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HomeMy WebLinkAbout05 CP03-003 ZC04-003 DR04-006ITEM #5 ------------- report to the Planning Commission DATE: FEBRUARY 14, 2005 SUBJECT: CONCEPT PLAN 03-003, SPECIFIC PLAN AMENDMENT/ZONE CHANGE 04-003, TENTATIVE TRACT MAP 16581, DESIGN REVIEW 04-006, FOR COLUMBUS SQUARE (MCAS TUSTIN DISPOSITION PARCELS 23 AND 24) APPLICANT/: MARBLE MOUNTAIN PARTNERS LLC OWNER: UNITED STATES OF AMERICA LOCATION: PROJECT SITE BOUNDED BY EDINGER AVENUE ON THE NORTH, WEST CONNECTOR ROAD ON THE EAST, VALENCIA NORTH LOOP ROAD ON THE SOUTH AND AN EXISTING INDUSTRIAL OFFICE COMPLEX AND SEVERYNS ROAD ON THE WEST. GENERAL PLAN: MCAS TUSTIN SPECIFIC PLAN ZONING: MCAS TUSTIN SPECIFIC PLAN (PARCEL 23 - PLANNING AREA 4 - LOW DENSITY RESIDENTIAL WITH 1-7 DU/ACRE) MCAS TUSTIN SPECIFIC PLAN (PARCEL 24 - PLANNING AREA 5 - MEDIUM DENSITY RESIDENTIAL WITH 8-15 DU/ACRE) 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 04-003 TO LIST CARRIAGE WAY UNITS AS PERMITTED USES IN PLANNING AREA 4 AND PLANNING AREA 5 AND AMEND THE MINIMUM DEVELOPMENT SITE OF 10 ACRES FOR CONDOMINIUM DEVELOPMENT IN PLANNING AREA 4 Planning Commission Report Columbus Square Project February 14, 2005 Page 2 2) CONCEPT PLAN 03-0 SUBDIVIDE WITH NACES PLANNING DEVELOP 1,077 RESIDENTIAL AREAS 4 AND 5 3) TENTATIVE TRACT MAP 16581 SUBDIVIDING 105.5 ACRES FOR DEVELOPMENT O LETTERED LOTS FOHE PURPOSE .OF DEVELOP IN 1,077 RESIDENTIAL UNITS; 4) DESIGN REVIEW 04-E OF D,077 RESIDENTIAL DAL ESIGN FOR THE DEVELOPMENT UNITS AS FOLLOWS: PLANNING AREA 4: • 84 SINGLE FAMILY DETACHED UNITS; 181 CARRIAGE WAY UNITS; • 72 SENIOR HOUSING UNITS; _ AVERAGE DENSITY OF 8.62 DWELLING -UNITS PER ACRE PLANNING AREA 5: EIGHTEEN (18) CARRIAGE WAY PRODUCTS; 170 SENIOR HOUSING UNITS; 552 CONDOMINIUM UNITS AVERAGE DENSITY OF 18.8 DWELLING UNITS PER ACRE RECOMMENDATION That the Planning Commission: 1. Adopt Resolution No. 3949, 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/FFIR") is adequate to serve as the project EIS/EIR for Zone Change 04-003, Tentative Tract Map 16581, Concept Plan 03-003, Design Review 04-006, the Affordable Housing Plan and Density Bonus application, and the request to transfer affordable housing units from Planning Area 4 and 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. 2. Adopt Resolution No. 3950, recommending that the City Council of the City of Tustin approve Zone Change 04-003 to permit the development of detached Carriage Way single family dwelling units in Planning Area 4 and 5 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 4. Planning Commission Report Columbus Square Project February 14, 2005 Page 3 3. Adopt Resolution No. 3951 approving Concept Plan 03-003 to subdivide 105.5 acres (gross) and develop 1,077 residential units bounded by Edinger Avenue on the north, Valencia North Loop Road on the south, an industrial business park and Severyns Road on the west, and West Connector Road on the east within Planning Area 4 and Planning Area 5 of the MCAS -Tustin Specific Plan (Parcel 23 and Parcel 24). 4. Adopt Resolution No. 3952 recommending that the City Council approve Tentative Tract Map 16581 to subdivide 105.5 acres bounded by Edinger Avenue on the north, Valencia North Loop Road on the south, an industrial business park and Severyns Road on the west, and West Connector Road on the east for the purpose of developing 1,077 residential units within Planning Area 4 and Planning Area 5 of the MCAS -Tustin Specific Plan (Reuse Plan Disposal Parcel 23 and Parcel 24). 5. Adopt Resolution No. 3953 approving Design Review 04-006 authorizing the development of 1,077 residential units on a 105.5 acre (gross) site bounded by Edinger Avenue on the north, an office industrial building and Severyns Road on the west, Valencia North Loop Road on the south and West Connector Road on the east within Planning Area 4 and Planning Area 5 of the MCAS Tustin Specific Plan (Parcel 23 and Parcel 24). BACKGROUND AND DISCUSSION The site is bounded by Edinger Avenue on the north and a future fire station site at the southwest corner of Edinger Avenue and West Connector Road, West Connector Road on the east, Valencia/North Loop Road on the south, and an existing industrial office complex and Severyns Road on the west. The project site is located within Planning Area 4 (Parcel 23) and Planning Area 5 (Parcel 24) of the MCAS Tustin Specific Plan. Planning Area 4 contained 274 units of military housing, which were no longer habitable and were demolished last year. Planning Area 5 contained several military structures that have been demolished with the last phase of demolition on the site. The project site is comprised of 105.5 gross acres (72.7 net acres for housing development, 22.3 acres of private streets, and 10.5 acres of private carriage ways). The 81.3 net acres for housing development, including 39.1 acres in Planning Area 4 and 42.2 acres in Planning Area 5 is owned by the Marble Mountain LLC, who purchased the property directly from Department of Navy through a land auction. While the Marble Mountain, LLC, has taken ownership of the majority of the project site, there are areas that have been classified as hazardous waste sites (IRP -16, IRP -13W, IRP - 13S and UST -268) that have not been conveyed to Marble Mountain by Department of Navy pending completion of environmental remediation work. Recently, the applicant Planning Commission Report Columbus Square Project February 14, 2005 Page 4 has indicated that the Department of Navy has conveyed IRP -16 which underlies at the main entry to the site and is part of the initial development ere(phase med ation on th sos te) to Marble Mountain, LLC and required no further The remaining hazardous sites along the western boundary of the project site have been authorized by the Navy for construction but occupancy may not take place until environmental clearances are completed. Planning Areas 4 and 5 are located within Neighborhood B which is intended as low- density and medium density residential enclaves within Tustin Legacy adjacent to a community park on the southwest and the urban regional park on the south (Attachment B — Neighborhood Map). Specific Plan Amendment/Zone Chance The applicant has proposed a new single family detached product that is not listed as permitted or conditionally permitted uses in the MCAS Tustin Specific Plan district regulations. The new single family detached product would be designed with alley loaded garage instead -of street facing garages. The new product is referred to as "Carriage Way Units." The "Carriage Way Unit" is defined 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 from a minimum twenty-four (24) feet wide rear two-way alley. The proposed alley loaded garages will encourage a neo -traditional streetscape with the same density as Single Family �erunats would takd units. lehaccesshfromarriage a prvateay unit st street would have alley loaded garages, o with on site parking. The applicant also proposes new development standards for the new Carriage Way product. While the new product complies with almost all of the requirements for single family detached product contained in the Specific Plan, the applicant wishes to modify standards related to minimum development site area, rear yard setback, and guest parking requirements as follows: Minimum Site Area The MCAS Tustin Specific Plan also requires a minimum 10 acre site for development of condominium projects (Section 3.9.4.G). The only product subject to this requirement is the proposed senior housing project that traverses the boundary between Planning Area 4 and 5. The site includes approximately 3.5 acres in Planning Area 4 and approximately 5.5 acres in Planning Area 5 for a total of 9 acres. The amendment only pertains to Planning Area 4. Planning Commission Report Columbus Square Project February 14, 2005 Page 5 While the senior housing development site area is less that the minimum site area requirement of 10 -acre, the product is proposed as part of Tentative Tract Map 16581 that encompasses 105.5 acres and will be developed as part of the larger community. As such, staff believes that the intent of the specific plan requirement will be met and recommends approval c lan amendment to allow development of the senior hous ng (for ownership f'tenu re) on the 9 -acre site. • Rear yard setback: Existing standard: A minimum of ten (10) feet to rear property line. Proposed standard: A minimum of three (3) feet to the alley for garage area and a minimum of seven (7) feet for living areas. • Guest parking: Existing standard: Fifty (50) percent of guest parking may be fulfilled with on - street parking. Proposed standard: One hundred100 ( ) 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. Concept Plan Concept plan approval is required for each Planning Area of MCAS Tustin S ecific Plan, except Planning Area 2 (CommunityPark p r development proposal. The, purpose of the concept plan ois to lensureunctthat: with a new 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 Planning Area 4 and Planning Area 5 as shown in Concept Plan 03-003 (Attachment C — Concept Plan) and described in more detail in the following discussion. 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 concepts, site and Planning commission Report Columbus Square Project February 14, 2005 Page 6 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 purposes as set forth in the MCAS Tustin Specific Plan. Tentative Tract Map 16581 The project site would be subdivided into 386 numbered lots and 186 lettered lots for the purpose of developing 283 single family parcels (traditional single family detached and carriage way units) and 794 condominium units. The proposed tract map would include the following lots: Lots 1-7, 87-102, 137-180, 250-263, 366-368.will accommodate single-family dwellings; ■ Lots 8-86, 103-136, 181-248 will accommodate carriage way units; ■ .Lots 266, 270-296, 298-334, 336-365, 370-388 will accommodate - condominium units. ■ Lots 264, 265, 297, 335 and 369 will accommodate park sites; ■ Lots A -m, P -u, X -Y, CA -CF, DA -DJ, FA -FD, AA -AR, BA -BC, EA -EG, GA -GH, HA -HO, IA -IL will accommodate private streets and private drives; ■ Lots AAA-AAJ, BBA -BAF, BBA-BBZ, CCA-CCO, DAA, DDA-DDZ will accommodate landscape lots. Development of the site would require on-site and off-site infrastructure improvements, including: • Design and construction of full width improvements on Severyns Road; • Curb and gutter on project entries at Valencia Loop Road/Lot P and West Connector Road/Lot T; • Sidewalk and curb ramps along both sides of Severyns Road, the south side of Edinger Avenue, north side of Valencia North Loop Road, and west side of West Connector Road; Storm drain, domestic water, reclaimed water, sanitary sewer, and dry utility service systems necessary to serve the site, landscape and irrigation on Severyns Road, on the south side of Edinger Avenue and on North Loop Roadthe and on Edingere Avenue median, on the north side of Valencia west side of West Connector Road; and • Traffic signals at Valencia North Loop Road/Lot P and West Connector Road/Lot T. Planning Commission Report Columbus Square Project February 14, 2005 Page 7 Development of the site also includes design and construction of a new traffic signal at West Connector Road/Valencia North Loop Road as part of the Tustin Legacy Backbone Infrastructure. Resolution No. 3952 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. Desictn Review 04-006 The development of low density (1-7 du/acre) residential units is permitted in Planning Area 4 and development of medium density (8-15 du/acre) is permitted in Planning Area 5. The product designs include the following: Planning Area 4 (average density of 8.62 dwelling units per acre) — total 337 units (if a maximum of 72 senior housing units are constructed) • Eighty-four (84) Single Family Detached units on an average lot size of 55 feet by 90 feet. (Sub Planning Areas 4-1 through 4-6) • 102 Carriage Way units on an average lot size of 50 feet by 90 feet (Sub Planning Areas 4-7 through 4-11) • Seventy-nine (79) Carriage Way units on an average lot size of 36 feet by 75 feet (Sub Planning Areas 4-12 and 4-13) • Seventy-two (72) condominium units (senior housing — for ownership tenure) Planning Area 5 (average density of 18.8 dwelling units per acre) - total 740 units (if a maximum of 170 senior housing units are constructed) • 114 Triplex units (Sub Planning Area 5-1 and 5-2) • Eighteen (18) Carriage Way units on average lot size of 36 feet by 75 feet (Sub Planning Area 5-3) • Sixty (60) Tuck -under townhomes (Sub Planning Area 5-4) • 222 Three-story townhomes (Sub Planning Area 5-5 and 5-6) 0 156 Motor -court townhomes (Sub Planning Area 5-8) • 170 condominium units (senior housing — for ownership tenure) Architecture The proposed single family products are mainly two stories proposed in a variety of architectural styles such as Spanish Colonial, Colonial, Revival, Tudor, French Influence, and Georgian. The carriage way units are proposed as Spanish Colonial, Planning Commission Report Columbus Square Project February 14, 2005 Page 8 French Influence, Monterey, and Georgian. The triplex units are designed to appear as large mansion homes and include architectural features of Colonial and Georgina architecture. The three-story townhomes and the motor court townhomes that are mainly located along Valencia/North Loop Road are proposed in the Colonial Revival, Georgina and Monterey.architectural styles (Attachment D - Development Plans). 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 portion of the site. All products include architectural features that are complementary in style, materials, and colors. The proposed residential products are as follows: 55'X90' SFD (Spanish Colonial, Colonial, French Influence. Tudor Plan 1 2,424 sq.ft. - One-story Plan 2 2,934 sq.ft.- Two-story Plan 3 3,200 sq.ft.- Two-story Plan 4- 3,079 sq.ft.- Two-story 50'X90' Carriage Wav Units (French Influence, Tudor, Colonial Revival. Spanish Colonial Plan 1 2,633 sq.ft. - Two-story Plan 2 3,067 sq.ft.- Two-story Plan 3 3,435 sq.ft.- Two-story 36'X75' Carriage Way Homes (Colonial, Georgian, Monterey, Tudor) Plant 1,893 sq.ft.- Two-story Plan 2 2,207 sq.ft.- Two-story Plan 3 2,395 sq.ft.- Two-story Triplex (Colonial, Georgian) Plan 1 1,367 - Two-story Plan 2 1,646 - Two-story Plan 3 1,876 - Two-story Tuck -under Townhomes Plan 1 2,082 sq.ft.- Three-story Plan 2 2,556 sq. ft. - Three-story Plan 3 2,472 sq.ft.- Three-story Plan 4 2,685 sq.ft. - Three-story Garden Court Townhomes (Georgian. Montere Plan 1 1,109 sq.ft. - Three-story Plan 2 1,237 sq.ft.- Three-story Plan 3 1,250 sq. ft. - Three-story Plan 4 1,289 sq.ft. - Three-story Planning Commission Report Columbus Square Project February 14, 2005 Page 9 Plan 5 1,259 sq.ft. - Three-story Plan 6 1,599 sq.ft. - Three-story Three-story Townhomes (Georgian, Colonial Revival) Plan 1 1,473 sq.ft.- Three-story Plan 2 1,632 sq.ft.- Three-story Plan 3 1,787 sq.ft.- Three-story Senior Housina Unit A-1 848 s.f. - Three-story Unit A-2 915 s.f. - Three-story Unit B-1 1032 s.f. - Three-story Unit B-2 1136 s.f. - Three-story Unit B-3 1186 s.f. - Three-story All of the plans include a variety of roof and elevation designs to provide variety (Attachment D — Submitted Plans). In addition, the applicant has submitted enhanced elevations for the`earriage way units located along Edinger Avenue. Condition- No. 7.1 and 7.2 of Resolution No. 3953 would require the design to be reflective of the architectural styles in the tract. 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 2.17.2 of the MCAS Tustin Specific Plan (Attachment D — Landscape Concepts). The proposed streetscape along Edinger Avenue includes a variety of broad dome trees such as Chinese Flame trees and California Pepper trees and Afghan and Canary Island pines for upright trees along the right-of-way. The West Connector streetscape includes Afghan and Canary Island pines and Brisbane box trees and the Valencia North Loop Road includes Jacaranda trees. A primary village entry is proposed at the North Loop Road and the main entrance to the project and two (2) secondary village entries are proposed at the West Connector Road and project entry and northwest corner of West Connector Road and North Loop Road. The applicant is also including the portal design and landscaping of the southwest corner of Edinger Avenue and West Connector in the landscape plans for the project site. The applicant has agreed to install minimum 24 -inch box trees along the perimeter of the site with accent larger trees to create a variety of maturity and sizes The interior of the site is designed with the park site as a focal point. The interior streetscape includes a five, (5) foot sidewalk and landscaping including a wide variety trees such as Carrot wood, Crape Myrtle, Goldenrain, Southern Magnolia, London Plane, African Sumac, Brisbane Box, and American Sweetgum. Pedestrian access to site is provided from West Connector Road, Valencia North Loop and Edinger Avenue adjacent to the senior housing project. Planning Commission Report Columbus Square Project February 14, 2005 Page 10 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. 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 measures, a noise analysis was prepared and submitted that indicates a 7.5 foot sound wall should be installed along Edinger Avenue for traffic noise attenuation (Attachment E — Submitted Noise Analysis). 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 within Resolution No. 3953 are included to ensure that these requirements are reflected in the design of the project. Traffic Analysis and Parking Two major access points are provided to the site from West connector Road and Valencia North Loop Road. The street layout follows a traditional grid pattern with short blocks that follows the curvature of the perimeter streets. The site includes a 3.66 acres village green at the center and two approximately one -acre parks at the center of the condominium projects in Planning Area 5 that can be accessed by pedestrians from Valencia North Loop Road. A senior housing project (for ownership tenure) is proposed at the northeast corner'of the site adjacent to the future fire station site at the southwest corner of Edinger Avenue and West Connector Road. The site design accommodates pedestrian access in that there are interior sidewalks on both sides of all the private streets and through the common areas. Traffic Analysis A traffic analysis was submitted by the applicant. The study concluded that 7,151 trips per day with 510 vehicles per hour during the AM peak hour and 644 vehicles per hour during the PM peak hour will be generated, which is 726 trips less than the trip generation previously assumed in MCAS Tustin Specific Plan. The analysis noted that traffic signal warrants are met for the intersections of Edinger Avenue and West Connector Road, North Loop Road and Severyns Road, North Loop Road and P Street, North Loop Road and West Connector Road, and West Connector Road and Lot T. Planning Commission Report Columbus Square Project February 14, 2005 Page 11 The analysis also recommended that improvements including chokers and traffic calming devices be designed to assure adequate truck access. All turning radius are included in the Circulation Plan (Attachment D — Development Plans) and have been reviewed by the Building Official for adequate truck turns. • Parking All of the units are provided with excess parking in addition to the required number of garage spaces as specified in MCAS Tustin Specific Plan Table 3-4 with the exception of senior housing units. The following is a summary of the guest parking requirements: Planning Area 4 Product Number of Units Required Guest Parking Provided SFD 84 42 121 Carriage Way SFD) 181 91 140 Total 265 133 261 Planning Area 5 Product Number of Units Required Guest Parking Provided Triplex (5-1) 42 5 off-street 6 off-street 6 on -street 41 on -street Triplex (5-2) 72 9 off-street 18 off-street 9 on -street 19 on -street Carriage Way 18 9 on -street 20 on -street Units 5-3 Tuck Under 60 7 off-street 10 off-street Townhomes 5-4 8 on -street 39 on -street Three-story. 119 17 off-street 31 off-street Townhomes 5-5 13 on -street 13 on -street Three-story 103 20 off-street 24 off-street Townhomes 5-6 19 on -street 28 on -street Motor -court 156 20 off-street 24 off-street Townhomes 5-7 19 on -street 28 on -street Total 570 78 off-street 113 off-street 83 on -street 188 on -street Consistent with the MCAS Tustin Specific Plan, guest parking spaces would be provided on both sides of the private streets that are a minimum thirty-six (36) feet wide; a total of 562 guest parking spaces would be provided. In addition, thirty-six (36) guest parking stalls would be provided on three separate parking lots along the three park sites Planning Commission Report Columbus Square Project February 14, 2005 Page 12 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. The proposed phasing is as follows: M- Moderate Income Units T- Transitional Units ** Phases 9 through 15 are located on IRP areas and include 104 units The applicant has noted that the proposed phasing plan does not represent the correlation of various products with respect to phasing and each project will be scheduled and constructed with the appropriate timing for that specific product (i.e., multiple family units would need more time vs. SFD units). Since the affordable units will be provided in the multiple family and senior housing project (approximately 63 percent) and to ensure that affordable units are built at the same ratio as the market rate units, Conditions have been included in Resolution No. 3952 to require that construction phasing of all products types and units occur concurrently with the exception of the senior housing project that requires submittal of a separate design review application. A condition also requires that prior to issuance of the 420th building permit for the production units, building permits and first footing inspection for the senior housing be completed as well as construction of the recreation building and park facilities. 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. SFD Carriage Way (SOX 90 Carriage Way 36X75 Triplex Tuck Under Townhomes Three-story Townhomes GardenCourt Townhomes Senior Housing Models 5 5 4 9 7 10 15 0 Phase 14 15 14 18 0 10 30 72 Phase 2 11 19 12 15 21 13 32 108 Phase 3 16 22 12 12 32 15 32 62 Phase 4 15 10 11 12 0 14 32 0 Phase 5 12 14 8 6 0 15 15 0 Phase 6 11 17 36 15 0 16 0 0 Phase 7 0 0 0 12 0 10 0 0 Phase 8 0 0 0 15 0 15 0 0 Built -out** e _ ** Total 84 102 97 114 60 222 156 242 M- Moderate Income Units T- Transitional Units ** Phases 9 through 15 are located on IRP areas and include 104 units The applicant has noted that the proposed phasing plan does not represent the correlation of various products with respect to phasing and each project will be scheduled and constructed with the appropriate timing for that specific product (i.e., multiple family units would need more time vs. SFD units). Since the affordable units will be provided in the multiple family and senior housing project (approximately 63 percent) and to ensure that affordable units are built at the same ratio as the market rate units, Conditions have been included in Resolution No. 3952 to require that construction phasing of all products types and units occur concurrently with the exception of the senior housing project that requires submittal of a separate design review application. A condition also requires that prior to issuance of the 420th building permit for the production units, building permits and first footing inspection for the senior housing be completed as well as construction of the recreation building and park facilities. 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. Planning Commission Report Columbus Square Project February 14, 2005 Page 13 The project community includes three park sites and a small pocket park. The main park site is located at the center of the site and can be directly accessed from the main entries on West Connector Road and Valencia North Loop Road. This park is 3.66 acres in area and includes a junior Olympic size swimming pool, a clubhouse. Two approximately one -acre parks are provided within the condominium projects in Planning area 5 and can be accessed from Valencia North Loop Road. A small pocket park of 0.32 acres is also provided within Planning Area 4. Based on the Tustin City Code Section 9331(d), the 1,077 unit project requires 8.83 acres of park land. The developer has requested credit for the proposed park sites that will be accessible to the public through public easements. As recommended by the Director of Park and Recreation Department, 3.66 acres of the proposed/provided park site would be eligible for park credit, which include 1.66 acres of the main park and the two (2) one -acre parks accessible from Valencia North Loop Road. Upon the project's approval, a waiver for park land requirements for the 241 affordable units provided on site and the improvement cost for development of the main park could be granted which reduces the required park land in -lieu fee to 1.85 acres as follows: Total Park land Required 8.83 acres Parkland Credit Eligible 3.66 acres Parkland credit for Improvement Cost Eligible Based on improvement values as appraised value per acre 1.35 acres Affordability Park Credit Eligible 241 units @ 0.0082 = 1.97 1.97 acres Total Parkland In -lieu Fee Requirement 1.85 acres Resolution No. 3952 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. 3953, which requires approval of the Community Development Department and Park and Recreation department for the park design and facilities. Density Bonus and Affordable Housing Requirements • Density Bonus Based on the MCAS Tustin Specific Plan (Table 3-2), a maximum number of 274 residential units are permitted in Planning Area 4 and maximum of 621 units are permitted in Planning Area 5. Since the applicant is providing more than 20 percent target units (affordable units), in accordance with Tustin City Code Section 9121 a twenty-five (25) percent density bonus has been requested. The request can be summarized as follows: Planning Commission Report Columbus Square Project February 14, 2005 Page 14 Planning Area 4: Maximum Allowed 274 units Density Bonus 63 units Total 337 units Affordable Housing and Transfer request Planning Area 5: Maximum Allowed 621 units Density Bonus 119 units Total 740 units In accordance with the requirements of Section 3.4.2 and 3.4.3 of MCAS Tustin Specific Plan the project requires construction of 241 affordable units as follows: Planning Area 4: 16 units for Very Low Income 48 units for Low Income 30 units for Moderate Income Total: 94 units Planning Area 5: 37 units for Very Low Income 60 units for Low Income 50 units for Moderate Income Total: 147 units Since Planning Area 4 and Planning Area 21 (Tract 16582) are intended for low density development and to lower the affordability gap for the affordable units, the applicant has proposed to only provide a portion of the required affordable units on-site within those Planning Areas and has requested that eight (8) Very Low Income and seventeen (17) Low Income units be transferred from Planning Area 21 to Planning Area 5 and eight (8) Very Low Income and fourteen (14) Low Income units be transferred from Planning Area 4 to Planning Area 5 summarized as follows: Planning Area 4: 8 units for Very Low Income (moved 8 units to PA5) 48 units for Low Income 16 units for Moderate Income (moved 14 units to PA5) Total: 72 units Planning Area 5: 53 units for Very Low Income (37 units + 8 units from PA 4 + 8 units from PA 21) 77 units for Low Income (60 units + 17 from PA 21) 64 units for Moderate Income (50 units + 14 from PA 4) Total: 194 units 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 Planning Commission Report Columbus Square Project February 14, 2005 Page 15 household that meets the applicable income level. The project provides the required number of affordable units as set forth in the MCAS Tustin Specific Plan. While the Planning Commission does not take specific action on the density bonus application, the transfer request, and the affordable housing agreement, the Commission does recommend and/or take action on housing developments which requires Planning Commission entitlements. The various entitlements and resolution for consideration contain the necessary findings and conditions that will be forwarded to the City Council for consideration to be consistent with the Tustin Area General Plan, the MCAS Tustin Specific Plan, and the Incentives for the Development of Affordable Housing. Senior Housing The project includes a senior housing project (for ownership tenure) at the northeast corner of the site. The senior housing project (for ownership tenure) is proposed as three separate buildings of three-story in height, one located in Planning Area 4 and two located in Planning Area 5. The site M Planning -Area 4 is 3.5 acres and contains 72 units and the site in Planning Area 5 is 5.5 acres and contains 172 units. All 72 senior housing units in Planning Area 4 are proposed as affordable and 81 of the 170 senior housing units in Planning Area 5 are proposed as affordable for a total of 153 affordable units, which include 63 percent of the provided affordable units on this site. All senior units are proposed for ownership tenure. The buildings are designed in a three story U shape with open parking in the center. The proposed architecture is not in keeping with other multiple family products with neotraditional design and articulation such as Colonial Revival and Craftsman details. The main access to the site which includes guest drop off areas is also directly across from single family residential units, which is not desirable. The MCAS Tustin Specific Plan does not include specific parking requirements for senior housing and therefore the project is subject to multiple family requirements, which is as follows per Table 3-4 of MCAS Tustin Specific Plan: Units Tvpe Required Number of Units Guest Parking Ratio One bedroom 1.5/unit, one garage/unit 104 units 0.25/unit Two bedroom 2 garage spaces/unit 138 units 0.25/unit The proposed senior housing including 242 units would require a minimum of 380 garage spaces, and 113 open parking spaces for a total of 493 parking spaces. The applicant has proposed a parking ratio of 1.67 spaces per unit, including 42 private garage spaces, 208 common covered spaces, 140 open unassigned spaces, and 14 disabled parking stalls for a total of 404 parking spaces. Since the provided number of parking spaces is not consistent with the multiple family requirements, the applicant Planning Commission Report Columbus Square Project February 14, 2005 Page 16 proposed a reduced parking standard, which would require submittal of a conditional use permit in conjunction with a revised site plan and architectural plans. Conditions 11.1 and 11.2 of Resolution No. 3953 require that a development plans with redesigned access, parking and compatible architecture be submitted for review and approval of the Community Development Department. Since Sixty-three (63) percent of the required affordable units are proposed in the senior housing project, Conditions 2.1 and 2.2 of Resolution No. 3952 are included to ensure timely construction of these units with respect to other units on the project site. 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. 3949). With inclusion of the senior housing project the proposed additional units as a result of the density bonus will have no potential impact on the public services such as schools which will be provided with the school fees collected for development of the project. 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. 