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03 BROOKFIELD PC REPORT
ITEM #3 AGENDA REPORT MEETING DATE: NOVEMBER 12, 2019 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: GENERAL PLAN CONFORMITY, DEVELOPMENT AGREEMENT 2019-00001, TENTATIVE TRACT MAP 19103, DESfGN REVIEW 2019-00009 FOR THE DEVELOPMENT OF 4001 RESIDENTIAL CONDOMINIUM UNITS WITHIN NEIGHBORHOOD D, TUSTIN LEGACY SPECIFIC PLAN (LOTS 2 AND 5-10 OF TRACT 18197) APPLICANT: BROOKFIELD HOMES SOUTHERN CALIFORNIA LLC ATTN: CHERYL CASANOVA 3200 PARK CENTER DRIVE, SUITE 1000 COSTA MESA, CA 92526 PROPERTY OWNER: CITY OF TUSTIN 300 CENTENNIAL WAY TUSTIN, CA 92780 LOCATION: LOTS 2 AND 5-10 OF TRACT 18197; GENERALLY BOUNDED BY FUTURE AIRSHIP AVENUE TO THE NORTH, STREET `D' TO THE EAST, ALLEY GROVE PROMENADE TO THE SOUTH, AND STREET 'B' TO THE WEST WITHIN PLANNING AREA 8, 13 AND 14 OF NEIGHBORHOOD D, TUSTIN LEGACY SPECIFIC PLAN. GENERAL PLAN: TUSTIN LEGACY SPECIFIC PLAN ZONING: TUSTIN LEGACY SPECIFIC PLAN EXISTING LAND USE: VACANT SITE ENVIRONMENTAL: ON JANUARY 16, 2001, THE CITY OF TUSTIN CERTIFIED THE PROGRAM FINAL ENVIRONMENTAL IMPACT STATEMENTIENVIRONMENTAL IMPACT REPORT (FEISIEIR) FOR THE REUSE AND DISPOSAL OF MCAS TUSTIN, ON DECEMBER 6, 2004, THE CITY COUNCIL ADOPTED RESOLUTION NO. 04-76 t Fm 1.1 F717 � lJw- 4 Planning Commission Reporl November 12, 2019 Brookfield Residential Page 2 APPROVING A SUPPLEMENT TO THE FEIS/EIR FOR THE EXTENSION OF TUSTIN RANCH ROAD BETWEEN WALNUT AVENUE AND THE FUTURE ALIGNMENT OF VALENCIA NORTH LOOP ROAD. ON APRIL 3, 2005, THE CITY COUNCIL ADOPTED RESOLUTION NO. 00-43 APPROVING AN ADDENDUM TO THE FEISIEIR ,AND, ON MAY, 13, 2013, THE CITY COUNCIL ADOPTED RESOLUTION NO. 13-32 APPROVING A SECOND ADDENDUM TO THE FEISIEIR. ON JULY 5, 2017, THE CITY COUNCIL ADOPTED RESOLUTION NO. 17-23 APPROVING A SECOND SUPPLEMENT TO THE FEISIEIR. THE FEISIEIR, ALONG WITH ITS ADDENDUMS AND SUPPLEMENT, IS A PROGRAM EIR UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE FEISIEIR, ADDENDUMS AND SUPPLEMENT ARE CONSIDERED THE POTENTIAL ENVIRONMENTAL IMPACTS ASSOCIATED WITH DEVELOPMENT ON THE FORMER MARINE CORPS AIR STATION (MCAS), TUSTIN. AN ENVIRONMENTAL CHECKLIST HAS BEEN PREPARED FOR THE PROJECT AND CONCLUDED THAT THESE ACTIONS DO NOT RESULT IN ANY NEW SIGNIFICANT ENVIRONMENTAL. IMPACTS OR A SUBSTANTIAL INCREASE IN THE SEVERITY OF ANY PREVIOUSLY IDENTIFIED SIGNIFICANT IMPACTS IN THE FEISfEIR. MOREOVER, NO NEW INFORMATION OF SUBSTANTIAL IMPORTANCE HAS SURFACED SINCE CERTIFICATION OF THE FEISIEIR. REQUESTS: 1. GENERAL PLAN CONFORMITY TO DETERMINE THAT THE LOCATION, PURPOSE, AND EXTENT OF THE PROPOSED DISPOSITION OF AN APPROXIMATELY 25.4-ACRE SITE (LOTS 2 AND 5-10 OF TRACT 18197) WITHIN NEIGHBORHOOD ❑ OF THE TUSTIN LEGACY SPECIFIC PLAN FOR THE DEVELOPMENT OF 400 RESIDENTIAL CONDOMINIUM UNITS IS IN CONFORMANCE WITH THE APPROVED GENERAL PLAN. 2. DEVELOPMENT AGREEMENT (DA) 2019-00001 TO FACILITATE THE DEVELOPMENT AND CONVEYANCE OF AN APPROXIMATE 25.4-ACRE SITE WITHIN THE BOUNDARIES OF TUSTIN LEGACY SPECIFIC PLAN_ 3. TENTATIVE TRACT MAP (TTM) 19103 TO SUBDIVIDE AN APPROXIMATELY 25.4-ACRE SITE INTO SEVENTY-THREE (73) NUMBERED LOTS AND TEN (10) LETTERED LOTS FOR THE DEVELOPMENT OF 400 RESIDENTIAL CONDOMINIUM UNITS, A COMMUNITY RECREATION FACILITY, OPEN SPACE AREAS, AND OTHER NEIGHBORHOOD AMENITIES. Planning Commission Report November 12,2019 Brookfield Residential Page 3 4. DESIGN REVIEW (DR) 2019-00009 FOR THE DESIGN AND SITE LAYOUT OF 400 RESIDENTIAL CONDOMINIUM UNITS, A COMMUNITY RECREATION FACILITY, OPEN SPACE AREAS, AND OTHER NEIGHBORHOOD AMENITIES. RECOMMENDATION: ICON: 1. That the Planning Commission adopt Resolution No. 4394, determining that the location, purpose, and extent of the proposed disposition of an approximately 25.4-acre site within Neighborhood D of the Tustin Legacy Specific Plan for the development of 400 residential units is in conformance with the approved General Plan, 2. That the Planning Commission adopt Resolution No. 4395, recommending that the City Council approve: a. DA 2019-00001 to facilitate the development and conveyance of an approximate 25.4-acre site within the boundaries of Tustin Legacy Specific Plan. b. TTM 19103 to subdivide an approximately 25.4-acre site into seventy-three (73) numbered lots and ten (10) lettered lots for the development of 400 residential condominium units, a community recreation facility, open space areas, and other neighborhood amenities. c. DR 2019-00609 for the design and site layout of 400 residential condominium units, a community recreation facility, open space areas, and other neighborhood amenities. APPROVAL AUTHORITY: General Plan Conformity: Pursuant to Section 65402(a) of the Government Code, the Planning Commission is authorized to determine whether the locafian, purpose, and extent of the proposed disposition of real property is consistent with the General Plan. * Development Agreement: The Tustin Legacy Specific Plan Section 4.2.7 requires a DA in conjunction with or prior to approval of any entitlements associated with private development. Pursuant to Tustin City Code (TCC) Section 9607, the Planning Commission shall consider the DA and make a recommendation thereon to the City Council. The Planning Commission shall forward its recommendation to the City Council within thirty (30) days of the time specified for the public hearing. Pursuant to TCC Section 9613, after the City Council completes the public hearing and considers the recommendation of the Planning Commission, the City Council may accept, modify or disapprove the DA. Pursuant to TCC Section 9614, the DA shall be approved by the adoption of an ordinance. Planning Commission Report November 12, 2419 Brookfield Residential Page 4 • Tentative Tract Map: TCC Section 9321b authorizes the Planning Commission to review and take action on Tentative Maps; however, since the proposal includes other entitlement applications that require City Council approval, TTM 19103 is forwarded to City Council for concurrent consideration. • Design Review: Section 4.2.2 of the Tustin Legacy Specific Plan requires each development to submit and obtain approval of a Site Plan and DR pursuant to the TCC following or concurrent with the approval of a Concept Plan. TCC Section 9272 authorizes the Community Development Director to consider the DR application; however, since the proposal includes other entitlement applications that require City Council approval, DR 2019-00009 is forwarded to City Council for concurrent consideration. BACKGROUND AND DISCUSSION: Site Location The 25.4-acre project site is located within the Tustin Legacy Specific Plan and is bounded by future Airship Avenue to the north, Street `D' to the east, Alley Grove Promenade to the south, and Street `B' to the west. Vacant sites for future development surround the project site on all sides (Figure 1). The subject parcels are within Planning Area 8, 13, and 14 of Neighborhood D of the Tustin Legacy Specific Plan (Figure 2), The site is currently owned by the City and will be transferred to Brookfield Residential upon execution and implementation of the Disposition and Development Agreement (DDA). e � k' "" r ` W Project . site Not 4. � .-„� ''..>e,� � _;� '� �'l ��. MPJ •'� x '� w �. Figure 1 - Project Site Aerial & Index Map from TTM 1819 - nT Planning Commission Report November 12, 2019 Brookfield Residential Page 5 PA 20 PA 4-5 1 PA] r— ----' PA 15—A •U� YPA 1•A PA PA 21 JI IPA1 PA 1-E N PA 1-U PA 6 �PA3 PA 1-H A PA 1-8 PA 15.6 rA 1-K .,. PA 21 PA 1-6 PA 1 L PA 1 S-C PA I+ PA 1•G PA 8,13&14 Project !~•---- ,. ° Site l PA 9-12 PA 1619 PA22 s 1 L — • 1 Figure 2•-Tustin Legacy Specific Plan Planning Area Map General Plan Conformity Currently, the approximately 25.4-acre project site is owned by the City of Tustin. The City intends to enter into a real estate transaction with Brookfield Residential to allow for the development of 404 residential units, a community facility, and other amenities. The real estate transaction through the DDA will be considered separately by the City Council at a later date. Pursuant to Section 65402(c) of the California Government Code (Planning and Development Law), a general plan conformity determination from local planning agencies prior to acquisition or disposition of real property by a local agency is required. The General Plan designates the site as Tustin Legacy Specific Pian which authorizes the development of mixed-use urban and is envisioned as an active living, working, shopping and recreation environment. The proposed disposition also supports General Plan Land Use Element goals and policies as follows: 1. Land Use Element Goal 1: Provide for a well-balanced land use pattern that accommodates existing and future needs for housing, commercial, and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. 2. Land Use Element Goal 3: Ensure that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. 3. Land Use Element Goal 4: Assure a safe, healthy and aesthetically pleasing community for residents and businesses. Planning Commission Report November 12, 2419 Brookfield Residential Page 6 4. Land Use Goal 6� Improve urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods. 5. Land Use Goal 13: Continue to implement the Tustin Legacy Specific Plan, which maximizes the appeal of the site as a mixed use and master planned development, Based upon the City's adopted General Plan, the location, purpose, and extent of the proposed dispositior of the project site to Brookfield Residential for the development of 400 residential units, a community facility, and other neighborhood amenities is in conformance with the approved General Plan. Accordingly, staff recommends that the Planning Commission adopt Resolution No. 4394. Project Description DA 2019-00001, TTM 19103 and DR 2019-00009 are applications associated with the development of 400 for-sale residential units, a community recreation facility, open space areas and other amenities, and linkages to other developments within Tustin Legacy(Figure 3). The project has been designed to enhance livability by integrating three (3) distinctive housing styles anchored on each corner by active and passive parks acting as nodes, eventually connecting to the entire Legacy Park. The three (3) housing products are discussed in detail under the DR section of this report. The private community recreation facility will include a swimming pool, barbeque area, shade structures, outdoor furniture, showers, and restrooms, all of which are located within a fenced area and accessible to project residents and their guests. Each of the three remaining corners contain outdoor furniture and will be accessible to the public. This is accomplished through the requirement that these community facilities must be accessible via a recorded easement to allow public access. Single -G Family 1 1 9 P .. r I Townhomes Metro { _ r Flats Figure 3—Site Plan Planning Commission Report November 12, 2019 Brookfield Residential Page 7 Design Review Section 4.2.2 of the Tustin Legacy Specific Plan requires applicants for each develcpment to submit and obtain approval of a DR pursuant to the TGC. DR 20119-09009 provides for the design and site layout of the proposed residential community. The proposed project has a contemporary approach to its design. Throughout the buildings, various elements such as flat roofs, large windows, 90-degree angles, wall pop outs and wall step backs work together to present a new and modern feel to this residential community. The three (3) housing products proposed are as follows: • Triplex: This product is a three-story townhome Triplex with three (3) floorplans and 129 proposed units. There are forty-three (43) tri-plex Square Feet 1,975 to 2,259 buildings with shared driveways clustered Bedrooms 3 to 4 throughout the development. The floorplans Bathrooms 3.5 offer amenities such as patios and decks, Parking z,car garage walk-in pantries, and laundry rooms. All units offer two-car garages. Exterior building massing is consistent with the alignment of the units and the vertical elements of like materials provide identifiable visual distinction of each unit. (See Figure 4) Q� r 1 f Figure 4—Townhomes • Metro Flats and Townhomes: This product offers three-story flats and townhomes and consists of 154 Square Feet 1,038 to 2,213 units comprised of six (6) single- Bedrooms 1 to 3 level flats floorplans and one (1) Bathrooms i to 2.5 three-level townhome floorplan. Parking z-car garage There are seven (7) buildings with z-car tandem garage twenty-two (22) units each located i-car garage w/assigned parking along the perimeter of the project Planning Commission Report November 12,2019 Brookfield Residential Page 8 site. The floorplans offer amenities such as patios, decks, and laundry rooms. Flats floorplans have all living functions, including bedrooms, on one (1) level, leading to more horizontal massing on the cxtcrior. (See Figure 5) 0 � ' L i �ID� i ,17 I rrt G firf i� �I Ito TrrT�lTm� t _ .. Figure 5-Flats Single Family: This product offers two- and Single Family three-story detached residences clustered along Square Feet 2,432 to 3,330 future public streets throughout the development. Product consists of 117 units comprised of four Bedrooms 3 to 5 + den (4) floorplans. The floorplans offer amenities Bathrooms 2.5 to 4.5 such as patios, decks, private yards, dens and Parking 2-car garage bonus rooms, walk-in pantries, laundry rooms, and loggias. Exterior building designs incorporate ample glazing, architectural projections and straight lines that carry through the contemporary design of the community. (See Figure 6) ITI M! 6 FM C_... � µ r Figure 6-Single Family Planning Commission Report November 12, 2019 Brookfield Residential Page 9 • Common Open Space: Each of the areas identified for open space and recreation within the project boundary will provide opportunities for recreation, social gathering, and outdoor lounging. (See Figure 7) The public portion of the common area is designed with outdoor furniture. The private recreation center will be enclosed by fencing and consist of a swimming pool, barbeque area, shade structures, showers and restrooms. The shower and restroom building is consistent with the rest of the community in that the same exterior design and materials are proposed including composite wood, large window areas and flat roofs. (See Figure 8) P U I YC LR, tIJL SStet u F�Q(L4 CCF SSIiC[ SENk E1' 'p' :`—' �.;L0 YY r1i"a wd Eh_ y iL AL 41. }f AF fit„ o Ilk IL T r T L _ , STREET 'C- 4.� ,.t.� 1� •L.F.: :^' "1 s r �r � n: ............. Prgp.itY Ginn Cu+rmen am 20"5w Puslcly hcc rveln Figure 7—Common Open Space Ge inic•ArbNOcm SPxu Pn— EJ d�a1mJ y y . 