable levels of service. When measured using the SimTraffic program, the intersection of Newport Avenue and the 1-5 northbound on ramp also continues to operate at an acceptable level of service in this scenario. ¡:¡ The addition of proj ect traffic to background traffic (Year 2006 with project) causes no impact during the AM and PM peak periods to the signalized study intersections. When measured using the SimTraffic program, the intersection of Newport Avenue and the 1-5 northbound on ramp also continues to operate at an acceptable level of service in this scenario. ¡:¡ The trip generation of the previous land use (gasoiine service station) was reported for comparison purposes. Since the data collected in support of this traffic study was obtained after closure of the prior business, no credit has been taken for the gas station's trip generation in this traffic study. However, the gas station is estimated to have generated about half the traffic expected to be generated by this project. NewporllEI Cammo Retail Site Traffic Impact Analysis 10/29/04 Page 30 .....-I-n Kimley-Hom ~- U and Associates, Inc. D It is recommended that the project re-implement the northbound "U" turn movement at Newport Avenue/EI Camino Real. This will require a traffic signal modification plan to be prepared and approved by the City, and a construction contract to be issued to implement the modification. The estimated cost is $25,000. Since this recommendation is not accepted by City staff, traffic conditions were forecast with and without this "U" turn movement. Traffic conditions were found to be acceptable with or without the "U" turn when measured with ICU, HCM, and SimTraffic methodologies. Therefore, the decision to allow or disallow this movement can be based on other factors. D The right-in, right-out driveway on Newport Avenue is found to meet the stopping sight distance standard but not the more conservative gap acceptance sight distance standard. However, providing adequate stopping sight distance between the Newport Avenue driveway and the nearest ups1ream intersection (El Camino ReallNewport Avenue) is sufficient to provide safe access. To ease ingress and egress, the site plan is being updated to provide 30 feet of width for this driveway. D The right-in, right-out driveway on El Camino Real is found to meet both stopping and gap acceptance sight distance standards. To enforce right-in, right-out access, it is recommended that a raised concrete median be installed in the driveway that discourages access to and from westbound El Camino Real; and that no-left-turn signage be installed. The site plan is being updated to show this driveway as 30 feet wide in order to accommodate the movements in and out of the driveway with the median in place. D A parking supply of35 spaces is required by City Code and is provided on the Site Plan. Newport/El Camino Retail Site Traffic Impact Analysis 10/29/04 Page 31 IIIII"'1-r.. Kimlay.Horn ~-L~ and Associates, Inc. APPENDICES Beach/Edinger Rewil Site Traffic Impact Analysis 10/29/04 ~-n Kimley-Horn iIIIoJ-L~ and Associates, Inc. Appendix A: Traffic Counts Beach/Edinger Retail Site Traffic Impact Analysis 10/29/04 TMC SUMMARY OF 1-5 sa Ramos I Newoort Ave Project #: 04-1331-001 N D ~~;~~ú, &;¡~~g~~¡~!¡ ¡ "" TOTAl. ~ I a 0 a 0 1178 0 757 1935 183 0 169 332 "" ~ <== -CF a ¿y 1201 ==> 92 ~ ,- ,2 a 885 64 ~ ~ ill 1) D~ ~ ¡g 0 ~ LOCATION #: 001 ~ 000 TURN'NG MOVEMENT COUNT ¡1!I¡¡¡1I18IIIr_1 (Inte..."'"" Nome) .. Oe" APPROACH LANES COUNT ..OIOOS 7:00AM - 9:00AM 4:00 PM - 8:00 PM 4:00PM-8:00PM em noon m ~ AM PEAK HOUR ~ NOON PEAl< HOUR ~ PM PEAK HO,," TMC SUMMARY OF 1-5 NB RamDs I NewDort Ave ;~~,r"'iN~ I ~ rn TOTAl. 536 2048 216 866 0 ~ ~ i! ¡ '" 320 r:dJ 1180 ==> a <=.ù. ìJUl? i! 000 ~ 000 ¡ 000 ~ 000 ~ <;=:::J z¡= Project#: 04-1331-002 N D "" TOTAl. 676 0 498 1176 1341 0 930 2271 0 0 0 a LOCAT'ON#' ~ '2 g ¡at I TURNING MOVEMENT COUNT 001 -."-'.'....', "" ",' , ' Coy am noon m iW PEAK HOUR NOON PEAK HOUR PM PEAK HOUR oj COUNTPERJOOS .- DB.. 7:00AM - 9:00AM 4:00 PM - 6:00 PM 4;OOPM - 6:00PM ~ ~ ~ TMC SUMMARY OF EI Camino RealI NewDort Ave ,!,~,iIliI¡~d;¡,;!¡,' I ~ TOTAl. 1':' 399 2 1380 294 UD 139 584 177 æ 260 ¿¡- 796 c=) 117 ~ 1JU(( . ~ ¡;; ê ~ 000 ~ ~ 1:3 § " 8 N ~ ~ N ù\ ~ APPROACH LANES "Cb <::= .u= PTOject #, 04-1331-003 N D ¡:~~:1iiii¡¡i¡¡¡~¡f¡;~;,.;~, '" PM TOTAl. MO 26 0 46 72 1542 0 960 2502 120 o 126 246 LOCAT'ON #, TURNING MOVEMENT COUNT If"', Cay COUNT PERIODS 1, 2! If ~ ~ 001 am noon 7""AM. 9,00AM 4,00 PM 6,00 PM 4"'° PM 6,00 PM AM PEAK HCUR NOCN PEAK HOUR PM PEAK HOUR ~ ~ ~ 11111"'1- n Kimley.Horn -......J-U and Associates, Inc. Appendix B: Traffix Analysis Sheets Beach/Edinger Retail Site Trame Impact Analysis 10/29/04 N . .. . . t] ~~ ~~ -~ . . " . ;~t ~ !H L ~ ~~.ê :~ ~ ~~~ H N. Hgo -=~ ~ H~ .~ ~ ~;] H c ~ 11: ~ ~ -0. ~ ~~~ :! ~B .. ~ ~ ~ ~ . .. . . H ~~ .. . " . : ~t ~ H! ~ : ~H ~ ; ¡Ii t ~ -=8~ E .u~ ~ ~r ~ .. EB c ~ ~ u u > ~ ...." g~ ~ ~ ~ ~ 0 , 0 , 0 >uo - 0 . ~ - 0 " ,.. ~~~i i; s. ~ g ~ ~ , 0 , 0 >uo - 0 ~ - 0 ~ .;.;.; Æ::;H ~ ~ ~:g g; S. ~ c . u ~ ~ : It . 1t : g : . 1 ~ . ð .. c Ã 0 ~ ~ ! ~ ~ I " " " t f t " ~ ~ ~ 0 ~ ,. ~ ° ~æ i ~ 11 t" ¡: . ¡¡, 2~~.~~ i i: ~H: hH~HH ~ . . u ~ u 0 . .. c , c 0 - ., 0 c~ '" .. ,- , c "" 0 . " " " ., .. . ." . 0 " ~"c. 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Appendix C: SimTraffic Analysis Sheets Beach/Edinger Retail Site Traffic Impact Analysis 10/29/04 no ECR u-tum 1 0/25/2004 SimTraffic Performance Report Projected AM with Project 5: Newport Boulevard & 1-5 NB Ramp Performance by movement Total Delay (hr) Delay IVeh (t) Total Stops Travel 9ist «hi) Travel Time (hr) AVg$peed (niph) Fuel Used (gal) "'O 5njiííslons (¡j) CO Emissions (g) NÔ'X' Ë!ñ1ssióht(¡j) Vehicles Entered V!l):ii¡¡¡!í\¡ExI\ì!~ Hourly Exit Rate ¡;¡¡¡¡¡¡1¡¡!I~nt~mør~ Denied Entry Alter 1.6 0.5 1.0 25.5 1.6 2.5 200 6 106 1'-1.7 55.8 53.4 2.1 2.6 2.8 6 21 19 1.8 8.2 4.0 5 25 12 102 1189 430 17 101 40 219 1098 1433 ~~, 1;Qå'l' 1<!!p'3 222 1097 1433 ;0; Ò 0 Ó 0 0 1.2 6.1 109 26.9 2.7 10 2.4 6 107 13 723 7:27 727 0 0 5: Newport Boulevard & 1-5 NB Ramp Intersection Performance Total Delay (hr) -."ÌÎI; Total Stops t,*~jst(íÖ¡ Travel Time (hr) ,.îØ¡i.d.- . , =1_J1í., ,,-,. ".,. co' Emissions (g)' , 0- ~sl~f~"{\'" Vehicles Entered ~e~:'¡ë¡'W'Æ¡i('- Hourly Exit Rate ~,,-.~¡¡:~II~i",: " Denied Entry After 2.1 ~,' 206 ~ 4.7 ,'¡1M 1Õ:() .Wil 1291 "fIIII"i:,: 1317 - 1319 'i¡li'. .';1- ,. ,'. ., 2.2 3.7 215 80.2 5.5 1~ 6.4 1J¡ì 537 $$, 2156 21Vo 2160 D- O 4.3 4~ 421 147.7 10.3 rij' 16.4 ~, 1828 -", ":'.':,, ,.: 3473 ~~, 3479 '~""""V""~'" Ò . NewportJEI Camino TIA MDL kimieyivl7-ff51 SimTraffic Report Page 3 no ECR u-tum 1012512004 SimTraffic Performance Report Projected AM with project 7: Newport Boulevard & Project Driveway Performance by movement Total Delay (hr) Delay ¡Veh (s) Total Stops Travel Dist (ml) Travel Time (hr) Avg Speed (mph) Fuel Used (gal) HC Emissions (9) co Emissions (g) NOx Emissions (9) Vehicles Entered Vehicles Exited Hourly Exit Rate Denied Entr;yJilefete, Denied Entry After 0.5 1.9 2.0 3.3 28 37 35.7 87.2 1.8 5.2 20 17 1.7 9.5 5 28 110 1042 9 111 964 2130 9.64 2:125 964 2125 0 0 0 0 0.1 5.4 3 3.2 0.3 11 0.3 1 12 2 80 80 80 0 0 0.0 0.2 0.7 21.0 7 30 0.7 0.6 0.0 0.2 21 3 0.1 0.1 0 0 21 7 1 2 50 30 50 30 50 30 0 0 0 0 7: Newport Boulevard & Project Driveway Intersection Performance Total Delay (hr) 0.5 2.0 0.2 2.8 DeUay I Ve\1:~) 2.0 a:íì. 8.3 3,1 Total Stops 28 40 37 105 Travel Dist.(Qiì!) 35.7 90;4 1.4 127.5 Travel Time (hr) 1.8 5.5 0.3 7.5 Avg Speed¡í@ph) 20 1;7 5 17 Fuel used. 1.7 9.8 0.2 11.7 HCJ¡:missC'g1.. & ~ 1 3'$. CO Emissions (g) 110 1054 28 1192 NQ~Eml~t,.i" g;{. - 3 Vehicles Entered 964 2210 80 Vehicies ~IJ '1')64 .$ 80 Hourly Ex~ Rate 964 2205 80 DI3¡;jied E~# "i:'f', ':!!è ( ,:!); 0 Denied Entry After 0 0 0 NewporVEI Camino TIA MOL kimleyivl7.ff51 SimTraffic Report Page 4 SimTraffic Performance Report Projected AM with Project 12: Project Driveway & EI Camino Real Performance by movement Total Delay (hr) 0.0 0.2 0.1 0.1 0.4 0.1 Delay/Véh (s) 0.2 11.4 6.1 1.1 3.1 6.5 Total Stops 0 60 22 0 40 7 Travel Dist (mi) 0.3 1.8 1.8 16.4 32.9 2.3 Travel Time (hr) 0.0 0.3 0.2 0.8 1.6 0.2 Avg5peed (mph) 25 6 11 20 21 14 Fuel Used (gal) 0.1 0.2 0.2 3.0 2.1 0.2 HC Emissions (g) 0 0 1 11 7 1 CO Emissions (g) 23 6 16 623 310 25 NO( Erìiis~iot)s (g) 1 1 3 46' 19 2 Vehicles Entered 19 61 48 427 458 32 V.eþiÇ§5 &idt!!d 1§ !ì.o 48 427 458 32 Hourly Exit Rate 19 60 48 427 458 32 &riljjl~,E!\tïh'¡ì!lefóre D, 0 0 Q: 0 0 Denied Entry After 0 0 0 0 1 0 12: Project Driveway & EI Camino Real Intersection Performance no ECR u-tum 10/2512004 Total Delay (hr) \Dl~~,¥~~~j\i~ Total Stops ifravëk¡;¡is~¡¡ Travel Time (hr) ~g~ee¡¡t;.ii~¡¡¡') F,.u..e...1 us,.e...C:.!i~I.d. (. .a....I..) &_5_\9) CO Emissions (g) ~I~., Vehicles Entered ~1ííiîW$~ Hourly Exit Rate ~@!~ Denied Entry After 0.2 ¡w. 60 2.1 0.3 :,;'Î'. 0.2 ,¡;ø: 30 ~, 80 ,!It 79 'U:: "0 0.2 1.6 22 1.8.2 1.0 18 3.2 '," 12 640 ",,;;:;48 475 ,¡~1W1J 475 ,"', 0 0 0.5 3~ 47 33>2 1.7 ~, 2.3 i 335 í!\t; 490 4~ 490 ø; 1 "(,<¡¡¡'.