3952 and 3953. A decision to approve the proposed project may be supported by the findings contained in Resolution Nos. 3949, 3950, 3951, 3952, and 3953. Minoo Ashabi Associate Planner Elizabeth A. Binsack Community Development Director Attachments: A - Location Map B - Neighborhood Map C - Concept Plan D - Development Plans and Tentative Tract Map 16581 E — Traffic Analysis F — Noise Analysis G — Land Use Fact Sheet/Statistical Summary H - Resolution Nos. 3949, 3950, 3951, 3952, and 3953 ATTACHMENT A LOCATION MAP Project Location Map Columbus Grove (Tentative Tract Map 16582) Columbus Square (Tentative Tract Map 16581) ATTACHMENT B NEIGHBORHOOD MAP rIA W, W CO U N �O ^L- n n N V h o 1° Wit? W a z a z J 2 r U V V ? 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W W J U p LW — fie„ > O O w W O J= U 81 43 4 Z, z t y W 0 g F: i �- Y �g L '3 G nW O O p CL Z LLJ I G 4 U VOL V p10 z t N e F (L ._� E Q� 1 G p C, w l w v 3 m Li L1J a 0 C� V (!1 D_.. O J 'S Q tJ J ndn 2 0 g F: i �- Y �g L '3 G nW O O ATTACHMENT E SUBMITTED TRAFFIC STUDY COLUMBUS SQUARE SENIOR HOUSING PARKING STUDY City of Tustin, California engineering group, inc. engineering group, inc. transportation planning • traffic engineering acoustical / air quality studies January 28, 2005 Ms. Marsha Santry LENNAR COMMUNITIES 25 Enterprise, Suite 300 Aliso Viejo, CA 92656 Subject: Columbus Square Senior Housing Parking Study Dear Ms. Santry: Introduction RK ENGINEERING GROUP, INC. (RK) has prepared a review of parking requirements for the Columbus Square Senior Housing project. The City of Tustin has requested an analysis of the required parking requirements for the project. The project will be an age -restricted attached senior housing development located in the northeast corner of the Columbus Square: project. The location of the project is shown in Exhibit A and the preliminary Site Plan is shown in Exhibit B. The proposed project would consist of 242 dwelling units of senior attached housing. The project provides for 404 parking spaces. Based upon the City of Tustin Parking Code for standard apartments/condominiums, a total of 492 parking spaces would be required. However, the City of Tustin Parking Code does not have a category for senior attached housing. RK has conducted an extensive review of parking requirements for senior housing projects. This review has included the following: • Parking Generation, 3rd Edition, 2004, ITE (Institution of Transportation Engineers) • Parking (ENO Foundation) • City of Orange Parking Survey of Senior Housing • Fountain Glen Senior Apartments • The Fountains at Rancho Cucamonga • Terrace Garden Apartments (Escondido) • Morning View Terrace Apartments (Escondido) 20201 s.w. birch street, suite 250 newport beach, california 92660 tel 949.474.0809 fax 949.474.0902 httn•/hnnnnni rle ann;nocr rn— Parking Review This review, along with numerous projects prepared by Fountain Glen Properties, LLC, has shown that significantly fewer parking spaces are necessary for senior housing projects in comparison to conventional apartments or condominiums. The City of Tustin Parking Code for apartments/condominiums is as follows: . 1 bedroom = 1.5 spaces per du + 0.25 space per du (guest) = 1.75 spaces per du • 2 bedrooms = 2.0 spaces per du + 0.25 space per du (guest) = 2.25 spaces per du Based upon these requirements, the following parking requirements would be required for the Columbus Square Senior Housing project: 1 bedroom = 104 du = 182 parking spaces 2 bedrooms= 138 du = 310 parking spaces Total = 492 parking spaces RK has conducted an extensive survey of parking requirements for attached senior housing developments. The attached Table 1 indicates senior housing parking requirements based upon the various sources previously cited. Included in Table 1 are actual peak parking demand rates (spaces per unit) and also the actual parking ratios provided by various projects. As can be seen in Table 1, peak parking demand rates are substantially less than one space per dwelling unit. The actual parking provided in the Columbus Square Senior Housing project is slightly greater than one space per dwelling unit. The ITE, in their recent publication titled Parking Generation, 3rd Edition, 2004, indicated parking demand rates of 0.50 and 0.34 spaces per dwelling unit for two (2) senior attached projects surveyed in the City of Huntington Beach. The actual parking provided at these two (2) sites was 1.20 and 1.40 spaces per dwelling unit, respectively. A copy of the Parking Generation, 3rd Edition, 2004 Land Use: 252 Senior Adult Housing Attached is included in Appendix A. Another technical source for parking demand is the publication titled Parking by Robert A. Weant and Herbert S. Levinson, published by the ENO Foundation. A copy of their suggested parking requirements is included in Appendix B. As shown in their Table 3-2, parking demand rates for elderly housing was 0.70 spaces per dwelling unit. Again, their parking rates are substantially less than conventional apartment and condominium requirements as specified in the City of Tustin Parking Code. The consulting firm of Linscott Law & Greenspan Engineers has conducted several trip generation and parking analyses for senior apartment developments. A copy of their report Trip Generation and Parking Analysis for The Fountains at Terra Vista in Rancho Cucamonga, California; dated June 12, 2002, is included in Appendix C. This study analyzed trip generation and - parking demand for senior housing developments based upon three (3) projects in the City of Orange. The results of this surrey indicated that the 2 peak demand for The Fountains project was 0.56 spaces per dwelling unit. The Seasons had a peak parking demand of 0.71 spaces per dwelling unit and Heritage Village had a peak parking demand of 0.58 spaces per dwelling unit. The actual parking provided for these uses is also included in Table 1 and ranges from 0.65 to 1.94 spaces per dwelling unit. The results of the Linscott Law & Greenspan Engineers study indicated a recommended design parking rate of 0.95 spaces per dwelling unit for active senior apartment developments. Linscott Law & Greenspan Engineers also prepared the attached Senior Apartment Complexes Traffic and Parking Implications study in March 15, 2000, included in Appendix D. This study reviewed senior apartment projects in Rancho Cucamonga and Escondido, California. Peak parking demand surveys indicated that The Fountains at Rancho Cucamonga had a peak parking demand of 0.71 spaces per dwelling unit. The Terrace Garden Apartments (Escondido) had a peak parking demand of 0.86 spaces per dwelling- unit and Morning View Terrace Apartments (Escondido) had a peak parking demand of 0.79 parking spaces per unit. The actual parking provided for these three (3) sites is also included in Table 1 and ranges from 1.07 to 1.26 spaces per dwelling unit. Again, the peak parking demand for these three (3) sites is substantially less than _ conventional apartment and condominium parking requirements. Fountain Glen Properties, LLC has developed numerous senior apartment projects throughout Southern California. A survey of their projects is shown in Appendix E. Their existing projects provide between 0.68 to 1.46 spaces per dwelling unit. The average parking provided was 1.10 spaces per dwelling unit. This level is considerably less then the proposed Columbus Square Senior Housing project which will provide 1.67 spaces per dwelling unit. Columbus Square Senior Housing Proiect The proposed Columbus Square Senior Housing project will accommodate 242 dwelling ,units, including 104 one -bedroom units and 138 two-bedroom units. The project provides for 404 parking spaces or 1.67 spaces per dwelling unit. As previously noted, the City of Tustin Parking Code requirement for apartment/condominiums would be 88 additional spaces, or a total of 492 spaces. As demonstrated in Table 1, review of current actual parking demand for senior housing indicates that actual parking demand for senior attached housing is substantially less than the City of Tustin Parking Code for apartments and condominiums. In fact, the 1.67 spaces per dwelling unit provided in the Columbus Square Senior Housing project is substantially greater than the parking provided at all of the various sites that were studied in these surveys, and is substantially greater than all of the peak parking demand that occurred at the sites. Conclusions The proposed parking provided for the Columbus Square Senior Housing project more than adequately accommodates the parking demand for the site. RK appreciates this opportunity to work with Lennar Communities on this project. If you have any questions regarding this study, please call me at (949) 474-0809. Sincerely, RK ENGINEERING GROUP, INC. ( . ' fit-' Vim" Robert Kahn, P.E. Principal Attachments R90Essl�Nq ��c4�O 4�,ER7 �4yyl <!k ren w M CC EXP, 12131105 AF UF CA�tF� . xc: Mr. Brendan Horgan-, LENNAR COMMUNITIES Ms. Karen Gulley, THE PLANNING CENTER RK: IRK2931.doc 4 JN:0807-03-02 Exhibits Exhibit A Location Map LEGEND: • = INTERSECTION ANALYSIS LOCATION N 0807-03-02 (ExA) Rev. 01-27-05 COLUMBUS SQUARE SENIOR HOUSING PARKING STUDY, City of Tustin, California engineering group, inc. Exhibit B Site Plan N 0807-03-02 (ExB) Rev. 01-27-05 COLUMBUS SQUARE SENIOR HOUSING PARKING STUDY, City of Tustin, California d engineering group, inc. TABLE 1 Senior Housing Parking Requirements Peak Parking Parking Ratio Demand Rate Provided (Spaces ,per (Spaces per Source Dwelling Unit) Dwelling Unit) • ITE (Parking Generation, 3rd Edition, 2004 ) - Huntington Beach (Site 1) 0.50 1.20 - Huntington Beach (Site 2) 0.34 1.40 • Parking (Eno Foundation) 0.70 -- City of Orange Parking Surveys • by LLG - The Fountains 0.56 1.04 - The Seasons 0.71 0.83 - Heritage Villas 0.58 0.65 - Recommended Rates 0.95 -- • The Fountains at Santa Margarita 0.71 1.07 • Terrace Gardens Apartments (Escondido) 0.86 1.07 • Morning View Terrace Apartments (Escondido) 0.79 1.26 • Fountain Glen Senior Apartments (9 Sites) -- 1.10 • Columbus Square Senior Housing -- 1.67 Appendices Appendix A Parking Generation, 3rd Edition ITE (Institute of Transportation Engineers) Senior Attached Housing Plarking Generation, 3rd Edition An Informational Report of the Institute of Transportation Engineers The Institute of Transportation Engineers (ITE) is an international educational and scientific association of transportation and traffic engineers and other professionals who are responsible for meeting mobility and safety needs. ITE facilitates the application of technology and scientific principles to research, planning, functional design, implementation, operation, policy development and management for any mode of transportation by promoting professional development of members, supporting and encouraging education, stimulating research, developing public awareness, and exchanging professional information; and by maintaining a central point of reference and action. Founded in 1930, ITE serves as a gateway to knowledge and advancement through meetings, seminars and publications; and through our network of more than 16,000 members working in some 90 countries. ITE also has more than 70 local and regional chapters and more than 120 student chapters that provide additional opportunities for information exchange, participation and networking Parking Generation is an informational report of the Institute of Transportation Engineers. The information has been obtained from experiences of transportation engineering professionals and research. ITE informational reports are prepared for informational purposes only and do not include ITE recommendations on which is the best course of action or the preferred application of the data. Institute of Transportation Engineers 1099 14th St. NW, Suite 300 West Washington, DC 20005-3438 USA Telephone: +1 202-289-0222 Fax: +1 202-289-7722 ITE on the Web: www.ite.org © 2004 Institute of Transportation Engineers. All rights reserved. Publication No. IR -0348 First Printing 1000/GOOD/1004 ISBN No: 0-935403-92-2 Printed in the United States of America Land Use: 252 !� Senior Adult Housing—Attached. Land Use Description Senior adult housing consists of attached independent living developments, including retirement communities, age -restricted housing and active adult communities. These developments may include limited social or recreational services. However, they generally lack centralized dining and on-site medical facilities. Residents in these communities live independently, are typically active (requiring little to no medical supervision) and may or may not be retired. Congregate care facility (Land Use 253) and continuing care retirement community (Land Use 255) are related uses. Database Description The database consisted of two study sites. The study sites had 46 and 91 dwelling units. Packing, supply ratio: 1.2 and 1.4 spaces per dwelling unit, respectively. • Weekday peak parking demand ratio: 0.50 and 0.33 parked vehicles per dwelling unit at the 46- and 91 -unit sites, respectively. Saturday peak parking demand ratio: 0.5Q,@nd 0.34 parked vehicles per dwelling unit at the 46- and 91 -unit sites, respectively. Parking demand counts were submitted for the hours beginning at 9:00 a.m., 10:00 a.m., 2:00 p.m.. and 5:00 p.m. From these limited data, no definitive peak hour or peak period was established. Study SitesNears Huntington Beach, CA (1989) Institute of Transportation Engineers 60 Parking Generation, 3rd Edition Appendix B Parking (ENO Foundation) ROBERTA, . AND HERBERT S LEVINSON i 42 Zoning Requirements Parking Space Zoning Requirements (Suburban Settings) Table 3-2. Suggested Parking Spaces per Unit Peak -Parking Suggested Parking SpaCe (Minimum Requirement) Suggested Freight Loading Space'' Land Use Unit Demand' Residential Single family Dwelling 2.0 2 0 None One space for every 100 Multiple family units after first 25 units Efficiency/studio Dwelling Dwelling 1.0 1.5 1.0 1.5 1 Bedroom 2 Bedrooms or more Dwelling g 2.0 0 7 2.0 0.5/dwelling unit plus 1.0 space/day Same as multiple family Elderly housing Dwelling n8 shift employee Accessory dwelling unit Dwelling 1.0, 1.0 None r; Commercial lodgings. Hotellmotel Bedroom 12 1.0/sleeping room, plus spaces for restaurant, lounge, banquet and 026/day shift As re d fe areas restaurant lounge .; _ meeting rooms plus employee 4. 1.0 1:0/sleeping room plus 2.0 for None sleeping rooms Bedroom resident manager Medical treatment Bed 2 5 ed The. higher of 2.7/bed° or 0.41 employee plus 0.33/bed plus 02/ one ace r 100,000 ft GFA plus one sq. P Hospitals outpatient treatment plus 0.25! space per 200,000 sq. staff physician ft. thereafter .. 5.5 The higher of 6.0/bed° or 0.4/ Medical center Bed employee plus 0.5/bed plus 02I treatment plus 0251 ouuttppatient staff physician plus 0.33/student Convalescent/nursing Resident 0.3 0.3 e per 100;000 sq. ft. One Medical office building 1,000 sq. ft. GLA 52 5 �° GLA after first 5,000 sq. ft. GLA Business offices 1,000 sq. ft. GLA 3 0 411,000 GLA for buildings of up to sq. ft. GFA; 3.3/1,000 One r GFA after f ret 3000 0,000 General office building 30,000 GLA* for buildings over 30,000 sq• ft. GFA sq. ft. GFA 3.6° None for first 10,000 sq. Bankslsavings &`loan 1,000 sq. ft. GFA 3.3 ft. GFA, then one per 50,000 sq. ft. GFA up Branch drive-in bank with 1,000 sq. ft. GFA 5.5 5 8d to 110,000 sq. ft., plus one per 100,000 sq. ft walkln window ecru{ccs thereafter None for first 10,000 sq. Retail services General retail services 000 ft. GFA 1 sq 22 2.4° ft. GFA, then one/ 30,000 up to 70,000 sq. ft., then one/80,000 sq. ft. thereafter 3.5 21treatment station but not less than None f Personal care 1,000 ft. GFA 411,000 sq. ft. GFA Coin operated laundries Wash/dry clean 0.5 0.5 None machine Same as general retail k' Retail goods3.3° General retail goods 1,000 sq, ft. GFA 3.0 services Appendix C Trip Generation and Parking Analysis for The Fountains at Terra Vista Linscott Law & Greenspan Engineers E N G'I N E R S ENGINEERS &.PLANNERS ■: TKA-FPIC,'TRANS�C�RTATION;'PARKING .1580 Corporate Drive, Suite 122 ■ Costa Mesa, California .92626 Phone: 714641-1587 ■ Fax: 714 641-0139 June 12, 2002 Philip M. Linscott, P.E. (1'924-2000) ' Jack M. Greenspan, P.E. William A. Law, P.E. (Ret:) Paul W. Wilkinson,'P.E. ` John P. Keating, P.E. David S..Shender, P.E. John A. Boarman, P.E. Clare M. Look Jaeger,: P.E. Mr. Henry Wang . FOUNTAINGLEN PROPERTIES, LLC 4220 Von Kaman Avenue, 2nd Floor Newport Beach, California 92660 LLG Reference No. 2-022365-1 SUBJECT: TRIP GENERATION AND PARKING ANALYSIS FOR THE FOUNTAINS AT TERRA VISTA Rancho Cucamonga, California Dear Mr. Wang: As Irequested, Linscott, Law, & Greenspan, Engineers .(LLG) is pleased to submit this. Trip Generation and Parking Analysis for The Fountains at Terra Vista, a proposed Active Senior Apartments development located in the City of Rancho Cucamonga, California. The trip generation analysis has been prepared to determine if a traffic study is required based on . the criteria outlined in the County of San Bernardino Transportation.Impact. Analysis Guidelines as contained in the 1999 .Congestion Management Program (CMP). Per the San Bernardino County CMP, a traffic impact analysis report is required when a proposed development project is forecast to equal or exceed the CMP threshold of 250 two-way peak hour trips. The parking. analysis has been prepared as part of a parking modification request to reduce the City's aggregate parking demand ratio (spaces per unit) for an Active Senior Apartments facility. Currently, per the City's Zoning Code requirements, an aggregate parking ratio of 1.90 spaces per unit is required for the proposed project. _ This ratio has been calculated based on. direct application of the City's off-street parking requirements for residential, cluster development sites (Chapter 17.12.040). This parking requirement is typically applied to residential facilities without any age -restrictions to prospective tenants (i.e., apartment buildings, attached townhome communities, etc.). ' Therefore, the parking demand characteristics of an Active Senior Apartments facility are not accurately represented in the City's Zoning Code. ' ,.,_ 4o _ A?A 7gF,_.?122 0 San Diem'- 619 299-3090 ■ Las Vegas - 702 4S1-1920 Founded 1966 ■ An LG2WB Company. Mr. Henry Wang FOUNTAINGLEN PROPERTIES, LLC LLG Reference No. 2-022365-1: The Fountains at Terra Vista .. June 12, 2002 rMN mob, 11.1 E R S' Page 2 E N G I N E As a result, this parking analysis focuses to determine a more appropriate parking demand ratio for the proposed project. The.parking analysis is based on weekday and weekend parking surveys tive senior apartment facilities, all located in south Orange County.. performed at three existing ac SUMMARY OF FINDINGS AND CONCLUSIONS Based on our trip generation forecast, the proposed project is not anticipated to exceed the.250-peak hour trip threshold. As such, a CMP Traffic Impact Analysis Report will not be required for the proposed project. Based on the results of the parking analysis, a minimum aggregate parking demand ratio of 0.95 spaces per unit is appropriate for an Active Senior Apartments facility..For the proposed project,. which consists of 216 age -restricted units, we. recommend that a minimum of 205 parking spaces be provided. PRO JECT.DESCRIPTION AND LOCATION The project site is located on the southwest quadrant of the Mayten Avenue and .Church Street intersection, west of the I-15 Freeway, in the City of Rancho Cucamonga. Exhibit 1, located at the rear of this letter report, presents a Vicinity Map, which illustratesthe general location .of the proposed project and depicts the surrounding street system: The proposed development project will consist of a 21.6 -unit age -restricted (senior) apartirient complex: Of the 216 units, half of them (108.units). will be one -bedroom apartments, while the f this housing facility will be remaining 108 units will be .two-bedroom apartments. `. Tenants o restricted to persons that are 55 years of.age or older. The proposed project will also include a recreation building, recreation area, and a gardens courtyard, all :of which will operate as an ancillary use for residents/tenants. Table 1, located at the rear of this letter report following the I exhibits, summarizes the mix of unit types within the proposed community. Exhibit 2 presents a preliminary site plan for the proposed project. As shown, primary vehicular access to the project will -be provided via one full access driveway, located on IVlayten Street, west of Church Street. Parking for residents, visitors, and employees will be provided by an on- site, surface parking lot. Mr. HenryWang FOUNTAINGLEN PROPERTIES, LLC LLG Reference No. 2-022365-1: The Fountains at Terra Vista June 12,2b02 ENGINEERS' page 3. TRIP GENER.ATION'ANALYSIS Project Traffic Generation Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land .use. Generation factors and equations used in the 'traffic forecasting rocedure are typically found in pthe Sixth Edition .of Trip Generation, published by the Institute of Transportation Engineers (ITE) [Washington, D.C.; 1997], or San Diego Traffic Generators, dated.July 1998, published by San Diego Associated Governments (SANDAG). ' However, the traffic generation characteristics of an active senior apartments facility are not documented or accurately represented in either of the above referenced manuals. Although ITE. provides .trip generation rates for "Elderly Housing — Attached" land uses, the rates are not directly applicable to "Active Senior Apartments". The ITE .description of-Elderly"Housing Attached is provided below; Elderly Housing. (attached) — restricted to senior citizens— contains residential .units similar to apartments and condominiums, and is sometimes a self-contained village. They may also contain special services such as medical facilities; dining facilities; and some, limited, supporting retail facilities. Active senior apartments do not provide on-site medical facilities, dining facilities, or retail facilities. Given the above and .uniqueness of the proposed land use type, trip generation rates developed by LLG (specifically for active senior apartments facilities) are recommended to assess the potential traffic impacts of The Fountains at Terra Vista. LLG conducted daily and peak hour traffic counts at The Fountains at Rancho .Santa Margarita, an existing active senior apartments development, on August 24, 25, and 26, 1999. At the time of the counts, 165 units were occupied. Table 2 summarizes the traffic count data and resulting trip generation rates. As shown, the existing senior apartment complex was calculated to generate 4.13 daily trips per unit, 0.25 AM peak hour trips per unit, and 0.40 PM peak hour trips per unit. The lower portion of Table 2 presents the ITE rates for an Attached Elderly Housing land use, for comparative purposes. As shown, the LLG recommended. rates are more conservative during the AM and PM peak periods, as well. as for the daily .time frame. Mr. Henry Wang. UNISCOTT FOUNTAINGLEN PROPERTIES, LLC LAW • LLG Reference No. 2-022365=1: The Fountains at Terra Vista .. June 12, 2002 . E N G I N I E R S Page 4 Table 3 applies the LLG recommended trip generation rates to the proposed Fountains at Terra Vista .project and presents a .traffic generation forecast for the. proposed project.. As shown, the Iproposed project is expected to generate 890 daily vehicle trips (one half arriving, one half departing), with .54 vehicle trips anticipated during the AM peak hour (26 inbound, 28, outbound) f and 86 .vehicle trips (45 inbound, 41 outbound) forecast during the PM peak hour. As stated previously, per the San Bernardino City Congestion_ Management Plan (CMP); 1999 Update, (Appendix Q, a CMP Traffic Impact Analysis Report is required when a proposed development project is forecast to equal or exceed the CMP threshold of 250 two-way peak hour trips. Based on the trip generation forecast presented in Table 3, the proposed. project is not anticipated to generate more than 250 peak hour trips. As such, a CMP Traffic Ipact Analysis Report will not be required for the proposed project: PARKING ANALYSIS - City of Rancho Cucamonga 'Parking Code Calculations To determine the number of parking spaces required for the proposed Active Senior Apartments project, the current parking codes per Chapter 17.12 of the City of Rancho Cucamonga Zoning Code .were utilized. The City's parking code for residential, cluster developments specifies parking ratios within the range of 1.3 spaces per unit to 2.3 spaces per unit, depending on the number of be In addition, the City's parking code. requires 0.25 guest spaces per unit. Table 4 summarizes the City's parking code requirements, as detailed above. Table 5 summarizes the parking requirements for the Active Senior Apartments project using the City's parking code ratios.. As shown in Table 5, direct application of -the City's parking ratios to the proposed project development tabulation results in a code -parking requirement of 410 spaces Of the 410 parking spaces, fifty-four (54) would have to be designated as guest spaces. Based -on the City's parking code requirement of 410 spaces, the aggregate parking ratio for the proposed project is 1.90 spaces per unit. This ratio is determined as follows: • 410 [Required Spaces] 216 [Total Units] = 1.90 .[spaces/unit] Please note that a demand ratio of 1.90 spaces per active senior dwelling unit is on the high end of the parking demand range normally found for Active Senior Apartment developments. A discussion of typical parking ratios for senior apartment facilities is provided in the following sections of this letter report. . D I E N G 9 N E E R 5 Parking Surveys To help determine an appropriate "design" parking demand ratio for The Fountains at Terra, Vista, parking accumulation characteristics were studied at three existing, active senior apartment facilities. Table 6 summarizes the development tabulations for these existing sites, all of which are located in south Orange City. As shown, The Fountains consists of 166 apartment units; Season consists of 112 units; and Heritage Villas consists of 143 units. Transportation Studies, Inc., a subconsultant to LLG; conducted "spot" parking surueys on a typical weekday and weekend day. These "spot" parking surveys, which consisted of counting . . the number of parked vehicles, were performed on Tuesday, April 24, 2001, and Saturday, April 21, 2001, during the afternoon (12:00 PM — 3:.00 PM), evening (6:00 PM — 9:00 PM), and late.. night (11:00 PM — 1:00 AM) periods. These timeframes were selected as they typically capture f the midday and evening periods when many residents are home and visitors. may be at the .site,. 1 and also the very late evening when all residents have typically returned home for the night. Mr..Henry Wang FOUNTAINGLEN PROPERTIES, LLG . LLG Reference No. 2-022365-1: The Fountains at. Terra. Vista.. June 12; 2002 Page 5 The results from the weekday and weekend parking surveys are summarized in Tables 7 and 8,.. . respectively. These tables present the parking demands and -percent utilization, by space type, at each study site during the peak time periods. An overall total demand and percent utilization for each time period is also indicated. As shown in Tables 7 and 8, each study site experienced a peak parking demand during the late night period (11:00 PM — 1:00 AM) for both a weekday and weekend day. Based on review of the weekday and weekend surveys, The Fountains experienced a maximum. parking demand of 93 vehicles (54% utilization), which. equates to a surplus of 80 spaces. Similarly, Season and Heritage Villas experienced a maximum parking demand of 79 vehicles (85% utilization) and 83 vehicles (58%utilization), which equates to a surplus of 14 spaces and 61 spaces, respectively. Please note that at the time of spot parking surveys; the three study sites were fully occupied. Design Parking Demand Ratio Table 9 utilizes the information provided in Tables 6, 7, and 8 to develop a "design" parking demand ratio for the proposed Active Senior. Apartments development. The design ratio. was developed by analyzing the parking survey data collected for all three study ' sites. For each study site, the greatest number of vehicles observed for any of the two count days, during any peak time period, was identified and utilized to calculate a peak parking demand ratio. f Mr. HenryWang g i FOUNTAINGLEN PROPERTIES, LLC ` ► LLG Reference No.. 2-022365=1: The.Fountains at Terra Vista June 12, 2002- E 002E N G I. N E E R S Page 6 For example, a peak parking demand ratio 0.56 spaces per unit for The Fountains was calculated by dividing the maximum observed parked vehicles (93) by the total number of occupied dwelling units (166). The same calculation was, conducted for the Season and Heritage Villas sites, which yielded a peak parking demand ratio of 0.71 and 0.58 spaces per unit, respectively. An average peak parking demand ratio for all three study sites was then calculated: As shown, in Table 9, the average parking demand ratio was determined to be 0.62 spaces per unit. This ratio was calculated, as follows: • [Sum of Peak.Parking Demand Ratios] _ [Total Study Sites] {average spaces per unit];; OR • (0.56+0.71+0.58.) 3=0.62 After determining the average parking ratio, the .99 percent confidence interval_ was determined. This confidence interval represents a 99 percent probability that the parking demand will not exceed the parking supply. Based on statistics, the 99 percent confidence interval is obtained'by adding three standard deviations to the average. With a standard deviation .of 0.08, the 99 percent confidence level parking demand ratio was determined to be 0.86 spaces per unit. As a conservative measure to ensure that the parking supply is never exceeded, a ten percent (10%) buffer/safety factor was applied to the 99 percent confidence level demand. ratio.. As a result; a "design"_ parking demand. ratio of 0.95 spaces per.. unit was calculated and is recommended for the proposed Active Senior Apartments development. Comparison Of Parking Demand Ratios To evaluate the practicality of the recommended "design" parking demand ratio for the proposed Active Senior Apartments development (0.95 spaces per unit), a list of parking ratios for senior housing uses from other sources/jurisdictions was compiled for comparison purposes. The following list provides .a few examples: i • ITE Parking Generators 0.27 spaces per senior dwelling unit • Urban Land Institute 0.25 spaces per senior dwelling unit • City of Los Angeles 0.90 spaces per. one -bedroom senior housing unit • Los Angeles Housing Development 0.93 spaces per affordable housing unit• • City of Yorba Linda 1.00 spaces per senior dwelling unit • Kunzman Associates Study' 0.76 spaces per senior dwelling unit 1 Kunzman Associates prepared a parking analysis, dated May 20; 1996, to determine an appropriate parking demand ratio for Active Senior Residential Housing. This analysis was approved by the City of Orange in 1996 (Case No. PA 96-0090). . a Mr. Henry`Wang FOUNTAINGLEN PROPERTIES, LLC 1 LAA/ LLG Reference No.. M223,65-.1: The.Fountains.:.at Ten-a,,-,',Vista June-12,2002' L. E N G' I N E E :R S `Page' 7 . Based on -a comparison of the recommended "design" parking ratio with .those listed above, the 0.95 spaces per senior dwelling unit can be considered` to .be conservative, as theparking ratios from other sources/jurisdictions are generally lower. Recommended Parking Supply Based on the parking. data collected and. the subsequent parking -analysis, a parking ;dernand ratio of 0.95 unassigned parking spaces per active" seen ior.dwelling unit is recommended...Although this recommended ratio is less than the City's aggregate demand ratio of 1.90. spaces per unit, it should be more than sufficient to accommodate. the future parking demands of The .Fountains at_ ' Terra.Vista Active Senior Apartments project,. In applying the recommended demand ratio to the:proposed project, which consists of 216 .age restricted units, a minimum of 205 parking spaces will be required. We appreciate the opportunity to prepare this analysis. Should you have any questions or comments, please do not hesitate to call me at (714) 641-1587. Very truly yours, LINSCOTT, LAW & GREENSPAN, ENGINEERS Christopher H. Nguyen, P. . Transportation Engineer II cc: Richard E. Barretto, P.E. (LLG) attachments: NA230012022365ULeport\2365 Fountains at Terra Vista Letter Report.DOC W J N CL. W FEZ O4N W `V" 3 W z5u = W C9 '� Z 0-4 H Z U O r Q N Q W F- Q N Z �H Z O L� W 2 1- W J N CL. W FEZ O4N W `V" 3 W z5u = W tNO EXHIBIT 2 SCALE UNSCOTT LAW & PROPOSED SITE PLAN GREENSPAN E N G I.N E E R S THE FOUNTAINS AT TERRA _ VISTA; RANCHO CUCAMONGA ' Ulm W /fit r (��1��4'�_' �1�• �!!1�-�Mr--•M�- �r 2< wr_ Mr �r •� _ awa Wim. -:_ _s. ra_ - • ;� Mir OSB WAN :S �� •�- _ 7-a' 7- � tom- s-•��+r ,1 mid MIA wl ►,moi RWA ' t : a+ 4°• `wm WAV r a -43 «Aawm `• aim WAN ` N tNO EXHIBIT 2 SCALE UNSCOTT LAW & PROPOSED SITE PLAN GREENSPAN E N G I.N E E R S THE FOUNTAINS AT TERRA _ VISTA; RANCHO CUCAMONGA N:\2300\2022365\Tables\2365 Table 2 Trip Generation.doc I Traffic counts conducted at The Fountains at Rancho Santa Margarita in August 1999. 