1 k Figure 8—Community Recreation Facility Planning Commission Report Novernher 12, 2019 Brookfield Residential Page 10 Building Setbacks Per Section 3.11.2 of the Tustin Legacy Specific flan, the project site requires a minimum building setback of 3 feet and a maximum building setback of 10 feet, though the maximum setback area may be increased to allow for additional outdoor uses at the discretion of the Community Development Director. In an effort to aid in providing private open space for each of the residences in the form of a usable parch, and to allow for greater variation in the staggering of building faces along the street, maximum setbacks may be increased to accommodate units identified in the submittal package. The proposed deviation has been reviewed by the Community Development Director and has been determined to be consistent with the intent of the established standards. Appropriate findings have been included to support the request. Parking Each residential unit is required to provide a 2 parking spaces, Single family detached units and tri-plea townhomes each provide 2-car garages with side-by-side parking. Each of the metro flats buildings provide 2-car garages on all its floor }Mans with the exception of three (3) plans that offer 2-car tandem garages (Plan 2, Plan 3, and Plan 4) and one (1) plan that offers an extended 1-car garage with an additional assigned surface parking space in close proximity to the unit. This configuration is limited to Plan 1, a one (1) bedroom unit. There are seventy (70) units with tandem garages and fourteen (14) units with a single car garage throughout the project site. The Tustin Legacy Specific Plan does not count tandem garage space towards the parking requirement. As conditioned, the applicant will be required to maintain seventy (70) unassigned and fourteen (14) assigned surface parking spaces to be allocated to the units with the tandem garages and single car garages respectfully. These surface parking spaces are not counted toward the required guest parking spaces. Guest parking spaces are required for multifamily units (townhomes and flats) at a ratio of one (1) parking space for every four (4) units. The Tustin Legacy Specific Plan requires 33 guest parking spaces to accommodate the triplex townhomes units and 39 parking spaces to accommodate the metro flats and townhome units. As proposed, there are seventy-two (72) guest parking spaces provided as head-in parking and complies with the guest parking requirements. a RequiredRequired Provided T riplex Townhomes 258 258 Metro Flats 308 30$ Single Family 234 234 Guest 72 72 Tentative Tract Map TTM 19103 is a subdivision of an approximately 25.4-acre site into seventy-three (73) numbered lots and ten (10) lettered lots for the development of 400 for-sale residential condominium units, a community recreation facility, open space areas, and other neighborhood amenities. Also included in the map are proposed easements for sewer, water, and other Planning Commission Report November 12, 2019 Brookfield Residential Page 11 utilities; non-exclusive easements for emergency vehicles and public services; publ c access easement over private drives and publicly accessible open space. With respect to the circulation system within the tract, the applicant proposes use of shared private drives for vehicular access to each of the 400 residential units- Public streets are proposed to transect the development into seven (7) blocks, each block having at least one (1) connection to the public roadway- Within these blocks, the development proposes use of private drives for vehicular access and sidewalks for pedestrian access. Sheet 4 of TTM '19103 shows the sections of the proposed streets and drives. TEIYTATNE TMCr IAAF NO*W - TLIST1H LEOAGY-IEr#S0FK O6'T1'SOUTH f1 rim o�c�vutra • � `. i r r raIDy. . Brookfield — "� �+, ResidenSial nutcx b:�3 TCC Section 9311g5. authorizes the Planning Commission to review and take action on Tentative Maps; however, since the proposal includes other entitlement applications that require City Council approval, TTM 19103 is to be forwarded to City Council for concurrent consideration. Construction Phasing Pian Each product type would include its own phasing with a total of forty-eight (48) phases for the project site, including models and build-out (Figure 9). The first area of the community that will be constructed is near the southern entry, off of Flight Way. One of each building type will be constructed in this area to serve as models. The developer will also construct common open space proposed at the southwest corner of the development adjacent to future Flight Way and the Alley Grove Promenade to showcase the amenity. Additionally, the private community recreation facility will be available for residents as they move in. In genera-, most phases will involve constructing two (2) or three (3) tri-plex townhome buildings, one (1) metro building, and three (3) to nine (9) single-family detached residences. The applicant anticipates starting grading activities in March 2020 with models to open in May 2021. Planning Commission Report November 12,2019 Brookfield Residential Page 12 Publicly d i _ I Accessible C] R ~� % [ a.li—. Private l 1 s ! 11 ti Common Area Common Area i rM I l' � f R ,rtenirT rr I � I I , I I ,. I F S I 'i ,, f �. I •, , I Publicly e , = __ I I Accessible Common Area i y STREET"D"- Figure A Figure 9-Construction Phasing Plan Development Agreement To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the California Legislature adopted the Development Agreement Statute of the Government Code. Pursuant to the Statute, the City may enter into an agreement with any person having a legal or equitable interest in real property and to provide for the development of such property and to establish certain development rights therein. In addition, the Tustin Legacy Specific Plan Section 4.2.7 requires a DA in conjunction with or prior to approval of any entitlements associated with private development. DA 2019-00001 included herewith as Attachment C will provide for the orderly implementation of the General Plan, Tustin Legacy Specific Plan, the phased development and completion in accordance with the DDA, and certain assurances to the Developer and the City. These assurances require the cooperation and participation of the City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DA and the Specific Plan. The DA will include, but not be limited to, the following provisions: 10 The term of the DA. • Public benefits. • The timing of development as set forth in the DDA. • Construction of infrastructure and public facilities. Is Annual review of Developer's performance, etc- Pursuant to TCC Section 9607, the Planning Commission shall consider the DA and make a recommendation thereon to the City Council. The Planning Commission shall forward its recommendation to the City Council within thirty (30) days of the time specified for the public hearing. Planning Commission Report November-12, 2019 Brookfield Residential Page 13 Environmental Review On January 16, 2001, the City of Tustin certified the program FEISIEIR for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEISIEIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia north loop road. On April 3, 2006, the City Council adopted Resolution No, 06-43 approving an Addendum to the FEISIEIR and, on May 13, 2013, the City Council adopted Resolution No. 13-32 approving a Second Addendum to the FEISIEIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEISIEIR. The FEISIEIR, along with its addendums and supplements, is a program EIR under the California Environmental Quality Act (CEQA). The FEISIEIR, addendums and supplementals considered the potential environmental impacts associated with development on the former MCAS, Tustin. An Environmental Checklist (Attachment F— Exhibit A) has been prepared and concluded that the proposed actions do not result in any new significant environmental impacts or a substantial increase in the severity of any previously identified significant impacts in the FEIS/EIR. Moreover, no new information of substantial importance has surfaced since certification of the FEISIEIR. Other Agencies Input In compliance with State Subdivision Map Act, the City sent out letters along with a copy of the TTM 19103 to affected agencies. At the time of finalizing this report, responses were received from five (5) agencies (Attachment D). The South Orange County Community College District indicated that the District did not have concerns. The South Coast Air Quality Management District (AQMD) stated that, should a CEQA document be prepared for the proposed project, AQMD may provide recommendations regarding the analysis of potential air quality impacts. Potential air quality impacts were analyzed in the FEISIEIR, as amended. The City of Irvine requested that staff coordinate possible updates to the Irvine Transportation Analysis Mode (ITAM) relative to proposed land uses and that Sheet 1 of TTM 19103 provide legal description information. These updates were provided to the City of Irvine. Southern California Edison (SCE) identified that the project will not interfere with easements and the developer will be responsible for costs to relocate facilities as related to the project. The California Department of Transportation (Caltrans) provided comments regarding the review of the proposed project relative to.he approved specific plan. No further comments were received. CONCLUSION The proposed General Plan Conformity, DA 2019-00001, TTM 19103, and DR 2019-00009 are consistent with the Tustin Legacy pSpecific Plan and the General Plan and would not have any significant impact to the overall development potential currently allowed. Accordingly, staff recommends that the Planning Commission approve the General Plan Conformity and recommend to the City Council to approve DA 2019-00001, TTM 19103, and DR 201900009. t ' Samantha Beier, AICP Elizabeth A. Binsack Associate Planner Director of Community Development Pianning Commission Reporl November '12, 2010 Brookfield Residential Page 14 Attachments: A. Location Map & Land Use Application Fact Sheet B. Submitted Plans C. Draft Ordinance No. 1564 a Exhibit A: Development Agreement 2019-00001 D. Other Agencies Comments E. Planning Commission Resolution No. 4394 — General Plan Conformity F. planning Commission Resolution No. 4395 • Exhibit A: Tustin Legacy Specific Plan E#S/EIR Initial Study and Checklist • Exhibit B: Conditions of Approval ATTACHMENT A LOCATION MAP LAND USE APPLICATION FACT SHEET 300 ft, 500 ft, and 1,000 ft Radius Map .m. M 1,000 ft 500 ft Alp " 300 ft t 11 :17tUG.i c hd •• , , , , 5 4 y Location Map LOTS 2 AND 5-10 OF TRACT 18197 GPC, DA 2019-00001, TTM 19103, DR 2019-000 LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): DA 2019-00001,TTM 19193, DR 2019-00009 2. LOCATION: PLANNING AREA 8. 13 & 14 TUSTIN LEGACY SPECIFIC KLAN 3, ADDRFSS: TDB (LOTS 2 THR(--)UGH 10 OF TRACT 181971 4. APN(S)1 43D-271-41 43-4E 43, 51 54 73 74 7681 82 84 92 5. PREVICUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: TTM 18197 6. SURROUNDING LAND USES: NORTH: Vacant and SOUTH: Vacant land EAST: Vacanl land WEST; Vacant land T SURROUNDING ZONING DESIGNATION: NORTH: Tustin Legacy Specific Plan.._('SPl) SOUTH: TUSItin Lenacy Soe:ific Plan (SP1) EAST: Tustin Le ac S ecific Plar7 SPl WEST: Tustin Leciacy Sj)ecific Plan (SP1) 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH:Tustin Legacy Specific Plan SOl.1TH: Tustin I_egary Specific Pian EAST: Tustin Lc acv Specific Plan WES1 : Tustin Legacy Specific Plan 9. SITE LAND DISE: EXISTING PROPOSED Use: Vacant Residential Zoning. TustinLegacy Sr)ecific Plan District No Change GeneT al Plan: Tustin Legacy Specific Plan No Change DEVELOPMENT FACTS: EXISTING PROPOSED 10. LOT AREA: 33.1 ac. 25.4 ac REQUIRED PROPOSED 11. LANDSCAPE SETBACKS: LOCAL ROAD..GROUND 3 feet(min.) 3 feet(min.) FLOOR RESIDENTIAL 12. PARKING (SINGLE-FAMILY 2 sp. per unit(234 sp.) 234 sp. DETACHED): PARKING (MULTIFAMILY): G std, per unit; (566 sp.) 566 sp. 0.'25 ,quest sp- per unit: (79.75 spm 72 guest sp. 13. BUILDING HEIGHT(MAX.): 15D feet (single-family) 36 feet 4.5 inch(single-family) 150 feet (multifamily) 38 feet(multifamily} '16. BUILDING SETBACKS: TUSTIN RANCH ROAD 30 feet(mm.) 30 feet LOCAL ROAD - GROUND 3 feet (nein.) 3 fMet(n-)in. FLOOR RESIDENTIAL 10 feet(rnax.) feet (max.)w!CDD � )rel 17. OTHER t_JNIC)IJE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES, EASED TENTS, ET'C.) NIA ATTACHMENT B SUBMITTED PLANS ' E j Brookfield TUSTIN LEGACY D-SOUTH Project Description Embracing streetscape and urban design principles established in a collaborative effort with the City of Tustin, the for-sale residential community proposed for Tustin Legacy D-South will represent a new standard of residential design excellence within Tustin Legacy. By creating patterns of architecture and excellent multi modal ways of circulation with the addition of active and passive parks acting as nodes supporting social interaction to eventually connect to the entire Legacy Park and Tustin Legacy Specific Plan, the community will be an enjoyable experience for both future residents and the broader local population. The architecture engages the public realm playfully with sensible patterns of building types and rhythmic placement of frontages further activating opportunities for community gathering and the human experience. Thoughtful placement of form, features, colors, materials and landscape elements to weave in and out of the horizontal and vertical spaces aspires for a contemporary, iconic neighborhood evoking a timeless and charming aesthetic quality. Streetscapes designed for a balance of all users with emphasis on walkability and elevated pedestrian experience through convenient connections, traffic calming solutions and architectural focal points to encourage way-finding and special moments within the community. The landscape design inteni for Neighborhood D South is to create simple yet interesting forms in the landscape with a meaningful purpose. The site design consists of both active and passive public spaces as well as more intimate common areas. All of which are intermingled with the various building types and uses, each creating a unique sense of place. The plant palette consists of a combination of species. Several planting areas include drought tolerant vegetation and rock mulch allowing for a naturally pervious area. Canopy trees placed at strategic locations provide shade at the various hubs and gathering spaces. Our proposed project embraces the principles, concepts and legacy of place with in the Neighborhood D South vision. The community ensures the public and private realms with the development area are cohesive, relate to adjacencies and are executed in a thoughtful manner elevating the standard and establishing the rule for Neighborhood D South, RE-Cerro) ,JUL 2 6 2019 COAINIL VI71'DEVELOPMENT 13�': r5 Bfiel TUSTIN LEGACY MOUTH I`OQ�CResidential Project Description Embracing street framework, park linkages and overall planning principles established in a collaborative effort with the City of Tustin, the For-Sale residential community proposed for Tustin Legacy D-South will represent a new standard of residential design excellence within Tustin Legacy. By completing the objective of creating block patterns and excellent"way-finding"and byfacilitating parks and open space elements to eventually be linked to the entire Tustin Legacy master plan,the community will be shared and enjoyed by both future residents and the broader local population. Development patterns and the placement of buildings have been coordinated with the proposed street network to create focal points with parks, open-space, pedestrian-linkages. Deliberate placement and the design of residences reinforce a vision of"complete streets"with similar and/or complimentary uses forming identifiable neighborhoods. Tree-lined neighborhood streets will be supported with enhanced residential architecture to create "sense of place"and will be activated with convenient on-street guest parking,front doors, patios and lobbies. Garage doors will be discretely concealed from the public realm and sited in the rear of the residences in alley and parking court configurations. A total400 r-sale residential dwelling units are proposed at Tustin Legacy D-South west of Tustin Ranch Roa , East of Armstrong Avenue between Barranca Parkway and Warner Avenue. An array of building and floor plan configurations, including single family detached homes,tri-plextownhomes,and single level stacked flats have been established to accommodate varied household needs and attract a broad range of buyers. Serving a wide array of the housing market, floor plans will range in size from approximately 1,000 to 3,300 square feet. The types of residences and building forms have been designed to respond to the context of the planning framework. i I Ii .............. ................. ............... ................. ..... .... Mr FUSCOE oa oraive roo ie m L A N D SCAPE ARCH ITECTU RE esi entia P A R T N E R S ROBERT HIDEY ARCHITECTS E N G I N E E R I N G SHEET INDEX: L- 10 TYPICAL METRO WALL AND FENCE PLAN A-2.5 THIRD FLOOR PLANS CANDELA LIGHTING COVER SHEET L- 11 PRELIMINARY TRASH PLAN A-2.6 ROOF PLAN EP- 1 SITE LIGHTING PLAN L- 12 MAILBOX PLAN A-2.7 CONCEPTUAL 3D PERSPECTIVE VIEWS EP-2 SITE LIGHTING PLAN T. 1 SHEET INDEX A-2.8 STYLE Al ELEVATIONS RHA SFD A-2.9 STYLE A2 ELEVATIONS SP1 . 