ìk',;'Aj,::, , ,i, :'1ÌJ;' ,-,1ft> 0.9 2.9 129 55,5 3.1 18 5.7 ì~ 1005 ~2 1045 1"Q!!!if 1044 0 1 NewportJEI Camino TIA MDL kimleylvl7-ff51 SimTraffic Report Page 6 SimTraffic Performance Report Projected PM with Project 5: Newport Boulevard & 1-5 NB Ramp .Performance by movement Total Delay (hr) DêfäyIVêh (s) Total Stops TravelÖjst (ml) Travel Time (hr) Avg'SÞeed(mph) Fuel Used (gal) HC Ej¡¡¡i$.$ions (9) co Emissions (g) NOJf~S'sion!i(g) Vehides Entered Vehi¡¡~~j~ed Hourly Exit Rate ¡;)~Iry Befclre Denied Entry After - - 2.0 1.3 0.4 0.9 19.9 3.4 1.4 5.9 301 86 22 64 19,2 72.6 34.6 21.4 2.9 4.1 1.6 2.1 7 18 22 10 2.7 9.7 4.2 1.9 7 27 9 5 136 1081 402 111 22 111 30 13 360 1419 932 578 3ßß 1417 93.1 57e. 363 1417 931 576 Ù 0 0 II 0 0 0 0 5: Newport Boulevard & 1-5 NB Ramp IntersEiction Performance no ECR u-tum 10/25/2004 Total Delay (hr) ~~(s~ Total Stops Tr.ì!¥8J(mij Travel Time (hr) ~¡~,(m~) Fuel Used (gal) ~n~tij CO Emissions (g) ~~o_¡ Vehicies Entered ~It!ltt. Hourly Exit Rate ~tY.Je ' Denied Entry Afte~ ""î>::;' 3.3 §J.~ 387 91/t 7.0 iIiã 12.3 :. 1217 ,~iIfS 1779 ~. 1780 ~f 0 1.3 ~"1 86 .$,0 3.7 Hi 6.1 M 513 :',..,::í/IiIi 1510 ~,1' 1507 IT 0 4.6 ~i"! 473 147.7 10.6 14 18.5 4~ 1730 1~, . 3289 3¡{&7t 3287 Ii) 0 NewportiEI Camino TIA MDL kimleylvl7-ff51 SimTraffic Reporl Page 3 SimTraffic Performance Report Projected PM with Prpject 7: Newport Boulevard & Project Driveway Performance by movement no ECR u-turn 10/25/2004 Total Delay (hr) Delay/Veh (s) Total Stops Travel Dist (mi) Travel Time (hr) Avg Speed (mph) Fuel Used (gal) HC Emissions (g) CO Emissions (g) NOx Emissions (II) Vehicles Entered Vehlcles,ExitIOd Hourly Exit Rate DIOniødlintry,8efqre Denied Entry After 2.4 1.2 6.9 2.9 269 35 46.1 59.7 4.0 3.6 12 17 3.B B.4 9 26 179 1052 21 106 1253 14B2 1249 14B6 1249 14B6 0 0 0 0 0.1 5.4 4 3.1 0.3 11 0.4 1 21 3 76 77 77 0 0 0.1 10.5 23 D.4 0.1 4 0.1 0 2 0 23 23 23 0 0 7: Newport Boulevard & Project Driveway Intersection Performance Total Delay (hr) Dêl~y/Wt:\'(5} Total Stops TraveH#ist(...,i) Travel Time (hr) Avg.Siì>$eÕi(f¡"f~ij~ Fuel Used (gal) ~"~(~~¡1!1¡' CO Emissions (g) NØJi';1f:i:Ij~i~~ Vehicles Entered Vê!ìiiì!¡¡ßØ Hourly Exit Rate C1«fflfl~.IIM~~ Denied Entry After ;':\f" .',. 2.4 6,9 269 4M 4.0 12 3.B Q 179 'i;¡:¡~:, 1253 '1lr~ 1249 1.3 ~~ 39 8~ia 3.9 ,~ B.7 if 1073 ., 155B - 1563 itl Ó 0.1 1~\õ 23 0.4 0.1 4; 0.1 (if 2 ".1:1' 23 ~~ 23 , ",Ò 0 3.B 4,a 331 109.2 B.O 14 12.6 ~~ 1254 ,~~ 2B35 NewportJEl Camino TIA MDL kimleylvl7-ff51 SimTraffic Report Page 4 no ECR u-turn 10/25/2004 SimTraffic Performance Report Projected PM with Project 12: Project Driveway & EI Camino Real Performance by movement Total Delay (hr) 0.0 0.3 0.2 0.5 0.0 D~läy / Veh (s) 0.7 15.5 1.1 3.0 6.5 Total Stops 0 71 0 58 1 T1<Ivei Dist (mi) 0.1 2.1 26.9 40.8 1.3 Travel Time (hr) 0.0 0.4 1.4 1.9 0.1 Avg5peed (mph) 21 5 19 21 15 Fuel Used (gal) 0.0 0.3 5.3 2.7 0.1 Þ!,/C. ~issions (g) Q 1 17 9 0 CO Emissions (g) 5 8 882 346 12 Nt!iX,ernissions:(~) 0 1 72 23 1 Vehicles Entered 6 71 665 569 18 \It,'t1I111~ Exite~ ß 71 659 5.q;7' 17 Hou~y Exit Rate 6 71 659 567 17 _~j¡¡ntry,.tf~tj¡)re 0" 0 0 ,0", 0 Denied Entry After 0 0 0 0 0 12: Project DrivewélY & EI Camino Real Intersection Performance Total Delay (hr) ~el'l~ Total Stops ~~st (Iii~ Travel Time (11':) ~ed_j Fuel,Used co missions (g)' -~¡ Vehicles Entered IPIIIDeRU Hourly Exit Rate ~ Denied Entry After 0.3 14;~ 71 2& 0.4 ,5 0.3 1, 13 >~; 77 't#!. 77 ""f' 0 ," ,'" :~~: 0.2 ,~~. 0 Þ 1.4 ,.;ill, 5.3 >,,:;'~ '882 ,',,',.',A 665 - 659 :'>"~,, 0 0.5 ~, 59 42-;<1 2.0 ~ 2.8 ¡;:" 358 . 587 .,,' 584 '\~¡ 1.0 2.7 130 71.2 3.8 1.9 8.4 !J:'t 1252 ,,~r, 1329 1;¡¡~t'! 1320 &\ 0 Newport/EI Camino TIA MOL kimleylvl7-ff51 SimTraffic Report Page 6 SimTraffic Performance Report Projected AM with Project 5: Newport Boulevard & 1-5 NB Ramp Performance by movement 10/2512004 Total Delay (hr) Delay/Veh (~) Total Stops Travel Dist (mi) Travel Time (hr) Avg Speed (fnphî Fuel Used (gal) HC Emissions (g) CO Emissions (g) NOx Emlsslblî$'(~) Vehicles Entered Whicl.ø$. E)\j\!\d Hourly Exit Rate lJel1lB:d~j¡¡nt~i!i~rè¡ . Denied Entry After 1.4 0.5 25~6 1.7 182 8 10.4 53.0 1.9 2.5 6 21 1.6 6.3 4 18 87 652 15 94 196 1028 1'9.5 1Q29 195 1029 '0 0 0 0 1.1 1.2 2.7 5.9 119 76 56.2 26.6 3.0 2.6 18 10 4.5 2.3 12 6 329 94 48 12 1510 721 151:1+ 716 1504 716 a 0 0 0 5: Newport Boulevard & 1-5 NB Ramp Intersection Performance Total Delay (hr) D¡¡~9if,>¡tð¡r,!tÐ!: Total Stops l'ra\lêl¡¡isto@,ïjP Travel Time (hr) ~,~~jJ~- .' ~""'. .Ui'~'.~ss:d.'1 \2.~~~cc .....' . ' l1H!;I"e!!§.. ¡-.... <, . "" CO Emissions (g) ~~~!::¡:,,:L ' Vehicles Entered V~¡mI1$: E~iIØ' Hourly Exit Rate tíj~\~~'~... 6ènied ÊnuŸAfter ','; 1.9 :M' 190 $~$' 4.4 ~ 7.9 ~;.8,: 738 ..¡a::: 1224 8' 1224 .:;i¡1i!lll\. 0 2.3 4.2 3..,7:M. 195 385 82..8 1;t~~ 5.7 10.1 1/i ,i~~ 6.7 14.6 it " ,;)M\ 422 "1'161 $~,'¡j".!¡_. 2231 3455 ~~:'..Y;_: 2220 3444 ~:::'M.'!Î!~~ Newport/EI Camino TIA MDL kimleylvl7,ff51 SimTraffic Report Page 3 SimTraffic Performance Report Projected AM with project 7: Newport Boulevard & Project Driveway Performance by movement 10/25/2004 Total Delay (hr) 0.6 2.1 0.1 0.0 0.1 Délày / Wh (s) 2,1 3.3 5.6 0.8 19.3 Total Stops 37 48 2 6 24 Travel Dist (mi) 34.4 89.7 3.1 0.6 0.5 Travel Time (hr) 1.7 5.5 0.3 0.0 0.2 AvgSpeed (mph) 20 17 11 20 3 Fuel Used (gal) 1.7 9.5 0.3 0.1 0.1 HC,EmissiOl1s (g) 5 26 1 0 0 CO Emissions (g) 91 774 13 8 3 NOx Emissions (g) 10 118 2 1 1 Vehicles Entered 943 2203 76 43 24 VehIÇlesJ;)(~ed 941 2206 75 43 24 , Hourly Exit Rate 941 2206 75 43 24 Ðeìill:idfi/ijttý, Before 0 0 0 Q 0 Denied Entry After 0 0 Q 0 0 7: Newport Boulevard & Project Driveway Intersection Performance Total Delay (hr) ài~j~}~~i('$) Total Stops Ttâjli!îi$ìsl>(mi) Travel Time (hr) ~~.¡!nph) Fuel Used (QBI) Ø"""'~9mS (g) CO Emissions (g) ~I!s({n Vehicles Entered ~~ed Hourly Exit Rate ~Bêfòre Denied Entry After 0.6 2.2 2.1 .. 37 50 34.4 ~~ 1.7 5.8 20 ,iii, 1.7 9.8 5 ... 91 787 ':1:0:- 943 2279 ~:1 .S 941 2281 ':',e,! " '.':m" 0 0 0.1 !(~i 30 1:1 0.2 ~; 0.2 j 11 ,,:~, 67 , -;!Ii, 67 2.9 3,1 117 128.2 7.7 17 11.6 32 889 1'33 3289 321;19 3289 0 0 NewportiEI Camino TIA MDL kimleylvl7-ff51 SimTraffic Report Page 4 SimTraffic Performance Report Projected AM with Project 12: Project Driveway & EI Camino Real Performance by movement Total Delay (hr) 0.0 0.3 0.1 0.1 0.3 0.0 Delay/Vêh(s) 0.0 15.9 6.2 1.2 2.5 4.8 Total Stops 0 57 28 0 39 1 Travel Dist (rhl) 0.3 1.7 1.6 16,8 33.9 1.9 Travel Time (hr) 0.0 0.4 0.1 0.9 1.6 0.1 Avg Speed (mph) 25 5 11 18 22 15 Fuel Used (gal) 0.1 0.2 0.2 2.7 1.9 0.2 HC emissions (g) 0 1 1 8 6 0 CO Emissions (g) 12 9 13 327 167 14 NOx Emissions (g) 1 1 2 4'1 20 2 Vehicles Entered 18 57 39 415 474 27 Vehioies.e><ited ta 57 39 41¡§ 473 27 Hourly extt Rate 18 57 39 415 473 27 Denied ¡¡¡¡t~,aefore, .0 0 0 0 0 0 Denied Entry After 0 0 0 0 0 0 12: Project Driveway & EI Camino Real Intersection Performance 10/25/2004 Total Delay (hr) ~ê~Y liof,l~) Total Stops TTavel O¡~\,'{ijjj) T.r...avel Ti." imE!Jh.lme hr) A\lg,:S¡$~IiIIi) ¡-~ CO Emissions (g) ~~)!;¡¥i¥; Vehicles Entered v.~l\I!~' Hourly Extt Rate ~'*'t( Denied Entry After 0.3 12';1 57 2.0 0.4 5 0.3 1, 21 3. 75 705 75 0 0 0.2 '~<!i 28 ,1ìt!ig 1.0 :œ 2.8 , ,;.¡ - 340' ';'".:;, , 454 ;D 454 ': '¥'1: 0 0.4 2,7 40 3509 1.7 2,1 2.1 ,6 181 ~., 501 . 500 ,~ 0 0.8 ~!;¡ 125 56>2 3.1 tt¡ 5.2 .,Ii 541 ,.,~: 1030 - 1029 )+~ 0 NewportlEl Camino TIA MOL kimleylvl7-ff51 SimTraffic Report Page 6 SimTraffic Performance Report Projected PM with Project 5: Newport Boulevard & 1-5 NB Ramp Performance by movement Total Delay (hr) D'èlay/Veh (s) Total Stops Travel Dist (ml) Travel Time (hr) Mg Speed (mph) Fuel Used (gal) ¡'¡QEmissions(g) CO Emissions (g) NòX Emissions (9) Vehicles Entered ViitliclesExit,ed Hourly Exit Rate ç¡~~ieð,~!1tryj$'~t"te Denied Entry After 1.6 3.4 18;3 8.5 272 290 1616' 72.9 2.3 6.2 'T 12 2.2 8.7 6 24 108 693 1'9 104 311 1415 3.11 1423 311 1423 ø 0 0 0 0.4 1.4 25 35.7 1.6 22 2.6 7 217 30 957 960 960 0 0 ..~ 0.8 5.5 37 19.1 1.8 10 1.7 5 86 12 516 517 517 0 0 1 0/25/2004 5: Newport Boulevard & 1-5 NB Ramp Intersection Performance Total Delay (hr) !!II~Y'("'¡I\ (~ Total Stops r,~ÎIel¡J!$t (R11) Travel Time (hr) .'$~~~Ø;(I'1iIí1 ¡¡¡. CO Emissions (g) ~" Vehicles Entered .~~~" Hourly Exit Rate ~ Denied Entry After 4.9 10,3 562 89.6 8.5 11 11.0 30 801 123 1726 1734 1734 0 0 1.2 6.1 ~"" 6,¡¡ 62 624 §\$;$ '144.3 3.5 11.9 ,f.~ 12 4.4 15.3 ;~, .,' 4~ 303 1104 ..'iiJ~ði:¡Pl$'!i; 1473 3199 -{:;XII21'1 1477 3211 & 0 NewportiEI Camino TIA MOL kimleylvl7.ff51 SimTraffic Report Page 3 SimTraffic Performance Report Projected PM with Project 7: Newport Boulevard & Project Driveway Performance by movement Total Delay (hr) Delay / Vëh (g) Total Stops Travel Digt (mi) Travel Time (hr) AvgSþeed (mph) Fuel Used (gal) HC ¡¡¡mi,S$ions (g) CO Emissions (g) NOx.Emissions (g) Vehicles Entered Vel,'l!j:¡IÌ!s'EX~!