2 At the time of the traffic counts, 165 units were occupied. The trip generation rates were calculated accordingly (i.e., trips per occupied dwelling unit). 3 Source: Trip Generation, 601 Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (1997)... . Daily AM Peak Hour .. PM Peak Hour` In " :. - Out . Total In ' Out .' Total Project Description 2 -Way Count Date: • August 24, 1999 • August 25, 1999 August 26, 1999 • 3 -Day Average 679 642 725 683 20 22 14 19 20 ..24 20 32 ' 40 45 34 51 - . 37 33 . 31 34 28 30 39. 32 65 63 70 LLG Generation Rates: . • Active Senior Apartments 4.13 0.12 0.13 0.25 0.21... 0.19 .,-.0.40. ITE Generation Rate? • . Elderly Housing - Attached 3.48 0.04. 0.03 0.07 0.06 0.04 0.10 N:\2300\2022365\Tables\2365 Table 2 Trip Generation.doc I Traffic counts conducted at The Fountains at Rancho Santa Margarita in August 1999. 2 At the time of the traffic counts, 165 units were occupied. The trip generation rates were calculated accordingly (i.e., trips per occupied dwelling unit). 3 Source: Trip Generation, 601 Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (1997)... . ' Trip Generation rates based on surveys conducted by LLG at The Fountains at Rancho Santa Margarita in August 1999. Studio 1.3 Spaces per Uzit. One Bedroom 1.5 Spaces per Unit Two Bedrooms 1.8 Spaces per Unit Three Bedrooms 2.0 Spaces per Unit Four or more Bedrooms .2.3 Spaces per Unit In addition, one guest parking spaces per four dwelling unit shall be 2rovided. Notes: [1) Source: City of Rancho Cucamonga Zoning Ordinance, Chapter 17.12 (Parking Regulations). n:\2300\2022365\tables\2365 Table 4 Parking Code.xls Notes: [1] Aggregate Parking Ratio = Total Code Requirement / Total Units (410 / 216). nA2300120223651tabies123365 Table 5 Code Parking Tabulation.xls Ih3 � •! i i.' � 108 i r x LYf 0� �� I". �� Y , 1.5 Spaces per Unit y'�° IUB; ' e d 162 � i � � i � � � YhP t "; I ,I °' 7iPi � i ilk i it i I I � 4 �. I 1. One Bedroom 2. Two Bedroom 108 1.8 Spaces per Unit 194 Resident Subtotal 21:6 n1a 356 Guest Spaces 216 0.25 Spaces per Unit 54 TOTAL PARKING CODE REQUIREMENT 410. AGGREGATE: PARKING RATIO (Spaces per Unit) [11 IL 1.90 Notes: [1] Aggregate Parking Ratio = Total Code Requirement / Total Units (410 / 216). nA2300120223651tabies123365 Table 5 Code Parking Tabulation.xls Studio a 1.3 Spaces per Unit, One Bedroom 1.5 Spaces per Unit Two Bedrooms 1.8 Spaces per Unit Three Bedrooms 2.0 Spaces per Unit "Four or more Bedrooms 2.3 Spaces per Unit In addition, one guest parking spaces per four dwelling unit shall be provided. E N GA N E E..R,S TABLE 6 WMAI S116. .; SIMILAR.PROJECTS DEVELOPMENT.TABULATION The Fountains at Terra Vista, Rancho Cucamonga r The Fountains 12 Studios * Parking Supply -1.73 Spaces . 30751 ElCorazon 124 One Bedrooms :. * Parking..spaces are.not assigned Rancho Santa Margarita, CA 30 Two Bedrooms * covered parking spaces may be ' (949) 766-1620166 Total Units rented for _$15 per month Season 31641 Rancho•Viejo Road 92 One Bedrooms * Parking Supply = 93 Spaces San Juan Capistrano, CA 20 Two Bedrooms * Parking spaces are not assigned (949) 487-0210 112 Total Units Heritage Villas 26836 Oso Parkway 130 One Bedrooms. * Parking Supply 93 Spaces: i Mission Viejo, CA 13 Two Bedrooms * Parking spaces are not assigned . (949) 348-1894 143 Total Units 1 nA2300V022365\tables\2365 Table 6 Similar Projects Description.xls E N C I N E E R 5 TABLE WEEKDAY "SPOT" PARKING SURVEYS SUMMARY [11 TUESDAY, APRIL 24, 2001 The Fountains at Terra Vista, Rancho Cucamonga rim ir- JL Jjr, 1-UUjljL"AxA0. 1:00 PM 6 50% 23 38% 32 34% 7 88% 68 39% 6:50 PM 00 41 4 33% 26 43% 44 47% 7 88% 8 0 0 1 470/ ,6 . 11:27 PM 3 25-%/. 31 52% 51 55%. 7 88% 92 53% . 1 1 25% 57 61% 0 66% 0 12:10 PM 2 29% 8 71 76% 6:00 PM 14% 0 68 83% 2 50% 9 1 85% 2 50% 79 11:00 Pl�- -2 29% 0 75 91% neritage viijas; allam- -- -- 7 54 38% 12:25 PM 0 0 47, 35% 7 88% 58 6 75% 64 44% 6:27 PM 0 0 58 43% A] 7 88% .83 58% 11: 15 PM 0 76 56% - Note I I Source: Transportation Studies, Inc. n:\2200\201225I\tables\2251 Tabies 7 & 8 Parking Surveys -xis (Sheet: Saturday) a � E N G 1 N E E R .5 TABLES WEEKEND "SPOT" PARKING SURVEYS SUMMARY [1] SATURDAY, APRIL 21, 2001 The Fountains at Terra Vista, Rancho Cucamonga The Fountains: Season: N R rq 4 4 - Cn ��� i •� rrlp c! J d +f .. .,', til f �:� ,., "1h •4 J Q: • J. -, .o-, res! � ,, � t ,�x�{dc'Gy�� F'1 �,� .��rw Wa`p•5tf7.�f' � * �J k;��'•fi � r r d d,� F . ? - - � f' . �✓ � 1 II 1 I II ' ry' ✓ hi 1 i. F'• 1 �� 1 e �,1I1i�ay�II� •' I�UI I l � ,. ',U 1 �O�Pl�ti 18 '. Tim . Jt "OyS.. s¢8pI.aces'owl,air ' �,�'. �,j• 'pac 'd!+�� �! J '.. t . i" . .:rrnlR•ld.an . w im 7`5; p. '�" a u u 1 :.E r ""`�19Sr'p�'�^�T y , . se a I ,f p r O c `R ac. oiD e Qbs e ' ♦{, Perone y e et>tt O. served" ercent P � n, 12:15 PM h�+ • �,.vA.r.:i,�r+a6 rPIt� +.. Lri:-n.-:vS.�c u..-ARM1iAH _.. a marr,r�.+ ...... hR m .r,-.�.+.. rnat.?.R•C:nxc��.,.. ._.�_' .rlr I� I!'.iNa, ,rh 'Ji 1:20 PM 7 58% 23 38% 37 40% 8 100% 75 43% 6:35 PM 2 17% 27 45% 49 53% 6 75% 84 49% 11:41 PM 3 25% 29 48% 54 58% 7 88% 93 54'% Heritage villas: �� F,, �f � tla sitor} Wenrl.—, Res en en asst n overeJ s and�ca . to �k Tim ?iSPaCe3 Jt "OyS.. s¢8pI.aces'owl,air h� �,�'. �,j• �! 7`5; p. '�" a u u 1 :.E r ""`�19Sr'p�'�^�T y , . se a I F ernecent. p r O c `R �i r � n ' ` .e I rra-4-- ih.�.:.+n . ..r i.-�— . �vi4vx. : ':.nix - t' .. v n r4. .... 12:15 PM 1 14% 0 - 56 68% 2 50% 59 63% 6:02 PM 1 14% 0 - 62 76% 3 75% 66 71% 11:00 PM 1 14% 0 -' 72 1 88% 11 3 75L—il 76 1 82% Heritage villas: �� F,, �f � i,. _-, ilii' @ �'� :; � �, '�i '�. l Iwo ✓ � i^ 1.!� i „'.u� a i i' i,: � r7 lax us i,' .iµ�,' ',.: 'i lly'..1 �c I�f ,, nl rji�` txr4'�t �'k '� �,�'. �,j• 7`5; p. '�" a u u 1 :.E r ""`�19Sr'p�'�^�T y , . 2 h p �, r �' ;ems '� i'c'�*ir+1 � 1 i �� IF'•"•""fir°.: � a'� 77 Notes: [1) Source: Transportation Studies, Inc. n:\2300\2022365\tables\2365 Tables 7 & 8 Parking Surveys.xls (Sheet: Saturday) d0 od Z CZ �II CSS Q .O, Ed O U �o b V b W' -d ID U � U > F H � LIJ Q o V y ce z� T cd k� O. U � a O w w . V K H � H to � A. d0 od Z CZ Q .O, Fes - �o b 0 b W' -d ID U Z N U3 ' LIJ Q o Z ce T cd k� O. U .� V K d0 od cu CZ Q .O, ti �o b b W' -d ID U 3 N U3 ' aQ�y1i ; o "Cl cd T cd k� O. U 00 O as .y K � H to � d a u LZ Oco 00 00 00 U •O U O' . 1`py4 r e O� N p N C w Iu u C ��.tq rnM O O en 00 0o0 r- 000 O In b ^' -. - -. ..+ p 'j, oil: C. h a, 00 -. 00 . rl C .0 e h Z M. M O .Ni c) m 00 M O W) ri0 • •r�� 1 t iii �,-+ � � m fuDO 3 3.A CN cc �+ e a L)' cd U ccU b cn a fl V o � Cd ti A U G C.Cd 0 oo °o ' `c U b O ~ 9 XG U .�+ U > U i.' to cc cd1-4 ' I t •IF I I 1 t ii. �.%� , , � iF �" I 1 .'�:�� 1•rl I�•'1. y.ti. d0 od cu CZ 0 �o b b W' -d ID U 3 N U3 ' aQ�y1i ; o "Cl cd T cd U as .y K � H to � G bq a u LZ Oco U •O U � k. o O� N p N C w Iu u C Appendix D Senior Apartment Complexes Traffic and Parking Implications Linscott Law and Greenspan Engineers Imago I E N .G I N E E R 5 -TRANSPORTATION -PLANNING TRAFFIC'ENGINEERING • PARKING 1565 HOTEL CIRCLE SOUTH, SUITE 310, SAN DIEGO, CALIFORNIA 92108 TELE PHONE:.(619) 299-3090 • FAX: (1519)299-7D41 PHILfP M. LINSCOTT P.E. ENSP,E. JACK M,GREAN _-.WILL1AM.A_LAW,. p.E:. . PAUL W. WILKINSON, P.E. JOHN P. KEATING, P.E. - DAVID S. SHENDER,.P E. Date: 3/15/00 From' John Boarman/Chris Mendia a Comments: Hi Henry. Please review and comment, and please call if any questions. Copies: File .Hard• Copy to Follow: Yes No X Total Number of Pages (including cover sheet) 9 Receiving Facsimile Number 1-949-223-5033 If you did not receive all of the pages, please call (619) 299-3090. OTHER OFFICES: PASADENA TELEPHONE, TELEPHONE:TA MESA 66) 796 2322?FAX' 26)1 138 792-0941 AN L02WB COMPANY ` Nor DR FT E N G 1 N E E R 5 SENIOR APARTMENT COMPLEXES TRAFFIC AND PARKING IMPLICATIONS INTRODUCTION - The elderly population (those individuals age 65 and over) currently numbers over 30. million, about 12% of the United States population. United States Bureau of the Census Projections predict that by the Year 2050, the elderly population will increase `to 80 million, or over 20% of the United States. It is therefore expected that senior residential facilities will become more prevalent over the next several years. A senior apartment complex is identical to a typical apartment complex in most respects (i.e. dwelling unit square footage, on-site amenities, etc.) except that there is a minimum age requirement. for residents, typically 55 or 62 years. Residents in senior apartments are. self- sufficient, and do not require special services as they do in Assisted Living facilities. For the pjrposes of this report, "senior apartment" and "active senior apartment" shall... be synonymous. In the field of traffic and transportation planning, relatively little research. has. been published regarding the unique traffic characteristics of these land uses. Since a lack of traffic -related data exists for this special land use, reviewing agencies will typically require a project of this type to be analyzed with trip generation rates and parking requirements specified for "typical" apartments (those with. no minimum -age requirements). The purpose, of this study is to provide empirical. data and analysis to demonstrate that the parking requirements and traffic generation characteristics for senior apartment projects differ from typical apartments. Included in this study is the following: • Senior apartment survey results; Parking needs; Traffic generation characteristics; and Conclusions SENIOR APARTMENT FACILITY SURVEYS As discussed in the introduction, little information is published regarding the traffic characteristics of senior apartment land uses. Linscott, Law & Greenspan Engineers (LLG) has recently completed several traffic studies for senior apartment projects in the southern California region to determine the specific trip generation and parking rates for these projects. In the course of the analysis, LLG obtained detailed information about similar projects in southern California including minimum age requirements, building 1 �i1�1CI E N G I N E E R S sizes, numbers of occupants, etc. To determine the general characteristics of senior apartment complexes nationwide, LLG located approximately 150 multi -family .senior complexes across the country through f6gional municipal .social services, retirement.. organization resources (such as AARP), and the World Wide Web. Telephone surveys were then conducted to determine the following information: Minimum age of eligibility • Average age of residents • Number of units • Average number of employees per day Average number of deliveries per day • Average number of visitors per day Percentage of working residents Rate of car -ownership among residents Respondents were carefully screened -to ensure .that only "active" senior apartment. complexes were suryeyed. Assisted living, congregate care, hospice and. other "assisted" types of senior facilities were not included in the sunray. 4f the 150 senior communities identified, approximately 25 complexes that met active -senior criteria - responded to the survey. Table 1 shows the results of the phone surveys. Appendix A contains the survey sheets. Table 1 shows that the minimum age for eligibility was typically 55 or 62, but the average age was over 75. The average number of units was 119. About 7 employees and 3 deliveries are typical of an active senior facility. An average number of visitors per day was found to be 26. Only about 6% of the residents work and about 43% own a car. These last two statistics lend credence to the belief that the parking demand and trip generation rates are less for senior apartments as compared. to general apartments. PARKING NEEDS This section of the report addresses the parking requirements for a senior apartment. project. Although there is a wealth of information available regarding the amount of parking needed for typical apartment complexes, there is very little information available regarding parking for senior apartments. It is logical to believe that less parking would be necessary for senior apartment projects since seniors are less likely to own a vehicle and less likely to have multiple vehicles. In order to establish the amount of parking that should be provided for a senior apartment project, LLG collected empirical data at the following three senior apartment E N G I N E E R S projects in southern California for multiple days. Again, these complexes were screened to ensure that they were "active senior" apartments with no assisted living units on-site. The Fountains at Rancho Santa Margarita is a 166 -unit senior apartment complex located in Rancho Santa Margarita, California.. The minimum age requirement is ,fes years. The complex provides 177 parking spaces for its residents and guests. :Terrace Gardens Apartments is located in Escondido, California, This complex offers 225 apartment units with a minimum age requirement ofd years. There are 240 parking spaces provided on-site: Morning View Terrace Apartments is also .located in Escondido, California. Morning View Terrace offers 326 units with 410 parking spaces. The minimum age requirement is years. Hourly,.counts were .conducted during the day with an additional count in the. middle of. the night such that the peak parking demand would be ascertained. Table 2 shows the results of these counts. Appendix B contains the hourly' count sheets. This table shows that peak parking ratios for the three complexes were found to be as follows The Fountains at Rancho Santa Margarita = 0 7 parking spaces/unit Terrace Gardens Apartments (Escondido) = 0.86 parking spaces/unit • Morning View Terrace Apartments (Escondido) = 0.79 parking spaces/unit LLG recommends that senior apartments provide 0.90 parking spaces/unitbased on this data. This recommended. rate is slightly higher than the observed average of .0.79' spaces/unit to account for statistical variation and to provide a more conservative rate. TRAFFIC GENERATION CHARACTERISTICS According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, 6th Edition, an attached elderly housing project generates 3.48 Average Daily Trips (ADT) per unit with 0.07 and 0.10 trips per unit during the. AM and PM peak hours, respectively. The description of "Elderly Housing — Attached" according to the ITE manual is as follows: "Elderly housing (attached) — restricted to senior citizens — contains residential units similar to apartments and condominiums, and is sometimes a self-contained village. They may also contain special services such as medical facilities; dining facilities; and some, limited, supporting retail facilites." LINSC"TT LA"f a E N G 1 N E E R 5 The above description does not apply directly to the "active senior apartment" land use in..,question, since active senior apartments do not provide medical facilities, dining the ITE generation -rate for "Elderly facilities or retail facilities ori -site. Furthermore, Housing — Attached" is based on one observations LLGlconduct d addit onalata for, the ITE astudies collected in the 198Ds and 1990s. Given these facts, to determine a trip generation.rate that applied specifically to active senior apartments. LLG conducted a three day traffic count at The Fountains at Ranch nts, 165 units. Ma uarita occup ed, project on August 24 — 26, 1999. At the time end x Cthe uccontains the machine counts Table 3 shows the results of this count. App This table shows that this senior. apartment complex was calculated to generate nd 023 ADT Der unit (682 ADT/165 units) with 0.12 inbound/0.13 outbound in bT Der .19 outbound trips unit during the AM and PM peak hours, respectively- inbound/0-19 s ctiexes Since these rates were calculated from existing active senior apartmentp usingrecent data, it is recommended that this traffic generation data be utilized to assess the potential traffic impacts of other senior apartment projects. CONCLUSIONS The "active" senior apartment land use is unique toa in ter pica) ms ofapaaff'cois in that physically similar in terms of size and constructiontypical rtmetmplexyet is restricted to occupants who meet a minimum age requirement self su g and do not or 62). Residents in active senior apartments are mobile a specific on-site services such as medical care or dinning facilities, of etc.Are ati ve senior .: percentage of the residents are employed (about 6%). In ter rtments in that fewer residents work (resulting in less apartments differ from typical apaor ADT on peak hour trips), and fewer residents own car the inulting insa tiv�eysenffor�apartme is the roadways). With regards to parking dem are less likely to own a vehicle and less likely to have multiple vehicles, resulting in less required parking. Current) there is a deficit of published data regarding the specific parking demand and Y p Kcal apartment traffic generation rates for active senior apartments. "Typical" high while congregate care/assisted living ratesare to low. LLG he r. ected PARKING generation and parking data, and from this data, the following rates ar PARKING 0.90 parking spaces per unit EL I n vj O O in CD cr Q H a 0 i UJ H Qt=!}fal) IL LU a�,= m 004L2 13 N ay >W� r> a 0 i I C) H Z CLco a H -W co .+ 0 •+ C C 3 C m = O p .CIF •i cn eq p D co r E. .�N_•' � � OLO Rf V Lo r cD CD r t O * N e "' Q W N .M cc (�•. cc L U L11 Nz 1•.'• Ch W Go C o Q ca Li' rN MM. lCD f-- U CL a CD c�O t� CL O U .d Q C V 06 • • • C) H UN'�AIfNGLEN 'PROPERTIES, LLC. CPntni ,�arrm�2Lt n�� Devetoped # o£ S aces: Ratio Unita; 'fHE FOUNTAINS AT 259 379 1.46 ANAHEIM HILLS 8talei,r THE FOUNTAINS AT189 1.14 166, GREENHAVEN THE FOUNTAINS AT 140 119 0.85 LAGUNA WOODS LQGIB7 THE FOUNTAINS AT 350 1.07 32G MORNING VIEW Bawl& THE FOUNTAINS AT 192 1.10 166 R+1NCHO SANTA MARGARITA rR.m6110 S d l wd& THE FOUNTAINS AT 164 112 0.68 SUNNYSIDE ,SBILDJ�Bt THE FOUN'T'AINS AT 244 280 1.15 T'EMECULA - PHASE I T me !a THF FOUNTAINS AT 272 1.21 225 TERRACE GARDENS Rau o -j Hp FOUNTAINS AT TYLER 286 1.05 273 1 Tota!# OjSpaca 2169 Total Rahiu 1 Tota!# o u,titr cont... Under -development THE FOUNTAINS AT HUNTINGTON BEACH HAgic an Beach THE FOUNTAINS AT LAGUNA NIGUEL LammNiTal THE FOUNTAINS AT PASADENA THE FOUNTAINS AT RANCHO CUCAMONGA .Rancho Crrcamnn°a THE FOUNTAINS AT STFVENSON RANCH ,Santa Cta►ita THE FOUNTAINS AT TEMECULA-PHASE II THE FOUNTAINS AT VALENCIA [�.L 1-71 1, t G T/alertaa - - Tota! # ofkaitr f37f Tota! # OfSparer Tota! Ratio i 9 FQjkMAINGLEN PROPERTIES, LLC. 1.00 1.20 0.88 1.17 7,6P 1.31 ATTACHMENT F SUBMITTED NOISE ANALYSIS EXTERIOR AND INTERIOR NOISE ANALYSIS FOR TENTATIVE TRACT NO. 16581 (COLUMBUS SQUARE) TUSTIN, CALIFORNIA OCTOBER 2004 EXTERIOR AND INTERIOR NOISE ANALYSIS FOR TENTATIVE TRACT NO. 16581 (COLUMBUS SQUARE) TUSTIN, CALIFORNIA PREPARED FOR: LENNAR. 0Oh11,41_1NITIES 25 Enterprise, Suite 300 Aliso Viejo, California 92656 PREPARED BY: PCR SERVICES CORPORATION 233 Wilshire Boulevard, Suite 130 Santa Monica, California 90401 Tel: 310.451.4488 OCTOBER 2004 TABLE OF CONTENTS Page 1.0 EXECUTIVE SUMMARY...............................................................................................1 2.0 INTRODUCTION..........................................................................................................2 3.0 CITY OF TUSTIN NOISE STANDARDS......................................................................2 4.0 METHODOLOGY............................................................................................................4 5.0 -NOISE EXPOSURE/LAND USE COMPATIBILITY ANALYSIS ..............................5 5.1 Exterior Noise...............................................................................................................5 5.2 Interior Noise..............................................................................................................10 6.0 NOISE CONTROL ORDINANCE CRITERIA...........................................................11 APPENDICES Appendix A Roadway Noise Contours Appendix B Roadway Noise Analysis Appendix C Railroad Noise Analysis Appendix D Recommended Building Requirements for Noise Level Reduction Lennar Communities uare PCR Services Corporation Col u Octoberus �2004 Page i ............................... . LIST OF FIGURES Figure Page 1 Vicinity Map............................................................................................................................3 2 Roadway Noise Contours (without Sound Barriers)...............................................................6 3 Site Plan...................................................................................................................................7 4 Sound Barrer Location............................................................................................................9 Lennar Communities PCR Services Corporation Page ii umbus Square October 2004 LIST OF TABLES Table Page 1 City of Tustin Noise Control Ordinance Noise Standards for Residential Land Uses ............5 2 Year 2020 Roadway Traffic Volume Assumptions.................................................................8 3 Roadway Traffic Distribution as Percent of ADT...................................................................8 Lennar Communities Columbus Square PCR Services Corporation October 2004 Page iii 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. 16581 (Columbus Square) in the City of Tustin. The results of the analysis are summarized as follows: • The City of Tustin 65 dBA Community Noise Equivalent Level (CNEL) exterior noise standard would be exceeded in residential rear yard areas adjacent to Edinger Avenue due to future traffic volumes on Edinger Avenue and the railroad operations adjacent to Edinger Avenue. As such, construction of a 7.5 -foot sound barrier at the proposed residential frontage along Edinger Avenue has been recommended as mitigation - • If upper floor balconies are proposed facing Edinger Avenue, these exterior areas would not benefit from sound attenuation provided by the 7.5 -foot sound barrier required along Edinger Avenue. Therefore, additional noise analysis will be required to develop design features and/or mitigation measures to address potential upper floor exterior noise impacts. This shall occur when final architectural drawings become available and prior to issuance of building permits. • Exterior noise levels for residences located adjacent to the West Connector and Valencia North Loop Road would meet the City's 65 dBA CNEL exterior noise standard. As such, no mitigation measures are required or recommended. • The second floor exterior building surfaces for buildings proposed along Edinger Avenue would be exposed to composite roadway traffic and railway noise levels of 75 dBA CNEL. 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 30 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 address interior noise at second floor residence locations proposed along Edinger Avenue. 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 along Edinger Avenue, the West Connector, and Valencia North Loop Road in order to meet the City's 45 dBA CNEL interior noise standard. Lean arCommunities Columbus Square PCR Services Corporation October 2004 Page 1 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. 16581 (Columbus Square) in the City of Tustin. The project proposes to develop 105.5 acres of the former Tustin Marine Corps Air Station (MCAS) with single- and multifamily residential homes, necessary infrastructure (i.e., streets, sewer lines), and community parks. As shown in Figure 1 on page 3, the project site is located on the northern portion of the former MCAS, immediately adjacent to Edinger Avenue and approximately one- fourth mile east of Red Hill Avenue. The primary noise source within the project vicinity is roadway traffic along the local thoroughfares Edinger Avenue and Red Hill Avenue, as well as railway noise. Secondary noise sources include general commercial�related activities such as loading dock/delivery truck activities and refuse truck activity at the facility immediately northwest of the proposed project site, as well as traffic volumes on the 55 Freeway and distant aircraft: flyovers to/from John Wayne Airport. 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 1 City of Tustin General Plan Noise Element, Table N-3 on page 18. Lennar Communities Columbus Square PCR Services Corporation October 2004 Page 2 EXWY c1R Ln Ai, Al . ,a i r %� PLLIANCE 'm , �i4 C Of 7USTIN NS e� A '~^ AY a AV nA P� sw 5 0 qy 0 '(D � a ...,+ yrl 4�P �0" dS y�, �."�4i �' 0 NIO �. C D l YFiCEN LN( iJ''� y ` 3 BIRNIIGMAH PL �1 pq S). "s NIl``' 4 FORES7ERRA LN �f`3, ti AW RD WILSHIRE AV AV v >z �� 4 �ti�3 244 LSHIRE AV AUrO �z21 c`3' rr,� p - 3 p '� r�V. rarata Aj�sf �p� g r r P �y $ bl?. n rDyP nyrF �d 4f4 Q✓ C/�L��vrrr� r HEROKE r CD G ° BORCHARD AV t pq „ 9 rn o- P VS a g ppFA IS vE w 000 sURKI H s 2 17 6 �qA 3 Sr =fy �° 9p r 409 9/ 011, s 4 BO POMON' ST o 9 t dNIO U qG qPP °14q � vis 8 z 34 p C LN OCCIDENTA LN STCe c >,A1NT-fes` PROJECT SITE 4 3 W PL R AW dl c A PAR��¢ FAMMMA 9G ceEE TUc1R US A044INE CORPS BEERY w AN S7ARiIL1V 'I �O T CNK` < ixJLR%i\ q` SEE A C4 p 0 1 LOHWOY AISLE`° 2 BELLAYISTA AISLE 3 ORSINI AISLE 771STIN 4 NEDICI AISLE 5 YALWRANA AISLE MARINE 5 PALNIERI AISLE IHPERIALE AISLE CORPS 5 ARESE AISLE 9 GARZUNI AISLE AIR 10 CRIVELLI AISLE 11CETINALE AISLE STATION 12 BETTONI AISLE 13 ND27M AISLE mtrsm.Aardraw 14 CI)ZZAW AISLE 15 CIGLIAND AISLE isPAIAAUNIA AISLE 17 VENEZIA AISLE 18 TORR )GWR AISLE 19 SALYIATI AISLE ^ SEE B A5 SEE C E5 •I�A - 1 GRECO AISLE 1 STW6LUYER ACROPOLIS 2 1�NIUS AISLE 2 SPR INGYALE ALARIS AISLE 3 BRIEG51000 4 ROODLAKE T 5NORTH COVE 6 USPRERXY 7 CEDAR GLEN 8 LAKESIDE Puu 10 CLEARRATER 11 BRIDGEVIEN 1 FO)GLO 2 BEECH 3 TWVPA 4 CRANBE 5 BUM 6 W12EL 1 7 MR PEf B CONIFEI 9 FUSCNI 10 CLOVER) � TFigure 1 IIS Columbus Square 0 900 1800 3600 Feet Vicinity Map Source: Thomas Bothers Maps, 2002. SEE D E3 �h L BLACKSTONE STA 2 GOLDEN MIEN (BLIAP �F 3 NOCKILCBIRD ERNUOD SEE E F3 b g"HHFEIRD K4NGAR) F� I 1 COL 2 NNITS K TE OAK 3 SMIFLLNFR 00 4 CATTAIL IUSTIN ,ti 6 DRAGOENECK NFL7 US MARINE CORPS B�ELgE)R 8 SHUWWRY �l�QP P EBOLERROOK AIR STATION �O 10 FEATHER64ASS (CLOSED .R)LY 1894) SJ SEE F C5 1 DEL PERLATTO 2 DEL BORGATTA 3 DEL ANDANTE 4 DEL LIVORNI 6 DEL AZUL 6 DONATELLU 4'A 7 BRANANTE C S� • � N i �`w T AK I NS !Z G� rr�4R 71 1 FO)GLO 2 BEECH 3 TWVPA 4 CRANBE 5 BUM 6 W12EL 1 7 MR PEf B CONIFEI 9 FUSCNI 10 CLOVER) � TFigure 1 IIS Columbus Square 0 900 1800 3600 Feet Vicinity Map Source: Thomas Bothers Maps, 2002. Noise Analysis 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 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 5.3 4.0 METHODOLOGY Both roadway and railroad noise levels were predicted for this report. 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. Railroad noise from passenger and freight trains was computed using Federal Transit Administration (FTA) analysis methodology that takes into consideration the average number of trains per hour, number of locomotives and rail cars per train, average speed, and track -characteristics. CNEL was computed by: (1) calculating the Ley noise level from roadway traffic, passenger trains, and freight trains 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. In calculating CNEL, noise produced between the hours of 7:00 P.M. and 10:00 P.M. is penalized by 5 dBA, and noise produced between 10:00 P.M. and 7:00 A.M. is penalized by 10 dBA. 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. Lenn_arCommunities PCR Services Corporation Page 4 Columbus Square October 2004 Time Period 7 A.M. TO 10 P.M. (Daytime) 10 P.M. TO 7 A.M. (Nighttime) Table 1 City of Tustin Noise Control Ordinance Noise Standards for Residential Land Uses F.YtPrinr Nnice i.evel Source: City of Tustin Noise Control Ordinance. 55 dBA 50 dBA Noise Analysis Interior Noise Level 5.0 NOISE EXPOSURE/LAND USE COMPATIBILITY ANALYSIS 5.1 Exterior Noise 5.1.1 Roadways 55 dBA 45 dBA Future (Year 2020) roadway noise levels in the project vicinity were modeled using the traffic data and assumptions provided by RK Engineering Group for Edinger Avenue, the West Connector, and Valencia North Loop Road. Figure 2 on page 6 depicts the 65 dBA CNEL roadway noise contours, based on the above-described roadway traffic volume and traffic distribution assumptions. These roadway noise contours assume the existing physical condition of the site (i.e., vacant and without sound barriers or block walls). Data worksheets for CNEL roadway noise contours are provided in Appendix A. Figure 3 on page 7 depicts the proposed site plan for Tentative Tract No. 16581 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. These traffic volume and distribution assumptions were used as inputs for the Caltrans Sound 2000 roadway noise prediction model. 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 3). The model did not take into account any sound attenuation measures (i.e., sound barriers). Based on the model input assumptions described above, residences proposed within PA 4-12 located directly along Edinger Avenue could experience outdoor noise levels as high as 75 dBA CNEL. Such noise levels would exceed the City of Tustin exterior noise standard for residential uses. Construction of a 7.5 -foot sound barrier at the project site's boundary along Edinger Avenue would ensure that exterior noise levels do not exceed the 65 dBA CNEL Lennar Communities Columbus Square PCR Services Corporation October 2004 Page 5 O N sem. s`"r y W U Z��, c• X00 Z "o Jcfl0: — rr 4h I i Z I LU !i 4 o LL .� oD `o m Li w I I ♦ �. N Q \ 02 a C7 I ♦XrN, W U Z', ♦ 7 Z o I �\ ♦ \` v.Lo LO 0 o 16 N o ♦ ,a,� cflZ I ♦ r, rl ♦ ♦ \1 'X i ♦ \r. I ♦ \ I �\ -o I o W ac C—) m Q tII ��o m L N C h YUP 0 0 O p O,N WU 3o¢ ;°Z Zp cc T ui 0 (oZ Z� 9 ��� � ���, `fir+.� .�I� ►� + _ � j wf.II•:1�i E!i ��ICw01�tal��� ; �����[� �111��1e ` �,�,� r►,,tt d Noise Analysis Table 2 Year 2020 Roadway traffic Volume Assumptions Roadway Traffic Volume (ADT) a Edinger Ave, east of Red Hill Avenue Speed (MPH) West Connector 55,000 60 11,000 Grade Valencia North Loop Road, west of 40 <3 percent West Connector 9,000 45 <3 percent <3 percent a Average Daily Trak. Source: RK Engineering Group, Inc., 2004. Table 3 standard. Figure 4 on page 9 depicts the limits of the proposed 7.5 -foot sound constructed. With incorporation of the 7.5 -foot sound barrier as recommended in �S r to be outdoor noise levels would not exceed 65 dBA report, Proposed to face Edinger Avenue, these exterior areas would ont benefit pper floor outdoor balconies were Provided by the recommended 7.5 -foot sound barrier along Edinger Avenue sound attenuation analysis would then be required to develop design features and/or mitigation me atonal noise second -level terracing,_ sound attenuation materials such as plate glass, lexi lansuret (i. or combination) to address potential upper floor exterior noise impacts w P g s, etc., or drawings become available and prior to issuance of building permis hen final architectural Residences within PA 5-7 that are located along the West . Connector, and within PA 5-5, PA 5-2, PA 5-6, and PA 5-7 that are located along Valencia North residences (refer to Figure 3), would experience exterior noise levels of 65 dBA CNEL. s Loop Road As levels would meet the City of Tustin exterior noise standard for residential use these noise s, no mitigation measures are recommended or required. Sound 2000 input and output sheets, and calculation worksheets are provided in Appendix B. CNEL Lennar Comm�— PCR Services Corporation Columbus Square Page October 2004 8 Roadway Traffic Distribution as Percent of ADT Vehicle T pe AutomobileEvening Day (7 A.M.