1 REGIONAL CONTEXT A- 1 . 1 SFD SITE PLAN A-2. 1 0 STYLE B ELEVATIONS SP1 .2 TUSTIN LEGACY LAND USE CONTEXT A- 1 .2 3XA STREET VIEW A-2. 1 1 CONCEPTUAL COLOR AND MATERIAL BOARDS SP1 .3 D SOUTH LAND USE CONTEXT A- 1 .3 3XB STREET VIEW SP1 .4 SITE PLAN A- 1 .4 STREET VIEW RHA METRO SP1 .5 METRO PARKING EXHIBIT KEY PLAN A- 1 .5 PLAN 1 FRONT ELEVATIONS A-3. 1 METRO SITE PLAN SP1 .6 METRO PARKING PLAN A- 1 .6 PLAN 1A ELEVATIONS A-3.2 METRO STREET VIEW - BUILDING 1A SP1 .7 METRO PARKING PLAN A- 1 .7 PLAN 1A FLOOR PLAN COMPARISON A-3.3 METRO STREET VIEW - BUILDING 1A A- 1 .8 PLAN 1A FLOOR PLANS A-3.4 -A--ELEVATIONS - FRONT AND REAR SP1 .8 METRO PARKING PLAN A- 1 .9 PLAN 1 FRONT PATIO CONDITION A-3.5 -A--ELEVATIONS - LEFT AND RIGHT SP1 .9 METRO PARKING PLAN A- 1 . 10 PLAN 2 FRONT ELEVATIONS A-3.6 -A--ELEVATIONS - MOTOR COURT SECTION A- 1 . 1 1 PLAN 2A ELEVATIONS A-3.7 METRO STREET VIEW BUILDING 1 B FUSCOE CIVIL A- 1 . 12 PLAN 2A FLOOR PLAN COMPARISON A-3.8 METRO STREET VIEW BUILDING 1 B C. 1 TITLE SHEET A- 1 . 13 PLAN 2A FLOOR PLANS A-3.9 -8--ELEVATIONS - FRONT AND REAR C.2 STATISTICAL SUMMARY AND DETAILS A- 1 . 14 PLAN 3 FRONT ELEVATIONS A-3. 1 0 -8--ELEVATIONS - LEFT AND RIGHT C.3 TYPICAL SET BACK DETAILS A- 1 . 15 PLAN 3A ELEVATIONS A-3. 1 1 -8--ELEVATIONS - MOTOR COURT SECTION C.4 TYPICAL STREET SECTIONS AND DETAILS A- 1 . 1 6 PLAN 3A FLOOR PLAN COMPARISON A-3. 12 STREETSCENE C.5 PERIMETER SETBACK PLAN A- 1 . 17 PLAN 3A FLOOR PLANS A-3. 13 STREETSCENE C.6 SITE PLAN A- 1 . 18 PLAN 3 FRONT PATIO CONDITION A-3. 14 STREETSCENE C.7 SITE PLAN A- 1 . 19 PLAN 3X FRONT ELEVATIONS A-3. 15 BUILDING PLANS - FIRST FLOOR C.8 UTILITIES PLAN A- 1 .20 PLAN 3XA - ELEVATIONS A-3. 16 BUILDING PLANS - SECOND FLOOR C.9 UTILITIES PLAN A- 1 .21 PLAN 3XA - FLOOR PLAN COMPARISON A-3. 17 BUILDING PLANS - THIRD FLOOR C. 10 CONCEPTUAL GRADING PLAN A- 1 .22 PLAN 3XA - FLOOR PLANS A-3. 18 ROOF PLAN C. 1 1 CONCEPTUAL GRADING PLAN A- 1 .23 PLAN 3X - FRONT PATIO CONDITION A-3. 19 AUTOTURN EXHIBIT C. 12 OPEN SPACE PLAN A- 1 .24 ROOF PLANS A-3.20 UNIT PLAN - UNIT 1 C. 13 PHASING PLAN A- 1 .25 ROOF PLANS A-3.21 UNIT PLAN - UNIT 2 A- 1 .26 STYLE MATRIX -A-- A-3.22 UNIT PLAN - UNIT 3 C21COLLABORATIVE LANDSCAPE A- 1 .27 STYLE MATRIX -B-- A-3.23 UNIT PLAN - UNIT 4 A- 1 .28 STREETSCENE A-3.24 UNIT PLAN - UNIT 5 L- 1 LANDSCAPE DESIGN IMAGERY A- 1 .29 COLOR CHART A-3.25 UNIT PLAN - UNIT 6 L-2 CONCEPTUAL LANDSCAPE PLAN A- 1 .30 COLOR AND MATERIALS SFD A-3.26 UNIT PLAN - TOWNHOME L-3 CONCEPTUAL PLANT LEGEND A-3.27 STYLE MATRIX -A-- L-4 PEDESTRIAN CIRCULATION PLAN L-5 REC CENTER CONCEPTUAL LANDSCAPE PLAN JZMK TOWNHOMES A-3.28 STYLE MATRIX -8-- L-6 PARK ENLARGEMENT PLANS A-2. 1 COVER SHEET A-3.29 COLOR CHART L-7 TYPICAL COURTYARD LANDSCAPE CONCEPT PLANS A-2.2 SHEET INDEX A-3.30 COLOR PLOTTING A-2.3 FIRST FLOOR PLAN A-3.31 COLOR AND MATERIALS - METRO BUILDING A L-8 METRO PRODUCT CONCEPTUAL LANDSCAPE PLANS A-3.32 COLOR AND MATERIALS - METRO BUILDING B L-9 TYPICAL STREET FRONTAGE WALL AND FENCE PLAN A-2.4 SECOND FLOOR PLAN Lo -14: cn C) cn C) I Ui C/) _j CL Lu Lu Tol TUSTIN LEGACY NEIGHBORHOOD D SOUTH INDEX SHEET cn TUSTIN, CALIFORNIA _j 00 C2 COLLABORATIVE FUSCOE rookf mield LANDSCAPE CIVI L LQ Residential CL TO LOS ANGELES *40 AND INLAND *t EMPIRE TOINLAND TOINLAND EMPIRE EMPIRE --------------------- LEGEND SANTA IF r TUSTIN LEGACY BOUNDARY ANA J NEIGHBORHOOD D SOUTH Am 261 ORCHARD HILLS 10010 TO LOS ANGELES 5 Tim" &moo ICIt ................... - ----- 55 17 SOUTH COAST PLAZA ---------- FOUNTAIN V LLEY ...... 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AMTRAK & METRO LINK STATION 41F4 *Are* ; 1wai, 47Q *01 nc oo AV -AV 44 IF 4$ v7 4 44 4F WA, AL 4WFA 4M WIN& FWF wpm OF ARE /1N TU IN LE A Y LAN E NTEXT N TUSTIN LEGACY NEIGHBORHOOD D SOUTH TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 18011 .01 OCTOBER 17, 2019 SP1 . 2 I I a i I; .ramrzrfa�{oZ(r,rn�al/rfrllrrrrr2�r„ar,,. ,pro/ifi r.;,, ,,,,•,,,•n: ,,, •z:; r ,r, <ao <i LEGEND 1k . y ., y�� � �_'F M i 1 "• M1 77' FOR—SALE RESIDENTIAL � 9 . JF Ibrt 0 MULTIFAMILY RESIDENTIAL ' 1 . f "Will 'wu'u, 'iAPARTMENTS ` I r I %�ff� SENIOR HOUSING/ . .. �' � m _ - � 4 � �Y •� ul � �,-F I ' Ir �” "dl(�f ....,. 2a .,a.. i✓b.� :nfr r COMMUNITY r r F � Y 6 ' _. _ _. _ _ fr MMERCIAL FFI E/H TEL ,� �, _ . - - - - i k � � 4` ' f r � .. �.'/'..6.r.ikY._.. .a._.,�,...._...�r......_. .,..._.,......,—r'....�_,_....__..._— ."/+�f.',�...`'r.�..w..ya..te-+„..._�,.-+i+'..•.r...�"d-,.�3.'.:ew"�xxr,r�.�r,1.'..,4.•:-r.w.�r.-b..r�-��•I,�.-r,m t'_.,...,..E.".. —, C�i"Y4,,aF•a.'.E.�;.'E.I_��._�E�.,�". �W ..'i.,-'....y._p.... .•.,��.J,r ,-w ISJ- .`•,..o:,,�^'.:_.,.._a. /9��"'r:,q•rJ,_4�Y wr,..it:�ra, ,—���('arf a.���-md—ru0r4.�.s�.:,4r v,i�...—.'.,1 l IJf N! feti.w,'la, � f •'z<.„`!�iq1,�4,(��.�"r��Sas10„�,ar”, s� �rti�I 1w�''�1��u�'�iI�r�rd5r�a r•r,�h.�,`./,1j/ I,roj5oU�1es's,�,���Al��C"5���I�ynl�rl!4(�tssj(y•r 1�u,1�S�,�i-i"�„��f tilSA�eSu�x�V'r���t�'s`A9aU'�a 0 rp �NPROMENADE (ORANGE TREES) f, $61", `4� 011 41 jj ell w'q Will. ....... o'lI ID is 4 y h rA CT PG.NQATW PLOFFICE � C JhIlb.� '741 OFFICE TYPE A 61 COFFICE fypE.!i polmol _ c OFFfC TYPE 9 x _y off � �'FF1fiE TYPE.A � ,,._ r7 U-4 TYPE G lG E[ NAaY PL J.' T"SPE lhl7 fo tI YPL:UNIT YP_ A0 ej,, 0141T a '(1 �AFIC: TYPE,' GARAGE rNJ POTENTIAL , 0 � Tri SEAW,y� UNIT 1 HOTEL �r All „ ltif p ".' g� '.' ( ,P i �( . . tx_o 7 r7_ r , y f�}Iti�'Ot l , , h,a �i i�l"1l)i�1l N ' t� � r". i .f�fo , tN, UTH LAND E NTEXT N TUSTIN LEGACY NEIGHBORHOOD D SOUTH TUSTIN, CALIFORNIA HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE 1lueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 17, 2019 SP1 . 3 --------- - - - - - - - - / PUBLICALLY ACCESSIBLE / COMMON AREA % ----- ---------------------------------- - __- / Table 3-58 Residential Off-Street Parking Requirements `� �,_ PRODUCT TABULATION NO. OF UNIT SIZE NO. OF TOTAL required ; I F --- ------ - --- , I PRODUCTS BUILDINGS PROGRAM (SF) UNITS AREA (SF) Single Family Detached zs acesldu None Within a full enclosed garage / 3 BR+ DEN, 2.5 BA, 2-CAR -- ? 21432 39 94,848 / PLAN 1 GARAGE; Living at 2nd Floor Within a fully enclosed garage. Guest spaces may be located j PRI VAT E� I ' e / 4BR+ BONUS, 3.5 BA, 2-CAR 3,029 43 130,247 Single Family Attached spaces/du 0.25 space/du' in carports, parking garage orj ; AMENITY -- -- __ ___ _ ___ __ __ ; SFD PLAN 2 GARAGE; Living at 1st Floor I 117 uncovered parking. I (3-STORY) 5 BR+BONUS 4 BA 2-CAR 3,131 18 56,358 �i PLAN 3 GARAGE; Living at 1st Floor Maybe located in garage, I ' � _- I E+ '� � g Multifamily z spacesjdu 0.25 space/du' I ! e carports, parking or king structure= SBR+BONUS> 4.5 BA, 2-CAR 3,330 17 56,610 1. Guest requirement may be fulfilled with on-street parking on private streets, with the approval of the I I PLAN 3X GARAGE; Living at 1st Floor Community Development Director. I _ ________ j 2. Up to 20 percent of the required spaces may utilize tandem parking when the tandem spaces are located I SUBTOTAL 117 338,063 in parking structure or uncovered parking spaces and the tandem space is assigned to the same unit. i I -- ----- --- e I ------ -- -- --- -- -- -- -- - I --- - PLAN 1 3BR, 3.5BA 1,975 43 84,925 FLATS (22UNITS/BUILDING, 7 BUILDINGS TOTAL, 154 UNITS TOTAL) I i J I TOWNHOME 43 21207 43 94,901 -- o PLAN 2 4BR, 3.5BA TOTAL NUMBER OF RESIDENCE I STREET "H" RESIDENCE PARKING REQUIRED 2/UNIT; 308 —�- - PLAN 3 4BR 3.5BA ' I i ---------- _ _ _ _ _ _ I 2 259 43 97 137 PARKING REQUIRED i --- -------- ----- ---- --- -- -- -- ----- -- -- -- --------------- RESIDENCE PARKING PROVIDED IN TWO-CAR GARAGES 140 I I I I i SUBTOTAL 129 276,963 RESIDENCE PARKING PROVIDED IN TWO-CAR TANDEM GARAGES 140 (70 ARE COUNTED AS 70 I I -- 1,038 14 14,532 RESIDENCE PARKING) I I I I UNIT 1 1 BR, 1BA ILL I RESIDENCE PARKING PROVIDED IN ONE-CAR GARAGES I j U1,514 28 42,392 (ASSIGNED) 14 14 I I 1 e UNIT 2 2BR, 2BA IFLU ADDITIONAL RESIDENCE PARKING REQUIRED 308-140-70-14 = 84 I I __ __ 1,547 28 43,316 UNIT 3 2BR, 2BA ASSIGNED ACCESSIBLE PARKING SPACES2 i Ln I e METRO 7 11600 14 221400 TOTAL NUMBER OF GUEST I I I I UNIT 4 2BR, 2BA GUEST PARKING REQUIRED 0.25/UNIT 39 , PARKING REQUIRED I - -- -- -- j I jLL 11778 28 49,784 o UNIT 5 3BR 2.5BA UNASSIGNED ACCESSIBLE PARKING SPACES 5% 2 I I , ------___j TOTAL ADDITIONAL ON-SITE PARKING REQUIRED 123 I - -- - ® - -- - - -- - I -- -- -- - TT- 1,967 28 55,076 j I UNIT 6 3BR+DEN, 2BA I TOWNHOMES (3UNITS/BUILDING, 43 BUILDINGS TOTAL, 129 UNITS TOTAL) I � � ��, I � I '� 21213 14 30,982 ------� i I---- -- -------------------------� '� ----------------------------- -- ------------------; L------------------- UNIT 7 (TH) 3BR + DEN, 2BA, 2 P D R TOTAL NUMBER O F RESIDENCE RESIDENCE PARKING REQUIRED 2/UNIT 258 STREET "E" SUBTOTAL 154 258,482 PARKING REQUIRED ------ --------------------- ,------------------ ------------ F - ----------------- RESIDENCE PARKING PROVIDED IN TWO-CAR GARAGES 258 TOTAL 400 873,508 -- -- --- I -- -- ----- ------ --- I ADDITIONAL RESIDENCE PARKING REQUIRED (ASSIGNED) 258-258 0 I I ------- --- -- -- Io , I ASSIGNED ACCESSIBLE PARKING SPACES 2% 0 I--- - -- -- --- ------ - --- I I TOTAL NUMBER OF GUEST GUEST PARKING REQUIRED 0.25/UNIT (UNASSIGNED) 33 I PARKING REQUIRED -- - -- -- -- - -- UNASSIGNED ACCESSIBLE PARKING SPACES 5% 1 .65 -- -- -- I -- - --- =4- --- .� TOTAL ADDITIONAL ON-SITE PARKING REQUIRED 33 'I SI FAMILY DETACH 117 UNITS TOTAL J S D C o TOTAL NUMBER OF RESIDENCE RESIDENCE PARKING REQUIRED 2/UNIT 234 PARKING REQUIRED RESIDENCE PARKING PROVIDED IN TWO-CAR GARAGES 234 ADDITIONAL RESIDENCE PARKING REQUIRED (ASSIGNED) 234-234 0 ------ - ----------------- ----------- -------------------- 1-------------------I GUEST PARKING REQUIRED 0/UNIT (UNASSIGNED) TOTAL NUMBER OF GUEST 0 �, , � PARKING REQUIRED – FLIGHT WAY , TOTAL ADDITIONAL PARKING REQUIRED 0 -'� _ ----------- --------- ------------ PUBLICALLY ACCESSIBLE �\� TOTAL ADDITIONAL PARKING REQUIRED: 123+33+0=156 COMMON AREA --- - TOTAL PARKING PROVIDED: 156 - \ TOTAL ACCESSIBLE PARKING REQUIRED: 2+2+0+1 .5=6 j ,\ TOTAL ACCESSIBLE PARKING PROVIDED: 6 (INCLUDED IN l e I THE TOTAL NUMBER OF PARKING SPACES) f \ I! PUBLICALLY ACCESSIBLE j COMMON AREA PROMENADE i N TUSTIN LEGACY - NEIGHBORHU' OD SOUTH 020'40' 80' 160' SCALE: 1"=80' TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOEw rield ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 17, 2019 SPI . 4 1 i r I IJ H EET SP1 . 6 SEE SHEET SP1 . 7 1 SEE SHEET SP1 . 8 _�- --R �. `• �_ -- ----- -- ----_ ----- -- -- ----- -- -- -- -- -- -- -- ----- __ --J L-- -- ----- -- ----- -- -- ----------- -- .. _ ............. ► r -- 1 ,. .................j I r I Y 1 1 1 1 0 1 0 n o n e a r 1 1 � I y - I I I I I I I I I I I I 1 � I 1 _ _ - -- - - -- -- T T - - - - - -- - -- -- - - - -- - - - - - - - - - - - - - - - -- - - - - - -- -- - - - ------ -- - -- - - - - - - - - - -- - - -- --- - - - - - - -- - - -- - -__ -- -- - - - - - -JTTF ` 1 I Y I , I ------= .J I I I I - I all I I LLL I I r p I _.—.---------- 1 I I I 1 I I I — — I l I I 1 I I I I I - � I I I I I i 1 I p I I I 1 I I 1 I I 1 I 1 I f I Y 1 I I I I I I I I I r 1 __._7 ---------- - I 1 I I I Y Y r I I I I 1 I 1 4 I I I o o u o I I I f I I I I I { S I 1 Y I �4_--__-_ I SEE SHEET SP1 . 9 I _ ____________________________________________________ I =JT] -- — -- — TTT I I I 1 1 I I I I { I MET PARKIN EXHI IT f I 1 I I >w 1 4 I 1 I 1 1 5 1 L ����iILAN TUSTIN LEGACY - NEIGHBORHOOD D SOUTH TUSTI N, CALIFORNIA N ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE I ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 18, 2019 ..4 .. 1332i1S � 1 - BEDROOM UNIT ASSIGNED PARKING I ' I ................ � IM m W a �f z w �„ 1332i1S � METRO PARKING PLAN TUSTIN LEGACY - NEIGHBORHOOD D SOUTH NTS TUSTI N , CALIFORNIA N I ROBERT HIDEY ARCHITECTS I C2 COLLABORATIVE I FUSCOE I Brookfield I ARCHITECT LANDSCAPE avis Residential 18011 .01 OCTOBER 1 ', 2019 SP1 . 6 l � STREET " D " � _ � 1 - BEDROOM UNIT r 711? ASSIGNED PARKING C, .......................... Ic' PEI W, ui I i z Iw Million 161 � STREET " C " — �� I■■ Yi r� Ili I� � I I � MLI' PARKING PLAN TUSTIN LEGACY - NEIGHBORHOOD D SOUTH �� USTI N , CALIFORNIA NQ N�A�E: ���_� I ROBERT HIDEY ARCHITECTS I C2 COLLABORATIVE I FUSCOE I Brookfield I ARCHITECT LANDSCAPE avis Residential 18011 .01 OCTOBER 17, 2019 SP1 . 7 i STREET " D " � _ � 1 - BEDROOM UNIT ASSIGNED PARKING 4w.-M -L I J �' imp � � I . W �1 1 STREET " C " i■ �ii� �� i�� �i� I I � METRO PARKING PLA N TUSTIN LEGACY - NEIGHBORHOOD D SOUTH NTS TUSTI N , CALIFORNIA N I ROBERT HIDEY ARCHITECTS I C2 COLLABORATIVE I FUSCOE I Brookfield I ARCHITECT LANDSCAPE avis Residential 18011 .01 OCTOBER 17, 2019 SP1 . 8 �I � 1 � • '� � � 1IF - BEDROOM UNIT AS11IGNED PARKING ' i ■ SEEM L) - - - - - - - - - - - - - - - ij�i 114 1 i ■ METRO PARKING PLAN TUSTIN LEGACY - NEIGHBORHOOD D SOUTH TUSTI N , CALIFORNIA N (9 I ROBERT HIDEY ARCHITECTS I C2 COLLABORATIVE I FUSCOE I Brookfield I ARCHITECT LANDSCAPE avis Residential 18011 .01 OCTOBER 18, 2019 \' TENTATIVE TRACT MAP NO . 19103 �. RSITE PLAN �Po EDINCER AVE O M IHNTUSTIN LEGACY NEIGHBORHOOD ' D ' SQ�1VQ Q�]Q M TN SOUTH � ��,��� 26 <� 241 WARNER 55 FOR CONDOMINIUM PURPOSES PROJECT SITE Z MOFFET DRIVE LEGAL DESCRIPTION o m IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING A SUBDIVISON OF LOTS 2 AND 5-10 OF TRACT NO. 18197, AS SHOWN ON A MAP FILED IN BOOK PAGES _ THROUGH INCLUSIVE o TTM 17404 1 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY F 5 P WAY RG3MNCE PROJECT SITE Q TRACT 18197 405 TRACT 18197 / � BARRANCA PKWY d LOT A LOT B // 73 UNI ERSITY DRIVE � CITY OF TUSTIN CITY OF TUSTIN - - AIRSHIP AVENUE - LOCATION MAP - N.T.S. VICINITY MAP � \\ N.T.S. ISI DO I Lu I 1 I I I � I NOTES - w - ui SHEETINDEX ui / �° 1 . EXISTING LAND USE: VACANT I I I I C.1 TITLE SHEET 2. PROPOSED LAND USE: RESIDENTIAL I - - - -TRACT 18197 C.2 STATISTICAL SUMMARY AND DETAILS 3. GENERAL PLAN LAND USE DESIGNATION: TUSTIN LEGACY SPECIFIC PLAN LOT 4 - - - - STREET"H" - - C.3 TYPICAL SET BACK DETAILS 4. PROPOSED UNDERGROUND UTILITIES: CITY OF TUSTIN _ _ _ _ ^� _ _ C.4 TYPICAL STREET SECTIONS AND DETAILS ELECTRICAL - SOUTHERN CALIFORNIA EDISON I I C.5 PERIMETER SETBACK PLAN GAS - THE GAS COMPANY I 00 I I I I TRACT 18197 LOT 12 C.6 SITE PLAN TELEPHONE - AT&T I w I - CITY OF TUSTIN C.7 SITE PLAN CABLE TV - COX COMMUNICATIONS � I C.8 UTILITIES PLAN SEWER - IRVINE RANCH WATER DISTRICT I I C.9 UTILITIES PLAN WATER - IRVINE RANCH WATER DISTRICT I I C.10 CONCEPTUAL GRADING PLAN 5. ALL DRIVE AISLES SHALL GRANT EASEMENTS FROM PROPERTY LINE FOR UTILITY, EMERGENCY VEHICLE AND I I I C.11 CONCEPTUAL GRADING PLAN PUBLIC SERVICES INGRESS/EGRESS PURPOSES. I I I I C.12 OPEN SPACE PLAN 6. THE SUBDIVIDER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS FOR THIS TENTATIVE TRACT MAP. I I C.13 PHASING PLAN 7. PROPOSED DEVELOPMENT IS WITHIN THE TUSTIN UNIFIED SCHOOL DISTRICT, AND SANTA ANA UNIFIED SCHOOL DISTRICT 8. THE DEVELOPER WILL COMPLY ENERGY CONSERVATION MEASURES SET FORTH IN TITLE 24 OF THE CALIFORNIA ADMINISTRATIVE CODE. I I -- - - - -- - 9. THE PROPOSED PROJECT SITE, PER FEMA MAP NUMBER 06059CO279J DATED DECEMBER 3, 2009 IS DESIGNATED AS ZONE X WHICH IS OUTSIDE ANY 100 YEAR FLOOD ZONE I C.7 C.9 C.11 / LEGEND 10. PROPOSED GRADING AND EROSION CONTROL SHALL BE CONSISTENT WITH THE REQUIREMENTS OF THE - - - - - RIGHT OF WAY - - STREET CITY OF TUSTIN GRADING MANUAL AND CALIFORNIA BUILDING CODE. - - - - - - - - PAGE BREAK MENOMONEE MENOMONEE 11 . TOTAL PROJECT ACREAGE IS 25.44 NET ACRES. - 12. AIRSHIP AVENUE, FLIGHT WAY, 'B', 'C', 'D', 'E', & 'H' STREET ARE PUBLIC STREETS. DRIVE AISLES ARE PRIVATE. I - � TRACT 18197 LOT 3 I_m CITY OF TUSTIN w w 1 w I { U) N } N I I I TRACT 18197 LOT 11 (3) _ ' Cl TY OF TUSTIN N c0 _ FLIGHT WAY O --------- I / O O \ \ z TRACT 18197 LOT 1 J CITY OF TUSTIN G 100' 0' 50' 100' w C.67 C.87 C.10 � 1 111111 111111 MENOMONIE 111111 111111 6=mIIII1SCALE: 1 = 100 �\ col z w INDEX MAP TITLE SHEET TUSTIN LEGACY - NEIGHBORHOOD D SOUTH 1= 1ST SUBMITTAL: MAY 30, 2019 SCALE: 1 " = 100' 2ND SUBMITTAL: JULY 24, 2019 TUSTIN, CALIFORNIA 3RD SUBMITTAL: SEPTEMBER 3, 2019 Z4TH SUBMITTAL: OCTOBER 3, 2019 5TH SUBMITTAL: OCTOBER 15, 2019 co o C2 COLLABORATIVE FUSCOE rookf ■i LANDSCAPE CIVIL Residential 0 BUILDING SUMMARY DENSITY SUMMARY NOTES: - SINGLE FAMILY - DETACHED PRODUCT PRODUCT 1 . PARKING ALLOWED IN DESIGNATED SPACES ONLY TYPE PRODUCT COUNT AREA DENSITY 2. ALL SIDEWALKS, CURB RETURNS, PEDESTRIAN CROSSINGS, AND ACCESS POINTS 2' OVERHANG UNIT TYPE NUMBER OF UNITS PERCENTAGE SQUARE FEET ACCESSBILE DESCRIPTION THROUGHOUT THE PROJECT WILL COMPLY WITH TITLE 24, AND ADA UNITS SINGLE 117 8.0 AC 14.6 DU /ACRE REQUIREMENTS U.O.N. AND THE CITY OF TUSTIN STANDARDS, WHICHEVER IS FAMILY THE MOST STRINGENT. PLAN 1 39 33% 2,432 0 3BR+ DEN. 2.5BA, 2-CAR GARAGE; LIVING 2ND FLOOR TOWNHOMES 129 5.2 AC 24.8 DU /ACRE CURB 3. DEVELOPER WILL CONSTRUCT, OWN AND MAINTAIN THE COMMON RECREATIONAL PLAN 2 43 37% 3,029 0 4BR+ BONUS. 