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Home My WebLink About04 CP03-004 ZC04-002 DR04-004ITEM #4 4 r k e n ging Commis>si � DATE: FEBRUARY 14, 2005 SUBJECT: CONCEPT PLAN 03-004, SPECIFIC PLAN AMENDMENT/ZONE CHANGE 04-002, TENTATIVE TRACT MAP 16582, AND DESIGN REVIEW 04-004, FOR COLUMBUS GROVE (MCAS TUSTIN REUSE DISPOSAL PARCELS 35 AND 36) APPLICANT/ MARBLE MOUNTAIN PARTNERS LLC OWNER: LOCATION: NORTHWEST CORNER OF WARNER AVENUE AND HARVARD AVENUE (PLANNING AREA 21 OF MCAS TUSTIN SPECIFIC PLAN)- REUSE DISPOSAL PARCELS 35 AND 36 OF MCAS TUSTIN SPECIFIC PLAN GENERAL PLAN: MCAS TUSTIN SPECIFIC PLAN ZONING: PARCEL 35 - LOW DENSITY RESIDENTIAL (1-7 DU/ACRE) PARCEL 36 - MEDIUM DENSITY RESIDENTIAL (Irvine) ENVIRONMENTAL STATUS: THE FINAL ENVIRONMENTAL IMPACT STATEMENT/ ENVIRONMENTAL IMPACT REPORT (EIS/EIR) CERTIFIED ON JANUARY 16, 2001, IN CONJUNCTION WITH THE MCAS TUSTIN REUSE AND SPECIFIC PLAN, ADEQUATELY ADDRESSES ENVIRONMENTAL CONSIDERATIONS ASSOCIATED WITH THE PROPOSED PROJECT. NO ADDITIONAL ENVIRONMENTAL DOCUMENTATION WILL BE PREPARED. PROJECT: 1) SPECIFIC PLAN AMENDMENT/ ZONE CHANGE 04-002 TO LIST CARRIAGE WAY UNITS AS PERMITTED USES WITH RELATED DEVELOPMENT STANDARDS AND AMEND THE MINIMUM DEVELOPMENT SITE OF 10 ACRES FOR DEVELOPMENT OF CONDOMINIUM AND MULTIPLE FAMILY DWELLINGS IN PLANNING AREA 21 2) CONCEPT PLAN 03-004 TO SUBDIVIDE 86.26 ACRES AND DEVELOP 465 RESIDENTIAL UNITS WITHIN PLANNING AREA 21 Planning Commission Report Columbus Grove Project February 14, 2005 Page 2 3) TENTATIVE TRACT MAP 16582 SUBDIVIDING 86.26 ACRES FOR DEVELOPMENT OF 286 NUMBERED LOTS AND 68 LETTERED LOTS FOR THE PURPOSE OF DEVELOPING 465 RESIDENTIAL UNITS INCLUDING 211 SINGLE FAMILY DETACHED UNITS, 68 CARRIAGE WAY UNITS, AND 184 CONDOMINIUM UNITS. 4) DESIGN REVIEW 04-004 FOR SITE AND ARCHITECTURAL DESIGN FOR THE DEVELOPMENT OF 465 RESIDENTIAL UNITS. RECOMMENDATION That the Planning Commission: 1. Adopt Resolution No. 3943: recommending that the City Council find that -Tentative Tract Map 16582 is within the scope of the adopted Final EIS/EIR for the MCAS Tustin Reuse and Specific Plan and finding that Concept Plan 03-004, Design Review 04-004, and the Affordable Housing Plan and Density Bonus Application and the request to transfer affordable housing units from Planning Area 21 to Planning Area 5 are within the scope of the adopted Final EIS/EIR for MCAS Tustin Reuse and Specific Plan; 2. Adopt Resolution No. 3944 recommending that the City Council approve Specific Plan Amendment/Zone Change 04-002 to list carriage way units with related development standards in Planning Area 21 and amend the 10- acre Minimum Development Site requirement for condominiums and multiple family dwelling developments to allow development of the triplex units on a 9 -acre site, which is part of Tentative Tract Map 16582 encompassing 86.26 acres. 3. Adopt Resolution No. 3945 approving Concept Plan 03-004 to subdivide 86.26 acres and develop 465 residential units within Planning Area 21; 4. Adopt Resolution No. 3946 recommending that the City Council approve Tentative Tract Map 16582 for the subdivision of 286 numbered lots and 68 lettered lots for the development of 465 residential units including 211 single family detached units, 68 carriage way units, and 186 condominium units; and, 5. Adopt Resolution No. 3947 approving Design Review 04-004 for the site and architectural design for the development of 326 residential units on Parcel 35 in City of Tustin and 139 residential units on Parcel 36 currently in City of Irvine upon annexation to City of Tustin for a total of 465 residential units in Planning Area 21 (Parcel 35 and 36). Planning Commission Report Columbus Grove Project February 14, 2005 Page 3 BACKGROUND AND DISCUSSION The site is bounded by Moffett Avenue on the north, Harvard Avenue and City of Irvine medium density residential areas on the east, the Peters Canyon Flood Control Channel and Jamboree Road on the west, and Warner Avenue on the south (Attachment A — Location Map) Planning Area 21 contained 711 military units in City of Tustin and 150 military units in City of Irvine. These units were no longer habitable and demolished last year. The project site is comprised of 86.26 gross acres (Parcel 35: 64.62 acres & Parcel 36: 21.64 acres) owned by the Marble Mountain LLC, who purchased the property directly from Department of Navy through a land auction. Parcel 36 is currently within the City of Irvine and proposed to be annexed to City of Tustin under a separate action. The applicant is requesting approval to construct 465 residential units including 211 single-family detached units, 68 carriage way units, and 184 condominium units. The remainder of Planning Area 21 (parcel 34) was approved in 2003 for construction of 189 residential units by John Laing Homes and is currently under construction. The applicant has filed a landowner petition with the Local Agency Formation Commission (LAFCO) for the reorganization of the boundary between Tustin and Irvine. The proposed reorganization includes a request for detachment of approximately 21.6 acres (referred to as Parcel 36 in this report) from the City of Irvine and Specific Plan Amendment for annexation of this area and related land use and development standards. This request is provided under separate action (Specific Plan Amendment/Zone Change 04-001). Planning Area 21 is located within Neighborhood G, which is intended to be a low- density residential enclave within Tustin Legacy and provide a desirable transition from the commercial areas of Tustin Legacy to existing Tustin and Irvine residential areas (Attachment B — Neighborhood Map). PROJECT AND ASSOCIATED ACTIONS Specific Plan Amendment/Zone Change The applicant has proposed a new single family detached product to accommodate an alley loaded garage design instead of street facing garages. The new product referred to as "Carriage Way Units" will meet all the requirements of the single family detached product with the exception of the rear yard setback as follows: Definition: A type of single family detached product that is located on a minimum thirty-six (36) foot wide paved street with a ten (10) foot parkway on both sides. of the paved portions of the street with a• garage that is located to the rear of the residence and takes access Planning Commission Report Columbus Grove Project February 14, 2005 Page 4 from a rear two-way alley that is a minimum of twenty-four (24) feet wide. Rear yard setback: A minimum of three (3) feet to the alley for garage area and a minimum of seven (7) feet for living areas. Guest parking: One hundred (100) percent of guest parking may be provided parallel to the travel way on a public or private street with a minimum paved width of thirty-six (36) feet. The alley loaded garages will encourage a neo -traditional streetscape with the same density as Single Family Detached units. Most of the units take access from a private street with on site parking and the required numbers of guest parking spaces have been provided. These standards are included as Attachment A to Resolution No. 3944 for the Specific Plan Amendment/Zone Change 04-002 and will be adopted if the City Council approves Zone Change 04-002. The specific plan also requires a minimum 10 acre development site for condominium projects (MCAS Tustin Specific Plan Section 3.9.4.G). One of the condominium projects (triplex units) are proposed on two parcels separated by the main street ("P" Street) to the project on an approximately nine (9) acre site. Since this product is proposed as part of Tentative Tract Map 16582 that encompasses 86.26 acres and will be developed as part of the larger community, staff believes that the intent of the specific plan requirement will be met and recommends approval of the specific plan amendment to allow development of the triplex product on the 9 -acre site. Standards for the proposed amendment to MCAS Tustin Specific Plan are included in Attachment A of Resolution No. 3944. Concept Plan Concept plan approval is required for each Planning Area, except Planning Area 2 (Community Park) prior to or in conjunction with a new development proposal. The purpose of the concept plan is to ensure that: ■ Necessary linkages are provided between the development and the Neighborhood/Planning Area in which it is located; ■ The integrity and intent of the Specific Plan is maintained in each Neighborhood/Planning Area; and, ■ Other requirements that are not included in the Specific Plan are addressed. The proposed concept plan includes Parcel 35 located in City of Tustin and Parcel 36 located in City of Irvine. As shown on Concept Plan 03-004 the proposed project: provides for continuity of vehicular, pedestrian, and infrastructure facilities and linkages, including drainage facilities; incorporates quality architectural and landscape design and urban design features such as entry and edge treatments, streetscape and landscape Planning Commission Report Columbus Grove Project February 14, 2005 Page 5 concepts, site and architectural design, provides for phasing of development; and, incorporates the requirements of the Specific Plan and other requirements, such as the Uniform Building Code and Construction Standards for Private Improvements. As conditioned, the proposed project would meet the intent and purpose of the concept plan as set forth in the Specific Plan. Tentative Tract Map 16582 Two (2) access points are provided to the site; the main access is provided from Harvard Avenue and the secondary access is provided from Moffett Avenue. A portion of the access from Harvard Avenue is currently within City of Irvine and will be annexed as part of Parcel 36 to City of Tustin if the annexation is approved. The subdivision request includes division of the 86.26 acres into 286 numbered lots and 68 lettered lots for the purpose of developing 286 single family parcels (traditional single family detached and carriage way units) and two condominium projects. The proposed tract map would include the following lots: • Lots 1-23, 36-79, 99-141-, 271-286, 24-35, 80-88 and 173-236 (total of 211) -- will accommodate single-family dwellings. • Lots 89-98, 142-172, and 244-270 (total of 68 lots) -- will accommodate carriage way units. • Lots 238-241 will accommodate a condominium project containing 102 triplex units; • Lots 242-243 will accommodate a condominium project containing 84 four -unit products. • Lot 237 and Lot BC will accommodate the park sites. • Lots R, S, And X will accommodate open space lots. • Lots A -P and BD -BB will accommodate private streets and private drives. • Lots AR and V will accommodate landscape setback along Moffett Avenue • Lots W and 1-B-3 will accommodate a landscape setback along Harvard Avenue. • Lots AO, BO, BP are dedication lots to City of Tustin to accommodate traffic signals and Moffett Avenue roadway design. • Lot B4 is a dedication lot to the City of Tustin to accommodate the future Peters Canyon trail Planning Commission Report Columbus Grove Project February 14, 2005 Page 6 The site includes 279 single family detached units and 186 condominium units as follows: Parcel 35 — City of Tustin • 195 single family detached • 41 carriage way units • 102 condominium units • Average density -- seven (7) dwelling units per acre Parcel 36 — City of Irvine • 16 single family detached units • 27 carriage way units • 84 condominium units • Average density of 8.6 dwelling units per acre Since one of the triplex units traverses city boundary lines, the three (3) units have been counted in calculation of the triplex product in the City -of Tustin for the purpose of calculating average density. Development of the site would require on-site and off-site infrastructure improvements, including design and construction of curb and gutter at the project entries on Harvard Avenue and on Moffett Avenue; sidewalk and curb ramps on Harvard Avenue and Moffett Avenue; lateral connections for storm drain, domestic water, reclaimed water, sanitary sewer, and dry utility services; landscape and irrigation systems along Harvard Avenue and Moffett Avenue, and new traffic signals at the project entries located at Harvard Avenue/Lot "BN" (subject to 50 percent reimbursement from the John Laing Homes development to the north) and Harvard Avenue/Lot "B." In addition, the applicant will be responsible for all infrastructure and landscape improvements for the future extension of the Peters Canyon trail within Lot "BQ." Resolution No. 3946 includes conditions to ensure compliance with the MCAS Tustin Specific Plan, the FEIR/EIS Mitigation Monitoring Program, the Subdivision Map Act, and the City's Subdivision Ordinance. Design Review 04-004 Site and Architecture The site is designed with a park site at the center, single family residential and carriage way units along the westerly portion of the site and triplex and cluster condominium units along the easterly and southerly portion of the site. The architecture of the residential products has been designed to be complementary in style, materials, and colors. Planning Commission Report Columbus Grove Project February 14, 2005 Page 7 The proposed single family products are mainly two stories proposed as Colonial Revival, Craftsman, Tudor, French Influence California Bungalow, and Monterey, architectural styles. The carriage way units are proposed as French Influence, California Bungalow, Stone Colonial, Victorian, Monterey Revival. The triplex units that are located along the main entry road from Harvard Avenue are designed in the Monterey, Colonial and Craftsman architectural styles and the condominium units (four- plex) that are located along the Edison right-of-way and the Warner Avenue channel are proposed in the Craftsman and California Bungalow architectural styles (Attachment D — Development Plans). The proposed residential products are summarized as follows: 65'X100' SFD (Colonial Revival Craftsman Tudor French Influence) Plan 1 3,794 s.f. Plan 2 3,840 s.f. Plan 3 4,071 s.f. Plan 4 4,472 s.f. 55'X100' SFD (California Bungalow Monterey, Colonial Revival) Plan 1 2,994 s.f. Plan 2 3,307 s.f. Plan 3 3,747 s.f. 55'X80' SFD (Colonial Revival French Influence California Bungalow Craftsman) Plan 1 2,537 s.f. Plan 2 2,710 s.f. Plan 3 2,878 s.f. 45'X90" Carriage Way Homes (French Influence California Bungalow Stone Colonial, Victorian, Monterev Revival) Plan 1 2,551 s.f. Plan 2 2,760 s.f. Plan 3 3,119 s.f. Triplex (Monterey, Colonial Craftsman) Plan 1 1,136 s.f. Plan 2 857-908 s.f. Plan 3 999-1,025 s.f. Cluster Homes Plan 1 1,663 s.f. Plan 2 1,594 s.f. Plan 3 1,626 s.f. Plan 4 1,901 s.f. Planning Commission Report Columbus Grove Project February 14, 2005 Page 8 All of the plans include a variety of roof and elevation designs to provide variety. In addition, the applicant has submitted enhanced elevations for the units located along Harvard Avenue, and Moffett Avenue. Conditions contained within Resolution No. 3947 require that these elevations and the building and site design of the recreational facility located in the Center of the site be designed with adequate articulation reflective of architectural styles of the tract, subject to review and approval of the Community Development Director. Landscaping A variety of vertical and broad dome trees are proposed to create the design mixture that is required for the perimeter roadway streetscapes by Section 2.17 of the MCAS Tustin Specific Plan (Attachment D — Landscape Concepts). The streetscape along Harvard Avenue will feature a thirty (30) foot landscape setback and a five (5) foot wide meandering sidewalk along with Eucalyptus trees, Jacarandas, London Plan trees and Pine trees. The proposed trees for the entries and interior of the project include Camphor trees, California Pepper, Rusty Leaf Fig, Southern Magnolia, Chinese Pistache, and California Sycamore along. In addition, the two project entries will feature a variety of accent trees such as Goldenrain tree, Southern Magnolia, Chinese Pistache, and enhanced paving. The Moffett Avenue streetscape includes a twenty (20) foot landscape setback and a five (5) foot wide sidewalk with Eucalyptus, Brisbane Box, and Afghan Pine trees. A portal entry with an accent tree would be installed at the northeast corner of Harvard Avenue and Moffett Avenue as required by Section 2.17 of the MCAS Tustin Specific Plan that will be coordinated with the John Laing Homes project at the opposite corner north of the project site. Condition 8.3 of Resolution No. 3947 requires that the design be coordinated for both projects. The interior of the site is designed with the park site as a focal point. The interior streetscape includes a typical twelve (12) foot parkway with a five (5) foot sidewalk. Three (3) pedestrian accesses are proposed from the site to the future Peters Canyon trail identified as Lot R, S, and X on Tentative Tract Map 16582. Condition 8.4 of Resolution No. 3947 requires that post a bond for design and construction of future connections from the open space areas to Peters Canyon trail. The improvements can be designed and constructed when the finished grade for the County trail is determined. All perimeter and interior landscape and hardscape within common areas would be installed by the developer and maintained by the homeowners association. The specific location, species, and number of trees, shrubs, and groundcovers would be identified at plan check, subject to review and approval of the Community Development Department. Planning Commission Report Columbus Grove Project February 14, 2005 Page 9 Sound Walls Sound attenuation measures are required to be included in the project in accordance with Section 3.9.4.J of the MCAS Tustin Specific Plan and adopted mitigation ,measures of the FEIS/EIR. To determine the types of noise measures, a noise analysis was prepared and submitted that indicates sensitive receptors are located along the four perimeters of the site (Attachment F — Submitted Noise Analysis) including Moffett Avenue, Harvard Avenue, Peters Canyon Flood Control Channel and Jamboree Road, and Warner Avenue. A sound wall of five (5) feet six (6) inches in height is recommended for units along Moffett Avenue and a sound wall six (6) feet in height is recommended for units along Harvard Avenue and Warner Avenue. The sound walls will provide a maximum exterior noise standard of 65 dB CNEL in outdoor living areas, and building construction techniques will ensure an interior noise level of maximum 45 dB CNEL in all habitable rooms, as required by Tustin City Code Sections 4614 and 4615 related to noise standards for residential uses. Conditions 12.1 and 12.2 of Resolution No. 3947 are included to ensure that these requirements are reflected in the design of the project. The noise analysis indicates that -the exterior noise level for units long Peters Canyon Channel will be less than 65 dBA as required by Tustin Noise ordinance and a noise wall .is not required. However, a tract perimeter block wall will be installed along Peters Canyon Channel that will also provide noise attenuation for the units along this edge. The perimeter wall along the Peters Canyon trail would be installed by the applicant and maintained by the homeowners association as requested by the Orange County Flood Control District. Resolution No. 3947 requires installation of the wall within private property and requires that the homeowners association assumes responsibility for the maintenance of this wall. Site Plan, Access, Circulation Traffic and Parking Access Access to the site is provided from Moffett Avenue and Harvard Avenue. The main access is provided on Harvard Avenue which is currently within City of Irvine and will be annexed as part of Parcel 36 to the City of Tustin (if annexation No. 159 is approved). All streets are proposed as private streets and meet the minimum width standards per MCAS Tustin Specific Plan Section 2.5.2(6)(8). The main access from Harvard Avenue includes a raised median on the entire length that loops around the main park area. The street layout follows a curvilinear pattern with cul-de-sacs. Four (4) of the cul-de-sacs are aligned with the open space park that links the site to the future Peters Canyon trail. The major interior streets are provided with a thirty (36) six foot wide paved surface to accommodate guest parking on both sides with the exception of carriage way product that include a twenty-four (24) secondary alley access to garages with no parking. Planning Commission Report Columbus Grove Project February 14, 2005 Page 10 The site design is pedestrian orientated in that there are interior sidewalks on both sides of all the private streets and through the common areas. A pedestrian link to Harvard Avenue and Moffett Avenue will be provided from the main entries to the site. Traffic Analysis The applicant submitted a traffic study which concluded that the project can be accommodated within the street systems of the cities of Tustin and Irvine with installation of a traffic signal at the main entry from Harvard Avenue (Attachment E — Traffic Study). The report also noted that a traffic signal is projected to be warrantedin the future at Moffett Avenue. The project would also require modification to the existing traffic signal at Harvard and Moffett intersection. Parking All of the units are provided with the required number of garage spaces as specified in MCAS Tustin Specific Plan Table 3-4, and the required guest parking will be provided as follows: - Product Number of Units Required Guest Parking Provided Condominium 102 26 21 off-street Units (triplex) 86 on -street Condominium 84 21 74 on -street Units four- lex Carriage Way 68 34 176 on -street Single Family Detached Units Single Family 211 106 261 on -street Detached Units Guest parking spaces for the single family detached and carriage way products will be provided on both sides of the private streets that are a minimum thirty-six (36) feet wide; a total of 597 on -street guest parking spaces will be provided. The condominium units in City of Tustin are subject to MCAS Tustin Specific Plan Table 3-4, which allows a maximum of fifty (50) percent of required guest parking to be provided as on -street parking. Twenty four (24) off-street parking spaces are provided for the Triplex product. The condominium units in City of Irvine are subject to requirements of Village 38 standards (0.7 guest parking spaces per unit) that can be provided as on -street parking and therefore 74 on -street parking spaces are provided to accommodate the Cluster units in Irvine. To accommodate the park users, thirty-six (36) guest additional stalls would be provided on two separate parking lots on the east and west side of the main park. Planning Commission Report Columbus Grove Project February 14, 2005 Page 11 Model Home Sales Complex and Phasing Plan A model home site and phasing plan has been submitted that includes the model home sites at the perimeter of the park site and number of units in each phase. The proposed phasing is as follows: M- Moderate Income Units (total 30 units) T- Transitional Units (total 12 units) The affordable units are provided in the Triplex units which include thirty (30) units for Moderate Income and twelve (12) Transitional units for homeless providers as required by Section 3.9.4 of MCAS Tustin Specific Plan. Park Credit/ Open Space Since the MCAS Tustin Specific Plan process included public conveyance of City parks and an Urban Regional Park, individual developers were relieved of the requirement to dedicate land for park purposes. However, developers are required to pay a parkland dedication in -lieu fee subject to the provisions of the City's parkland dedication ordinance, which permits a waiver for recreational open space if affordable housing is being provided. The project community includes two park sites. The main park site is located at the center of the site and can be directly accessed from the main entry to the project on Harvard Avenue. This park is 2.11 acres in area and includes private recreation areas with a junior Olympic size swimming pool, a clubhouse and connects to an open space with pedestrian links from the park site to the future Peters Canyon trail to the north. A 2.71 acre linear park is also proposed adjacent to the Edison right-of-way along Harvard Avenue, which creates a buffer for the residential units from the SCE electrical poles on Harvard Avenue. As recommended by the Director of Park and Recreation Department the main park is centrally located, accessible to the public from Harvard Avenue and eligible for park land credit. The linear park is localized in the community; 65'X100' 55'X100' 45'X90' 55'X80' Triplex Cluster Models 4 4 3 4 3 (1 M) 4 Phase 1 11 11 15 11 27 (9 M &4 T) 16 Phase 2 11 10 13 9 24 (9 M & 3 T) 16 Phase 3 11 7 10 9 21 (4 M & 3 T) 12 Phase 4 12 10 12 12 21 (5 M & 2 T) 12 Phase 5 11 6 N/A 15 N/A 12 Phase 6 N/A N/A N/A 14 N/A N/A Phase 7 N/A N/A N/A 9 N/A N/A Built -out 7 11 15 2 6 (2 M) 12 Total ; 67 59 68 85 102 84 M- Moderate Income Units (total 30 units) T- Transitional Units (total 12 units) The affordable units are provided in the Triplex units which include thirty (30) units for Moderate Income and twelve (12) Transitional units for homeless providers as required by Section 3.9.4 of MCAS Tustin Specific Plan. Park Credit/ Open Space Since the MCAS Tustin Specific Plan process included public conveyance of City parks and an Urban Regional Park, individual developers were relieved of the requirement to dedicate land for park purposes. However, developers are required to pay a parkland dedication in -lieu fee subject to the provisions of the City's parkland dedication ordinance, which permits a waiver for recreational open space if affordable housing is being provided. The project community includes two park sites. The main park site is located at the center of the site and can be directly accessed from the main entry to the project on Harvard Avenue. This park is 2.11 acres in area and includes private recreation areas with a junior Olympic size swimming pool, a clubhouse and connects to an open space with pedestrian links from the park site to the future Peters Canyon trail to the north. A 2.71 acre linear park is also proposed adjacent to the Edison right-of-way along Harvard Avenue, which creates a buffer for the residential units from the SCE electrical poles on Harvard Avenue. As recommended by the Director of Park and Recreation Department the main park is centrally located, accessible to the public from Harvard Avenue and eligible for park land credit. The linear park is localized in the community; Planning Commission Report Columbus Grove Project February 14, 2005 Page 12 however there will be trail connection and access opportunities to Harvard Avenue. Therefore, this area may be eligible for partial park land credit. Upon the project's approval, a waiver for parkland requirements for the affordable housing units and the improvement costs for the publicly accessible on-site parks could be granted which reduces the required park land in -lieu fee to 1.07 acres as follows: Total park land Required 4.59 acres Parkland Credit Eligible 2.35 acres Parkland credit for Improvement Cost Eligible Based on $437,616 improvement value as appraised value per acre 0.76 acres Affordability Park Credit Eligible 42 units 0.0098 = 0.41 0.41 Total Parkland In -lieu Fee Requirement 1.07 acres Resolution No. 3946 would provide for recordation of public access easements to the park area that will be accessible to the public and require homebuyer notification regarding the public use of the park. Site and architectural plans for the park site would be provided as a separate submittal per Resolution No. 3947, which requires approval of the Community Development Department and Park and Recreation department for the park design and facilities. Affordable Housing • Parcel 35 In accordance with the requirements of Section 3.9.4 of MCAS Tustin Specific Plan Parcel 35 requires construction of the following affordable units: 20 units for Very Low Income families (including 12 transitional units) 17 units for Low Income families 30 units for Moderate Income families. Total 67 units A total of forty-two (42) affordable units, including the twelve (12) required Transitional Units for the very low income category and thirty (30) Moderate units are proposed to be provided within the triplex product. The applicant has requested that eight (8) of the Very Low income units and seventeen (17) Low Income units be transferred to Planning Area 5 of the MCAS Tustin Specific Plan as part of development of Columbus Square project (Tentative Tract Map 16581). The proposed affordable units can be summarized as follows: Planning Commission Report Columbus Grove Project February 14, 2005 Page 13 12 units for Very Low Income families (moved 8 units to PA 5) 0 unit for Low Income families (moved 17 units to PA 5) 30 units for Moderate Income families Total 42 units • Parcel 36 The affordability requirement for Parcel 36 has been considered and approved by City of Irvine in conjunction with development of Parcel 37 south of Warner Avenue (within City of Irvine boundary). Based on the requirements of MCAS Tustin Reuse plan, the two parcels (Parcel 36 and 37) require eighty-three (83) affordable units; however the City of Irvine affordable housing program allows the developer to pay for in -lieu fees for off-site development of affordable units and therefore as proposed, only twenty-seven (27) affordable units, including fourteen (14) transitional units for Families Forward (as required by the MCAS Tustin Specific Plan), will be provided on Parcel 37. In preparation of the MCAS Tustin Reuse Plan and Homeless Submission to the Department of Housing and Urban Development (HUD), the City of Irvine committed to the provision of affordable units within the future development on Reuse Disposal Parcels 36 and 37. Accordingly, prior to approval of subdivision tract south of Warner Avenue (approved on October 26, 2004), the City of Irvine was requested to submit a letter to City of Tustin accepting responsibility for approving the transfer, modification, and reduction of these requirements that would hold the City of Tustin harmless from any claim, action, or proceeding brought by a third party against the City of Tustin on the provision of affordable housing on Reuse Disposal Parcels 36 and 37. The acceptance letter has not been submitted by City of Irvine. Condition 2.5 of Resolution No. 3946 requires that the applicant execute an agreement with City of Tustin to ensure that obligations of affordable housing units for Parcel 36 will be provided in City of Irvine, or the applicant will be required to amend the Affordable Housing Plan submitted to City of Tustin to provide twenty-one (21) units on Parcel36. Each of the affordable units will have an Affordable Housing Covenant to ensure the unit remains affordable for a period of 45 years. If the original or subsequent purchaser sells the unit before 45 years have elapsed, the unit must be sold to a household that meets the applicable income level. Twelve (12) transitional units would be transferred to Families Forward and Orange Coast Interfaith Shelter as required.by the Homeless Accommodation Strategy approved by City of Tustin and The Department of Housing and Urban Development (HUD). Planning Commission Report Columbus Grove Project February 14, 2005 Page 14 ENVIRONMENTAL DOCUMENTATION On January 17, 2001, the City Council certified the Final Environmental Impact Statement/Environmental Impact Report for the MCAS Tustin Reuse Plan and Specific Plan (FEIS/EIR). The proposed density is consistent with development intensity considered in FEIS/EIR. Staff has prepared a checklist that finds all potential impacts of the project were addressed by the certified FEIS/EIR and no additional impacts have been identified (Exhibit 1 of Resolution No. 3943). In addition, a mitigation monitoring program matrix was prepared by the Community Development Department that identifies the specific mitigation measures or implementation measures identified in the FEIS/EIR that are applicable to the project; all applicable mitigation measures in the FEIS/EIR are included as conditions of approval in Resolution Nos. 3946 and 3947. A decision to approve the proposed project may be supported by the findings contained in Resolution Nos.3944, 3945, 3946, and 3947. Minoo Ashabi Elizabeth A. Binsack Associate Planner Community Development Director Attachments: A - Location Map B - Neighborhood Map C - Concept Plan , D - Development Plans and Tentative E — Traffic Study F — Noise Analysis G - Statistical Summary H - Resolution Nos. 3943, 3944, 3945 SACdd\PCREP0RT\2005\Lennar -Columbus Grove.doc Tract Map 16582 3946, 3947 Project Location Map Columbus Grove (Tentative Tract Map 16582) Columbus Square (Tentative Tract Map 16581) o / , Parcel 35 OwParcelr36 ' I � ^ WAR a nv=wfn ( ,� �r t N4ADWdt Columbus Grove BARNARLA PANR WAY � im - ------- - . ... . ........ ... . . ... ......... .... . ... .. .. ..... . . .. ..... .... ............ .... .. ....... ........ . ... . ............. .... zoo LL t 0 L cz 0 0 z < LL (10 cr, ZZ E?. E y P K - I; z @ 0 6 4 6 ? > C, w 92 C, A .J uu 71 CL ®R J-- i PHE Is MN ME: 001 pl -l'- lkqe'i . . .. .. ....... ri M LJ, Alp, V2 P 'ZI-1.1 g W.A. 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December 6, 2004 MOFFETT MEADOWS PARTNER, LLC c/o Mr. Richard Knowland LENNAR COMMUNITIES 25 Enterprise, Suite 300 Aliso Viejo, CA 92656 transportation planning traffic engineering I acoustical / air quality studies Subject: Columbus Grove Focused Traffic Impact Study (Revised 12/06/04) Dear Mr. Knowland: RK ENGINEERING GROUP, INC. (RK) is pleased to submit this revised focused traffic impact study of the proposed Columbus Grove (previously referred to as Moffett Meadows) development located within Planning Area 21 of the LRA (Local Redevelopment Authority) reuse plan. The project is located south of Moffett Drive and west of Harvard Avenue. The project would consist of 329 residential dwelling units in Tustin and 136 dwelling units in Irvine for a total of 465 dwelling units. The project is served by two access points. The purpose of this traffic impact study is to compare trip generation between previously approved'MCAS Tustin Specific Plan.land uses and the proposed project, review access points, internal circulation, .traffic controls, and determine turn pocket requirements for the adjacent roadways at the project access points. The off-site traffic impacts of the LRA reuse plan were previously assessed in the project's final EIR/EIS and traffic study. Based upon our analysis of the proposed circulation system and projected traffic volumes, the project can be accommodated within the street systems of the cities of Tustin and Irvine with the implementation of the recommendations included within this report. RK is pleased to provide this traffic analysis of the Columbus Grove development in the cities of Tustin and Irvine. If you have any questions regarding this analysis, please do not hesitate to call at (949) 474-0809 FE S10 q Sincerely �o ogERz Kqy RK EN `SIG GROI', No. 0555 rr Robert Ka s TF�RAFF� Principal OF CA�t Attachments RK: TW:AGwd/RK1766.doc JN: 0807-03-01 Thomas Wheat Associate &U_�q"ZAL Allison Goedecke, M.B.A. Senior Transportation Pla nner 20201 s.w. birch street, suite 250 newport beach, california 92660 tel 949.474.0809 fax.949.474.0902 httD://wv,/w.rkengineer.com COLUMBUS GROVE FOCUSED TRAFFIC IMPACT STUDY (Revised 12/06/04) City of Tustin, California Prepared for: MOFFETT MEADOWS PARTNER, LLC C/O LENNAR COMMUNITIES 25 Enterprise, Suite 300 Aliso Viejo, CA 92656 Prepared by: RK ENGINEERING GROUP, INC. 20201 S.W. Birch Street, Suite 250 Newport Beach, CA 92660 Robert Kahn, P.E. Thomas Wheat Allison Goedecke, M.B.A-. Q�pFESS/O� QOgERT CO 4 CM� �No. 0555 M *, EXP. 12/31/05 ��q7 A FF\�' F OF CA0F�� December 6, 2004 RK: TW: AGwd/RK 1766. doc JN: 0807-03-01 Table of Contents Section page 1.0 Introduction......................................................................................... 