-7 P M) (7 P.m. -10 P M) Medium -duty Truck 75.50 12.57 Night (10 P.M. _7 A.M.) Heavy-duty Truck 1.56 0.09 9.35 0.64 0.02 0.19 - 0.08 Source: RKEngineering Group, Inc., 2004. standard. Figure 4 on page 9 depicts the limits of the proposed 7.5 -foot sound constructed. With incorporation of the 7.5 -foot sound barrier as recommended in �S r to be outdoor noise levels would not exceed 65 dBA report, Proposed to face Edinger Avenue, these exterior areas would ont benefit pper floor outdoor balconies were Provided by the recommended 7.5 -foot sound barrier along Edinger Avenue sound attenuation analysis would then be required to develop design features and/or mitigation me atonal noise second -level terracing,_ sound attenuation materials such as plate glass, lexi lansuret (i. or combination) to address potential upper floor exterior noise impacts w P g s, etc., or drawings become available and prior to issuance of building permis hen final architectural Residences within PA 5-7 that are located along the West . Connector, and within PA 5-5, PA 5-2, PA 5-6, and PA 5-7 that are located along Valencia North residences (refer to Figure 3), would experience exterior noise levels of 65 dBA CNEL. s Loop Road As levels would meet the City of Tustin exterior noise standard for residential use these noise s, no mitigation measures are recommended or required. Sound 2000 input and output sheets, and calculation worksheets are provided in Appendix B. CNEL Lennar Comm�— PCR Services Corporation Columbus Square Page October 2004 8 Noise Analysis 5.1.2 Railroad Operations Residences proposed along Edinger Avenue would experience the worst -c impacts related to - ongoing railroad operations and maintenance. The re ase noise Yards residences would be located approximately 110 feet from the railroad tracks. of these railroad noise levels were modeled using the train scheduling, confi Future (2020) Metrolink, Amtrak, and freight trains provided b guration, and track data for been included in Appendix C. The 7.5 -foot sound barrier recommended co McGinley of Metrolink, which have was also considered in this analysis. Based on the FTA-recomm n ed r long Edinger Avenue methodology, railroad noise impacts to residences proposed along Edinger Avenuai way e analysis approximately 55 dBA CNEL, which would have a negligible effect on composite e would be includes roadway traffic volumes from Edinger Avenue. FTA analysis and CNE CNEL that worksheets are also provided in Appendix C. L calculation 5.2 Interior Noise The City's interior noise standard for residential structures is 45 dBA CNEL. B will generally provide an exterior to interior sound attenuation of 12 Buildings and 20 dBA with windows closed. As such, where exterior noise levesBex exceed 57 dBA open, the City's interior noise standard could only be achieved with windows ee dBA CNEL, assume that windows would remain closed to achieve the required sound attenuation adequate ed. In order to ventilation with windows closed must be provided per California Building Code Section203.3. Mechanical ventilation will be required for all residences located along Edinger 1203.3. g ger Avenue, the West Connector, and Valencia North Loop Road. Air conditioning units may substitute for mechanical ventilation as long as ventilation requirements specified y be an adequate California Building Code are met. The City of Tustin should be consulted in the ventilation system requirements. in developing As described previously, the second floor exterior building surfaces for buildingsProposedtraffic noise levels of 75 dBA CNEL. In order to meet the City's interior noise standard and railroad CNEL, these residences will need to achieve an outdoor -to -indoor noise attenuationand of 45 dBA Engineering calculations that involve detailed construction methods and building of 30 dBA. are required to assess building attenuation requirements eater than 20 dBA materials data consultation with the City of Tustin and project construction managers, a future studys such, in required to prescribe design features and/or mitigation measures to address interior will be second floor residence locations proposed along Edinger Avenue. noise at requirements to ensure a minimum exterior to interior noise level reduction n of 30 building Provided in Appendix D. 30 dBA are Lennar communities PCR Services Corporation Col umbos Square Page 10 October 2004 Noise Analysis 6.0 NOISE CONTROL ORDINANCE CRITERIA shes As discussed earlier, the City of Tustin Noise Control Ordinance andardsl from minimum h to (in Subselace to set a exterior (in Subsection 4614) and interiorsources. Thesetminimum standards are in p s with measure potentially offending noise so potentially offending noise sources in area baseline noise level from which to measure p shown earlier ' t noise levels. The noise standards -for residential i e leveleexceeds these extremely low ambient in Table 1 on page 5. In instances where the baseline ambient noise violations be measured the Noise Control Ordinance provides that potential standards, ambient noise level without the offending against the actual baseline ambient noise level (i.e., noise source). A in a For example, if vel is 65 violation the actual baseline daytime exterior ambient noise ationewould be masured residential area, then a potential daytime Noise Control Ordinance he actual daytime ambient noise level). However, instances standard for against 65 dBA (i.e., t actual baseline daytime ambient noise level is below the Ndoiise Control Ordinance violation e 45 dBA), then a potential daytime residential uses (•$•, exterior noise standard and not the 45 dBA would still be measured against the 55 dBA daytime actual baseline daytime ambient noise level. the proposed development, potential exterior noise ordinance violations With respect to p redicted to likely be measured against actual baseline ambient noise between 55dBAgrid 65 dBA would Y g daytime ho range between 61 dBA and 71 dBA during ours ° Potential interior noise ordinance violationsA) stanlda ds for ely be during the nighttime h and nighttime measured against the minimum daytime (55 dBA) ' ce the actual interior baseline ambient noise level would likely be lower than residential uses, sin the above -referenced standards -5 4 A summary of daytime, evening, and nighttime average (Lq) noise levels is provided in Appendix A. 51 dBA (based B the 71 dBA maximum s Since buildings wall generally provide an exterior to interior sound ettenuation of 2t7 dBA with windows closed, the the maximum daytime interior ambient noise level would likely likely be 45 dBA (based on the t dBA maximum ' r noise level estimate), which is 4 dBA less than the 55 dBA minimum standard; an daytime externo maximum nighttime interior ambient noise level equal to the the 45 dBA minimum standard. nighttime exterior noise level estimate), Co lumbus Square October 2004 Lennar ul-7•••• - PCR Services Corporation Page 11 APPENDIX A: ROADWAY NOISE CONTOURS **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE V:\AQNOISE DIVISION\Active Projects\TustStation\Columbus Square\S32\contour\edinger_day.s32 in Marine Air DATE : 5/27/2004 COLUMBUS SQUARE TRAFFIC DATA LANE AUTO MEDIUM TRKS NO. VPH MPHHEAVY TRKS ------------------------------------VPHMPH VPH MPH DESCRIPTION 29 -3460 60 - 72 60 -------- 60 DAY -------------------------- LANE DATA LANE SEG. GRADE NO. NO. COR. % SEGMENT LANE --""---------- ---------------- 1 1 ---------- Z DESCRIPTION DESCRIPTION ----0.0 ==xaaaxa 0.0 0.0 .0-- --------------- EDINGER AVENUE sa ---10000.0 xxaaxaa=aa=x=sans====a=a=xxx_ 0.0 RECEIVER DATA xxxxxxsssxaaaxsxsssssa REC NO. % Y -----------------Z -------- ID 1 5000.0 ------ 200.0 --- --------------------------------- --"-------------------_ - ===a=a=a====a=aa=a=aaaaaaaa== .0 200 ft DROP-OFF DROP-OFF RATES ------------ LANE RECEIVER NO. No. 1 SOUND32 - RELEASE 07/30/91, MOD = IFIED04/22/00---------_-_a_xaaaaa=____ TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ --- - 200 ft 71.1 **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISENISI s32Active Projects\Tustin Marine Air Station\Columbus Square\S32\contour\edinger_ev DATE : 5/27/2004 COLUMBUS SQUARE TRAFFIC DATA MEDIUM TRKS HEAVY TRKS LANE AUTO VPH MPH DESCRIPTION VPH MPH --------- NO. VPH MPH ------------------ ---------------------------Q-- 60 EVENING ---i-----2304 60 17 60 ------ - LANE DATA SEGMENT LANE LANE SEG. GRADE Y Z DESCRIPTION-- DESCRIPTION NO. NO. COR. % --------------------------------------- _ "-- -- EDINGER AVENUE 0.0 1 110000.0 0.0 0.0 aa=axe=========caaxx=cxas==xcaaaa=====__= xx a = RECEIVER DATA REC % Y Z ------ NO. ---' ------------------------ -------------------------------5.0 200 ft -- 1 5000.0 200.0 5.0 a====a===aaaaca DROP-OFF RATES LANE` RECEIVER NO. No. j 1 1 3.0 SOUND32 - RELEASE 07/30f91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ ---- 200 ft 68.8 **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\contour\edinger_night.832 DATE 5/27/2004 COLUMBUS SQUARE TRAFFIC DATA LANE AUTO MEDIUM TRKS NO. VPH MPHHEAVY TRKS -------- ---VPH 2 -- 60 MPH ------VPH- MPH DESCRIPTION --- 1 572 60 -------------------------------------- 5 60 NIGHT ----- ------------------- ___ LANE DATA LANE SEG. GRADE NO. NO. COR. x SEGMENT LANE Y Z DESCRIPTION ------" DESCRIPTION --------------- ------------0.0------ 1 1 0.0 ------------ wo 0.0 10000.0 0.0 EDINGER AVENUE RECEIVER DATA REC NO. x Y Z ID ----------------- 1 5000.0 200.05 ------ ------------ .0 -- 200 ft DROP-OFF RATES LANE RECEIVER NO. No. 1 1 I 3.0 SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00---=----=II-II_____________ TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ --------------- 200 ft 63.3 **** Sound 2000 (Caltrans Version of Stamina2/Op lima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\contour\loop-day.s32 DATE : 5/27/2004 COLUMBUS SQUARE TRAFFIC DATA TO MEDIUM TRKS HEAVY TRKS LANE AUVPH MPH VPH MPH DESCRIPTION NO.VPH MPH - -- --------------------- 5 45 DAY 12 45 1 566 45 ----------------- LANE DATA LANE LANE SEG. GRADE Y y DESCRIPTION DESCRIPTION X _ -------- N0. NO. COR. --"- ---0.0 0.0--------- �'0 NORTH LOOP ROAD ---i---1 _ 10000.0 0.0 0.0 =aaaasaaaaaaa=asascaaa=s==ssasaasasxmaaa=sasaasaa=aasaa=a RECEIVER DAA RECX Y Z ___ -- NO.--------------- -------------------- 200.0 5.0 200 ft ======aaxxaaaaa== 1 5000.0 aaasaaa=massa :aaaa==xasssa=as==aaa=aaaa=====ssaa=aeras DROP-OFF RATES LANE I RECEIVER NO. No. 1 I 0 3. 1 _ -saas=aaxss=x=a=cassa===- aaaasaaas=a=a=aaaa====a===aaa S191. MODIFIED 04/22/00 OUND32 - RELEASE 07/30 TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ --------------- 200 ft 60.1 ++++ Sound 2000 (Caltrans Version of Stamina2/Optima) ++++ INPUT DATA FILE V:\AQNOISE DIVISION\Active Projects\Tustin Station\Columbus Square\S32\contour\loop-evening.s32 Marine Air DATE : 5/27/2004 COLUMBUS SQUARE -------------------------- TRAFFIC DATA LANE AUTO MEDIUM TRKS NO. VPH MPHVPHMPH HEAVY TRKS -------------------------------------- DESCRIPTION 1 377-- 45VPH MPH 45 ----------------- - 3 ----------- -1 45 EVENING LANE DATA DATA LANE SEG. GRADE NO. NO. COR. g SEGMENT LANE '----- ------------ --------- ----- Z DESCRIPTION DESCRIPTION 0.0 0.0 -- 1 1 0.0 0.0 ---------------------------- 10000.0 0.0 NORTH LOOP ROAD RECEIVER DATA------------=====xxa==ax=ax=a. REC _ NO. Y ---------X 200.0 5.0 ---- Z ID ----- 1 5000.0 -------------------------- szaz==a=zzzzzazzmxxzx=xxx=xxzza Z00 ft ------ s=x=a=z=za=az==xxxzxzzzx zzzx=aa zzzxs DROP-OFF RATES ac LANE RECEIVER NO. No. 1 SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00---=xxxxxxxxxxaxa==x=xx== TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ - 200 ft -57.5 **** Sound 2000 (Caltrans Version of Stamina2/Op lima) **** INPl7T DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\contour 1000- 004ht.s32 DATE COLUMBUS SQUARE TRAFFIC DATA O MEDIUM TRKS HEAVY TRKS AUTO VPH MPH VPH MPH DESCRIPTION VPH MPH --------------- --------------' --------2--45----------- 1 45 NIGH 94 45 ----_____ 1 ------------ ___________________ LANE DATA LANE SEGMENT LANE SEG. GRADE Y Z DESCRIPTION DESCRIPTION NO. NO. COR. _ ---- ---- _ --0.NORTH IADP ROAD ---1 1 ---- 0.0 - - - 0.0 0 0.0 10000.0 0.0 =xxaaasa=a==aaa= aaaava=as===xaaaaaaaaaaxax:=a=aasaaa=== aaaaasa=aa===== RECEIVER DATA REC X Y Z--------- NO.-------------- ----------- -----------5.0 ----------------- 200 ft 1 5000.0 ---200.0 5.0 ax===a_______xxa==aaaaaxxxxaaa=a ==azx=asxaaa== aaa=a===a===a=sax=xaaa=a DROP-OFF RATES LANE RECEIVER NO. No. 1 --xanacaa¢x 1 I _3.0 __ aaaaaa a=aax==xx====axaaaaa=-- _ SOUND32 RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ --------------- 200 ft 52.4 **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\contour\westconnector-day.s32 DATE : 5/27/2004 COLUMBUS SQUARE TRAFFIC DATA LANE AUTO MEDIUM TRKS N0. VPH MPH HEAVY TRKS VPH MPH-----Vpg MPH DESCRIPTION ---------------- 1 692 40 14 40 6 -- 40 ----- DAY ----- ---____--- ------------------- _ LANE DATA LANE SEG. GRADE NO. NO. COR. g SEGMENT LANE -------------------------------------------- Z DESCRIPTION DESCRIPTION 1 10.0 ------0.0 0.0 0.0 ---------- --- 10000.0 WEST CONNECTOR ROAD RECEIVER DATA REC —\ NO. x Y -------- - ID ----------------- ------5.0 1 5000.0 --------- 200 -------- s=====_=====s=s=====_ 200 ft DROP-OFF RATES LANE RECEIVER NO. No. 1 SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE BASED ON MA -RD -108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ --------------- 200 ft 59.6 **** Sound 2000 (Caltrans Version of Stamina2/Op tima? ***'' INPUT DATA FILE : V:\AQNOISEeC DIVtor ISIOningts32 Projects\'Tustin Marine Air Station\Columbus gquare\532\contours%27/2004 DATE COLUMBUS SQUARE TRAFFIC DATA MEDIUM TRKS HEAVY TRKS LANE AUTO VPH__ MPH DESCRIPTION ---------- VPH MPH VPH MPH NO. -----5555------- ------3--40--------- ---1------461 --90--- 1 40 EVENING LANE DATA SEGMENT LANE LANE SEG. GRADE Y Z DESCRIPTION DESCRIPTION NO. NO. COR. X --------- _______ ---5555-- 0.0 WEST CONNECTOR ROAD ------------0.0--5555-- 0.0- ---1---1 0.0 10000.0 0.O x=a=aaaaxxx=asaxxxca== --c•xxccaxxxsacasxsaxxxx=cassss smxcasccaasaxcccc-.- - RECEIVER DATA ID REC X Y ___ Z --------------------- N0. ------------------ 5555-----5000------ 1 5000.0 200.0 5.0 200 ft ----xxxcac=========xxxcaasxcx sasxxaascaasxccaxsa---- DROP-OFF RATES LANE I RECEIVER NO. No. 1 1 I 3.0 SOUND32 a RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ --------------- 200 ft 56.9 **** Sound 2000 (Caltrans Version of Stamina2/Optima) **** INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\contour\westconnector-night.s32 DATE 5/27/2004 COLUMBUS SQUARE TRAFFIC DATA ------------- LANE AUTO MEDIUM TRKS NO. VPH MPH HEAVY TRKS VPH--MPH------VPH.- MPH DESCRIPTION 1 ------- ----- 2 40 ---------- ----------------------------- 1 40 NIGHT --------------- LANE DATA LANE SEG. GRADE NO. NO. COR. g SEGMENT LANE --O- N Y -Z-DESCRIPTION DESCRIPTION -------- _ _ 0.0 0.0 -' 0.00.0 10000.0 0.0 WEST CONNECTOR ROAD RECEIVER DATA = REC NO. x Y -- ------ ID ------ - Z ---- ----- 50 5000.0 200.0 ----------'--- . --200 ft DROP-OFF RATES ---__ LANE RECEIVER NO. No. 1 SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 - - ---- TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ --------------- 200 ft 51.8 APPENDIX B: ROADWAY NOISE ANALYSIS N O O �"a U) LO 4) O LO tt tt O w � to e} I� O0f�DfO w � CD Cl O O O 01 r- r O d C O C tU c 15 0 0 U h o a> � 3 w 0 ca 3 0 � a c o t5 y J d Q Z Au QC d � V 7 C ~ � _N C �ItNN — Q� V J t� � _ O O N � a Q ti a a = m E E M Z C m v .p 0 CD M) O m=fDstet Cl O O O 01 r- r O d C O C tU c 15 0 0 U h o a> � 3 w 0 ca 3 0 � a c o t5 y J d Q Z Au QC d � V Roadway Noise Analysis for Columbus Square Edinger Ave Traffic Distribution Vehicle Da Evening Ni ht Jehicle T e Distribution 53,581 41,525 6,912 5,144 _DA 1,012 856 50 104 44 MDT 407 HDT 352 42,736 11 6,973 5,292 Total 55,000 Avera a Hour Distribution Da Evenin Ni ht Vehicle T e 3,460 2,304 572 LDA 72 17 12 MDT 29 4 5 HDT Hourly Leq (Sound 2000) 73.0 70,7 75.7 65.2 75,7 CNEL Adjusted Leq 73.0 74.6 CNEL Da Evenin Ni ht Noise with Barrier 62.9 60.6 55.1 Hourly Leq (Sound 2000) 62.9 --65.6 65.6 CNEL Adjusted Leq 64.5 CNEL Edinger Ave k'•• Sound 2000 (Caltrans Version of Stamina2/Optima) •••. INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\edinger day.s32 DATE : 4/6/2004 COLUMBUS SQUARE TRAFFIC DATA LANE AUTO MEDIUM TRKS NO. VPH MPH HEAVY TRKS VPH MPH --------- VPH MPH DESCRIPTION 72 1 3960 60 ------ 29 " 60 "---- DAY 60 "'-"'--- js:.'..:: LANE DATA.: LANE SEG. GRADE NO. NO. COR. R SEGMENT LANE '--i 1 0.0 0.0 p ----- ------- Z p DESCRIPTION DESCRIPTION ------------------------ ................... ..........0.0 0.0 1000.0EDINGER AVENUE .. . ......":`":.::a. RECEIVER DATA.: REC NO.. 8 Z ID ------------------REC 1 1 500.0 --------------- 115.0 -------- .............................. — DROP-OFF RATES ........:•••••••••••••••��:. LANE RECEIVER NO. No. 1 1 1 3.0 1132 - RELEASE 07/30/91, MODIFIED 04/22/00ss"i`s=................. TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 73.0 ww«w Sound 2000 (Caltrans Version of Stamina2/Op tuna) '... INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\edinger_day-mit.s32 DATE : 4/6/2004 COLUMBUS SQUARE .......... TRAFFIC DATA UTO MEDIUM TRKS HEAVY TRKS AUTO VPH MPH VPH MPH DESCRIPTION VPH MPH ------------------------------ ------------------ 29 60 DAY 3460 60 72 60 =zs_........__ .. . .1..... ................:_...._..::_._.. ___.:._... LANE DATA LANE SEGMENT LANE SEG. GRADE X Y Z DESCRIPTION- DESCRIPTION NO. NO. COR. _ ----------- ----- --- 0.0 0.0 EDINGER AVENUE 1000.0 0.0 ...............................O.O......_: ......_............... BARRIER DATA Type: Wall Barrier Barrier No. 1 Barrier Description: 7.5 -FOOT WALL �- Height Increment (DELZ) 0 No _Height Changes (P)` 0 GROUND TOP HARRIER ND (ZO) Z HEIGHTS AT ES SEG K --------------- Y --- - r 7.5 ----0.0 0.0 _ 7.5 -------------- 7.5 H1 P1 -i--- 110.0 0.0 110.0 7.5 H1 P2 w 7.5 1000.0 RECEIVER DATA REC X Y Z NO. ------------------- 1 500.0 115.0 5.0 DROP-OFF RATES ............... LANE RECEIVER NO. No. 1 SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE i 1 BARRIER DATA w«wwwwwrwwww BAR BAR BARRIER HEIGHTS 6 LENGTH TYPE 1 �3 4 --------- --------------------- B1 P1 1000.0 0 1 2 3 4 5 6 7 1REC REC ID DNL PEOPLE LEO(CAL) - -- __ 1 REC 1 67, 500. 62pRRIER SECTION BARRIER HEIGHT INDEX FOR EACH g 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION B. "•• Sound 2000 (Caltrans Version of Stamina2/Optima) ••.. INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\edinger_evening.832 DATE : 4/6/2004 COLUMBUS SQUARE TRAFFIC DATA LANE AUTO MEDIUM TRKS NO. VPH MPH HEAVY TRKS VPH MPH VPH MPH DESCRIPTION 2304 6017--60 4 60 EVENIN--- VENING -- "---------- .................. ......................... ........ LANE LANE DATA:.:......s. LANE SEG. GRADE NO. NO. COR. X SEGMENT LANE -------------------------------------------- ----------------- -Z_ DESCRIPTION DESCRIPTION ------------- ----- -- - o.o 1 °•° o.o ----------------------- ............ 1000`0.......0.0. 0.0 IDINGER AVENUE RECEIVER DATA .....::•••••••••:••:•••••••••: REC N0. Y Z ID--------- --------- 500.0 115.0 5:0 ---- ------------ 1 ------------------ ------------------ \ --------------------------------REC 1 DROP-OFF RATES LANE RECEIVER NO. No. 1 I I 3.0 ....................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 •it:-"'= TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 70.7 fflf Sound 2000 (Caltrans Version of Stamin62/Optima) fff! INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus square\S32\edinger_evening-mit.S32 DATE : 4/6/2004 COLUMBUS ..<.�=i UARE_<_______«._.___:..«<.___««<___•<_.<_.<_____« <...: TRAFFIC DATA M TRKS HEAVY TRKS LANE AUTO MEDIUM VPH MPH DESCRIPTION VPH MPH VPH MPH ________________ 4 60 EVENING 2304 60 17 60 .......... <_ ................................ ..1......<......•__••.................«<_.:__<_••_ LANE DATA LANE SEGMENT LANE SEG. GRADE Y z DESCRIPTION DESCRIPTION N0. NO. COR. __ __ 0 1 1 ---'----0.0 ---------- ENUE 0.0 0. ----------IDINGER AV 0.0 .. 1000.0 0.0 ...<_........ BARRIER DATA Type; Wall Barrier Barrier No. 1 Barrier Description: 7.5 -FOOT WALL _ — No ..Height Changes (P)` 0 Height Increment (DELZ) - 0 BARRIER GROUND TOP HEIGHTS AT ENDS SEG X tzo) (z) ---------o.o 110.0 ------------------------------------------- --------------0.0 f 7.5 7.s BI P ! 7.5 110.0 7,5 B1 P2 1 110.0 0.0 1000.0 RECEIVER DATA REC X y ZID ------------- N0. ""- ----- ----------------------------REC 1 ...1..<...........1........................................:. DROP-OFF RATES LANE RECEIVER N0. No. 1 3.0 ....._.<....._...<....------------------------ ................... SOUND32 - RELEASE 01/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE 1 BARRIER DATA f if kffffflff BAR BARRIER HEIGHTS BAR 6 7 ID LENGTH TYPE ELE 0 1 2 3 4 5 --------------- B1 P1 1000.0 1 8 ! ---------------------- 0-- - 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEQ(CAL -------------------------------- 1 REC 1 67. 500. 60.6 BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION B. '•'' Sound 2000 (Caltrans Version of Stamina2/Optima) •... INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine AirStation\Columbus Square\S32\edinger night.s32 DATE : 4/6/2004 COLUMBUS SQUARE --A ---DATA------- CsDATA=...=............ ............ =...__.................. :...: LANE AUTO MEDIUM TRKS NO. VPH MPH HEAVY TRKS VPH MPH VPH MPH DESCRIPTION 1 72 60 12 60 ---------------- ........... ......:............ ........... 5.._60 NIGHT =....... LANE DATA................. LANE SEG. GRADE N0. NO. COR. X SEGMENT LANE -------------------------------------------- zSCPIPT'ON DESCRIPTION ---- ------------ --- 1 1 0.0 0.0 _••••••••• •••'••100•••:••:_..100.0 0.0 00 0.0 EDINGER AVENUE ......................... RECEIVER DATA REC N0. x Y Z ID ----------------------------- 500.0 115.0 5.0 REC ----- 1 -------------- --------- \_ — ...........................................=..... .............. DROP-OFF RATES LANE RECEIVER NO. No. 1 1 1 3.0 ................................ SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE; COLUMBUS SQUARE BASED ON FMA -RD -108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ -------- REC 1 65.2 .... Sound 2000 (Caltrans Version of Stamina2/Op time) •www INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\edinger4%6/200git.s32 DATE COLUMBUS SQUARE ............... TRAFFIC DATA TO MEDIUM TRKS HEAVY TRKS AUTO VPH MPH VPH MPH DESCRIPTION N0. VPH MPH ----------------- ----------- ------- -- - -------------------- - 60 NIGHT 572 60 ............ ..""'••'_...._ LANE DATA LANE SEGMENT LANE SEG. GRADE Y Z DESCRIPTION DESCRIPTION X NO. NO. COR. -------.0--------__ ---1---1--------- 0.0 EDINGER AVENUE 0.0 0.0 ..: ..................... ...........0.... . BARRIER DATA RECEIVER DATA REC X y Z ID - ---- NO. -------- 500.0 115.0 BEC 1.. .........._...:... ................... ............................s DROP-OFF RATES LANE' RECEIVER NO. No. 1 ...1.........................................=...... .................. SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE 1 BARRIER DATA wwwww•wwwwww BAR BAR BARRIER HEIGHTS 6 7 ID LENGTH TYPE ELE 0 1 2 3 q 5 _ ---- -------B1 P1--- 1000.0 ---------------- 1 - 8 w 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEO(CAL) --- 1 REC 1 67. 500. 55gARRIER SECTION BARRIER HEIGHT INDEX FOR EACH 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION a. Type: Wall Barrier Description: 7.5- T WALL Barrier NO. 1 Barrier (P)` 0 No. Height Changes Height Increment (DELZ) 0 GROUND BARRIER HEIGHTS AT ENDS y (ZO) (Z) --- X ------------ __ ------ -----0.0---- -------------------- --------- 7.5 81 P1 * 7.5 ------------------------ 1 110.0 0.0 7.5 B1 P2 * 7.5 1000.0 110.0 RECEIVER DATA REC X y Z ID - ---- NO. -------- 500.0 115.0 BEC 1.. .........._...:... ................... ............................s DROP-OFF RATES LANE' RECEIVER NO. No. 1 ...1.........................................=...... .................. SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE 1 BARRIER DATA wwwww•wwwwww BAR BAR BARRIER HEIGHTS 6 7 ID LENGTH TYPE ELE 0 1 2 3 q 5 _ ---- -------B1 P1--- 1000.0 ---------------- 1 - 8 w 0 1 2 3 4 5 6 7 1 REC REC ID DNL PEOPLE LEO(CAL) --- 1 REC 1 67. 500. 55gARRIER SECTION BARRIER HEIGHT INDEX FOR EACH 1 CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION a. `••• Sound 2000 (Caltrans Version of Stamina2/Optima) •••. INPUT DATA FILE V:\AQNOISE DIVISION\Acti Square\532\weetconnector-daya32 ve Projects\Tuatin Marine Air Station\Columbus DATE : 2/18/2004 COLUMBUS SQUARE TRAFFICaDATA6....--------------------------- .. ......... ...:..__.._: LANE AUTO MEDIUM TRKS NO.VPH MPH HEAVY TRKS VPH MPH VPH MPH DESCRIPTION ----------------------------------------------------------- 1 692 40 ___________ 40DAY LANE DATA LANE SEG. GRADE NO. NO. COR. gSEGMENT LANE Y_____- -Z_ DESCRIPTION DESCRIPTION 0.0 0.0 WEST CONNECTOR ROAD ........................ 0.0 ...:....._._............................... RECEIVER DATA REC N0. x Y ---------------------------------------------------------------------- Z ID 1 500.0 80.0 50REC .........................................•...................... DROP-OFF RATES LANE RECEIVER NO. .................................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE. COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 63.3 ••*• Sound 2000 (Caltrans Version Of Stamina2/OP timal ...♦ INPUT DATA FILE : V:\AONOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\weatconnector-evening.s32 DATE : 2/16/2004 COLUMBUS QUARE_'__`____' `:="=_____`__ TRAFFIC DATA LANE AUTO MEDIUM TRKS HEAVY TRKS VPH MPH DESCRIPTION VPH MPH VPH MPH ------ -----------3--40 _______- 1 qp EVENING LANE DATA LANE SEGMENT LANE SEG. GRADE Y Z DESCRIPTION DESCRIPTION NO. NO. COR. K--_-- 0 0- - 0.0 WEST CONNECTOR ROAD 0.0 0.0 1000.0 0.0 =___:`_`____::___`__........ RECEIVER DATA REC Y Z ID % __-1---------'-- 5.0 REC 1 600.0 60.0..`"_`_""""•"_"`_" ..'..._. ...... ......................=. DROP-OFF RATES LANE I RECEIVER NO. No. I 1 1 I 3.0............o...... ................................ SQUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMuS SQUARE HARED RE Gy MEAN EMISSION LEVELS -108 AND CALIFORNIA REFERENCE CEENE RECEIVER LEO -- ------------ REC 1 60.6 **** Sound 2000 (Caltrans Version of Stamina2/Optima) •**. INPUT DATA FILE : V:\AQNOISE DIVISION\Active Projects\Tuatin Marine Air Station\Columbus Square\S32\weetconnector-night.932 DATE : 2/18/2004 COLUMBUS SQUARE ...... TRAFFICCDATA .......................................................... ATA LANE AUTO MEDIUM TRKS HEAVY IRKS NO. VPH MPH VPN MPH VPH MPH DESCRIPTION '_____________2 40 -_-------_i___ 1 40 40 NIGHT .:................:................................................ LANE DATA LANE SEG. GRADE NO. NO. COR. KSEGMENT LANE Z DESCRIPTION DESCRIPTION ---------------------------0.0 1 1 0.0 0.0 0.0 WEST CONNECTOR ROAD 1000.0 0.0 RECEIVER DATA REC NO. g Y y ID 1 500.0 80.0 ----"""-- REC 1 DROP-OFF RATES LANE RECEIVER NO. „ No. 1 ........................................... SOUM32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 55.4 Roadway Noise Analysis for Columbus Square Vehicle TraffI'llic Distribution Vehicle T e Distribution Da Evenin Ni 1,131 ht 842 LDA 8,768 6,795 8 17 MDT 166 58 140 2 7 HDT 9,000 6,993 10141 866 Total Avera a Hourl Distribution Vehicle T e Da Evenin cgj Ni ht �4 F5 566 377 LDA 12 3 2 MDT 1 1 HDT Hourly Leq (Sound 2000) 63.8 61.2 56.1 66.6 CNEL Adjusted Leq 63 8 66.2 65.4 Valencia N Loop Rd •••• Sound 2000 (Caltrans Version of Stamina2 -./optima) INPUT DATA FILE ; V:\AQNOISE DIVISION\Active Projecta\Tustin Marine Air Station\Columbus Square \S32\loop- day.832 DATE 2/18/2004 COLUMBUS SQUARE TRAFFICDATA .......................................................... LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH VPH MPH DESCRIPTION --------------------------------'----------------- 12 45 1 566 95 ...............:........................5.........DAY ....:............... LANE DATA LANE SEG. GRADE NO. NO. COR.SEGMENT LANE X Y Z DESCRIPTION DESCRIPTION 0.0 0.0 0.0 1000.0 NORTH LOOP ROAD 0 ..................................................................... RECEIVER DATA REC NO. g Y Z ID ------------------- ----------------'----------------------- 1 500.0 80.0 5.0REC 1 . ........................a..................... DROP-OFF RATES LANE RECEIVER N0. No. 1 1 1 3.0 ............................................. SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 63.8 •••• Sound 2000 (Caltrans Version of Stamina2/OPti"1 ... INPUT DATA FILE V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Stat ion\Columbus Square\S32\1�P- evening.s32 DATE 2/16/2004 COLUMBUS SQUARE ___....:.................... TRAFFIC_:.DATA AUTO MEDIUM IRKS HEAVY TRKS I'VE VPH MPH VPH MPH DESCRIPTION N0. VPH MPH ------------ ------------------------------ ---------' -------------- 377 1 45 EVENING :................. .......•___.................... ._.=... .___•_..:_._:_ LANE DATA SEGMENT 1'A'rfi LANE SEG. GRADE K Y y DESCRIPTION DESCRIPTION NO. NO. COR. _ ----'-0.0 --NORTH IADP ROAD --1 0.0 0.0 0.0 0.0 . ............ .......1000x0..:.:_........................................ RECEIVER DATA REC Y g ID N0. R----'^ ------------------- --------------------------- -------'------ 5.0REC 1 ...1..500.0 80.0 ............................................ ...........: DROP-OFF RATES LANE RECEIVER N0. NO. 1 1 3.0 ........................................... ........................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-106 AND ISSION LEVELS CALIFORNIA REFERENCE ENERGY MEAN RECEIVER LEO --------------- REC 1 61.2 •••• Sound 2000 (Caltrans Version of Stamina2/Optima) .— INPUT DATA FILE V:\AQNOISE DIVISION\Active Projects\Tustin Marine Air Station\Columbus Square\S32\loop- night.832 DATE 2/18/2004 COLUMBUS SQUARE ....................... .... ...........................................:....__........_TRAFF_.._ C DATA LANE AUTO MEDIUM TRKS HEAVY TRKS NO. VPH MPH VPH MPH ---------------------------------------------------------------------- VPH MPH DESCRIPTION 1 94 45 ............................................45=..NIGHT ....._=_.......: LANE DATA LANE SEG. GRADE NO. NO. COR. g SEGMENT LANE Z DESCRIPTION DESCRIPTION ------'O-O--------0.0 .. 