3.5BA, 2-CAR GARAGE; LIVING 1ST FLOOR AREAS. VAN CAR FLATS 154 5.3 AC 29.1 DU /ACRE 19' ACCESSIBLE ACCESSIBLE 19' PLAN 3 18 15% 3,131 0 5BR+ BONUS. 4BA, 2-CAR GARAGE; LIVING 1ST FLOOR 4. GENERAL PLAN DESIGNATION: TUSTIN LEGACY SPECIFIC PLAN PLAN 3X 17 15% 3,330 0 5BR+ BONUS. 4.5BA, 2-CAR GARAGE; LIVING 1ST FLOOR 5. ALL SIGNING AND STRIPING WITHIN PUBLIC AND PRIVATE RIGHT-OF-WAY SHALL DESCRIPTION TOTAL BE IN ACCORDANCE WITH THE LATEST CALIFORNIA MANUAL ON UNIFORM EV TOTAL 117 100% TRAFFIC CONTROL DEVICES (CAMUTCD), CALTRANS STANDARD PLANS AND CHARGE NO TOTAL GROSS 33.0 SPECIFICATIONS, AND CITY OF TUSTIN STANDARDS. ONLY PARKING AREA* 6. ALL STORM DRAINS WITHIN SITE ARE PRIVATE AND WILL BE PRIVATELY TOTAL NET 25.4 MAINTAINED I� 9' �-�i 9' �r� 8' �� g AREA** TOWNHOMES TOTAL UNITS 400 7. DECORATIVE PAVING IN PRIVATE DRIVES WILL BE DESIGNED TO MEET TRAFFIC LOADING AND THE TEXTURE AND FINISH WILL COMPLY WITH HANDICAP UNIT TYPE NUMBER OF UNITS PERCENTAGE SQUARE FEET ACCESSBILE DESCRIPTION ACCESSIBLE REQUIREMENTS. UNITS NET DENSITY *** 15.7 DU /ACRE 8. ALL PAVED SURFACES, INCLUDING ENHANCED PAVEMENT AREAS, WILL BE PLAN 1 43 33% 1,975 0 3BR, 3.5BA DESIGNED TO ACCOMMODATE THE WEIGHT, TURNING RADIUS, AND OTHER ACCESSIBLE VAN PARKING DETAIL OPERATIONAL CONSIDERATIONS RELATED TO TRASH TRUCKS. ALL ROADWAYS PLAN 2 43 33% 2,207 0 4BR, 3.5BA DESIGNATED AS FIRE LANES SHALL BE DESIGNED TO ACCOMMODATE THE N.T.S. * GROSS AREA IS CONSIDERED PUBLIC WEIGHT, TURNING RADII, AND OTHER OPERATIONAL CONSIDERATIONS RELATED PLAN 3 43 33% 2,259 0 4BR, 3.5BA STREETS AND LOTS 1 -73, LOTS A-K OF TO FIRE APPARATUS. TRACT 19103 9. ALL GARAGES WILL HAVE ROLL UP TYPE GARAGE DOORS TOTAL 129 100% ** NET AREA IS CONSIDERED LOTS 1 -73, LOTS A-K OF TRACT 19103 10. ALL PROPOSED DRIVES ARE PRIVATE *** NET DENSITY: # OF UNITS/NET AC 11 . EXISTING LAND USE: VACANT 12. PROPOSED LAND USE: RESIDENTIAL 2' OVERHANG FLATS 13. MAXIMUM DRIVEWAY SLOPE SHALL BE 13% FOR DRIVEWAYS GREATER THAN 18' CURB AND 10% FOR DRIVEWAYS LESS THAN 18'. UNIT TYPE NUMBER OF UNITS PERCENTAGE SQUARE FEET ACCESSBILE DESCRIPTION UNITS 14. CURB RADII SHALL BE 35' TO CURB FACE WHEN AT LEAST ONE INTERSECTING CURB STREET IS AN ARTERIAL HIGHWAY PER THE CITY OF TUSTIN'S ADOPTED UNIT 1 14 9% 1038 0 1BR, 1BA ARTERIAL HIGHWAY SYSTEM AND 25' TO CURB FACE AT INTERSECTING PRIVATE 19' 19' DRIVES. UNIT 2 28 18% 1,514 0 2BR, 2BA INTERSECTIONS OF PRIVATE DRIVES TO PRIVATE DRIVES SHALL HAVE A CURB RADIUS OF FIVE (5) FT. MINIMUM OR THE PROJECTED PARKWAY WIDTH, UNIT 3 28 18% 1,547 0 2BR, 2BA WHICHEVER IS GREATER. 15. ALL DESIGNS SHALL BE IN ACCORDANCE WITH THE CITY OF TUSTIN NO UNIT 4 14 9% 1,600 0 2BR, 2BA CONSTRUCTION STANDARDS. PARKING UNIT 5 28 18% 1,778 0 3BR, 2.5BA 16. TRAFFIC CALMING FEATURES TO BE INCORPORATED INTO PRIVATE DRIVE DESIGN I� g' ►-�i 9' 5' OR 8' PER CITY STANDARDS TO THE SATISFACTION OF THE CITY ENGINEER. UNIT 6 28 18% 1,967 0 3BR + DEN, 2BA UNIT 7 (TH) 14 9% 2,213 0 3BR+ DEN, 2BA, 2PDR TYPICAL PARKING STALL DETAIL TOTAL 154 100% N.T.S. RESIDENTIAL PARKING SUMMARY CURB NO. OF REQUIRED NO. OF NO. OF PROVIDED ADDITIONAL ASSIGNED ADDITIONAL GUEST UNASSIGNED TOTAL ADDITIONAL UNIT TYPE NO. OF UNITS PROVIDED RESIDENCE PARKING ACCESSIBLE PARKING ACCESSIBLE PARKING ON-SITE PARKING GARAGES 2SP/DU GARAGES TANDEM GARAGES REQUIRED SPACES PARKING REQUIRED SPACES REQUIRED 19' 19' SFD 117 234 234 0 0 0 0 0 0 TOWNHOME 129 258 258 0 33 0 33 1.65 33 FLAT 154 308 224 140 84 2 39 2 123 NO PARKING I� 9' ►;-► 9' 5' 0 R 8' TOTAL ADDITIONAL PARKING REQUIRED: 123+33+0=156 TOTAL PARKING PROVIDED: 156 TOTAL ACCESSIBLE PARKING REQUIRED: 2+2+0+1.5=6 TOTAL ACCESSIBLE PARKING PROVIDED: 6 (INCLUDED IN THE TOTAL NUMBER OF PARKING SPACES) ALTERNATIVE PARKING STALL DETAIL N.T.S. (LANDSCAPING OVERHAND NOT PRESENT) STATISTICAL SUMMARY NET IMPERVIOUS/ PERVIOUS AREA TOTAL PROPOSED LAND USE COMMENTS TOTAL GROSS NET ACREAGE IMPERVIOUS PERVIOUS AREA COMMON OPEN SPACE LOTS ACREAGE AREA 3 PRIVATE PARK, PUBLICLY 1.0 AC 1.0 AC - PROVIDED REQUIRED ACCESSIBLE EXISTING 25.4 AC PRIVATE DRIVES AND 2.5 AC 0.9 AC (100 SF/UNIT) 7 PARKING 5.2 AC 5.2 AC PROPOSED 20.7 AC 4.7 AC 72 RESIDENTIAL SINGLE FAMILY, TOWNHOME, & 18.5 AC 18.5 AC FLATS 1 PRIVATE LANDSCAPE LOT WILL INCLUDE HARDSCAPE & 0.7 AC 0.7 AC LANDSCAPE ELEMENTS Ln 1 PUBLIC STREETS FLIGHT WAY, AIRSHIP AVE, STREET 7.7 AC BUILDING HEIGHT TABLE - 0 83 DEVELOPMENT AREA 33.1 AC 25.4 AC PROPOSED HEIGHT MAXIMUM ALLOWABLE HEIGHT SFD - PLAN 1 36.38' 150.0' 0 c� SFD - PLAN 2 35.88' 150.0' o SFD - PLAN 3 25.90' 150.0' N O TOWNHOME 38.0' 150.0' 00 0 FLAT 36.71' 150.0' Lki0 / z Q J J Q U z U / z Cm2 w TUSTIN LEGACY - NEIGHBORHOOD D SOUTH STATISTICAL SUMMARY w AND DETAILS TUSTIN, CALIFORNIA Z Q 00 J �. 2 COLLABORATIVE FUSCOE r ookf mield LANDSCAPE CIVIL o Residential / .......... No LM ,da I IN 1 LOT LINE TURN RADIUS TEMPLATE LOT LINE II 1 - 10' 24. 29' 23' - - g I � 3� LOT LINE 71.6' t -c"J a- 3' PRIVATE DRIVE .LOT MIN.• SET _j T Ll BACK I a: c,4 a- IN C-4 LOT LINE i I PRIVATE DRIVE a- 00 � � I � I CL TURN RADIUS LOT a: TEMPLATE LINE bi z 7.8' m MIN. SET I A 81 1—2' CD BACK Nd I --�7T D K, 8' R/W CURB SIDEWALK L'J Q c f) < SIDEWALK CURB R/W -r-) LLJ SIDEWALK CURB R/W m :2 c'() m , TOWNHOMES FLATS SINGLE FAMILY TYPICAL BUILDING SET DETAIL SCALE: 1 30' ZE CL N Lo co N O 00 O ❑ O 00 C) I Lki C) Cm3 TUSTI N LEGACY NEIGHBORHOOD D SOUTH TYPICAL SET BACK DETAILS cf� TUSTIN, CALIFORNIA Z 00 00 C2 COLLABORATIVE F U SCO E r ield LANDSCAPE CIVIL Residential LOT LINE LOT LINE---,, TRAVELWAY WIDTH LOT LINE LOT LIN E TO THIS POINT GARAGE DOOR 25 LOT LINE 30" RESIDENTIAL 244 GARAGE DOOR LOT LINE RESIDENTIAL 47.5' 6 GARAGE DOOR 44' 6„ RESIDENTIAL OCFA 20 MIN ' SIDEWALK 24' TRAVELWAY WIDTH „ GARAGE DOOR 19 4' TO THIS POINT 3 R MIN 12' 12' MIN RESIDENTIAL 124 PARKING 2� 3 SIDEWALK >>° R 12" 1 " R A.C. PAVEMENT 12 12 OVERHANG 12' 12' 19' 2' R a FLOW LINE 1.5% MIN ACCESSIBLE PARKING 1 5% 1 $'R 1 2= 07. FLOW LINE A.C. PAVEMENT A.C. PAVEMENT �- F0 E FLOW LIN 7„ a 10" 0 0 3 1.29-1.89 1 .2%-1.5% MIN 1 .2% 6" a a ° o -- a a AGGREGATE BASEo 0 0 ti oo �. 0 CURB ONLY PER " 31" DETAIL HEREON 4" FLARED CURB PER 6" TYPE B-1 CURB AGGREGATE BASE 6" TYPE B-1 CURB DETAIL HEREON AGGREGATE BASE ONLY PER STD 201 0CURB ONLY PER RIBBON GUTTER PER ONLY PER STD 201 DETAIL HEREON DETAIL HEREON 4" FLARED CURB PER WHEEL STOP 4" FLARED CURB SECTION A DETAIL HEREON SECTION B SECTION C N.T.S. N.T.S. 4 N.T.S. 4 N.T.S. 4 * 24' WIDE PRIVATE DRIVE * 24' WIDE PRIVATE DRIVE * 24' WIDE PRIVATE DRIVE 6» NO PARKING WITH ACCESSIBLE PARKING ON ONE SIDE WITH PARKING ON ONE SIDE i" R F.S. 2 LOT LINE LOT LINE LOT LINE q LOT LINE g), ° 911 GARAGE DOOR 23' GARAGE DOOR GARAGE DOOR GARAGE DOOR 25 i RESIDENTIAL22� GARAGE DOOR RESIDENTIAL RESIDENTIAL RESIDENTIAL 24' RESIDENTIAL 29 GARAGE DOOR 9 3' 1 3' 3' 23 1 3' RESIDENTIAL O" CURB ONLY 11 11 11 .5' 11 .5' 3l-23' 12 12 S-23' N.T.S. MIN MIN MIN A.C. PAVEMENT FLOW LINE / MIN A.C. FLOW LINE 2.0y A.C. PAVEMENT FLOW LINE -� 2.0%- 1.5_�590 1.59 0 0 0 0 „ AGGREGATE BASE AGGREGATE BASE 0" CURB ONLY PER AGGREGATE BASE 0 CURB ONLY PER 4" FLARED CURB PER 0 CURB ONLY PER 0 CURB ONLY PER 4 FLARED CURB PER DETAIL HEREON DETAIL HEREON DETAIL HEREON DETAIL HEREON DETAIL HEREON DETAIL HEREON AC 3 AC 1 .5' SECTION D SECTION E SECTION F N.T.S. 4 N.T.S. 4 N.T.S. 4 0 4 O a * 22' WIDE PRIVATE DRIVE * 23' WIDE PRIVATE DRIVE * 24' WIDE PRIVATE DRIVE a NO PARKING NO PARKING NO PARKING c 6" o 0 0 0 0 MIN o B AB WESTERLY GARAGE DOOR FRONT OF NOTES: R/W LOT LINE BUILDING RESIDENTIAL RESIDENTIAL ;/"-RESIDENTIAL GARAGE DOOR CONCRETE SHALL BE 520-C-2500 2 OVERHANG j2' OVERHANG RESIDENTIAL RIBBON GUTTER 15 24' 15 BUILDING 3 TOWNHOUSE TOWNHOUSE 3 20 TO 10' I 5' PARKING PARKING 12' MIN. RESIDENTIAL MIN 20' PASEO RESIDENTIAL MIN 12' TO N.T.S. 87' 15' BUILDING BUILDING STREET 'B' I PARK LANDSCAPING 1.59 �9 0% 2�� A.C. PAVEMENT ' 1.59 5' SIDEWALK BUILDING FOUNDATION SEE TYPICAL 1 BUILDING FOUNDATION 0 0 0 0 0 0" CURB ONLY PER PER GEOTECHNICAL BUILDING DRAINAGE PER GEOTECHNICAL 0" CURB ONLY PER 6" TYPE B-1 CURB DETAIL HEREON RECOMMENDATION DETAIL RECOMMENDATION DETAIL HEREON 6" TYPE B-1 CURB ONLY PER STD 201 SHEET C.4 ONLY PER STD 201 AGGREGATE BASE MUDSILL RIBBON GUTTER PER 8" MIN DETAIL HEREON SECTION rG SECTION H 2% MIN - 20% MAX FOR DIRT, N.T.S. 4 N.T.S. 4 ° 2%0 MI ENTOR 5 FT FOR PAVE2WIDE PRIVATE DRIVE WITH PA PARKING ONBOTH SIDES R/W R/W R/W R/W 56' 56' 10' 36 10' PARKWAY 36' PARKWAY TYPICAL BUILDING DRAINAGE DETAIL PARKWAY PARKWAY I N.T.S. � 5' 5' 8' 10' I 10' 8' 5' 5' SIDEWALK LANDSCAPE PARKIN 10' 10' PARKING LANDSCAPE SIDEWALK LANDSCAPE PARKING PARKING LANDSCAPE SIDEWALK 2.0% 2.0/-,,, 2.0% 2.0% 2.07. 2.0% 2_07. 2.0% -� �- 0 e r. O O O O. O O .O O O. .� r. •.e. y. AIRSHIP AVENUE L LOT LINE LOT LINE FLIGHT WAY, STREET 'E' & 'H' I N.T.S. 4 N.T.S. PUBLIC STREET PER TTM 18197 GARAGE DOOR 4 RESIDENTIAL 25' PUBLIC STREET PER TTM 18197 GARAGE DOOR A.C. PAVEMENT 1 3' RESIDENTIAL R/W R/W 3 12' 12' M I N 60R/W R/W MIN FLOW LINE - 6' 6' 6' 5' 10' 40' 10' 72' 1.29-2.0% PARKWAY PARKWAY 20' 40' 12' 0 1 I PARKWAY PARKWAY IF 5' 5' 8' 12' 12' 8' 5' 5' �I SIDEWALK LANDSCAPE PARKING PARKING LANDSCAPE SIDEWALK I� 10' 10' 8' 12' 12' 8' 7' 5' 0I 6" TYPE B-1 CURB z SIDEWALK LANDSCAPE PARKING PARKING LANDSCAPE SIDEWALK ONLY PER STD 201 a 0 4" FLARED CURB PER � 2_0% ?_ 2'0% 2'0% v DETAIL HEREON 77' 77 2.09 2.0% 2.0% 2.0% �'` ' b 4" DOMESTIC WATER o o rn N 3' (TYP.) STREET 'B' J � STREET D M STORM DRAIN JOINT UTILITY TRENCH PER N.T.S. 4 N.T.S. 4 SEPARATE UTILITY PLAN N PUBLIC STREET PER TTM 18197 PUBLIC STREET PER TTM 18197 0 8" SEWER 12, R/W R/W 60' 12' 36' 12' "PRELIMINARY - SUBJECT TO CHANGE" PARKWAY PARKWAY TYPICAL PRIVATE DRIVE UTILITY SECTION I I i 2' 5' 5' 8' 10' 10' 8' 5' 5' FF 2' I SIDEWALK LANDSCAPE PARKINGPARKING LANDSCAPE SIDEWALK LANDSCAPE N.T.S. Ui O 2.09 2.0% 2.09 2.0% cn -� �- z LANDSCAPE CL L Q STREET 'C' K z N.T.S. 4 = PUBLIC STREET PER TTM 18197 U L Imo- Cm4 z w - TUSTIN LEGACY NEIGHBORHOOD D TYPICAL STREET w SECTIONS AND DETAILS cn z TUSTIN, CALIFORNIA Q J 00 " eld C2 COLLABORATIVE FUSCOE f ,p�� �� � o k i LANDSCAPE CIVI L wResidential 0 CL TRACT 18197 TRACT 18197 LOT 4 LOT CITY OR TU S TI N CITY 0F TU S TI N TRACT 18197 , LOT A I ' � R=25' CITY OF TUSTIN I , 1 �. ° _ _ - R=25'R=25' R=25' 0 0 L—T - 8, , 8 01 o iio io i� i� 'n `❑ R=10' R=2' R=2' TRACT 18197 — o 5' R=3 LT =1 - =1 4w: R=1 D' TTFLL R 0 LOT II _ R-10' R 0 w. CITY O� TUSTIN R=15' (TYP.) I� _ (TYP.) :_ ��� R 15' Q. 1 p' ,� . - - ° ° ° ° ° ° ° ° 7� I �- >d I : R-3' - ,� t Fn I I 7 3 I I 7 ° _ r 10, R=3' �= ' I TRACT 1B197 7 vu I T a. o 'T ' I �� LO7 A TRACT 1819 7 I TRA C T 1819 7 R=3 v4 + + + + 7' 1 p' - R-3' -- -- I I 10' + + o + + o LOT 5 . . . . — _ LOT T 6 � - 10 10' R-3' I -- - R-3 + I 7 s 71 ° II uv Re Ff R=10 R-10' 10 R=10 R=10' 1 .-.. --`___ R=1 0' R=10 10 I ° 5' 00 O o Lo 0 0 0 0 0 0 o _ 8Ln g° �—T �T — _FA --.____.____._._w___._ 7--7-7-— hl .. . _ R=25' R=10' , R=3 R=25 R=3' R=3' R=5 _ - - - - - - - _ '- - - - - - - - - - - - - - - R=3 R=3 R=15' (TYP.) R-25 .. • n ,t 0 �_� f v �I 5"F u�. 0 0JF - I t, _ , 7 8 8 �v� �V� I ,--- 8, 8 5' _ N N N 8 I I I O O O l N _N _N -_ ' i � I 25 � =10' _ R=10' - - R=10' I �' _ - R_5� R=10' R R 5 I I R 10 R=3$ R=15' (TYP.) 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II N ° C R=10' 0 I ❑ ° ❑ L R-1ry J) 0 - R=3' R=74' I I : ° r O N + N °I N I ° N N /yam0 0 ° + ' ° r a S ❑ + _ _ _ II 50' 0' 25' 50' JAI o o o o o o 0 0 o I S o SCALE 1 50' Lo _r _ moo+ v + LEGEND R=25' R=25' 00 ---- o RIGHT-OF-WAY - - + 3' LANDSCAPE SETBACK v� z TRACT 18197 \ CENTER LINE TRACT 18197 , LOT 11 I LST 12 R-25 BUILDING CITY OF TUSTINTUSTINS CURB —� CITY 0� Q U w C05 TUSTIN LEGACY - NEIGHBORHOOD D SOUTH PERIMETER SETBACK PLAN z cf� TUSTIN, CALIFORNIA Z Q 00 J O C2 COLLABORATIVE FUSCOE C, T-1 rookf Imeld LANDSCAPE CIVIL Residential 0 SEE SHEET C.07 erH-Y _ . . 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C R=10' `" �, R=10 + / + + 0 \ ` / + 1 1 7 9 C + + A � N N , - - ° + I R=3 I� 12' 3 12' A 37' A _ R=74' / : 0 A A 4' Lo + I / / - .` - N �� 24 24' ° LEGEND � K a R=3' rn rn o, o, / _ .._�� ... 12' 12' 3' \ NO N + _ + = �. ;_ 23 / RIGHT-OF-WAY — — — — 21 /FF LOT LINE + R=3' 0 2 1 12 8 37 10 20 / PROPOSED CENTERLINE 4 R=3 o "� A A A 19 ` / PROPOSED CURB 25 A E 14 -, + + ° N 12.512.5 17 18 4 18 A SIGHT LINE 0 - -� -R=3 =10' 13' \ / BUILDING NO. (SFD) # R / PLAN TYPE # o \ 10 6' + / BUILDING NO. (TOWNHOUSES) # cn ,, \ 19' 11 PLAN TYPE q 1112 13 Q 12 14' S 15' 6 15' q 15' q 10 q / BUILDING N0. (FLATS) # 13 A A I PLAN TYPE A \ + Q PARKING SPACE N0. # _ II J ° Lo Lo L U N N N N N ° + + + z R-3 .. ° v LL, - � 0 0 �v� / 000 0' 20' 40' -1 -rF+ C T, C *Iunn z ,.. 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C14 ' R=15' R 3' R=3' I I I I pw 00 R 3' 76 �7 27' 58 63 64 6579 80 81' 1 171 33 10' -co (TYP.) 5 3' 12 U) J 60 r3 6 a3 1R-5t 0) ro 1-0 C" ------ R 3j co -F 7 A \\_A ^Ln I -U-) 3 2 r3_5'� 27' 12t 32' A f-111 3$ It+- 1 7 1 � (B =m 1.0', 20' 1 120' '10' 4 B 45' Sg 1 12' 18' 18' 111.2., 3, n85 20$-�20' .20' 12$1 80 j --C-4 f'C co 77F 77 1 3 2e 3' (Lu =J N 24' I I 1 I I 58 10' (3�4 15' 7 3 13' 1 53' 1 C-7 12' 112' 3 69 14' 3 �j 481 4' 2' 12' K28' CN t A –-------------- _6 24' 47' 0 LEGEND n3 3' 33 24 3 -7 I I I wu..w_ -- -- - _ _ RIGHT-OF-WAY C14III 55 31 7' 3 2 M71 LOT LINE -1 1 1 1 1 32 1 727, L, - I - [1- 1 A PROPOSED CENTERLINE , t -C-4 - 3' 1 50' 81' 3' 24' 12 11F7 7' 43' C) 3'I --N - � II V I L, .r - - - 2' 12' II 1PROPOSED CURB 71 54 13' - - - - - - - - II o CL 12' 12' 3' r2 9 4' SIGHT LINE A 2 73 r3l Lo 48' - BUILDING NO. (SFD) 3 7' 24' _Ln I I I 1 IIS r _' B1 _a. -N e_ B53 "1, 011 1 � i 1 11 1 ' 32' PLAN TYPE 31 11 38 5 10, 31 22 27' 00 J4 R=3 BUILDING NO. (TOWNHOUSES) 0$ 5 10 r3_0� 12' PLAN TYPE 1 10 _n '(D _C14 75 co -co 40' 0 20' 40' 72, R=5' L Aj C14 co \_A 00 BUILDING NO. (FLATS) B (D 52 53 (�D 55 PLAN TYPE 47 71 69 68 67 SCALE: 1 40' X )L J_ C14 R=3 5' -C-4 4' PARKING SPACE NO. R=3' -..d- R=1 00 R 10 R=3' - R=2' doop 51 r MOW -7, 3X ,.I-1 J 400 7' 81 80 1LXJ o I rT rT r'o rn� 5' 3X r) 12' 12' 112' 19' _ l 13' — 12' �78] 12' 12' 24' 00 49 10, 1 797 76 1 C) 24' M 1 2 12' ! 17 640 1I I 1 L I �j I -r-� r------I Lki 10' L too,�\,�4 .................. ago MEMO -7 =7 - C) op MOW C) CD CD pt= OL R 10' :�--&TFZEET `F R1 - = _00 woo IrL ------------ SEE SHEET C.06 Cm7 TUSTI N LEGACY NEIGHBORHOOD D SOUTH SITE PLAN cf� TUSTIN, CALIFORNIA Z 0O 0 C2 COLLABORATIVE F U SCO E r i LANDSCAPE CIVIL Residential 0 SEE SHEET C.09 J---u 71 11 K7 I I I Lji ❑ ° ❑ `1� 717—r STREET "E" - - p- 71 LID n- El El I I I I I I 6' CO TYP I e•ss e•s •ss 3 ti SB i Ll L s•w s•w I I A.8 - - - - A.8 - - - - A's 6' I I I I er =; TYP 8'ss � L-AI � I I I I D. 1 3 I 6 I 6 I TYP I I I TYP I N 6 I TYP I y l TYP 6' I I I I I I I I TYP I I I N I I I I I I Ico 6' I - I I TYP = SS.8 —►— SS.8 �� N N A.8 I TYP co IL.L.1 m I N m 1 3 N I 6 � I I N I 1 6' -1 TYP I I I TYPE t2 N I I I II e•ss -011- co TYP I N I >- I ~ t A.8 A.8 I 81w 8'w 81w SB SD 0, I I I 8'ss 8'S ss.8 ss.s ss.s 6' 01 TYP TYPLF L--J� ~ PROPOSED IVEIRSION STRUCTURE TE�PLAN T WAY — — J n I e ' )0-6 6' PROPOSED PUMPS TYP I � TYP I PROPOSED e 6' > `° _ a ' LEGEND WATER QUALITY TYP Cc T I 1 TREATMENT UNITS I s•Ss s•ss f s.