1-1 2.0 Land Use and Trip Generation............................................................. 2-1 3.0 Trip Distribution and Assignment........................................................ 3-1 4.0 Circulation and Access Review............................................................. 4-1 4.1 Circulation System 4-1 4.2 Intersection Spacing 4-2 4.3 Proposed Intersection Controls 4-2 4.4 Traffic Signal Warrants 4-3 4.5 Turning Lane Requirements 4-4 5.0 Conclusions.......................................................-.................................. 5-1 5.1 Findings 5-1 5.2 Recommendations 5-2 5.3 Conclusion 5-4 List of Attachments Exhibits LocationMap........................................................................................................... A SitePlan.................................................................................................................. B Project Trip Distribution............................................................................................ C Project AM/PM Peak Hour Intersection Volumes....................................................... D IntersectionSpacing................................................................................................. E Proposed Access and Traffic Controls........................................................................ F Recommendations................................................................................................... G Tables ProposedLand Uses................................................................................................. 2-1 Trip Generation Rates.............................................................................................. 2-2 Proposed Trip Generation......................................................................................... 2-3 Approved Specific Plan Land Uses............................................................................. 2-4 Approved Specific Plan Trip Generation.................................................................... 2-5 Trip Generation Comparison..................................................................................... 2-6 Appendices MCAS Tustin Specific Plan Circulation Plan Cross Sections, and Regional Bikeway/Trail Concept Plan ........................................... A Post Year 2025 With Project Conditions Intersection Analysis Worksheets.............................................................................. B ItemADT Volumes................................................................................................... C Traffic Signal Warrant Worksheets............................................................................ D 1.0 Introduction The proposed Columbus Grove development is located west of Harvard Avenue and east of Jamboree Road between Moffett Drive and Warner Avenue in the Cities of Tustin and Irvine, as shown on Exhibit A. The development project consists of 329 residential dwelling units in Tustin and 136 dwelling units in Irvine, for a total of 465 dwelling units. It is served by two access points: a northern access street (N/S Street) and an eastern access street (E/W Street). The site plan for the proposed development is illustrated on Exhibit B. The purpose of this traffic impact study is to compare trip generation between the previously approved MCAS (Marine Corps Air Station) Tustin Reuse Environmental Impact Report (EIR) land uses and the proposed, project, review access points and internal circulation system, traffic controls, and determine turn pocket requirements for the adjacent roadways at the project access points. This traffic impact study will make any l recommendations as necessary to accommodate the project. This report will also utilize data and information from a current access study for the Columbus Grove development which was prepared for the City of Irvine as noted in this report. The title of the study is "Marble Mountain and Moffett Meadows (Columbus Grove) — Access Study, Irvine, California ". 2.4 Land Use and Trip Generation The project is proposed with the mix of residential uses as proposed in the MCAS Tustin Specific Plan, which include low and medium density residential developments in this planning area. The project land uses, planning areas, jurisdictions, and quantities are included in Table 2-1. The land use categories LDR (Low Density Residential) and MDR (Medium Density Residential), are defined as shown in the table. The project site is proposed to be developed with 276 dwelling units of low-density residential use and 189 dwelling units of medium density residential use. 329 total units are in Tustin and 136 total units are in Irvine. Trip generation represents the amount of traffic that is attracted and produced by a development. The traffic generation for the proposed Columbus Grove development is based upon the specific land uses and project sizes that have been planned for the development. The previous traffic study prepared as part of the MCAS Tustin Reuse EIR included trip generation rates for all the various uses included in the MCAS Tustin Specific Plan (hereafter referred to as "Specific Plan"). The trip generation rates applicable to the project are shown in Table 2-2. Both daily and peak hour trip generation for the proposed project are shown in Table 2-3. The proposed development is projected to generate approximately 4,153 trip -ends per day with 327 vehicles per hour during the AM peak hour and 429 vehicles per hour during the PM peak hour. The approved Specific Plan land uses are shown in Table 2-4. The approved Specific Plan includes 583 LDR dwelling units within the Columbus Grove project. The approved Specific Plan trip generation is shown in Table 2-5. The approved Specific Plan for the project would generate 5,580 trip -ends per day with 437 vehicles per hour during the AM peak hour and 589 vehicles per hour during the PM peak hour. 2-1 A comparison of the trip generation between the proposed Columbus Grove project and the Approved Specific Plan showing the difference in AM/PM peak hour trips and daily trips is shown in Table 2-6. The potential trip generation for the proposed project is less than the trip generation previously assumed in the Specific Plan for the planning area. For the Columbus Grove project, the daily trips are reduced by 1,427 trip -ends per day, the AM peak hour trips are reduced by 110 vehicles per hour, and the PM daily hour trips are reduced by 160 vehicles per hour. 2-2 3.0 Trip Distribution and Assignment Trip distribution represents the directional orientation of traffic to and from the project site. Trip distribution is heavily influenced by the geographical location of the site, the location of area employment, commercial, and recreational opportunities, and the proximity to the regional freeway system. The trip distribution for this analysis has been based upon a buildout condition calculated from the traffic model utilized in the Irvine access study for this development and is based upon those highway facilities that are in place or have been planned over the long-term in the MCAS Tustin Circulation Plan, which is shown .in Appendix A. The trip distribution is calculated on the modeled volumes for Post Year 2025 With Project, with average daily traffic volumes of 2,100 ADT for N/S Street and 3,100 ADT for E/W Street. Intersection analysis worksheets calculated for Post Year 2025 With Project are located in Appendix B. These projections are from the ITAM (Irvine Transportation Analysis Model) which are actually higher than the proposed trip generation for the project. In the distribution calculation, it has also been assumed that Moffett Drive adjacent to the project would be constructed westward beyond Peters Canyon Channel by the build -out of the MCAS Tustin Specific Plan. The trip distribution patterns for the project are shown on Exhibit C. The assignment of traffic from the site to the adjoining roadway system has been based upon the site's trip distribution determined above. Based on the identified project trip generation and distribution, the project related traffic volumes are shown on Exhibit D. 3-1 4.0 Circulation and Access Review Arterial roadways in the vicinity of the site include Moffett Drive, Harvard Avenue, and Warner Avenue, as shown on the MCAS Tustin Circulation Plan on Appendix A. Moffett Drive is planned as a local collector street with two lanes and Class II bicycle lanes north of the project site. Harvard and Warner Avenues are primary arterials with a four lane divided cross section and Class II bicycle lanes east and south of the project site. Local streets will be private and designed as two lane undivided streets with a curb -to -curb width of 36 feet within a 60 foot right-of-way. 4.1 Circulation System The circulation system of the Columbus Grove project is laid out in a typical suburban cul-de-sac system and has two access streets to the surrounding arterial streets: a " northerly access (N/S Street) onto Moffett Drive and an easterly access (E/W Street) onto Harvard Avenue. The circulation system can be seen on Exhibit F. The typical suburban cul-de-sac circulation system is a system that allows convenient vehicular and pedestrian movement throughout the neighborhood. The Village Green area in the center of the community and the greenbelt called the Paseo are connected to the Peters Canyon Trail, making pedestrian recreation and commuting more attractive. The Regional Bikeway/Trail Concept Plan is included in Appendix A. The street classification proposed for the internal circulation system is a private local street with cross sections of 60 -foot right of way and 36 -foot curb -to -curb width. 4-1 4.2 Intersection Spacing Intersection spacing for the project access street with the surrounding arterials is shown on Exhibit E. City of Irvine's Transportation Guidelines has been used for intersections in Irvine. According to the Guidelines, minimum signalized intersection spacing on Primary roadways is recommended to be one-quarter mile, or 1,320 feet. However, there may be circumstances when distances less the recommendation may be supported. The intersection location of E/W Street with Harvard Avenue (in Irvine) provides more than the 1,320 feet spacing recommended for Primary roadways. The intersection location of N/S Street with Moffett Drive also provides more than the 300 feet spacing recommended for Commuter (Local Collector) roadways.. The intersection spacing on both Harvard Avenue and Moffett Drive are adequate. 4.3 Proposed Intersection Controls The typical suburban cul-de-sac circulation system is a system that allows convenient vehicle and pedestrian movement throughout the neighborhood. The intersections within the tract intersect at right angles providing good sight distances on the approaches provided that there are not any obstructions in the sight areas. The development would also use the appropriate regulatory signs to control the right- of-way at these intersections. The City of Tustin has concerns over cut -thou traffic in the community. However, review of the Columbus Grove circulation system shows that the circulation system contains relatively short street segments that are not conducive to speeding and cut - through traffic. RK recommends internal access and traffic controls for the community streets as shown at the locations in Exhibit F. The recommended traffic controls would be sufficient to discourage speeding and cut -through traffic. 4-2 Coordination with any future development on the north side of Moffett Drive is necessary to assure proper alignment and design of the access at N/S Street and Moffett Drive, improving both function and safety. Any improvements, including chokers and other traffic calming devices, within the project should be designed to assure adequate truck access through turning templates on the site plan. This requirement should be addressed during the preparation of detailed street improvement plans. 4.4 Traffic Signal Warrants The two access points for the Columbus Grove development have been analyzed to determine if tr-affic signals are warranted at a future time. have - At future intersections where projected ADT numbers can be obtained, traffic signals _ are recommended when estimated ADT volumes exceed the Caltrans ADT volume warrants. ADT Volumes have been obtained from the Irvine ITAM Model and are included in Appendix C. Traffic signal (ADT) warrants have been analyzed at the two intersection access streets with the surrounding arterials for Year 2007 With Project and Post Year 2025 With Project conditions. These future years include this project as well as other cumulative projects and growth factors. The traffic signal warrant worksheets for intersections are included in Appendix D. The intersection of the east access street (E/W Street) with Harvard Avenue (in Irvine) will meet the traffic signal warrants in the Year 2007 With Project based upon the average daily traffic warrant analysis. For the intersection of the north access street (N/S Street) with Moffett Drive (in Tustin) traffic signal warrants based on average daily traffic indicate that a traffic signal is projected to be warranted based on Post Year 2025 With Project traffic conditions. A traffic signal is projected to be warranted at N/S Street and Moffett Drive with the full development of the project. 4-3 Therefore, the development should be conditioned to participate in the fair share cost to install the traffic signal. 4.5 Turning Lane Requirements The County of Orange uses "one -foot per vehicle turning left during the peak hour" as a general rule for determining left turn pocket length. It has been assumed that this general rule is appropriate for the City of Tustin as well. Based on the forecasted project peak hour volumes, the left turn pocket lengths for each arterial highway left turn location into the project are shown in Exhibit G. Each left turn pocket is recommended to be at least 150 feet long with a 90 -foot parabolic transition. Right turn lanes are recommended to be provided on Harvard Avenue at ENV Street, since Harvard is classified as a Primary Arterial and future right turn traffic volume may exceed 60 vehicles per hour. It is recommended, however, that Moffett. Drive be designed to include 19 -foot curb lanes, at a minimum, to provide for "defacto" right turn lanes. Right turn traffic at the intersection could utilize this extra width. Recommended right turn lane locations and lengths are also shown in Exhibit G. 5.0 Conclusions 5.1 Findings The proposed development is projected to generate approximately 4,153 trip -ends per day with 327 vehicles per hour during the AM peak hour and 429 vehicles per hour during the PM peak hour. A comparison of the trip generation between the proposed Columbus Grove project and the Specific Plan shows that the projected trip generation for the proposed project is less than the trip generation previously assumed in the Specific Plan for the planning area. For the Columbus Grove project, the daily trips are reduced by 1,427 trip -ends per day, the AM peak hour is reduced by 110 vehicles per hour, and the PM daily hour is reduced by 160 vehicles per.hour. Intersection spacing for the north and east project access streets (N/S Street and E/W Street) on Harvard Avenue and Moffett Drive are adequate. Driveway access to lots adjacent to N/S Street are provided by cul-de-sac/ alley streets; therefore, no conflict is anticipated with the intersection of N/S Street and Moffett Drive. The intersections (in Irvine) of the east access street (E/W Street) with Harvard Avenue will meet traffic signal warrants in the Year 2007 With Project based upon the average daily traffic warrant analysis. For the intersection (in Tustin) of the north access street (N/S Street) and Moffett Drive, a traffic signal is projected to be warranted based upon the implementation of the Columbus Grove and other projects. The development should be conditioned to participate in the fair share cost to install the traffic signal. 5-1 Coordination with any future development on the north side of Moffett Drive is necessary to assure proper alignment and design of the access at N/S Street and Moffett Drive, improving both function and safety. 5.2 Recommendations The developer will need to complete the private local circulation system with 60 -foot right of way and 36 -foot curb -to -curb width, and complete half -section street improvements for Moffett Drive adjacent to the site with a minimum pavement width of 26 feet, along with half -section improvements to Harvard Avenue. Cross sections at the access points should be widened to accommodate turn lanes. It is recommended that 48 feet wide curb -to -curb section be placed on N/S Street and a 60 feet wide curb -to -curb section be -placed on ENI/ Street at the access intersections.. Sight distance at project access points needs to be reviewed per City of Tustin and Caltrans standards. Install traffic controls proposed by RK at the locations shown on Exhibits F and G. The N/S Street and Moffett Drive access should be aligned with any future project to the north of Moffett Drive. Install stop signs, stop bars and stop legends in accordance with City of Tustin's Standard No. 511 at N/S Street and Moffett Drive. Install traffic signals at Harvard Avenue and E/W Street. Participate in the fair share cost to install a traffic signal at the N/S Street and Moffett Drive. This will be included as a condition of approval for the tract map for the project. Participate in the fair share cost of modifying the traffic signals at Harvard Avenue at Moffett Drive and Harvard Avenue at Warner Avenue. Any improvements, including chokers and other traffic calming devices, within the project should be designed to assure adequate truck access through turning templates on the site plan. This requirement should be addressed during the preparation of detailed street improvement plans. 5-2 Provide eastbound and westbound left turn lanes on Moffett Drive. They should have a minimum of 150 -foot storage with a 90 -foot parabolic transition as shown on Exhibit G. A northbound left turn lane should be installed on Harvard Avenue with a minimum storage length of 200 feet as also shown in Exhibit G. Right turn lanes are recommended at access points and are also shown in Exhibit G. The proposed right turn lanes will be designed with standard turn bays and tapers as a part of the project design. Following is a list of driveway and intersection locations and storage length recommendations: u sLocation qt ,n s 3t�nh_.� zwir,sx1t�E" ttl,r i Sprage L��O'�tl�,(Feet)�f k ��r��,,�, NOUN , tl, i A„ 1:', a• ° � !r; .. r. _.r, ! ..u.e, t a !tl' `:, uu�. �E.l SB Harvard Avenue at E/W Street 200 EB Moffett Drive at N/S Street 200 (defacto) WB Moffett Drive at N/S Street 200 (defacto) EB E/W Street at Harvard Avenue 225 Local streets can include traffic calming features (i.e. chokers) based upon City design practice. Previous before -and -after studies have been collected showing the implementation of traffic calming features have helped in certain situations in reducing speeds and volumes while improving safety. Since gated access is not accommodated in the site design, future gated access of this tract is prohibited. Overall recommendations are summarized on Exhibit G. It should be noted that the recommendations, assumptions and identified traffic measures in the study will become recommended conditions of approval for the project. 5-3 5.3 Conclusion Based upon our analysis of the proposed circulation system and projected traffic volumes, the project can be accommodated within the street systems of the cities of Tustin and Irvine with the implementation of the recommendations included within this report. 5-4 Exhibits EXHIBIT A LOCATION MAP /, Corporate Pk. LEGEND: CITY OF IRVINE �m • = INTERSECTION ANALYSIS LOCATION — — = CITY BOUNDARY N _ 0807.03-01 (EXA) Rev. 10-21.04 engineering COLUMBUS GROVE -TRAFFIC IMPACT STUDY, Tustin, Califomia group, inc. EXHIBIT B SITE PLAN LEGEND: m = CITY BOUNDARY C N 0807-03-01 (EXB) Rev. 10-21-04 engineering COLUMBUS GROVE - TRAFFIC IMPACT STUDY, Tustin, California group, Inc. EXHIBIT C PROJECT TRIP DISTRIBUTION CITY OF TUSTIN Corporate Pk. CITY OF IRVINE LEGEND: 10 = PERCENT TO/FROM PROJECT ■ ■ = CITY BOUNDARY N 0807-03-01 (EXC) Rev. 10-21-04 COLUMBUS GROVE - TRAFFIC IMPACT STUDY, Tustin, Califomia engineering group, inc. EXHIBIT D PROJECT AM/PM PEAK HOUR INTERSECTION VOLUMES CITY OF TUSTIN C1% Q �`��,�,^ '�� ♦ ♦ �/ � � ` Ffa� Pte. N. ti � ♦ `♦ �O � � O,, Ca ♦ �� `� ti ♦ pv ,�c / e Co00 I ♦ �'� F� 5'� � N , q ♦ c ♦♦; s � ��,� Ute, Of<-- e gyp` o/�/'� Q,2� ?21S 11 � a Corporate Pk. / CITY OF IRVINE to Note: All volumes from marble •y°c mountain and moffett meadows (Columbus Grove) Access Study (08/18/04). i LEGEND: 10/20 = AM/PM PEAK HOUR VOLUMES 3100 = AVERAGE DAILY TRAFFIC ■ = ■ = CITY BOUNDARY N 0807-03-01 (EXD) Rev. 10-21-04 COLUMBUS GROVE -TRAFFIC IMPACT STUDY, Tustin, California C� engineering group, inc. EXHIBIT E INTERSECTION SPACING CITY OF TUSTIN �^ `moo I' OBJ i Corporate Pk. CITY OF IRVINE LEGEND: 811 = INTERSECTION SPACING I = CITY BOUNDARY N 0807-03-01 (EXE) Rev. 10-21-04 COLUMBUS GROVE - TRAFFIC IMPACT STUDY, Tustin, California ems/' A engineering group, inc. V GENERALNOTES COMPLETE 1/2 -SECTION IMPROVEMENTS, INCLUDING PARKWAY LANDSCAPING AND SIDEWALKS ALONG HARVARD AVE. AND MOFFETT DR. ALONG WITH PARTICIPATION IN THE FAIR SHARE COST TO INSTALL/MODIFY TRAFFIC SIGNALS AS NOTED IN THIS EXHIBIT. EXHIBIT G RECOMMENDATIONS PARTICIPATE IN THE FAIR SHARE COST TO INSTALL TRAFFIC SIGNAL. ASSUMPTIONS AND IDENTIFIED INSTALL STOP BAR, SINCE GATED ACCESS IS NOT ACCOMMODATED TRAFFIC MEASURES WILL BECOME STOP SIGN, AND IN THE SITE DESIGN, FUTURE GATED ACCESS CURB TO CURB STOP LEGEND. OF THIS TRACT IS PROHIBITED. AT INTERSECTION. ALL STUDY RECOMMENDATIONS ASSUMPTIONS AND IDENTIFIED 48 FEET WIDE TRAFFIC MEASURES WILL BECOME CURB TO CURB I RECOMMENDED CONDITIONS OF AT INTERSECTION. APPROVAL FOR THE PROJECT. CITY OF TUSTIN Cps `f ,♦ �J r,.4C�'0 C~ �! 'GYM ♦♦ ANY IMPROVEMENTS WITHIN THE PROJECT SHOULD BE DESIGNED TO ASSURE ADEQUATE TRUCK ACCESS. SIGHT DISTANCE SHOULD BE REVIEWED PER CITY AND CALTRANS STANDARDS. :i �5�tee� Off, r \ `b Qz 9K' PARTICIPATE IN THE FAIR SHARE COST TO MODIFY TRAFFIC SIGNAL. PARTICIPATE IN THE FAIR ,VOA SHARE COST TO MODIFY /s TRAFFIC SIGNAL.a Legend: INSTALL TRAFFIC SIGNAL. ti = Traffic Signal = 60 FEET WIDE City Boundary 150'—J = Recommended Minimum Turn CURB TO CURB CITY. OF I RVI N E Lane Pocket Length WITH 16 -FOOT MEDIAN AT INTERSECTION. I DF = Defacto Right Turn Lane N 0807-03-01 (EXG) Rev. 10-21-04 engineering COLUMBUS GROVE - TRAFFIC IMPACT STUDY, Tustin, Califomia group, mc. Ta bles TABLE 2-1 Proposed Land Uses LDR = Low Density Residential (1 to 7 DU/Acre) MDR = Medium Density Residential (8 to 15 DU/Acre) j:1rkta bles/rk 1700/RK 1766TB.x1s tN•nRn7-03-01 Jursidiction Planning and Land Land quantity Location Area Area (Acres) Use' (DU) Tustin LDR 236 Columbus Grove 21 64.6 MDR 93 Irvine LDR 40 21.7 MDR 96 Total 465 LDR = Low Density Residential (1 to 7 DU/Acre) MDR = Medium Density Residential (8 to 15 DU/Acre) j:1rkta bles/rk 1700/RK 1766TB.x1s tN•nRn7-03-01 TABLE 2-2 Trip Generation Rates' Trip Code Land Use Units3 Peak Hour Daily AM PM In Out In Out 1 LDR DU 0.19 0.56 0.65 0.36 9.57 2 MDR DU 1 0.13 0.51 0.56 0.24 8.00 1 Source: Marine Corps Air Station (MCAS) Tustin Disposal and Reuse Traffic Study 2 LDR = Low Density Residential (1 to 7 DU/Acre) MDR = Medium Density Residential (8 to 15 DU/Acre) -- 3 DU =Dwelling Units /: /rktables/rk 1700IRK1766TB.xls TABLE 2-3 Proposed Trip Generation LDR = Low Density Residential (1 to 7 DU/Acre) MDR = Medium Density Residential (8 to 15 DU/Acre) i1rktableslrk 1700IRK 1766TB.xls IN: 0807-03-01 Peak Hour AM PM Planning Land Quantity Daily In I Out In Out Location Area lursidiction Use' (DU) Trips LDR 236 45 132 153 85 2;258 Tustin MDR 93 12 47 52 22 1 744 Columbus Grove 21 LDR 40 8 22 26 14 383 Irvine MDR 96 12 49 54 23 768 Total 465 1 77 1 250 285 144 4,153 LDR = Low Density Residential (1 to 7 DU/Acre) MDR = Medium Density Residential (8 to 15 DU/Acre) i1rktableslrk 1700IRK 1766TB.xls IN: 0807-03-01 TABLE 2-4 Approved Specific Plan Land Uses ' LDR = Low Density Residential (1 to 7 DU/Acre) j:lrktableslrk 1700IRK1766TB.xls Planning Land Quantity Location Area Jursidiction Use' (DU) Tustin LDR 433 Columbus Grove 21 Irvine LDR 150 Total I I 1 1 583 ' LDR = Low Density Residential (1 to 7 DU/Acre) j:lrktableslrk 1700IRK1766TB.xls TABLE 2-5 Approved Specific Plan Trip Generation Location Planning Area Jursidiction Land Use' Quantity (DU) Peak Hour Daily Trips AM PM In Out In Out 1 Columbus Grove 21 Tustin LDR 433 82 242 281 156 4,144 Irvine LDR 150 29 84 98 54 1,436 ITotal 583 111 326 379 210 5,580 LDR = Low Density Residential (1 to 7 DU/Acre) JN:0807-03-01 TABLE 2-6 Trip Generation Comparison Location Planning Area Peak Hour Daily Tri s AM PM In Out In Out Columbus Grove • Proposed • Approved Specific Plan 21 77 250 285 144 4,153 -111 -326 -379 -210 -5,580 Total -34 -76 -94 -66 -1,427 j; lrkta bleslrk 1700/RK 1766T8.x1s Qj*tof2i, PlAh Dowrip flo fwkiw, `:Plan 'LEGEND LAME" w.m i 1 ACriI CENTER.. � �r�sn �::l�r�7an��eecrc Plasr Chapter 2 • Plan Dascripiion Typical Roadway Standards B -LAME ULJC)R ARTERIAL 144' R/W 6 -LANE YtdOR ARTERIAL 120' RA' f{• ft• r . x• � sr• . e• 1 I SECONDARY ARTERIAL 92' R/W s�• sr• I � z• zr ( 1 LOCAL COLLECTOR 76• R/W se• �e• i PRIMARY ARTERIAL 100' R/V so• se• � 1?• Te- I ie• ,e• LOCAL STREET 60' R/W • Clly of Irving • • PorKway • I dth to Cm inter m i naso by City of Irvine TM NG W CENTER MCAS Tustin Specific Plan/Reuse Plan City of Tustin P -A, 21-51 Figure 2-4 �arsk��nr�iic��rttnora��;;inar�rErr Fist: . � POW QF_EKf.idPPf�G1VAtStiE�JED 6ti'IHE��%.kh�'1 Y�RHJt1l�5DPC110�1 C:ty:,r�f7�rtt�r Appendix B Post Year 2025 With Project Conditions intersection Analysis Worksheets 442. Jamboree SB Ramps at Barranca Pkwy. "lost 2025 (LCO11C) with project (new access) AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 0 0 0 0 NBT 0 0 0 0 NBR 0 0 0 0 SBL 1.5 81 .05* 48 .03* SBT 0 5100 0 0 SBR 1.5 526 .15 214 .06 EBL 0 0 0 0 EBT 4 6800 1189 .17 1762 .26 EBR 1 17.00 290 .17 426 .25 WBL 2 3400 90 .03 94 .03 WBT 3 5100 2404 .47* 1756 .34* WBR 0 0 0 0 Right Turn Ada-uustment SBR .10* SBR .03*, Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .67 .45 444 . N/S St. at Moffitt Post 2025 (LCO11C) with project (new access) 443 . Jamboree NB Ramps at Barranca Pkwy. Post 2025 (LCO11C) with project (new access) AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C I NBL 1.5 115 .03* 93 .05* NBT 0 5100 0 0 NBR 1.5 254 222 .07 i SBL 0 0 0 0 SBT 0 0 0 0 SBR 0 0 0 0 I EBL 2 3400 17 .01* 63 .02 EBT 3 5100 1316 .26 1814 .36* I EBR 0 0 0 0 s I WBL 0_ 0 0 0 WBT 3 5100 2275 .45* 1651 .32 WBR 1 1700 63 .04 137 .08 _ I J Right Turn Adjustment NBR .02* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .54 .48 445 . Harvard Av. at E/W St. Post 2025 (LCO11C) with project (new access) AM PK AM PK HOUR PM PK HOUR LANES CAPACITY LANES CAPACITY VOL V/C VOL V/C I NBL 1 1700 91 .05* 57 I .03* NBT 1 1700 18 .05 10 .02 NBR 0 0 71 0 24 0 I SBL 1 1700 34 .02 6 I .00 SBT 1 1700 12 .03* 10 .01* SBR 0 0 44 .02* 14 0 0 I EBL 1 1700 10 .01* 21 I .01 EBT 1 1700 335 .20 460 .32* I EBR 0 0 13 0 86 0 I WBL 1 1700 16 .01 34 I .02* WBT 1 1700 525 .32* 439 .26 WBR 0 0 12 TOTAL 9 .48 1 Clearance Interval .32 .05* I .05* TOTAL CAPACITY UTILIZATION .46 .43 443 . Jamboree NB Ramps at Barranca Pkwy. Post 2025 (LCO11C) with project (new access) AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C I NBL 1.5 115 .03* 93 .05* NBT 0 5100 0 0 NBR 1.5 254 222 .07 i SBL 0 0 0 0 SBT 0 0 0 0 SBR 0 0 0 0 I EBL 2 3400 17 .01* 63 .02 EBT 3 5100 1316 .26 1814 .36* I EBR 0 0 0 0 s I WBL 0_ 0 0 0 WBT 3 5100 2275 .45* 1651 .32 WBR 1 1700 63 .04 137 .08 _ I J Right Turn Adjustment NBR .02* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .54 .48 445 . Harvard Av. at E/W St. Post 2025 (LCO11C) with project (new access) AM PK HOUR PM PK HOUR I LANES CAPACITY VOL V/C VOL V/C I NBL 1 1700 86 .05* 114 .07 NBT 2 3400 287 .08 842 .25* NBR 0 0 0 0 I SBL 0 0 0 0 SBT 2 3400 1019 .30* 516 .15 SBR 1 1700 34 .02 36 .02 I EBL 1 1700 23 .01* 28 .02* EBT 0 0 0 0 EBR 1 1700 211 .12 54 .03 I WBL 0 0 0 0 WBT 0 0 0 0 WBR 0 0 0 0 I Right Turn Adjustment EBR .07* j Clearance Interval i .05* .05* TOTAL CAPACITY UTILIZATION .48 .32 Appendix C Item ADT Volumes 0 0 0 0 0 0 0 o O o 0 0 0 0 0 0 0 0 0$ 8p o 00 0 0 O O O O O o O o O O O G O O O O O O O r O O N WO �- r r to M h Oi O O N cq N N Cl r tO h CD M tO nj trj trj t+) C CV O N fV tS lh M O O CT -eCD N C M O) M h h - a- - r N - r N N N N CD O It7 M 'Q `O' O M r ��pp M M Ot . ") t0. tO h m N Ql tD m p tp h t1� 0 in h N r 2 M M M ttt O w r r O O K1 N la O O/ ih to C O h m teL N r h N C C C'1 Ct tO _ e g g A e o Vt��}` oe� /off �g lel[[�� a ce a O 8 O O O K 'Q N `S � � t0 M 'af � V' V' M VO• N 00 tMD � N V O O O O O O Of a e, e e o d g e g e a �' 3' o a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Cl0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 i i i i � . • � i . i . i . � � o a o o e o e o o a o 9 9 a 3` - a` 0 0 0 e 0e ;A 0 0 O O O N ((pp ttt N 1 m o -n ((ps CO M Co tO w O N h A M O O O O O UTA a} N V w f0 'r to V d' M V N 00 t0 M N '? Q Q O L O O O fP e �O a OeI e e o 6o 000 e� (oo o ee O o 0 0 0 e p� p� `g p� g p o 0 S 8 8 to �t N Q CD tO c09 Q t0O VO' V' M et N � w M N dM' GO 00 CC�� O tOO• O l0 O In M V `C co to r 10 (o M M Olco Ml w -M CO h N OT �p � a7 O fO f.- tn O!`r tO t, N t0 M M M w O W) r O O tO N to O Ot M O O h Oct t0 N r I� N O C7 v a! Cc r N th t7 r r N N M tY c0 N M LO st V 0 M N V r N t+'M..., t- C C C C C C C C C C C C C N O O O O 0.2 O N 4)0 O O O Q E E E E E Eo E E ' w� a a a a a o f a s toO N l0 N tO -W H] V N r- w w w r m N h O N s G 0 GD tD M In O M o w M M M h <t r., O M w tO r O O to N O M M V O? V t? Cl0 t0 to the N i� 00 O to lD W O N M ri cd rn a�°o o m o n v v m o tri m tri o ai v F" o ti a- r e- r r r N r M t M O O O O O r h M r M O1 t0 tD O O O M tf> O h M M� 'tt O O t0 O ID ti LO Y N M O r OI Qi d1 M CO h A M N N O O O O O tt'1 M m 0 0 w M M O w T w to T O 0 M O O N OND m m W) the h w pp oo w 0 N lD M O GO O Ln tO tl'/ n 14] r O O Q tit N 'Q tO t0O V to V Qi O 00 tt) W Qi to h co r- tC l0 tO U G C Y 0. U L c� m m C C Y C C •2 2 t 'O •v z z Q > > > a o Q o Q Q Q Q$ Q to c a `t ?� `� CLd) a`> d i v c m •s `tn m` o `m `m o c i a W o A N in a c c d c a t E 5 Co tp to tp to t`u u m ca = _ i! ` wu '=w Em mewiia332m Ea= 0 0 0 0 o n o 0 0 0 0 0 0 0 0 0 0 0 '� o 0 0 0 0 0 3 0u�S U `ct7i in 3 m m � •o v v c � � o. a m d m a' a¢ a a' a' a°' ylu m y`o 0 0 0 E tt`a '2too ro m `to 0 0 rn o1 m m a s CA in .n c n a c c t t t Z t t 2 ow IS E c c c c 10 a`o N u)VJ R N N OQ W A l0 A b N W Z Z 0 U V Z S S S S Z S a. d tL W w to to M CD CO t0 to r r r CO C L 3 u c m L 3 t= E E S ui r ronj Cl N U U o Co it CL w � N a ® a 0 v ro cC N � b m � � Q 0 0 0 0 0 0 0 o O o 0 0 0 0 0 0 0 0 0$ 8p o 00 0 0 O O O O O o O o O O O G O O O O O O O r O O N WO �- r r to M h Oi O O N cq N N Cl r tO h CD M tO nj trj trj t+) C CV O N fV tS lh M O O CT -eCD N C M O) M h h - a- - r N - r N N N N CD O It7 M 'Q `O' O M r ��pp M M Ot . ") t0. tO h m N Ql tD m p tp h t1� 0 in h N r 2 M M M ttt O w r r O O K1 N la O O/ ih to C O h m teL N r h N C C C'1 Ct tO _ e g g A e o Vt��}` oe� /off �g lel[[�� a ce a O 8 O O O K 'Q N `S � � t0 M 'af � V' V' M VO• N 00 tMD � N V O O O O O O Of a e, e e o d g e g e a �' 3' o a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Cl0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 i i i i � . • � i . i . i . � � o a o o e o e o o a o 9 9 a 3` - a` 0 0 0 e 0e ;A 0 0 O O O N ((pp ttt N 1 m o -n ((ps CO M Co tO w O N h A M O O O O O UTA a} N V w f0 'r to V d' M V N 00 t0 M N '? Q Q O L O O O fP e �O a OeI e e o 6o 000 e� (oo o ee O o 0 0 0 e p� p� `g p� g p o 0 S 8 8 to �t N Q CD tO c09 Q t0O VO' V' M et N � w M N dM' GO 00 CC�� O tOO• O l0 O In M V `C co to r 10 (o M M Olco Ml w -M CO h N OT �p � a7 O fO f.- tn O!`r tO t, N t0 M M M w O W) r O O tO N to O Ot M O O h Oct t0 N r I� N O C7 v a! Cc r N th t7 r r N N M tY c0 N M LO st V 0 M N V r N t+'M..., t- C C C C C C C C C C C C C N O O O O 0.2 O N 4)0 O O O Q E E E E E Eo E E ' w� a a a a a o f a s toO N l0 N tO -W H] V N r- w w w r m N h O N s G 0 GD tD M In O M o w M M M h <t r., O M w tO r O O to N O M M V O? V t? Cl0 t0 to the N i� 00 O to lD W O N M ri cd rn a�°o o m o n v v m o tri m tri o ai v F" o ti a- r e- r r r N r M t M O O O O O r h M r M O1 t0 tD O O O M tf> O h M M� 'tt O O t0 O ID ti LO Y N M O r OI Qi d1 M CO h A M N N O O O O O tt'1 M m 0 0 w M M O w T w to T O 0 M O O N OND m m W) the h w pp oo w 0 N lD M O GO O Ln tO tl'/ n 14] r O O Q tit N 'Q tO t0O V to V Qi O 00 tt) W Qi to h co r- tC l0 tO U G C Y 0. U L c� m m C C Y C C •2 2 t 'O •v z z Q > > > a o Q o Q Q Q Q$ Q to c a `t ?� `� CLd) a`> d i v c m •s `tn m` o `m `m o c i a W o A N in a c c d c a t E 5 Co tp to tp to t`u u m ca = _ i! ` wu '=w Em mewiia332m Ea= 0 0 0 0 o n o 0 0 0 0 0 0 0 0 0 0 0 '� o 0 0 0 0 0 3 0u�S U `ct7i in 3 m m � •o v v c � � o. a m d m a' a¢ a a' a' a°' ylu m y`o 0 0 0 E tt`a '2too ro m `to 0 0 rn o1 m m a s CA in .n c n a c c t t t Z t t 2 ow IS E c c c c 10 a`o N u)VJ R N N OQ W A l0 A b N W Z Z 0 U V Z S S S S Z S a. d tL W w to to M CD CO t0 to r r r C D G »'CJ oma`. r S m t0 c » o H epr U U O o 6. w -L N a. CO m maa' � m d n ro y j C �i c O OQ! OtDt[1 Otf1 O OO tOQO O ON g CD O O m O Q O O O 0 4O M m OCL COO t0 O MO1 c0 cV 7 o :! W t00etM ko N 1+� M ^ f9 .? M m. T- w v O= m. O U7act O:' O 9 � t00�[7 w vim- COO O 0 COY) N o O ham- e:- O 1� to CIE .- ti_ r ^ .- B O O M 13 r 07 OCT N cl t0 r O N �;eo vee �o a ;eo tRa°e o a°o o e a goo o e o m m to ou tri v m to m rn o 0 0 gi o 0 o m 0 o m 0 Ln r` N_ N Co N N to to v v v 00 O O O o 0 o O N 00 N r O r O O O O O O O O O c0+.1 60_1 0 0. 0 N t- . to I W 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o g p o g$$ 0 0 0 0 0 0 o o p o 0 0 0 0 0 0 o a c0 0 o r ^ ^ . i . . i i i . . . . . 1 11 3R ° o ° 0 0 0 ° o o v o a o � o e � � a` e o a` a` O G O O O 0 0 0 0 tD 0 0 co m O tit1 N 1�0 M vv o� O M N in Lo -W" OO O O O O O O N O h fD N N N M C) 0 C> ?' 