0.0 ...................... .. ............................:.........NORTH LOOP ROAD o RECEIVER DATA REC NO. X Y Z D 1 500.0 80.0 ________________________ 5.0 REC 1 DROP-OFF RATES LANE RECEIVER NO. No. 1 ........................................... SOUND32 - RELEASE 07/30/91, MODIFIED 04/22/00 TITLE: COLUMBUS SQUARE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEO --------------- REC 1 56.1 APPENDIX C: RAILROAD NOISE ANALYSIS Train Noise Analysis for Columbus Square (Year 2020) Passenger Train Assumptions: Average Speed (mph) Locomotives per Train Cars per Train Trains per Day Day/Evening/Night Distribution Day (lam - 7pm) Evening (7pm - 1 Qpm) Night (10pm - 7am) Passenger Train Noise Levels Daytime dBA Leq Evening dBA Leq Nighttime dBA Leq CNEL Freight Train Assumptions: Average Speed (mph) Locomotives per Train Cars per Train Trains per Day Day/Evening/Night Distribution Day (7am 7pm) Evening (7pm -10pm) Night (10pm - 7am) Freight Train Noise Levels Day Leq Evening Leq Night Leq CNEL Composite Noise Level (dBA CNEL) 70 1 5 90 68 9 13 58.2 55.4 52.3 60.4 50 4 55 12 - 2 4 6 48.9 57.9 54.9 64.2 65.7 Railroad Noise Summary Train Noise Analysis for Columbus Square Copyright 1997, HMMH Inc - General Transit A Noise Assessationment sponsored by FTA contract #DTUM60-92-C-41008 General Transit Noise Assessment Columbus Square Government users have unrestricted rights to this program Enter noise receiver land use cafe o below. LAND USE CATEGORY Noise receiver land use cate o 1, 2 or 3 source below - see reference list for source numbers. Enter data for each noise ce Num. stance rNoisiestHour of to receiverlfff!V nmuter Buses peed (m v'ity Duringsitive 1 ` ains/hOL Hoursars/train s Storage Yard Embedded Track? YIN _ erial Structure? YIN Barrier Present? YM Intervening Rows Of Buildi I s number SOURCE REFERENCE LIST Source Numbe Electric Loco. Diesel Loco. Comm. Rail Cars RRT/LRT AGT, Steei Wheel AGT, Rubber Tire 1 .,.,,.,.. _ 10 P Buses 11 nmuter Buses 12 i Yard or Shop 1 ` (over Tracks 1� s Storage Yard s Op. Facility 1 11 s Transit Center T rking Garage 1 irk & Ride Lot Passenger Day Train Noise Analysis for Columbus Square Federal Transit Adminstration Copyright 1997, HMMH Inc. General Transit Noise Assessment Sponsored by FTA contract #DTUM60-92-C-41008 Case: Columbus Square Government users have unrestricted rights to this program Enter noise receiver land use category below. Noise receiver land use cat e ory (1, 2 or 3) ---------- Enter data for each noise source below - see reference list for source numbers. to receiver est Hour of ity During itive Hours Structure? Rows Diesel Loco. Comm. Rail Cars RRT/LRT AGT, Steel Wheel AGT, Rubber Tire Monorail City Buses Commuter Buses Rail Yard or Shop Layover Tracks Bus Storage Yard Bus Op. Facility Bus Transit Center Parking Garage Park & Ride Lot rce uam$mour trains/hour locos/train cars/train u 10 11 12 13 14 15 16 17 18 Passenger Evening Train Noise Analysis for Columbus Square Copyright 1997, HMMH Inc. Federal Transit A Noise Assessment sessation Sponsored by FTA contract #DTUM60-92-C-41008 rniiiGeneral Transit Noise Asseshsm Sauare Government users have unrestricted rights to this program Enter noise receiver land use catego below. D USE CATEGORYe Treceiver land use cate o 1, 2 or s Enter data for each noise source below - see reference list for source numbers. NOISE SOURCE PARAMETERS Source 2 SoU1ce Parameter Source 1 Comm. Rail Cars ' Source Num. Diesel Loco. distance ft . ft distance Dist to receiver Noisiest Hour of speed (mph) speed (mph) i Activity During; trains/hour trains/hour cars/train sensitive Hours locos/train Track? Y/N Rows sl Loco. m. Rail Cars /LRT Steel Wheel Rubber Tire orail Ilev )mobiles Buses nmuter Buses I Yard or Shop over Tracks Storage Yard s Op. Facility s Transit Center rking Garage rk & Ride Lot_ number passenger Night Train Noise Analysis for Columbus Square Federal Transit Adminstration Copyright 1997, HMMH Inc. General Transit Noise Assessment Sponsored by FTA contract #DTUM60-92-C-41008 Case: Columbus Square Government users have unrestricted rights to this program Cnter noise receiver land use category below. use category (1, 2 or 3) Enter data for each nnie. RCE el Loco. 2 M. Rail Cars /LRT 3 3 Steel Wheel 5 Rubber Tire 9z City Buses 10 Commuter Buses 11 Rail Yard or Shop 12 Layover Tracks 13 Bus Storage Yard 14 Bus Op. Facility 15 Bus Transit Center 16 Parking Garage 17 Park & Ride Lot 18 Freight Day Train Noise Analysis for Columbus Square Copyright 1997, HMMH Inc. Federal Transit Adminstration sponsored by FTA contract #DTUM60-92-C41008 General Transit Noise Assessment ware Government users have unrestricted rights to this program Enter noise receiver land use ca Enter data for each noise source below - see 1 :l Loco. m. Rail Cars LRT Steel Wheel Rubber Tire fuu.— 10 Buses 11 imuter Buses 1� Yard or Shop 1: :)ver Tracks 1A Storage Yard 1 Op. Facility 1 Transit Center 1 king Garage 1 is & Ride Lot Freight Evening Train Noise Analysis for Columbus Square Federal Transit Adminstration Copyright 1997, HMMH Inc. General Transit Noise Assessment Sponsored by FTA contract #DTUM60-92-C-41008 Case: Columbus Square Government users have unrestricted rights to this program Inter noise receiver land use ca tegoLv below. LAND USE CATEGORY Noise receiver land use cat—Ory 1, 2 or 3 Enter data for each noise source below - see reference list for source numbers. NOISE SOURCE PARAMETERS Parameter Source 1 Source �.c c 50l Num. D%Iee Loco. omm. Rail Cars 7Source Dist to receiverce ft istance ft) Voisiest Hour ofpeed (mph) „oo,��.,,.,►,� IfActivity During Sensitive Hours ointed Track? Imbedded Track? arias Structure? arrier Present? itervening Rows Diesel Loco. Comm. Rail Cars RRT/LRT AGT, Steel Wheel AGT, Rubber Tire Monorail Maglev Automobiles City Buses Commuter Buses Rail Yard or Shop Layover Tracks Bus Storage Yard Bus Op. Facility Bus Transit Center Parking Garage Park & Ride Lot YIN 1C 11 12 13 14 15 16 17 18 trains/hour cars/train Y/N number Freight Night APPENDIX D: RECOMMENDED LEVEL DING REQUIREMENTS FOR NOSE Recommended Building Requirements to Ensure a Minimum Noise Level Reduction of 30 dBA 1. General a. Brick veneer, masonry blocks, or stucco exterior walls should be constructed airtight. All joints should be grouted or caulked airtight. b. At the penetration of exterior walls by pipes, ducts, or conduits, the space between the wall and pipes, ducts, or conduits should be caulked or filled with mortar. c. Window and/or through -the -wall ventilation units should not be used. d. All sleeping spaces should be provided with either a sound -absorbing ceiling or a carpeted floor. e. Through-the-wall/door mailboxes should not be used. 2,, Exterior Walls a. Exterior walls, other than as described below, should have a laboratory sound transmission class rating of at least STC -44. b. Masonry walls having a surface weight of at least 40 pounds per square foot do not require a furred (stud) interior wall. At least one surface of concrete block walls should be plastered or painted with heavy "bridging" paint. c. Stud walls should be at least 4 inches in nominal depth and should be finished on the outside with siding -on -sheathing, stucco, or brick veneer. (1) Interior surface of the exterior walls should be of gypsum board or plaster at least 1/2 -inch thick, installed on the studs. The gypsum board or plaster may be fastened rigidly to the studs if the exterior is brick veneer or stucco. If the exterior is siding - on -sheathing, the interior gypsum board or plaster must be fastened resiliently to the studs. (2) Continuous composition board, plywood, or gypsum board sheathing should cover the exterior side of the wall studs behind wood or metal siding. The sheathing and facing should weigh at least 4 pounds per square foot. (3) Sheathing panels should be butted tightly and covered on the exterior with overlapping building paper. The top and bottom edges of the sheathing should be sealed. (4) Insulation material at least 2 inches thick should be installed continuously throughout the cavity space behind the exterior sheathing and between wall studs. Installation should be glass fiber or mineral wool. 3. Windows a. Windows, other than as described in this section, should have a laboratory sound transmission rating of at least STC -30. b. Glass of double -glazed windows should be at least 1/8 -inch thick. c. Double -glazed windows should employ fixed sash or efficci n ll th material t ather-stripp ed is operable sash. The sash should be rigid and weather-stripped compressed air tight when the window is clo length nto an infiltration accordance swith to exceed 0.5 -cubic foot per minute per foot of crack of ASTM E -283-65-T. d. Glass of fixed -sash windows should be sealed in an airtight manner with anon -hardening sealant or a soft elastomer gasket or glazing tape. e. TheP erimeter of window frames should be sealed airtight to the Federal S etc fio erir wall construction with a sealant conforming to one of the following TT -S-00230, or TT -S-001 53. f. The total area of glass of both windows and exterior doors in sleeping spaces should not exceed 20 percent of the floor space. 4. Doors a. Doors, other than as described in this section, should have a laboratory sound transmission class rating of at least STC -35., b. The glass of double -glazed sliding doors should beseparated r SPP rig material as e. Each sliding frame should be provided with an efficientlyairtight specified in section 3c above. c. Glass of all doors should be at least 3/16 -inch thick. Glass of double sliding doors should not be equal in thickness. d. The perimeter of door frames should be sealed airtight to the exterior wall construction. e. Glass of doors should be set and sealed in an airtight non -hardening sealant, or a soft elastomer gasket or glazing tape. 5. Roofs a. Combined roof and ceiling construction, other than d lass rescrating in thiat least STC 44. s section and section 6 of below, should have a laboratory sound transmissi b. With an attic or rafter space at least 6 inches deep and with a ceiling orgypsum board elovv, the roof should consist of closely butted '/z -inch composition board, plywood, sheathing topped by roofing as required. 2 c. If the underside of the roof is exposed or if the attic or rafter spacing is less than 6 inches, the roof construction should have a surface weight of at least 40 pounds per square foot. Rafters, joists, or other framing may not be included in the surface weight calculation. d. Window or dome skylights should have a laboratory sound transmission class rating of at least STC -33. 6. Ceilings a. Gypsum board or plaster ceilings at least %Z -inch thick should be provided where required by section 5b above. Ceilings should be substantially airtight with a minimum number of penetrations. b. Glass fiber or mineral wool insulation at least 3Y2 -inches thick should be provided above the ceiling between joists. 7. Floors The floor of the lowest occupied rooms should be slab on fill, below grade, or over a fully enclosed basement. All door and window openings in the fully enclosed basement should be tightly fitted. 8. Ventilation a. A mechanical ventilation system should be installed that will provide at least two air changes per hour with at least 20 percent fresh air supply requirements for various use in occupied rooms without the need to open any windows, doors, or other openings to the exterior. b. Gravity vent openings in the attic should not exceed code minimum in number and size. The openings should be fitted with transfer ducts at least 3 feet in length containing internal sound absorbing duct lining. Each duct should have a lined 90 -degree bend in the duct such that there is no direct line of sight from the exterior through the duct into the attic. c. If a fan is used for forced ventilation, the attic inlet and discharge openings should be fitted with sheet metal transfer ducts of at least 20 -gauge steel, which should be lined with 1 -inch thick coated glass fiber, and should be at least 5 feet long with one 90 -degree bend. d. All vent ducts connecting the interior space to the outdoors, except in domestic range exhaust ducts, should contain at least a 10 -foot length of internal sound absorbing duct lining. Each duct should be provided with a lined 90 -degree bend in the duct such that there is no direct line of sight through the duct from the venting cross section to the room opening cross section. e. Duct lining should be coated glass fiber duct liner at least 1 -inch thick. f. Domestic range exhaust ducts connecting the interior space to the outdoors should contain a baffle plate across the exterior termination that allows proper ventilation. The e diameter the line of dimensions of the baffle plate should extend bbe of sight and thickness as the t least on into the vent duct. The baffle plate shoulde of the same at ri vent duct material. g. Building heating units with flues or combustion air vents should be located in a closet or room closed off from the occupied space by doors. h. Doors between occupied space and mechanical equipment areas should be solid core wood or 20 -gauge steel hollow metal at least 13/4 inches thick and should be fully weather-stripped. 4 TRANSMITTAL COMMUNITY DEVELOPMENT DEPARTMENT TO: --------------- (2 DATE: — 11--- Z —02 - SUBJECT: -02 - SUBJECT: —M am W3�'� FILE NO: TRANSMITTED ❑ 1st Class Mail ❑ Under Separate Cover K7ViaEmployee Picked Up REMARKS COPIES TO: FILE THE FOLLOWING ❑ Letter ❑ Sta$Report ❑ Drawings ❑ Materials/Colorboard Resolutions/Ordinances Lj�Ir�i FOR ❑ Your Use ❑ Your Use As Requested ❑ Approval ❑ YourFiles ❑ Your Signature Review& Comment ❑ on'ection/Revision ❑ — By _4LA db Phone If the above items are not as noted, please notify us at once. 300 Centennial Way, Tustin, California 92780 (714) 573-3106 FAX (714) 573-3113 ATTACHMENT G LAND USE APPLICATION FACT SHEET/ STATISTICAL SUMMARY LAND USE APPLICATION FACT SHEET 1 LAND USE APPLICATION NUMBER(S): SPA/Zone Chan a 04-003 Concept Plan 03-003 TTM 16581 and DR 04-006 2. LOCATION: MCAS Tustin Plannin Area4 and Plannin Area 5 3. ADDRESS: Bounded hu' Kl-"� , 4. LOT: Conveyance Parcels 23 and 24 c• PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: SPA/Zone Chan a 04-001 fro annexation of Parcel 36 6. SURROUNDING LAND USES: NORTH: Edinger Avenue, OCTA railroad right-of-way and residential uses SOUTH: County of Orange Urban Regional Park EAST: MCAS Tustin Planning Area 7 — Village Services WEST: Severyns Road and an industriaTbusiness park 7• SURROUNDING ZONING DESIGNATION: NORTH: Planned Community Residential SOUTH: MCAS Tustin Specific Plan EAST: MCAS Tustin Specific Plan WEST: MCAS Tustin Specific Plan 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Planned Community Residential SOUTH: MCAS Tustin Specific Plan EAST: MCAS Tustin Specific Plan WEST: MCAS Tustin Specific Plan 9• SITE LAND USE: A. EXISTING: Vacant B. PROPOSED: Low Densisand Medium DPn��t„ Qom;,� C. GENERAL PLAN. MCAS Tustin S ecific Plan J Vc����A� D. ZONING: MCAS Tustin Low Densit and Medium Densit Residential E. PROPOSED GP: N/A F. PROPOSED ZONING: N/A DEVELOPMENT FACTS: 11. LOT AREA: 105.5 ACRES 12. BUILDING LOT COVERAGE: PERMITTED: 50% for SFD and 65% for condominium ro'ects PROPOSED: 40% to 50% for SFD and 40% for condominium ro•ects Statistical Summary Tentative Tract 16581 Site Development Standards for Single Family Home Product Standard nV -- 7 du/acre 7 du/acre Densi 3000 s ware feet 4,400 to 6,500 Minimum Lot Area 35 feet minimum Minimum Lot Width 35 feet 35 feet Buildin Height 35 feet Varies, minimum as required Lot Covera e 50 ercent 40 feet Edinger Avenue 40 feet Buildin Setback 10 feet Moffett Drive 10 feet Buildin Set1ac1-42 42 feet feet Harvard Avenue Buildin Setback 5 feet Private Street or Drive 5 feet Varies, minimum as required Interior Side yard 3 feet 10 feet _ minimum aggregate 10 feet minimum Rear and Setback 10 feet Site Development Standards for Carriage Way Product Standard Re uired Pro osed 7 du/acre Densi 7 du/acre 3000 square feet 4,050 s .ft. t ical) Minimum Lot Area 35 feet minimum Minimum Lot Width 35 feet 35 feet Buildin Hei ht 35 feet Varies, minimum as required Lot Covera e 50 ercent 40 feet Edinger Avenue 40 feet Buildin Setback 10 feet Moffett Drive 10 feet Buildin Setback 42 feet 42 feet Harvard Avenue Buildin Setback 5 feet Private Street or Drive 5 feet Varies, minimum as required Interior Side yard 3 feet re ate 10 feet minimum a 3 feet to garage and. 7 feet to Rear yard Setback 10 feet all living areas Buildin to Buildin setback 30 feet 30 feet Site Development Standards for Condominium Development Re uired Pro osed Standard 7 du/acre 7 du/acre Densi As amended Minimum Develo ment Site 10 acre 40 feet Maximum Building Hei t 40 feet 65 percent less building and Maximum Lot Coverage landsca a setbacks Common O en S ace 400 s uare feet/ unit 40 feet Edinger Avenue 40 feet - Buildinr Setback 10 feet Moffett Avenue 10 feet Building Setback Harvard Avenue Building Setback Private Street or Drive Interior Side yard Rear yard Setback Distance between Principle Structures Distance between Accessory Structures Statistical Summary Tentative Tract 16581 42 feet 5 feet 3 feet 10 feet 10 feet 5 feet 42 feet 5 feet Varies, minimum as 10 feet N/A ATTACHMENT H RESOLUTIONS 3949539W 39515 3952, AND 3953 RESOLUTION NO. 3949 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 IMPACT REPORT FOR THE DISPOSAL AND REUSE OF MCAS TUSTIN ("FEIS/FEIR") IS ADEQUATE TO SERVE AS THE PROJECT EIS/EIR FOR ZONE CHANGE 04-003, TENTATIVE TRACT MAP 16581, CONCEPT PLAN 03-003, DESIGN REVIEW 04- 006, THE AFFORDABLE HOUSING PLAN AND DENSITY BONUS APPLICATION, AND THE REQUEST TO TRANSFER AFFORDABLE HOUSING UNITS FROM PLANNING AREA 4 AND 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 reselve as follows: A. That Zone Change 04-003, Concept Plan 03-003, Tentative Tract Map 16581, Design Review 04-006, the "Affordable Housing Plan and Density Bonus Application," and the request to transfer affordable housing units from Planning Area 4 and 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/FEIR 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 4 and Planning Area 5. C. That an initial study checklist, attached as Exhibit A hereto, was prepared to evaluate the potential impacts associated with the Project. The initial study checklist demonstrates that all potential environmental impacts of the Project were addressed by the certified FEIS/EIR, no additional impacts have been identified, and all applicable mitigation measures in the FEIS/EIR will be implemented through the Mitigation Monitoring Program for the Project (Attachment 2 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 Section 15168 (c) and 15162, no new effects could occur and no new. mitigation measures Resolution No. 3949 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. 3949 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. 3949 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 to Exhibit A of Resolution No. 3949) 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 1,077 residential units in PIanning Area 4 and 5 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 4 and 5, MCAS -Tustin Specific Plan, bounded by the Edinger Avenue on the north, North Loop Road on the south, existing industrial business park on the west, and West connector 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 4 Medium Density Residential, Planning Area 5 Project Description: Approval of Concept Plan 03-003, Tentative Tract Maps 16581, Design Review 04-006, Specific Plan Amendment/Zone Change 04-003 (MCAS Tustin disposition parcels 23 & 24 for the purpose of developing 1,077 residential units including eighty-four (84) single family detached units, 199 carriage way units, 552 multiple family residential units and a senior housing project with 242 units. The project also includes a density bonus to construct 182 additional units and a request for transfer of a portion of affordable housing units from Planning Area 21 and Planning Area 4 to Planning Area 5. Surrounding Uses: North: Edinger Avenue, self -storage and retail uses and residential uses East: Vacant - MCAS Tustin Planning Area 7 — Village Service (retail uses) South: Vacant MCAS Tustin Planning Area 6 — Urban Regional park West: Industrial Business Park - Industrial Zoning (M) 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 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 the mitigation measures DECLARATION will beprepared.o an attached sheet have been added to the project. A NEGATIVE DEC ❑ 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,e t ere WILL analyzed NOT be a significant effect in this case because all potentially significant effects ) 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. Preparer: Minoo Ashabi, Associa e Planner Elizabeth A. Binsack, Community Development Director D. EVALUATION OF ENVIRONMENTAL IMPACTS See Attached — Date: /. /.3.OS Date / /� •p67 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? U. 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? 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 OUALITY: 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)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 10 ►1 Al No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 10 ►1 Al 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? fl 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 O ❑ 0 0 ❑ ❑ ❑ ❑ 13 0 O ❑ED ❑ ❑ ❑ ❑ ❑ ❑ 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 septic tanks or alternative wastewater disposal systems where ❑ ❑ IE sewers 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, where such a plan has not been adopted, within two miles of 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? ❑ ❑ ❑ ❑ ❑ ❑ ❑ D 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? VIII. HYDROLOGY AND WATER QUALITY: — Would the protect: 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 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? fl 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? 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? D Inundation by seiche, tsunami, or mudflow? IX. LAND USE AND PLANNING — Would the project: a) Physically divide an established community? ❑ ❑ IR ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ IR ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 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: 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 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? f) 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: 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? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ .❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ►t No Substantial New More Change From Significant Severe Previous c) Displace substantial numbers of people, necessitating the Impact Impacts Analysis construction of replacement housing elsewhere? 11 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 — WouId 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? Result in inadequate parking capacity? ❑ ❑ 19 ❑ ❑ ❑ ❑ ❑ ❑- ❑ ❑ ED ❑ ❑ 19 ❑ ❑ ❑ ❑ 19 ❑ ❑ ❑ ❑ ❑ ❑- ❑ ❑ ED ❑ ❑ 19 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 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? 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 effects 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? No Substantial New More Change From Significant Severe Previous Impact Impacts Analysis ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 0 ❑ ❑ ►t ►t /1 ATTACHMENT 1 OF EXHIBIT A OF RESOLUTION SO. 3949 EVALUATION OF ENVIRONMENTAL IMPACTS CONCEPT PLAN 03-003, SPECIFIC PLAN AMENDMENT/ZONE CHANGE 04-003, TENTATIVE TRACT MAP 16581, DESIGN REVIEW 04-006, AFFORDABLE HOUSING PLAN AND DENSITY BONUS AND TRANSFER OF AFFORDABLE UNITS (MCAS TUSTIN REUSE DISPOSAL PARCELS 23 & 24) PLANNING AREA 4 & 5 - 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 was designated as the Local Redevelopment Authority (LRA) for te nreuse of MCAS Tustin anid, 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 105.5 acres (gross) within Planning Areas 4 and 5 of the MCAS Tustin Specific Plan and bounded by the Edinger Avenue on the north, North Loop Road on the south, existing industrial park on the west, and West connector on the east. Access to the site is provided mainly from Edinger Avenue The proposed project would develop 1,077 residential units as follows: 84 single family detached units 199 carriage way units 552 multiple family residential 242 units (senior housins nroiect) Total 1,077 units The project also includes a request for a density bonus to construct 63 additional units in Planning Area 4 and 119 units in Planning Area 5 for a total of 1.82 units. In addition, since Planning Area 4 and 21 are intended for low density development, the applicant has requested to transfer twenty-five (25) of the required units for Very Low and Low income families from Planning Area 21 to Planning* Area 5 and eight (8) of Very Low and Low income units and fourteen (14) of the Moderate income units from Planning Area 4 to Planning Area 5, which allows medium density development. Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 2 In accordance with the requirements of the MCAS Tustin Specific Plan Section 3.4.2.G and 3.4.3.11 a total of 241 affordable units would be required as follows: Planning Area Affordable Units 15% 16 Very Low RHNA Total Required 16 Very Low PA 4 10 Low 38 Low 48 Low 15 Moderate 15 Moderate 31 Moderate Total = 41 Total = 53 Total = 94 37 Very Low 37 Very Low PA 5 22 Low 38 Low 60 Low 34 Moderate 16 Moderate 50 Moderate Total = 93 Total = 54 Total = 147 Total 134 107 241 The project includes development of 6.33 acres of parkland recreational sites including 3.66 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 sites would be provided by public access easements in perpetuity from two entry points to the site with recordation of an easement on Tentative Tract Map 16581. A portion of the site would also include private amenities available to the residents of the development. As part of the analysis of the MCAS Tustin FEIS/EIR for the MCAS Tustin Specific Plan, Planning Area 4 was identified as a Low Density Residential (LDR) site, with a development potential of 1-7 dwelling units per acre and Planning 5 dwelling units peidentified as a r acreDensity There Residential (MDR) site, with a development potential of 8 1 were a total of 274 military housing units within Planning Area 4 (Table 3-1, MCAS Tustin Specific Plan). These units were in dilapidated and have been demolished. In accordance with Table 3-2 of MCAS Tustin Specific Plan, Planning Area 4 includes 43.3 net acres with potential development of 304 maximum units at 7 units per acre that was considered for the FEIS/EIR analysis. However, the Planning Area 4 site includes only 39.1 net acres (adjusted with adjustment of Severyns Road), and therefore potential for a maximum of 274 units. In addition a density bonus is requested for 63 additional units that would increase the density to 8.62 dwelling units per acre. In accordance with Table 3-2 of MCAS Tustin Specific Plan, Planning Area 5 includes 41.1 net acres with potential development of 621 maximum units at 15 units per acre. The proposed development includes 42.2 net acres (modified with adjustment of Severyns Road), and therefore potential for a maximum of 633 units. Inaddition d on the net area of therste thatwould incfor 119 rease the ditional units more than the 633 maximum units base density to 17.54 dwelling units per acre. Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 3 The project includes 152 additional units more than the analysis included in the FEIS/EIR for number of units in Planning Area 4 and Planning Area 5. Potential impact on the increased number of units will be discussed in each category. All related environmental impacts of such development were addressed in the FEIS/EIR and implementation and mitigation measures were incorporated into the MCAS Tustin Specific- Plan, which are included in the DDA or with 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. 3949). The following information provides support for the conclusions identified in the Environmental Analysis Checklist. 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 and medium -density residential units within Planning Areas 4 and 5 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 Edinger Avenue, North Loop Road, and West Connector, 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. MitigationlMonitoring 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 2-37 to 2-54) Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 4 Tustin Security Ordinance Tustin General Plan ti. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead to Assessment may Model '(1997) othe California Agricultural Land Evaluation and 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 onthe maps ofprepared Californiapursuant Resources Farmland Mapping and MonitoringProgram gram 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? As documented in the FEIS/EIR, the project site is partof MthaAS T would be Planuse iable that contained 702 acres of farmland. The FEIS/EIR concluded long-term mitigation to off -set the impact of converting farmland on MCAS Tustin to urban uses. 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 impacts to farmland were significant and impossible to fully 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 (Page 3-37 to 3-54) 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? Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 5 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 only 152 additional units more than analysis in the FEIS/EIR, which is below the threshold established for air quality impact for residential development (Table 6-2, 1993 South Coast Air Quality Management District, CEQA Air Quality Handbook) 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 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 through153, 4-207 through 4-230 and pages 7-41 through 7-42) MCAS Tustin Specific Plan (Pages 3-38 through 3-54) Table 6-2, 1993 South Coast Air Quality Management District, CEQA Air Quality Handbook 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? Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 6 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/EIR'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 orf jurisdictional waters or wetlands. 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 3-75 through 3- 82, 4-103 through 4-108, and 7-26 through 7-27) MCAS Tustin Specific Plan (Pages 3-38 to 3-54). 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? A portion of the existing blimp pads are within the project site boundary that were identified as part of a Discontiguous Historic District. The Navy, State Office of Historic Preservation (SHPO), and Advisory Council executed Memorandum of Agreement (attached as part of the EIS/EIR) with City of Tustin and County of Orange as invited signatories allowed for the destruction of the blimp pads. The EIS/EIR noted that it may not be financially feasible to retain the blimp hangers and there maybe irreversible'significant impacts. A Statement of Overriding Consideration for the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001. Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 7 Numerous archaeological surveys have been conducted at the former WAS 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. With the inclusion of mitigation measures that require construction monitoring, potential impacts to cultural resources can be reduced to a level of insignificance. No substantial change is expected from the analysis previously completed in the FEIS/EIR for WAS 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/EIR for Disposal and Reuse of MCAS•Tustin (Pages 3-68 through 3- 74, 4-93 through 4-102 and 7-24 through 7-26) WAS Tustin Specific Plan (Pages 3-38 to 3-54). 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. • 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? Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 8 The FEIS/EIR indicates that impacts to soils and geology resulting from implementation of the Reuse Plan and MCAS 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 MCAS 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. 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 Observations 3-88 through 3- FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pagesrou g 97, 4-115 through 4-123 and 7-28 through 7-29) MCAS Tustin Specific Plan (Pages 3-38 to 3-54). 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? 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? als sites d) Be located on a site whichis luded on a ode Section list of hazarous b5962.5 andaas a esult,lwould it compiled pursuant to Government 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? Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 9 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. There are four sites that have been classified as hazardous waste sites; IRP -16, IRP -13W, IRP -13S and UST -268. The FEIS/EIR notes that these sites would be remediated to residential standards prior to conveyance from the Navy. The applicant has indicated that IRP -16, which underlies the main entry to the site and is part of phase I (model home) development has been released from the Department of Navy and no further action is required on that site. 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 re handling and use of these hazardous substances will reduce potential impacts to below ons as 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) MCAS Tustin Specific Plan (Pages 3-38 through 3-54) Finding of Suitability to Transfer (FOST), MCAS Tustin Tustin General Plan. VIII. HYDROLOGY AND WATER QUALITY: - Would the project: Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 10 a) Violate any water quality standards or waste discharge requirements? 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)? b) 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? f) Otherwise substantially degrade water quality? 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 g) 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 1,077 residential units that would increase runoff. However, the project will not result in additional impacts beyond what was analyzed in the adopted FEIS/EIR. 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 projects 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. 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 Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 11 such hazards. Consequently, 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 3-98 through 3- 105, 4-124 through 4-129 and 7-29 through 7-30) MCAS Tustin Specific Plan (Pages 3-38 through 3-54) 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 4 and 5 as they relate to Single Family Residential Units and Multiple Family residential Units as noted in Sections 3.4.2 and 3.4.3 of MCAS Tustin Specific Plan. New development standards were proposed for development of the Carriage Way units that will be considered as a specific plan amendment. These 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 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. Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 12 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 3-38 through 3-54). 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/EIR 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 3-38 through 3-54). 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? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 13 e) For a project located within an airport land use plan or, where such a plan has not I 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 Edinger Avenue, Valencia/North Loop Road, and West Connector 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. MingationlMonitoring 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 3-38 through 3-54). Tustin General Plan XII. POPULATION & HOUSING: Would the project: Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 14 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 1,077 new residential units on a site that included 274 existing 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/EIR for MCAS Tustin. The project will remove vacant military housing units and include 155 additional units more than 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 3-38 through 3-54). 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 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. Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 15 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 Tustin Unified School District (TUSD). The implementation of the Reuse Plan would provide two 10 -acre sites for elementary schools and a 40 -acre high school site to serve the growing student population within its district. Based on the student generation factors of 0.29 per unit for grades K-5; 0.127 student per units for grades 6-8; 0.153 student per unit for grades 9-12, and the potential of 2,585 dwelling units developed within the TUSD boundaries, the EIS/EIR noted that reuse development would generate approximately 750 students for grades K-5, 328 students for grades 6-8, and 395 students for grades 9-12 for a total of 1,473 students. The total number of units considered in the EIR/EIS for Planning Areas 4 and 5 was 925 units. The applicant 7s- requesting approval of 152 additional units as part of a density bonus request. The total number of residential units will be increased to 1,077 units and the additional 152 units would generate 87 additional students (5.9% increase). As part of development of Columbus Square, a senior housing project is also proposed that includes 242 units. Using the student factors noted above, if these units were developed as family units, they would have generated 138 students. Therefore, with consideration of the senior housing units, the overall number of students are anticipated to decrease by 51 students (138 - 87 = 51) from the total number of students considered in the FEIR/EIS analysis. The proposed density bonus units will not increase the potential number of students considered by the certified FEIR/EIS. The TUSD will receive its statutory school impact fees per Senate Bill 50 from both residential and commercial development. As a condition of approval for the project, the developer will be required to pay applicable school fees prior to issuance of the building permit. In summary, no new additional students are anticipated beyond what was considered in the FEIR/EIS for the Disposal and Reuse of MCAS, Tustin, and in any event, City required mitigation is limited by State law to requiring payment of the SB 50 school impact fees." 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 minimurn 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. Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 16 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 3-38 through 3-54). 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? b) Does the proj-ect 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 a new 84.5 -acre Regional Park; a 24 -acre Community Park and three (3) Neighborhood Parks of more than five -acres, and five (5) community riding and hiking paths through the property connecting to the regional bikeway/trail system, a privately owned 159 -acre golf course, play areas associated with schools, and child care facilities. Since the Reuse 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, 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 3-38 through 3-54) Tustin Parks and Recreation Services Department Tustin General Plan Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 17 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 result 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? — g) Conflict with adopted policies, plans, orsu ro rams transportation (e.g., bus turnouts, bicycle racks)? g supporting alternative 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 site 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 MCAS Tustin. Based upon the Traffic Study for Columbus Square (PA -4 and PA -5), the traffic generation identified for the 1,077 units is less than the Trip Budget identified in the Specific Plan. The proposed project ADT is decreased by 726 trips (compared with the Trip Budget) with the proposed development. 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. Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 18 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 3-38 through 3-54). Tustin General Plan 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 and medium 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 design and construction of full width improvements on Severyns Road; curb and gutter on project entries at Valencia Loop Road/Lot P and West Connector Road/Lot T; sidewalk and curb ramps along both sides of Severyns Road, the south side of Edinger Avenue, north side of Valencia North Loop Road, and west side of West Connector Road; storm drain, domestic water, reclaimed water, sanitary sewer, and dry utility service systems necessary to serve the site, landscape and irrigation on Severyns Road, on the south side of Edinger Avenue and on the Edinger Avenue median, on the north side of Valencia North Loop Road and o owest PideandOf`We tst Connector st Connector Road; and traffic signals at Valencia North Loop Road/Lot Road/Lot T. 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: Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 19 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 MCAS Tustin (pages 3-35 through 3- 46, 4-32 through 4-55 and 7-20 through 7-21) Reuse Plan and MCAS Tustin Specific Plan (Pages 3-38 through 3-54). 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 effects 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 or wildlife populations to 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 MCAS Tustin. The FEIS/EIR previously considered all environmental impacts associated with the implementation of the Reuse Plan and MCAS 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. MitigationlMonitoring Required: The FEIS/EIR previously considered all environmental impacts associated with the implementation of the Reuse Plan and MCAS Tustin Specific Attachment 1 of Exhibit A of Resolution No. 3949 Evaluation of Environmental Impacts Concept Plan 03-003, TT 16581, DR 04-006 Page 20 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 3-144 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. 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' � d 8 ,Q Uco b U a O sem.. z z RESOLUTION NO. 3950 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 04-003 TO PERMIT THE DEVELOPMENT OF DETACHED CARRIAGE 'WAY SINGLE FAMILY DWELLING UNITS IN PLANNING AREA 4 AND 5 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 4 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 Mountain Partners LLC submitted a proper application for Specific Plan Amendment/Zone Change 04-003 to allow development of detached carriage way units within Planning Area 4 and 5 for the purpose of providing an alternative to the traditional single family detached product without compromising the density and development standards and to allow development of condominium projects on development sites that are less than ten (10) acres (senior housing -- for ownership tenure). 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 04-003 would apply to Planning Area 4 and Planning Area 5 of the MCAS Tustin Specific Plan within the City of Tustin. D. That the MCAS Tustin Specific Plan does not setforth 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 Areas 4 and 5 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. 3950 Page 2 D. 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 support several General Plan goals and policies, including the following: The project will implement policies under the goal to achieve balanced development including: Resolution No. 3950 Page 3 a. Policy 1.10 — Ensure that the distribution and intensity of land uses are consistent with the Land Use Plan and classification system. 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 Housing Elements Goals and policies such as: a. Policy 1.8 — Utilize Planned Community Districts and Specific Plans to authorize and promote a variety of lot sizes and housing types. — b. Policy 1.13 — Encourage the design and occupancy of housing for senior citizens and the disabled. Promote the construction or rehabilitation and adoption of dwelling units accessible to seniors and/ or the disabled. 3. The project will implement policies under the goal and policies for future development of the 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 04-003 to allow development of "Carriage Way" units within Planning Area 4 and 5 and development of a condominium project (senior housing -- for ownership tenure) on parcels less than 10 acres if they are proposed as part of a tentative tract map over 10 acres as noted in Exhibit A attached hereto. Resolution No. 3950 Page 4 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. 3950 was duTy 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 NO. 3950 ZONE CHANGE 04-003 The following changes to the WAS Tustin Specific Plan shown in underlined text represent the proposed amendment in Zone Change 04-003: 3.1.1 Planning Area 4 - Low Density Residential A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. • Community care facilities for six or fewer persons P • Condominiums and cooperatives p • Family care home, foster home or group home, for six or P fewer persons • Large family day care for seven to twelve children on P single family detached lots in accordance with the Tustin City Code — • Multiple -family dwelling units (apartments) in C accordance with tenure provisions in Section 3.4.2.G • Residential care facility for elderly, for six or fewer P persons • Single-family attached dwelling units and duplexes P • Single-family detached dwelling units p • Single family detached carriage way units p • Small family day care for less than seven children on P single family detached lots B. Accessory Uses and Structures Accessory uses and structures are permitted when customarily associated with and subordinate to a permitted use on the same site and would include: • Carports • Garages • Home occupations subject to provisions of the City Code • Patio covers/trellises • Swimming pools, spas, jacuzzis • Tennis courts, basketball courts and other multi-purpose courts, recreation and community buildings C. Unlisted Uses Those uses not specifically listed are subject to a determination by the Community Development Director as either permitted, permitted subject to a conditional use permit or prohibited consistent with the purpose of the land designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. Site Development Standards - Single Family Detached 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' a) Edinger Avenue - 40 feet b) Local public street - 10 feet C) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard - 10 feet 7. Landscape setbacks4 a) Ettinger Avenue - 30 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. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 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) 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 landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right- of-way. E. Site Development Standards - Carriage Way Units Definition: A tyl2e of single unily detached product that is located on a minimum thirty-six (36) foot wide paved street with a ten (10) foot narkway on both sides of the aved onions of the street with a arae 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 (24) feet wide. I • Maximum dwelling its - 7 dwelling units per acre 2. Minim lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 35 feet 5. Maximum lot coverage - 50 ercent of lot area. Covered areas shall include all areas under roof exce t trellis areas roof overhangs, and covered porches outside theexterior wall 6. Minimum building setbacks2 a) Edinger Avenue - 40 feet b) Local public street - 10 feet C) Private street or private drive - 5 feet -d) Interior side yard - 3 feet minimum with a egate requirement of 10 feet for both side yards e) Rear yard - 3 feet for garage and 7 feet for living areas including living areas above garage h) Building to building setback 30 feet minimum applicable to units frontm a aseo/o en s ace 7. Landscape setbacks4 a) Edinger Avenue - 30 feet 8. Landscaping a) . Areas not devoted to buildings, arkin areashardsca I ve,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 o f flus Specific Plan 9. Bicycle and pedestrian circulation facilities shall provide connections within the.hanniny, Area,to ad acent Plannin Areas and to citywide bicycle trails where applicable 10. Fences and Walls a) Compliance with General Regulations Section 3.11. b} A masonry block wall shall be maintained and/or constructed along the western penmeter of the Planning Area in accordance with the General Development Regulations 2 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 landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. 11. Homes that side on to a local road shall incomorate architectural enhancements on the side and front view of the unitas seen from the local road. 12. End units a minimum back a space of three (3) feet in addition to the width of the drive apmroach 13. Other General Development Regulations (refer to Section 3.11 as apRlicablej 14. Sil?na a (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3 13 as applicable to Single Family Detached F. Site Development Standards - Single Family Attached 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum lot area per family unit - 3,000 square feet 3. Minimum lot width - no minimum 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent less required setbacks and open space areas 6. 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. 7. Private outdoor open space - minimum private outdoor open space shall be increased to 400 square feet for existing units. 8. 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 - 900 square feet 9. Minimum building setbacks a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard - 10 feet 10. Landscape setbacks Building setbacks are measured from future right-of-way. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. a) Edinger Avenue - 30 feet 11. 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 12. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 13. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 14. Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parking (refer to Section 3.13 as applicable) G. Site Development Standards - Condominiums and Multiple Family Dwellings 1. Maximum dwelling units - 7 dwelling units per acre 2. Minimum development site — 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. Private outdoor open space - minimum private outdoor open space shall be increased to 400 square feet for existing units. 7. 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 8. Minimum building setbacks a) Edinger Avenue - 40 feet b) Local public street - 10 feet c) Private street or private drive - 5 feet d) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards e) Rear yard - 10 feet 9. Landscape setbacks? a) Edinger Avenue - 30 feet 10. 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 11. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 12. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations. 13. Other General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable) H. Special Development or Reuse Requirements 1. Concept plan approval shall be required for Planning Area 4 prior to reuse or development (refer to Section 4.2.1 of this Specific Plan). 2. Development unit - Planning Area 4 shall be developed or redeveloped as a single development unit. 3. Affordability - The following minimum affordable housing production objectives are intended to reflect the intention of the City to create a redevelopment project area (Community Redevelopment Law, section 33000) and as needed to meet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provision of 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 landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. housing for households at very low, low, and moderate incomes levels. Specific housing requirements for redevelopment and Housing Element compliance will be established at the time of development project approval to ensure uniformity with the Housing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) At least 15% of units for initial occupancy by very low income to moderate income households for redevelopment, with 6% (or 40%) of units affordable to very low income households. b) At least 38 additional units for occupancy by low income households. c) At least 15 additional units for occupancy by moderate income households. d) Restricted affordable housing units shall be reasonably �- dispersed throughout the project and shall be compatible with the design and use of- rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. e) Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with the City of Tustin or its Redevelopment Agency, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location, bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales prices and incomes f) The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off- site as a credit for affordable units which cannot be reasonably feasible to provide on-site which shall be at the City's sole and absolute discretion. To ensure comparable equivalent value of an off-site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off-site option and the affordability gap cost of providing on-site affordable housing. 4 rt Tenure - Reuse/development in Planning Area 4 shall be preferably ownership tenure, Development of apartments is a discretionary action requiring approval of a conditional use permit. Consideration of a conditional use permit should include the City's preference for ownership tenure, and in any event, no more than 25 percent of the total number of units permitted within the City of Tustin portion of the Specific Plan may be approved for apartments. Existing structures to be reused shall be brought into conformance with applicable provisions of the Uniform Building Code as amended by the City, State of California Title 24 Access Compliance (handicapped provisions), and requirements of the Americans with Disabilities Act (ADA). Utility metering modifications and/or provision of independent utility services shall be committed to by agreement between the City of Tustin and those agencies receiving property in the PA 4 prior to use and occupancy of existing buildings and/or new development. Said agreement shall identify required capital/infrastructure improvements and environmental impact report mitigations. I. Development or Reuse Guidelines Existing housing units shall be aesthetically upgraded through architectural and landscape improvements to appear consistent in quality with private market housing in the surrounding neighborhoods of Tustin and Irvine. Such improvements shall be completed prior to issuance of use and occupancy permits. The improvements may include, but are not limited to, the following: a) Upgraded facade treatments, including use of plaster or stucco, wood siding, brick, stone, and other approved materials b) Upgraded window types and treatments (i.e. trim) c) Upgraded roofing materials and extension of roof overhangs d) Updated color scheme for buildings and walls e) Enhancement of private patios and balconies f) Upgraded appearance of unit entrances, including doorways, walkways, decorative paving g) Improved landscape design of front yards and common areas h) Consistent landscape treatment along local roads i) Extensive planting of trees and shrubs throughout the site j) Decorative treatment of all exposed site walls k) Upgraded driveways 2. 3 4. 1) Decorative paving and other hardscape amenities for pedestrian paths in common areas m) Improvements to common recreational areas including provision of shelters, lighting, and refurbishing of facilities n) Creation of project entryways through signage and landscape design o) Upgraded and consistent signage, including project identification, addressing, and directional signs p) Enhanced lighting scheme for units, common areas, paths, and parking areas q) Application of defensible space techniques in landscaping and lighting The existing boundary wall along Edinger Avenue shall be aesthetically improved with stucco or other facade treatment, color, and a decorative wall cap, as shown in the example below. ZAA/T Wl"& S SWP-055 gcoivb WkLG - .._ - -- - ALON6 �G✓N6�rq In the event that infill development shall occur, the following guidelines shall apply: a) Consistency with scale massing, and setbacks of existing structures. b) Compliance with re -use guidelines that pertain to the surrounding structures. c) Compliance with appropriate landscape and parking standards. Demolition of structures may be as required by Tustin to be undertaken under the following conditions: 1) where information determines the need for demolition to eliminate public health and safety risks, 2) to improve the appearance of the Planning Area, 3) to accommodate the completion of major roadway improvements, and 4) to properly implement the land use intent of this Planning Area. A summary of the key design guidelines for the Low Density Residential Planning Area is provided in Figure 3-4. 3.1.1 Planning Area 5 - Medium Density Residential A. Permitted and Conditionally Permitted Uses The following uses shall be permitted by right where the symbol "P" occurs or by conditional use permit where the symbol "C" occurs. • Churches and other religious institutions C • Community care facilities for six or fewer persons P • Condominiums and cooperatives P • Convalescent hospital C • Family care home, foster home or group home, for six or P fewer persons • Large family day care for seven to twelve children on P single family detached lots in accordance with the Tustin City Code • Multiple -family dwelling units (apartments) in C accordance with tenure provisions in Section 3.4.3.H • Patio homes P • Private school C • Public or private preschools C • Fire Station P • Public/private utility building facility C • Residential care facility for elderly, for six or fewer P persons • Single-family attached dwelling units and duplexes P • Single-family detached dwelling units P • Carriage Way units P • Small family day care for less than seven children on P single family detached lots B. Accessory Uses and Structures Accessory uses and structures are permitted when customarily .associated with and subordinate to a permitted use on the same site and would include: • Carports • Garages • Home occupations subject to provisions of the City Code. • Patio covers/trellises • Swimming pools, spas, jacuzzis • Tennis courts, basketball courts and other multi-purpose courts, recreation and community buildings C. Unlisted Uses Those uses not specifically listed are subject to a determination by the Community Development Director as either permitted, permitted subject to a conditional use permit or prohibited consistent with the purpose of the land designation of this planning area and the Specific Plan. Decisions of the Director are appealable to the Planning Commission. D. Site Development Standards - Single Family Detached 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum building height - 3 5 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 setbacksl a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public street - 10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards _ f) Rear yard - 10 feet 7. Landscape setbacks a) North Loop Road - 30 feet b) West Connector - 20 feet 8. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) 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. A corner triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at North Loop Road and Armstrong Avenue shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 11. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 12. Other General Development Regulations (refer to Section 3.11 as applicable) 13. Signage (refer to Section 3.12 as applicable) 14. Off-street parking (refer to Section 3.13 as applicable) E. Site Development Standards — Carriage Way Units Definition: A t e of single family detached roduct 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 onions of the street with a arae that is located to the rear of the Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. Building setbacks are measured from future right-of-way. residence and takes access from a rear two-way alley that is a minimum of twenty- four (24) feet wide I. Maximum dwelling units - 7 dwellin units per acre 2. Minimum lot area - 3,000 square feet 3. Minimum lot width - 35 feet 4. Maximum buildin height -'2,Z feet 5. Maximum lot coverage - 50 percent of lot area. Covered areas shall include all areas under roof except trellis areasroof overhangs, and covered vorches outside the exterior wall 6. Minimum building setbacks2 a) Edinger Avenue - 40 feet b) Local public street - 10 feet C) Private street or private drive - 5 feet d) Interior side vard - 3 feet minimum with aggregate requirement of 10 feet for bothside yards e) Rear yard — 3 feet for garage and 7 feet for living areas including living areas above garage h) Building to building setback 30.feet minimum applicable to units fronting a Paseo/open space 7. Landscape setbacks4 a) Edinger Avenue - 30 feet Landscaping b) Areas not devoted to buildings, parking areas hardsca e and roads shall be landscaped c) Compliance with the City of Tustin Landscape and Irrigation Guidelines d) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 8. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area to adjacent Planning Areas and to citywide bicycle trails where applicable 9. Fences and Walls a) Compliance with General Regulations Section 3.11. b) A masonry block wall shall be maintained and/or constructed along the western perimeter of the Planning Area in accordance with the General Development Regulations 11. Homes that—side-on to a local road shall Inco orate architectural enhancements on the side and front view of the unit as seen from the local road. 12. End units — a minimum back u space of three 3 feet in addition to the width of the drive approach 13. Other General Development Re lations refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 2 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 landscape and building setbacks will be permitted to remain to accommodate existing was or buildings not in future right-of-way. 15. Off-street parking (refer to Section 3.13 as applicable to Single Family Detached F. Site Development Standards - Single Family Attached 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area per family unit - 3,000 square feet 3. Minimum lot width - no minimum 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent less required setbacks and open space areas 6. 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. 7. 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 - 900 square feet 8. Minimum building setbacks a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public street - 10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards f) Rear yard - 10 feet 9. Landscape setbacks4 a) North Loop Road - 30 feet b) West Connector - 20 feet 10. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 11. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 12. A corner triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at North Loop Road and Armstrong Avenue shall be Building setbacks are measured from future right-of-way. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 13. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 14. Other General Development Regulations (refer to Section 3.11 as applicable) 15. Signage (refer to Section 3.12 as applicable) 16. Off-street parking (refer to Section 3.13 as applicable) G. Site Development Standards- Condominiums and Multiple Family Dwellings I. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area - none, refer to Section 3.4.3.G. 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 5 a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public street - 10 feet d) Private street or private drive - 5 feet e) Interior side yard - 3 feet minimum with aggregate requirement of 10 feet for both side yards f) Rear yard - 10 feet 8. Landscape setbacks" a) North Loop Road - 30 feet b) West Connector - 20 feet 9. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) 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. 