Îd Hourly Exit Rate ~§\1i¡:¡;liîty"ßììío¡,ë' Denied Entry After 3.9 1.0 11.1 2.5 341 17 47.1 57.9 5.6 3.4 8 17 4.6 7.5 12 22 207 714 30 106 1275 1451 1282 1452 1282 1452 0 0 0 0 10/25/2004 0.1 5.7 2 2.5 0.2 11 0.3 1 15 3 61 61 61 0 0 0.0 7.2 21 0.4 0.1 6 0.0 0 2 0 21 21 21 0 0 7: Newport Boulevard & Project Driveway Intersection Performance Total Delay (hr) 3.9 1.1 0.0 5.1 ~~~, 11.1 Z\Q' 7/2. Q",~ Total Stops 341 19 21 381 tt~~'(miJ 47.1 60,4 1M 1Q'):,9 ~. 5.6 3.6 0.1 9.2 8 W 6 112 Fuel Used (gal) 4.6 7.8 0.0 12.4 ~,!"..,'. 12 ~ 0 ~ CO Emissions (g) 207 729 2 938 ~~¡ ,. 30 1~ RO :!Ø Vehicles Entered 1275 1512 21 2808 ~_. 1282 15.1~ f1 ~1I Hourly Exit Rate 1282 1513 21 2816 UIUlllMi.~.V""" 0 ø. YO :*¡',' [¡¡Nil;';' Denied Entry After 0 0 0 0 NewportiEI Camino TIA MOL kimleylvl7-ff51 SimTraffic Report Page 4 SimTraffic Performance Report Projected PM with Project 12: Project Driveway & EI Camino Real Performance by movement 10/25/2004 Total Delay (or) 0.0 0.1 0.2 0.3 0.0 Delay 1 Veh (s) 0.1 7.5 1.1 1.9 5.0 Total Stops 0 59 0 29 0 Travel Dist (ml) 0.0 1.7 26.9 36A 1.2 Travel TIme (or) 0.0 0.2 1A 1.7 0.1 Avg Speed (mph) 26 6 19 213 16 Fuel Used (gal) 0.0 0.2 4.2 2.1 0.1 HC Emissions (g) 0 0 13 6 0 CO Emissions (g) 2 7 523 170 8 NOx Emissions (g) 0 1 71 20 1 Vehicles Entered 2 59 666 535 17 Vehicles Exited 2 59 6.70 ~~iì 17 Hourly Ex~ Rate 2 59 670 536 17 Q.e'jied Entry.$~tG>re 0. 0 I) tI (j' Denied Entry After 0 D 0 0 0 12: Project Driveway & EI Camino Real Intersection Performance Total Delay (hr) D~(!lÎ'/Vêh(~ Total Stops rrå'¡êl Dist (ijji) Travel Time (hr) ~¡¡¡$peedflì\~ì F~~I Used (~) . ~'~issiQJ'¡~m¡ CO Emissions (g) jii!W.j¡¡liîiÙi~ Vehicles Entered V~liìële$ EX. Hourly Exit Rate I!I\iJ:ît~ EhtlW_~ Denied Entry After 0.1 7¡fj 59 f~ 0.2 , 0.2 '~ 9 :.~"¡J , 61 .- 61 , '!",tl 0 "¡" 0.2 1,:1 0 ~$,9 1A 1c9 4.2 ;,ï~ 523 ,.~ 666 mp 670 :0 0 0.3 2,i!' 29 39,15. 1,7 ~. 2.2 '7 178 1W' 552 fÍ.~ 553 ,'G' O' 0.6 1,6 66 68,3 3.4 20 6.5 :10 710 9i1 1261 12'!ì4 1264 0 0 Newport/EI Camino TIA MDL kimleylvl7-ff51 SimTrafflc Report Page 6 ~ ~ 18"'1_" Kimley-Hom liio....i- U and Associates, Inc. Appendix D: AASHTO Sight Distance Standards Beach/Edinger Retail Site Traffic Impact Analysis' J 0/29104 ..... ;::; ~ Braking distance on level .J!!!L 4.6 10.3 18.4 28.7 41.3 56.2 73.4 92.9 114.7 138.8 165.2 193.8 rake Design reaction speed distance mph) (II) 15 55.1 20 73.5 25 91.9 30 110.3 35 128.6 40 147.0 45 165.4 50 183.8 55 202.1 60 220.5 65 238.9 70 257.3 75 275.6 80 294.0 Note: Brake reaction distance predicated on a time of 2.5 s; deceleration rate of 3.4 m/s calculated sight distance. US Customal Braking Stopping sight distance distance on level Calculated (II) (II) 21.6 76.7 38.4 111.9 60.0 151.9 86.4 196.7 117.6 246.2 153.6 300.6 194.4 359.8 240.0 423.8 290.3 492.4 345.5 566.0 405.5 644.4 470.3 727.6 539.9 815.5 614.3 90B.3 [11.2 fils'] used to determine Brake reaction distance JI& 13.9 20.9 27.8 34.8 41.7 48.7 55.6 62.6 69.5 76.5 83.4 90.4 StoDPing sight distance Calculated --1!& 18.5 31.2 46.2 63.5 83.0 104.9 129.0 155.5 184.2 215.3 248.6 284.2 Design .!!!!l. 20 35 50 65 85 105 130 160 185 220 250 285 I Exhibil3-1. Stopping Sight Distance 8W Design illL 80 115 155 200 250 305 360 425 495 570 645 730 820 910 ,~-.,;(... ... ".111. ' -. ~ .--. --I~ ~ ! ... " ¡¡ .. :¡ 1';' 1::1 ~ o'ò' " ~ :J: o'ò' ::r '" ~ i ~ ~ ... t: - ELements of Design Design speed kmlh 20 30 40 50 60 70 80 gO 100 11Ó 120 130 Metric Sto in si ht distance m Down rades U rades 3%6%9%3%6%9% 20 20 20 19 18 18 32 35 35 31 30 29 50 50 53 45 44 43 66 70 74 61 59 58 87 92 97 80 77 75 110 116 124 100 97 93 136 144 154 123 118 114 164 174 187 148 141 136 194 207 223 174 167 160 227 243 262 203 194 186 263 281 304 234 223 214 302 323 350 267 254 243 Design speed mh 15 20 25 30 35 40 45 50 55 60 65 70 75 80 US Customs Sto in si ht distance It Down rades U rades 3%6%9%3%6%9% 80 82 85 75 74 73 116 120 126 109 107 104 158 165 173 147 143 140 205 215 227 200 184 179 257 271 287 237 229 222 315 333 354 289 278 269 378 400 427 344 . 331 320 446 474 507 405 388 375 520 553 593 469 450 433 598 638 686 538 515 495 682 728 785 612 584 561 771 825 891 690 658 631 866 927 1003 772 736 704 965 1035 1121 859 817 782 Exhibit 3.2. Stopping Sight Distance on Grades Decision Sight Distance Stopping sight distances are usually sufficient to allow reasonably competent and alert drivers to come to a hurried stop under ordinary circumstances. However, these distances are often inadequate when drivers must make complex or instantaneous decisions, when information is difficult to perceive or when unexpected or unusual maneuvers are required. Limiting sight distances to those needed for stopping may preclude drivers from performing evasive maneuvers, which often involve less risk and are otherwise preferable to stopping. Even with an appropriate complement of standard traffic control devices in accordance with the MUTCD (6), stopping sight distances may not provide sufficient visibility distances for drivers to corroborate advance warning and to perfonn the appropriate maneuvers. It is evident that there are many locations where it would be prudent to provide longer sight distances. In these circumstances, decision sight distance provides the greater visibility distance that drivers need. Decision sight distance is the distance needed for a driver to detect an unexpected or otherwise difficult-to-perceive information source or condition in a roadway environment that may be visually cluttered, recognize the condition or its potential threat, select an appropriate speed and path, and initiate and complete the maneuver safely and efficiently (7). Because decision sight distance offers drivers additional margin for error and affords them sufficient length to maneuver their vehicles at the same or reduced speed, rather than to just stop, its values are substantially greater than stopping sight distance. Drivers need decision sight distances whenever there is a likelihood for error in either information reception, decision-maldng, or control actions (8). Examples of critical locations where these ldnds of errors are likely to occur, and where it is desirable to provide decision sight distance include interchange and intersection locations where unusual or unexpected maneuvers are required, changes in cross section such as toll plazas and lane drops. and areas of concentrated IIS ATTACHMENT E SUBMITTED SUMMARY OF ENVIRONMENTAL DOCUMENTS ~KENA GREAT AMERICAN 1450 EI Camino Real Second Floor Tustin CA 92780 P: 714.505.7611 F: 714.505.7619 REA L EST ATE D EVE LOP MEN T September 20, 2004 Minoo Ashabi Associate Planner City Of Tustin 300 Centennial Way Tustin, CA 92780 REG EIVED SEP 202004 COMMUNITY DEVELOPMENT BY Re: NEWPORT & EL CAMINO FORMER ULTRA-MAR Dear Ms. MIDoo: For your file, I have enclosed the following: 1. Groundwater Monitoring Report, First Quarter 2004. ')'. Request for extension and Work plan Addendum dated December 17, 2003 Groundwater Monitoring Report Fourth Quarter dated November 21,2003. -,. Work plan and Remediation Well Installation dated September 9,2003. 5. Letter from Frey Environmental and Resume of Fry Environmental that was submitted to State of Califomia UST Cleanup Fund. 6. Third Quarter Monitoring Report dated September 5,2003. 7. Work plan dated July 28, 2003. 8. Second Quarter Monitoring Report dated July 18,2003. 9. Additional Subsurface Investigation dated July 2,2003. In summary, there is currently some groundwater contamination that the County and State have reviewed and a work plan for the installation and placement of a Vapor Extraction System will be submitted once the project has full City approvals and the placement of the building, landscaping etc., is defined. It may be a number of years until the site has been fully remediated and we have obtained a no further action letter from the County and the State. This is not unusual and we have developed many projects while this type of remediation occurs. My contaminated soil will be removed during tank excavation and demolition of the buildings and canopy including all the tank lines, dispensers etc. Please give me a call if I can help you understand all the reports. What's most important is that this site is being cleaned up under the Sate Clean Up Fund. See exhibits A., B & C to help :alidate the fund and whaï\ remaining cost to r.emediate will be. Thank you. 'ncerely, , ! I rìh Li-j~----------.