0 1Q O1 t0 o e �° o�� o e o o �g o o � lQ OM1 co Ln N N N to VO' sT O O pp pO O O O tmD O S Dn O titMp N N O O O O O o O O O N O cc O tt N ~OOi MV M O C. dM' ti^ to laact C r- n two' O to t00 ac •-� m O �0/ 01 N M r to C 01 N r N r� r .M- o W tM m 0i n0 N th W O N c � � c c c c c c c c c c c c c c 0 E 0 0 0 0 0 0 o u u d w ro o u a. 0 0 E E E E E E E E p E� E E E= aEi m i d .W m m v o d d u m cS v v It� v m E � 09 L2 C C C G G COO COD m s00 ti tN[') m co N ^ 601 M O O CO 61 0 r VM' r O CO'1 c' t0 N ID 10 O N 0�1 O `` r O t0 Ch ah t: Cl •? ^ Co O I- O t0 a M 61 CD N M M co N V M Pte') l7 l'7 M CCpp �[1 Ql W tNp t0 t0 00 001_ d0'_ O r T N N O O l7 ri ao v e7 of M N N N t[7 N O N t�f t0 O O N O O 0 0 0 0 0 0 0 0 0 0 0 N O 00 N N a C 0 NO t 0 0 n tD N t' m r- O O � 0� n ^ N 07 to N fD 1� t0 t0 V' eq N N N N N Qa to m E E N in o2S U n C] m R. Z > m m c m to Z>> o lot d 2 ° ?' d w v Q a m tie n d0 E m m o m ro o° Z Z a i Z Z j E to to 0 o ro 1 o C M W m m tEo m m m ro ro ro 2 Z = W Ss Z a S Z U= S a S S o 0 0 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 2 3 3 'aoi 3 0 3 u 3 d 3 0 3 a 2 m 3 `ta c w '3 c �v u1 c ar � I E ER. ro ro d IL a( 9 M z m Q n'c > ¢ ¢ 3 u Z td to ai ti l a 0 q u Q 4 Q v ` m3 S o p m C rn in N 2 v� N E N y E E m E E m E 2 t` ! C C T m ra N p o N m� ro N EQ m N ro g !; � 3 m m m m" m to a m g g z z w x 'z i 3:z a to t o m rn o N r o N co y to 10 t• CO O M to ID t0 M N N .a V' V' to n to M f` t` r 1- r` ti 0 h N N N N N N M ,t f� ti^ O O O O O OO O r r• ti r t• ti r ^ N N N N N N N C4' N N N i M O N � o000 N r• r O M X • (O O O O V 0 0 0 0 A m 0 0 0 v e e e .K O O O 1 t Onf I O m m E E c c c O tG O M1 m U QC N� r r N p m � J CL tD 61 N tD O O M O E 0 m C) tn m � m t I Y 3 it i 4 t • y Of d E m } a E m m c J O N I O O O O 0 o C� C h p O O O N D 0. W .V.i N 4 y' N N 78 m S� N t!? t Nr+ a — to I N N w y lL 1 I N N N N N M Appendix D Traffic Signal Warrant Worksheets TRAFFIC SIGNAL WARRANTS Urban/Rurai(1/2)= 2 Year = Year 2007 With Project Major St = Harvard ADT = 13,100 # Lanes= Minor St = E/W Street ADT = 1,450 # Lanes= (one-way) (Based on Estimated Average Daily Traffic -See Note 2) Major St: Harvard Minor St: E/W Street Year = Volume = 13,100 Lanes= 2 Volume = 1,450 Lanes= 2 1 Year 2007 With Projec 1 (one-way) URBAP RURAL XX Minimum Requirements EADT 1. Minimum Vehicular Vehicles per day Vehicles per day on major street on higher volume Satisfied Not Satisfied (both approaches) minor -street approach XX (one direction only) Number of lanes for moving traffic on each approach. Major Street Minor Street Urban Rural Urban Rural 1 1 8,000 5,600 2,400 1,680 2+ 13,100 1 1,450 9,600 6,720' 2,400 1,680 2+ 2+ 9,600 6,720 3,200 2,240 1 2+ 8,000 5,600 3,200 2,240 2. Interruption of Continuous Vehicles per day Vehicles per day traffic on major street on higher volume Satisfied Not Satisfied (both approaches) minor -street approach XX (one direction only) Number of lanes for moving traffic on each approach. Major Street Minor Street Urban Rural Urban Rural 1 1 12,000 8,400 1,200 850 2+ 13,100 1 1,450 14,400 10,080" 1,200 850 2+ 2+ 14,000 10,080 1,600 1,120 1 2+ 12,000 8,400 1,600 1,120 3. Combination 2 Warrants 2 Warrants Satisfied Not Satisfied XX No one warrant satisfied but following warrants fulfilled 80% or more.. 86% 100% 1 2 NOTES: To be used only for NEW IN] tKStG I wN5 or omer iocaaons wndre uuWdl L 211K, volumes cannot be counted. 2 1 Post 2025 w/Project 1 (one-way) URBAN RURAL XX Minimum Requirements TRAFFIC SIGNAL WARRANTS Urban/Rural(1/2)= 2 1. Minimum Vehicular Yea - Post 2025 w/Project Major St= Harward Ave. ADT = 13,850 # Lanes= Minor St= E/W Street ADT = 1,550 # Lanes= (one direction only) (one-way) (Based on Estimated Average Daily Traffic -See Note 2) Major St: Harward Ave. Minor St: E/W Street Year = Volume = 13,850 Lanes= 2 Volume = 1,550 Lanes= 2 1 Post 2025 w/Project 1 (one-way) URBAN RURAL XX Minimum Requirements EADT 1. Minimum Vehicular Vehicles per day Vehicles per day on major street on higher volume Satisfied Not Satisfied (both approaches) minor -street approach XX (one direction only) Number of lanes for moving traffic on each approach. Major Street Minor Street Urban Rural Urban Rural 1 1 8,000 5,600 2,400 1,680 2+ 13,850 1 1,550 9,600 6,720 2,400 1,680 2+ 2+ 9,600 6,720 3,200 2,240 1 2+ 8,000 5,600 3,200 2,240 2. Interruption of Continuous Vehicles per day Vehicles per day traffic on major street on higher volume Satisfied Not Satisfied (both approaches) minor -street approach XX (one direction only) Number of lanes for moving traffic on each approach. Major Street Minor Street Urban Rural Urban Rural 1 1 12,000 8,400 1,200 850 2+ 13,850 1 1,550 14,400 10,080 1,200 850 2+ 2+ 14,000 10,080 1,600 1,120 1 2+ 12,000 8,400 1,600 1,120 3. Combination 2 Warrants 2 Warrants Satisfied Not Satisfied XX No one warrant satisfied but following warrants fulfilled 80% or more.. 92% 100% 1 2 IVU I tti: 10 De usea only Tor NEW IN I tKJtl, I IUIVS or oiner IOcauons where acival UaTric volumes cannot be counted. 1 1 Year 2007 w/Project 1 (one-way) URBAN RUKAI XX Minimum equirements TRAFFIC SIGNAL WARRANTS Urban/Rural(1/2)= 2 1. Minimum Vehicular Yea - Year 2007 w/Project Major St= Moffett Drive ADT = 7,600 # Lanes= Minor St= N/S Street ADT = 1,150 # Lanes= (one direction only) (one-way) (Based on Estimated Average Daily Traffic -See Note 2) Major St: Moffett Drive Minor St: N/S Street Year = Volume = 7,600 Lanes= 1 Volume = 1,150 Lanes= 1 1 Year 2007 w/Project 1 (one-way) URBAN RUKAI XX Minimum equirements EADT 1. Minimum Vehicular Vehicles per day Vehicles per day on major street on higher volume Satisfied Not Satisfied (both approaches) minor -street approach XX (one direction only) Number of lanes for moving traffic on each approach. Major Street Minor Street Urban Rural Urban Rural 1 7,600 1 1,150 8,000 5,600 2,400 1,680 2+ 1 9,600 6,720 2,400 1,680 2+ 2+ 9,600 6,720 3,200 2,240 1 2+ 8,000 5,600 3,200 2,240 2. Interruption of Continuous Vehicles per day Vehicles per day traffic on major street on higher volume Satisfied Not Satisfied (both approaches) minor -street approach XX (one direction only) Number of lanes for moving traffic on each approach. Major Street Minor Street Urban Rural Urban Rural 1 7,600 1 1,150 12,000 8,400 1,200 850 2+ 1 14,400 10,080 1,200 850 2+ 2+ 14,000 10,080 1,600 1,120 1 2+ 12,000 8,400 1,600 1,120 3. Combination 2 Warrants 2 Warrants Satisfied Not Satisfied XX No one warrant satisfied but following warrants fulfilled 80% or more.. 68% 90% 1 2 NOTES: To be used only for NtYV IN i tK0M, i iUN0 or vuMr [vcauunb w[Jc[a CLAU01 volumes cannot be counted. 1 1 Post 2025 w/Project 1 (one-way) UPGAN RURAL XX Minimum Requirements TRAFFIC SIGNAL WARRANTS Urban/Rural(1/2)= 2 1. Minimum Vehicular Year= Post 2025 w/Project Major St= Moffett Drive ADT = 8,650 # Lanes= Minor St= NIS Street ADT = 1,050 # Lanes= (one direction only) (one-way) (Based on Estimated Average Daily Traffic -See Note 2) Major St: Moffett Drive Minor St: NIS Street Year = Volume = 8,650 Lanes= 1 Volume = 1,050 Lanes= 1 1 Post 2025 w/Project 1 (one-way) UPGAN RURAL XX Minimum Requirements EADT 1. Minimum Vehicular Vehicles per day Vehicles per day on major street on higher volume Satisfied Not Satisfied (both approaches) minor -street approach XX (one direction only) Number of lanes for moving traffic on each approach. Major Street Minor Street Urban Rural Urban Rural 1 8,650 1 1,050 8,000 5,600 2,400 1,680 2+ 1 9,600 6,720 2,400 1,680 2+ 2+ 9,600 6,720 3,200 2,240 1 2+ 8,000 5,600 3,200 2,240 2. Interruption of Continuous Vehicles per day Vehicles per day traffic on major street on higher volume Satisfied Not Satisfied (both approaches) minor -street approach XX (one direction only) Number of lanes for moving traffic on each approach. Major Street Minor Street Urban Rural Urban Rural 1 8,650 1 1,050 12,000 8,400 1,200 850 2+ 1 14,400 10,080 1,200 850 2+ 2+ 14,000 10,080 1,600 1,120 1 2+ 12,000 8,400 1,600 1,120 3. Combination 2 Warrants 2 Warrants Satisfied Not Satisfied % XX No one warrant satisfied but following warrants fulfilled 80% or more.. 63% 100% 1 2 NOTES: To be used only for NEW INTERSECTIONS or other locations where actual traffic volumes cannot be counted. ATTACHMENT F SUBMITTED NOISE ANALYSIS EXTERIOR AND INTERIORNOISEANALYSIS FOR TENTATIVE TRACT NO. 16582 (COLUMBUS GROVE) TUSTIN, CALIFORNIA PREPARED FOR: 25 Enterprise, Suite 300 Aliso Viejo, California 92656 PREPARED BY: 11CR SE - 233 Wilshire Boulevard, Suite 130 Santa Monica, California 90401 Tel: 310.451.4488 OCTOBER 2004 TABLE OF CONTENTS Page 1.0 EXECUTIVE SUMMARY...............................................................................................2 2.0 INTRODUCTION..............................................................................................................3 3.0 CITY OF TUSTIN NOISE STANDARDS......................................................................3 4.0 ANALYSIS METHODOLOGY.......................................................................................5 5.0 NOISE EXPOSURE/LAND USE COMPATIBILITY ANALYSIS ..............................5 5.1 Exterior Noise...............................................................................................................5 5.2 Interior Noise................................................................................................................8 6.0 NOISE CONTROL ORDINANCE CRITERIA............................................................10 APPENDICES Appendix A Roadway Noise Analysis Lennar Communities PCR Services Corporation Page i Col umbus Grove October 2004 LIST OF FIGURES Figure Page 1 Vicinity Map............................................................................................................................4 2 Site Plan...................................................................................................................................7 3 Location of Proposed Perimeter Walls....................................................................................9 Lennar Communities Columbus Grove PCR Services Corporation October 2004 Page ii LIST OF TABLES Table Page 1 City of Tustin Noise Control Ordinance Noise Standards for Residential Land Uses ............6 2 Year 2020 Roadway Traffic Volume Assumptions.................................................................8 3 Roadway Traffic Distribution as Percent of ADT...................................................................8 Lennar Communities PCR Services Corporation Page iii lumbus Grove October 2004 . NOISE ANALYSIS 1.0 EXECUTIVE SUMMARY This report analyzes compliance with City of Tustin exterior and interior noise standards for new residential construction proposed as part of development of Tentative Tract No. 16579, 16582, and 16663 (Columbus Grove) in the City of Tustin. The results of the analysis are summarized as follows: • Construction of a 6 -foot sound barrier at the project site's boundary along Warner Avenue would ensure that noise from roadway traffic volumes does not exceed the City's 65 -decibel (dBA) Community Noise. Equivalent Level (CNEL) exterior noise standard in rear or side yards of residential units proposed directly adjacent to Warner Avenue. The exterior noise level at all site locations within the proposed development meet the City's 65 -decibel (dBA) CNEL exterior noise standard. No mitigation measures are necessary or required. • The upper floor exterior building surfaces that directly face Warner Avenue would be exposed to exterior noise levels that exceed 65 dBA CNEL. In order to meet the City of Tustin interior noise standard of 45 dBA CNEL, these residences will need to achieve an outdoor to indoor noise attenuation greater than 20 dBA. In consultation with the City of Tustin and project construction managers, a future study will be required to prescribe design features and/or mitigation measures to ensure compliance with the 45 dBA CNEL interior standard. This shall occur when final architectural drawings become available and prior to issuance of building permits. • For proposed residential units sited directly adjacent to Warner Avenue, if upper floor balconies are proposed to directly face these roadways, the exterior areas would not fully benefit from sound attenuation provided by the proposed 6 -foot barrier along Warner Avenue. Therefore, additional noise analysis will be required to develop design features and/or mitigation measures to ensure compliance with the 65 dBA CNEL exterior standard at these upper floor exterior areas. This shall occur when final architectural drawings become available and prior to issuance of building permits. • Mechanical ventilation will be required for all residences located directly adjacent to Peter's Canyon Channel, Warner Avenue, Moffett Drive, and Harvard Avenue in order to meet the City's 45 dBA CNEL interior noise standard. - Lennar Communities Columbus Grove PCR Services Corporation October 2004 Page 2 Noise Analysis 2.0 INTRODUCTION PCR Services Corporation (PCR) was retained by Lennar Communities to conduct a community noise/land use compatibility assessment to supplement the development application for Tentative Tract No. 16579, 16582, and 16663 (Columbus Grove) in the City of Tustin. The project proposes to develop 86.1 acres of the former Tustin Marine Corps Air Station (MCAS) with single- and multi -family residential homes, necessary infrastructure (i.e., streets, sewer lines), and a recreation area. As shown in Figure 1 on page 4, the project site is located on the southeastern portion of the former MCAS, and site boundaries include Peter's Canyon Channel, Moffett Drive, Harvard Avenue, and Warner Avenue. The primary noise source within the project vicinity is roadway traffic along Moffett Drive, Harvard Avenue, Warner Avenue, and Jamboree Road. 3.0 CITY OF TUSTIN NOISE STANDARDS Noise standards for the City of Tustin are detailed in two documents: (1) the City of Tustin.. General Plan Noise Element, and (2) the Tustin City Code, in Section 1, Article- 4, Chapter 6 (Noise Control Ordinance). The General Plan Noise Element establishes land use compatibility standards with respect to acceptable levels of community noise exposure, while the Noise Control Ordinance is used as an enforcement tool to control unnecessary, excessive, and annoying sounds in order to implement the noise exposure standards established in the General Plan Noise Element. For land use compatibility purposes (with respect to level of community noise exposure), the City of Tustin General Plan Noise Element specifies exterior and interior noise standards of 65 dBA and 45 dBA, respectively, for residential land uses.' These standards are based on the CNEL, which is a 24-hour noise average that adds an artificial dBA increment to noise events that occur during the late evening and nighttime hours to account for the increased sensitivity to noise during these time periods.' To implement the General Plan Noise Element standards described above, as well as control unnecessary, excessive, and annoying sounds, the City's Noise Control Ordinance establishes minimum exterior (in Subsection 4614) and interior (in City of Tustin General Plan Noise Element, Table N-3 on page 18. In calculating CNEL, noise produced between the hours of 7:00 P.M. and 10:00 P.M. is penalized by S dBA, and noise produced between 10:00 P.M. and 7:00 A.M. is penalized by /0 dBA. Lennar Communities Columbus Grove PCR Services Corporation October 2004 Page 3 ` 7i i' �• ?1*%'EE p d v i'F�" tr . NI 1 aqi• .,P ,� ✓ - +'Z 'r` "!' t�, y' 'S � � �� 'xi'.ia�`Q'Sr6 Ar *.` !F• 9EFUgUr [U 0.� Dy'1 71 vC .�4 17,y�1 ��y..r r "18190vk9f .F �tEtrAS �1 :., �yirwu,� ,f rAA r" R6 �{lF- kt 'USJtA [re�lr r� z z.?�, 'w{_4.>i�'a ti� 3 .on Np psi lX•� 'r" FAV IE J ra%(pl 00 rLOVFXpjOR r ., � .. 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'/ a." ?f u' `�'Y N.r,�+' •��rf 4 , `��'- ro 5•iti 3',� Iww r'Vr� t°b-'••�4� j� r sr`•:,',,{�.Y'(,c.`.E.eMS" erYr `—v�d'K-.._ .y`� r HF� 3 •y..•:ts.;E _ �1 "..,f'9`�, '\`'6 x 'r �"? �'�,7tt Yt x c . 4 v A r, �e /3° ?y�` 7 �; e y re �� +� W, %'.. `re a ? &+tw "E;y •a„ 4' •;•. �+1 .Aet is Y'� d.' 3,. y 3 A"'v L rAP G _ sx _ ;v jo'o,r R7 r2 r '. 57 v ri`` I `�44 `dT y{°' •°r�,.�F fA+"' � ,t,Y A'AAr: reit „^LL 0 1000 2000 4000 Feet Source: PCR Services Corporation, 2004. Figure 1 Columbus Grove Vicinity Map Noise Analysis Subsection 4615) noise standards from which to measure potentially offending noise sources. The noise level standards for residential uses are shown in Table 1 on page 6.3 4.0 ANALYSIS METHODOLOGY The ambient noise level within the project vicinity is largely comprised of roadway noise from Warner Avenue, Jamboree Road, Harvard Avenue, and Moffet Drive. Similar to most urban areas, additional community noise sources include distant aircraft over -flights, occasional sirens from emergency response vehicles, as well as other occasional (miscellaneous) noise sources. However, roadway noise is the area's dominant noise source. As such, an appropriate estimate of future baseline noise levels can be accomplished by ascertaining an accurate prediction of future roadway noise levels. Roadway noise was computed using the Sound 2000 roadway noise prediction software developed by Caltrans. The Sound 2000 model uses traffic volume, vehicle fleet mix (i.e., light- duty automobile, medium -duty truck, and heavy-duty truck), vehicle speed, and roadway geometry data to predict roadway noise based on the Federal Highway Administration RD -77- 108 roadway noise prediction methodology. CNEL was computed by: (1) calculating the Leq noise level from roadway traffic for each component (i.e., day, evening, and night); (2) adding the 5-dBA and 10-dBA penalties to the evening and nighttime noise levels, respectively; and (3) calculating the weighted average noise level to arrive at CNEL. 5.0 NOISE EXPOSURE/LAND USE COMPATIBILITY ANALYSIS 5.1 Exterior Noise Future (Year 2020) roadway noise levels in the project vicinity were modeled using traffic volume data provided by the City of Tustin and vehicle mix assumptions provided by RK Engineering Group for Moffett Drive, Harvard Avenue, Warner Avenue, and Jamboree Road. s In instances where the baseline ambient noise levels exceed these noise level standards, the Noise Control Ordinance requires that potential noise violations be measured against the existing baseline ambient noise level (i.e., ambient noise level without the offending noise source). For example, if the baseline daytime exterior ambient noise level is 60 dBA, then a potential daytime Noise Control Ordinance violation would be measured against 60 dBA. However, even if the baseline daytime (i.e., between 7 A.M. and 10 P.M) ambient noise level was below 55 dBA (e.g., 45 dBA), a potential daytime Noise Control Ordinance violation still would be measured against the 55 dBA daytime exterior noise standard and not the lower 45 dBA baseline daytime ambient noise level. Lennar Communities PCR Services Corporation Page 5 lumbus Grove October 2004 Noise Analysis Table 1 City of Tustin Noise Control Ordinance Noise Standards for Residential Land Uses Time Period Exterior Noise Level Interior Noise Level 7 A.M. TO 10 P.M. (Daytime) 55 dBA 55 dBA 10 P.M. TO 7 A.M. (Nighttime) 50 dBA 45 dBA Source: City of Tustin Noise Control Ordinance. Figure 2 on page 7 depicts the proposed site plan for Tentative Tract No. 16579, 16582, and 16663, and the location of the evaluated roadways relative to the proposed project. Roadway traffic volume and traffic distribution assumptions are provided in Table 2 and Table 3 on page 8. The traffic volume and distribution assumptions were used as inputs for the Caltrans Sound 2000 roadway noise prediction model. The existing 7 -foot sound barrier that parallels Jamboree Road was taken into consideration, and therefore used as an input parameter for Sound 2000. The 6 -foot sound barrier that is currently proposed along Warner Avenue was also used as a input parameter. Using site plan data information, the distance from the centerline of each analyzed roadway segment to the nearest residence side or rear yard was measured and used as input data for Sound 2000 to predict roadway noise impacts at the closest proposed residential locations (refer to Figure 2). Based on the model input assumptions described above including the site's distance from Jamboree Road, residences proposed directly adjacent to the Peters Canyon Channel could experience outdoor noise levels as high as 63 dBA CNEL, and residences proposed immediately adjacent to Warner Avenue could experience outdoor noise levels as high as 65 dBA CNEL. These noise levels would not exceed the City of Tustin exterior noise standard of 65 dBA CNEL for residential uses. As such, no mitigation measures are recommended or required. Residences that are located along Moffett Drive (refer to Figure 2) could experience exterior noise levels as high as 64 dBA CNEL. These noise levels would not exceed the City of Tustin exterior noise standard of 65 dBA CNEL for residential uses. Residences that are located along Harvard Avenue (refer to Figure 2) could experience exterior noise levels as high as 65 dBA CNEL. As these noise levels would meet the City of Tustin exterior noise standard for residential uses (65 dBA CNEL), no mitigation measures are recommended or required. Sound 2000 input and output sheets, and CNEL calculation worksheets are provided in Appendix A. The noise levels described above do not take into account the perimeter walls that are currently proposed along Peter's Canyon Channel, Harvard Avenue, and Moffet Drive for Lennar Communities Columbus Grove PCR Services Corporation October 2004 Page 6 Noise Analysis Table 2 Year 2020 Roadway Traffic Volume Assumptions Roadway Traffic Volume (ADT) Speed (MPH) Grade Warner Avenue, north of Harvard Avenue 26,800 60 <3 percent Jamboree Road, west of Moffet Drive 102,000 60 <3 percent Moffet Drive, north of Harvard Avenue 8,000 35 <3 percent Harvard 'Avenue, west of "A" Street 12,300 45 <3 percent Harvard Avenue, east of "A" Street 15,400 45 <3 percent a Average Daily Traffic. Source: City of Tustin., 2004. Table 3 Roadway Traffic Distribution as Percent of ADT Vehicle Type Day (7 A.M.-7 P.M.) Evening (7 P.M. -10 P.M.) Night (10 P.M. —7 A.M.) Automobile 75.50 12.57 9.35 Medium -duty Truck 1.56 0.09 0.19 Heavy-duty Truck 0.64 6.02 0.08 Source: RK Engineering Group, Inc., 2004. security and/or aesthetic purposes. These perimeter walls would further reduce the noise levels described above. The location of the walls are depicted in Figure 3 on page 9. 5.2 Interior Noise The City's interior noise standard for residential structures is 45 dBA CNEL. Buildings will generally provide an exterior to interior sound attenuation of 12 dBA with windows open, and 20 dBA with windows closed. As such, where exterior noise levels exceed 57 dBA CNEL, the City's interior noise standard could only be achieved with windows closed. In order to assume that windows would remain closed to achieve the required sound attenuation, adequate ventilation with windows closed must be provided per California Building Code, Section 1203.3. Mechanical ventilation will be required for all residences located along Jamboree Road, Moffett Drive and Harvard Drive. Air conditioning units may be an adequate substitute for mechanical ventilation as long as ventilation requirements specified in the California Building Code are met. The City of Tustin should be consulted in developing ventilation system requirements. The second floor exterior building surfaces for buildings proposed adjacent to Warner Avenue would be exposed to composite roadway traffic noise levels ranging from 66 dBA to 70 dBA CNEL, as these areas would not benefit from sound attenuation provided by the 6 -foot Lennar Communities PCR Services Corporation Page 8 Columbus Grove October 2004 W -Ml 7 37 R-00—MR- 41W- Noise Analysis barrier proposed along Warner Avenue. In order to meet the City's interior noise standard of 45 dBA CNEL, these residences will need to achieve an outdoor -to -indoor noise attenuation of 21 dBA to 25 dBA. Engineering calculations that involve detailed construction methods and building materials data are required to assess building attenuation requirements greater than 20 dBA. As such, in consultation with the City of Tustin and project construction managers, a future study will be required to prescribe design features and/or mitigation measures (i.e., wall insulation, double -paned glass, building techniques, etc.) to ensure compliance with the 45 dBA CNEL interior standard at the second floor residence locations proposed along Warner Avenue. This shall occur when final architectural drawings become available and prior to issuance of building permits. 6.0 NOISE CONTROL ORDINANCE CRITERIA As discussed earlier, the City of Tustin Noise Control Ordinance establishes minimum exterior (in Subsection 4614) and interior (in Subsection 4615) noise standards from which to measure potentially offending noise sources. These minimum standards are in place to set a baseline noise level from which to measure potentially offending noise sources in areas .with extremely low ambient noise levels. The noise standards for residential uses were shown earlier in Table 1 on page 4. In instances where the baseline ambient noise level exceeds these standards, the Noise Control Ordinance provides that potential noise violations be measured against the actual baseline ambient noise level (i.e., ambient noise level without the offending noise source). For example, if the actual baseline daytime exterior ambient noise level is 65 dBA in a residential area, then a potential daytime Noise Control Ordinance violation would be measured against 65 dBA (i.e., the actual daytime ambient noise level). However, in instances where the actual baseline daytime ambient noise level is below the 55-dBA minimum noise standard for residential uses (e.g., 45 dBA), then a potential daytime Noise Control Ordinance violation would still be measured against the 55 dBA daytime exterior noise standard and not the 45 dBA actual baseline daytime ambient noise level. With respect to the proposed development, potential exterior noise ordinance violations would likely be measured against actual baseline ambient noise levels, which are predicted to range between 59 dBA and 64 dBA during daytime hours; and between 54 dBA and 56 dBA during the nighttime hours.° Potential interior noise ordinance violations would likely be measured against the minimum daytime (55 dBA) and nighttime (45 dBA) standards for 4 A summary of daytime, evening, and nighttime average (L,) noise levels is provided in Appendix A. Lennar Communities Columbus Grove PCR Services Corporation October 2004 Page 10 Noise Analysis residential uses, since the actual interior baseline ambient noise level would likely be lower than the above -referenced standards.' 5 Since buildings will generally provide an exterior to interior sound attenuation of 20 dBA with windows closed, the maximum daytime interior ambient noise level would likely be 44 dBA (based on the 64 dBA maximum daytime exterior noise level estimate), which is 11 dBA less than the 55 dBA minimum standard; and the maximum nighttime interior ambient noise level would likely be .36 dBA (based on the 56 dBA maximum nighttime exterior noise level estimate), which is 9 dBA less than the 45 dBA minimum standard. Lennar Communities Columbus Grove PCR Services Corporation October 2004 Page I1 APPENDIX A - ROADWAY NOISE ANALYSIS L' ca E E 0 U) W t— C O w � LL LL om O J J >Q Q > 7 0 OO w a U- CO cnr-- 0 N('LU m Z Mt— a-W wW Cn O Z Z Z XOf000 W a Z Z Z N h ; 0 r; O W C (0 w m co CD o O o0rn00 M.N- LO CA0) d `0 Rf V i'— C R w N O O O O O J V N 04 CL CD U) 0 CL O $ 00Lc) o0 c � c O a`+ c � U c m U m L LO M COD COO M CD CL E y 00000 X00000 �0oo0vo QN0000LO� O N N 7 C (U � > Q C �+ � -0 > N y @ Q U) f/) E O C9 CO Q Q tm = Z U) O O= O p M N O N co co �°��>�� 0Qr-vv o CD cc co m m ,a E oCc 0 cc m L' ca E E 0 U) U L c6 E E W H C � O O LL Co LL O1 0 J J >Q Q L � f - O 0 U. O LL c LL CD CA ti 0 U) a Cl z Z �=aWWW 0 z z z xof000 Wazzz CO � M co 0) N LO w E 3c(o�coCooto z 0 ooU')oo U') O CD CA O d M e- V H c y D m C tLO(DNd'Cf) J Y V N R m CL N 0 CL 0 Ooco0CD m.• ov�O� • c m c `- cC m c VU mLCDWC7d'Ict oOOOO CCL CL CL E O000O X00000 Doao014ro Q N CO 00 l O N — m 7 Q r. O > N cc Q m Z -a cn E = cc ZQQ y o = O p _O rn 0 a M ami c m m > c c CD Q c Q Q a) �0'0� o m �- m M 'E z Z -f9�0xi L c6 E E Roadway Noise Analysis for Columbus Grove revised 102504 Jamboree Road Vehicle Traffic Distribution Vehicle Typel Type Distribution Day Evening Night LDA 99,368 77,011 12,819 9,539 MDT 1,877 1,592 92 193 HDT 755 653 20 82 Total 102,000 79,255 12,931 9,814 Average Hourly Distribution Vehicle Type Day Evening I Night LDA 6,418 4,273 1,060 MDT .133 31 21 HDT 54 7 9 Hourly Leq (Sound 2000) 61.9 59.3 54.1 CNEL Adjusted Leq 61.9 64.3 64.1 CN E L 63.2 Jamboree Road City of Tustin 2nd Floor Noise Analysis for Columbus Grove - revised 102604 Jamboree Road Vehicle Traffic Distribution Vehicle Typel Type Distribution Day Evening Night LDA 99,368 77,011 12,819 9,539 MDT 1,877 1,592 92 193 HDT 755 653 20 82 Total 102,000 79,255 12,931 9,814 Average Hourly Distribution Vehicle Type Day Evening Night LDA 6,418 4,273 1,060 MDT 133 31 21 HDT 54 7 9 Hourly Leq (Sound 2000) 63.4 60.9 55.6 CNEL Adjusted Leq 63.4 65.9 65.6 CNEL 64.7 Jamboree Road ...* Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\jamboree day.a32 DATE 4/6/2004 COLUMBUS GROVE ................................. ..................................... TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ---------------------------------------------------------------------- 1 6418 60 133 60 54 60 DAY ...................................................................... LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 JAMBOREE ROAD 1000.0 0.0 0.0 ...................................................................... BARRIER DATA Barrier No. 1 Barrier Description: 7 -FOOT WALL Type: Wall Barrier Height Increment (DELZ) . 0 No. Height Changes (P). 0 GROUND TOP BARRIER SEG X Y (ZO) (Z) HEIGHTS AT ENDS ---------------------------------------------------------------------- 1 0.0 75.0 0.0 7.0 B1 P1 * 7 1000.0 75.0 0.0 7.0 B1 P2 * 7 RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 340.0 5.0 REC 1 2 500.0 350.0 15.0 REC2 DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 ...................................................................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE 1 BARRIER DATA - wwwwwww♦*www BAR BARRIER HEIGHTS BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE ------------------------------------------------------------------------------ 1 - 7.* BI P1 1000.0 ----------------------------------------------------------------------------- 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) -------------------------------- 1 ------------------------------ 1 REC 1 67. 500. 61.9 2 REC2 67. 500. 63.4 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION 7. **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AONOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\jamboree evening.s32 DATE 4/6/2004 COLUMBUS GROVE ....................... .................................... :.......... TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ---------------------------------------------------------------------- 1 4273 60 31 60 7 60 EVENING .......................................z.............................: LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 JAMBOREE ROAD 1000.0 0.0 0.0 .......:.............................................................. BARRIER DATA Barrier No. 1 Barrier Description: 7 -FOOT WALL Type: Wall Barrier Height Increment (DELZ) . 0 No. Height Changes (P)= 0 GROUND TOP BARRIER SEG X Y (ZO) (Z) HEIGHTS AT ENDS ---------------------------------------------------------------------- 1 0.0 75.0 0.0 7.0 B1 P1 * 7 1000.0 75.0 0.0 7.0 B1 P2 * 7 ---------------------------------------------------------------------- ...................................................................... RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 340.0 5.0 REC 1 2 500.0 350.0 15.0 REC2 DROP-OFF RATES LANE ( RECEIVER NO. No. 1 2 1 3.0 3.0 ......................:............................................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE 1 BARRIER DATA a*aaaaaa**a* BAR BARRIER HEIGHTS I BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE ------------------------------------------------------------------------------ 1 - 7.* BI P1 1000.0 ------------------------------------------------------------------------------ 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) -------------------------------- 1 REC 1 67. 500. 59.3 2 REC2 67. 500. 60.9 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION 7. **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\jamboree night.s32 DATE 4/6/2004 COLUMBUS GROVE ...................................................................... TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ---------- — ----------------------------- --------------------------- 1 1060 60 21 60 9 60 NIGNT ...................................................................... LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 JAMBOREE ROAD 1000.0 0.0 0.0 ...................................................................... BARRIER DATA Barrier No. 1 Barrier Description: 7 -FOOT -WALL Type: Wall Barrier Height Increment (DELZ) - 0 No. Height Changes (P). 0 GROUND TOP BARRIER SEG X Y --_ (ZO) (Z) HEIGHTS AT ENDS ---------------------------------------------------------------------- 1 0.0 75.0 0.0 7.0 B1 P1 * 7 1000.0 75.0 0.0 7.0 B1 P2 * 7 ---------------------------------------------------------------------- ---------------------------------------------------------------------- RECEIVER DATA REC NO. X Y Z ID ----------------------------------------------------------------------- 1 500.0 340.0 5.0 REC 1 2 500.0 350.0 15.0 REC2 DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 ...................................................................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE 1 BARRIER DATA BAR BARRIER HEIGHTS BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE ------------------------------------------------------------------------------ 1 - 7.* B1 P1 1000.0 ------- ---------------------------------------------------------------------- 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) -------------------------------- 1 REC 1 67. 500. 54.1 2 REC2 67. 500. 55.6 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION 7. Roadway Noise Analysis for Columbus Grove revised 102504 Warner Drive (east side) Vehicle Traffic Distribution Vehicle T pe Distribution Day Evenin Night LDA 26,109 20,234 3,368 2,506 MDT 493 418 24 51 HDT 198 172 5 21 Total 26,800 20,824 3,398 2,579 Average Hourly Distribution Day Evening I Night Vehicle Type LDA 1,686 1,123 278 MDT 35 8 6 HDT 14 2 2 Hourly Leq (Sound 2000) 63.4 61.1 55.5 CNEL Adjusted Leq 63.4 66.1 65.5 CNEL 64.7 Warner Drive (east side) City of Tustin 2nd Floor Noise Analysis for Columbus Grove - revised 102604 Warner Drive Vehicle Traffic Distribution Vehicle T e Distribution Day Evening I Night LDA 26,109 20,234 3,368 2,506 MDT 493 418 24 51 HDT 198 172 5 21 Total 26,800 20,824 3,398 2,579 Average Hourly Distribution Day Evening I Night Vehicle Type LDA 1,686 1,123 278 MDT 35 8 6 HDT 14 2 2 Hourly Leq (Sound 2000) 69.0 66.7 61.1 CNEL Adjusted Leq 69.0 71.7 71.1 CNEL 70.3 Warner Drive **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Irvine Portion\S32\warner_east_sos.s32 DATE 3/3/2004 COLUMBUS GROVE - IRVINE gs:....... TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION --------------------------------------------------------- ------------ 1 1686 60 35 60 14 60 DAYTIME LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION --------------------------- ------------------ - ---------------------- 1 1 0.0 0.0 0.0 WARNER AVENUE - EAST SIDE OF STREET 1000.0 0.0 0.0 BARRIER DATA Barrier No. 1 Barrier Description: 6 -FOOT WALL Type: Wall Barrier Height Increment (DELZ) - 0 No. Height Changes (P)= 0 GROUND TOP BARRIER SEG X Y (ZO) (Z) HEIGHTS AT ENDS ------------------------------------I-------------------------------- 1 0.0 120.0 _0.0 6.0 B1 P1 * 6 1000.0 120.0 0.0 6.0 B1 P2 * 6 --------- ------- ---------------------------------------------------- RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 125.0 5.0 YARD 2 500.0 135.0 15.0 BALCONY ............................................... .s..................... DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE - IRVINE 1 BARRIER DATA wwwwwwwwww*► BAR BARRIER HEIGHTS BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE ----- ------------------------------------------------------------------------ 1 - 6.* B1 P1 1000.0 ---------------------------------------------------------------------------- 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) ------------------------------- 1 YARD 67. 500. 63.4 2 BALCONY 67. 500. 