5 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 landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. H. 11. A corner triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at North Loop Road and Armstrong Avenue shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 12. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 13. Other General Development Regulations (refer to Section 3.11 as applicable) 14. Signage (refer to Section 3.12 as applicable) 15. Off-street parking (refer to Section 3.13 as applicable) Site Development Standards - Patio Homes 1. Maximum dwelling units - 15 dwelling units per acre 2. Minimum lot area - none, refer to Subsection 3.4.3.H. below 3. Building site requirements - patio home subdivisions shall be designated as a development unit on a tentative map. 4. Maximum building height - 35 feet 5. Maximum lot coverage - 100 percent, less required building and landscape setbacks 6. Common open space - 400 square feet per dwelling unit located within common, designated recreational areas. A minimum of 150 square feet may be for private use if located on ground level and open on three sides. Areas not available for open space credit include all structures, streets, driveways, landscape setbacks, and parking lots. 7. Minimum gross floor area per dwelling unit, excluding the garage - 900 square feet 8. Maximum number of four bedroom units - 30 percent 9. Minimum building setbacks a) North Loop Road - 25 feet b) West Connector - 20 feet c) Local public or private street - The minimum building setback shall be 10 feet from a public or private street. An attached or detached garage may be setback a minimum of 5 feet from a public or private street. If living areas are provided above garages, garage setbacks shall apply provided that no more than 75 percent of the units along the street frontage have living space over a garage with less than a 10 foot setback. All units located along both sides of a street segment shall be included when calculating the above 75 percent determination, regardless of whether they front, side, or rear load on that section of a street. A garage shall not be setback between 9 feet and 19 feet from the right-of-way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. d) Private drives and courts - The minimum building setback shall be 7 feet in a private court or on a private drive not located within a court. An attached or detached garage may be setback a minimum of 3 feet 6 Building setbacks are measured from future right-of-way. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. provided that no more than 50 percent of the length of the building frontage over the total length of the drive or court is setback less than 7 feet. In calculating the total length of the drive or court and the length of building frontage, the length of building and street frontage on both sides of the drive or court shall be used. If living areas are provided above garages, garage setback shall apply. The minimum 3 foot garage setback shall be increased where necessary to accommodate required sidewalks. A garage shall not be setback between 9 feet and 19 feet from the right-of-way line. Garages setback 9 feet or less shall be equipped with an automatic garage opener. A minimum distance of 40 feet shall be maintained between ground floor living areas on units across from each other in a court, on a drive, or on a shared driveway. e) Minimum distance between buildings - The minimum horizontal distance between adjacent buildings shall be 10 feet. The minimum distance between buildings may be reduced to 6 feet for no more than a maximum length of 25 feet of a building elevation, provided that there are no windows on one elevation for that portion of the building elevation with less than a 10 foot setback. If living areas are provided above garages, garage setbacks shall apply. f) Tract boundary - The minimum building setback --from any tract boundary shall be 10 feet. If the tract boundary is adjacent to a park or other permanent open space, the minimum building setback shall be 5 feet. 10. Landscape setbacks a) North Loop - 30 feet b) West Connector - 20 feet 11. Landscaping a) Compliance with the City of Tustin Landscape and Irrigation Guidelines b) Compliance with the Landscape Design Guidelines in Section 2.17 of this Specific Plan 12. Bicycle and pedestrian circulation facilities shall provide connections within the Planning Area, to adjacent Planning Areas, and to citywide bicycle trails where applicable. 13. A corner triangular-shaped setback of 60 feet, measured from the intersection of the curb lines at North Loop Road and Armstrong Avenue shall be provided for a secondary community intersection treatment (see Section 2.17 for landscape guidelines). 14. A portal intersection treatment shall be provided at Edinger Avenue and West Connector (see Section 2.17 for landscape guidelines). 15. Other General Development Regulations (refer to Section 3.11 as applicable) 16. Signage (refer to Section 3.12 as applicable) 17. Off-street parking (refer to Section 3.13 as applicable) 7 Landscape setbacks are measured from the back of the curb and are a combination of parkway, sidewalk, and planting areas. Non -conforming landscape and building setbacks will be permitted to remain to accommodate existing walls or buildings not in future right-of-way. I. Special Development Requirements 1., Concept plan approval shall be required for Planning Area 5 prior to development (refer to. Section 4.2.1 of this.Specific Pian). 2. Affordability - The following minimum affordable. housing production objectives are intended to reflect the intention of the City to create a redevelopment project. area, (Community Redevelopment Law, section 33000) and as neededtomeet Regional Housing Allocation needs as identified in the Housing Element of the General Plan through the provisions of housing for households at, very low, low and moderate income levels. Specific housing requirements for redevelopment and Housing Element compliance will be established at the time of development project approval to ensure uniformity with theHousing Element of the General Plan and other applicable provisions of California Law and to achieve the following: a) At least 15% of units for, initial. occupancy by very low income to moderate income households for redevelopment, with 6% (or 40%) of units affordable to very low income households. b) At least. 38 additional units for occupancy by low income households. c) At least 16 additional units for occupancy by moderate income households. d) Restricted affordable housing units shall be reasonably dispersed throughout the project and shall:be, compatible with, the design and use of market rate units in appearance, use of materials, and finished quality. Restricted units shall be affordable for at least the minimum period of time required by state law, or longer if required by a construction or mortgage financing assistance program. e) Prior to issuance of a certificate of use and occupancy, a developer shall enter into a legally binding agreement with .the City of Tustin or its Redevelopment Agency,, and agree to deed restrictions on targeted affordable housing units that are binding on property upon sale or transfer. Said agreements shall address the following: 1) Number of units by type, location,,bedroom count 2) Standards for qualifying income and maximum rents or sales prices 3) Parties responsible for sales;prices and incomes f) The City of Tustin reserves the right to negotiate transfer of a developer's obligation pursuant to this section off -.site as a credit for affordable units which cannot be reasonably feasible to provide on-site which shall be.at. the City's sole and absolute discretion. To ensure comparable equivalent value . of an off site option or exchange for not providing on-site affordable units, a financial affordability gap analysis will be conducted by the City, at developer's cost, to compare the value of the off-site option and the affordability gap cost of providing on-site affordable housing. 3. Tenure - Development in Planning Area 5 of apartments is a discretionary action requiring approval of a conditional use permit. In considering a conditional use permit, no more than 25 percent of the total number of units permitted within the Tustin portion of the Specific Plan area may be approved for apartments. 4. Condominiums and multiple family development may contain numerous lots, but shall be designated as a development unit on a tentative map. The minimum size for a development unit shall be 10 acres. I Development Guidelines 1. Buildings should be staggered along North Loop Road to provide variety along the streetscape. 2. The use of sound walls should be minimized through building site location. 3. Demolition of structures may be required by Tustin to be undertaken under the following conditions: 1) where information determines the need for demolition to eliminate public health and safety risks, 2) to improve the appearance of the Planning Area, 3) to accommodate the completion of major roadway improvements, and 4) to properly implement the land use intent of this Planning Area. A summary of the key design guidelines for the Medium Density Residential Planning Area is provided in Figure 3-4. RESOLUTION NO. 3951 A RESOLUTION OF THE PLANNING COMMISSION APPROVING CONCEPT PLAN 03-003 TO SUBDIVIDE 105.5 ACRES (GROSS) AND DEVELOP 1,077 RESIDENTIAL UNITS BOUNDED BY EDINGER AVENUE ON THE NORTH, VALENCIA NORTH LOOP ROAD ON THE SOUTH, AN INDUSTRIAL BUSINESS PARK AND SEVERYNS ROAD ON THE WEST, AND WEST CONNECTOR ROAD ON THE EAST WITHIN PLANNING AREA 4 AND PLANNING AREA 5 OF THE MCAS- TUSTIN SPECIFIC PLAN (PARCEL 23 AND PARCEL 24) The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That Marble Mountain Partners LLC submitted a proper application for Concept Plan 03-003 to subdivide 105.5 acres for the purpose of developing 1,077 residential units including 84 Single Family Detached (SFD), 181 Carriage Way SFD, 72 Multiple Family Attached (senior housing -- for ownership tenure) for a total of 337 units at an average density of 8.62 du/acre in Planning Area 4 (Parcel 23) and 18 carriage way units, 552 Multiple Family Attached (MFR), 170 Multiple Family Attached (senior housing -- for ownership tenure) for a total of 740 units at an Average density 17.53 du/acre for Planning Area 5 (Parcel 24) of the MCAS Tustin Specific Plan; 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. That Marble Mountain Partners LLC has submitted concurrent development applications identified as Tentative Tract Map 16581, Design Review 04-006, Specific Plan Amendment/Zone Change 04-003, and a request for incentives for the provision of affordable housing and a request to transfer affordable housing units from Planning Area 4 to Planning Area 5; and, D. With development of this site, the applicant has requested a density bonus, density averaging, and an affordable housing plan for transfer of lower income and moderate income units from Planning Area 4 to Planning Area 5, which will be binding with execution of a Housing Agreement. D. That Concept Plan 03-003 is in conformance with the Tustin Area Resolution No. 3951 Page 2 General Plan and MCAS Tustin Specific Plan and approval of Concept Plan 03-003, subject to conditions contained in Resolution Nos. 3952, 3953, and 3954, 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, 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 03-003 for the development of 1,077 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. 3951 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 (1) (1) (1) EXHIBIT A —CONCEPT PLAN 03-003 RESOLUTION NO. 3951 CONDITIONS OF APPROVAL 1.1 Concept Plan 03-003 is approved for development of 1,077 residential units in Planning Area 4 and Planning Area 5 as follows: Planning Area 4 (Parcel 23) 84 Single Family Detached (SFD) 181 Carriage Way SFD 72 Multiple Family Attached (Senior Housing -- for ownership tenure) Total: 337 units Average density of 8.62 du/acre Planning Area 5 (Parcel 24) 18 Carriage Way units 552 Multiple Family Attached (MFR) 170 Multiple Family Attached (Senior Housing -- for ownership tenure) Total: 740 units Average density 17.53 du/acre 1.2 The approved concept plan is subject to execution of a Housing Agreement between Marble Mountain Partners LLC and City of Tustin in conformance with the requirements of the density bonus application and as approved by the City Council. All entitlements of Concept Plan 03-003 will become null and void in case of any default of terms and conditions of the Housing Incentive Agreement. 1.3 Resolution No. 3951 shall become null and void in the event that Resolution Nos. 3950, 3952 approving Specific Plan Amendment/ Zone Change 04-003, Design Review 04-006, and the Affordable Housing Plan and Density Bonus Application, which includes the transfer of required affordable housing units from Planning Area 4 to Planning Area 5, are not approved by the City Council. (1) 1.4 Approval of Concept Plan 03-003 shall be contingent upon all conditions of approval contained within Resolution Nos. 3949, 3950, 3952, and 3953. RESOLUTION NO. 3952 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP 16581 TO SUBDIVIDE 105.5 ACRES BOUNDED BY EDINGER AVENUE ON THE NORTH, VALENCIA NORTH LOOP ROAD ON THE SOUTH, AN INDUSTRIAL BUSINESS PARK AND SEVERYNS ROAD ON THE WEST, AND WEST CONNECTOR ROAD ON THE EAST 'FOR THE PURPOSE OF DEVELOPING 1,077 RESIDENTIAL UNITS WITHIN PLANNING AREA 4 AND PLANNING AREA 5 OF THE MCAS-TUSTIN SPECIFIC PLAN (REUSE PLAN DISPOSAL PARCEL 23 AND PARCEL 24) The Planning Commission of the City of Tustin does hereby resolve as follows: I. - The Planning Commission finds and determines as follows: A. That a proper application for Tentative Tract Map No. 16581 was submitted by Marble Mountain Partners LLC requesting subdivision _ of a 105.5 acre site, into 386 numbered lots and 186 lettered lots for the purpose of development of 1,077 residential units; including 84 Single Family Detached (SFD), 181 Carriage Way SFD, 72 Multiple Family Attached (Senior Housing — for ownership tenure) for a total of 337 units at an average density of 8.62 du/acre in Planning Area 4 (Parcel 23) and 570 Multiple Family Attached (MFR), 170 Multiple Family Attached (Senior Housing -- for ownership tenure) for a total of 740 units at an Average density 17.53 du/acre for Planning Area 5 (Parcel 24) of the MCAS -Tustin Specific Plan, generally bounded by Edinger Avenue on the north, West Connector Road to the east, an industrial office park to the west, and Valencia/North Loop Road 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, and the density bonus and transfer of affordable units was considered concurrently with the development applications; 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. 04-003, State Subdivision Map Act and the City's Subdivision Code; D. That the proposed subdivision is in conformance with the MCAS Tustin Specific Plan as amended by Resolution No. 3950 for approval of Specific Plan Amendment/Zone Change 04-003; E. That the site is located in Planning Area 4 of the MCAS Tustin Specific Plan, which is designated for Low Density Residential (1-7 Resolution No. 3952 TTM 16581 Page 2 units/acre) and Planning Area 5 of MCAS Tustin Specific Plan which is designated for Medium Density Residential (8-15 units/acre) and that the development as conditioned will be physically 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 Tustin Unified School District in that school impacts for development were considered in the MCAS Reuse Plan which identified school facility sites that will be conveyed to the Tustin Unified School District by the Federal Department of Education or the City of Tustin to serve development of property at the former MCAS Tustin. 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 Tustin 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; I. 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. J. That development of the site will require the developer to dedicate in fee title property to the City of Tustin including portions of Severyns Road to the City of Tustin for public roadways and utility purposes as shown on the Tentative Tract Map 16581. 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 Resolution No. 3952 TTM 16581 Page 3 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 22 affordable units (8 Very Low and 14 Moderate income) from Planning Area 4 and Planning Area 21 to Planning Area 5 and 25 (8 Very Low and 15 Low income) from Planning Area 21 to Planning Area 5. 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 units (including senior housing — for ownership tenure) project in Planning Area 5, which will offer equivalent housing opportunities. The applicant will be required to enter into a Housing Incentive Agreement to ensure the provision of affordable housing. M. That. the MCAS Tustin Specific Plan process included public conveyance 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 4.9 acres of private parkland in the proposed subdivision and has requested a waiver of parkland dedication fees pursuant to Section 9931 d(1)(c) of the Tustin City Code for the 241 affordable housing units to be provided in the subdivision and a credit for 3.66 acres private parkland that will be provided and accessible to the public on the 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 4 and 5 and provide a credit for a portion of the park areas that will be accessible to the public. N. With development of this site, the applicant has requested a density bonus, density averaging, and an affordable housing plan for transfer of lower income and moderate income units from Planning Resolution No. 3952 TTM 16581 Page 4 Area 4 and Planning Area 21 to Planning Area 5, which will be binding with execution of a Housing Incentive Agreement. Since 63 percent of the affordable units required for the project site are located in the senior housing project (for ownership tenure), no portions of the project shall be subdivided until design, phasing, and tenure of the senior housing project is completed to satisfaction of Community Development Department. 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. O. Section 9121 of the Tustin City Code requires the granting of a density bonus of twenty-five (25) percent of the total units and at least once concession or incentive when an applicant agrees to provide at least twenty (20) percent of the total units (excluding the density bonus) of the housing development as target units affordable to lower income households (i.e., Target Units). The _ applicant is providing 186 target units and requested a density bonus for construction of 182 units in Planning Area 4 and 5. No financial incentive has been requested. P. 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 when acceptable turning radii for a forty (40) foot long by eight (8) feet wide moving truck is demonstrated on the Circulation Plan. Q. 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 4 and medium density development within Planning Area 5. 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. 3949 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. II. The Planning Commission hereby recommends that the City Council approve Tentative Tract Map 16581 for the subdivision of 105.5 (gross) acre site into 386 numbered lots and 186 lettered lots for the purpose of developing 1,077 residential units; including 337 units within Planning Area 4 and 740 units in Planning Area 5 (Parcel 23 and Parcel 24), subject to the conditions contained in Exhibit A attached hereto. Resolution No. 3952 TTM 16581 Page 5 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. 3952 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 GENERAL EXHIBIT A - TENTATIVE TRACT MAP 16581 RESOLUTION NO. 3952 CONDITIONS OF APPROVAL 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. A revised tentative tract map that includes all corrections contained herein shall be submitted prior to the issuance of any permits or submittal of the first final tract map, whichever occurs first. 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. 3952 shall become null and void in the event that Resolution Nos. 3950, 3951, 3953 approving Concept Plan 03- 003, Specific Plan Amendment/Zone Change 04-003, Design Review 04-006, and the Affordable Housing Plan and Density Bonus Application, which includes the transfer of required affordable housing units from Planning Area 4 and 21 to Planning Area 5 is not approved by the City Council. (1) 1.3 Approval of Resolution . No. 3952 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. 3952 TTM 16581 Page 2 (1) 1.4 The final tract map(s) shall be developed in accordance with Resolution Nos. 3949, 3950, 3951, and 3953 approving Concept Plan 03-003, Specific Plan Amendment/Zone Change 04-003, Design Review 04-006, and the Affordable Housing Plan and Density Bonus Application, which includes the transfer of forty- seven (47) required affordable housing units from Planning Area 21 and Planning Area 4 to Planning Area 5. All conditions of approval herein, as applicable, shall be satisfied prior to recordation of a final map or as specified herein. (1) 1.5 The subdivider shall comply with all applicable requirements of the State Subdivision Map Act, the City's Subdivision Ordinance, the MCAS Tustin Specific Plan, 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. 3949, 3950, 3951, and 3953. (5) 1.6- Prior to recordation of the first final map, the subdivider shall be required to execute bonds or pay fees for grading permits, Quimby Act obligations, and Tustin Legacy Backbone Infrastructure Program improvements as determined by the City Council, required to be made by the developer pursuant to City procedures. (1) 1.7 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) 1.8 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) 1.9 The 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, or 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) 1.10 Prior to final map approval, the subdivider shall submit: A. A current title report; and, B. A duplicate mylar of the Final Map, or 81/2 inch by 11 inch transparency of each map sheet prior to final map approval and "as built grading, landscape, and improvement plans prior to Certificate of Acceptance. Exhibit A Resolution No. 3952 TTM 16581 Page 3 (1) 1.11 Upon recordation of any final map or submittal of an application for building permits, the applicant shall obtain new addresses from the Engineering Division. (1) 1.12 As a condition of approval of Tentative Tract Map 16581, 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. 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) 1.13 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, 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 16581. The applicant shall ensure that it has adequate assets in existence to fund this obligation until completion of 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. (1) 1.14 The applicant is required to prepare and record a final subdivision map. (1). 1.15 Unless otherwise agreed by the City in its sole discretion, the Developer Parcel, the 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 Exhibit A Resolution No. 3952 TTM 16581 Page 4 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 (*) 2.1 Construction phasing of products types and units (including affordable units) on individual multiple family product planning areas within the tract (i.e., PA 5-1, PA 5-2, PA 5-4, PA 5-5, PA 5-6, and PA 5-7) shall occur concurrently as shown on Sheet CP -8 (Phasing Plan) and as noted for in the conditions of approval contained herein with the exception of the senior housing project that requires submittal of a separate design review application and any associated required applications and a separate affordability production monitoring as identified in condition 2.2. (*) 2.2 The senior housing shown on the tentative tract map -is provided for general location and number of units purposes and does not represent final City approval except that 153 affordable units shall be provided at this site including 36 Very Low, 61 Low, and 56 Moderate Income units. A design review application for the senior housing including a site plan delineating adequate access non - intrusive to low density residential units, adequate parking, landscaping, fire access, architectural floor plans, elevations, materials and colors for the housing units and the recreational building, and a phasing plan for the construction of the affordable units along with the market rate units in the senior housing shall be submitted and approved prior to issuance of building permits for the first production unit of the entire Columbus Square project. A production unit is defined as a unit included in phase I and subsequent phases of the Phasing Plan (not including initial phase or model homes). Any deviation from the MCAS Tustin Specific Plan parking standards for the senior housing would require approval of a conditional use permit which would include submittal of a parking analysis that would justify reduction in number of required parking spaces, subject to review and approval of the City's traffic engineer. If the developer is not able to justify the reduction in parking and/or the conditional use permit is not approved, the developer agrees to a proportionate reduction in the number of units. Except in no case, shall the number of affordable units approved herein for the senior housing project be reduced. Prior to issuance of the 420th building permit for the production units of the entire Columbus Square project, building permits for the senior housing shall have been issued and the first footing inspection for the senior housing shall have been completed. In Exhibit A Resolution No. 3952 TTM 16581 Page 5 addition, construction of the recreation building and park facilities shall be completed prior to the issuance of the 420th building permit (50% of non -restricted). (*) 2.3 The developer shall develop, market and sell Very Low, Low, and Moderate income ("affordable units") in the individual multiple family product planning areas ( i.e., PA 5-1, PA 5-2, PA 5-4, PA 5- 5, PA 5-6, and PA -5-7) as shown on Sheet CP -8 and shall construct and market and sell , such units in equal proportion to the market rate units as shown on the Phasing Plan for each individual multiple family planning area and as per the conditions of approval contained herein including Condition 2.1. If there is any deviation from provisions contained herein for the individual multiple family product planning areas and as required in Condition 2.1 as determined by the Community Development Department upon written notice to the applicant or applicable vertical home builder responsible for development of the planning area, no additional building permits . shall be issued by the Community Development Department for additional units on subsequent phases in a planning area (PA) until compliance with said provisions has been demonstrated to the satisfaction of the Director of Community Development. In reviewing compliance, the Director shall utilize objective information such as the number of market rate and affordable units constructed to date in the planning area based on the approved Phasing Plan and Building Division records and data on the number of market rate and affordable units sold in an individual phase which shall be provided by the developer upon written request of the Director. The requirements of this Condition shall be disclosed by the applicant to all vertical home builders and with each final conveyance map. (*) 2.4 Prior to recordation of the first final map including a conveyance map, or 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 Affordabla­ Housing Policy and compliance with California Health and Safety Code Section 33413(b)(2). The development shall include 16 units for Very Low Income, 48 units for Low Income, and 30 units for Moderate income for a total of 94 units in Planning Area 4, and 37 units for Very Low income, 60 units for Low Income, and 50 units for Moderate Income for a total of 147 units in Planning Area 5 all as shown on the tentative tract map. These units include eight (8) Very Low Income and seventeen (17) Low Income units transferred from Planning Area Exhibit A Resolution No. 3952 TTM 16581 Page 6 21 to Planning Area 5 and eight (8) Very Low Income and fourteen (14) Low Income units transferred from Planning Area 4 to Planning Area 5. (1) 2.5 Design and construction of all on-site and off-site developer required 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 -8 (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. (*) 2.6 The developer shall submit to the City an Affordable Housing —Purchaser Selection and Criteria Plan, -for Redevelopment Agency ("agency") review and approval 30 days prior to approval of a final map or issuance of a building permit, whichever occurs first. The agency 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 agency'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 also submit to agency 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 escrow instructions and related items by developer to agency. The agency shall approve or disapprove individual escrow instructions and related items for buyers of Affordable Housing units within 10 calendar days of following submission by developer. GENERAL CONDITIONS FOR ALL 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. Exhibit A Resolution No. 3952 TTM 16581 Page 7 (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. Full width improvements on Severyns Road, project entries at Valencia North Loop Road/Lot P and West Connector Road/Lot T; B. Sidewalk, including curb ramps for the physically disabled, on both sides of Severyns Road, the south side of Edinger Avenue, the north side of Valencia North Loop Road, and the west side of West Connector Road: 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; C. Catch basins/storm drain laterals/connections to the existing storm drain system along Valencia North Loop Road, Severyns Road, and West Connector Road with approval of City of Tustin; 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 on both sides of Severyns Road subject to Navy approval within the LIFOC areas, on the south side of Edinger Avenue and the median on Edinger Avenue adjacent to the project site, the median on Edinger Avenue from 1400 feet of Red Hill Avenue to West Exhibit A Resolution No. 3952 TTM 16581 Page 8 Connector Road, both sides of Valencia North Loop Road adjacent to the project site, and the west side of West Connector road adjacent to the project site; 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 current proposed roadway sections. J. Traffic signals at Lot P/Valencia North Loop and Lot T/West Connector Road; and, K. Storm drain facilities on Severyns Road per City's Run-off Management Plan for Tustin Legacy. 