--" Donald T. Robertson J¡ Jx!) Y l7'\1"'" ~ RESOLUTION NO. 3938 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE PARCEL MAP 2004-256 TO MERGE TWO PARCELS TO CREATE ONE PARCEL 29,733 SQUARE FEET IN AREA (0.68 ACRES) LOCATED AT 14001 AND 14011 NEWPORT AVENUE AND 770 EL CAMINO REAL (APNS. 401-641-05 AND 401-641-07) LOCATED AT THE SOUTHWEST CORNER OF EL CAMINO REAL AND NEWPORT AVENUE The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Tentative Parcel Map No. 2004-256 was submitted by Makena Great American requesting approval to merge two existing parcels to create a 29,733 square foot parcel (0.68 acres) located at the southwest corner of EI Camino Real and Newport Avenue for development of a 7,400 square foot single story retail building (assessor parcel numbers 401-641-05 and 401-641-07); B. That a public hearing was duly called, noticed, and held for said map on November 22, 2004, by the Planning Commission; C. That the proposed subdivision is in conformance with the Tustin General Plan land use designation of Old Town Commercial and the Central Commercial and Parking Overlay Zoning District in that these designations provide for the development of retail commercial projects; D. As conditioned, the map would be in conformance with the State Subdivision Map Act and Tustin City Code Section 9323 (Subdivision Code); E. That the site is physically suitable for the type of development proposed; F. That the site is physically suitable for the proposed density of the development; G. That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems. H. That the parcel map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat; and, I. The parcel map is Categorically Exempt pursuant to Section 15315, Class 15 of Title 14, Chapter 3, of the California Code of Regulations (Guidelines for the California Environmental Quality Act). Resolution No. 3938 Tentative Parcel Map 2004-256 November 22, 2004 Page 2 II. The Planning Commission hereby recommends that the City Council approve Tentative Parcel Map 2004-256 to merge two parcels to create one parcel 29,733 square feet in area (0.68 acres) located at the southwest corner of EI Camino Real and Newport Avenue for development of a 7,400 square foot single story retail building, subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, h," O" th, ,,' d', of No,^,mb". 2004 1 ~' Ctiairperson a~~ ~L:- ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA) COUNTY OF ORANGE) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3938 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 22nd day of November, 2004. 8~d ~~ ELIZABETH A. BINSACK Planning Commission Secretary GENERAL (1 ) 1.1 (1 ) 1.2 (1 ) 1.3 (1 ) 1,4 EXHIBIT A TENTATIVE PARCEL MAP 2004-256 RESOLUTION NO. 3938 CONDITIONS OF APPROVAL The proposed Project shall substantially conform with the submitted plans for the project date stamped November 22, 2004, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are to be consistent with the provisions of the Tustin City Code and other applicable codes. Approval of Tentative Parcel Map 2004-256 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. As a condition of approval of Tentative Parcel Map 2004-256, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third-party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. Within 24 months from tentative map approval, the subdivider shall record with appropriate agencies a final map prepared in accordance with subdivision requirements of the Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to Section 9323 of the Tustin Municipal Code. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. SOURCE CODES (1) STANDARD CONDITION (2) CEQA MITIGATION (3) UNIFORM BUILDING CODE/S (4) DESIGN REVIEW EXCEPTION (5) (6) (7) RESPONSIBLE AGENCY REQUIREMENT LANDSCAPING GUIDELINES PC/CC POLICY Exhibit A Tentative Parcel Map 2004-256- Conditions of Approval Resolution No. 3938 Page 2 (1) 1.5 (5) 1.6 (1 ) 1.7 The subdivider shall conform to all applicable requirements of the State Subdivision Map Act, the City's Subdivision Ordinance, and the City's zoning regulations. The subdivider shall be required to execute subdivision/monumentation agreements and provide improvement/monumentation bonds to the City prior to recordation of the final map. Prior to final map approval, the subdivider shall submit: A. B. A current title report; and, A duplicate mylar of the Final Map, or 8% inch by 11 inch transparency of each map sheet prior to final map approval and "as built" grading, landscape, and improvement plans prior to Certificate of Acceptance. PUBLIC WORKS DEPARTMENT (1 ) 2.1 (1 ) 2.2 (1) 2.3 (1) 2.4 (1) 2.5 The applicant shall Grant in Fee Title ten (10) feet additional street right- of-way along Newport Avenue, and the appropriate corner cut-off shall be required for future street widening. This shall be in the form of an irrevocable offer of Grant Fee at this time. All dedications, offers of dedication, grant in fee, and/or offer of grant in fee shall also state that the City of Tustin shall be permitted to obtain, at no cost, a Temporary Construction Easement and a right-of-entry for all on-site joins when the ultimate street improvements are constructed. The right-of-entry shall terminate on the date that the Notice of Completion is recorded at the Orange County Recorder's office. The applicant shall satisfy dedication and/or reservation requirements as applicable, including but not limited to, dedication of all required street and flood control right-of-way easements, vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer and other agencies. Subdivider's execution of a subdivision/monumentation agreement and furnishing the improvement/monumentation bonds as required by the City Engineer prior to recordation of the final map will be required. Preparation and recordation of a final subdivision map will be required. In addition to the normal full-size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required to be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CAD D) format. The Exhibit A Tentative Parcel Map 2004-256- Conditions of Approval Resolution No. 3938 Page 3 (1 ) 2.6 FEES (1 ) 3.1 standard file format is AutoCAD Release 14 or 2000 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD-based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2000. Drawings created in AutoCAD Release 2000 or Release 14 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of forty- three dollars ($43.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. RESOLUTION NO. 3939 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING DESIGN REVIEW 04-023, AND CONDITIONAL USE PERMIT 04-028 FOR CONSTRUCTION OF A 7,400 SQUARE FOOT RETAIL BUILDING WITH AN OUTDOOR SEATING AREA AT THE SOUTHWEST CORNER OF NEWPORT AVENUE AND EL CAMINO REAL (14001, 14011 NEWPORT AVENUE AND 770 EL CAMINO REAL AND APN NOS. 401-641-05, 401-641-07) The Planning Commission of the City of Tustin does hereby resolve as follows: I. A. The Planning Commission finds and determines as follows: That proper applications for Conditional Use Permit 04-028 and Design Review 04-023 were filed by Makena Great American requesting approval to construct a 7,400 square foot retail building with an outdoor seating area. B. The proposed project is consistent with the policies of the General Plan land use designation "Old Town Commercial" which provides for policies and guidelines for commercial development and complies with the Central Commercial and Parking Overlay (C-2,P) zoning district regulations and development standards for permitted and conditionally permitted uses. In addition, the project has been reviewed for consistency with the Air Quality Sub-element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub-element. C. That a public hearing was duly called, noticed, and held for said application on November 22, 2004, by the Planning Commission; D. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and appearance of equipment located outside an enclosed structure. Resolution 3939 Page 2 E. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Proposed signage. 14. Development Guidelines and criteria as adopted by the City Council. That the establishment, maintenance, and operation of the proposed retail center and outdoor seating area will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use nor be a detriment to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tustin as evidenced by the following findings. a. The proposed project is consistent with the types of uses encouraged by the General Plan Old Town Commercial Land Use Designation, which provides for retail and service oriented uses. In addition, the floor area ratio of the project is 0.25:1 which is less than the standard density of 0.5:1 allowed in the Old Town Commercial Land Use Designation. b. The proposed project complies with the development standards of the Central Commercial Parking Overlay (C-2,P) zoning district. c. As conditioned, the project will enhance the area in that a vacant transmission shop and service station will be removed to accommodate the construction of a retail building that provides convenient services to the community, and the landscaping and architectural design of the building with use of brick veneer accent and stone cornice will be compatible with the envisioned Old Town developments. d. The proposed outdoor seating along EL Camino Real is appropriate and complements the additional pedestrian activity desired in the Old Town area. e. The City's Traffic Engineer concurs with the traffic analysis prepared by Kimley-Horn and Associates dated November 1, 2004, and revised November 8, 2004, that found the project, as compared to existing development, will not result in a significant increase in traffic in the area and surrounding major intersections. Resolution 3939 Page 3 f. The City's Traffic Engineer concurs with the traffic analysis dated November 