69.0 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION 6. www. Sound 2000 (Caltrans Version of Stamina2/Optima) wwww INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Irvine Portion\S32\Warner_east_eos_eve.s32 DATE 3/3/2004 COLUMBUS GROVE - IRVINE TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION - --------------- - --------------------------------------------------- 1 1123 60 8 60 2 60 EVENING LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 WARNER AVENUE - EAST SIDE OF STREET 1000.0 0.0 0.0 BARRIER DATA Barrier No. 1 Barrier Description: 6 -FOOT WALL Type: Wall Barrier Height Increment (DELI) = 0 No. Height Changes (P)= 0 GROUND TOP BARRIER SEG X Y (ZO) (Z) HEIGHTS AT ENDS ---------------------------------------------------------------------- 1 0.0 - 120.0 0.0 6.0 B1 _Z1 w 6 1000.0 120.0 0.0 6.0 B1 P2 w 6 ---------------------------------------------------------------------- RECEIVER DATA REC NO. X Y Z ID ----------------------------------------------- ---- - ---------------- 1 500.0 125.0 5.0 YARD 2 500.0 135.0 15.0 BALCONY DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 SOUND32 - RELEASE 07/30/91, MODIFIED 04./22/00 TITLE: COLUMBUS GROVE - IRVINE 1 BARRIER DATA wwwwwwwwww:• BAR BARRIER HEIGHTS BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE ------------------------------------------------------------------------------ 1 - 6.w 91 P1 1000.0 -----------------------------------------------------------------•------------ 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) -------------------------------- 1 YARD 67. 500. 61.1 2 BALCONY 67. 500. 66.7 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION - 6. **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Irvine Portion\S32\warner_east_sos_night.s32 DATE 3/3/2004 COLUMBUS GROVE - IRVINE ............................ ....... TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION -------------------------------------------------- ------------------ 1 278 60 6 60 2 60 NIGHT LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 WARNER AVENUE - EAST SIDE OF STREET 1000.0 0.0 0.0 BARRIER DATA. Barrier No. 1 Barrier Description: 6 -FOOT WALL Type: Wall Barrier Height Increment (DELZ) = 0 No. Height Changes (P)= 0 GROUND TOP BARRIER SEG X Y (ZO) (Z) HEIGHTS AT ENDS ---------------------------------------------------------------------- 1 0.0 120.0 0.0 6.0 -B1 P1 * 6 1000.0 120.0 0.0 6.0 B1 P2 * 6 ---------------------------------------------------------------------- RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 125.0 5.0 YARD 2 500.0 135.0 15.0 BALCONY DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 .............................................=........................ SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE - IRVINE 1 BARRIER DATA w*:wwwwrw*** BAR BARRIER HEIGHTS BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE ------------------------------------------------------------------------------ 1 - 6.* B1 P1 1000.0 ------------------------------------------------------------------------------ 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) -------------------------------- 1 YARD 67. 500. 55.5 2 BALCONY 67. 500. 61.1 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION 6. Roadway Noise Analysis for Columbus Grove revised 102504 Moffet Drive Vehicle Traffic Distribution Vehicle Typel Distribution Day Even -Ing -F Night LDA 7,794 6,040 1,005 748 MDT 147 125 7 15 HDT 59 51 2 6 Total 8,000 6,216 1,014 770 Average Hourly Distribution Vehicle Type Day Evening I Night LDA 503 335 83 MDT 10 2 2 HDT 4 1 1 Hourly Leq (Sound 2000) 63.2 59.5 54.9 CNEL Adjusted Leq 63.2 64.5 64.9 CNEL 64.1 Moffet Drive Citv of Tustin 2nd Floor Noise Analysis for Columbus Grove - revised 102604 Moffet Drive Vehicle Traffic Distribution Vehicle Typel Distribution Da Evening I Night LDA 7,794- ITotal,8,000: 6,040 1,005 748 MDT 147 125 7 15 HDT 59 51 2 6 "6;216 1,014 = 770 Average Hourly Distribution Vehicle T pe Day Evening Night LDA IHDT 503 335 83 MDT 10 2 2. 4 1 1 Hourly Leq (Sound 2000) 61.4 58.6 54.0 CNEL Adjusted Leq 61.4 63.6 64.0 CNEL 62.81° Moffet Drive •••• Sound 2000 (Caltrans Version of Stamina2/Optima) *••" INPUT DATA FILE : V:\AONOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\moffet day.s32 DATE 4/8/2004 COLUMBUS GROVE TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ---------------------------- ----------------------------------------- 1 503 35 10 35 4 35 DAY LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ------------------------------------------------- -------------------- 1 1 0.0 0.0 0.0 MOPPET DRIVE 1000.0 0.0 0.0 ...:.................................................................. RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 55.0 5.0 REC 1 2 500.0 65.0 15.0 REC2 ............................................................:......... DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 .............................. ................. :...................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 62.3 REC2 61.4 •... Sound 2000 (Caltrans Version of Stamina2/Optima) •••` INPUT DATA FILE : V:\AONOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\moffet evening.s32 DATE 4/8/2004 COLUMBUS GROVE TRAFFIC iDATA :==: LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ---------------------------------------------------------------------- 1 335 35 2 35 1 35 EVENING ...................................................................... LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y 2 DESCRIPTION DESCRIPTION -------------- ------------------------------------------------------- I 1 0.0 0.0 0.0 MOFFET DRIVE 1000.0 0.0 0.0 ...................................................................... RECEIVER DATA REC NO. X Y Z ID ------------------------------- 1 500.0 55.0 5.0 REC 1 2 500.0 65.0 15.0 REC2 .................c.............. .......................... ............- -- DROP-OFF RATES LANE RECEIVER NO.. No. 1 2 1 3.0 3.0 .......................:....... ............ ............... :........... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 59.5 REC2 58.6 •••• sound 2000 (Caltrans Version of Stamina2/Optima) ••:« INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\moffet night.02 DATE : 4/8/2004 COLUMBUS GROVE .................................................................e.:. TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ------------------------------------------------------------ -------- 1 83 35 2 35 1 35 NIGHT ...................................................................... LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ------------------------------- —--------- — ----------------------- 1 1 0.0 0.0 0.0 MOFFET DRIVE 1000.0 0.0 0.0 ...................................................................... RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 55.0 5.0 REC 1 2 500.0 65.0 15.0 REC2 ...................................................................... DROP-OFF RATES LANE ( RECEIVER NO. NO. 1 .2 1 3.0 3.0 ...................................................................... S01UND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE BASED ON FMA -RD -108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 54.9 REC2 54.0 Roadway Noise Analysis for Columbus Grove revised 102504 Harvard Avenue (west of "A") Vehicle Traffic Distribution Vehicle T pe Distribution Day Evening I Night LDA 15,003 11,627 1,935 1,440 MDT 283 240 14 29 H DT 114 99 3 12 Total 15,400 11,966 1,952 1,482 Average Hourly Distribution Vehicle Type Day Evening I Night LDA 969 645 160 MDT 20 5 3 HDT 8 1 1 Hourly Leq (Sound 2000) 58.9 56.3 50.8 CNEL Adjusted Leq 58.9 61.3 60.8 CNEL 60.0 Harvard Avenue (west of "A") City of Tustin 2nd Floor Noise Analysis for Columbus Grove - revised 102604 Harvard Ave west of A Vehicle Traffic Distribution Vehicle Typel Distribution Day Evening Night LDA 15,003 11,627 1,935 1,440 MDT 283 240 14 29 HDT 114 99 3 12 Total 15,400 11,966 1,952 1,482 Average Hourly Distribution Day Evening I Night Vehicle Type LDA 969 645 160 MDT 20 5 3 HDT 8 1 1 Hourly Leq (Sound 2000) 64.7 62.1 56.7 CNEL Adjusted Leq 64.7 67.1 66.7 CNEL 65.9 Harvard Ave west of A **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Irvine Portion\S32\harvard wow.s32 DATE : 3/3/2004 COLUMBUS GROVE - IRVINE asSLSS606SE TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ---------------------------------------------------------------------- 1 856 45 18 45 7 45 DAYTIME LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 HARVARD AVENUE - WEST OF WARNER 1000.0 0.0 0.0 BARRIER DATA Barrier No. 1 Barrier Description: 6 -FOOT WALL Type: Wall Barrier .Height Increment (DELZ) - 0 No. Height Changes (P)= 0 GROUND TOP BARRIER SEG X Y (ZO) (Z) HEIGHTS AT ENDS --------------------------------------------------------------------- 1 0.0 60.0 0.0 6.0 B1 P1 * 6 1000.0 60.0 0.0 6.0 B1 P2 * 6 ---------------------------------------------------------------------- ......................:...._.__._...:.......:.:.___........._.._____.- RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 65.0 5.0 YARD 2 500.0 75.0 15.0 BALCONY DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE - IRVINE - 1 BARRIER DATA **ktk***k*k* BAR BARRIER HEIGHTS BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE ------------------------------------------------------------------------------ 1 - 6.* B1 P1 1000.0 ----- ------------------------------------------------------------------------ 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) 1 YARD 67. 500. 59.8 2 BALCONY 67. 500. 65.7 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION 6. **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Irvine Portion\S32\harvard wow eve.s32 DATE : 3/3/2004 COLUMBUS GROVE - IRVINE TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY IRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ----------- ---------------------- - --------------------------------- 1 570 45 4 45 1 45 EVENING LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ------------------------------------ - ---- - -------------------------- 1 1 0.0 0.0 0.0 HARVARD AVENUE - WEST OF WARNER 1000.0 0.0 0.0 BARRIER DATA Barrier No. 1 Barrier Description: 6 -FOOT WALL Type: Wall Barrier Height Increment (DELZ) = 0 No. Height Changes (P)= 0 GROUND TOP BARRIER SEG X Y (ZO) (Z) HEIGHTS AT ENDS ---------------------------------------------------------------------- 1 0.0 60.0 0.0 6.0 B1 P1 * 6 1000.0 60.0 0.0 6.0 B1 P2 * 6 ---------------------------------------------------------------------- RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 65.0 5.0 YARD 2 500.0 75.0 15.0 BALCONY LANE RECEIVER NO. No. 1 2 1 3.0 3.0 SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE - IRVINE 1 BARRIER DATA ««x««««xxxxx BAR BARRIER HEIGHTS BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE ------------------------------------------------------------------------------ 1 - 6.* B1 P1 1000.0 ------------------------------------------------------------------------------ 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) -------------------------------- 1 YARD 67. 500. 57.2 2 BALCONY 67. 500. 63.1 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION 6. wr++ Sound 2000 (Caltrans Version of Stamina2/Optima) ww++ INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Irvine Portion\S32\harvard_wow_night.s32 DATE 3/3/2004 COLUMBUS GROVE -IRVINE TRAFFIC sDATA .__.. LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION --------------------------------------------------------------------- 1 141 45 3 45 1 45 NIGHT LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ------------------------------------------------ ---------- ---------- 1 1 0.0 0.0 0.0 HARVARD AVENUE - WEST OF WARNER 1000.0 0.0 0.0 BARRIER DATA Barrier No. 1 Barrier Description: 6 -FOOT WALL Type: Wall Barrier Height Increment (DELZ) = 0 No. Height Changes (P). 0 GROUND TOP BARRIER SEG X Y (ZO) (Z) HEIGHTS AT ENDS ---------------------------------------------------------------------- 1 0.0 60.0 0.0 6.0 B1 P1 + 6 — 1000.0 60.0 0.0 6.0 B1 P2 w 6 ------------------- ------------------------------------------------- RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 65.0 5.0 YARD 2 500.0 75.0 15.0 BALCONY DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 ...................................................................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE - IRVINE 1 BARRIER DATA +wxxwxwww+++ BAR BARRIER HEIGHTS BAR ELE 0 1 2 3 4 5 6 7 ID LENGTH TYPE -------------------- —------------------------ —------------- — --------------- 1 - 6.w B1 P1 1000.0 ------------------------------------------------------------------------------ 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL) -------------------------------- 1 YARD 67. 500. 51.9 2 BALCONY 67. 500. 57.8 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION 6. Roadway Noise Analysis for Columbus Grove revised 102504 Harvard Avenue (east of "A") Vehicle Traffic Distribution Vehicle T e Distribution Day Evening Night LDA 10,716 8,305 1,382 1,029 MDT 202 172 10 21 HDT 81 70 2 9 Total 11,000 8,547 1,395 1,058 Average Hourly Distribution Vehicle Type Day Evening I Night LDA 692 461 114 MDT 14 3 2 HDT 6 1 1 Hourly Leq (Sound 2000) 63.5 60.9 55.6 CNEL Adjusted Leq 63.5 65.9 65.6 CNEL 64.7 Harvard Avenue (east of "A") City of Tustin 2nd Floor Noise Analysis for Columbus Grove - revised 102604 Harvard Ave east of A Vehicle Traffic Distribution Vehicle Typel Distribution Day Even—!—n— Night LDA 10,716 8,305 1,382 1,029 MDT 202 172 10 21 HDT 81 70 2 9 Total 11,000 8,547 1,395 1,058 Average Hourly Distribution Day Evening Night Vehicle Type LDA 692 461 114 MDT 14 3 2 HDT 6 1 1 Hourly Leq (Sound 2000) 63.0 .60.4 55.1 CNEL Adjusted Leq 63.0 65.4 65.1 CNEL 64.2 Harvard Ave east of A •••• Sound 2000 (Caltrans Version of Stamina2/Optima) '"•' INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\harvard day.932 DATE 4/8/2004 COLUMBUS GROVE TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION --------------------------------------- --------------------------- --- 1 692 45 14 45 6 45 DAY LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 HARVARD AVENUE 1000.0 0.0 0.0 ...................................................................... RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 100.0 5.0 REC 1 2 500.0 110.0 15.0 REC2 ...................................................................... DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 ...................................................................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 63.5 REC2 63.0 •••. Sound 2000 (Caltrans Version of Stamina2/Optima) •••• INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\harvard evening.s32 DATE 4/8/2004 COLUMBUS GROVE ................... .......................... .......... ==............. TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION --------------------------------------------------------------------- 1 461 45 3 45 1 45 EVENING ..................... ==............ =....... =.......... _............... LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 HARVARD AVENUE 1000.0 0.0 0.0 ...................................................................... RECEIVER DATA REC NO. X Y Z ID ---------------------------------------------------------------------- 1 500.0 100.0 5.0 REC 1 2 500.0 110.0 15.0 REC2 ............ ..::.........___................ =..................... .. DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 3.0 3.0 ...................................................................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 60.9 REC2 60.4 ..•• Sound 2000 (Caltrans Version of Stamina2/Optima) ••"• INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Grove\Tustin Portion\S32\harvard night.s32 DATE 4/8/2004 COLUMBUS GROVE TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION ---------------------------- — ---------------------------------------- 1 114 45 2 45 1 45 NIGHT LANE DATA LANE SEG. GRADE SEGMENT LANE NO. NO. COR. X Y Z DESCRIPTION DESCRIPTION ---------------------------------------------------------------------- 1 1 0.0 0.0 0.0 HARVARD AVENUE 1000.0 0.0 0.0 ...................................................................... RECEIVER DATA REC NO. X Y Z ID 1 500.0 100.0 5.0 REC 1 2 500.0 110.0 15.0 REC2 ................ .". .............. ............................... DROP-OFF RATES LANE RECEIVER NO. No. 1 2 1 ( 3.0 3.0 SOWD32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS GROVE BASED ON FNNA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ --------------- REC 1 55.6 REC2 55.1' ATTACHMENT G STATISTICAL SUMMARY LAND USE APPLICATION FACT SHEET LAND USE APPLICATION NUMBER(S): SPA/Zone Change 04-003, Concept Plan 03-004, TTM 16582 and DR 04-004 2. LOCATION: MCAS Tustin Planning Area 21 3. 3. ADDRESS: Southwest corner of Moffett Avenue and Harvard Avenue 4. LOT: Conveyance Parcels 35 and 36 APN(S): 5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: SPA/Zone Change 04-001 fro annexation of Parcel 36 6. SURROUNDING LAND USES: NORTH: Low Density Residential SOUTH: Medium Density Residential (City of Irvine) EAST: Medium Density Residential (City of Irvine) WEST: peters Canyon Flood Control Channel 7. SURROUNDING ZONING DESIGNATION: NORTH: MCAS Tustin LDR SOUTH: MDR (City Of Irvine) EAST: Village 38 Medium Density City of Irvine WEST: Peters Canyon Flood Control Channel 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: MCAS Tustin Specific Plan SOUTH: City of Irvine EAST: City of Irvine WEST: MCAS Tustin Specific Plan 9. SITE LAND USE: A. EXISTING: Low Density Residential B. PROPOSED: Low Density Residential C. GENERAL PLAN: MCAS Tustin Specific Plan D. ZONING: MCAS Tustin Low Density Residential E. PROPOSED GP: N/A F. PROPOSED ZONING: N/A DEVELOPMENT FACTS: 11. LOT AREA: 86.26 ACRES 12. BUILDING LOT COVERAGE: PERMITTED: 50% for SFD and 65% for condominium proiects PROPOSED: 40% to 50% for SFD and 27% to 44% for condominium proiects Site Development Standards for Single Family Home Product Standard Required Proposed Density 7 du/acre 7 du/acre Minimum Lot Area 3000 square feet 4,400 to 6,500 sq. ft. jtyp4cao Minimum Lot Width 35 feet 35 feet minimum -Building Height 35 feet 35 feet Lot Coverage 50 percent Varies, minimum as required Edinger Avenue Building Setback 40 feet 40 feet Moffett Drive Building Setback 10 feet 10 feet Harvard Avenue Building Setback 42 feet 42 feet Private Street or Drive 5 feet 5 feet Interior Side yard 3 feet minimum aggregate 10 feet Varies, minimum as required Rear yard Setback 10 feet 10 feet minimum Site Development Standards for Carriage Way Product Standard Required Proposed Density 7 du/acre 7 du/acre Minimum Lot Area 3000 square feet 4,050 s .ft. (typical) Minimum Lot Width 35 feet 35 feet minimum Building Height 35 feet 35 feet Lot Coverage 50 percent Varies, minimum as required Edinger Avenue Building Setback 40 feet 40 feet Moffett Drive Building Setback 10 feet 10 feet Harvard Avenue Building Setback 42 feet 42 feet Private Street or Drive 5 feet 5 feet Interior Side yard 3 feet minimum aggregate 10 feet Varies, minimum as required Rear yard Setback 10 feet 3 feet to garage and 7 feet to all living areas Building to Building setback 30 feet 30 feet Site Development Standards for Condominium Development (Triplex) Standard Required Proposed Density 7 du/acre 7 du/acre Minimum Development -Site 10 acre As amended Maximum Building Height 40 feet 40 feet Maximum Lot Coverage 65 percent less building and landscape setbacks Non specified Common Open Space 400 square feet/ unit Non specified Edinger Avenue Building Setback 40 feet 40 feet Moffett Avenue Building Setback 10 feet 10 feet Harvard Avenue Building Setback 42 feet 42 feet Private Street or Drive 5 feet 5 feet Interior Side yard 3 feet Varies, minimum as required Rear yard Setback 10 feet 10 feet Distance between Principle Structures 10 feet 10 feet Distance between Accessory Structures 5 feet N/A Site Development Standards for Condominium Development on Parcel 36 To be Annexed to City of Tustin Standard Required Proposed Density 12.5du/acre 7 du/acre(gross acres Minimum Development Site No minimum No minimum Maximum Building Height 40 feet 40 feet Maximum Lot Coverage Non specified Non specified Common Open Space Non specified Non specified Warner Avenue Building Setback 42 feet 42 feet Harvard Avenue Building Setback 42 feet 42 feet Private Street or Drive 10 feet 10 feet Interior Side yard 10 feet between buildings 10 feet between buildings Rear yard Setback 10 feet 10 feet Distance between Principle Structures 10 feet 10 feet Minimum Site Landscaping 30 percent 30 percent ATTACHMENT H RESOLUTIONS 3943, 3944, 3945, 3946 AND 3947 RESOLUTION NO. 3943 A RESOLUTION OF THE CITY OF TUSTIN PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL FIND THAT THE FINAL ENVIRONMENTAL IMPACT STATEMENT/FINAL ENVIRONMENTAL IMPACT REPORT FOR THE DISPOSAL AND REUSE OF MCAS TUSTIN ("FEIS/FEIR") IS ADEQUATE TO SERVE AS THE PROJECT EIS/EIR FOR ZONE CHANGE 04-002, TENTATIVE TRACT MAP 16582, CONCEPT PLAN 03-004, DESIGN REVIEW 04-004, THE AFFORDABLE HOUSING PLAN AND DENSITY BONUS APPLICATION, AND THE REQUEST TO TRANSFER AFFORDABLE HOUSING UNITS FROM PLANNING AREA 21 TO PLANNING AREA 5 AND THAT ALL APPLICABLE MITIGATION MEASURES WILL BE INCORPORATED INTO THE PROJECT AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Tustin does hereby resolve as follows: A. That Zone Change 04-002, Concept Plan 03-004, Tentative Tract Map 16582, Design Review 04-004, the "Affordable Housing Plan and Density Bonus Application," and the request to transfer affordable housing units from Planning Area 21 to Planning Area 5 is considered a "Project" pursuant to the terms of the California Environmental Quality Act; and, B. That the FEIS/FEIR was certified by the City Council on January 16, 2001. The FEIS/EIR is a program EIR under the California Environmental Quality Act ("CEQA"). The FEIS/FEIR considered the potential environmental impacts associated with development on the former Marine Corps Air Station, Tustin, including development of residential uses within Planning Area 21. C. That an initial study checklist, attached as Exhibit A hereto, was prepared to evaluate the potential environmental impacts associated with the Project. The initial study checklist demonstrates that all potential impacts of the Project were addressed by the certified FEIS/FEIR, no additional impacts have been identified, and all applicable mitigation measures in the FEIS/FEIR will be implemented through the Mitigation Monitoring Program for the Project (Attachment 1 of Exhibit A) or as conditions of approval of the Project. II. The Planning Commission hereby recommends that the City Council find that the project is within the scope of the previously approved Program FEIS/FEIR and that pursuant to Title 14 California Code of Regulations Sections 15168 (c) and 15162, no new effects could occur and no new mitigation measures Resolution No. 3943 Page 2 would be required. Accordingly, no new environmental document is required by CEQA. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 14th day of February, 2005. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3943 duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of February, 2005. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A TO RESOLUTION NO. 3943 COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 ENVIRONMENTAL ANALYSIS CHECKLIST . For Projects With Previously Certified/Approved Environmental Documents: Environmental Impact Statement/Environmental Impact Report (EIS/EIR) for the Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin This checklist and the following evaluation of environmental impacts (Attachment 1 of Exhibit A of Resolution No. 3943) takes into consideration the preparation of an environmental document prepared at an earlier stage of the proposed project. The checklist and evaluation evaluate the adequacy_ of the earlier document pursuant to Section 15162 and 15168 of the California Environmental Quality Act (CEQA) Guidelines. A. BACKGROUND Project Title(s): Development of 465 residential units in Planning Area 21 Lead Agency: City of Tustin, 300 Centennial Way, Tustin, California 92780 Lead Agency Contact Person: Minoo Ashabi Phone: (714) 573-3126 Project Location: Planning Area 21, MCAS -Tustin Specific Plan, bounded by Moffett Avenue on the north, Warner Avenue on the south, Peters Canyon Flood Control Channel on the west, and Harvard Avenue on the east. Project Sponsor's Name and Address: Marble Mountain Partners LLC c/o Lennar Communities 25 Enterprise, Suite 300 Aliso Viejo, CA 92656 General Plan Designation: MCAS Tustin Specific Plan Zoning Designation: Low Density Residential, Planning Area 21 Project Description: Approval of Concept Plan 03-004, Tentative Tract Maps 16582, Design Review 04-004, Specific Plan Amendment/Zone Change 04-002 (MCAS Tustin disposition parcels 35 & 36) for the purpose of developing 465 residential units including 211 single family detached, 68 carriage way units, 102 triplex units and 84 cluster town units and a request to transfer eight (8) of the Very Low Income units and seventeen (17) of the Low Income units from Planning Area 21 to Planning Area 5. Surrounding Uses: North: Vacant - Moffett Avenue, residential uses East: Harvard Avenue- City of Irvine, residential uses South: Vacant - MCAS Tustin Planning Area 22, residential West: Peters Canyon Flood Control Channel- Jamboree Road B. Previous Environmental Documentation: Program Final Environmental Impact Statement/Environmental Impact Report (Program FEIS/EIR) for the Disposal and Reuse of Marine Corps Air Station (MCAS) Tustin (State Clearinghouse #94071005) certified by the Tustin City Council on January 16, 2001. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. ❑Land Use and Planning ❑Population and Housing ❑Geology and Soils ❑Hydrology and Water Quality ❑Air Quality ❑Transportation & Circulation ❑Biological Resources ❑Mineral Resources ❑Agricultural Resources C. DETERMINATION: On the basis of this initial evaluation: ❑Hazards and Hazardous Materials ❑Noise ❑Public Services ❑Utilities and Service Systems ❑Aesthetics ❑Cultural Resources ❑Recreation ❑Mandatory Findings of Significance ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I fmd that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ® I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. ❑ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Elizabeth A. Binsack, Community Development Director D. EVALUATION OF ENVIRONMENTAL IMPACTS See Attached Date: 13.4S Date /-g -0 -- EVALUATION OF ENVIRONMENTAL IMPACTS I. AESTHETICS — Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps hared pursuant to the Farmland Mapping and Monitoring bgrain of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Expose sensitive receptors to substantial pollutant .centrations? e) Create objectionable odors affecting a substantial number of people? ❑ ❑ No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 0 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ IV. BIOLOGICAL RESOURCES: - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES: - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS: - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: No Substantial New More Change From Significant Severe Previous — Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the'State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (.1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of +ic tanks or alternative wastewater disposal systems where ars are not available for the disposal of waste water? VII. HAZARDS AND HAZARDOUS MATERIALS: . Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, -bere such a plan has not been adopted, within two miles of a is airport or public use airport, would the project result in .iety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ I❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ■ ■ ►p VIII. HYDROLOGY AND WATER OUALITY: — Would the project: a) Violate any water quality standards or waste discharge requirements? ❑ ❑ b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing lana -uses or planned uses for which permits have been granted)? ❑ — ❑ c) Substantially alter the existing drainage pattern of the site No Substantial or area, including through the alteration of the course of a New More Change From stream or river, in a manner which would result in substantial Significant Severe Previous g) Impair implementation of or physically interfere with an Impact Impacts Analysis adopted emergency response plan or emergency evacuation plan? ❑ ❑ h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences ❑ ❑ are intermixed with wildlands? ❑ ❑ VIII. HYDROLOGY AND WATER OUALITY: — Would the project: a) Violate any water quality standards or waste discharge requirements? ❑ ❑ b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing lana -uses or planned uses for which permits have been granted)? ❑ — ❑ c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial — erosion or siltation on- or off-site? ❑ ❑ d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on - or off-site? ❑ ❑ e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? ❑ ❑ f) Otherwise substantially degrade water quality? ❑ ❑ g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? ❑ ❑CE h) Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? ❑ ❑ i) Expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure of a levee or dam? ❑ ❑ j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ IX. LAND USE AND PLANNING — Would the project: a) Physically divide an established community? ❑ ❑ b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? X. MINERAL RESOURCES — Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XI. NOISE — Would the project result in: Exposure of persons to or generation of noise levels in ;ss of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? 0 For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excess noise levels? XII.POPULATION AND HOUSING — Would the project: Induce substantial population growth in an area, either ;tly (for example, by proposing new homes and .messes) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? ` Other public facilities? XIV. RECREATION — a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XV. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? El 11 No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis c) Displace substantial numbers of people, necessitating the ❑ construction of replacement housing elsewhere? ❑ ❑ Z XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? ` Other public facilities? XIV. RECREATION — a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XV. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? El 11 Z ❑ ❑ ❑ ❑ ® --, ❑ ❑' ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® --, ❑ ❑' ❑ ❑ ❑ ❑ Z g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. UTILITIES AND SERVICE SYSTEMS — Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or 3nded entitlements needed? c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project considerable when viewed in connection with the effects .st projects, the effects of other current projects, and the .cts of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 1❑ ❑ ❑ ❑ ❑ CE ATTACHMENT I TO EXHIBIT A OF RESOLUTION NO. 3943 EVALUATION OF ENVIRONMENTAL IMPACTS CONCEPT PLAN 03-004, TENTATIVE TRACT MAPS 16582 DESIGN REVIEW 04-004, SPECIFIC PLAN AMENDMENT/ZONE CHANGE 04-002, AFFORDABLE HOUSING PLAN AND DENSITY BONUS AND TRANSFER OF AFFORDABLE UNITS (MCAS TUSTIN DISPOSITION PARCELS 35 & 36) PLANNING AREA 21- MCAS TUSTIN SPECIFIC PLAN BACKGROUND The former Marine Corps Air Station (MCAS) Tustin was officially closed on July 2, 1999 as a result of recommendations of the Federal Base Closure and Realignment Commission. The City was designated as the Local Redevelopment Authority (LRA) for the reuse of MCAS Tustin and, acting as such, approved a Reuse Plan that provided for future land uses at the former MCAS Tustin on October 1996 and subsequently amended on September 1998„("the Reuse Plan"). The Reuse Plan was subsequently reviewed and approved by the United States Department of Housing and Urban Development (HUD) as consistent with federal law regarding the homeless. In accordance with the provisions of the. National Environmental Policy Act ("NEPA") of 1969, as amended, and the California Environmental Quality Act ("CEQA"), the federal government and City prepared a Joint Final Program Environmental Impact Statement/Environmental Impact Report for the Reuse and Disposal of MCAS Tustin. On January 16, 2001, the City of Tustin certified the Final Joint Program Environmental Impact Statement/Environmental Impact Report for the disposal and reuse of MCAS -Tustin (referenced as FEIS/EIR herein). The project is within the MCAS Tustin Specific Plan. The land was purchased by the developers directly from the Department of Navy through a land auction. The project site is comprised of 86.26 acres (gross) within a portion of Planning Area 21 of the MCAS Tustin Specific Plan and generally bounded by the Moffett Avenue to the north, a local drainage channel and Warner Avenue in the City of Irvine to the south, Harvard Avenue and City of Irvine residential developments to the east, and Peters Canyon Flood Channel and Jamboree Road to the west. The proposed project would develop 465 residential units including 211 single family detached, 68 carriage way units, and 184 condominium units on two parcels. Parcel 35 is located within City of Tustin and contains 326 units and Parcel 36 is located within City of Irvine and contains 139 units. Three of the units traverse city boundary lines. Parcel 36 is proposed to be annexed to City of Tustin. The annexation request and the Specific Plan Amendment/Zone Change to adopt land use and development standards for Parcel 36 will be considered separately by the City Council. In accordance with the requirements of the MCAS Tustin Specific Plan Section 3.4.2.G and 3.4.3.H a total of 59 affordable units would be required as follows: Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 2 Planning Affordable Units RHNA Total Required Area (15%) 21 20 Very Low 6 Low 20 Very Low Parcel 35 11 Low 12 Moderate 17 Low 18 Moderate 30 Moderate 21 Subject to Parcel 36 requirements of City of Irvine Total 41 18 59 * Required number of Very Low, Low, Moderate Income units, and Regional Housing Need Assessment (RHNA) units subject to requirements of City of Tustin for Parcel 35 and City of Irvine for Parcel 36. Twelve (12) of the Very Low Income units required for Parcel 35 are required to be transferred by the developer to two homeless service providers (Human Options and Orange County Interfaith Shelter) pursuant to the MCAS Tustin Specific Plan requirements. The project includes development of 6.19 acres of parkland recreational sites including 2.35 acres accessible for public and facility improvements for which parkland credit is eligible and recommended in accordance with the requirements of the Quimby Act and the City's Subdivision requirements. Access to the public park site would be provided by public access easements from Moffett Avenue and Harvard Avenue with recordation of an easement requiring public access in perpetuity to the park site for the general public on Tentative Tract Map 16582. A portion of the site would also include private recreational amenities available to the residents of the development. The subject site is located -in Planning Area 21. As part of the analysis of the MCAS Tustin FEMJEIS for the MCAS Tustin Specific Plan, Planning Area 21 was identified as a Low Density Residential (LDR) site, with a development potential of 1-7 dwelling units per acre and authorized for up to 861 units (Table 3-2 of MCAS Tustin Specific Plan). With development of Parcel 34 (Tract 16507) within Planning Area 21, 189 residential units have already been approved by the City within Planning Area 21. The currently proposed project includes construction of 465 units, which combined with the 189 units on Parcel 34 is 207 dwelling units less than the 861 units assumed for Planning Area 21 in the FEIS/EIR. All related environmental impacts of such development were addressed in the FEIS/EIR and implementation and mitigation measures were incorporated as conditions of approval for the other entitlement portions of the project as identified in the Mitigation Monitoring Program Matrix (Attachment 2 of Exhibit A of Resolution No. 3943). The following information provides background support for the conclusions identified in the Environmental Analysis Checklist. Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 3 I. AESTHETICS — Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? The project is not located on a scenic highway nor will it affect a scenic vista. The project would be consistent with the permitted uses identified within the MCAS Tustin Specific Plan. Development of low-density within Planning Area 21 that were considered within the FEIS/EIR and will have no negative aesthetic effect on the site when mitigation measures identified in the FEIS/EIR are incorporated with approval of the project. All exterior design is required to be in. compliance with Section 2.17.3(A) — Urban Design Guidelines for Residential Development of MCAS Tustin Specific Plan, and the Landscape Concept Section 2.17.2 as they relate to design of Moffett Avenue, Harvard Avenue, and primary street corners and project entries. The proposal includes a design review, which requires that the design of the project is cohesive and in harmony with surrounding uses. All exterior lighting would be designed to reduce glare, create a safe night environment, and avoid impacts to surrounding properties in compliance with Section 2.17.3 (A) of the MCAS Tustin Specific Plan and the City's Security Ordinance. The proposed project will result in no substantial changes to the environmental impacts previously evaluated with the certified Program FEIS/EIR. Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR as identified in the Mitigation and Implementation Measures matrix (Attachment 2); these measures would be included as conditions of approval for the project. Sources: FEIS/EIR for Disposal and Reuse of MCAS Tustin MCAS Tustin Specific Plan (Pages 2-152 to 2-166) Tustin Security Ordinance Tustin General Plan ��. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 4 b) Conflict with existing zoning for agricultural use or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? The project would not convert prime farmland, unique farmland or farmland of statewide importance as shown on maps prepared pursuant to the Farmland Managing and Monitoring Program of the California Resources Agency, to non-agricultural use. Also, the property is not zoned for agricultural use or a Williamson Act Contract, nor does the proposed use involve other changes in the existing environment that could result in the conversion of farmland to non-agricultural use. The project site is not zoned or used as agricultural land; consequently, no substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Mitigation/Monitoring Required No mitigation is required. Sources: Field Observations FEIS/EIR for Disposal and Re_use of MCAS Tustin (Page -145 to 3-154) MCAS Tustin Specific Plan Tustin General Plan III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? C) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? As documented in the FEIS/EIR, the project is part of larger project that was projected to result in air quality impacts. A Statement of Overriding Consideration for the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001. Since the project will construct 207 fewer units than previously analyzed in the FEIS/EIR, no significant impact beyond what was analyzed in the adopted FEIS/EIR is anticipated. Mitigation/Monitoring Required: Specific mitigation measures have been adopted by the Tustin City Council in certifying the FEIS/EIR. However, the FEIS/EIR also concluded that Reuse Plan related operational air quality impacts were significant and impossible to fully Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 5 mitigate. A Statement of Overriding Consideration for the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001. Sources: Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-143 through 153, 4-207 through 4-230 and pages 7-41 through 7-42) MCAS Tustin Specific Plan (Pages 3-145 through 3-154) Tustin General Plan IV. BIOLOGICAL RESOURCES: - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect -on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan? The FEIS/EIR found that implementation of the Reuse Plan and MCAS Tustin Specific Plan would not result in impacts to federally listed threatened or endangered plant or animal species. The proposed project is within the scope of development considered with the analysis of the FEIS/E1R for MCAS Tustin. The FEIS/EIR determined that implementation of the Reuse Plan and MCAS Tustin Specific Plan (including the proposed project) could impact jurisdictional waters/wetlands and the southwestern pond turtle or have an impact on jurisdictional waters/wetlands. The project site is not located in an area that would affect the southwestern pond turtle or have an impact on jurisdictional waters or wetlands. No substantial change is expected from the analysis previously completed in the FEIS/BIR for MCAS Tustin. Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 6 Mitigation/Monitoring Required: No mitigation is required. Sources- Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-75 through 3- 82, 4-103 through 4-108, and 7-26 through 7-27) MCAS Tustin Specific Plan (Pages 3-145 to 3-154). Tustin General Plan V. CULTURAL RESOURCES: - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside formal cemeteries? Numerous archaeological surveys have been conducted at the former MCAS Tustin site. In 1988, the State Office of Historic Preservation (SHPO) provided written concurrence that all open spaces on MCAS Tustin had been adequately surveyed for archaeological resources. Although one archaeological site (CA -ORA -381) has been recorded within the Reuse Plan area, it is believed to have been destroyed. It is possible that previously unidentified buried archaeological or paleontological resources within the project site could be significantly impacted by grading and construction activities. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project. Sources: Field Observations FEIS/E1R for Disposal and Reuse of MCAS Tustin (Pages 3-68 through 3- 74, 4-93 through 4-102 and 7-24 through 7-26) MCAS Tustin Specific Plan (Pages 3-145 to 154). Tustin General Plan VI. GEOLOGY AND SOILS: — Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 7 - • Strong seismic ground shaking? • Seismic -related ground failure, including liquefaction? • Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on - or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable - of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?. The FEIS/EIR indicates that impacts to soils and geology resulting from implementation of the Reuse Plan and WAS Tustin Specific Plan would "include non -seismic hazards (such as local settlement, regional subsidence, expansive soils, slope instability, erosion, and mudflows) and seismic hazards (such as surface fault displacement, high-intensity ground shaking, ground failure and lurching, seismically induced settlement, and flooding associated with dam failure." However, the FEIS/EIR for WAS Tustin concluded that compliance with state and local regulations and standards, along with established engineering procedures and techniques, would avoid unacceptable risk or the creation of significant, impacts related to such hazards. No substantial change is expected for development of the project from the analysis previously completed in the FEIS/EIR for MCAS Tustin. MitigationlMonitoring Required: As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Sources: Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-88 through 3- 97, 4-115 through 4-123 and 7-28 through 7-29) MCAS Tustin Specific Plan (Pages 3-145 to 154). Tustin General Plan VII. HAZARDS AND HAZARDOUS MATERIALS: - Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 8 b) Create a significant hazard to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles or a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would_ the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The project will not create a significant hazard to the public through the transport, use, or disposal of hazardous materials, nor are there reasonably foreseeable upset and accident conditions at the property. In addition, construction and residential uses would not emit hazardous emissions within a quarter mile of an existing or proposed school. In addition, the project site is located within the boundaries of the Airport Environs Land Use Plan; however, it is at least four (4) miles from John Wayne Airport, and does not lie within a flight approach or departure corridor and thus does not pose an aircraft -related safety hazard for future residents or workers. The project site is not located in a wildland fire danger area. Compliance with all federal, state and local regulations concerning handling and use of these hazardous substances will reduce potential impacts to below a level of significance. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. MitigationlMonitoring Required: As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin pages (3-106 through 3- 117, 4-130 through 4-138 and 7-30 through 7-31) Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 9 MCAS Tustin Specific Plan (Pages3-145 to 3-154) Tustin General Plan. HYDROLOGY AND WATER QUALITY: - Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge, such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in flooding on- or off-site? d) Substantially alter the existing drainage pattern of -the site or area, including "through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? i) Otherwise substantially degrade water quality? g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood hazard Boundary of Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures, which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? The proposed project includes construction of 465 residential units that would increase runoff. However, the project will not result in additional impacts beyond what was analyzed in the adopted FEISlE1R. The project design and construction of facilities to fully contain drainage of the site would be required as conditions of approval of the project. No long-term impacts to hydrology and water quality are anticipated for the proposed project. The proposed project will not impact groundwater in the deep regional aquifer or shallow aquifer. The proposed project would not include groundwater removal or alteration of historic drainage patterns at the site. The project is not located within a 100 -year flood area and will not expose people or structures to a significant risk of loss, injury and death involving flooding as a result of the failure of a levee or dam, nor is the proposed project susceptible to inundation by seiche, tsunami, or mudflow. Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 10 Construction operations would be required to comply with the Total Maximum Daily Load (TMDL) for the Newport Bay watershed that requires compliance with the Drainage Area Master Plan (DAMP) and National Pollution Discharge Elimination System (NPDES) and the implementation of specific best management practices (BMP). Compliance with state and local regulations and standards, along with established engineering procedures and techniques, would avoid unacceptable risk or the creation of significant impacts related to such hazards. Consequently, no substantial change is expected from the analysis previously completed in the FEIS/E1R for MCAS Tustin. Mitigation/Monitoring Required.• As identified in the FEIS/EIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-98 through 3- 105, 4-124 through 4-129 and 7-29 through 7-30) _ MCAS Tustin Specific Plan (Pages 3-145 to 3-154) FEMA Map (August 9, 2002) Tustin General Plan IX. LAND USE AND PLANNING: Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited, to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? The City of Tustin is the controlling authority over implementation of the Reuse Plan for the former base, such as land use designations, zoning categories, recreation and open space areas, major arterial roadways, urban design, public facilities, and infrastructure systems. On February 3, 2003, the Tustin City Council approved the Specific Plan for MCAS Tustin that established land use and development standards for development of the site. The proposed project meets the density requirements of Table 3-2 of the MCAS Tustin Specific Plan and development standards of Planning Areas 21 to Single Family Residential Units and Multiple Family residential Units. New development standards are proposed for development of the Carriage Way units and development of condominium units on parcels less than 10 acres that will be considered as part of Specific Plan Amendment/Zone Change 04-002. The carriage way units are similar to the single family detached product with the exception of the rear yard setback since access to the garage is proposed from a rear alleyway. The new standard would create an appealing streetscape with elimination of driveway approached on the main roads. Compliance with state and local regulations and standards would avoid the creation of significant land use and planning impacts. Also, the Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 11 proposed project will not conflict with any habitat conservation plan or natural community conservation plan. Consequently, no change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Mitigation/Monitoring Required: The proposed project is consistent with the development standards of the MCAS Tustin Specific Plan as identified by the adopted FEIS/EIR. No mitigation is required. Sources Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-3 to 3-17, 4-3 to 4-13 and 7-16 to 7-18) MCAS Tustin Specific Plan (Pages 3-145 to 3-154). Tustin General Plan X. MINERAL RESOURCES: Would the project: a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Chapter 3.9 of the FEIS/EIR indicates that no mineral resources - are known to occur anywhere within the Reuse Plan area. The proposed project will not result in the loss of mineral resources known to be on the site or identified as being present on the site by any mineral resource plans. Consequently, no substantial change is expected from the analysis previously completed in the FEIS/E1R for MCAS Tustin. Mitigation/Monitoring Required: No mitigation is required. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Page 3-91) MCAS Tustin Specific Plan (Pages 3-145 through 3-154). Tustin General Plan XI. NOISE: Would the project: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 12 d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? The proposed project could result in implementation activities that generate noise. The FEIS/EIR indicates that full build -out of the base will create noise impacts that would be considered significant if noise levels experienced by sensitive receptors would exceed those considered "normally acceptable" for the applicable land use categories in the Noise Elements of the Tustin General Plan. A noise analysis was prepared for the project site that includes sensitive receptors along Moffett Avenue, Harvard Avenue and Peters Canyon Channel/Jamboree Road. The noise analysis concludes that special building construction will be required to achieve a 45 dB interior noise level for units along these areas. No substantial change is expected from the analysis previously completed in the approved FEIS/EIR for MCAS Tustin. However, the City of Tustin will ensure that construction activities comply with the City's Noise Ordinance and the housing units are designed with adequate noise attenuation (i.e., window design, sound walls) to meet the allowable noise levels as required by Tustin City Code for residential use. The project would be sound attenuated against present and projected noise so as not to exceed an exterior noise standard of 65 dB CNEL in outdoor living areas and an interior standard of 45 dB CNEL in all habitable rooms to reduce noise -related impacts to a level of insignificance. Compliance with adopted mitigation measures and state and local regulations and standards, along with established engineering procedures and techniques, will avoid unacceptable risk or the creation of significant impacts related to such hazards. Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-154 to 3-162, 4-231 to 4-243 and 7-42 to 7-43) MCAS Tustin Specific Plan (Pages 3-145 through 3-154). Tustin General Plan Attachment I to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 13 XII. POPULATION & HOUSING: Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? The proposed project would construct 465 new residential units on a site that previously contained military housing units that were vacant since 1997 and have been demolished. The proposed project will not displace people or necessitate construction of replacement housing elsewhere. The proposed number of residential units is consistent with the density than was previously considered in the FEIS/E1R for MCAS Tustin. The total number of units for PIanning Area 21 upon completion of the entire planning area would-be consistent with the number of units considered in the FEIS/EIR for MCAS' Tustin. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Mitigation/Monitoring Required.• No mitigation is required. Sources: Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-18 to 3-34, 4- 14 to 4-29 and 7-18 to 7-19) MCAS Tustin Specific Plan (Pages 3-145 through 3-154). Tustin General Plan XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: The site contains military housing which has been vacant since mid-1997. Development of the site would require public services such as fire and police protection services, schools, libraries, recreation facilities, and biking/hiking trails.. Fire Protection. The proposed project will be required to meet existing Orange County Fire Authority (OCFA) regulations regarding demolition, construction materials and methods, emergency access, water mains, fire flow, fire hydrants, sprinkler systems, building setbacks, and other relevant regulations. Adherence to these regulations would reduce the risk of uncontrollable fire and increase the ability to efficiently provide fire Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 14 protection services to the site. The number of fire stations in the areas surrounding the site will meet the demands created by the proposed project. Police Protection. The need for police protection services is assessed on the basis of resident population estimates, square footage of non-residential uses, etc. Development of the site would increase the need for police protection services. The developer as a condition of approval for the project would be required to work with the Tustin Police Department to ensure that adequate security precautions such as visibility, lighting, emergency access, address signage are implemented in the project at plan check. Schools. The proposed project is located within Irvine Unified School District (IVSD). The implementation of the Reuse Plan provides for a 20 -acre school site to IUSD to serve the growing student population within its district. As a condition of approval for the project, the developer would be required to pay applicable school fees to IVSD prior to issuance of the building permit. Other Public Facilities (Libraries). Implementation of the entire Reuse Plan would only result in a library demand of up to approximately 2,500 square feet of library space. This relatively small amount of space is well below the library system's general minimum size of 10,000 square feet for a branch library and would not trigger the need for a new facility. General Implementation Requirements: To support development in the reuse plan area, the Reuse Plan/Specific Plan requires public services and facilities to be provided concurrent with demand. The proposed project will be required to comply with FEIS/EIR implementation measures adopted by the Tustin City Council. No substantial change is expected from the analysis previously completed in the approved FEIS/EIR for MCAS Tustin for fire protection, police protection, and other public facilities. Mitigation/Monitoring Required.• Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-47 to 3-57, 4- 56 to 4-80 and 7-21 to 7-22) MCAS Tustin Specific Plan (Pages 3-145 through 3-154). Tustin General Plan XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 15 .b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? The Reuse Plan provides for anew 84.5 -acre Regional Park, a 24 -acre Community Park and two (2) Neighborhood Parks of at least five -acres each, and bike and hiking paths traversing the property connecting to the bikeway/trail system, play areas associated with schools, and child care facilities. Since the Reuse Plan process included accommodation of public conveyance of approximately 35 acres of city parks and 85 acres of Urban Regional Park, individual developers were relieved of the requirement to dedicate land for park purposes. However, pursuant to the MCAS Tustin Specific Plan, the developers are required to provide in -lieu fees or public accessible park. space (where approved by the City). This requirement will be included in the conditions of approval for the project. The proposed project would not generate an increase in the use.of existing neighborhood parks since a park site would be included in the site. Consequently, no substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project.. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin pages 3-47 to 3-57, 4-56 to 4-80 and 7-21 to 7-22 Reuse Plan and MCAS Tustin Specific Plan (Pages 3-145 through 3-154) Tustin Parks and Recreation Services Department Tustin General Plan XV. TRANSPORTATION/TRAFFIC: Would the project: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 16 d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? The FEIS/EIR indicates that transportation and circulation impacts would be created through the phased development of the approved Reuse Plan and MCAS Tustin Specific Plan. A projected 216,445 Average Daily Trips (ADT) would be generated by full redevelopment of the base by year 2020 that, if left unmitigated, would overburden existing roadways and intersections surrounding the base property. The FEIS/EIR indicates that traffic circulation activities at MCAS Tustin generated a baseline of 12,400 ADT when the base was fully operational (1993). As a military facility, the FEIS/EIR considered the traffic impact and developed a mitigation program to reduce potential impacts to a level of insignificance. This project will be conditioned to participate in its fair share responsibility for both on-site and off-site circulation mitigation and implementation measures. In addition, construction activities are required to be meet all Transportation related FEIS/EIR Implementation and Mitigation Measures (e.g., lane closures, street/utility construction, construction vehicle traffic, etc.). The FEIS/EIR implementation and mitigation measures will reduce potential impacts to the traffic and circulation system to a level of insignificance. Consequently, no substantial change is expected from the analysis previously completed in the approved FEIS/EIR for WAS Tustin. Based upon the Traffic Study for Columbus Grove project (Planning Area 21, the traffic generation identified for the 465 residential units is less than the Trip Budget identified in the Specific Plan. When compared with the Trip Budget contained in Chapter 3 of the Specific Plan, the proposed project ADT is decreased by 1,427. The development is also required to pay its fair share contribution to the Tustin legacy Backbone Infrastructure Program which includes major arterial and secondary roadway systems. Therefore, there would not be additional impacts associated with the proposed project's traffic. Mitigation/Monitoring Required: Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-118 through 3- 142, 4-139 through 4-206 and 7-32 through 7-41) Reuse Plan and MCAS Tustin Specific Plan (Pages 3-145 through 3-154). Tustin General Plan Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004,717 16582, DR 04-004, Density Bonus Page 17 XVI. UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? The FEIR/EIR analyzed low-density residential development on the proposed site, which is consistent with the proposed project. Development of the site would require on-site improvements and off-site infrastructure improvements to utilities and roadway systems, including funding for 50 percent of the design and construction of Moffett Avenue from Harvard Avenue to Peters Canyon Wash Bridge. Improvements to Moffett Avenue would include design and installation of a Class II bike trail, a new domestic water line if required by the Irvine Ranch Water District, a new brine line, a new reclaimed water line if required by the Irvine Ranch Water District, a new sanitary sewer line if required by the Irvine Ranch Water District, a storm drain with adequate capacity to accommodate runoff from the proposed development. The developer will be responsible for its fair share contribution to Tustin Legacy Backbone Infrastructure Improvement Program which includes but is not limited to roadways, water, sewer, and backbone underground dry utilities (electric, gas, cable TV, telephone, etc). In addition, development of the site is required to meet federal, state, and local standards for design of wastewater treatment. The number of proposed units can be supported by the Irvine Ranch Water District for domestic water and sewer services. Improvements to Peters Canyon Channel will be installed at a later date adjacent to Parcel 35 through an implementation agreement between the City of Tustin and the Orange County Flood Control District (OCFCD) as previously required by the adopted FEIS/EIR. Improvements adjacent to Parcel 36 will be the responsibility of the developer including all jurisdictional wetland mitigation subject to provisions of a Cooperative Agreement between the developer and the City of Tustin. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 18 Mitigation/Monitoring Required.• Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR; these measures would be included as conditions of approval for the project. Sources: Field Observations FEIS/EIR for Disposal and Reuse of WAS Tustin (pages 3-35 through 3- 46, 4-32 through 4-55 and 7-20 through 7-21) Reuse Plan and WAS Tustin Specific Plan (Pages 3-145 through 3-154). Tustin General Plan XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the tffects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Based upon the foregoing, the proposed project does not have the potential to degrade the quality of the environment, substantially reduce the habitats of wildlife populations or decrease or threaten, eliminate, or reduce animal ranges, etc. With the enforcement of FEIS/EIR mitigation and implementation measures approved by the Tustin City Council, the proposed project does not cause unmitigated environmental effects that will cause substantial effects on human beings, either directly or indirectly. In addition, the proposed project does have air quality impacts that are individually limited, but cumulatively considerable when viewed in connection with the effects of the reuse and redevelopment of the former WAS Tustin. The FEIS/EIR previously considered all environmental impacts associated with the implementation of the Reuse Plan and WAS Tustin Specific Plan. The project proposes no substantial changes to environmental issues previously considered with adoption of the FEIS/EIR. Mitigation measures were identified in the FEIS/EIR to reduce impact but not to a level of insignificance. A Statement of Overriding Consideration for the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001. Mitigation/Monitoring Required: The FEIS/EIR previously considered all environmental impacts associated with the implementation of the Reuse Plan and WAS Tustin Specific Attachment 1 to Exhibit A of Resolution No. 3943 Evaluation of Environmental Impacts ZC 04-002, CP 03-004, TT 16582, DR 04-004, Density Bonus Page 19 Plan. Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR and would be included in the project as applicable. Sources: Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (pages 5-4 through 5-11) Reuse Plan and MCAS Tustin Specific Plan (Pages 3-145 through 3-154). Tustin General Plan CONCLUSION The summary concludes that all of the proposed project's effects were previously examined in the FEIS/EIR for MCAS Tustin, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. A Mitigation and Monitoring and Reporting Program and Findings of Overriding Considerations were adopted for the FEIS/EIR on January 16, 2001 and shall apply to the proposed project, as applicable. S: U&MIN001MCAS Tustin\Planning Area 21- Tract 165071JLH-PA 21 -Initial Study-analysis.doc g 3"O a42 ami s cc 0 0. 0 o = o LY +5 p t2z co o tb �x 0-0 t M. 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V U y C 0 Op p as 2 ft7 V O ro U � �" v v M 3 0 y0 u O O V O �^o ay.2 —o Q co N V En. •• L" V M CYV E• V 'O Ri w y m> w cw `a b a Gn N C = m m E o 0 C° tico C v H y y 3 'CA 'c C r� y^ • • ,n •'—" „V,� Spy. � y '•. t.., .O N � � cz p, 0 is cz c U 40 „ c ti c C " ca .R U" O .fl .a' _ o .� o ami to _05 °? �,o y -o .� 0 axi io: M z ON Q V) U N O a a� 0 00 1 RESOLUTION NO. 3944 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TUSTIN . APPROVE ZONE CHANGE 04-002 TO PERMIT THE DEVELOPMENT OF DETACHED CARRIAGE WAY SINGLE FAMILY DWELLING UNITS AND ESTABLISH RELATED DEVELOPMENT STANDARDS AND AMEND THE REQUIREMENT FOR A 10 -ACRE MINIMUM DEVELOPMENT SITE FOR CONDOMINIUMS AND MULTIPLE FAMILY DWELLINGS IN PLANNING AREA 21. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That Marble Mountains Partners LLC submitted a proper application for Specific Plan Amendment/Zone Change 04-002 to allow development of detached carriage way singlTe family dwelling units within Planning Area 21 for the purpose of providing an alternative to the traditional single family detached product without compromising the density and development standards for single family residences and to allow development of condominium projects on development sites that are less than ten (10) acres. B. That a public hearing was duly called, noticed, and held on said application on January 24, 2005, and continued to February 14, 2005 by the Planning Commission. C. That Zone Change 04-002 would apply to Planning Area 21 of the MCAS Tustin Specific Plan within the City of Tustin. D. That the MCAS Tustin Specific Plan does not set forth standards for "carriage way units" and the standards for carriage way units are proposed as an alternative to the traditional single family detached product and is accessed from a rear alley instead of a street, which provides for a neo -traditional streetscape of residences with garages to the rear of the residences. These types of single family detached units should be permitted within Planning Area 21 since the development standards would be identical to those for single family detached units, with the exception of the minimum rear yard -setback, which would be reduced from ten (10) feet to seven (7) feet for living space and three (3) feet for garage space since access to the garage for these units would be located at the rear of the property. Resolution No. 3944 Page 2 E. That the MCAS Tustin Specific Plan sets forth a minimum development site size of ten (10) acres for condominiums and multiple family dwellings. However, it is appropriate to allow condominiums and multiple family developments to contain numerous lots or sites and be designated as a development unit on a tentative map with a minimum development unit size of eight (8) acres. A development unit, as defined by the MCAS Tustin Specific Plan, consists of all building sites, their private open space, common recreation and open space areas, and public and/or private streets serving the project. A minimum of eight (8) acres in a development unit would ensure that these types of products are located in developments of substantial size and will result in orderly, rather than fragmented, development. E. The proposed zone change supports and is consistent with the Tustin General Plan. The Land Use Element includes the City's goals and policies for the long-term growth, development, and revitalization of Tustin. Based on the summary of issues, needs, opportunities, and constraints described in the Tustin Land Use Element, ten goals are identified which include the following: 1. Achieve balanced development. 2. Ensure that compatible and complementary development occurs. 3. Revitalize older commercial, industrial, and residential development. 4. Improve city-wide urban design. 5. Promote economic expansion and diversification. 6. Coordinate development with provision of adequate public facilities and services. 7. Implement a reuse plan for MCAS Tustin which maximizes the appeal of the site as a mixed-use, master planned development. These goals establish the framework for policies related to allocation of land use in the City and the implementation policies reflect the direction and image the City seeks for the future. The proposed Zone Change supports several General Plan goals and policies, including the following: 1. The project will implement policies under the goal to achieve balanced development including: a. Policy 1.10 — Ensure that the distribution and intensity of land uses are consistent with the Land Use Plan and classification system. Resolution No. 3944 Page 3 b. Policy 6.2 - Encourage and promote high quality design and physical appearance in all development projects. c. Policy 6.4 — Preserve and enhance the City's Special residential character and "small town quality by encouraging and maintaining Tustin's low density residential neighborhoods through enforcement of existing land use and property ' development standards and the harmonious blending of buildings and landscape. 2. The project will implement policies under the goals and policies for future development of MCAS Tustin Specific Plan including: a. Policy 13.2 — Encourage a development pattern that offers a connectedness between buildings and uses, and has a strong sense of place through architectural styles and creative landscape design. b. Policy 13.5 — Promote high quality architecture, landscaping, signage, open space design, circulation patterns, and landscape patterns distinct from surrounding areas. II. The Planning Commission hereby recommends that the City Council approve Specific Plan Amendment/Zone Change 04-002 ("Zone Change") to allow development of detached carriage way single family dwelling units, establish development standards for carriage way units, and amend the minimum development site size for condominium and multiple family projects to a minimum development unit size of eight (8) acres as shown in Exhibit A, attached hereto. Such Zone Change should not become effective until Annexation No. 159 for the annexation of MCAS Tustin Reuse Plan Disposition Parcel 36 becomes effective. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 14th day of February, 2005. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 3944 Page 4 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. 3945 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day February 2005. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A TO RESOLUTION 3944 ZONE CHANGE 04-002 The following changes to the WAS Tustin Specific Plan shown in underlined text represent the proposed amendments in Zone Change 04-002: 3.1.1 Planning Area 21 - Low Density Residential A. Permitted and Conditionally Permitted Uses E. City of Tustin The following uses shall be permitted by right where the symbol "P" occurs or by conditional use where the symbol "C" occurs. Residential uses: • Condominiums and cooperatives P • Multiple -family dwelling units (apartments) in C accordance with tenure provis-tons in Section 3.9.4.I • Patio homes C • Single-family attached dwelling units and duplexes P • Single-family detached dwelling units P • Single family detached carriage way units P • Transitional housing (maximum of 36 units in Tustin P portion of Specific Plan) Single Family Detached — Carriage Way Units Definition: A type of single family detached product that is located on a minimum thirty-six (36) foot wide paved private street with a ten (10) foot parkway on both sides of the paved portions of the street with a garage that is located to the rear of the residence and takes access from a rear two-way alley that is a minimum of twenty-four (241 feet wide. 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 50 -percent of lot area. Covered areas shall include all areas under roof except _ trellis areas, roof overhangs, and covered porches outside the exterior wall. 6. Minimum building setbacks' Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non -conforming building and landscape setbacks will be permitted to remain where existing buildings and structures are not in future right-of-way. a) Harvard Avenue - 42 feet b) Edinger Avenue - 40 feet c) Moffett Avenue - 10 feet d) Local public street - 10 feet e) Private street or private drive - 5 feet f) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards g) Rear yard — 3 feet for garage and 7 feet for living areas includingliving areas above gara��e 7. Landscape setbacks 4 a) Edinger Avenue - 30 feet b) Harvard Avenue - 30 feet c) Moffett Avenue - 20 feet 8. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 10. Guest parking — one hundred 0 00) percent of guest parking may be provided parallel to the travel way on a public or private street with a minimum paved width of thirty-six (36) feet. If there is no opportunity to provide guest parking in front of a home, then guest parking shall be provided within approximately 150 feet from the front door of the unit. 11. Other General Development Regulations (refer to Section 3.11 as applicable) 12. Signage (refer to Section 3.12 as applicable) 13. Off-street parking (refer to Section 3.13 as applicable to Single Family Detached G. Site Development Standards - (City of Tustin) Condominiums and Multiple Family Dwellings 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum development unit per product type - 8 acres 3. Maximum building height - 40 feet 4. Maximum lot coverage - 65 percent, less the required building and landscape setbacks 5. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. Private attached ground level patios may be credited if open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 6. Minimum gross floor area per dwelling unit, excluding the garage a) Bachelor - 450 square feet b) 1 Bedroom - 550 square feet c) 1 Bedroom with den - 700 square feet d) 2 Bedrooms - 750 square feet e) 2 Bedrooms or more with den - 850 square feet 7. Minimum building setbacks a) Harvard Avenue - 42 feet b) Edinger Avenue - 40 feet c) Moffett Avenue - 10 feet d) Local public street - 10 feet e) Private street or private drive - 5 feet f) Interior side yard - 3 feet g) Rear yard - 10 feet h) Distances between principal structures - 10 feet i) Distances between accessory structures - 5 feet 8. Landscape setbacks a) Edinger Avenue - 40 feet b) Harvard Avenue - 30 feet c) Moffett Avenue - 20 feet 9. Landscaping a) Areas not devoted to buildings, parking areas, hardscape, and roads, shall be landscaped. b) Compliance with the City of Tustin Landscape and Irrigation Guidelines c) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 10. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 11. Other General Development Regulations (refer to Section 3.11 as applicable) 12. Signage (refer to Section 3.12 as applicable) 13. Off-street parking (refer to Section 3.13 as applicable) 2 Building setbacks are measured from future right-of-way. Nonconforming building and landscape setbacks will be permitted to remain where existing buildings and structures are not in future right-of-way. 3 Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Landscape setbacks may be reduced to accommodate existing walls or buildings. Building setbacks are measured from future right-of-way. RESOLUTION NO. 3945 A RESOLUTION OF THE PLANNING COMMISSION APPROVING CONCEPT PLAN 03-004 TO SUBDIVIDE 86.26 ACRES (GROSS AREA) AND DEVELOP 465 RESIDENTIAL UNITS WITHIN PLANNING AREA 21 OF THE MCAS-TUSTIN SPECIFIC PLAN (PARCEL 35 AND PARCEL 36) The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That Marble Mountains Partners LLC submitted a proper application for Concept Plan 03-004 to subdivide 86.26 acres for the purpose of developing 465 residential units (211 detached single family dwellings, 68 detached single family carriage way dwellings, 102 condominium units-Etriplex units) and 84 condominium units (four-plex cluster units) in Planning Area 21 of the MCAS Tustin Specific Plan on MCAS Tustin Reuse Plan Disposal Parcels 35 and 36; B. That pursuant to Section 4.2.1 of the MCAS Tustin Specific Plan, submittal of a concept plan for development of planning areas is required prior to or concurrent with an initial subdivision application; C. The proposed concept plan encompasses Parcel 35 in the City of Tustin and Parcel 36 is in the City of Irvine, which is proposed to be annexed to City of Tustin under separate action. D. That Marble Mountains Partners LLC has submitted concurrent development applications identified as Zone Change 04-002, Tentative Tract Map 16582, Design Review 04-004, and a request for incentives for the provision of affordable housing and a request to transfer affordable housing units from Planning Area 21 to Planning Area 5; and, E. That Concept Plan 03-004 is in conformance with the Tustin Area General Plan and MCAS Tustin Specific Plan and approval of Concept Plan 03-004, subject to conditions contained in Resolution Nos. 3946, and 3947 would achieve the development concepts set forth by the MCAS Tustin Specific Plan, including: 1. Ensuring the continuity and adequacy of all. circulation systems, such as: roadways, access points, trails, Resolution No. 3945 Page 2 pedestrian ways and other infrastructure systems needed to serve the project; 2. Ensuring the continuity and design quality of architecture, landscape, and hardscape themes and treatments; 3. Providing urban design features as per Chapters 2 and 3 of the MCAS Tustin Specific Plan, 4. Ensuring conformity with the Non -Residential Land Use Trip Budget; and, 5. Ensuring compliance with all applicable provisions of the MCAS Tustin Specific Plan. II. The Planning Commission hereby approves Concept Plan 03-004 for development of 465 residential units, subject to the conditions of approval attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 14th day of February, 2005. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN } I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3945 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day February 2005. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A — CONCEPT PLAN 03-004 RESOLUTION NO. 3945 CONDITIONS OF APPROVAL (1) 1.1 Resolution No. 3945 shall become null and void in the event that General Plan Amendment 04-001 and Zone Change 04-001 applicable to MCAS Tustin Reuse Plan Disposal Parcel 36 and Resolution Nos. 3944, 3946, 3947 approving Concept Plan 03-004, Zone Change 04-002, Design Review 04-004, and the Affordable Housing Plan and Density Bonus Application, which includes the transfer of required affordable housing units from Planning Area 21 to Planning Area 5, are not approved by the City Council. (1) 1.2 Resolution No. 3945 shall not become effective until Annexation 159 for the annexation of MCAS Tustin Reuse Plan Disposition Parcel 36 becomes effective. (1) 1.3 Approval of Concept Plan 03-004 shall be contingent upon _ implementation of all conditions of approval contained within Resolution Nos. 3943, 3944, 3946, and 3947. RESOLUTION NO. 3946 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP 16582 TO SUBDIVIDE 86.26 ACRES FOR THE PURPOSE OF DEVELOPING 465 RESIDENTIAL UNITS WITHIN PLANNING AREA 21 OF THE MCAS-TUSTIN SPECIFIC PLAN (MCAS TUSTIN REUSE PLAN PARCEL 35 AND PARCEL 36) The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application for Tentative Tract Map No. 16582 was submitted by Marble Mountain Partners LLC requesting the subdivision of a 86.26 acre site, into 286 numbered lots and 69 lettered lots for the purpose of developing 465 residential units, including 211 single family detached units, 68 carriage way single family detached units, and 186 condominium units within a portion of Planning Area 21 of the MCAS Tustin Specific Plan on MCAS Tustin Reuse Plan Disposal Parcels 35 and Parcel 36, generally bounded by Harvard Avenue to the east, Moffett Avenue to the north, the Peters Canyon Flood Control Channel to the west, and Warner Avenue to the south; B. That a public hearing was duly called, noticed, and held for said map on January 24, 2005 and continued to February 14, 2005, by the Planning Commission; C. As conditioned, the proposed subdivision will be in conformance with the Tustin Area General Plan, MCAS Tustin Specific Plan as proposed to be amended by Zone Change 04-002, State Subdivision Map Act and the City's Subdivision Code, with the exception of MCAS Tustin Reuse Plan Disposal Parcel 36 currently within the City of Irvine, which conforms to General Plan Amendment 04-001 and Zone Change 04-001, to be considered by the City Council; D. The proposed subdivision is in conformance with MCAS Tustin Specific Plan as amended by Resolution No. 3944 for approval of Specific Plan Amendment/Zone Change 04-002. E. That the site is located in Planning Area 21 of the MCAS Tustin Specific Plan, which is designated for Low Density Residential on MCAS Tustin Reuse Plan Disposal Parcel 35 and Parcel. 36. Parcel 36 is currently located in the City of Irvine and proposed to be annexed to City of Tustin in the near future under separate action, and that the development and as conditioned will be physically Resolution No. 3946 TTM 16582 Page 2 suitable for the type of development and proposed density of development; F. The applicant will be required to provide funding towards the project's fair share of Tustin Legacy Backbone Infrastructure Program, which includes improvements that are required to serve new development at MCAS -Tustin, including but not limited to roadway improvements; traffic and circulation mitigation to support development at the former MCAS -Tustin project; domestic and reclaimed water; sewer; telemetry systems; storm drains and flood control channels; retention and detention systems, open space and public recreational facilities and; utility backbone systems. G. That the proposed subdivision would not have an impact on school district facilities within the Irvine Unified School District in that school impacts for development were considered in the MCAS Reuse Plan and in a 1996 "Agreement between the City of Tustin and Irvine Unified School District Regarding Transfer of SchooLSite and other Mitigation Measures" which identified a school facility site that will be conveyed to the Irvine Unified School District by the Federal Department of Education to serve development of property at the former MCAS Tustin. The Agreement, the MCAS Tustin Specific Plan, and the Final Joint Program Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) and conditions of approval of the proposed subdivision also require proof of payment of appropriate school fees as adopted by the Irvine Unified School District prior to issuance of certificates of use and occupancy, which will be collected prior to issuance of building permits in accordance with the City's procedures; H. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat; 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. The applicant is required to pay fair -share contribution as part of the Tustin Legacy Backbone Infrastructure Program to satisfy the obligations identified in Agreement No. D02-119 between the Orange County Flood Control District and the City of Tustin and as amended on June 8, 2004, related to the improvements required of the Peters Canyon Channel adjacent to Parcel 35. Improvements to Peters Canyon Channel adjacent to Parcel 36 will be the responsibility of the developer, including all jurisdictional wetland mitigation, subject to the provisions of a Cooperative Agreement between the developer and the City of Tustin. Resolution No. 3946 TTM 16582 Page 3 J. That development of the site will require the developer to dedicate in fee title of property to the City of Tustin, including adjacent to the Peters Canyon Channel for future channel widening and regional trail improvements and along Harvard Avenue for improvements in the public right-of-way to ensure access to the project and the provision of planned infrastructure; and, K. To ensure there is adequate infrastructure to support buildout of the project, construction of all public infrastructure and in -tract private streets and utility systems is required within the initial phase of development. In addition, to ensure orderly development and the systematic provision of required affordable housing, construction phasing of affordable units will be required to be reasonably proportionate to market rate units. L. That the MCAS Tustin Specific Plan requires the provision of affordable housing affordable to very low, low, and moderate income level persons. The applicant has submitted a request for incentives for the development of affordable housing (i.e., density bonus) in Planning Areas 4 and 5 and has requested the transfer of eight (8) very low income units and seventeen (17) low income units from Planning Area 21 to Planning Area 5. A total of twelve (12) very low units and thirty (30) moderate income units would be provided in the development. In accordance with Section 3.9.4.1.3.f of the MCAS Tustin Specific Plan, which provides for the transfer of affordable housing unit obligations to an off-site location at the City's sole discretion, the transfer of these units is appropriate in that they are proposed to be located in condominium and senior housing projects in Planning Area 5, which will offer equivalent housing opportunities. The applicant will also be required to enter into a Housing Incentive Agreement to ensure the provision of affordable housing within the tract. M. That Section 3.9.4.1.3b of the MCAS Tustin Specific Plan requires the provision of twelve (12) transitional housing units to implement the Homeless Accommodation Strategy approved by the City of Tustin and the Department of Housing and Urban Development (HUD). As conditioned, twelve (12) very low units shall be located on Parcel 35 within Planning Area 21 and designated for Homeless Providers and the applicant will be required to execute agreements with two Homeless Providers prior to issuance of building permits to ensure these units are made available for transitional housing at no cost to each provider. In the future, transfer of the twelve (12) transitional units to Planning Area 5 can be approved by the Community Development Director upon execution of an agreement between the City of Tustin, the developer, and the Homeless Providers. In addition, to satisfy the transitional housing obligation for Parcel 36, the applicant is required to provide for the transfer of Resolution No. 3946 TTM 16582 Page 4 14 units to Families Forward, at no cost, to Families Forward for the provision of transitional housing for the homeless on Parcel 37 in Irvine or an acceptable location elsewhere as may agreed to in writing between the City of Tustin, City of Irvine and Families Forward. N. That the MCAS Tustin Specific Plan process included public conveyances of City parks and an Urban Regional Park and individual developers were relieved of the requirement to dedicate land for park purposes; however, the developer is required to provide funding toward the project fair share of Tustin Legacy open space and recreational facilities including payment of a parkland dedication in -lieu fee subject to the provisions of the MCAS Tustin Specific Plan and the City's parkland dedication ordinance (Section 9331 of the Tustin City Code), which permits a credit for public recreational open space if affordable housing is being provided. The subdivider is providing 6.19 acres of private parkland (Lot 237, 2.11 park site, Lot R, 1.39 open space/paseo, Lot BC, 2.69 linear .park site) in the proposed subdivision and would be eligible for a waiver of parkland dedication fees pursuant to Section 9931d(1)(c) of the Tustin City Code for the forty-two (42) affordable housing units to be provided in the subdivision and a credit for 2.35 acre parkland that will be provided and accessible to the public on the private park site through public easements on the development site. It is appropriate to waive a portion of the fees since affordable housing units will be provided within Planning Area 21 and provide a credit for a portion of the park areas that will be accessible to the general public. O. That the Building Official has considered and approved deviations to the Private Improvement Standard to allow turning radii of less than 25 feet for private drives based on the submitted Circulation Plan for a forty (40) foot long moving truck with an effective width of eight {8) feet. P. That a Final Environmental Impact Statement/Environmental Impact Report for the MCAS Tustin Reuse Plan and Specific Plan (FEIS/EIR) was prepared and certified, which considered the development of low density development within Planning Area 21. A checklist was prepared that finds all potential impacts of the project were addressed by the certified FEIS/EIR and no additional impacts have been identified; all applicable mitigation measures in the FEIS/EIR have been included as conditions of approval. The Planning Commission has adopted Resolution No. 3943 recommending` that the City Council find that the FEIS/EIR for the MCAS Tustin Reuse Plan and Specific Plan adequately addressed all potential impacts related to the subdivision. Resolution No. 3946 TTM 1,6582 Page 5 11. The Planning Commission hereby recommends that the City Council approve Tentative Tract Map 16582 for the subdivision of a 86.26 (gross) acre site into 286 numbered lots and 69 lettered lots for the purpose of developing 465 residential units; (211 Single Family Detached units, 68 Carriage Way units, and 186 condominium units) within a portion of Planning Area 21 (Parcel 35 and Parcel 36), subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 14th day of February, 2005. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3946 duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of February, 2005. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A - TENTATIVE TRACT MAP 16582 RESOLUTION NO. 3946 CONDITIONS OF APPROVAL GENERAL (1) 1.1 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 9335.08 of the Tustin Municipal Code. Prior to submittal for initial City review, all corrections noted herein shall be made. If multiple final maps are proposed, each map shall comply with all requirements herein and the requirements for phasing set forth in Condition 2.1. (1) 1.2 Resolution No. 3946 shall become null and void in the event that General Plan Amendment 04-001 and Zone Change 04-001 as it affects Parcel 36 and any proposed improvements on Parcel 36 including any improvements which straddle the boundary between Parcel 35 and Parcel 36 and Resolution Nos. 3945, 3946, 3947 approving Concept Plan 03- 004, Zone Change 04-002, Design Review 04-004, and the Affordable Housing Plan and Density Bonus Application, which includes the transfer of required affordable housing units from Planning Area 21 to Planning Area 5, are not approved by the City Council. If Resolution No. 3946 becomes null and void, the applicant shall submit a new tentative tract map that will only encompass Parcel 35 and all related development for review and approval of the City Council. (1) 1.3 Resolution No. 3946 as it affects parcel 36 shall not become effective until Annexation 159 for the annexation of MCAS Tustin Reuse Plan Disposition Parcel 36 becomes effective and the annexation shall occur prior to the approval of Final Map 16582. (1) 1.4 Approval of Resolution No. 3946 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk -Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 3946 TTM 16582 Page 2 (1) 1.5 The final tract map(s) shall be developed in accordance with Resolution Nos. 3945, 3946, 3947 and 3948 approving Concept Plan 03-004, Zone Change 04-002, Design Review 04-004, and the Affordable Housing Plan and Density Bonus Application, which includes the transfer of required affordable housing units from Planning Area 21 to Planning Area 5, and all applicable requirements of the MCAS Tustin Specific Plan, Tustin City Code, and applicable policies and guidelines. All conditions of approval herein, as applicable, shall be satisfied prior to recordation of a final map or as specified herein. (1) 1.6 The subdivider shall comply with all applicable requirements of the State Subdivision Map Act, and the City's Subdivision Ordinance, the MCAS Tustin Specific Plan, the Tustin City Code, applicable City of Tustin guidelines and standards and applicable mitigation measures identified in the certified FEIS/EIR, and other agreements with the City of Tustin unless otherwise modified by this Resolution or Resolution Nos. 3948, 3945, and 3947. (5) 1.7 Prior to recordation of the first final map, or issuance of the first building permit, whichever occurs first, the subdivider shall be required to execute bonds or pay fees for grading permits, Quimby Act obligations, and the developer's Fair Share of Tustin Legacy Backbone Infrastructure Program improvements as determined by the Tustin City Council, required to be made by the developer pursuant to City procedures. (1) 1.8 Prior to recordation of the final map, the subdivider shall execute a subdivision and monumentation agreement and furnish the improvement and monumentation bonds as required by the City Engineer. (1) 1.9 Prior to final map approval by the City Council, the subdivider shall execute a hold -harmless agreement and provide a Certificate of Insurance pursuant to Section 9325 of the Tustin City Code: (1) 1.10 Subdivider shall not oppose any future creation of a landscape and lighting district for maintenance within the public right-of-way or of public parkland, a community facilities district for funding of Tustin Legacy backbone infrastructure or municipal service provision to the project site, or a future community facilities district for school purposes. (1) 1.11 Prior to final map approval, the subdivider shall submit: A. A current title report; and, B. A duplicate mylar of the Final Map, or 8'/2 inch by 11 inch transparency of each map sheet and "as built" grading, landscape, and improvement plans prior to Certificate of Acceptance Exhibit A Resolution No. 3946 TTM 16582 Page 3 (1) 1.12 Upon recordation of any final map or submittal of an application for building permits, the applicant shall obtain new addresses for all lots and buildings from the Engineering Division. (1) 1.13 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 or from any potential flooding impacts from the adjacent Peters Canyon Flood Control Channel. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. (1) 1.14 As required by Amendment No. 1 to the. Joint Cooperative Agreement between the City, the County of Orange, and the Orange County Flood Control District (OCFCD), the applicant shall: indemnify and defend the City of Tustin, the County of Orange ("County") and the Orange County Flood Control District ("District") against any claims, loss, liability or damages arising from damage to property or injury to persons resulting from flooding and/or erosion within Tract 16582. The applicant shall ensure that it has adequate assets in existence to fund this obligation until completion of the future widening and Peters Canyon Channel Improvements. These defense and indemnify obligations do not extend to any loss, liability, or damages established by a court of competent jurisdiction to be cause by the County's or District's negligence or willful misconduct in the design or maintenance of existing flood control improvements in the Peters Canyon Channel, provided the failure to improve Peter's Canyon Channel adjacent to Parcels in the City of Tustin and City of Irvine will not constitute negligence or willful misconduct on the part of the District or County. In addition, the developer shall provide interim erosion protection along Peters Canyon Channel within the approximate 40 foot proposed right-of- way currently owned by the Department of Navy adjacent to Panel 35 and the 40 foot dedication adjacent to Reuse Disposal Parcels 35 and 36. (1) 1.15 The Developer shall accommodate, at various locations on the Developer Parcel as approved by Community Development, pedestrian and bicycle connections to the regional bike trail on Peters Canyon Channel, Harvard Avenue, Moffett Avenue, and proposed improvements along Warner Avenue within the City of Irvine. The final map shall include a perpetual easement in favor of the City, its successors and assigns, in form and substance acceptable to the City in its sole discretion and at no cost to the City, providing pedestrian and bicycle access to the public upon and Exhibit A Resolution No. 3946 TTM 16582 Page 4 across the full length of any foregoing pedestrian and bicycle connections on the Developer Parcel as they connect to adjoining bike paths. Notwithstanding the foregoing, the Developer and its successors and assigns shall retain responsibility for maintenance and repair of the foregoing pedestrian and bicycle connections constructed on the Developer Parcel. (1) 1.16 Unless otherwise agreed to by the City in its sole discretion, property within the tract or any street or sidewalk or alleyway thereon shall not be privately gated; provided however, that any swimming pool and/or spa facility within the Common Area and any indoor Common Area Improvement, including any clubhouse and bathrooms, may be gated or locked and made available solely to residents of the Project and their guests. PROJECT PHASING/AFFORDABLE HOUSING (1) 2.1 Design and construction of all public infrastructure and in -tract private streets and utility systems shall be constructed within the initial phase of development and shall be completed prior to the issuance of building permits for any Phase 1 unit as identified on Sheet CP -7 (Phasing Plan). Model units may be constructed prior to completion of infrastructure if adequate ingress and egress is provided to the satisfaction of the Building Official and Orange County Fire Authority. Project infrastructure (i.e., drives within condominium projects) and utilities shall be constructed at the time of project development. (1) 2.2 The developer shall develop, market and sell Moderate income ("affordable units") in the project area and shall construct such units in approximately the same proportion to the market rate units as shown on the Phasing Plan and as per the conditions of approval contained herein including Condition 2.1. If there is any deviation from provisions contained herein and in Condition 2.1, no additional building permits shall be issued until compliance with said provisions. This information shall be disclosed to all home builders or with each final conveyance map. (1) 2.3 Prior to recordation of the first final map including a conveyance map, or issuance of first building permit, whichever occurs first, the applicant shall enter into a Housing Agreement with the City to insure implementation of the Affordable Housing requirements of the Specific Plan, the City's Density Bonus Ordinance, the City approved "Affordable Housing Plan, Density Bonus Application, and the City's Affordable Housing Policy and compliance with California Health and Safety Code Section 33413(b)(2). A minimum of thirty (30) units shall be sold to moderate income households and no fewer than twelve (12) transitional units within the very low income category shall be conveyed to homeless providers for transitional housing for assistance to homeless (Human Options and Orange County Interfaith Exhibit A Resolution No. 3946 TTM 16582 Page 5 Shelter). Eight (8) very low income units and seventeen (17) low income units are approved for transfer to Planning Area 5. As part of the Housing Agreement, affordable covenants and other agreements shall be required to be recorded against each unit and will be binding on properties upon sale of transfer of units for a minimum of 45 years. (1) 2.4 Prior to issuance of building permits or recordation of the first final map, whichever is earlier, the applicant shall provide signed agreement acceptable to the City of Tustin in from and content between the City of Tustin, the applicant, and three individual homeless service providers including Human Options, Orange County Interfaith Shelter and Families Forward. The individual agreements with Human Options and the Orange County Interfaith Shelter shall provide that the applicant convey six (6) units to Human Options and 6 units to the Orange County Interfaith Shelter, at no cost, for the provision of transitional housing to the homeless on the subject site or an acceptable alternative location elsewhere as may be agreed to in writing between the City of Tustin, applicant and„each of these homeless providers. The agreement between the City of Tustin, the applicant and Families Forward shall provide for the transfer of 14 units, at no cost, to Families Forward for the provision of transitional housing for the homeless on Parcel 37 in Irvine or . an acceptable location elsewhere as may agreed to in writing between the City of Tustin, City of Irvine and Families Forward. (1) 2.5 Prior to the issuance of any building permits, the applicant shall execute an agreement with the City of Tustin to ensure that the affordable housing units that were required on Parcel 36 and are being transferred by the City of Irvine to Parcel 37 will be provided in Irvine. The agreement shall include an indemnification of the City of Tustin for not imposing any affordability requirements on Parcel 36. In the event that this agreement is not executed, the applicant shall amend the Affordable Housing Plan to provide twenty-one (21) affordable units on Parcel 36, which include eight (8) very low income units, five (5) low income units, and eight (8) moderate Income units. (1) 2.6 The developer shall submit to the City Affordable Housing Purchaser Selection and Criteria Plan for Redevelopment Agency review and approval 30 days prior to approval if a final map or issuance of a building permit. The City will approve or disapprove the Affordable Housing Purchaser Selection and Criteria Plan within 20 calendar days. The developer shall initiate marketing and sales of the Affordable Housing units after City's approval of Developer's Affordable Housing Purchaser Selection and Criteria Plan. Sale of Affordable Housing units can begin after final map recordation and all necessary California Department of Real Estate approvals. The developer shall submit to City individual escrow instructions for buyers of Affordable Housing units and all other related documents at least 20 calendar days prior to close of escrow of individual Affordable Housing units and with submission of individual Exhibit A Resolution No. 3946 TTM 16582 Page 6 escrow instructions and related items by developer to City. The City sill approve or disapprove individual escrow instructions and related items for buyers of Affordable Housing units within 10 calendar days of following submission by developer. CONDITIONS FOR NON -BACKBONE INFRASTRUCTURE IMPROVEMENTS The following general conditions apply to Tustin Legacy Non -Backbone Infrastructure improvements, as specified in each condition to ensure coordinated design, construction, and operation of all on and off-site infrastructure and utility systems. (1) 3.1 Separate 24" by 36" street improvement plans for all Tustin Legacy Non - Backbone Infrastructure Improvements identified in the following Conditions and other public improvements, as prepared by a California Registered Civil Engineer, shall be required for all design and construction within the public right-of-way, including, but not limited to, the following: A. Curb and gutter at the project entries on Harvard Avenue and on Moffett Avenue; B. Sidewalk on Harvard Avenue and Moffett Avenue, including curb ramps for the physically disabled: The project shall comply with City of Tustin Standard Plan No. 204 for construction of meandering sidewalks and shall comply with ADA accessibility requirements for all proposed sidewalk grades on public streets. All public sidewalks, paseos, and trail facilities shall comply with the provisions of the American with Disabilities Act. This may require ramps at Moffett and Harvard Avenue to be replaced to comply with the American with Disabilities Act; C. Catch basins/ storm drain laterals/ connections to the existing storm drain system with approval of Orange County Flood Control District (OCFCD); D. Domestic water facilities and reclaimed water facilities: The domestic water system shall be designed and installed to the standards of the Irvine Ranch Water District. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and 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. Any required reclaimed water system shall meet the standards as required by the Irvine Ranch Water District; E. Sanitary sewer facilities: all sanitary sewer facilities must be submitted as required by the City Engineer and Irvine Ranch Water District (IRWD). These facilities shall include a gravity flow system per the standard of the Irvine Ranch Water District; F. Landscape/irrigation; Exhibit A Resolution No. 3946 TTM 16582 Page 7 G. Underground utility connections: All utility lines shall be placed underground by the developer H. Fire hydrants; I. Demolition and removal of any abandoned utilities at the entire site including within the public right-of-way. J. Design and installation of traffic signal at Harvard Avenue and Lot "BW (main entry). K. Design and installation of the traffic signal at Moffett Avenue and "B" Street. L. The developer shall design and construct or bond for design and construction of Peters Canyon Channel Improvements adjacent to Reuse Disposal Parcel 36 (annexed to Tustin) and any transitional facilities necessary for transition to Peters Canyon Channel improvements being constructed by Irvine in conjunction with the design and construction bonding for such channel in Irvine improvements to be made by the applicant. Consistent with City of Irvine conditions of approval for Parcel 37 Tract 16662 in Irvine, prior to recordation of the first final map, the applicant shall construct, or enter into an agreement and post security, in a form and amount acceptable to the City Engineer, guaranteeing the construction of the storm drain facilities to serve the site and improvements to Peters Canyon Channel adjacent to Parcel 36 subject to Orange County Flood Control requirements to transition to channel widening required adjacent to Parcel 37, including all jurisdictional wetland mitigation measures which may be required. Said improvements shall be designed and constructed consistent with design and construction of the segment of channel to the north and consistent with the Runoff Management Plan (ROMP) approved plan by the Orange County Flood Control District (OCFCD). In addition, the applicant is required to install all infrastructure and landscape improvements for the future extension of the Peters Canyon trail within Lot "BO." All public access easements outside of the existing or proposed street rights-of-way shall be clearly shown and labeled on the plans and street sections and design and placement of utilities such as light poles, street furniture, traffic lights, etc. will be subject to design parameters established by the City. 