� s•ss s•s s•ss — — SB SID SID n RIGHT—OF—WAY 8'w 81w 8'w 8'w 8'w 8'w 8'w PROPOSED CENTERLINE � I � PROPOSED DETENTIONI ' \ PROPOSED CURB s•ss � — s•ss \ \ PROPOSED STORM DRAIN 5D IDH PROPOSED STORM DRAIN INLET — TYP - '\ \ PROPOSED OFFSITE STORM DRAIN wl C 0 6' I 6, , PROPOSED DOMESTIC WATER a"w TYP TYP PROPOSED FIRE HYDRANT AK PROPOSED SEWER MAIN 8"ss ' c m y6' \ \\ \ SEWER FLOW DIRECTION N co >- 00 F1 1 TYP o I PROPOSED SEWER MANHOLE ,O, A.8 A.8 A.8 A.8 A.8 A.8 A.8 IDs as as —in as I \ o 8-ss8-ss 8-ss — ss.8 ss.8 11110— ss.8 - - - - - - - - - - - - - - - - - - - - - - - - - - 00 o C) j aD l J J U GJ U Imo— i i / z 40' 0' 20' 40' Cm8 w TUSTIN LEGACY - NEIGHBORHOOD D SOUTH SCALE: 1 " = 40' UTILITIES PLAN z cf�Ld TUSTIN, CALIFORNIA / Z Q J 00 O r=,z 00 C2 COLLABORATIVE FUSCOE rookf Imeld LANDSCAPE CIVIL w Residential C)G� ./ AIRSHIP AVENUE — TRACT 18197 ' — — 11L \ I c0 � 8•SS ~ m 1 sow sow 6 --------- TYP m / \ I I s"SS / l00 m / 1 I I I I , 6, TYP I I II N I I I m N IT p N N `m m 1 m 1 1 Im I I 1 I I 6' 1 TYP m I 81Ss f 81Ss N 1 6' I I I SD- SD- s �� 6' m sw sw ____________ TYP I I - - - — — — - - — — TYP I I I N I m I e � I I I I I I I I ... Go I H e m II I I m I I N 1 6e , 6TYP 1 8•ss TYP � a_ .I -ow I I = 00 � C° = d7 — � - - —° - - — - -CO — - - - - - - — 1 = 100 go s s'w sow sow NUR NI.B NI.8 1 yn ST SD LJ as as as W 8'Ss 81Ss 8' < I 8•SS 8•SS 8•SS I WU I Q 01, I e I 6' 00 6, TYP LATYP I I I STREET111-111 I LE f Ie I Q I mco I m I '" Lu I B•S B•SS I 8•SS SD 8 s - - , SD si W U s-w s'w s-w I NJ M,g #.a sDgo —�,P_ II I m 1 oo N 1 1 1 I Q l m I 1 RIGHT—OF—WAY N I I LEGEND 1 - - N y l l y m I 11 IF PROPOSED CENTERLINE — m m m I 1 I I 6,m I 6' 1 6' d, I PROPOSED CURB I 6 00 I 1 TY � TYP I P TYP I PROPOSED STORM DRAIN 5D ,P 6, 1 I I I 6' I 6' 1 doI I 11 PROPOSED STORM DRAIN INLET TYP y A TYP 1 TYP fl 0 1 I 1 y 1 1 y I PROPOSED OFFSITE STORM DRAIN m to m I m I PROPOSED DOMESTIC WATER 811W co O I 1 II II e 1 I I I 1 1 I 11 PROPOSED FIRE HYDRANT 1 I 1 I I PROPOSED SEWER MAIN s"ss 1 1 m m N : y I SEWER FLOW DIRECTION Bow- 00 I I °0 1 m 1 m PROPOSED SEWER MANHOLE \; j I I I .......... m 1 1 11 N 1 I 1 1 co I o I I m1 1 co co co — o N s-w `� sow s-w I I 1 s'vv 8'w s'w SD Sly SD n SI) 0 1 Boss —� Boss I Boss a• s Boss I z I co 6' CLI 6' I 6' TYP e I I W TYP 1 5 TYP m TYP L E r-3 LT LE N z 1 U W IT Af STREET "Ell / &f97 w SEE SHEET C.08 40' 0' 20' 40' C09 TUSTIN LEGACY - NEIGHBORHOOD D SOUTH SCALE: 1 " = 40' UTILITIES PLAN z cf� TUSTIN, CALIFORNIA / Z Q J 00 O r=,z 00 C2 COLLABORATIVE FUSCOE rookf Imeld LANDSCAPE CIVIL w Residential C)G� ./ SEE SHEET C.11 I 70 d-,nd I VbrW-1 bfN-J L� I • I L 1 + + l,_ + + ° °10 ------ + Ln } - + m o -: -"-_ �...�. .- ---�"-- --- �� --. � � - - - - - - o +- A o - - ° ° ° ° ° °I STREET "LE�f 49.42HP 1 ' 4 50.5 1 48.88LP 11� I 5E02LP 48.88�f' 0.68% 50.52 , 0,-57% J _ _. 0.60 49.64FS 495Of IAQ � - -° - - - - ° ° 5112" - - - � . - - - - - - - - - - - twa t w 1 49.94FS ° -- . ......:: : FF=50.80 FF=51.00 FF=51.70 FF=51.9 1 ° I FF=51.90 FF=51.90 FF=51.50 FF=51.10 I- 49.89TC 2% FF=51.90 I 37F 4 . FF=50.60 FF=52.50 49.39FL 1FF=50 60 0.39 FS �01' ----- -------- 49.74TC50.42TC 2� 50.21 T49.24FL LP 0.7% 51.31 TC ��' 51.33TC 51.26FL 0.55% o 49.93TC ^� ��C1 ~ . z sn 51.14FS SD 50.98FL/HP sn sn sn sjO•-�� sn 49.60FL 50.44FS -:4 51.00FL/HP 51.24FS 50.26FS / , " ` @M 8.54FS + � . _ _ 1. % ° 50.1 OTC I � 49.95FS - 51.24FS 51.99TC 49.60FL �LLI ` _ _ 51.49FS HP _ FF=51.20 49.45 C 50.00FS 50.30FS FF-51.80 FF-51.40 FF=50.80 � + 0.01 F 1 e FF=51.90 - - - - - Ln CD FF=50.60 _ _ y Izz� FF=51.90 FF-51.80 I 1 18% 49.98FS + o 49.78F S ' I ° <���- o + + + R o [ELF- - 9 2F ry 1 • � + + 49.54FL � i I o It FF=51.40 = 1 A I N FF=51.90 FF=52.20 FF=51.70 8.10 S " 1 + 49.69TC 49.90FS _ � 52.10TC 49.19FS FF=50.10 `" U `'� 51.60FS I + a 9 _= 49.9 8T •LLJJ ° 48.48FS 1.5% 48.48FS + 2.2% , -- FF=51.30 50.55TC 50 94OFST� as as5;T2T� 49.39TC ° m > 50.56FL 0.5% �� 51.22FL 48.24FS _�� FF=50.20 FF=51.50 FF=51.40 x9.5C':' 50.22FL O' 48.89FL ���- 49.74TC + ._ ... :_. 48.72FLC-D �� + + + 49.21 FS 50.53 FS - 1. % -- �;; 49.13TC .. ..,. 1. % y _ 50.28FL ..�._ 49.51 TC W 48.80FL 1 1 1 1 49.01 FS 1LQ 50.42TC + W � 50.09 FL FF=51.70 FF=51.90 FF=52.00 1 Lij y 5 49.46E C� FF=51.00 _II0 n n n e t � Il Il II I o 1.5% � 47.68FS o L� Ll L3 Lq C) + + + + + ° FF=49.70 FF=49.80 FF=51.10 FF=51.00 + A -3 L3 / - �' 48.97TC + I o 49.10FS FF=50.90 A" FF=50.5 FF=50.20 FF=49.90 48.17FS 48.67FS _ 49.00FS Lq �48.70FS + 48.39TC 48.83FS 50.13FS 0.27FS , . 4 :.01 S �? ° 48.06FL 1.'3% 0 FS 48.76TC 0 ` 49.97TC - - - - ' 49.64FL 48.26FS 1 48.68FS 49.70FS - 49.89FS FS o j 49.92TC - 48.92 ° Z - N sn -49.23TC - sn - 49.69 FL I ��- sn sr 1 d- - 48.90FL 0.7% ° � 0.5% `� / � d - - - - - - - - - - - FF=49.30 48.39TC 49,71 TC FF=50.27 49.77TC 48.70TCFF=49.30 1 7. F 48.06FL48.37FL 48.001C FF=50.10 49 38FL FF=50.50 1 1 49.44FL _,-48.40TC ° 47.50FL ° 47.90FL - - o o FF-49.60 FF=50.40 ` J FF=50.50 F=50.30 FF=50.00 FF=49.70 48.60FS " /e 47.58TC fCD 9I 47.25FL/LP -�• i 47.75TC - - - - - - - - - - - - 49.11 FS 47.25FL/LP o ° 48.24TC- 7.40 FS ' 47L47. 74FL LP _ 47.64 HE 47.53FS 49.10HP 48.81 LP ELI G HT�_V A I „ , 47.68FS 84FS 47.00FS I 47.30LP 49.06HP 0 - 0.56% .65% _ - - ���� 48.33TC 48.19TC _. - 49.49FS 49.13FS 49.03FS 47.83FS + e 49.24FS 48.45FS 47.69FS 0 48.1 OTC u, l.N 49.51 TC 4 . 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II 'yIJy 1. • ( : . - ^ , til - - _ e» r .. yr I ^+ �. y {c Poll , q1.,: .-,-�:,, ry �_ __f .. � ,� , .... .� ! .•. .... • ,, � w ,..i w. : I ..u, .. t � {'_F.n 1 C R E C G , ; i _ _ ; �. +•ti ,,mow, !' _ , d .., � .tr Jr} , ., .. M I� - ar e �fin. I '�,+_., a.,. ... I � �°• „ 3° ,` _ --.T��,,. -.� I I� , �, ,,,,. �I � all^ .. •� -_ ���" , . L — "— -- I,"il " I _ •'- a ,� � 9 -y i7Z -71 r I 111 e h 7 Y ,� I, � R,- e I � ,.; =_ ,. .. ' .,- I .�- -..,-„ lie— , I� i p Jam' J T R E E T B r"— , L, , " •y Property Line TUSTI N LEGACY - NEIGHBORHOOD D SOUTH CONCEPTUAL LANDSCAPE PLAN TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE ARCHITECT LANDSCAPE CIVIL Residential 10/28/19 L - 2 4 PRELIMINARY PLANT LEGEND r y. Botanical Name / Common Name H/ W Form / Function . ' " TREES Albizia julibrissin / Albizia 20' / 20' Focal Tree Archontophoenix cunninghamiana/King Palm 25' / 15' Palm Accent k Arbutus 'Marina' / Strawberry Tree 25' / 15' Accent Tree y ., Bauhinia variegata / Purple Orchid Tree 30' / 35' Flowering Accent Tree w_ " I 140r_-All "r Brahea armata/Mexican Blue Palm 30'/30' Palm Accent47 Cassia leptophylla / Gold Medallion Tree 30' /20' Flowering Accent Tree Cercidum 'Desert Museum'/ Desert Museum Palo Verde 30' / 30' Focal Tree _ Cercis occidentalis / Western Redbud 20' / 20' Flowering Accent Tree Chilopsis linearis / Desert Willow 35' / 35' Small Flowering Accent Tree ` ,q i N J Chitalpa tashkentensis / Chitalpa 25' / 25' Flowering Accent Tree Chamerops humilis/Mediterranean Fan Palm 20' / 20' Palm Accent Cinnamomum camphora / Camphor 50'/60' Canopy/Shade/Street Tree Dracena draco/Dragon Tree 8' / 6' Focal/Accent Tree 3 Elaeocarpus decipens / Japanese Blueberry Tree 5125'25' Vertical Evergeen/Background Erythrina caffra / Coral Tree Varies Focal Tree Feijoa sellowiana / Pineapple Guava 25' / 25' Small Accent Tree Ficus sp. / Ficus Varies Background Evergreen Tree Gei'era parvifolicl Australian Willow 60 / 30 Background Evergreen 60' 30' : Jacaranda mimosifolia Jacaranda / Focal Tree/Flowering Accent La erstromia sp / Crape Myrtle 2020' Flowering Accent Tree Laurus nobilis / Sweet Bay 20' / 20' Evergreen Accent Tree Liriodendron tulipfera / Tulip Tree 60'/40' Canopy/Shade/Street Tree " 1 Melaleuca nesophila / Pink Melaleuca 30 / 20 Small Accent Tree .. ,o Metrosideros excelsus / New Zeland Christmas Tree 30' / 20' Focal Tree/Street Tree '= Olea europea / Olive 30' / 20' Focal Tree Phoenix dact lifera Date Palm 5125'25 Palm Accent A 1 v P rus c. 'Bradfordii' Bradford Pear 25' / 25' Flowering Accent Tree Quercus vir iniana Southern Live Oak 60 70 Focal Tree J Rhus lancea / African Sumac 25' / 25' Background Tree , a , I I • S athodea cam anulata / African Tulip Tree 25' / 25' Flowering Accent Tree + ' 4�. n Tabebuia chrysotricha/ Golden Trumpet Tree 35' / 30' Flowering Accent/Street Tree ' I Tabebuia impetiginosa/ Pink Trumpet Tree 35' / 30' Flowering Accent/Street Tree ,w ry Ti uana ti u Ti u Tree 5150' Canopy/Shade/Street Tree � Tnnstania conferta Tn4040stania / Background Vertical Evergreen Ulmus parvifolia Chinese Elm 4140'40 Canopy/Shade/Street Tree W 30 20 ashen tonia robusta Mexican Fan Palm / Palm Accent � .y :..,. . ,,`... �., ` y Botanical Name Common Name H W Form Function .,:. , .. SHRUBS �9 4 I t . � � '�• �r ,fir.i A a anthus s Lily of the Nile 3 3 Evergreen Accent Agave s Agave 5 / 5 Sculptural Accent ' r r Aloes Aloe 5 5 Sculptural Accents ;-- ...' . n'.. � � r 4 '^, i,. - , i.n T1, .. a . i.. S ','�. Y' .. a4.... ..ly kA,• �, .., a r. a Ani ozanthos s Kangaroo Paw 5 / 3' Flowerin Accent � � .. ., r „ ��r �� �•� : , '� ^ -. .,, . , -�- �.- r.." ,�1 ,,1" _ .. .. ,tr '. N 1�_Z.r•'p .'"4ii'h s.: ; 7'''"_^* -ra. rw- +: •x. *. ` •i^ Bougainvillea sp./Bougainvillea 4/4 Flowering Accent °F F 4I/4I Hedge Buxus sp./ Boxwood , @. Callistemon viminalis Little John/ Dwarf Callistemon Varies Flowering Accent ,�, "gyp '" +,` ' � r l '�y''•, ,. ' . Carissa macrocarpa 'Tuttle'/ Dwarf Natal Plum 3/4' Clumping Foreground Planting ' ' '. . loll _ n, .,r „ a.r• i 9 � � ,.. b � Cistus x. purpureus/ Orchid Rockrose 5 / 3 Mounding Shrub - Cordyline sp./ NCN Varies Sculptural Accent _ M , Dial sp./ Flax Lily Varies Clumping Mid-ground Planting - -� Dietes sp./ Fortnight Lily Varies Clumping Mid-ground Planting �, Dodonea v. purpurea/ Purple Hopseed Bush 12' / 12' Clumping Background Planting Euonymus sp./ Euonymus Varies Evergreen Accent - Festuca mail Atlas Fescue 2' / 3' Ornamental Grass Grevellia sp/ Grevellia Varies Accent Hesperaloe parviflora/ Red Yucca 3 / 5' Sculptural Accent Heteromeles arbutifolia/ Toyon 117'7' Evergreen Accent ' - Laurus nobilis/ Sweet Boy 101 / 10, Evergreen Accent Lavandula sp./ Lavender Varies Clumping Mid-ground Planting Leuco h Ilum sp./ Purple Sage 7' / 7' Clumping Background Planting Leucodendron s / Leucodendron Varies Accentkilo imi"1114 -- u ~ �" ' m -` '�•-'= Ligustrum j. 'Texanum' / Texas Privet 6' / 4' Hedge Lomandra sp./ NCN Varies Ornamental Grass Muhlenbergia sp/ Deer Grass 4' / 4' Ornamental Grass Olea europaea 'Little 011ie' Little 011ie Olive 55' Hedge Philodendron sp./ Philodendron Varies Clumping Background Planting Phormium sp./ New Zealand Flax Varies Ornamental Grass w - orum s �/ .w Pittos / Mock Orange .- p p g Varies Hedge ti u Podocar us macro h Ilus/ Yew Pine 15 / 6' Hedge • ' 5 ' Rhaphiolepis sp./ Indian Hawthorne / 5 Hedge Rosa floribunda 'Iceberg'/ Iceberg Rose Varies Flowering Accent *' Rosmarinus sp./ Rosemary Varies Clumping Foreground PlantingF70i 'r y Salvia greggii/Autumn Sage 3 / 3' Clumping Mid-ground Planting , Westrin is sp./ Rosemary Varies Clumping Foreground Planting - c Botanical Name Common Name H W Form Function ., �, {, � ,: o , a.; • , . r , �' / / / GROUNDCOVERS o Bougainvillea sp./ NCN 36 o.c. Low Mounding GroundcoverAt Carex divulsa/ Berkeley Sedge 24 o.c. Low Spreading Groundcover Carissa m. 'Green Carpet' Natal Plum 30" o.c. Low, Mounding Groundcover �" �" ��� � ��� � '� ��°� J "�� ��" '� �'�`� � � ��'"� � � y y .aha. Imp, Festuca sp./ Fescue 24" o.c. Low, Spreading Groundcover a - LANDSCAPE CALCULATIONS Lantana sp./ Lantana 18 o.c. Low Spreading Groundcover Lonicera j. 'Halliana'/ Honeysuckle 18" o.c. Low, Spreading Groundcover Rosmarinus o. 'Prostrates'/ Prostrate Rosemary 24" o.c. Low, Spreading Groundcover Overall Landscape SF: 285,500 sf Senecio sp./ NCN 18" o.c. Low, Spreading Groundcover Trachelospermum jasminoides/ Star Jasmine 18" o.c. Low, Spreading Groundcover 24" Box Trees: 1 ,045 Botanical Name / Common Name H/ W Form / Function 36" Box Trees: 640 VINES/ ESPALIERS 48" Box Trees: 120 Bougainvillea sp./ NCN 24" o.c. Spreading Vine/ Espalier 60" Box Trees: 30 Calliandra haematocephala/ Pink Powder Puff 24" o.c. Spreading Vine/ Espalier 72 Box Trees: 10 . Podocarpus gracilor/ Fern Pine 24" o.c. Spreading Vine/ Espalier � =, Trachelospermum jasminoides/ Star Jasmine 24 o.c. Spreading Vine/ Espalier `^ * Plant list is conceptual and subject to change at time of construction document submittals. '� '� _• 'X A TUSTIN LEGACY - NEIGHBORHOOD CONCEPTUAL PLANT LEGEND TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf 'le d ARCHITECT LANDSCAPE CIVIL Rtesidential 10/22/19 L - 3 _ ." ___ . _ �- I �, , , - - { �. _ __ .' , N ,- a - I "p . I .5 ..,. ..** I �' h, �`o :1, �, 11 w � _—, ��__-1,) I .1 __/STREET ' D ' �� 0 1 I r. 1 � .- 1. -� .� - __ -&< �, ._ y . 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" - - _ _- " ._. — � ° 1 % I, t �� ) I/ -—1 ,�°. _.._ • • • • • • • • • • • • Pedestrian Path of Travel [ 5 ' - O ” wide, Min . ] PEDESTRIAN CIRCULATION PLAN TUSTIN LEGACY - NEIGHBORHOOD D SOUTH ° 51 s° 01 ,, 4 T U ST I N, CALIFORNIA Score: � : = 50' ROBERT HIDEY ARCHITECTS2COLLABORATIVE FUSCOE C ARCHITECT LANDSCAPE CIVIL Residential 10/22/19 L -4 III � _ 4 I LEGEND r nv : \A/ VI II „ix�lYx xx xx xx 0� I m a W � O Pool (75 ' long) pl ! I� 4 P w a Q Restrooms 4 t� Q Showers II i el— .M Po o I Equipment i i w^ � _ Firepit 4000'r Group Barbeuce with shade Shade Structure at poo I tl5A � IIIIIIIIIII 4 u Y_ • Cabanas w' ) ,41,a 4' e:: K , 1 y W .e li�;ii rl -; --� �.. . ID Pool Entrywith Metal Trellis „ P - pair . - �: A / 75 0 _ Pedistal BBQ at Pool Y Y • Eg ry Pool Deck Paving Pavers n .. , i Poo I Area Entry Gate o, .N� `„ .. / .x a - - - p Adjacent Townhomes with Patios hlll Ilk Architectural Mounding m n ' Iia ,..� �������������lllllll • hhhhhhhh � �v,firv. n �, i' I.� x vA 09 ® Concrete Vehicular Pavers rleftPedestrian Connection to Adjacent Street /i QD ADA Parking memoY s . Turf Area _ Chaise Lounges OWNS u� Decorative Screen Wall ( Low wall with Fence) C M, rM �r Y r u Y 3 u � 1 - .,.__...rte• 1 ” i I 0 r • Y � ,d scope; _ 01 K E Y M A P 33b�s _ 3 a �N _ _ T y , � I 1 IL �1 A q ti� P i� - I a _ � v` . ..... ,... a;, .:. , �. _ w •'^ ^ .o,�a3ais, I I o.i33ais I I t ,,: i .. _:,,,,+e'-.:.. _ :rr. r"�:: i I •. . ., -.. rY. yL' I' I I':I - �L Atm Yom, . I I - „. 0064 `4 11 — ,_ 11 x „ f 1 r. 1 r= 1 I _ _ — TUSTIN LEGACY - NEIGHBORHOOD D SOUTH REC CENTER CONCEPTUAL LANDSCAPE PLAN �4J, TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookfmie d ARCHITECT LANDSCAPE CIVIL Residential 10/22/19 L - 5 - STREET CC ,I i s_• --. ..' � r f r r r 11111 I a. - � 11 11 1f Ir It It II 1J 11 II " -- . m _ I V V V V V V V V V V V V I , F ------------ w +� ----- = — — — _ r - - — O - I. r— I P I C L Y CCESSIB E I , I r I ,• _. C3 I I I I ,.. r C 0 A R E A- I I I I r•m, I ! t ! I � Ir � ! I ! V V Y Y V T y ry.r d 4 r A A !l Il !I II !l !I s m 11 I l ! I ! t 11 ! I I I ! L J t J l ! 1 J 1 — — — — — L— — -- --� ~� _� �,., �_ J f t _ I - w i M'± r - I tl fl A - ENLARGEMENT PLAN A T NORTH EAST CORNER d SCALE : 1 " = 20 ' - 0 " ' I� 'zz 4? AIL- M...p -- - -�- r I 1, iFIT = .. - LL.1 PUB :LICLY -ACCE'S SIB •LE , 40P N A R WOO tL I �y A E S I L E 40 10 t, r , r. " — d a . _i V 2 Fr- 0 0 0 / � , 0 0 0 x m .. r y y i 001. B - ENLARGEMENT PLAN A T SOUTHEAST CORNER SCALE : 1 " = 20 ' - 0 " � i s LEGEND 0 Focal tree (60 " Box Min .) 0 Decomposed granite paving S T R E B ,I I Private Yard/Patio Area 0 Mounding with red fescue 0 Concrete bench s- groundcover Runnel 0 Turf Area C - ENLARGEMENT PLAN AT SOUTHWEST CORNER AND OPEN SPACE Property line � Promenade ( 110 ' wide Concrete Walk) s C A L E : 1 " = 2 0 ' - o " 0 Fire turn -around QD Enhanced Paving (Concrete pavers) HOA Planted Area 0 Shade structure QD Tree Grove (Shrub and Groundcover) 0 � ,.. f.