1, 2004, and revised November 8, 2004, which found the site configuration provides for adequate on-site circulation for vehicles and delivery/service vehicles and is not anticipated to impact off-site traffic in the public right-of-way with a condition of approval that limits delivery trucks to the hours between 7:00 p.m. and 7:00 a.m. g. The City's Traffic Engineer concurs with the traffic analysis dated November 1, 2004, and revised November 8, 2004, which found the proposed driveways along EL Camino Real and Newport Avenue are designed with sufficient queuing and would not impede on-site or off- site traffic. h. Sufficient on-site parking would be provided in that thirty-seven (37) parking spaces are required and would be provided. Consistent with the Guidelines for Outdoor Seating, the outdoor seating is not in close proximity to residential uses. j. The proposed outdoor seating use will not have a negative effect upon the aesthetics of the area in that the proposed area will be screened with a 36-inch low wall and adequate landscaping including four (4) 24- inch box Tabebuia trees. k. The typical operational hours of 5:00 a.m. to 12:00 a.m. for the coffee house, and associated outdoor seating, are appropriate given the primarily commercial nature of the area and proximity to a freeway and major arterial roadway. m. As conditioned, no alcoholic beverages would be served at the establishment. n. As conditioned, no live entertainment or amplified noise is permitted. F. The project is categorically exempt pursuant to Section 15332 (Class 32) of the California Environmental Quality Act. II. The Planning Commission hereby approves Conditional Use Permit 04-028 and Design Review 04-023, for construction of a 7,400 square foot retail building located at the southwest corner of Newport Avenue and EI Camino Real (14001, 14011 Newport Avenue and 770 EL Camino Real) also known as assessor parcel nos. 401-641-05 and 401-641-07. Resolution 3939 Page 4 PASSED AND ADOPTED at a regular meeting of the Tu tin P on the 22"d day of November, 2004. ~~~~i:- ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA) COUNTY OF ORANGE) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Secretary of the Planning Commission of the City of Tustin, California; that Resolution No.3939 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 22nd day of November, 2004. &~d~~1- ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A CONDITIONS OF APPROVAL DESIGN REVIEW 04-023, CONDITIONAL USE PERMIT 04-028 NOVEMBER 22, 2004 GENERAL (1) 1.1 (1) 1.2 (1 ) 1.3 (1 ) 1.4 (1) 1.5 The proposed use shall substantially conform with the submitted plans for the project date stamped November 22, 2004, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are to be consistent with the provisions of the Tustin City Code and other applicable codes. Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any grading or building permits for the project, subject to review and approval by the Community Development Department. The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twelve (12) months of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. Approval of Design Review 04-023 and Conditional Use Permit 04-028 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. The applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. SOURCE CODES (1) STANDARD CONDITION (2) CEQA MITIGATION (3) UNIFORM BUILDING CODE/S (4) DESIGN REVIEW (5) (6) (7) RESPONSIBLE AGENCY REQUIREMENT LANDSCAPING GUIDELINES PC/CC POLICY EXCEPTION Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 2 (1) 1.6 (1 ) 1.7 (1 ) 1.8 Any violation of any of the conditions imposed is subject to the payment of a civil penalty of $100.00 for each violation, or such other amounts as the City Council may establish by ordinance or resolution, and for each day the violation exists, subject to the applicable notice, hearing, and appeal process as established by City Council ordinance. The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. Prior to the issuance of a precise grading or building permit, the applicant shall prepare and record a final subdivision map in accordance with the Tustin City Code. PLAN SUBMITTAL (1 ) 2.1 (3) 2.2 At the time of building permit application, the plans shall comply with the most recently adopted codes. The City is currently using the 2001 California Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 California Plumbing Codes (CPC), 2001 California Electrical Code (CEC), California Title 24 Accessibility Regulations, Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations. Building plan check submittal shall include the following: . Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical. Structural calculations, two (2) copies. . . Title 24 energy calculations, two (2) copies. Roofing material shall be fire rated class "B" or better. . . The location of any utility vents or other equipment shall be provided on the roof plan. Details of all proposed lighting fixtures and a photometric study showing the location and anticipated pattern of light distribution of all proposed fixtures. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties, including the adjacent streets. Wall-mounted fixtures shall be directed at a gO-degree angle directly toward the ground or toward the building to illuminate signs. All lighting shall be developed to provide a minimum of one (1) foot-candle of light coverage, in accordance with the City's Security Ordinance. . Exhibit A - Resoiution 3939 DR 04-023, CUP 04-028 Page 3 (1 ) 2.3 (1 ) 2.4 (4) 2.5 (1 ) 2.6 (1 ) 2.7 . A note shall be provided on the plans that "All parking areas shall be illuminated with a minimum of one (1) foot-candle of light, and lighting shall not produce light, glare, or have a negative impact on adjacent properties." Cross-section details showing the installation of the proposed rooftop equipment. Rooftop equipment shall be installed and maintained so as not to be visible from the public right-of-way and a minimum of six (6) inches below the parapet. An elevation showing rooftop equipment installation related to the height of the parapet and proposed equipment must be identified at plan check submittal and any design of required screening will be subject to the approval of Community Development Department Director. . . Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. The plans submitted shall indicate that restrooms are accessible to persons with disabilities as per State of California Accessibility Standards (Title 24). Plumbing fixture units are required to comply with the 2001 California Plumbing Code Chapter four (4) Table 4-1 as per type of group occupancy, or as approved by the Building Official. Prior to permit issuance, clearances from the Orange County Health Care Agency, and Orange County Fire Authority are required. A minimum of two (2) parking for disabled persons shall be provided, one of which shall be van accessible stall with an eight (8) foot wide loading area. Disabled persons shall be able to park and access the building without passing behind another car except his/her own vehicle. Vehicle parking, primary entrance to the building, the primary paths of travel, cashier space, sanitary facilities, drinking fountain, and public telephones shall be accessible to persons with disabilities. The plans shall identify an area analysis for the building and show compliance with allowable floor areas based on 2001 California Building Code Chapter 5, Table 5-B. 2.8 Four (4) sets of final grading plans consistent with the site and landscaping plans as prepared by a registered civil engineer shall be submitted and shall include the following: . Technical details and plans for all utility installations including telephone, gas, water, and electricity. Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 4 (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) . Three (3) copies of precise soil report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on- site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. All site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties. . . Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. Two (2) copies of Hydrology Report. . 2.9 The engineer of record shall submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. 2.10 The engineer of record shall submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit. 2.11 A surety/cash bond shall be submitted to assure work is completed in accordance with approved plans prior to permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the Building Official for determination of the bond amount. 2.12 Information to ensure compliance with requirements of the Orange County Fire Authority, including fire flow and installation of fire hydrants subject to approval of the City of Tustin Public Works Department, shall be provided prior to issuance of anyon-site utility permit. 