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, shall be required. (5) 3.2 All public improvements, including, but not limited to, water supply, sanitary sewer facilities, rdtlaimed water supply, storm water drainage, electrical service, gas service, and other facilities and utilities shall comply with the City of Tustin General Plan, the MCAS Tustin Specific Plan, City Exhibit A Resolution No. 3946 TTM 16582 Page 8 development standards and guidelines, and all conditions contained herein, including, but not limited to, the following: A. The project shall comply with City of Tustin Standard Plan No. 204 for construction of a meandering sidewalk along Harvard Avenue and ADA accessibility requirements for all proposed sidewalk grades on public streets. B. All landscape setbacks shall be consistent with the City of Tustin MCAS Specific Plan.. C. Adequate horizontal and vertical intersection sight lines shall be provided and shown on the grading plan and landscape plan. A minimum 25 foot by 25 foot limited use area triangle shall be 'provided to ensure adequate sight lines at all driveways and the applicant shall comply with City of Tustin's Standard Drawings and Design Standards for Public Works Construction No. 510 for all public and private intersection sight distances and limited use -area requirements for the project's streets. (1) 3.3 Prior to any final map recordation, the development applicant shall enter into an agreement with the City of Tustin and any appropriate regional utility agencies, districts, and providers, as applicable, to dedicate all easement, rights-of-way, or other land determined necessary to construct adequate utility infrastructure and facilities to serve the project including but not limited to: IRWD, City of Irvine, SCE, The Gas Company, OCFCD, SBC, Cox Communications, etc. (1) 3.4 The applicant shall submit a complete hydrology study and hydraulic calculations to the City for review and approval. (1) 3.5 The applicant shall provide sufficient documentation to the satisfaction of the City Engineer and County of Orange for that the existing storm drain systems that have the capacity to convey the proposed development storm water runoff as well as any other runoff planned to be conveyed to the existing drain as identified on any approved specific plans, including the connection to any existing Storm Drain in Moffett Drive, and demonstrate that the existing storm drain or any new storm drains comply with City Standards for Public Street Improvements. (1) 3.6 The minimum pipe diameter for all public storm drains shall be 24 -inch. (5) 3.7 All storm drains to be constructed within or adjacent to the development shall be designed per the applicable Orange County Flood Control District's (OCFCD) and City of Tustin standards. (5) 3.8 The applicant shall provide a 100 -year storm drainage study for review and approval to the City of Tustin showing the -maximum water surface Exhibit A Resolution No. 3946 TTM 16582 Page 9 elevations for all locations and a second study showing secondary overflow discharge locations based upon the OCFCD requirement to analyze all grated inlet locations with 100% plugging (per the County's Local Drainage Manual requirements). For all design and construction of connections to Peters Canyon Channel, the plans and specifications shall be reviewed and approved by the Orange County Flood Control District. (1) 3.9 The combination wall along Peters Canyon Wash shall be designed to account for the ultimate 100 -year storm high water level along and consider potential scouring if the flood control facility's 100 -year storm water level exceeds the existing channel capacity. (1) 3.10 The applicant shall be responsible for design and construction of any storm drain or other drainage facilities necessary to comply with the City's Runoff Management Plan for Tustin Legacy. (1) 3.11 All proposed utilities and storm drain lines shall be labeled as being either private or public, subject to approval by the Public Works Director and applicable utility providers. (1) 3.12 The minimum grade on gutter flow lines shall be 0.4 percent (including the flow line grades in street tapers and horizontal curves). Construction of catch basins, storm drains laterals and junction structures shall be required to eliminate the need for cross gutters on public streets. (1) 3.13 Prior to issuance of an encroachment permit, preparation of a sedimentation and erosion control plan for all work related to this development shall be submitted to the City for review and approval. (1) 3.14 Prior to issuance of grading permits, preparation and submittal of a final grading plan shall be provided to the City of Tustin for review and approval showing all pertinent elevations as they pertain to the public right-of-way along with delineating the following information: A. Final street elevations at key locations; B. Final pad/finished floor elevations and key elevations for all site grading as established by the approved hydrology report and elevations provided by the Orange County Flood Control District. All .pad elevations to be a minimum of 1.0 foot above base flood elevation as defined by FEMA. C. All flood hazards of record. (1) 3.15 The applicant shall design and install the traffic signal at the intersection of Moffett Avenue and the project access as shown in the approved Traffic Study for this project. The applicant will be subject to 50% reimbursement of these costs from the John Laing Homes Tract No. 16507. Exhibit A Resolution No. 3946 TTM 16582 Page 10 (1) 3.16 Prior to submittal of roadway improvement plans, the applicant shall submit to the City for review and approval preliminary striping plans for the project's two private street entry roadways (off of Harvard Avenue and Moffett Drive) showing all lane widths and traffic lane transitions lengths (for the Harvard Avenue entry) and the external and internal intersections' lane geometry. At a minimum, 20 -foot wide pavement sections shall be provided adjacent to both sides of the landscape median islands at both private entries. (1) 3.17 The applicant shall be responsible for abandoning and removing all existing utilities within the current and proposed roadway sections. (1) 3.18 Prior to the start of final design of the perimeter public street improvements, the applicant shall submit a preliminary landscape plan for Harvard Avenue and Moffett Avenue to the City for review and approval. (1) 3.19 Prior to recordation of the first final map, the applicant shall be required..to enter into a landscape maintenance agreement with the City of Tustin for all parkway improvements within public right-of-way along Harvard Avenue, Moffett Avenue and Lot "130, " and for the landscaped areas of Parcel 1-13-3 to be retained in ownership by the City. (1) 3.20 Prior to recordation of the first final map, the applicant shall secure an access easement for maintenance of the exterior portions of the wall adjacent to the future Peters Canyon Channel right-of-way. (1) 3.21 The applicant shall ensure that the site has adequate flood protection and runoff from the development will not result in adversely impacting downstream facilities. (1) 3.22 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 (CADD) format. The standard file format is AutoCAD Release 2004 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD -based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2004. Drawings created in AutoCAD Release 2000 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting the "as built" conditions shall Exhibit A Resolution No. 3946 TTM 16582 Page 11 be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CARD files have beer submitted. TUSTIN LEGACY -BACKBONE INFRASTRUCTURE PROGRAM (1) 4.1 This Subdivision necessitates the construction of.,certain 'infrastructure improvements as outlined in the Tustin Legacy Backbone 'Infrastructure Program, for the former, MCAS Tustin, The applicant shall fund its Fair Share Contribution to the Tustin Legacy Backbone, ahfrastructure and shall provide security satisfactory to City to insure that the`entire. Fair Share Contribution is paid to the City including amounts due for the Government Parcels wtliin'the City of Irvine 'as .required in the Cooperative Agreement between' the City of Tustinand Marble Mountain Partners LLC, dated (5) 4.2 The developer shall ,.pay' to. the City of Tustin its fair -share contribution towards the Tustin, Legacy Backbone Infrastructure Program to satisfy the obligations identified in Cooperative Agreement No. D027119, between the County, Orange County Flood Control District and the City;: of Tustin for Parcel 35. Improvements to Peters Canyon Channel adjacent to Parcel 36 will be the responsibility of the developer, including ail. jurisdictional wetland mitigation, subject to the provisions of a Cooperative Agreement` between the developer and the City of Tustin. PRIVATE IN -TRACT IMPROVEMENTS (3) 5`.1 Prior to the issuance of precise grading permits or, infrastructure construction plans, plans prepared by a California Registered Civil Engineer shall be required for; review and approval all private, on -.site construction. All design and construction of improvement work shall incorporate applicable conditions contained within Resolution No. 3947 and shall be designed and performed ,in accordance with the applicable portions of the City of Tustin's "Grading Manual" and "Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements," revised April 1989, or as subsequently amended. Said plans shall include, but not be limited to, the following: A. Curbs and gutters on all streets B. Sidewalks on all streets, including curb ramps for the physically disabled; all sidewalks, pathways, paseos,r and trails shall comply with the provisions of the American with Disabilities Act; C. Drive aprons; D. Signing/striping plan; Exhibit A Resolution No. 3946 TTM 16582 Page 12 E. Street and drive aisle paving; all private streets, drive aisles, and curb return radius shall be consistent with the City's design standards for private street improvements, unless otherwise approved by the Building Official, and all roadway and driveway widths and parking area widths (and lengths where appropriate) shall be dimensioned on the plans; F. Catch basin/storm drain laterals/connections to the public storm drain system with approval of the Orange County Flood Control District; G. Domestic water facilities and reclaimed water facilities: The domestic water system shall be designed and installed to the standards of the Irvine Ranch Water District. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of the water system design and the distribution of fire hydrants will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. Any required reclaimed water system shall meet the standards as required by the Irvine Ranch Water District (IRWD); H. Sanitary sewer facilities: All sanitary sewer facilities must be submitted as required by the Building Official and Irvine Ranch Water District (IRWD). These facilities shall be consistent with the standards of the Irvine Ranch Water District; Underground utility connections: All utility lines shall be placed underground by the developer; J. Fire hydrants; K. Demolition/removal of utilities in accordance with the demolition/severance plan as required herein; L. Telecommunications facilities including, but not limited to, telephone and cable television facilities. Developer is required to coordinate design and construction of cable television facilities with a City -franchised system operator and shall not place an undue burden upon said operator for the provision of these facilities; and, (3) 5.2 Prior to the issuance of building permits, construction plans, as prepared by a California Registered Cavil Engineer, shall be reviewed and approved by the Community Development Department for the following private improvements: Exhibit A Resolution No. 3946 TTM 16582 Page 13 A. Street lighting: The private street lighting system shall be reviewed and approved by the City of Tustin and Southern California Edison; B. Landscape/irrigation; C. Trash facilities; the applicant shall provide commercial trash collection and obtain approval from the Engineering Division for the location, size, and trash enclosures. (1) 5.3 All improvement work shall be performed in accordance with the applicable portions of the City of Tustin's "Grading Manual" and "Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements", revised April 1989. (1) 5.4 A detailed hydrology and hydraulic analysis for 25 -year and 100 -year storm frequencies shall be provided for both the existing and proposed on- site conditions to determine any requirements for on-site storm water retention/detention and facility sizing. The applicant shall be required to accept upstream storm water that would historically cross the property and detain/retain on the property such upstream water so that the release of said water into downstream regional flood control systems does not exceed historical flow rates or the downstream capacity of such systems. Drainage connections to OCFCD regional facilities shall be designed with consideration of interim and future conditions of the regional channel system and consistent with the water surface elevation criteria established by the approved Tustin Legacy Runoff Management Plan. COORDINATION WITH AFFECTED PROPERTY OWNERS AND AGENCIES (1) 6.1 The applicant shall obtain permission from and coordinate with affected property owners, jurisdictions, and resource agencies for all public and private improvements, including, but not limited to, the following: A. Prior to any work in the public right-of-way, an Encroachment Permit shall be. obtained and applicable fees paid to the Public Works Department. B. The applicant shall obtain permission from affected property owners for any work located on adjacent properties or on LIFOC parcels, including property owned by the Department of Navy. C. Along the westerly boundary of Reuse Disposal Parcel 35 adjacent to Peter's Canyon Wash, any slope grading outside of the tract boundary shall require an encroachment permit from the property owner (currently the Department of the Navy) in coordination with the County of Orange for any work within Peter's Canyon Wash right-of-way or within City of Tustin public right of way. Exhibit A Resolution No. 3946 TTM 16582 Page 14 D. The applicant shall obtain all approvals and permits from the applicable property owners and City of Irvine for work within the adjacent property and City of Irvine's limits. All infrastructure improvements in the City of Irvine shall be coordinated with the City of Irvine and shall comply with Irvine's applicable standards. E. The applicant shall obtain all approvals and permits from the applicable Regional Resource Agencies including, but not limited to: the Orange County Flood Control District (OCFCD), the Army Corps of Engineers, the California Department of Fish and Game, the California Regional Water Quality Control Board, etc. for work within the open channels. F. The applicant shall coordinate the design and construction of the bus stop locations with the Orange County Transportation Authority. G. The„applicant shall obtain written approval and/or permits from the applicable utility companies including but not limited to SCE, The Gas Company, IRWD, SBC, Cox Communications, etc. CONSTRUCTION (1) 7.1 Any damage done to existing street improvements and utilities shall be repaired before acceptance of the tract within the subdivision to the satisfaction of the City Engineer. (1) 7.2 The applicant shall comply with construction and demolition all waste diversion requirements. In particular the applicant is required to comply with Section 4327 of the Tustin City Code which details the requirements for developing and implementing a Waste Management Plan. GRANTS IN FEE AND DEDICATIONS (1) 8.1 The applicant and subdivider shall satisfy dedication and/or reservation requirements as applicable, including but not limited to dedication of Harvard Avenue and Moffett Avenue, traffic signal equipment and maintenance easements at Harvard Avenue/Lot "BN” and Moffett Avenue/Lot "BP," drainage and flood control right-of-way easements including Lot "BQ," pedestrian and vehicular access rights, utility easements and public parks, defined and approved as to specific locations by the City Engineer and other agencies, for this project. Reciprocal ingress, egress, parking, utility and pedestrian access easements may need to be provided between and across certain privately own and maintained lots and within the lettered lots including but not limited to the following: Exhibit A Resolution No. 3946 TTM 16582 Page 15 ■ Lot "BN," Lot "P," Lot "A," Lot "R,", Lot "BC," Lot "FG,", Lot "MN," and Lot "O." . (1) 8.2 The applicant shall dedicate in fee title to the City of Tustin a forty (40) foot wide area (Lot "BQ") to accommodate future Peters Canyon Channel widening. (1) 8.3 The applicant shall dedicate in fee title to the City of Tustin the required corner cut-offs at the intersection of Harvard Avenue and Moffett Avenue. (1) 8.4 The applicant shall identify the easements for public use of privately owned parks and related public access easements for the public parks on the final map. (1) 8.5 All dedication and/or offers of dedication shall also state that the City of . Tustin shall be permitted to obtain, at no cost, a right -of -entry and temporary construction easement for all on-site joins when the ultimate - street improvements are constructed. The right -of -entry and temporary construction easement shall terminate on the date that the Notice of Completion is recorded at the Orange County Recorder's office. (1) 8.6 The tentative tract map shall be revised to reconfigure Lot "BO" to remove the raised median area from the required dedicated area and the final map shall incorporate this revision. (1) 8.7 The applicant shall dedicate public access and maintenance easements to the City of Tustin for sidewalks along Harvard Avenue and Moffett Avenue. CC&RS (1) 9.1 All organizational documents for the project and covenants, conditions, and restrictions (CC&Rs) shall be submitted to and approved by the Community Development Department, and City Attorney's Office. Costs for such review shall be borne by the subdivider. The approved CC&Rs shall be recorded with County Recorder's Office at the same time as recordation of the final map. A copy of the final documents shall be submitted to the Community Development Department after recordation. No dwelling unit in the development shall be sold or a Certificate of Occupancy issued, unless a homeowners association has been legally formed with the right to assess all these properties which are jointly owned or benefited to operate and maintain all other mutually available features of the development including, but not limited to, open space, amenities, landscaping, or slope maintenance landscaping, private streets, and utilities. No dwelling unit shall be sold unless all . approved and required open space, amenities, landscaping, or other improvements, or approved Exhibit A Resolution No. 3946 TTM 16582 Page 16 phases thereof, have been completed or completion is assured by a financing guarantee method approved by the City. CC&Rs shall include, but not be limited to, the following provisions: A. The City shall be included as a party to the CC&Rs for enforcement purposes of those CC&R provisions in which the City has interest as reflected in the following provisions. However, the City shall not be obligated to enforce the CC&Rs. B. The requirement that association bylaws be established. C. Provisions for . effective establishment, operation, management, use, repair, and maintenance of all common areas and facilities including recreational buildings and amenities, landscaped areas and lots, walls and fences, private roadways (i.e., walks, sidewalks, trails), parkland facilities and bikeways, open space areas, and including an O & M plan -for the funding and maintenance of all structural and non-structural best management practices ("BMP's"). D. Membership in the homeowners association shall be inseparable from ownership in individual units. E. Architectural controls shall be provided and may include, but not be limited to, provisions regulating exterior finishes, roof materials, fences and walls, accessory structures such as patios, sunshades, trellises, gazebos, awnings, exterior mechanical equipment, television and radio antenna, consistent with the Tustin City Code and the MCAS Tustin Specific Plan. F. Maintenance standards shall be provided for applicable items listed in Section C above in CC&Rs. Examples of maintenance standards are shown below. All common area landscaping and private areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, debris, and weeds. All trees and shrubs shall be trimmed so they do not impede vehicular or pedestrian traffic.. Trees shall be pruned so they do not intrude into neighboring properties and shall be maintained so they do not have droppings or create other nuisances to neighboring properties. All trees shall also be root pruned to eliminate exposed surface roots and damage to sidewalks, driveways, and structures. 2. All private roadways, sidewalks, and open space areas shall be maintained so that they are safe for users. Significant Exhibit A Resolution No. 3946 TTM 16582 Page 17 pavement cracks; pavement distress, excessive slab settlement, abrupt vertical variations, and debris on travel ways should be removed or repaired promptly. 3. Common areas shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare. G. Homeowners association approval of exterior improvements requiring a building permit shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the City and the CC&Rs. H. Recreational open spaces areas within the common area shall be illustrated on a "Open.Space Exhibit". and shall be made part of the CC&Rs and shall specify those portions of the common open space area that are allocated for private use and public use and general public access rights required to be maintained in perpetuity by the homeowners association and the level of maintenance standard for all park and open space areas that the City is granting parkland credit to the developer. The approved site plan showing the public portion of the park site and associated public easements that will be accessible to the general public and provisions requiring maintenance of these areas in perpetuity by the Homeowners Association. J. The approved "Parking and Circulation Exhibit" shall be made part of the CC&Rs and shall be enforced by the homeowners association. In addition to the exhibit, provisions regarding parking shall be included in the CC&Rs, including the following: All units are required to maintain a two -car garage. 2. A minimum of 597 on -street and 21 off-street for a total of 618 unassigned guest parking spaces shall be permanently maintained in locations shown on the "Parking and Circulation Exhibit" and have a minimum length of twenty- two (22) feet per stall for on street parking. 3. Residents shall not store or park any non -motorized vehicles, trailers or motorized vehicles that exceed 7 feet high, 7 feet wide, and 19 feet long in any parking space, driveway, or private street area except for the purpose of loading, unloading, making deliveries or emergency repairs Exhibit A Resolution No. 3946 TTM 16582 Page 18 except that the homeowners association may adopt rules and regulations to authorize exceptions. 4. Residents shall park vehicles in garage spaces. Storage of personal items may occur in the garages only to the extent that vehicles may still be parked within the required garage spaces. 5. The homeowners association shall be responsible for monitoring and enforcing all parking and traffic regulations on private streets. The proposed CC&Rs shall include provisions requiring the association to develop and adopt an enforcement program for parking and traffic regulations within the development which may include measures for fire access and enforcement by a private security company. K. Provisions for enforcing individual trash bin placement at designated curb areas as shown on the approved "Curbside Trash Pick-up Exhibit" no earlier than noon on the day before scheduled collections and removed within twelve (12) hours of collection. L. All common areas, public and private park areas, streets, alleys, paseos, etc., including but not limited to Lot 237 and Lots A through BQ, including shall be maintained by the homeowners association. M. Television and radio antennas shall be installed in accordance with the requirements of the Tustin City Code. N. All utility services serving the site shall be installed and maintained underground. O. The homeowners association shall be required to file the names, addresses, and telephone numbers of at least one member of the homeowners association Board and, where applicable, a manager of the project before January 1 st of each year with the City of Tustin Community Development Department for the purpose of contacting the association in the case of emergency or in those cases where the City has an interest in CC&R violations. P. The homeowners association shall be responsible for establishing and following procedures for providing access to public utilities for maintenance of their facilities within the project area, subject to those agencies' approval. Q. No amendment to alter, modify, terminate, or change the homeowners association's obligation to maintain the common areas and the project perimeter wall or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, Exhibit A Resolution No. 3946 TTM 16582 Page 19 terminate, or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall, shall be permitted without the prior written approval of the City of Tustin Community Development Department. R. LOT BQ will be developed in the future as an extension of the Peters Canyon trail that will be part of the County's public accessible trail along the Peters Canyon Flood Control Channel. HOMEBUYER NOTIFICATION (1) 10.1 Prior to recordation of the final map, the subdivider shall submit to the Community Development Department for review and approval a homebuyer notification document that includes the notifications listed below. The notification document shall be signed by each homebuyer prior to final inspection and occupancy, and a copy of the signed notification shall be provided to the Community Development Department prior to final inspection and/or issuance of each Certificate of Occupancy. A. A notice for roadway, trail, and train noise that may impact the subdivision, including roadway noise associated with, Harvard Avenue, Moffett Avenue, Warner Avenue, trail noise associated with the regional trail adjacent to the Peters Canyon Channel, and train noise associated with rail corridor north of the project. The notice shall indicate the current number of trains per day (59) and the estimated increase in the trains per day. The notice shall indicate that additional building upgrades may be necessary for noise attenuation. This determination is to be made as architectural drawings become available and/or where field-testing determines inadequate noise insulation. B: A notice, to be reviewed by the City of Tustin and the Irvine Unified School District, regarding the location of existing and proposed elementary, middle, and high schools which will serve the subdivision (text and map) and advice to homebuyers that proposed school sites may never be constructed. C. A notice regarding units that are adjacent to aboveground utilities or structures (such as light standards and fire hydrants) identifying the type of structure and their locations. D. A notice indicating that any use of a residence for a business shall be subject to the City's Home Occupation Ordinance and may require zoning clearance and a business license. Exhibit A Resolution No. 3946 TTM 16582 Page 20 E. A notice indicating that public use of portions of parks or open space within the tract, to be maintained by the Homeowners Association, will be allowed and noting public ingress and egress through the subdivision will be provided for access to the park/open space. An exhibit delineating these areas shall accompany this notice. F. A notice explaining the easements, facilities, amenities, and dedications that will be provided on lettered Lots and indicating all on-site streets, alleys, paseos, and common areas are to be maintained by the Homeowners Association. G. A notice regarding future construction activities related to bikeway construction and future widening of the Peters Canyon Orange County Flood Control Channel (OCFCD) and future planned improvements along the western boundaries of the subdivision, which may be disruptive to the homeowners in close proximity to these areas. H. A notice of future widening of Peters Canyon Channel and potential risk of flooding concerning this project or from any potential flooding impacts from the adjacent Peters Canyon Flood Control Channel. I. A notice, to be approved by the City Attorney, indicating that neither the site, nor the project nor any part thereof any street or sidewalk, alleyway, or paseo thereon shall be privately gated, provided however that any swimming pool and/or spa facility within the common area and any indoor common area improvements, including any clubhouse and bathrooms, may be gated or locked and made available solely to residents of the project and their guests. J. A notice stating that all development within the site is approved for ownership tenure only per Chapter 3.9.3J5 of the MCAS Tustin Specific Plan with the exception of the twelve (12) transitional units transferred to Human Options and Orange County Interfaith Shelter which will be used for transitional housing purposes. K. A notice stating trash bins shall be placed in designated curb areas as shown on the approved "Curbside Trash Pick-up Exhibit" no earlier than noon on the day before scheduled collections and removed within twelve (12) hours of collection. L. A notice indicating that surrounding properties may be developed in accordance with City ordinances in a manner which may partially or totally obstruct views from the owner's unit and that the City of Tustin makes no claim, warranty, or guarantee that views from any Exhibit A Resolution No. 3946 TTM 16582 Page 21 unit will be preserved as development of surrounding properties occurs. M. A notice indicating the minimum building setbacks and that construction of patio covers, trellises, etc, may not be allowed. N . A notice explaining and providing a copy of a "Open Space Exhibit" and separate 8'/2 inch by 11 inch dimensioned site plan for each unit that is allocated private open space within the common area. O. A notice explaining and providing a copy of the approved "Parking and Circulation Exhibit' and related CC&R provisions. P. A notice explaining that thirty (30) affordable housing units (Moderate Income) and twelve (12) transitional units will be dispersed in the project and will be restricted subject to recorded covenant agreement for a period of forty-five (45) years. Q. A notice explaining the phasing of construction within the subdivision and that activity may be disruptive. R. The developer shall notify all potential homebuyers that future assessment district or community facilities districts may affect the property. S. The applicant shall notify all potential homebuyers of the two (2) 220KV and one 66 KV overhead electric transmission lines are located along Harvard Avenue on the east side and south side of Tract 16582. The lines are owned and, operated and maintained by the Southern California Edison (SCE). IN the future, SCE may increase the number of transmission lines within its right-of-way and may increase the electric current through the lines that currently exist. ENVIRONMENTAL MITIGATION (1) 11.1 All mitigation measures related to the tentative tract map required by the adopted Mitigation Monitoring Program for the MCAS Tustin Reuse Plan/Specific Plan FEIS/EIR that are required by the Mitigation Monitoring Program for the project, identified in this exhibit and in other project entitlements, shall be implemented. PARKS AND RECREATION (1) 12.1 The applicant shall at its sole cost and expense comply with the Quimby Act, California Government Code Section 66477, and shall as a condition precedent to issuance of building permits for the vertical improvements or any portion thereof, pay for and provide a performance bond complying Exhibit A Resolution No. 3946 TTM 16582 Page 22 with City Code Section 9931(d), in favor of the City, with the Surety and informed and substance acceptable to the City in its sole discretion covering the developer's Quimby fee obligations in the amount of cash payment for the net required parkland requirements in the tract equal to a net acreage of 2.20 acres minus the approved improvement cost for the development of 2.35 acres of on-site parkland approved for full or partial parkland credit in an amount based on actual improvement plans and costs approved in writing by the Director of Parks and Recreation but not to exceed $675,000 per acre on sites where full credit is approved and $337,500 where only 50 percent credit is being approved, multiplied by an appraised value of land for the tract as approved by the City pursuant to City Code Section 2.7 and 3.11.18 of the MCAS Tustin Specific Plan and a performance bond equal to 5.33 acres times an appraised value of land in the tract as approved by the City pursuant to City Code Section 9931(d), which performance bond shall be decreased upon compliance by the applicant with the provisions of clauses (A) and (B) below. A) As part of the -initial phase of the project and concurrently with construction of the required horizontal improvements and as part of the common area improvements, the applicant shall construct within the common area certain contiguous, landscaped, open space facilities of not less than one acre in area in the location as depicted onthe preliminary plan and the approved project plans and including improvements as required by the Tustin Code to quality for Quimby Fee waiver (park facilities) that shall be open and accessible. to the public. Upon completion of the park facilities and as a condition precedent to issuance of any partial or final certificate of compliance the developer shall execute and record a perpetual easement or other dedication agreement in favor of the City and its successors and assigns, inform and subject acceptable to the City in its sole discretion upon final map and the acceptance of conditions, covenants, and restrictions (CC&Rs) for the benefit of the public providing in perpetuity and at no cost to the City: (i) the right of the public to access and use the Park Facilities; (ii) public access to and from said Park Facilities along and across public and private streets within the site; and (iii) maintenance of the Park Facilities by the Developer and its successor and assigns, in each case subject only to reasonable and non-discriminatory rules and regulations. Upon (x) completion of such Regulations applicable thereto, and (y) recordation of an easement or dedication agreement approved by the City, the City shall provide a credit to the developer against its obligation to pay Quimby Act Fees in the amount of 2.35 acres times an appraised value of the land for the tract. B) Waiver for Affordable Housing. The developer shall receive a credit against Quimby Act fees otherwise due and payable by it as permitted by the City Code Section 9931 in connection with Exhibit A Resolution No. 3946 TTM 16582 Page 23 construction of not to exceed 42 Affordable Housing Units in this tract in an amount not to exceed 0.41 acres times an appraised value of land; provided, however, that the benefit of such waiver shall apply with respect to each Affordable Housing Unit only upon Completion of all Affordable Housing Units in the Phase in which such Unit is located. (1) 12.2 Prior to issuance of a grading permit, the applicant shall submit preliminary design and bond for the ultimate design and construction of pedestrian connections from Tract Map 16582 to the future proposed Peters Canyon Channel bike and hiking trails, and the Peters Canyon Channel bike and hiking trails which will be finalized with determination of the final finished grade as part of the Peters Canyon Channel improvements. The internal access points should be clearly identified on the plans and applicable easement shall be shown on the Final Tract Map. FEES (1) 13.1 The applicant shall submit to the City of Tustin any additional CC&R Review fee required at the time of submittal. The CC&R Review fee includes one initial check and recheck of the document. If subsequent review is required, an hourly fee of $150 per hour (or rate in effect at the time of submittal) for City Attorney and $50 per hour (or rate in effect at the time of submittal) for Planning Staff is required. (1) 13.2 Prior to issuance of the first building permit, the subdivider shall submit in - lieu parkland dedication fees in an amount and form as required by the Director of the Parks and Recreation Department. (1) 13.3 The applicant shall submit all fees required by the City and other agencies as identified in Resolution No. 3947. RESOLUTION NO. 3947 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING DESIGN REVIEW 04-004 AUTHORIZING THE DEVELOPMENT OF 465 RESIDENTIAL UNITS (211 SINGLE FAMILY DETACHED, 68 CARRIAGE WAY UNITS, 186 CONDOMINIUM UNITS) ON A 86.26 ACRE (GROSS) PARCEL WITHIN PLANNING AREA 21 OF THE MCAS-TUSTIN SPECIFIC PLAN ON MCAS TUSTIN REUSE PLAN DISPOSAL PARCELS 35 AND 36 The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application for Design Review 04-004 was submitted by Marble Mountain Partners LLC for development of 465 residential units, including 211 detached single family dwelling units, 68 detached carriage way single family dwelling units, and 186 condominium units on a 86.26 -acre site within Planning Area 21 of the MCAS -Tustin Specific Plan on MCAS Tustin Reuse Plan., Disposal Parcels 35 and 36; B. That a public hearing was duly called, noticed, and held for said application on January 24, 2005 and continued to February 14, 2005 by the Planning Commission; C. That the site is located in the "MCAS -Tustin Specific Plan" land use designation of the General Plan, which provides for residential development, and in Planning Area 21 of the MCAS Tustin Specific Plan, which is designated for Low Density Residential on MCAS Tustin Reuse Plan Disposal Parcel 35 and Parcel 36, which is currently located in the City of Irvine and proposed to be annexed to City of Tustin in the near future under separate action; D Pursuant to the MCAS Tustin Specific Plan and 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. Resolution 3947 DR 04-004 Page 2 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. 