� 0 Water quality mm mm mm mo Property Line ' ``::+r : 2r-, TUSTIN LEGACY - NEIGHBORHOOD D SOUTH PARK ENLARGEMENT PLANS kA�_ TUSTI N, CALIFORNIA ROBERT H ARCHITECTS C2COLLABORATIVE FUSCOE rookf nield ARCHITECT LANDSCAPE CIVIL :.. - r rr -. � U 11r '" I 11 10/28/19 L - 6 STREET ' C ' - - - _ _ kN /X/ a a a a n a , - _ 4., ,gyp -- :� _ _ ,.. : jil )4!IIIViV,llll�lllgl� � d F T II r ,.,,.,,,,... ,. '+ 4 , •- i. - .. �' 'IY III `,Mh-i r'`` .>� ti ® o � ____._._.� -.,.v � � — ., __—_� • ,`_� � ,�:. � to I � G I I PI I I I I Iti I � r1 r1 I 4 A I A A h h h d h h � r ! I ! i I ` I 1 i I I 11 11 I 1 l 1 t 11 11 !1 !l I rl 11 rl�I ;' U a, ., ,�--•,, ,. 1 f l I l f l I I f t 11 ! t r l I t 11 I ! l ! l I l 1 l : ! t ! t r I f I I t I I ! 1 ! I P 1 P l T _ � I I .--� L-3 L—� I I L-1 L_� L_� L_ 1 �?, — — L — i l I dJ — e . t t _ t�r a�' o a � I , � I I I' •� _ f k t , " • 'e I ii ys_ — I L I � I , 1 N 1 e • ! r J ` 7_ r a , n 7 I I r I I T " ., T c u _- ._:• —YD. .. ,�, �I _. �`'r. An ','� � _r '-• —` — p, T , I 1 ' 7 ` I � : : , , , 47 a. `a' ` ------------ i W -- - - - - - - - - - - M : # ,,� .. I I � --�' f �• ` __—� ` ter'_ t. _ I R _ a a —r I I I I I rJ w III I I a1 ° W W I � "� �- ft 11 1 1l l II ► ► I �IIIII I ' B - P OCKET P ARK A T T OWNHOUSE P RODUCT A A rl 1< h h Ill 111 li I — i � A A a �/ 1 I I I I I liil l�"I� f t f t I • " = 20 ' - O " SCALE : 1 ^,t I � - I I J .. W LEGEND __j I 3 - - - Focal Tree (60 " box Min . Unit Entr with stairs at streetsca e ed e _ — --- a )cn y p 4 : v 1 w —J. T-7 T-_7 I �—� Concrete bench Pedestrian connection to street l J l ! d l ! 1 1 11 ll � ,' Ir 1 r I II 1J I ll ll I_ r'f I r 1 r I Y V I ���I V V � Y Y IY! IY! � �I, lV lVf � I IY! IY! I I l r l r I l! l J � I �� I J I I ' I Enhancedpaving (Concretepavers) QD2 ' tall retainin wall at streetsca e ed e g p g I I a i ,I' r I I I I I I I � ► ►► I ' �, Q Flowering canopy tree in turf ® 5 -6 " tall yard enclosure wall SII • -:, 1 r-• --J f ' . --- � I ., �--,—�; �— _: cS;.:: I + — _— -- --J —� �.� I " 1��A 47 w �., © Turf QD Vehicular pavers at entry o 0 0 -- -- 0 Focal Tree at Corner (48 " Box Min . ) Art I _ R T_ 13 0 Private yard ® Shade structure with seating _ Unit Entry at grade � Townhouse patio with gate and 3 ' tall wall . A E NLARGEMENT P LAN AT SINGLE FAM ILY P OCKET P ARK SCALE : 1 " = 20 ' - 0 " , Private Yard/Patio Area - KEYMAP — r Turf Area - r ,1 .�� T � T I =1 ' r II I � I � T I _ - I v - T1 T — L I - „.. _. .,. �T _• ",a I .-, I � �y FI �� � 7-1 ' i , . I I �� � I _ HOA Planted Area L, �- as n r n y r. �.„ . L (Shrub and G ou dco e10 y 71 PI Y ,yam•� I „°� - a., r,..."”' „ , I ,,, _ it _ ---- mj L_ • ,. ,.: m , w wv �,,. .., ,,.,'"_p,weV� „e"'.'€ ..•. .:,., ,. w - ,':. : ,I: _ � - �- :fl, ,_ - � ,MORI � - — L� h ----- — • — — �;— 77 o.,. T II �I II ( j I. ,.✓ Li r - 1 : rl r ° err, Scale. 1" = 20' TUSTIN LEGACY - NEIGHBORHOOD D SOUTH TYPICAL COURTYARD LANDSCAPE CONCEPT PLANS TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS2COLLABORATIVE FUSCOE C rookf 'le ARCHITECT LANDSCAPE CIVIL Residential 10/22/19 L - 7 p S TREET ' D------------ ' a �a a o 0 o a a . }° (za Ilr w 4 k t�, I I' la UJI d I A ' 11 rl rl r 11 11 f 11 rl li �i IA 11 � i � A h A h A A � � d A A A A A �� rti ! 1 f1 rl 11 I1 � � `� • ri ll f l 11 I1 tl � � ' I �` L� L .1 L—� L_� L-3 L_S L_S11111011111 I r�_ L_S L_� L_i L—� L_3 L_.1 - L7 I m.. r 1 o y i Wj; ,. W WI wA A A A A A h h tv A A � .,,.: A A A A A A A A A A A h P� Ii — F ` 11 11 I1 It rk rl 11 It f� It rl rl �] r l l l ! x ! r t ► t 1 1 1 1 1 1 1 1 r l r l [ !1 r1 1l ll rl rl � 11 11 J1 11 rt rl fl fl tl rl 11 11 ! fl rl f1 fl 1l Il �- r1 rt f [ fl 11 Il I�' I � f1 rl ! 1 11 11 1l j 1 1 f 1 r 1 I I l I l 11 f l f l f l `- 1 r �d 11 1 1 1 L_1 L_1 L_1 L_1J L_� L_� L _1 L_ 1 L_ � L_� L_1 L_� L_S L_s L-3 L_s L_� L � . L_S L_3 L_, L_S L_� L_� I ti 9 -- — _. 1 r ON LLJ QD- LU 4 r V V V V VEl IL_ I' — 7", r7 L a J — L _. . y W ],, I • A - TYPICAL M E T R 0 PRODUCT LAN D S C A P E SCALE : 1 " = 20 , _ 0 „ L EGENDX Y�' oa� ... f 4 , Focal tree (60 " Box Minimum) Ramp to unit entry , Q 3 '-0 " tall patio walls QD Private patio Q Stairs and Gate to Patio ® Enhanced paving at lobby entrance B - PAS EO E NLARGEMENT AT M ETRO PRODUCT , d i SCALE : 1 " = 1 0 , _ 0 „ Q Ladder pad (Concrete pavers) - Q Focal tree at paseo entry ® AC unit Q Seating area QD Concrete seatwall KEYMAP r . Private Yard/Patio Area 0 Focal tree in tree grate Shade structure with group seating � ��`� � �L • I Columnar planting at alley planter Enhanced paving (Concrete avers) © p g Yp � p g p Turf Area w pocket OVehicular avin Concrete avers ��paving p H 0 A Planted Area W �! [ s u in herringbone pattern) - - - - � - �- � (Shrub and Groundcover) a TUSTIN LEGACY - NEIGHBORHOOD D SOUTH METRO PRODUCT CONCEPTUAL LANDSCAPE PLANS TUSTI N, CALIFORNIA - � .. j ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf 'le d ARCHITECT LANDSCAPE CIVIL Residential 10/22/19 L - 8 1 1 1 1 1 1 1 1 1 � 4, 1 i PT— �r J I uu PLAN 3X � I , F � � I PLAN , 3X a� 1 -7 �� lile I 1 1 1 1 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - STREET ' C ' • � • Illllll�a�.......0 • =I ° - - - - - - - - - - - - - - - 1 - - 1 1 , 1 -- ------------- ............. ......--------- ......--------- . 1 1 { � m , �i _•....,.� 1 PLAN 3X — PLAN 2 _ N 1 PLAN 3 PLA PLAN 1 PLAN 3X 1 ._ _ _. n -- _-- _— 6 .� ............... — a_ y A A • Hill 1 i r � o a www „llA 9 pp zzz;. zz;;:. I "' AebhMb.-0W. ,Rd#'!b9k 11I.YYYYY !A ..... fi' Iii:UUI Ull a U:II���. a y ��'�•� , �IIIIIIIIIIIIIIIIIIII n` 11111'1 i °0o- '�""v"'""'�"v�""•,"'m"'"""'�`"„".:�".. 1 t " 1 J 1 x=7 �T� w. 1 F _ LEGEND ro n } yg iii 1 T 1 S. N S _ KEYMAP Wall Material 'A' - Stucco 0 5l-6 // Tall Wall 3\ G0. I + R • ! r r n .. + • _ � 4.133x15 — :,- _ r• �- = Wall Material B Burnished Block 3 '-0 " Patio Wall [ Measured I, 3x15 + �� TF • �• a I � a I r. IT Wall Material C — Precision Block from the inside of thepatio] - .- w . .° .• � � • . �-� 1 • .��:� III �,�I � I � � I - I _ �u: 1�i I I u � I � I � � � li ! ! // k — SII J — IIS � i — 1,««ti — j�,��� ,����� � ,.:+, �.. e • � • • ,� . ,.—�.+. •V..�� ., —I' —, — � IJ Wall Material D Stucco 2 0 Low Wall _ � I �((, g � � m CCC : . �w ,• .. . _ , � �I `— — ,.. .:,� _ .,, �.,. <••, 'y,'' gva ,. III _h- ._4� �k+_.I — - — w C.-. I Y l' -� — -j � , w � Illlh � p J _ • _ m -� =a I� Patio Fence 3 6 Tall Patio Fence ” . . •• o — 1 . D.1338 :J.1331115 T Right-of-Way Private Patio I r — - - 1 l // - _ 2 0 Behind Walk on E Street HOA Landscape _ � � f _ ..+ : I _ 1 1017 a.33x15 9 a I[ - • W Al,�• 1 .. . m ■ -.,a . ,. uu, i c 1_`1 - — � 'a i J xr i n + w' tl , AM• •ue TUSTIN LEGACY' - NEIGHBORHOOD D SOUT [ i TYPICAL STREET FRONTAGE WALL AND FENCE PLAN L..F 1 TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookfmie d ARCHITECT LANDSCAPE CIVIL Residential 10/22/19 L - 9 STREET ' D ' VI Ipl � NONE POOR FT I F 7 , A A inn I A L L E: MEN w NONE IN XO 1 � YF F � i L E G END KEYMAP r 04 n 1 , ► � _• , -- ..t. Wall Material A - Precision Block 3 ' -0 " Patio Wall Measured from inside thepatio] 0. 7Y I� r I I (CJI rrr"q o Low Wall I II Ty EEI - .- Wall Material B Burnished BlockI q I - y _ff I . F I R: u r Lir 1� b- a SAIIL aim 6) } R - r� . 5 0 Sloped Wa I k � � ► III TV �_ Wall Material C - PIP Concrete - - -- " - • :. : . , . . .w " , • Stairs w/ Handrail Sloped Wa I k Ram with Handrail Fj I • Patio Access Ladder Pad � I I . - ----- AC Unit Concrete Pavers (3 ' x8 ' in Herringbone Pattern) Scale; 1 = 10' TUSTIN LEGACY - NEIGHBORHOOD D SOUTH TUSTI N, CALIFORNIA TYPCIAL METRO WALL AND FENCE PLAN ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookfmie d ARCHITECT LANDSCAPE CIVIL Residential 10/22/19 L - 10 - - - - -- - -- - - - - - -- - - \ X. _ \ \\ __ _ — — __— - --- =- - - -- =_� -- - - =_- --- =- - — = — _ _- - - -= — — — — - - — — — — = - - -=- _ -= _ - --- = - - i - - -- -- - - — O ——— — _ — — \ ——— — __ _ _ _ _ _ — — V 1 tj PLN-JX E r- I R 1 1 �, R R R 1 1 11 11 1 1 \ B 1 1 11 1 1 \ r - I 5 1 1 1 1 '1�I i - --- -------- -- r ___ -- I --- - x I I I, II II I ._ I I ` I I I 1 J ■ II _ el a o 21 I I � , '.` _ 1 " 1 , . 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I I I 1 L y .r R — ss.R ss.R ss .r.R R =.R „a 1 ■ ■f■r—nom nr—s,a R ,� ■ ■ �■r —■■r I I --- ------- - - �■■ �„ ❑❑ 1 --------------- _ III � - -- �� _, „C I , ; i ; i - - - � -- -_ - -_ Rs:- - -- - Rss , �,II , O IIII I I 1LL==� 11 I I 1 , I I ❑❑ 00 1 I I \ ' I Z Nld bfH-2 ' l Nld Z-Nld 1 bM I I XL-Nld I I hfN-2X ' I L= bM-7X I I EE NOTE 13 UNDER GENERAL NO S � XC-Nld II I I IIIN I o o o 0 0 III I -— - - - - --- --- - - - - - - - - - - --- --- - - - --- -- --- 7 GENERAL NOTES SOLID WASTE BARREL PLACEMENT SINGLE- FAMILY CONDITION MULTI - FAMILY CONDITION MULTI - FAMILY TRASH ROOM ENCLOSURE CONDITION 1 . As per the City of Tustin Department of Public Works, each Multi-Family unit to be allocated two 100 gal . barrels and O Adjacent Residence each Single-Family unit to be allocated three 100 gal . barrels. 2. One barrel for solid waste and one for recycling at Multi-Family locations. 02 Planting Area I 3. One barrel for solid waste, one for recycling, and one for green waste at Single-Family locations. ..... 4. One dumpster for solid waste and one for recycling at Multi-Family Building Trash Room Enclosure locations. 3 Curb, typ. R G O 5. Barrels are to be staged In unit garages, during A K non-collection dates, typ. O 100 Gallon Trash Barrel (37" x 31 " x 45") r 6. Barrels shall be placed with minumum of l '-0'I spacing typ. See Solid Waste Barrel Placement detail . G R O 7. Curbing adjacent to designated barrel locations to be painted red to facilitate on-street pickup. O 100 Gallon Recycling Barrel (37" in. x 31 " x 45") 8. Additional curbing as noted to designate area for sanitation truck turn around. 9. Bulk item staging to occur at unit autocourts, t 6 6 8 7 g g typ. O 65 Gallon Green/Organic Waste Barrel (32'I in. x 25'I x 45") 3 6 5 4 9 2 1 2 3 5 4 6 9 1 10. Refer to City of Tustin Dept. of Public Works, Solid Waste Division for container specifications. 11 . All gates on property to be of minimum width to accommodate barrel size. O 2-Yard Trash Dumpster (35" x 71 " x 45") 1'-o" Typ. 1'-011 yp. 12 . Sanitation Truck Turning Radius coordinated with Truck Turning Radius Plan by Civil Engineer. Please refer to civil plans for clarifications. s 2-Yard Recycling Dumpster (35" x 7111 x 4511) LEGEND 13 . Trash at the Recreation Center will be collected on a weekly basis by janitorial staff from the trash cans within the 0 Trash Receptacle pool area. This will be coordinated and managed through the HOA. It will be hauled offsite and disposed of. There will O Street or Alleyway/ t R pYp• ❑g g p Recycling Bin . caI`e., 1 ' 50' not be any barrels stored on-site at the pool area. © Green/Organic Waste Bin 10 Trash Room Enclosure, typ. 1AUSTIN LL -%.jAv4NEIGHBORHOOC PRLLIMINARRY TRASH PLAN TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookfmie d ARCHITECT LANDSCAPE CIVIL Residential 10/22/19 L - 1 1 ,l 0. J _ , J M f I J _ — y r" s at s S T R E E T ' D ' - - - I — i rr I I 5 ` t 'f t V d / 4 r i—i._ — — I I 1 � � � I r c J11 , tR ° u I It � p d I u xy� "- •� 7P ' i i l r � - " I M,. ! i , . , r... .,. t.' _Y 3__ _- _. t r C �. , r : , r .....•. r- r a... \, ./.. Y : *, a. ✓ i ,.; .: _. :- •.Y r , .'% � p - ,� l_. ..a, :� 4. 1.. 3. � l as� _. , �' - .; , :� IL 'A' i -AMI, . �,7FT 17 II -.,..,.... m ... , Mlow LLI LLI Lu u F x,: r „ ' � _, ! .., ,. � ✓��. �,y' r+ IIIIIIIIIIII���III���IVI��VI�����IIII�IV�. �, � .-. ., ,., � �_. n e' L ani. ' - - I I k.r � Id Lu milt , LL. :,..! k _ pp m I , W _ _.". n uj 4 uj J o r LLI Y r _. P: " W N , W { _ _.. 9 I • _. .... — ,� I � ;. `� "� Ili � 1� _ , •— uj ...................... . ............... Tj 0" WE "�. , " s ". STREET ' C ..... ........' P - .. - __ tw,aw.,,s•.:,:.:.: .,.mss.._. G ':, --._-. m ,...,,.,, :� or7 yppij('I� 5IT . r. �, ., .__ _ .: — : ®.i,,,,.• Y J 9 XIII ,r- s a k III:. I , • i I d �P--I ( I I I 1.4 1 141 Lj , f e � : Ia , aw , a a4_: _ I , I , .. µ fi i s r A r:•'+„wry' S ”' Y F—, .`l .. .,. ,` ; „ _ tt �. � R E C .._ CENTER � I ,rj1 I ' r I 4-4 77 ". I. ,. �. II � •, - � ',. o,._, �._„.'a ,. ... �,, � :� '•-:a"r ,_ ill - .' -. r .r I a:d STREET - B _ - - _ , . - EI f ,i 5 IY i CLUSTER MAILBOX LOCATION MAILBOX PLAN TUSTIN LEGACY — NEIGHBORHOOD D SOUTH 5I °I )o 01 Tt T 7;L TUSTIN, CALIFORNIA :kora: 1 : = 501 ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf 'le d ARCHITECT LANDSCAPE CIVIL Residential 10/22/19 L - 1 2 I / -------------------------- ----------- PUBLICALLY ACCESSIBLE / COMMON AREA I , AIRSHIP AVENUE __--- -- i j NO OF BUILDINGS Bed/Bath S.F. No of Units Total SF per Unit \ PLAN 1 3 BR + DEN, 2.5 BA, 2-CAR GARAGE; 2 4 2 4 4 3 39 9 ,8 8 = I Living at 2nd Floor / 4 BR + BONUS 3.5 BA 2-CAR GARAGE; I I I I j - PLAN 2 3,029 43 130,247 / Living at 1st Floor I I I 117 PRI VAT EIII--- -- - / 5 BR + BONUS, 4 BA, 2-CAR GARAGE; I y I I I AMENITYPLAN 3 3,131 18 56,358 -- -- Living at 1st Floor I I I - 5 BR + BONUS 4.5 BA 2-CAR GARAGE; I - PLAN 3X 3,330 17 56,610 I �_--- Living at 1st Floor ______ I I Total 117 338,063 I I I I II I , I , I I i I I I I I I--- PROJECT DATA STREET "H" j � j APPLICABLE STATE CODES - -- -- ------ -- - j 2016 CA RESIDENTIAL CODE I -- - - - - -- - -- - - 2016 CA BUILDING CODE I I - -- - - -- - - -- I , I 1 2016 CA MECHANICAL CODE 1 2016 CA ELECTRICAL CODE 1 I I e u 1 � I I 2016 CA PLUMBING CODE � I ! � � � L I _ I I I I 2016 CA GREEN CODE j I I w I j 2016 CA ENERGY CODE I I II I I I S I I I un CLASSIFICATION OF BUILDINGS 1 - -- - ® - - - - -- - I --- -- -- - - - - I TYPE VB CONSTRUCTION - __E ------ I ------ -- -- -- -- -- - I R3 OCCUPANCY I I I y I I I ; I STREET "E" —�— — —�-- Building Height Maximum Building Height - ` ------------------I j I I PLAN 1A 361 - 41/211 150'- 0" 1 I PLAN 1B 361 - 41/211 150'- 0" PLAN 2A 351 - 101/2 150'- 0" I II i I I I PLAN 2B 351 - 10 1/211 150'- 0" I II I 1 I I I I PLAN 3A 25' - 103/411 150I- oil l I I I ! ! I PLAN 3B 25' - 103/411 150I- oil I I I I I 1 I I e ! ! PLAN 3AX 25' - 103/4 150'- 0" I I I 1 I I I I PLAN 3BX 25' - 103/4 11 150'- 0" Ll jj I I I I I I I 1 I I I I I Provided Outdoor Open Space Provided Private Outdoor Yard Space Provided Storage Total Open Space Provided Required Private Open Space ll 1 1 j (sf per plan) (average sf per plan) (sf per plan) (sf per plan) (includes 50 sf min. storage) PLAN 1 194 350 56 600 100 SF I I I ' e I PLAN 2 496 320 52 868 100 SF PLAN 3 376 380 64 820 100 SF _J 11 _ _ I PLAN 3X 518 840 64 1422 100 SF FLIGHT WAY , I ------------ \ / ------------ I , PUBLICALLY ACCESSIBLE COMMON AREA I T E L A N I I I I I ' II I I ` I I'I --- -- --� PUBLICALLY ACCESSIBLE I , I! ! COMMON AREA III I I PROMENADE N TUSTIN LEGACY - D SOUTH SFD 020'40' 80' 160' SCALE: 1"=80' TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE r1weld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 17, 2019 A1 . 1 „, _ • .' .,�r• r rt 'fia r Ilk AV Y -M .,>tr w ._Y..�m - -_'-'-��" _s.,.r♦...'a o—.—ma”.. ��.+. r , o �/ o r s Vit:@. ♦ J,n,n„ 1p�a4 y�u .V`.�..-`N...r,a-M�.r�,�.•+ rl..•�.��".�.r.',.,1?y�a'x�'r.' , F. - .- •—Y—nr_._?_ -- —_——I -- Is-,. -uv .y 'y -U mw wa. V Ant' 41 -WALI. ............................................... Ip i } l�I -- IiI J_ poll -------—K--- » a " _ �E El 111 91 ff E-- �4 w "t el 47 3XA REET VIEW pppF TUSTIN LEGACY D SOUTH SFD TUSTIN, CALIFORNIAROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE 1I, uY iIiiIII�Iii ueldI- 1-. -�-P,,- ----L--- A N ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 2 fr: ill II it l " ;,. i � Mm y w m r � Y !r _ — i s oM -gyp �. •� r ^ 4M mi ^ 1 , T uuuuuu ,. ,� --- _ - _ KEY PLAN • 0177 ----------- _ a , , d I t —_- _-- —..- —.- —. —. —. V �,.. • .. -. �+-`f J! -- --. ....� .ISI — I 9 ` k I • r ISI 4 , 1 M �� ..-- ti4••:�t� i - �.�',.,o �',� ,r..., ;. `,� ":, °..., 0.c .,� ,, .. I I: � �I, � --- ____J I :; I - ---- i I , < r ["' r 4 R , LL ° ° " M ' k u 3/ 4 a , 3XB REET VIEW w TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 3 i I, I� I., '�' Jf�ttttttm, i Illllll�f f���if(�i�llll�'I��'� i v mol. �u. V r� I t S s ow 41 m m --�_—_-- • � ;�. R - . � � ��� � KEY PLAN _a T N r., i M — � .i m� ,M ''�. ,�� ._ :, :.9 ry#'' wvq^..'