2.13 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on-site to control predictable pollutant run-off. This WQMP shall identify the: structural and non-structural measures specified detailing implementation of BMPs whenever they are applicable to the project; the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessee, etc.); and, reference to the location(s) of structural BMPs. 2.14 Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $2700.00 for the estimated cost of review of the WQMP to the Building Division. The actual costs shall be deducted from the deposit, and the applicant shall be responsible for any additional Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 5 (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) (1 ) ((1 ) review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. 2.15 Prior to issuance of building permits, the property owner shall record CC&Rs or another legal instrument approved by the City Attorney that shall require the property owner, successors, tenants (if applicable), and assigns to operate and maintain in perpetuity the post-construction BMPs described in the WQMP for the project. 2.16 The Community Development and Public Works Departments shall determine whether any change in use requires an amendment to an approved Water Quality Management Plan. 2,17 Prior to the issuance of any permits, the property owner and applicant shall provide written consent and authorization to enter the property for the purpose of conducting compliance assessments. An authorized inspector may inspect the property for the purpose of verifying compliance with Chapter 4 of the Tustin City Code (Water Quality Ordinance) and verifying compliance with the approved Water Quality Management Plan. 2.18 A note shall be provided on final plans that a six (6) foot high chain link fence shall be installed around the site prior to building construction stages. A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. 2.19 A corrective action plan for soil remediation on the site that describes and justifies the proposed remediation shall be submitted to and approved by the Community Development Department and Orange County Health Care Agency. This report shall indicate: a) the locations of monitoring and extraction wells proposed at the site; b) which wells will be abandoned, if necessary; and c) where replacement wells will be located after site construction is complete. Replacement wells shall be specifically identified on the site plan and located not to obstruct site access, building locations, or required parking spaces. 2.20 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, street numbers shall be displayed in a prominent location on the street side of the building. The numerals shall be no less than six (6) inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness. 2.21 No outdoor storage shall be permitted except as approved by the Tustin Community Development Director. 2.22 The applicant shall comply with all City policies regarding short-term construction emissions, including periodic watering of the site and Exhibit A - Resoiution 3939 DR 04-023, CUP 04-028 Page 6 (1 ) (*) (*) prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. 2.23 Authorization from all easement holders shall be submitted to the Community Development Department, for construction within an easement area, prior to issuance of any permits. The cesspool shall be removed and the easement shall be abandoned prior to issuance of a grading permit. 2.24 Installation of any aboveground equipment for soil or ground water remediation would require approval of a conditional use permit by the zoning administrator. 2.25 Authorization of the City's trash hauler shall be obtained for the proposed location of the trash enclosure prior to issuance of a grading permit. ARCHITECTURE (4) 3.1 (4) 3.2 All exterior treatments shall be consistent with the submitted color/material samples and noted on all construction plans and elevations submitted for Building Permit Plan Check, subject to review and approval by the Community Development Department at final inspection. The colors and materials for the exterior of the building shall be consistent with the following: 0 Natural smooth trowel-finished stucco; 0 Nine (9) foot high brick accent; 0 Clear glass and black aluminum storefront; 0 Copper roofing and awnings; 0 Stone cornice; and, 0 Granite tile medallions. A high quality of features, materials, and colors shall be used throughout the site and maintained on an ongoing basis to create and maintain a handcrafted building appearance. Any changes to colors or materials during construction or operation shall be approved in writing by the Community Development Department prior to installation. All ground- and wall-mounted mechanical and electrical fixtures and equipment shall be adequately and decoratively screened. The screen shall be considered as an element of the overall design of the project and shall blend with the architectural design of the building. All telephone and electrical boxes shall be indicated on the building plans and shall be completely screened. Electrical transformers shall be located toward the interior of the project, maintaining sufficient distance to minimize visual impacts from the public right-of-way. Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 7 (4) 3.3 (4) 3.4 (4) 3.5 All exposed metal flashing or trim shall be painted to match the building. No exterior down spouts or roof scuppers shall be permitted. All roof drains shall utilize interior piping, but may have exterior outlets at base of buildings. A protective graffiti resistant finish shall be applied on all elevations of the proposed structure, subject to review and approval by the Community Development Department. LANDSCAPING (1 ) 4.1 (1) 4.2 (1 ) 4.3 (1 ) 4.4 SIGNS (1) 5.1 Complete landscape and irrigation plans that comply with the City of Tustin Landscape and Irrigation Guidelines shall be submitted at plan check. The irrigation plan shall show the location and control of backflow prevention devices at the meter, pipe size, sprinkler type, spacing, and coverage details for all equipment. The site shall be landscaped consistent with the City's Landscaping and Irrigation Guidelines. A minimum of ten (10) forty-foot tall trunk Washingtonian palms, thirteen (13) 24-inch box queen palms, and four (4) 24-inch box Tabebuias, sixteen (16) 15-gallon plum trees, and eight (8) 15-gallon Carolina Laurel Cherry trees shall be installed unless otherwise approved by the Community Development Department. The sizes and quantities of the landscaping shall be continually maintained and replaced if unhealthy. All plant materials shall be installed in a healthy and vigorous condition, typical to the species, and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of dead or diseased dying plants. All trees and landscaping within the site and the perimeter of the site shall be maintained in a healthy and vigorous condition. Unhealthy or dead trees shall be replaced within seventy-two (72) hours upon notification by the City. The landscape materials shall not conflict with the visual clearance requirements of any existing or new driveway approaches. All wall-mounted signs and monument signs shall meet the requirements of the Tustin Sign Code as they pertain to commercial properties. A detailed sign plan including the sign area, materials, colors, specifications and Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 8 installation details shall be submitted for review and approval of the Community Development Department. USE RESTRICTIONS (1 ) 6.1 (1 ) 6.2 (1) 6.3 (1) 6,4 (1) 6.5 (1) 6.6 (1) 6.7 (1)(3) 6.8 The owners/tenant shall be responsible for the daily maintenance and upkeep of the facility, including but not limited to, trash removal, painting, graffiti removal, and maintenance of improvements to ensure that the facilities are maintained in a neat and attractive manner. All graffiti shall be removed within 72 hours of a complaint being transmitted by the City to the property owner/tenant. Failure to maintain said structure and adjacent amenities will be grounds for City enforcement of its Property Maintenance Ordinance, including nuisance abatement. If in the future the City determines that parking, traffic, or noise problems exist on the site or in the vicinity, the Community Development Director may require the applicant/property owner to prepare an analysis and bear all associated costs. If the study indicates that there is a parking or traffic impact, the applicant/property owner shall be required to provide mitigation measures to be reviewed and approved by the Planning Commission. Outside storage or display of merchandise is prohibited, except as authorized by the Community Development Director. Exterior public pay telephones shall be prohibited, and interior public pay telephones shall be programmed to prevent incoming calls. A minimum of thirty-seven (37) parking stalls at a ratio of one (1) per 200 square feet shall be provided, unless otherwise approved in writing by the Community Development Director. A maximum of eighteen (18) seats and six (6) tables shall be provided in the designated outdoor seating area in accordance with the approved plans. All outdoor furniture including, seats, tables, and trash receptacles shall be of durable quality and attractive color and materials subject to approval of the Community Development Department. No resin or plastic furniture shall be permitted. Outdoor seats, tables, trash receptacles or potted plants shall not obstruct pedestrian and accessible access to the retail center. The on-site manager shall be responsible for ensuring that a forty-eight (48) inch path of travel remain clear and unobstructed at all times. Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 9 (1 ) (1 ) (1 ) (1 ) (1 ) (1) (1 ) (1 ) NOISE (1 ) (1 ) 6.9 The outdoor seating area shall contain trash receptacles and shall be cleaned on a continual and daily basis to ensure timely removal of litter and food items. 6,10 No signs or advertisements shall be placed within the outdoor seating area. 6,11 No coin-operated video, games, or vending items are permitted in the outdoor seating area. 6.12 No amplified noise or live entertainment is permitted unless authorized in writing by the Community Development Department. 6.13 A minimum of one (1) foot-candle lighting shall be provided in the outdoor seating area, consistent with the Tustin Security Code. 6.14 Sales of alcoholic beverages on the property, including the outdoor seating area, are not permitted unless all required approvals are obtained prior to selling alcoholic beverages on the property. 6.15 Prior to using the outdoor seating area and within five (5) days of the installation of approved improvements, the applicant shall request and pass a final inspection by the Community Development Department to ensure compliance with the approved plans and conditions of approval. 6.16 No loading or delivery vehicles shall park on the public right-of-way. Truck deliveries shall be restricted to non-peak hours and prohibited during the hours of 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m. to avoid potential conflicts. Any modification of these hours shall be approved in writing by the Community Development Director. 7.1 All construction operations, including engine warm-up and deliveries of materials and equipment, shall be subject to the provisions of the Tustin Noise Ordinance and shall take place only between the hours of 7:00 a.m. and 6:00 p.m., Monday through Friday, and between 9:00 a.m. and 5:00 p.m. on Saturday, unless otherwise determined by the Building Official. 7.2 Construction hours shall be clearly posted on the project site to the satisfaction of the Building Official. ENGINEERING (1 ) 8.1 A separate 24" by 36" street improvement plan, as prepared by a California Registered Civil Engineer, shall be required for all construction within the public right-of-way. Construction and/or replacement of any Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 10 (1) 8.2 (1) 8.3 (1) 8.4 (1) 8.5 (1 ) 8.6 (1 ) 8.7 missing or damaged public improvements along Newport Avenue and EI Camino Real shall be required adjacent to this development. Said plan shall include, but not be limited to, the following: a) Curb and gutter b) Sidewalk, including curb ramps for the physically disabled c) Drive aprons d) Street lighting e) Catch basin/storm drain laterals/connection to existing storm drain f) Domestic water facilities g) Sanitary sewer facilities h) Underground utility connections In addition, a 24" by 36" reproducible construction area traffic control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation will be required. Preparation of a sedimentation and erosion control plan for all work related to this development shall be required. A complete hydrology study and hydraulic calculations shall be submitted for review and approval by the City. Hydraulic analysis of proposed water system and ability to meet OCFA fire flow demands and requirements shall be performed and certified by the developer. Preparation and submittal of a final grading plan showing all pertinent elevations as they pertain to the public right-of-way along with delineating the following information: a) b) Final street elevations at key locations. Final pad/finished floor elevations and key elevations for all site grading. All pad elevations to be a minimum of 1.0 foot above base flood elevation as defined by FEMA. All flood hazards of record. c) Any damage done to existing street improvements and utilities shall be repaired before issuance of a Certificate of Occupancy for the development. Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 11 (1 ) (1 ) (1 ) (1) (1 ) (1 ) 8.8 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at the drive aprons. 8.9 The applicant shall ensure that adequate sight distances are provided at the project driveways. 8.10 In addition to the normal full size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required to be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CAD D) format. The standard file format is AutoCAD Release 14 or 2000 having the extension DWG. Likewise, layering and line type conventions are AutoCAD-based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2000. Drawings created in AutoCAD Release 14 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. 8.11 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. 8.12 The City of Tustin is required to comply with State of California Integrated Waste Management Act of 1989. To facilitate City compliance with this law, the Project Applicant/Contractor is required to comply with Section 4327 of Tustin City Code which details the requirements for developing and implementing a Waste Management Plan. For commercial recycling, the applicant is required to participate in the City's recycling program. 8.13 Prior to issuance of a building permit, a solid waste recycling plan identifying planned source separation and recycling programs shall be submitted and approved by the City of Tustin public Works Department. (1 ) 8.14 Backflow prevention devices shall be installed in accordance with applicable standards and codes and shall be installed within an easement of suitable size to allow for unobstructed access, inspection, testing, and maintenance. Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 12 (1 ) (1 ) (1 ) (1 ) (1 ) (1) (1 ) 8,15 All existing water meters/services shall be abandoned by the Developer, except if able to be reused in conjunction with the development. The Developer shall be responsible for all costs related to the abandonment of all existing potable water and fire related service connections at the water main. 8.16 The Developer shall be responsible for all costs relating to the installation of new potable and fire related water services. The Developer shall be responsible for all water connection fees. 8.17 The Developer is responsible for all costs related to the relocation of existing fire hydrants and the installation of new fire hydrants. 8.18 The improvement plans shall be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and distribution of fire hydrants will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. 8.19 Release/approval from the East Orange County Water District shall be obtained prior to receiving water services. The developer shall submit a water permit application to the East Orange County Water District and is responsible for all applicable and water connection fees. 8.20 Location of fire hydrants to be approved by the City of Tustin and the Orange County Fire Authority. 8.21 The driveway at EI Camino Real shall be modified to include a median that would prevent incoming and discourage outgoing left-turn movements, subject to final design approval by the Community Development and Public Works Departments. The approved design shall not reduce the number of on-site parking spaces, but may require minor modifications to the proposed outdoor seating area. FIRE (1) 9.1 (1) 9.2 Prior to the issuance of any grading or building permits, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. Prior to the issuance of any certificate of use and occupancy, all fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street as approved by the Fire Chief, and must be maintained in good condition by the property owner. Please contact the OCFA at (714) 573-6100 or visit the OCFA website for a copy of the "Guideline for Installation of Blue Dot Hydrant Markers." Exhibit A - Resolution 3939 DR 04-023, CUP 04-028 Page 13 (1 ) (1 ) (1 ) (1 ) FEES (1 ) 9.3 9.4 9.5 9.6 10.1 Prior to the recordation of a subdivision map or the issuance of any grading or building permits, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the applicable water district and submitted to the Fire Chief for approval. If sufficient water to meet fire flow requirements is not available an automatic fire extinguishing system may be required in each structure affected. Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in any structure to the Fire Chief for review and approval. Please contact the OCFA at (714) 573- 6100 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." Prior to the issuance of a certificate of use and occupancy, this system shall be operational in a manner meeting the approval of the Fire Chief. Prior to the issuance of a building permit for combustible construction, the builder shall submit a letter on company letterhead stating that water for fire-fighting purposes and all-weather fire protection access roads shall be in place and operational before any combustible material is placed on site. Building permits will not be issued without OCFA approval obtained as a result of an on-site inspection. Please contact the OCFA at (714) 573- 6100 to obtain a copy of the standard combustible construction letter. Prior to issuance of any building permits, payment shall be made of all applicable fees, including but not limited to, the following. Payment shall be required based upon those rates in effect at the time of payment and are subject to change. a) Building Division plan check and permit fees to the Community Development Department based on the most current schedule. b) Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule. c) Payment of the Major Thoroughfare and Bridge Fees to the Tustin Public Works Department at the time a building permit is issued. The current fee is $3.37 per square foot of the building. d) Payment of the Orange County Sanitation District No.7 Sewer Connection Fees at the time a building permit is issued. Exhibit A - Resolution 3939 DR 04-023. CUP 04-028 Page 14 e) Payment of the East Orange County Water District fee, as established by the district for commercial development. Proof of payment shall be provided to Tustin Public Works Department (Water Division) prior to domestic water connection. f) Transportation System Improvement Program (TSIP) Benefit Area "A" fees in the amount of $5.53 per square feet of new or added gross square floor area of construction or improvements to the Community Development Department. g) School facilities fee to the Tustin Unified School District subject to any agreement reached and executed between the District and the applicant. The current fee for commercial development is $0.36 per square foot. h) New development fees in the amount of $0.10 per square foot of gross floor area paid to the Community Development Department. i) Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of forty-three dollars ($43.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. ATTACHMENT D CITY COUNCIL RESOLUTION NO. 04-97 RESOLUTION NO. 04-97 A RESOLUTION OF THE CITY OF TUSTIN CITY COUNCIL APPROVING TENTATIVE PARCEL MAP 2004-256 TO MERGE TWO PARCELS TO CREATE ONE PARCEL 29,733 SQUARE FEET IN AREA (0.68 ACRES) LOCATED AT 14001 AND 14011 NEWPORT AVENUE AND 770 EL CAMINO REAL (APNS. 401-641-05 AND 401-641-07) LOCATED AT THE SOUTHWEST CORNER OF EL CAMINO REAL AND NEWPORT AVENUE The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That a proper application for Tentative Parcel Map No. 2004-256 was submitted by Makena Great American requesting approval to merge two existing parcels to create a 29,733 square foot parcel (0.68 acres) located at the southwest corner of EI Camino Real and Newport Avenue for development of a 7,400 square foot single story retail building (assessor parcel numbers 401-641-05 and 401-641-07); B. That a public hearing was duly called, noticed, and held for said map on November 22, 2004, by the Planning Commission, and the Planning Commission adopted Resolution No. 3938 recommending that the City Council approve Tentative Parcel Map 2004-256; C. That a public hearing was duly called, noticed, and held for said map on December 6, 2004, by the City Council; D. That the proposed subdivision is in conformance with the General Plan, State Subdivision Map Act and the City's Subdivision Code; E. That the site is located within the Central Commercial (C-2) zoning district and Cultural Resources and Parking Overlay Districts and is physically suitable for the type of development and proposed density of development; F. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage, cause serious public health problems, or substantially and avoidably injure fish or wildlife in their habitat; G. That the proposed subdivision is not located within a 100-year flood plain according to the Federal Emergency Management Agency map for the area dated August 9, 2002; H. That the parcel map is Categorically Exempt (Class 15) pursuant to section 15315 of the California Environmental Quality Act. City Council Resolution No. 04-97 December 6, 2004 Page 2 II. The City Council hereby approves Tentative Parcel Map 2004-256 to merge two parcels to create one parcel 29,733 square feet in area (0.68 acres) located at the southwest corner of EI Camino Real and Newport Avenue for development of a 7,400 square foot single story retail building, subject to the conditions of approval contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin City Council held on the 6th day of December, 2004. TONY KAWASHIMA MAYOR PAMELA STOKER CITY CLERK STATE OF CALIFORNIA) COUNTY OF ORANGE) CITY OF TUSTIN ) SS I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 04-97 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 6th day of December, 2004, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: PAMELA STOKER CITY CLERK GENERAL (1 ) 1.1 (1 ) 1.2 (1 ) 1.3 (1) 1.4 EXHIBIT A TENTATIVE PARCEL MAP 2004-256 RESOLUTION NO. 04-97 CONDITIONS OF APPROVAL The proposed Project shall substantially conform with the submitted plans for the project date stamped November 22, 2004, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are to be consistent with the provisions of the Tustin City Code and other applicable codes. Approval of Tentative Parcel Map 2004-256 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. As a condition of approval of Tentative Parcel Map 2004-256, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third-party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. Within 24 months from tentative map approval, the subdivider shall record with appropriate agencies a final map prepared in accordance with subdivision requirements of the Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to Section 9323 of the Tustin Municipal Code. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. SOURCE CODES (1) STANDARD CONDITION (2) CEQA MITIGATION (3) UNIFORM BUILDING CODE/S (4) DESIGN REVIEW EXCEPTION (5) (6) (7) RESPONSIBLE AGENCY REQUIREMENT LANDSCAPING GUIDELINES PC/CC POLICY City Council Resolution No. 04-97 December 6, 2004 Page 2 (1 ) 1.5 (5) 1.6 (1) 1.7 The subdivider shall conform to all applicable requirements of the State Subdivision Map Act, the City's Subdivision Ordinance, and the City's zoning regulations. The subdivider shall be required to execute subdivision/monumentation agreements and provide improvement/monumentation bonds to the City prior to recordation of the final map. Prior to final map approval, the subdivider shall submit: A. B. A current title report; and, A duplicate mylar of the Final Map, or 8y, inch by 11 inch transparency of each map sheet prior to final map approval and "as built" grading, landscape, and improvement plans prior to Certificate of Acceptance. PUBLIC WORKS DEPARTMENT (1 ) 2.1 (1 ) 2.2 (1) 2.3 (1) 2.4 (1) 2.5 The applicant shall Grant in Fee Title ten (10) feet additional street right- of-way along Newport Avenue, and the appropriate corner cut-off shall be required for future street widening. This shall be in the form of an irrevocable offer of Grant Fee at this time. All dedications, offers of dedication, grant in fee, and/or offer of grant in fee shall also state that the City of Tustin shall be permitted to obtain, at no cost, a Temporary Construction Easement and a right-of-entry for all on-site joins when the ultimate street improvements are constructed. The right-of-entry shall terminate on the date that the Notice of Completion is recorded at the Orange County Recorder's office. The applicant shall satisfy dedication and/or reservation requirements as applicable, including but not limited to, dedication of all required street and flood control right-of-way easements, vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer and other agencies. Subdivider's execution of a subdivision/monumentation agreement and furnishing the improvement/monumentation bonds as required by the City Engineer prior to recordation of the final map will be required. Preparation and recordation of a final subdivision map will be required. In addition to the normal full-size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required to be submitted to the Public Works Department/Engineering City Council Resolution No. 04-97 December 6, 2004 Page 3 (1 ) 2.6 FEES (1 ) 3.1 Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 14 or 2000 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD-based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2000. Drawings created in AutoCAD Release 2000 or Release 14 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of forty- three dollars ($43.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.