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, reclaimed 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 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 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 the Exhibit A Resolution No. 3952 TTM 16581 Page 9 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 the following: IRWD, SCE, SBC, The Gas Company, Cox Communications, etc. (1) 3.4 A complete hydrology study and hydraulic calculations shall be submitted to the City for review and approval. (1) 3.5 The minimum pipe diameter for all public storm drains shall be 24 - inch. (5) 3.6 All storm drains to be constructed within or adjacent to the development shall be designed per the applicable OCFCD and City of Tustin standards. (1) 3.7 The proposed private and public drainage collection systems shall be designed for a minimum 25 -year storm frequency and a 100 - year storm frequency for regional facilities. The applicant shall submit hydrology studies for the existing and proposed drainage conditions for both the 25 -year and 100 -year storm events for the City's and County's review and approval and provide mitigation to maintain storm water discharges for the proposed condition that is consistent with the existing condition discharges for the site. (1) 3.8 A detailed hydrology and hydraulic analysis for 25 -year and 100 - year storm frequencies shall be provided for both the existing and proposed conditions to determine any requirements for on-site storm water retention/detention and facility sizing. The applicant shall also 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. Exhibit A Resolution No. 3952 TTM 16581 Page 10 (1) 3.9 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) 3.10 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 drain laterals and junction structures shall be required to eliminate the need for cross gutters on public streets. (1) 3.11 Prior to issuance of an encroachment permit, the applicant shall prepare a sedimentation and erosion control plan for all work related to this development. (1) 3.12 Preparation and submittal of a final grading plan shall be provided 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 OCFCD; and, C. All flood hazards of record. (1) 3.13 Prior to the 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 Edinger Avenue, West Connector Road, Valencia North Loop Road, and the public portion of Severyns Road. (1) 3.14 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 Exhibit A Resolution No. 3952 TTM 16581 Page 11 of AutoCAD is Release 2000. 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 -be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been 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 Infrastructure and shall provide security satisfactory to City to insure that the entire Fair Share Contribution is paid to the City ineluding amounts due for the Government Parcels within the City of Irvine as required in the Cooperative Agreement between the City of Tustin and Marble Mountain Partners LLC, dated February 7, 2005. (1) 4.2 The applicant shall design and construct the traffic signal at West ConnectorNalencia North Loop Road, in the first phase of development of Tentative Tract Map 16581.' For all design and construction within the public right-of-way, separate plans shall be provided, which include all plans and specifications and estimates necessary to conduct a public bid process. PRIVATE IN -TRACT IMPROVEMENTS (3) 5.1 Prior to the issuance of precise grading permits, infrastructure construction plans, as prepared by a California Registered Civil Engineer, shall be required for 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, and Exhibit A Resolution No. 3952 TTM 16581 Page 12 trails shall comply with the provisions of the American with Disabilities Act; C. Drive aprons; D. Signing/striping plan; 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 City of Tustin; 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 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 Exhibit A Resolution No. 3952 TTM 16581 Page 13 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. (3) 5.2 Prior to the issuance of building permits, construction plans, as prepared by a California Registered Civil Engineer, shall be required for the following private improvements: 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. 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 the property owned by the Department of Navy. C. The applicant shall obtain all approvals and permits from the applicable property owners and agencies for work within the City limits. Exhibit A Resolution No. 3952 TTM 16581 Page 14 D. The applicant shall coordinate the design and construction of the bus stop locations with the Orange County Transportation Authority, E. The applicant shall obtain written approval and/or permits from the applicable utility companies. F. The applicant shall obtain permission from property owners for any work located on adjacent properties. 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 all waste diversion requirements. The Cit)t- of Tustin is required to comply with the recycling requirements contained in the California Integrated Waste Management Act of 1989. To facilitate City compliance with this law, 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 parts of Severyns Road and West Connector Road, traffic signal equipment and maintenance easements of Valencia North Loop Road/Lot P and West Connector Road/Lot T, drainage and flood control' right-of-way easements for acceptance and conveyance of existing flows from the adjacent business park westerly of Planning Area 4, 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. (1) 8.2 The applicant shall identify the easements for public use of privately owned parks and related public access easements on the final map. Exhibit A Resolution No. 3952 TTM 16581 Page 15 (1) 8.3 The applicant shall dedicate in fee title to the City of Tustin portions of Severyns Road for public roadways and utility purposes as shown on the Tentative Tract Map 16581. (1) 8.4 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) 8.5 The applicant shall provide an ingress/egress easement on lots "P," "T,", "R," "U," and "X," for Department of Navy to access IRP - 16. (1) 8.6 The- applicant shall dedicate public access and maintenance easements to the City of Tustin fro sidewalk along Valencia North Loop Road and West Connector Road. CC&RS (1) 9.1 All organizational documents for the project including any covenants, conditions, and restrictions (CC&Rs) shall be submitted to and approved by the Community Development Department, City Attorney's Office, and Special Counsel. 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 phases thereof, have been completed or completion is assured by a development agreement or financing guarantee method approved by the City. The CC&Rs shall include, but not be limited to, the following provisions: Exhibit A Resolution No. 3952 TTM 16581 Page 16 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, and open space areas. 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 pavement cracks, pavement Exhibit A Resolution No. 3952 TTM 16581 Page 17 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. Private open space areas within the common area shall be illustrated on a "Private 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 access rights in perpetuity. The CC&Rs shall include a separate 8'/z inch by 11 inch dimensioned site plan for each unit that is allocated private open space. I. The approved site plan showing the public portion of the park site and associated public easements that will be accessible to the public and provisions for maintenance of these areas 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: 1. All units are required to maintain a two -car garage. 2. A minimum of 562 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. Exhibit A Resolution No. 3952 TTM 16581 Page 18 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 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. Maintenance of lettered and numbered Lots (including but not limited to Lots 264, 265, 297, 335 and 369 Lots A -m, P- u, X -Y, CA -CF, DA -DJ, FA -FD, AA -AR, BA -BC, EA -EG, GA - GH, HA -HO, IA -IL AAA-AAJ, BBA -BAF, BBA-BBZ, CCA- CCO, DAA, DDA-DDZ), containing all common areas, public and private park areas, streets, alleys, paseos, etc., shall be 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 Exhibit A Resolution No. 3952 TTM 16581 Page 19 member of the homeowners association Board and, where applicable, a manager of the project before January 1st 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 $ter, modify, 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. No delivery and or moving trucks larger than 40 feet shall be permitted on the private drives of the condominium projects with less than 25 foot radius turns. 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. 0 A notice for roadway, trail, and train the subdivision, including roadway Edinger Avenue, North Loop Road, and train noise associated with the project. The notice shall indicate the current number of trains per day (59) and the estimated to increase to over 100 trains on a 24 hour basis by the year 2020. The notice shall indicate that additional building upgrades may be necessary for noise attenuation. This determination is to be noise that may impact noise associated with, West Connector Road, rail corridor north of the Exhibit A Resolution No. 3952 TTM 16581 Page 20 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 Tustin 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 regtke zoning clearance and a business license. E. A notice indicating that public use of a minimum one (1) acre or more portion of the park site, 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. 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, 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. H. 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. I. A notice stating trash bins shall be placed in designated curb areas as shown on the approved "Curbside Trash Exhibit A Resolution No. 3952 TTM 16581 Page 21 Pick-up Exhibit" no earlier than noon on the day before scheduled collections and removed within twelve (12) hours of collection. J. 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 unit will be preserved as development of surrounding properties occurs. K. A notice indicating the minimum building setbacks and that construction of patio covers, trellises, etc. may not be allowed. L. A notice explaining and providing a copy of a "Private Open Space Exhibit" and separate 8'/z inch by 11 inch dimensioned site plan for each unit that is allocated private open space within the common area. M. A notice explaining and providing a copy of the approved "Parking and Circulation Exhibit" and related CC&R provisions. N. A notice explaining that 241 affordable housing units will be dispersed throughout the site. These units will remain affordable for a period of forty-five (45) years or longer. O. A notice explaining the phasing of construction within the subdivision and that activity may be disruptive. P. The developer shall notify all homebuyers that future Assessment/Maintenance Districts may affect the property. Q. The project is located adjacent to a future fire station site at the southwest corner of Edinger Avenue and West Connector Road that will be operating 24 hours. 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. Exhibit A Resolution No. 3952 TTM 16581 Page 22 (1) 11.2 As part of the final design process and to comply with the Final EIR/EIS requirements for the. Disposal and Reuse of MCAS Tustin, the applicant shall submit detailed hydrology calculations of 100 - year storm events for the existing pre -project condition and for the project condition. As part of the study, the project's contribution to the overall increase in stormwater runoff from the redevelopment of MCAS Tustin shall be estimated and the potential design and construction costs to mitigate the increase storm water discharge contribution from the project shall be determined. 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 precedentIo issuance of building permits for the vertical improvements or any portion thereof, pay for and provide a performance bond complying 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 1.85 acres minus the approved improvement cost for the development of on-site parkland approved for parkland credit in an amount based on actual improvement plans and cost approved in writing by the Director of Parks and Recreation Department not to exceed $675,000 per acre times 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 on the 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 Exhibit A Resolution No. 3952 TTM 16581 Page 23 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 3.66 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 construction of not to exceed 241 Affordable Housing Units in this tract in an amount not to exceed1.97 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 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 to be constructed in the future along Edinger Avenue, Valencia Avenue, and the West Connector and Class II bicycle trails as depicted on the Preliminary Plan. The final tract 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 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 Exhibit A Resolution No. 3952 TTM 16581 Page 24 pedestrian and bicycle connections constructed on the Developer Parcel 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 the City Attorney and $50 per hour (or rate in effect at the time of submittal) for the 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. 3953. RESOLUTION NO. 3953 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING DESIGN REVIEW 04-006 AUTHORIZING THE DEVELOPMENT OF 1,077 RESIDENTIAL UNITS ON A 105.5 ACRE (GROSS) SITE BOUNDED BY EDINGER AVENUE ON THE NORTH, AN OFFICE INDUSTRIAL BUILDING AND SEVERYNS ROAD ON THE WEST, VALENCIA NORTH LOOP ROAD ON THE SOUTH AND WEST CONNECTOR ROAD ON THE EAST WITHIN PLANNING AREA 4 AND PLANNING AREA 5 OF THE MCAS TUSTIN SPECIFIC PLAN (PARCEL 23 AND PARCEL 24) The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Design Review 04-006 was submitted by Marble Mountain Partners LLC for development of 1,077 residential units including 84 Single Family Detached (SFD), 181 Carriage Way (SFD), 72 condominium units (senior housing --dor ownership tenure) for a total of 337 units at an average density of 8.62 du/acre in Planning Area 4 (Parcel 23) and 18 Carriage Way units (SFD), 552 Condominium units (Multiple Family Residential), and 170 condominium units .(senior housing — for ownership tenure) for a total of 740 units at an average density 17.53 du/acre for Planning Area 5 (Parcel 24) of the MCAS -Tustin Specific Plan on a 105.5 -acre site within Planning Area 4 and Planning Area 5 of the MCAS -Tustin Specific Plan (Parcel 23 and 24); 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 Areas 4 and 5 of the MCAS Tustin Specific Plan, which is designated for Low Density Residential and Medium Density Residential on MCAS Tustin Reuse Plan Disposal Parcel 23 and Parcel 24; D. That, as conditioned, the proposed subdivision will be in conformance with the Tustin Area General Plan, MCAS Tustin Specific Plan, as amended by Zone Change 04-003, State Subdivision Map Act and the City's Subdivision Code; E Pursuant to the MCAS Tustin Specific Plan and Section 9272 of the Resolution 3953 DR 04-006 Page 2 Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious. development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and appearance of equipment located outside an enclosed structure. 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. F. That the applicant has requested approval of Tentative Tract Map 16581 ("The Map") in conjunction with the applications for Design Review 04-006, and findings and conditions of approval related to site design, street design, open space and park site design, dedication of necessary rights-of-way and provision of necessary infrastructure improvements have been included in Resolution No. 3952 recommending approval of The Map. G. 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 1,077 units. 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. 3949 finding that the FEIS/EIR adequately Resolution 3953 DR 04-006 Page 3 addressed all potential impacts related to the project. The Planning Commission hereby approves Design Review 04-006 for development of 1,077 residential units on a 105.5 -acre site (Parcel 23 and Parcel 24) within Planning Area 4 and Planning Area 5 of the MCAS - Tustin Specific Plan, 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. 3953 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 GENERAL EXHIBIT A DESIGN REVIEW 04-006 RESOLUTION NO. 3953 CONDITIONS OF APPROVAL The proposed project shall conform with the Tustin City Code and Tustin guidelines and standards and be consistent 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 specified or 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. 3953 shall become null and void in the event that Resolution Nos. 3950, 3951, and 3952 approving Specific Plan Amendment/Zone Change 04-003, Concept Plan 03-003, Tentative Tract Map 16581, and the Affordable Housing Plan and Density Bonus Application, which includes 182 additional density bonus units and transfer of 8 Very Low income and 17 Low income units from Planning Area 21 to Planning Area 5 and transfer 8 Low Income units and 14 Moderate Income units from Planning Area 4 to Planning Area 5, are not approved by the City Council. (1) 1.4 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 if a written request is within thirty (30) days prior to expiration date. (1) 1.5 The development of the project described in Design Review 04-006 shall be designed and constructed in accordance with Specific Plan Amendment/Zone Change 04-003, Concept Plan 03-003, Tentative Tract Map 16581, and density bonus application as approved by Resolution Nos. 3950, 3951, 3952, and 3946 which are incorporated herein by reference. 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 Resolution 3953 DR 04-006 Page 2 (1) 1.6 Approval of Design Review 04-006 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) 1.7 The development of the project described in Design Review 04-006 shall be in accordance with Concept Plan 03-003 and Tentative Tract Map 16581 approved by Resolution Nos. 3951, and 3952 which are incorporated herein by reference. (1) 1.8 As a condition of approval of Design Review 04-006, 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. 3952t. (5) 1.10 Project phasing shall be in accordance with the phasing set forth in Resolution No. 3952. 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, shall be submitted and 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 Resolution 3953 DR 04-006 Page 3 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. 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, 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. E. Two (2) copies of a hydrology report. F. 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. G. Building and landscape setback dimensions and dimensions for all drive aisles, back up areas, each covered parking stall, and open parking stalls. H. 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 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 must 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 must submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit. (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. Resolution 3953 DR 04-006 Page 4 (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. — • Structural calculations, two (2) copies. • Title 24 energy calculations, two (2) copies. • Elevations that include all proposed dimensions, materials, 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. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties, including the adjacent streets. Wall - mounted fixtures shall be directed at a 90 -degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) foot-candle of light coverage, in accordance with the City's Security Ordinance. • A note shall be provided on the plans that "All parking areas shall be illuminated with a minimum of one (1) foot-candle of light, and lighting shall not produce light, glare, or have a negative impact on adjacent properties." • Cross-section details showing the installation of the proposed rooftop equipment. Rooftop equipment shall be installed and maintained so as not to be visible from the public right-of-way. An elevation showing rooftop equipment installation related to the height of the parapet and proposed equipment must be identified at plan check submittal and all equipment must be six (6) inches below the top of the parapet, subject to the approval Resolution 3953 DR 04-006 Page 5 of the Community Development Director. • Noise attenuation features as required by Conditions 14.1 through 14.3 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 an.accessible served by a minimum 96 inch wide loading area. (3) 3.5 Prior to issuance of any permit, Irvine Ranch Water District (IRWD) intent to serve and approval of the water/ sewer plans are 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-B. (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 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 nine (9.) 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. Resolution 3953 DR 04-006 Page 6 (1) 3.12 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) 3.13 Footings for all retaining walls shall be located within the tract boundary. (1) 3.14 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). 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. Resolution 3953 DR 04-006 Page 7 (***) 3.15 According to the submitted report the water table is as low as eight (8) feet in some areas. Units with basements or grade difference that would be affected by the water table shall require special construction techniques subject to review and approval of the Community Development Department. (1) 3.16 Add notes that all utilities placed under private streets are located a minimum of 36 inches below grade and revise street cross sections accordingly. PUBLIC/PRIVATE INFRASTRUCTURE IMPROVEMENTS (1) 4.1 All conditions of Resolution No. 3952 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. C. Prior to issuance of any permits, the property owner shall record a Notice of Water Quality Management Plan (WQMP) with the County Clerk Recorder on a form provided by the Community Development : Department to inform future property owners of the requirement to implement the approved WQMP. Resolution 3953 DR 04-006 Page 8 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. 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, 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. During construction, disposal of such materials 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. D. Dewatering of contaminated groundwater or discharging Resolution 3953 DR 04-006 Page 9 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 3952. 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 required travelways of private streets or drives once constructed 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 ensure the conversion. ARCHITECTURE. (1) 7.1 All carriage way product shall meet the development standards adopted by Resolution No. 3950. (1) 7.2 Architectural elevations of the Carriage way product shall be revised to incorporate a cohesive architectural style and adequate articulation on the side and rear elevations subject to review and approval of the Community Development Department. (4) 7.3 Building elevations visible from Edinger Avenue, West Connector Road, and Valencia North Loop Road shall be designed in accordance with the Urban Design Guidelines contained in the MCAS Tustin Specific Plan with respect to mass, variety of color and material, architectural articulation in form of off sets, pop -outs, overhangs, window trim, fascia molding, planter boxes, etc. to the satisfaction of the Community Development Department. (4) 7.4 The design of the recreational character defining features of the subdivision subject to review and Development Department. building shall incorporate the residential products within the approval by the Community Resolution 3953 DR 04-006 Page 10 (4) 7.5 Window trims, surrounds, and mullions shall be provided on all elevations consistent with the architectural treatment and 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. (1) 7.10 All portions of the first, second, and third floor living areas of the multiple family products shall be located a minimum of five (5) feet from the private drives. 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, 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 Resolution 3953 DR 04-006 Page 11 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. ■ Major points of entry to the project, private streets, and private drives and internal circulation shall receive specimen trees to create an identifying theme. ■ 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. (1) 8.2 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: Resolution 3953 DR 04-006 Page 12 • 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. (4) 8.3 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) 8.4 Major points of entry to the project, private streets, and private drives and internal circulation shall receive specimen trees to create an identifying theme. (4) 8.5 Perimeter tract walls shall be constructed of high quality materials and matching architecture subject to final approval of the Community Development Department. (4) 8.6 The main entries to the project at West Connector Road and Valencia North Loop Road 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. (1) 8.7 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. (1) 8.8 A portal design for the intersection of Edinger Avenue and West shall be provided for review and approval of the Community Development Department and installed by the applicant. Resolution 3953 DR 04-006 Page 13 USE RESTRICTIONS (5) 9.1 The project shall include 1,077 units, including 84 Single Family Detached (SFD), 181 Carriage Way SFD, 72 condominium units (Senior Housing) for a total of 337 units at an average density of 8.62 du/acre in Planning Area 4 (Parcel 23) and 570 condominium units (Multiple Family Residential), and 170 condominium units (Senior Housing) for a total of 740 units at an Average density 17.53 du/acre .for Planning Area 5 (Parcel 24) of the MCAS -Tustin Specific Plan with 266 on-site units (241 required and 25 transferred from Planning Area 21) required to be offered as affordable units, as identified in Condition 10.1. (1) 9.2 A separate "Private Open Space Exhibit" 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) 9.5 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 twelve (12) hours prior to regularly scheduled trash collection and shall be removed within twelve (12) hours of trash collection. (1) 9.6 No outdoor storage shall be permitted during grading or building stages, except as approved by the Tustin Community Development Director. (1) 9.7 During construction, permission from adjacent property owners shall be required for any work located on adjacent properties. AFFORDABLE HOUSING (1) 10.1 The subdivider shall comply with the obligations contained in Resolution No. 3946 regarding affordable housing units. SENIOR HOUSING PROJECT (*) 2.1 The senior housing shown on the tentative tract map is provided for general location and number of units purposes and does not represent final City approval except that 153 affordable units shall be provided at this site including 36 Very Low, 61 Low, and 56 Moderate Income units. A design review application for the senior Resolution 3953 DR 04-006 Page 14 housing including a site plan delineating adequate access non - intrusive to low density residential units, adequate parking, landscaping, fire access, architectural floor plans, elevations, materials and colors for the housing units and the recreational building, and a phasing plan for the construction of the affordable units along with the market rate units shall be submitted and approved prior to issuance of building permits for the first production unit of the entire Columbus Square project. A production unit is defined as a unit included in phase I and subsequent phases of the Phasing Plan (not including initial phase or model homes). Any deviation from the MCAS Tustin Specific Plan parking standards for the senior housing would require approval of a conditional use permit which would include submittal of a parking analysis that would justify reduction in number of required parking spaces, subject to review and approval of the City's traffic engineer. If the developer is not able to justify the reduction in parking and/or the conditional use permit is not approved, the developer agrees to a proportionate reduction in the number of units. Except in no case, shall the number of' -affordable units approved herein be reduced. Prior to issuance of the 420th building permit for the production units of the entire Columbus Square project, building permits for the senior housing shall have been issued and the first footing inspection for the senior housing shall have been completed. In addition, construction of the recreation building and park facilities shall be completed prior to the issuance of the 420th building permit (50% of non -restricted). (1) 11.2 The design, massing, and color/materials of the senior housing project shall be of high quality construction and compatible with other products within Columbus Square to minimize the institutional appearance of this product. ORANGE COUNTY FIRE AUTHORITY (5) 12.1 Prior to the issuance of any grading or building permits, the applicant shall submit a Fire Master Plan to the Fire Chief for review and approval. This plan submittal shall include fire department access, fire hydrants, fire lane markings, water availability for fire flow reports, blue reflective pavement markers, and laddering exhibits for rescue windows on multi -story dwelling units. (5) 12.2 Prior to the issuance of a building permit, the applicant shall submit plans for any required automatic fire sprinkler system in any 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) 12.3 Prior to the issuance of a building permit for combustible Resolution 3953 DR 04-006 Page 15 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) 12.4 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) 12.5 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. NOISE (1) 13.1 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 permit or recordation of the final map, whichever occurs first. (1) 13.2 In accordance with the noise analysis, all units along Edinger Avenue, West Connector Road, and Valencia North Loop Road that are required to include air conditioning units to achieve the minimum interior noise level standards shall have these units installed prior to issuance of a Certificate of Occupancy. Prior to final inspection and issuance of certificates of use and occupancy, the developer shall provide an independent noise analysis verifying that interior noise levels comply with Title 25 and City noise requirements. (1) 13.3 The applicant shall submit additional information to the City showing the construction details, materials and finish, and height of the proposed sound walls along Edinger Avenue for review and approval of Community Development Director. Resolution 3953 DR .04-006 Page 16 ENVIRONMENTAL (1) 14.1 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. The developer shall enter into'an agreement with the City of Tustin to establish a fair -share mechanism to provide needed Tustin Legacy Backbone Infrastructure program. B. 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. C. The developer shall comply with the requirements 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. D. 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 unique paleontological resources if they are found. E. 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. FEES (1)(5) 15.1 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 Resolution 3953 DR 04-006 Page 17 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. 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. f. Water and sewer connection fees to the Irvine Ranch Water District. g. New development tax is $350.00 per unit. h. School facilities fee in the amount as required by Tustin Unified School District. Other applicable parkland in -lieu fees and Tustin Legacy Backbone Infrastructure Program fees as required by Resolution No. 3952. (1) 15.2 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.