. p�i. .'•'� .,e 3 N '..'. ti' '+ ..- - '4 ei ,. � i�'' u "'C�Y „ i i � � Cr rill ;y.. �. � � �!'J4.�,M' �..} s. q.: tU �, I -., .maw:wn. .... ,''. I ..---• V��. � / r x r rcr* +m e I, s w • Iy -- — v L. Y a b L M r � I kWi'F � ? � � ♦�, w .:µ '� _ �� M .._ ... .-r o;.: .: 1 .. 7 #'�. k e` 1! � * nMl� I I 'L_LL Ito n „, ,� .�. • aw " „��� :�. - �., �. �,.r.. ,.„..,3 M�`►!'•-N.� '� A►P° „�' - - t � _.�.-...�_ -a�rnm Y ter.w.. � .•�� '”, a. �� w I' �� __.._ � �I ��I� I �'' I IL IL - -- =1 ., f � I ... ,n,-•. � --.. -._-�. __. --.-�. --...-- � ._._`.�...__ --._. -_--.__. � - _. �I �,J � i I � sol � , I ce I r � m z,r r---]a S WAN 1 m m w. A • - REET VIEW TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA go[ -10 ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A 1 .4 LL O rl STUCCO Lu O - METAL AWNING Q 3 ;e Lu 2 0 M z C) J D METAL SCREEN i x METAL RAIL - GLASS RAIL C + a ti � L , i re STUCCO WITH IRREGULARLY SPACED -- - - STUCCO WITH EQUALLY SPACED HORIZONTAL CONTROL JOINTS �'�� d ,. rP�� HORIZONTAL CONTROL JOINTS , A. ti F $..; N { w e. I` r, ?. ;-iiC •;. w d rti !" "7 k ,�l, ,X'e r r F s GRADEF °�, � ApAr L + 1 k d � 5 ' I PLAN 1A PLAN 1B PLAN 1 FRONT ELEVATIONS TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA 0 1' 2' 4' 8' SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 5 IT Ilk .............. hAfkllAJ1J1.A6k1h1.L L1A1iA.dAA- L�All L,LA Lh J. ILI 1, kv lk RIGHT FRONT ti s VHF All, '21 LEFT REAR PLAN 1 A ELEVATIONS TU STI N LEGACY D SOUTH S F D TUSTIN, CALIFORNIA 0 2' 4' 81 16' SCALE: 1/8"=V-0" ROBERT H I DEY ARCHITECTS C2 COLLABORATIVE FUSCOE rI ARCHITECT LANDSCAPE CIVIL Residential 18011 .01 OCTOBER 14, 2019 A1 .6 26'-10" 26'-10" F -. 20'x20'x 20' I I s II i � II I ST E II STORAGE I 3 5'iSF ' tP GARAGE I GARAGE 24'-7"X 20'-2, - 24'-7"X 20'-2" - - CV ➢ d CV // -- M r M I d L _ 13 SF a - - 13 SF YARD DROP DROP cd II ori UP lip ENTRY ENTRY - -- DENIOFFICE i DENIOFFICE f 14'-2"X 18'-1" 14'-2"X 18'-1" I i _ L _ COVERED PORCH COVERED PORCH 37 SIF I I I Y Y 4 FRONT Q FRONT CIO YARD m YARD I W I W O U] p (/7 F-T d 1 STANDARD CONDITION ' C ' STREET CONDITION PLAN 1 A FLOOR PLAN COMPARISON * REFER TO LANDSCAPE PLANS FOR TUSTIN LEGACY - D SOUTH SFD SPECIFIC WALL LOCATIONS TUSTI N, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 7 26)-1013 F1 F1 BEDROOM 2 BEDROOM 3 KITCHEN i F25'-1V'X 19-2' STORAGE 11'-5"x 11°-s" 11'-a°X 12'-4" 35 SF --- — — — — — — — — — — — — — — — — — — — — — — — GARAGE aN 24'-7"X 20'.2" DN6 LAUNDRY DINING 04 -- - -- ---- - P- - — — — — — — — — — — -- -------- _BATH 2 W.I.C. 13 SF YARD 71F 21'-3"X 2 1'4' U- fl K lip ENTRY MASTER BATH 1 T-2-X 8'-5" UP DEN/OFFICE MASTER BEDROOM 18'-5"X 12'-3' COVERED PORCH 157 SF 37 SF Provided Outdoor Open Space Provided Private Outdoor Yard Space DINING 7 In MASTER '4 x MASTER BEDROOM 'T COVERED DECK PDR 2 (sf per plan) (average sf per plan) PLAN 1 194 350 FRONT Provided Storage Total Open Space Provided Required Private Open Space YARD (sf per plan) (sf per plan) (includes 50 sf min. storage) CD -1 LU 1 56 600 100 SF CD U) x 2 ,r4j Z I= DOTAL E 3 BED + DEN / OFFICE 2 . 5 BA 2 - CAR GARAGE THIRD FLOOR SECOND FLOOR FIRST FLOOR 998 SF 990 SF 444 SF PLAN 1 A FLOOR PLANS * REFER TO LANDSCAPE PLANS TU STIN LEGACY D SOUTH S F D FOR SPECIFIC WALL LOCATIONS TUSTIN, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT H I D EY ARCHITECTS C2 COLLABORATIVE F U SCO Ew rield ARCHITECT LANDSCAPE CIVIL Residential 18011 .01 OCTOBER 14, 2019 A1 . 8 26"-10" - �� - - - - - - - -- - -- - - - --- l f y ,l GARAGE r ` '�� � . � ;: . . �'��r�����'�a{��), d�''�a � Y 24'-7"X 20'-2" , IVI � t y G fl._ � Y f r PLAN 1A co �- ------ FRONT ELEVATION YARD - DROP r�7r, I UP ENTRY DENIOFFICE 14'-2I.X 18,-1 CQVERED PORCH mommommommoff— FRONT PATI} _ m YARD 0 w EDm < � A� cN wA4 r FRONT PATIO CONDITION PLAN 1 B FRONT ELEVATION PLAN 1 FRONT PATIO CONDITION * REFER TO LANDSCAPE PLANS FOR SPECIFIC WALL LOCATIONS TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 9 u— ` 0I U-) 13 STUCCO c) Lu 13— METAL AWNING O METAL SCREEN II n W loom 2 ,4 Vic— Ilk Z c) jov c G 1 , t, METAL RAIL ..�. � vp � GLASS RAIL � , r 4 / r t ' ,d STUCCO WITH IRREGULARLY SPACED STUCCO WITH EQUALLY SPACED HORIZONTAL CONTROL JOINTS HORIZONTAL CONTROL JOINTS s � a n 1 rl "i Ay lY ! R p 1 y� r f ,. , . f . t E• / .v is .1 ,... ! µ. �[ r :' . t .y. ., 4. ..�y�J7[. A�1j' 7 .. 1 ':. �J a •1 „' .. 1 ;.. ,J 1 � �( .� V ! .l. t; .. r. i, l 1 .' � , ,. . . ,; � - . : .�' a, .�' f l .� \ Ir .� ! �4,. / � / •d, fir, f 1' '�, :I'' �W. Pf° r , i ! , 1 r A ) d � i 1 u � . � r . � � � �'� � 5 Irrr. 7` ,;r! ,• ,_ . � � ?.� ., � �': ��. "....• �',:t� 1:.r .1 r; r,. ", t, .�� �:W. , ., � /bcr r.; __. t � i "4 'i . r . 1 � p . � r " , , i �1 1 '� ! 1, 's 1 � 1 � a 1 � 4 � 1 a � r � f GRADE � �. 1/ +y .r 1 � � r 1 � � � � � � ��� �� t• :pl aF �. r � r ,� ' � �r r ,J, a 1 � Y R � � :?1 � � ,� �+, C ,�;�, ,� .I,f ,, �, r. i .�� �;. .# .e1'. �. •1 ��, + E� 1 1 ,.il. 1 �'T�� !': . 1 .1, ,r .d• CC r YG •}.. 1 !' i. r r r 1 S' t ASF' I i' �.',y,. ., , � • _ : � ,i. 4 ;L, " � •Y r aa' r� •ti r r,' � -.t �• � , � �+ � , pr �+ �,, } y 4 '�, m �� .� �'� f ",`� i�: .c�"•. .a. J L A N 2A PLAN 2 FRONT ELEVATIONS TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA 0 1' 2' 4' 8' SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 10 N 01 MPA \- PA \. 4, r1 i I a RIGHT FRONT �. .. ..� �.a.�T-� A,0 �- ,�� .. �11111111w .-m. ., �. �....... A OO - \ \VVAVAVA\V O.. ��������\O�� A \V\� \\�A -. A\\v may\ \vyy\y o""""'�w�ywwwwww�y y �yv \\\oma ............................................. i ■v i y f .A f 4� y 1 •' y 1. y a la J9 Lf P 1 qi LEFT REAR PLAN 2A ELEVATIONS TUSTIN LEGACY - D SOUTH SFD TU STI N, CALIFORNIA 0 2' 4' 8' 16' SCALE: 1/8"=l'-O" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 11 35'-11 " 35'-11 " i II n n 20'x 20' 26'x 20' Ii I In I li Iti I "' II II OVERHEAD STORAGE OVERHEAD STORAGE OVERHEAD STORAGE OVERHEAD STORAGE 22 SF 22 SF r , t 1A t I _ 22 SF 22 SF — — — — — - - � ► l, - li I I - , I PGR ,� — — _ _ ... _ PGR I i u� GARAGE Lip GARAGE o 20o-4"x 20'-4" 20'-4"x 20'-4° - i I DINING s DINING +\ 13'-3"X 6-9" 13'-3'X 8'-9. to --- ~ a _— YARD GREAT ROOM YARD GREAT ROOM I 20'-0"x 12'-T 20'-0"x 12'-6' El UL T , I r I .. -..r,_,�1 ENTRY ENTRY KITCHEN .y x ;. KITCHEN 14"-V x 19'-9" r' i I 14"-1"x 13' 9" � COVERED PORCH COVERED PORCH 1 94 SF .. .... ...'.. b ......_ ., x31 ...._. .f.. ... C.) U ® ¢ m FRONT FRONT p YARD YARD cNQ STANDARD CONDITION ' C ' STREET CONDITION PLAN 2A FLOOR PLAN COMPARISON * REFER TO LANDSCAPE PLANS FOR TUSTIN LEGACY - D SOUTH SFD SPECIFIC WALL LOCATIONS T U ST I N, CALIFORNIA 0 2' 4' 8' 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOEw rield ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 12 35'-11 " 23 20'x 20' --— —— 1 BEDROOM 2 BEDROOM 3 ---- . . ---- -------- --- - + _ Li 9VERHEAD STORAGE OVERHEAD �= -- --- -, 1 22 SF 22 SF PDR. I �- DN _..____.- __._.._.� ___._-- _-;. .., a 4, W.I.C. up W.I.C. up GARAGE � I +� OPT. UPPER 20'-4"X 20._4.. I M( ell, BEDROOM 4 BONUS ROOM ED a" `x BATH 3 T DINING � 18'-0"x 15-7 BATH_ 4 `r 13'-3^X 8'-9 3 LAUNDRY w YARD GREAT ROOM H 20'-D"x 12'-6" W.I.C. p N a a n o OPTIONAL BAR e d I I , - MASTER --------cc OPTIONAL ELECTRIC FIREPLACE BEDROOM u i u COVERED DECK �..._. MASTER BATH. 21•-0'•x 16-10" ENTRY KITCHEN 326 SF 14'-1"x 19'-9" —� COVERED PORCH 94 SF Provided Outdoor Open Space Provided Private Outdoor Yard Space (sf per plan) (average sf per plan) COVERED DECK PLAN 2 496 320 76 SF _. - ----------------- 7 ------ ----- --- ---- Provided Storage Total Open Space Provided Required Private Open Space Y � (sf per plan) (sf per plan) (includes 50 sf min. storage) �? � FRONT 52 868 100 SF o YARD LILI U) J11029 S TOTAL 4BED + BONUS , 3 . 5 BA 2 - CAR GARAGE THIRD FLOOR SECOND FLOOR FIRST FLOOR 579 SF 11508 SF 942 SF PLAN 2A FLOOR PLANS * REFER TO LANDSCAPE PLANS FOR TUSTIN LEGACY - D SOUTH SFD SPECIFIC WALL LOCATIONS TUSTI N, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE r1weld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 13 LL O C) Lu 0 , AM Q Lu M - 2 f STUCCO 1 it J r • n m METAL AWNING_. METAL GRILLE � v � a _ w s dv 5 x I , 13 i GLASS RAIL METAL RAIL 4 ma STUCCO WITH IRREGULARLY SPACED HORIZONTAL CONTROL JOINTS STUCCO WITH EQUALLY SPACED HORIZONTAL CONTROL JOINTS r J, a k t 1r f � � ,7 —.. fir_ ._ •. — '•, _ y J — - - r=l„ .p j.f lr I ,r 1 {r I� 6 } J r y a 7r• , r , t 1 • . r. I a.. i ' 1 f.. k � /' , , 9 ' 1�'" a t +,r ', P a - , �/y .N `" '^! ,a. ..,. ^,. ,. . � " m , t , ,.. .' .f<. 1. „ A1. .. .. r .. y{ • .. .. � '...,. . "1 ...., r r •y r r f . � .: L r GRADEI ! yy d r' 4 , 4 J 4 1 r r a i , , PLAN 3A FLAN 313 PLAN 3 FRONT ELEVATIONS TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA 0 1' 2' 4' 8' SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 14 t � • is L a �. a �'"' , Q. _.... -._. ....._. �^1P:7(✓k I III , , y�.$� .✓ d 1 If 'f 9171 , rt ti r I p r r ti•? d , • i bt•4`.•t i ...F Y fib' t�l R! , r r i I � , RIGHT FRONT J M 1 Y 9 I r JM{ III II, �dT'•� Jb r I� w am 7e- JL 1. � � � •� v, l u. III , it ,iab rr , n I G r i c , � F.''J d �.r.`- � a ;� � J .•'l'.r x, •��',{� 7 r. d'�. >�.d.� i 7 -r.�.a� f ;,.� I :�l''� � r.a'u• ��;., �° t, ! I' f, Yi ., f ,.+, t o „, f r !,l � / ,' 1' .1 I t T/a• i r ,7 I, i , s LEFT REAR PLAN 3A ELEVATIONS TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA 0 2' 4' 8' 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 15 I I 1 561-0" 569-011 YARD YARD f1 1 20' ZaI I — 20'x 217' E71•. -,—g I �• I4 i1 1 . d I4 � r I h � I I 7 SF - I I Y� I J 7 SF 1 f '. 9'. OVERHEAD STORAGE — I I I OVERHEAD STORAGE � 91 � OVERHEAD STORAGE I OVERHEAD STORAGE + I I r I 20 5F LOGGIA 2p SF I _ OF LOGGIA 20 SF Ir I )_ �' , I I ._4..x 1$,.6„ 1 9r ��, l 1 I I ; r •. , _ � 19 a'-a"x 18'-5"I -- -- --- - ---- - - - J l 155 SF �- ------- I GARAGE I KITCHEN I I I t zo20'-2"x za'-a" ' - ---- � I I ' _• r� I' zo 2 x za a GARAGE KITCHEN I � V V i v v � f ;STORAGE STORAGE •' � I r 1] S1= _ .-- _ -- -� I I � � I _17 SF r- II r UP T- 0 0 W.I.C. II 0 W.I.C. II I I II I I , QI II GREAT ROOM I I GREAT ROOM ' BED 5 BATH 4 �. BED 5 BATH 4 �_: I 33'_0"X 13'-9" 33'-Q"X 13'-9" 12.1'x11'-5.. 12' 1... 11 S, f I I I i I � COVERED PORCH COVERED PORCH ENTRY — ENTRY 85 SF I i I I � I I Y Y < FRONT FRONT YARD o m YARD U-1 1 w coo o cf) T r x CD �I STANDARD CONDITION ' C ' STREET CONDITION PLAN 3A FLOOR PLAN COMPARISON * REFER TO LANDSCAPE PLANS FOR TUSTIN LEGACY - D SOUTH SFD SPECIFIC WALL LOCATIONS TUSTI N, CALIFORNIA 0 2' 41 81 12' SCALE: 3/16 "=11-011 ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 16 56,_0, YARD it 2A 20' W.I.C. gED 3� s a BED 2 11'-0"x 11'-W 12'-0"X 11'-0" r � 7 SF � \, — _...._._. MASTER BATH OVERHEA�STORAGE I \Ii OVERHEAD STORAGE I I LOGGIA k l F�I I GGi 20 iF I 20 SF ' I I l r�l I I F-4"X 18%6" BATH � � r.J L�\� T - - ", 155 SF GARAGE I ' . , , F � I KITCHEN � � 20.-2. X 2a-a'. Id r 1 --- -- F W.I.C. _ � r✓ V V \,, I ~STORAGE .�_ _ I I I / --- —————— r \ ------- LAUNDRY -- --- OPT. , r Up ON O d _ W.I.C. II E P BATH Lj ff] F-9 � BONUS ROOM GREAT ROOM 154"x 15'-0" N - - BED 5 BATH 4 33'-0"X 13'-9" MASTER I 12'-1 x 11 I I BEDROOM II WWI, i 1 BED 4 li 11'-4"X 12'-0" W.I.C. IILl I _..W h f —I II IIIF M COVERED PARCH ENTRY . .... 85 'SF - ___..____ I � Provided Outdoor Open Space Provided Private Outdoor Yard Space (sf per plan) (average sf per plan) I I I I PLAN 3 376 380 COVERED DECK 136 SF _. - - - - - - - - - - - - - - - - - - - - - - I *� Provided Storage Total Open Space Provided Required Private Open Space U < FRONT (sf per plan) (sf per plan) (includes 50 sf min. storage) m YARD LU F 64 820 100 S a cn x d 3113 1 STOTAL -5 BED + BONUS ,, 4 BA 2 - CAR GARAGE SECOND FLOOR FIRST FLOOR 11818S 11313 SF PLAN 3A FLOOR PLANS * REFER TO LANDSCAPE PLANS FOR TUSTIN LEGACY - D SOUTH SFD SPECIFIC WALL LOCATIONS TUSTI N, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE r1weld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 17 I i i i 56'-nrr e 01 YARD — s 20'x 20 - 1 �. � 1 �� �• -- .— __ � �",y,� � Iti; '� ! r 1 t��1 � .a�'�S �� �' �.� � 1 f�t��.r � iii' � , �� i f II LOGGIA r PLAN 3A S I { I I p 8'-4"x 18'-6" r1 �Ir GARAGE 1 1 I KITCHEN FRONT ELEVATION � II f. Ir 20'-2"x24'-4" j - ------- IL p L----- I I I y V p -____-_ r > I Ir-------- M � E I BJP VIC. 3�•..SF L GREAT ROOM BED 5 BATH 4 33'-0^X 13'-9" _ 12'-1"X 1 T-6" p Ll — Ll _ _ _ _ - _ �— ._ _.._ — COVERED PORCH i ENTRY / 9 4 I PATIO I u FRONT m YARD CDLu d U) � .. I PLAN 313 FRONT ELEVATION FRONT PATIO CONDITION PLAN 3 FRONT PATIO CONDITION * REFER TO LANDSCAPE PLANS FOR SPECIFIC WALL LOCATIONS TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 18 LL O Lnr- 0 >W 0 J J Q ILA jr '�X 0 cn STUCCO — 4 � METAL GRILLE METAL AWNING : Qk ry M' , e METAL RAIL -- "� z GLASS RAIL A a ) J r- t STUCCO WITH IRREGULARLY SPACED HORIZONTAL CONTROL JOINTS 4r ' �o R 1 4 STUCCO WITH EQUALLY SPACED . � � :,' + -y a + � r lrl .. � 1.err rri•; ,;�' ,r. ! i ' �> l� l i�' a, t t 1' �+�' �{ Rd .�. HORIZONTAL CONTROL JOINTS , • e . f `� r GRADE ,�. _ G . r� r. R PLAN 3XA PLAN 3XI3 PLAN 3X PPONT ELEVATIONS TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA 0 1' 2' 4' 8' SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 19 "VII )111 1111111; n. ';.;Il/ " "' 4 �������. 1��1��1��1111 11111111111111111... ....«tftt /�� 11. iiii}tllllllllll „l{l qS{{{{{{{tlt{{��� i ASAS(iiiit lid �NIINIi+7i t tt tt l l l l l l l It t tt t t tllttllttllttllttllttllttll l 111 11111 //////A,,,,, ;<lllllllll ... 111 C r Ia JJ � t r , l� .. E r. y - m - / i f ;sx y ,1 RIGHT FRONT 1 1,4 Ali 1 I rl e r =b a a b 1 � I LEFT REAR PLAN 3XA ELEVATIONS TUSTIN LEGACY - D SOUTH SFD T U ST I N, CALIFORNIA 0 2' 4' 8' 16' SCALE: 1/8"=l'-O" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 20 67,_7„ s7,-7" 1! I 1 I � 20'x 29 2(Y x 20' - I \ 21 OVERHEAD STORAGE OVERHEAD STORAGE J I I LOGGIA OVERHEAD STORAGE `SII, OVERHEAD STORAGE I 7 SF I � 7 SF —r —— —+� I r— r - - —,- - -- I I � LOGGIA I I f 20 SF 20 SF I ,� d a a"x 1g. 5�. 20 ;F Lr �, 20� F ,0 e $,4..X 18'-6' ❑ L__ _ — _ J L` 1 -Q E 186 SF 186 SIF GARAGE KITCHEN GARAGE rt — — . — — - - 'KITCHEN 20'-2"X 20'4" J ------ 20._2,.X 20'-4°' - STORAGE _ I STORAGE --- --_F - 17 5F — --- 17 SF — N i r � N UP f Lip ` I _ l It W.I.C. �I \ I W.I.C. --- D '— ti c I GREAT ROOM 1 Q,1 — GREAT ROOM 35'_5„X 13'-6'' 35'-5"'X 13'-6" BED 5 BED 5 12'-1 x.11 5 BATH 4 12'-1"k 11.5.. BATH Q PDR 1 PDR 1 J.ENTRY _, _. — ., ENTRY } Lj ——=.. 9 I COVERED PORCH _ COVERED PORCH ENTRY 85 SF 10 I f" ENTRY 85 SF 10f-Ofl MAX SETBA ` . MAX SETBACK I I I I _ I Y Y U U m FRONT I _ m FRONT �? I j YARD C? ui YARD co I o u) r x r x � l STANDARD CONDITION ' C ' STREET CONDITION PLAN 3XA FLOOR PLAN COMPARISON * REFER TO LANDSCAPE PLANS FOR TUSTIN LEGACY - D SOUTH SFD SPECIFIC WALL LOCATIONS TUSTI N, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 21 Provided Outdoor Open Space Provided Private Outdoor Yard Space (sf per plan) (average sf per plan) PLAN 3X 518 840 Provided Storage Total Open Space Provided Required Private Open Space (sf per plan) (sf per plan) (includes 50 sf min. storage) 64 1422 100 SF 67'-7" INry 21 I I 20"x 20' f I ' BED 3 BED 2 R .`' `• II 11 a o° 121-0"X 11 1-0" p 4 I I p 'MASTER BATH: II � I i OVERHEAD STORAGE OVERHEAD STORAGE 7 5F LOGGIA rf- Ii 20 SF I `` I 20 SF BATH f I -- - — — L � -_ — — — — �� — IKITCliEhl I i 186 SF i GARAGE C ------- B I Q STORAGE - _-! 17 SF _-- rF^�A�'' -_---- Y l�i ^;,� - � �,I --- --- -- -- , N - _ -- -, LAUNDRY OPT. � r I I ------- _ UP BATH dDIN W.LC. Ll GREAT ROOM T r 0" BONUS ROOM as'-5°x 13'-6" II MASTER BED 5 II BEDROOM 12'-1 X 11'-V, BATH 4 {'� II 16-0°X 16'-s" fl RDR 1 ❑ tMEJ — — — ENTRY II II 1 r-a''x 12'-2" W.I.C. � II COVERED PORCH I g II ENTRY k 85 SF 10'-01, Jp- i ------ I Ll MAX SETBA, COVERED DECK I 247 SF . _........—...... . .' V J U m FRONT C? W YARD a u) I 5 1 'I 31330 SF TOTAL 5 BED + BONUS4 ,, 5 BA 2 - CAR GARAGE SECOND FLOOR FIRST FLOOR PLAN 3XA 11818 SF 11512 SF FLOOR PLANS * REFER TO LANDSCAPE PLANS FOR TUSTIN LEGACY - D SOUTH SFD SPECIFIC WALL LOCATIONS TUSTI N, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE r1weld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 22 s IIII .. IN U II III .................... /\// Y y 671-7p" , 20'x 20' / 4 , jI ' ! 