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. E. That the applicant has requested approval of Tentative Tract Map 16582 (The "Map") in conjunction with the applications for Design Review 04-004, and findings and conditions of approval related to site design, street design, open space and park site design, and -- dedication of necessary right-of-way and provision of necessary infrastructure improvements have been included in Resolution No. 3946 recommending approval of The Map. F. That a Final Environmental Impact Statement/Environmental Impact Report for the Disposal and Reuse of MCAS Tustin (FEIS/EIR) was prepared and certified, which considered the potential development of low density residential units and that the proposed project includes 465 units as considered in the FEIS/EIR. A checklist was prepared that finds all potential impacts of the project were addressed by the certified FEIS/EIR and no additional impacts have been identified; all applicable mitigation measures in the FEIS/EIR have been included as conditions of approval. The Planning Commission has adopted Resolution No. 3943 finding that the FEIS/EIR adequately addressed all potential impacts related to the project. II. The Planning Commission hereby approves Design Review 04-004 for development of 465 residential units including 211 detached single family residential units, 68 carriage way single family units, and 186 condominium units on a 86.26 -acre site (Reuse Plan Disposal Parcels 35 and Parcel 36) within Planning Area 21 of the MCAS -Tustin Specific Plan, subject to the conditions contained in Exhibit A attached hereto. ��—, Resolution 3947 DR 04-004 Page 3 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 14th day of February, 2005. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning -Commission of the City of Tustin, California; that Resolution No. 3947 duly passed.and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of February, 2005. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A DESIGN REVIEW 04-004 RESOLUTION NO. 3947 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall be compliance with the MCAS Tustin Specific Plan, Tustin City Code, and City of Tustin Guidelines and Standards and conform with submitted plans for the project date stamped February 14, 2005, 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 consistent with the provisions of the Tustin City Code, and other applicable codes. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specifiedor prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Resolution No. 3947 shall become null and void in the event that General Plan Amendment 04-001 and Zone Change 04-001 applicable to MCAS Tustin Reuse Plan Disposal Parcel 36 and Resolution Nos. 3944, 3945, and 3946 approving Concept Plan 03- 004, Zone Change 04-002, Design Review 04-004, and the Affordable Housing Plan and Density Bonus Application, which includes the transfer of required affordable housing units from Planning Area 21 to Planning Area 5, are not approved by the City Council. (1) 1.4 Resolution No. 3947 shall not become effective as it applies to any development located on Parcel 36 including units that traverse jurisdiction boundaries until Annexation 159 for the annexation of MCAS Tustin Reuse Plan Disposition Parcel 36 becomes effective. (1) 1.5 The development of the project described in Design Review 04-004 shall be designed and constructed in accordance with Concept Plan 03-004, Zone Change 04-001 for Parcel 36, Zone Change 04- 002 for Parcel 35, and Tentative Tract Map 16582, as approved by Resolution Nos. 3944, 3945, 3946, and 3955, which are incorporated herein by reference. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODES (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Resolution 3947 DR 04-004 Page 2 (1) 1.6 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within 24 months. All time extensions may be considered by the Community Development Director if a written request is within thirty (30) days prior to expiration date. (1) 1.7 Approval of Design Review 04-004 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. (1) 1.8 As a condition of approval of Design Review 04-0_04, 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. (5) 1.9 The applicant shall implement an affordable housing program in compliance with all applicable provisions of MCAS Tustin Specific Plan and comply with related conditions contained in the housing incentive agreement as required by Resolution No. 3946. (5) 1.10 Project phasing shall be in accordance with the phasing set forth in Resolution No. 3946. GRADING PLAN SUBMITTAL (1) 2.1 Prior to issuance of a grading permit all requirements related to private infrastructure contained within Resolution No. 3946 shall be met. (1) 2.2 Four (4) sets of final grading plans, including a site plan, and consistent with the landscaping plans, as prepared by a registered civil engineer in accordance with the City of Tustin's Grading Ordinance and other applicable regulations, shall be submitted and Resolution 3947 DR 04-004 Page 3 shall include the following: A. Technical details and plans for all utility installations including telephone, gas, water, and electricity. B. Three (3) copies of a precise soils report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on-site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. C. Two (2) copies of a hydrology report and Information demonstrating that all site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties. D. Information demonstrating that drainage flow lines in all driveways and roadway shall be shown on a storm drain plan. E. Information demonstrating that catch basin placement at .all street tapers shall be evaluated and reconfigured, if necessary, to eliminate trapped water conditions. F. Information demonstrating that all roadway drainage shall be designed to drain low points out of street intersections. G. Information demonstrating that drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the City of Tustin`s "Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements," revised April 1989, except for deviations approved by the Building Official and authorized in Resolution No. 3946. The minimum turn radii may be reduced from twenty-five (25) foot requirement for private drives if adequate truck turns for delivery trucks, emergency vehicles and trash hauler trucks can be provided and upon approval by the Building Official. A six (6) inch minimum raised concrete curb shall be provided at all private streets and private drives. Rolled curbs are only permitted in private courts or at garage driveways, subject to review and approval by the Building Official. H. Information demonstrating that vehicle parking, primary entrance to the building, primary paths of travel, sanitary facilities, drinking fountain, and public telephones for the recreation building shall be accessible to persons with disabilities. Resolution 3947 DR 04-004 Page 4 Building and landscape setback dimensions and dimensions for all drive aisles, back up areas, each covered parking stall, and open parking stalls. J. Details indicating that a maximum streetlight spacing of 200 feet staggered from side to side along the street shall be used for on-site street lighting (per City of Tustin Private Street Standards for local private residential streets) and placement of streetlights in relation to the intersection locations and other driver decision points for safe pedestrian access through the site. (1) 2.3 The engineer of record shall submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. (1) 2.4 The engineer of record shall submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit- (1) ermit(1) 2.5 Prior to issuance of a grading permit, the applicant shall be required to provide a performance bond to assure grading work is completed in accordance with approved plans. The engineer's estimated cost shall be submitted to the Building Official for determination of the bond amount. (1) 2.6 A note shall be provided on the final plans indicating that a six (6) foot high chain link fence shall be.installed around the site prior to grading. 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. BUILDING PLAN SUBMITTAL (3) 3.1 At the time of building permit application, the plans shall comply with 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. (3) 3.2 Building plan check submittal shall include the following: • Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical. • Two copies of structural calculations. • Two copies of Title 24 energy calculations. • Elevations that include all proposed dimensions, materials, Resolution 3947 DR 04-004 Page 5 colors, finishes, and partial outlines of adjacent buildings on-site and off-site where applicable • Details for the proposed windows and doors. • 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. • 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." • Noise attenuation features as required by Conditions 12.1 to 12.3 of this Resolution. • Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. (1) 3.3 Sufficiently sized concrete pad in front of mailbox structures shall be provided to allow mail carrier to place mail and homeowner to retrieve mail without standing in the street or landscape area. (3) 3.4 Vehicle parking, primary entrance to the pool and recreational building, the primary path of travel, sanitary facilities, drinking fountains, and public telephones shall be accessible to persons with disabilities as per State of California Accessibility Standards (Title 24). Parking for disabled persons shall be provided with an additional five (5) foot loading area with striping and ramp; disabled persons shall be able to park and access the building without passing behind another car. At least one (1) accessible space shall be van accessible served by a minimum 96 inch wide loading area. (3) 3.5 Prior to issuance of any permit, a will serve letter from Irvine Ranch Water District (IRWD) and approval of the water/ sewer plans is required. (3) 3.6 Two (2) exits are required from the third floor of residential occupancy when, the floor area of the third floor exceeds 500 square feet. (3) 3.7 Provide area analysis for all buildings (residences and garages), and show compliance with allowable floor areas based on 2001 California Building Code Chapter 5, Table 5-13. (3) 3.8 Escape or rescue windows shall be provided in all sleeping rooms, in accordance with the 2001 California Building Code (Section 310.4). (3) 3.9 Dwelling units shall be provided with heating facilities capable of Resolution 3947 DR 04-004 Page 6 maintaining a temperature of 70 degrees at a point three (3) feet above the floor in all habitable rooms in accordance with the 2001 California Building Code (Section 310.11). (1) 3.10 The clear and unobstructed interior garage dimensions for each parking space shall be a minimum of ten (10) feet in width and twenty (20) feet in length and shall be shown on the plans. (4) 3.11 Information to ensure compliance with requirements of the Orange County Fire Authority shall be submitted including fire flow and installation of fire hydrants subject to approval of the City of Tustin Public Works and/or Irvine Ranch Water District. (1) 3.12 Footings for all retaining walls shall be located within the tract boundary. (1) 3.13 No structures shall be permitted to be developed over active pipelines, abandoned lines, or utility easements, except where approved by the City Engineer and/or Building Official. (1) 3.14 At plan check all private streets shall meet the requirement of the City of Tustin Private Improvement Standards with exception of tum radii deviation that require approval by the Building Official. (1) 3.15 If determined feasible by the Building Official, the applicant shall implement one or more of the following control measures, if not already required by the SCAQMD under Rule 403 during construction as follows: a) Apply water twice daily, or chemical soil stabilizers according to manufacturers' specifications, to all unpaved parking or staging areas or unpaved road surfaces at all actively disturbed sites. b) Develop a construction traffic management plan that includes, but is not limited to, rerouting construction trucks off congested streets, consolidating truck deliveries, and providing dedicated turn lanes for movement of construction trucks and equipment on-site and off-site. c) Use electricity from power poles rather than temporary diesel or gasoline -powered generators. d) Reduce traffic speeds on all unpaved roads to 15 mph or less. e) Pave construction roads that have a traffic volume of more than 50 daily trips by construction equipment or 150 total daily trips for all vehicles. f) Apply approved chemical soil stabilizers according to manufacturers' specifications to all inactive construction areas (previously graded areas inactive for four days or more). Resolution 3947 DR 04-004 Page 7 g) Enclose, cover, water twice daily, or apply approved soil binders according to manufacturers' specifications to exposed piles of gravel, sand, or dirt. h) Cover all trucks hauling dirt, sand, soil, or other loose materials, and maintain at least two (2)feet of freeboard (i.e., minimum vertical distance between top of the load and top of the trailer). i) Sweep streets at the end of the day if visible soil material is carried over to adjacent roads (use water sweepers with reclaimed water when feasible). j) Install wheel washers where vehicles enter and exit unpaved roads onto paved roads or wash off trucks and any equipment leaving the site each trip. k) Use low VOC architectural coatings for all interior and exterior painting operations. PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS (1) 4.1 All conditions of Resolution No. 3946 related to private on-site infrastructure shall be implemented. WATER QUALITY (1) 5.1 The applicant shall comply with the following conditions pertaining to the requirement for a Water Quality Management Plan: A. Prior to issuance of any permit, 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. B. Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $5,000.00 for the estimated cost of review of the WQMP to the Building Division. The actual costs shall be deducted from the deposit, and the applicant shall be responsible for any additional review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. Resolution 3947 DR 04-004 Page 8 C. The property owner shall include in the covenants, conditions, and restrictions required by Resolution No. 3946, as approved by the City Attorney, requiring 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. D. The Community Development and Public Works Departments shall determine whether any change in use requires an amendment to an approved Water Quality Management Plan. (1) 5.2 Prior to issuance of grading permits, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. Evidence that the NOI has been obtained shall be submitted to the Building Official. In addition, the applicant shall include notes on the grading plans indicating that the project will be implemented in compliance with the Statewide Permit for General Construction Activities. (1) 5.3 The following requirements shall be defined on permit plan cover sheets as either general or special notes and the project shall be implemented in accordance with the notes: A. Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. B. Discharges of material other than stormwater are allowed only when necessary for performance and completion of construction practices and where they do not cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution, contamination, or nuisance; or, contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. C. During construction, disposal of pollutants shall occur in a specified and controlled temporary area on-site, physically separated from potential storm water run-off, with ultimate disposal in accordance with local, State, and Federal requirements. Potential pollutants include, but are not- limited to, solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes, pesticides, herbicides, wood preservatives, and solvents; asbestos fibers, paint flake or stucco fragments; fuels, oils, lubricants, and hydraulic, Resolution 3947 DR 04-004 Page 9 radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water, concrete, detergent or floatable wastes; wastes from any engine equipment steam cleaning or chemical degreasing; and chlorinated potable water line flushing. D. Dewatering of contaminated groundwater or discharging contaminated soils via surface erosion is prohibited. Dewatering of non -contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from the California State Regional Water Quality Control Board. MODEL HOME PLAN AND CONSTRUCTION PHASING (1) 6.1 A site plan, street improvement plan, and striping plan for the model home complex shall be submitted as one submittal for all product models for review and approval of the Community Development Department, in accordance with the phasing requirements for the project contained within Resolution No. 3946. All required improvements for streets, landscaping, ADA compliance, emergency access, security lighting, etc. shall be installed prior to final inspection for the model homes and the sales office. (1) 6.2 Temporary construction fencing shall be permitted to encroach into completed travelways of private streets or drives on locations approved by the Community Development Department and shall be removed prior to issuance of Certificate of Occupancy for the model homes. (1) 6.3 The developer shall close and convert the model homes to occupancy within 90 days from the last home sale of the same style home. Prior to issuance of building permits for the model homes, the developer shall submit a bond to Building Division to ensure the conversion. ARCHITECTURE (1) 7.1 All carriage way single family detached units shall meet the development standards adopted by Resolution No. 3944. (1) 7.2 Architectural elevations of the carriage way single family detached units shall be revised to incorporate a consistent architectural style. Perimeter units and corner units shall be sufficiently articulated by providing "enhanced" elevations for units that are visible from public roadways and at internal corners, subject to review and approval of the Community Development Director. (4) 7.3 At building plan check, building elevations visible from Harvard Avenue, and Moffett Avenue shall be designed in accordance with the Urban Design Guidelines contained in the MCAS Tustin Resolution 3947 DR 04-004 Page 10 Specific Plan with respect to mass, variety of color and material, architectural articulation in form of window trim, fascia molding, planter boxes, etc. to the satisfaction of the Community Development Department. (4) 7.4 The design of the recreational building shall incorporate the character defining features of the residential products within the subdivision subject to review and approval by the Community Development Department. (4) 7.5 Window trims, surrounds, and mullions shall be provided on all elevations consistent with the architectural style and treatment of the buildings subject to final approval of the Community Development Department. (4) 7.6 All- roof materials shall be subject to final approval by the Community Development Department. (4) , 7.7 All exterior doors and windows, glass, and frame color shall be subject to final approval of the Community Development Department. (4) 7.8 All exterior colors and textures shall be submitted to review and approval of the Community Development Department. Colors, materials, and textures shall be coordinated with the architectural styles and noted in construction plans. (4) 7.9 All mechanical and electrical fixtures and equipment shall be adequately and decoratively screened. The screen shall be included as an element of the overall design of the project and blend with architectural design of the building. All telephone and electrical boxes shall be identified on the construction plans. Electrical transformers shall be located toward the interior of the project to minimize visual impacts from Harvard Avenue and Moffett Avenue screened by adequate landscaping or other effective screening devices. LANDSCAPING/HARDSCAPE (1) 8.1 Submit at plan check complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, consistent with adopted City of Tustin Landscaping requirements. The plans shall include the following: ■ Include a summary table identifying plan materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. ■ Show planting and berming details, soil preparation, staking, Resolution 3947 DR 04-004 Page 11 etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. ■ Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. ■ The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. ■ Add a note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. - ■ Turf is unacceptable for grades over 25 percent. A combination of planting materials shall be .used. On large areas, ground cover alone is not acceptable. ■ Shrubs shall be a minimum of five (5) gallon size and shall be placed a maximum of five (5) feet on center. ■ Ground cover shall be planted eight (8) to twelve (12) inches on center. • Fences, wall, and equipment areas shall be screened with walls, vines, and/or trees. ■ All plant materials shall be installed in a healthy vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. ■ Landscape adjacent to the right-of-way shall be in compliance with the requirements of MCAS Tustin Specific Plan. Perimeter walls should be treated with vines to relieve large expanse walls with greenery and color. Vines shall be informally grouped and installed with training devices. ■ The main entries to the project at Harvard Avenue and Moffett Avenue shall include hardscape treatments that are consistent with Section 2.17 of the MCAS Tustin Specific Plan and shall be subject to final approval of the Community Development Department. Resolution 3947 DR 04-004 Page 12 (1) 8.2 The screen wall and retaining wall along the boundary between Tentative Tract Map 16582 and Peters Canyon Channel shall be located outside of Orange County Flood Control District (OCFCD)'s right-of-way and owned and maintained by the homeowners association. (1) 8.3 Major points of entry to the project, private streets, and private drives and internal circulation shall receive specimen trees to create an identifying theme. The final design for the portal entry at the southeast corner of Moffett Avenue and Harvard complements shall be coordinated with the John Laing Home site north of the project site and consistent with Section 2.17 of the MCAS Tustin Specific Plan with respect to species, size and location of trees, and shrubs subject to review and approval by the Community Development Department. (1) 8.4 The applicant shall post a bond for design and construction of the ultimate connection from the proposed paseos (Lots R, S and X) to the future Peters Canyon Channel regional trail. All improvements shall be installed upon finalization of the design of Peters Canyon trail. (1) 8.5 An opaque screen consisting of one or a combination of berms, masonry walls, and landscaping integrated into an aesthetic pattern shall be installed along site boundaries where residential uses abut arterial or secondary highways, with the aggregate height of berms and walls not to exceed six (6) feet, eight (8) inches, or higher as may be required and approved to mitigate noise impacts. Screening shall consist of one or any combination of the following components: • Walls, including retaining walls, shall consist of concrete, stone, brick, tile, or similar masonry material. Berms shall be constructed of earthen materials and shall be landscaped according to an approved plan. Evergreen or deciduous trees or shrubs consistent with landscape guidelines contained in the Specific Plan. Trees shall vary in size (minimum 24 -inch box) and species to provide smaller broad dome trees and upright vertical trees along the street right-of-ways consistent with the requirements of the Urban Design Guidelines Section 2.17 of MCAS Tustin Specific Plan and subject to final approval of the Community Development Department. • Landscaping/screening at intersections shall be designed and maintained to not restrict vehicular sight distance in accordance with the current City of Tustin and Irvine standards. Resolution 3947 DR 04-004 Page 13 (4) 8.6 On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments. Interior wall/fences shall be made of durable materials subject to review and approval of the Community Development Department. (4) 8.7 Perimeter tract walls shall be constructed of high quality materials and matching architecture subject to final approval of the Community Development Department. (1) 8.8 Trees in the landscape setbacks adjacent to public rights-of-way shall be provided in a variety of sizes to ensure initial maturity along project perimeter. USE RESTRICTIONS (5) 9.1 The project shall include 465 units, including 211 detached single family... dwelling units, 68 detached carriage way single family dwelling units, 102 condominium (triplex) units, and 84 condominium (cluster four-plex) units with 42 on-site units required to be offered as affordable units, as identified in Condition 10.1. (1) 9.2 A separate "Private Open Space Exhibit" for the condominium units shall be submitted at plan check. Any changes to the allocation of private open space identified on the site plan shall be reviewed and approved by the Director of Community Development. (4) 9.3 Parallel guest parking spaces, guest parking stalls, and driveway parking spaces shall be maintained as shown on the approved "Parking and Circulation Exhibit." Any changes to the number, location, or size of parking spaces shall be reviewed and approved by the Director of Community Development. (5) 9.4 Individual trash can service may be provided on'the site. Trashcans shall be placed only in the locations identified on the approved "Curbside Trash Pick-up Exhibit" up to eight (8) hours prior to regularly scheduled trash collection and shall be removed within eight (8) hours of trash collection. (1) 9.5 No outdoor storage shall be permitted during grading or building stages, except as approved by the Community Development Director. (1) 9.6 During construction, permission from adjacent property owners shall be required for any work located on adjacent properties. Resolution 3947 DR 04-004 Page 14 AFFORDABLE HOUSING (1) 10.1 The subdivider shall comply with the obligations contained in Resolution No. 3946 regarding affordable housing unit and homeless accommodation obligations and the Housing Agreement approved by the City Council. ORANGE COUNTY FIRE AUTHORITY (5) 11.1 Prior to the issuance applicant shall submit review and approval, department access, availability for fire flow and laddering exhibits u n its. of any grading or building permits, the a Fire Master Plan to the Fire Chief for This plan submittal shall include fire ire hydrants, fire lane markings, water reports, blue reflective pavement markers, for rescue windows on multi -story dwelling (5) 11.2 Prior to -the issuance of a building permit, the applicant shall submit plans for any required automatic fire sprinkler system in any single structure larger than 5,500 square feet, multi -family housing or dwellings that do not meet fire department access to the Fire Chief for review and approval. . (5) 11.3 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. (5) 11.4 Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. (5) 11.5 Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. The requirement for fire alarms applies to Group R Division 1 occupancies as defined by the 2001 California Fire Code; when a building is at least three stories in height and contains 16 or more dwelling units. The requirement for fire sprinkler monitoring applies to a structure when it contains 100 or more fire sprinkler heads. Resolution 3947 DR 04-004 Page 15 NOISE (1) 12.1 Plans for noise attenuation of residential units located near arterial highways, which ensure that interior and exterior noise levels (including balconies) do not exceed State and local requirements of the City of Tustin, shall be submitted for review and approval prior to issuance of building permits on the site including permit for the perimeter sound walls. (1) 12.2 In accordance with the noise analysis, all units that are required to include air conditioning units to achieve the minimum interior noise level standards shall have these units installed prior to final inspection. (1) 12.3 The applicant shall submit a detailed plan showing the detail length and height, grading details, and . type of materials for the sound walls along Moffett Avenue, Harvard Avenue and adjacent to the Peters Canyon Channel for review and approval of the Community Development Department. - ENVIRONMENTAL (1) 13.1 All mitigation measures related to the project that are required by the Mitigation Monitoring Program for the project, identified in this exhibit and in other project entitlements, shall be implemented. Additional measures related to development of this project as noted in the adopted EIS/EIR and are not previously identified in this exhibit as a condition of approval are required as follows: A. Prior to issuance of any permits, the developer shall retain a County -certified archaeologist. If buried resources are found during grading within the reuse plan area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. B. The developer shall comply with the requirernents established in a Palentological Resource Management Plan (PRMP) prepared for the site, which details the methods to be used for surveillance of construction grading, assessing. finds, and actions to be taken in the event that unique paleontological resources are found. C. Prior to the issuance of any permit, the applicant shall provide written evidence to the Community Development Department that a County -certified paleontologist has been retained to conduct salvage excavation of urnique Resolution 3947 DR 04-004 Page 16 paleontological resources if they are found. D. Prior to issuance of any permit, the developer shall provide traffic operations and control plans that would minimize the traffic impacts of proposed construction activity. The plans shall address roadway and lane closures, truck hours and routes, and notification procedures for planned short-term or interim changes in traffic patterns. Such plans shall minimize anticipated delays at major intersections. Prior to approval, the City of Tustin or the City of Irvine, as applicable, shall review the proposed traffic control and operations plans with any affected jurisdiction. F. The applicant shall comply with all City policies regarding short- term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles. per hour. G. The developer Department to implemented. FEES shall coordinate with the Tustin Police ensure adequate security provisions are (1)(5) 14.1 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 plan check and permit fees to the Community Development Department based on the most current schedule at the time of permit issuance. b. Engineering plan check and permit fees to the Public Works Department based on the most current schedule at the time of permit issuance. C. Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule at the time of permit issuance. d. Major Thoroughfare and Bridge Fees to the Tustin Public Works Department based on the most current schedule at the time of permit issuance. The current fee is $2,910 per single-family unit and $1,694 per multiple family unit. e. Water and sewer connection fees to the Irvine Ranch Water Resolution 3947 DR 04-004 Page 17 District. Transportation System Improvement Program (TSIP), Benefit Area "B" fees in the amount of $3.31 per square foot of new or added gross square floor area of construction or improvements to the Community Development Department. g. New development tax fee in the amount of $350.00 per unit. h. School facilities fee in the amount as required by Irvine Unified School District. Other applicable parkland in -lieu fees and Tustin Legacy Backbone Infrastructure Program fees as specified in Resolution No. 3946. (1) 14.2 Within forty-eight (48) hours of final approval of the project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of 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.