1 � , I LOGGIA a8-4"X 181-61 ARD PLAN 3XA FRONT ELEVATION 'KITCHEN I I GARAGE KITCHEN 20'-2'X 294' —-- — --- -_ 47, I If r -- --- Y ; s r f — r I i N b- W.I.G. El� �_ GREAT ROOM 35'-5'X 13-9' BED 5 12'-1'x11`-s• BATH 4 __- .. PDR 9 ENTRY cu-S) ED PORCH ENTRY I I I I I m FRONT w YARD o cn PLAN 3XI3 FRONT ELEVATION FRONT PATIO CONDITION FRONT PATIO CONDITION * REFER TO LANDSCAPE PLANS FOR SPECIFIC WALL LOCATIONS TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA 0 2' 4' 81 12' SCALE: 3/16 "=1'-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 23 j 112, 1 PLAN 1 A PLAN 2A ROOF PLANS TUSTIN LEGACY - D SOUTH SFD TUSTI N , CALIFORNIA 0 2 scnLe. anus =� I ROBERT HIDEY ARCHITECTS I C2 COLLABORATIVE I FUSCOE I Brookfield I ARCHITECT LANDSCAPE avis Residential 18011 .01 OCTOBER 14, 2019 A 1 . 24 irz"j 11.4y, PLAN 3A PLAN 3XA 7 i'' OF PLANS TUSTIN LEGACY - D SOUTH SFD TUSTI N , CALIFORNIA 0 2 scnLe. anus =� I ROBERT HIDEY ARCHITECTS I C2 COLLABORATIVE I FUSCOE I Brookfield I ARCHITECT LANDSCAPE avis Residential 18011 .01 OCTOBER 14, 2019 A1 . 25 NOTE: PRE-DRILL & FILL ALL m LINE OF METAL GRILLE PER PLAN V 11.0.-01, PER PLAN T 11 HOLES WITH COMPATIBLE Q BEYOND (WHERE OCCURS). - — - — - — - — - — - — - — - — - — - — - — - — - T.O. PL.— SEALANT &WIPE CLEAR ALIGN CENTERLINE OF GRILLE 3 �OFF ET WITH CENTERLINE OF CURB VF (NOT GUARD RAIL) X" 0 HOLLOW 2 1/2"X 1 C.R. METAL 7-1 �7 TOP RAIL &VERTICALS r POWDER COAT OR PAINT EDGE OF WALL BEYOND rr /f ' WHERE OCCURSX PER PLAN 1-3/4" X 3/8" C.R. METAL 4, .7777/0� 7_77, 1 ljl w HORIZONTAL BARS @ 4" O.C. EQ ECS EQ 7 2 2-7 0 POWDER COAT OR Lij MAX LL 1-1�2" L. C.R. METAL SPACER- PAINT 777 71 ` 1 ST & LAST HORIZ. ALIGN w RAIL- POWDER COAT OR Y C.R. METAL INSERT X 12 L. METAL SCREEN ACCENT PAINT (SHOWN DASHED)WELDED TO X /;'X_171 117' w BASE FLANGE TO RECEIVE L "L17 VERTICALS BALCONY RAILING PER U) V STACKED 2X6 CURB -HARDENING LL NON Lu SEALANT EA. SIDE x �1�- �'z 1111f"1111111f11111111.... ........ .......... . 77 7, -j 'Al 7 T.O_ CURB 5"X5" STEEL ANGLE- FASTEN 16+ - - — - — - — - — - — - — - — - — - — - — - — - — - FIN. - — �j PER STRUCTURAL 6" FIN. 2ND FLOOR SELF-ADHERED ELASTOMERIC 2 i3d_r U) SLOTTED METAL TABS STOP & U) UA MEMBRANE o/TOP&DOWN B I P R ST R Li C 1 . _j GRIND ALL WELDS SMOOTH. SIDES 4" MIN. FACTORY PRIME AND PAINT LLJ 3-COAT EXT. CEMENT PLASTER I > uJ SIDE ELEVATION I-W)NI .-I I VAHON U) o/C.R. METAL LATH o/(2) .............. HATCH INDICATES VOID AT F LAYERS GRADE 'D' BLD'G. METAL GRILLE AND RAIL PAPER METAL GUARD RAIL & GRILLE ELEVATION METAL GUARD RAILING RREGULAR SCREED LINES SCALE* 1/2" V-0" FILE: r.FINWit"R dq hVilifto SCALE: 3" V-0" FILE:18011-B-M-GURD 02 02-OFFSET 0 Robert Hidey Architects 2 J1 26 GA. C.R. METAL FLASH[NG 2X WALL FRAMING _ATI IINO 3',�" PLYV2LIOD S1''E -A GYPSUM WALLBOARD FINISH S�- 2 LAYERS GRADED' BUILDING SLOPE 112" PER FOOT FLASHING IvIEVIBRANE PAPER Q/ PLYWOOD WHERE OCCURS CAN 1 `31 RIP. S[ ():D[, MIN `.:2" 15.. 15' PER FOOT 8"WIDE SELF-ADHERED ELASTOMERIC MEMBRANE 26 GA, C.R, METAL FLASHING PRE-FABRICATED ALUMINUM CAP REVEAL CHANNEL SCREED PERPENDICULAR PARALLEL WITH 112" REVEAL WIDTH, SEE to EXTERIOR ELEVATIONS FOR TACH TO LOCATIONS.AT FRAMING PER MANU ti RECOMMENDATION. INTERIOR EXTERIOR SYMMETRICAL, REGULAR ........... 7 2X SOLID BACKING OR . I _ WINDOWSPACING DOUBLE STUD AT VERTICAL APPLICATIONS WHLRE NO PLYWOOD PER STRUCTURAL PLYWOOD SHEATHING PER PLAN WHERE OCCURS PER 1L STRJ""I U RAI -CQAT EXTERIOR CEMENT �::L A STE R -a! C 0 R ROS 10 N F17 I, JH kESIS I'AN I Pv'ETAL LATH o/(2) 3-":9" X 9" GLU-. AM '.3[:AMS INDEPENDENT LAYERS OF C%4 GRADE 'D' BLDG. PAPER REFER TO ST R J 1_'T. DR A"Al",J G S 1-Pl I-C E C.R M: I Al (.',01 ' A?'� 7" 7 'UT FLASHING, KERF INTO PROVIDE FACTORY BEAM �A" CONT SEALANT 1:ARR ICA T�'-1) 1 N SI OL AN U PE!' PER STRUCTURAL CORNERS, AND END 3�COAT EXT CEMENT PLASTER NOTE: CLOSURES OF CHANNELS n.' CORI ZOSION RESISTANT QUALIFIES FOR USE AS A Pl-VI-A: ',; 10 FORM CLEAR METAL LATH ol 2 LAYERS 'HANN GRADE 'D' BLDG, PAPER CONTROL JOINT FOR STUCCO ELS. REFER TO APPLICATIONS WHEN j: EXTERIOR ELEVATIONS FOR USE HIGH-RIB LATH AT INSTALLED IN ACCORDANCE LOCATIONS AND UNDERSIDE,TYP_ WITH ASTM G`IN3. TERMINATIONS N O AWNING OVER WINDOWS LOUVERED DECK COVER AT OPENING 3 REVEAL CHANNEL SCREED SCALE3" V-0" FILE:ima5_17—M-LOLN-02 SCALE, 3" V-0" FILE:i8611-E-WALL-01 6 A"Hh*AmM" L------ 7� WINDOW FRAME SET IN SEALANT PLYWOOD SHEATHING WHERE OCCURS. REFER TO STRUG. ----------- ------- DWGS. VINYL FRAME EXPANDER AND _ � RECEPTOR BY WINDOW MFR. PROVIDE CLOSER COVER SOLID ENTRY DOORS UNDER SILL ........... FULLY SELF ADHERED ELASTOMERIC MEMBRANE, LAP UNDER/BEHIND WINDOW FLANGE CAULKING SEALANT LINE OF SILL BELOW _j MILGARD STYLE LINE OR EQUIVALENT. GARAGE DOOR � � WINDOW JAMB CORNER SCALE: 311 = 11-011 FILE:18011-W-V-JAMB-1-01-1 0 Robert Hidey ANIIIIIIIINdS TU STI N LEGACY D SOUTH S F D TUSTIN, CALIFORNIA ROBERT H I DEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf I rET ARCHITECT LANDSCAPE CIVIL Residential 18011 .01 OCTOBER 14, 2019 A1 . 26 1 - TPO ROOFING SYSTEM. OVER HOLES PRE-DRILL & FILL ALL J HOLES WITH COMPATIBLE J J Q BONDING ADHESIVE- INSTALL SEALANT &WIPE CLEAR UIU U PER MANU SPECS OFFSET SLOPE PREFABRICATED CORROSION VFY. �---�— RESISTANT 1f3 CSA. C .I. SHEET - METAL CAP FLASI-I.NG .v?DRIP 2%4 " DIA. MATCHING ALUM. EDGE. PAINT TO MATCH TRIM . RAILING CAP f t CANT STRIP, SLOPE MIN. 112" PER FOOT SLOPE 114" PER FT �— TPO TERMINATION BAR PER ((' MANUFACTURER'S DETAILS CLEAR TEMPERED GLASS GUARD (%" MIN.) 2X4 CRIPPLE;CURB WALL, MAINTAIN FIXED HEIGHT. DO GLASS RAIL . NOT SLOPE 1��IITH ROOF a Y EXTERI R DECK u, 1 r SELF-ADHERED ELASTOMERIC w FLASHING MEMBRANE 0 1 CD I TPC] FLASHING MEMBRANE W! U z FULLY WELDED SPLICE o O LOW PROFILE ALUMINUM BASE ti k TPD FASTENER PER 0 co MANUFACTURER'S DETAILS SHOE WELDED TO STEEL = p WELD BLOCK- PROVIDE ROOF BD PER ROOFING MANU. z I_ X MATCHING END CAP(S)WHERE z CONT. BEAD 2X RIPPED SLEEPERS. SLOPE O NON-HARDENING OCCURS TO DRAIN PER ROOF PLAN w STACKED 2X6 CURB I 0 I.- SEALANT EA. SIDE PLY1N00❑ ROOF SHEAT I IINi, m W STEEL BASE SHOE WELD t ., Q = SLOPE BLOCK 2 PER STRUCTURAL DRA INCa,7 �— - y z �_ VAX C.R. STUCCO J-MOULD ti ROOF JOISTS, REFER T;=7 2 _ I 'I STRUC DWGS 04 Q - - 1, 5"X5" STEEL ANGLE- FASTEN 3-COAT EXTERIOR CEVENT r PER STRUCTURAL - . PLASTER of CORROSION CO `i 1 i I SELF ADHERED ELASTOMERIC U) MEMBRANE o/TOP & DOWN z � 1 .• RESISTANT METAL LATH of 2 LAYERS GRADE 'D' BLDG. i.' SIDES 4" MIN. PAPER Q w 1 3-COAT EXT. CEMENT PLASTER JI DRIP SCREED, PAINT TO ��I � i '� LAYERS GRADED' BLDG. � 1 o/C.R. METAL LATH o/(2) MATCH EXTERIOR PLASTER 11 � i 1 PAPER EQUALLY SPACED SCREED LINES LOW SLOPE CANOPY ROOF STRUCTURE 1 GLASS GUARD RAILING SYSTEM 2 rar SCALE: 3"" .I'-0"' Fr _. ac5_a_w_crl�r_1_oa o Fk,1 HM* SCALE: 3" _ .��-On FILE:18011_B-M_GURD-01-OFFSET ©Robert HideyArchitects Iy FF I F4 �J y • 9 4 r•1�� f-5—ei� -dna k 1•v, `� if - 9 j11� IT' 2X WALL FRAMING #r GYPSUM WALLBOARD FINISH 3 2 LAYERS GRADE'D' BUILDING PAPER o/ PLYWOOD WHERE rt OCCURS WINDOW FRAME SET IN 8"WIDE SELF-ADHERED ELASTOMERIC MEMBRANE SEALANT PLYWOOD SHEATHING WHERE PRE-FABRICATED ALUMINUM OCCURS. REFER TO STRUC. REVEAL CHANNEL SCREED DWGS. WITH V2" REVEAL WIDTH. SEE - ., EXTERIOR ELEVATIONS FOR ::. .. _ VINYL FRAME EXPANDER AND LOCATIONS-ATTACH TO RECEPTOR BY WINDOW MFR. 5 FRAMING PER MANU II PROVIDE CLOSER COVER INTERIOR EXTERIOR RECOMMENDATION. UNDER SILL T FULLY SELF ADHERED ELASTOMERIC MEMBRANE, _ r 2X SOLID BACKING OR \ LAP UN 1 EH WINDOW DER B IND .IND W DOUBLE STUD AT VERTICAL APPLICATIONS WHERE NO FLANGE 4 •. PLYWOOD PER STRUCTURAL IIIA AWNINGOVER WINDOWS WHEREPLYWOOD SHEATHING,. WHERE OCCURS PER„� STRUCTURAL 3-COAT EXTERIOR CEMENT PLASTER a/CORROSION CAULKING SEALANT RESISTANT METAL LATH 01(2) INDEPENDENT LAYERS OF GRADED' BLDG• PAPER LINE OF SILL BELOW PROVIDE FACTORY FABRICATED INSIDE ANC3 CORNERS,AND END MILGARD STYLE LINE OR NOTE: CLOSURES OF CHANNELS EQUIVALENT. QUALIFIES FOR USE AS AREVEALS TO FORM CLEAR CONTROL JOINT FOR STUCCO CHANNELS. REFER TO APPLICATIONS WHEN A EXTERIOR ELEVATIONS FOR INSTALLED IN ACCORDANCE LOCATIONS AND WITH ASTM 01063. A TERMINATIONS - REVEAL CHANNEL SCREED 3 WINDOW JAMB a CORNER SCALE: 3'r 1I-O" FILE ISpii_E_4YALL_01 IAp6rIkHId1yA 1 SCALE: 3" V-0" FILE:18011 HV_V JAMB 7 01-1 0Robert HideyArchitech ■ . „ ........ ........ WALL FRAMING, REFER TO STRUCTURAL DRAWINGS 3-COAT EXTERIOR CEMENT PLASTER of CORROSION RESISTANT METAL LATH o/ (2) TRANSLUCENT E DOORS (; LAYERS GRADE 'D' BLDG. PAPER r � FULLY SELF ADHERED ELASTOMERIC MEMBRANE, LAP o/WINDOW FLANGE. L 1 td SEALANT APPLICATION PER MANUF. INSTALLATION 100 _- - _- ALUMINUM AWNING DESIGN_ AND ATTACHMENT BY OTHER ;:saa i NOTE: PRE-DRILL ALL HOLES _ AND FILL WITH COMPATIBLE SEALANT AND WIPE CLEAR rIN qw r SEALANT APPLICATION PER MANUF. INSTALLATION 2- 2X4 FURRING SOLIDGARAGE DOOR WINDOW FRAME SET IN SEALANT MILGARD STYLE LINE OR EQUIVALENT, RECESSED WINDOW HEAD wl HORIZ. AWNING 5 SCALE: 3" = V-10" FILE:18011-W-V-HEAD-1-01-1 c Robert H idey Architects AT R I X TUSTIN LEGACY - D SOUTH SFD TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 27 RZ 2% ............ MN MIN®R&? W-l" ..................................... a .................................... 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I STUCCO RAILING WINDOW & STUCCO RAILING WINDOW & WITH REVEALS SLIDING DOORS WITH REVEALS SLIDING DOORS SCHEME 1 SCHEME 2 STUCCO METAL GRILLS ENTRY DOOR STAINED STUCCO RAILING WINDOW & WITH REVEALS SLIDING DOORS SCHEME 3 (COLORS MAY VARY DUE TO SCREEN RESOLUTION, REFER TO PAINT CHIPS FOR ACTUAL COLORS) COLOR AND MATERIALS - SFD TUSTIN LEGACY - D SOUTH SFD TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE Brookfield ARCHITECT LANDSCAPE CIVIL Residential 1801 1 .01 OCTOBER 14, 2019 A1 . 30 • • ' A i � II�A ■ ' LLI ° �7 I mP'rl }ti r � •� 1 �� 10 r _ ■ u SII �6 �LAII - ®� � � _ ��1 1 " i � pyy � • I �l I��S» ' � � Q� � I�IRs���b s r v� �� IS mill J Z M K I P A R T N E R S V 4��T A IA m _ I �, •, a - S Li dI e Ilk y IN .� ■• 1 - L ' 1 ' , � 1 Ir _ tin . •� V • lAlUl � I'r i eou Illlu '� Nil Em 0 — �Y1j l ' � • c w� —::_6P 1WIL.r, �: � �� .. ➢i mill Pr ,m�• _ •A�. jr .�• �� II` L % ot it r 1 1 Rm IlI •' • IIII OL • ■ 1.1 IL 1 `1 IN ' r . r �I 1 1 �iiillllllllllllll Ir _ 16AIIII _. 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A-2.6 ROOF PLAN A-2.7 CONCEPTUAL 3D PERSPECTIVE VIEWS ' •_ R A-2.8 STYLE A 1 ELEVATIONS 11.1-0 r 1 A-2.9 STYLE A 2 ELEVATIONS � �� �_ .•. ,,, ��tv «w s Yis��'f�« 'yr�114117i�„�j,��.- _ .� � • ” � , �.14W"�� ". �u s ttisti�(����uugyYlkU�S���������'��II�I111}lUi��us�������hl�����'��;, '' •: ' ' ' . 'r��i A-2. 10 STYLE B ELEVATIONS 1 1— A-2. 11N EPT COLOR AN D MATERIAL CO AL CO C U O BOARD k LI 1 . 111 • Ilk .I I' f � -I ,m 1 �• 1 .� . 1 7 . •. •��• '..oar"�. _ h 7` _ , • '16 1 LI w .. r — ti � � U •I 1— ■ jr 90 j ti J i wk,'• LJ ij P&' Am1 TU STI LEGACY NEIGHBORHOOD D SOUTH TU TIN, CALIFORNIA A2 . 2 L2 COLLA" BORATIVE FUSCOE rookf mield SAN SCPIE CIVIL Residential J Z M K P A R T N E R S 70 ' —0" TY P . 23 -999 21 ' —3" 25 ' —0" TY P . GARAGE GARAGEGAS GARAGE ELECTRICAL 209 -4- _ _ I _ ' — 9 - 99, x _ I 2 ' -6" 20 ' -4" x 20 ' -6 " 21 xo6 CL SETMETERS I I C I I � I ' Ili or - I I - I I 111111//// _ C 6.75 S.F. 23 S.F. SHELVES ;�__- 21 .75 S.F. SHELVES ,�-_ 15.5 S.F. SHELVES -�- __ 9 S.F. HELVES ABOVE --- ABOVE -----� SHELVES II _- i ABOVE - - - - - - � __ _ - - - - - - - - - - - - - r= __ ABOVE —— oo� l� �_ - - - - - - - - - _---- T r -_----- II I N Q II R ---- I T I I 21_S.F. BFAT iI I 112 I IK= - I1T - - - - - _-_---- - II--- _= W.I.C. L - J . . -- -- IF------ I I �- I ------- I ' • 9 LF - 6-LF- - g -- --- - ------- F ---- I dl I -- - BEDROOM 3 BEDROOM 4 - BEDROOM 4 10'-10" x 12'-6" -�P--- 1 - x 1 - ---- 13'-7" x 10'-6" • ---ENTRY --- -- - ENTRY ENTRY UP p:] PA g I ORC z P R o T M 4, J Lu 4 r CODE RELATED COMPLIANCE INFORMATION PLAN 2; 4BR ; 3 .5BA PLAN 1 ; 3BR , 3 .5BA PLAN 3; 4BR , 3 .5BA RESIDENTIAL CONDOMINIUM PROJECT APPROX . 2,207 S . F . APPROX . 1 , 975 S . F . APPROX . 2,259 S . F . • 2016 CALIFORNIA RESIDENTIAL CODE o R-3 TOWN HOMES 91 S . F. OPEN SPACE ( NON-STORAGE) 74 S . F. OPEN SPACE ( NON-STORAGE) 83 S . F. OPEN SPACE ( NON-STORAGE) • 100 S . F. MINIMUM PRIVATE OPEN SPACE 52 S . F. STORAGE SPACE 52 S . F. STORAGE SPACE 53 S . F. STORAGE SPACE REQUIREMENT WITH A 4 ' -0" MINIMUM DEPTH 143 S . F. PRIVATE OPEN SPACE 126 S . F. PRIVATE OPEN SPACE 136 S . F. PRIVATE OPEN SPACE DIMENSION (OPEN SPACE STORAGE INCLUDED) o 50 S . F. MINIMUM PRIVATE OPEN SPACE FOR FIRST FLOOR PLANS STORAGE ( ENCLOSED) * EGRESS SCALE: 1 /4 = 19 - 099 TUSTIN LEGACY NEIGHBORHOOD D SOUTH A2 . 3 TU TI , CALIFORNIA C2 COLLABORATIVE FUSCOE rvjm& okf Nield LANDSCAPIE CIVIL Residential J Z M K P A R T N E R S 001- 1 Ll LPA KITCHEN P. ,7 P. KITCHEN 1 /77-1 I �a I �I 1 l I T^ u1 v _ - - _ L `= PDR . L � - LIVING ROOM DINING - 20'-6" x 14'-0" 1 6'-3" x Q ,_5„ w DN (� I DINING I I DN 181-611 8,_6„ x 91-611 DN k - - - I --- - I tl I 1 t I LIVING ------ I ROOM KITCHE T f0 131-8„ x 17,_0 TMAk UP „ ' --- - V I 5 S.F. S LIVING UP 7 S.F. ' SHELVES DINING - LAU. f ROOM 13 -10 x 81-811 S• 16 -3" x 121-611 P . Ll 8 S.F. - - --- --- - --- SHELVES I I ABOVE DECK DECK DECK 13'-9" x 7'-5" 81-011 x 81-1 0" 10'-6" x 8'-9" 92 SF 76SF 84 SF CODE RELATED COMPLIANCE INFORMATION PLAN 2; 4BR ; 3 .5BA PLAN 1 ; 3BR , 3 .5BA PLAN 3; 4BR , 3 .5BA RESIDENTIAL CONDOMINIUM PROJECT APPROX . 2,207 S . F . APPROX . 1 , 975 S . F . APPROX . 2,259 S . F . • 2016 CALIFORNIA RESIDENTIAL CODE R-3 TOWN HOMES 91 S . F. OPEN SPACE ( NON-STORAGE) 74 S . F. OPEN SPACE ( NON-STORAGE) 83 S . F. OPEN SPACE ( NON-STORAGE) • 100 S . F. MINIMUM PRIVATE OPEN SPACE 52 S . F. STORAGE SPACE 52 S . F. STORAGE SPACE 53 S . F. STORAGE SPACE REQUIREMENT WITH A 4 ' -0" MINIMUM DEPTH 143 S . F. PRIVATE OPEN SPACE 126 S . F. PRIVATE OPEN SPACE 136 S . F. PRIVATE OPEN SPACE DIMENSION (OPEN SPACE STORAGE INCLUDED) 50 S . F. MINIMUM PRIVATE OPEN SPACE FOR S E C 0 N D FLOOR PLANS STORAGE ( ENCLOSED) * EGRESS SCALE: 1 /411 = 1 ' - 0" TUSTIN LEGACY NEIGHBORHOOD D SOUTH TU TI , CALIFORNIA A2 . 4 C2 COLLABORATIVE FUSCOE rvjm& okf "leld LANDSCAPIE CIVIL Residential J Z M K P A R T N E R S BEDROOM 3 � 101-411 x 11 '-2„ 7f7 ,BATH �I� { BEDROOM 2 BEDROOM BEDROOM „ 1 1 13'-0" x 12'-9" 10 -0 x12 -3 10 -1 x12 -3 - -- BEDROOM 2 / V�: - 11 ' 0" x11 ,_3„ BATH 2 3 S.F. p , I- B'�`iTM 2 DN � LAU DN n SHELVES VV F_ IIF - MASTER � � �, � � . . . � � � � ------ W.I .C . BATH \� �� � '� I 30 �F � LAU . � (. , ----- i 22 LF , 12 S.F. ! (DOUBL � ----- =q. 4 I Lu 1P � i (DOUBLE �° ` ', � SHELVE POLE � MASTER --- POLE ---- � I -�, i � L. S.F. BATH - ---- ` HELY S ---- l ` ASTER BEDROOM ASTER BEDROOM31 811 - ---- MASTER ( ' BEDROO / MASTER � BATH 12'-6" x 13'-0" - � LOW ROOF LOW ROOF � ` ' _ 20 LF DECK �\ (DOUBLE F0 VOLE) .. . BELOW go DECK �,.��, DECK * �� BELOW BELOW CODE RELATED COMPLIANCE INFORMATION PLAN 2; 4 BR ; 3.5 BA PLAN 1 ; 3 BR ,, 3.5 BA PLAN 3; 4 BR ,, 3.5 BA • RESIDENTIAL CONDOMINIUM PROJECT APPROX. 2,207 S . F. APPROX . 1 ,975 S . F . APPROX . 2,259 S . F . • 2016 CALIFORNIA RESIDENTIAL CODE • R-3 TOWNHOMES 91 S .F. OPEN SPACE ( NON-STORAGE) 74 S . F. OPEN SPACE ( NON-STORAGE) 83 S . F. OPEN SPACE ( NON-STORAGE) 100 S . F. MINIMUM PRIVATE OPEN SPACE 52 S .F. STORAGE SPACE 52 S . F. STORAGE SPACE 53 S . F. STORAGE SPACE REQUIREMENT WITH A 4' -0" MINIMUM DEPTH 143 S .F. PRIVATE OPEN SPACE 126 S . F. PRIVATE OPEN SPACE 136 S . F. PRIVATE OPEN SPACE DIMENSION (OPEN SPACE STORAGE INCLUDED) • 50 S . F. MINIMUM PRIVATE OPEN SPACE FOR THIRD FLOOR PLANS STORAGE ( ENCLOSED) * EGRESS TUSTIN LEGACY - NEIGHBORHOOD D SOUTH SCALE: I /4" = I I - o" TUSTIN, CALIFORNIA A2 * 5 C2 COLLABORATIVE FUSCOE Brookfield LANDSCAPE CIVIL Residential J Z M K P A R T N E R S X O Q M . j i t/4"/ 1'-0" 114,.E 1. 0., � _. ► / 1/4"/ 1. 0" 1 L Q 4 4 q 1/4"/1'-0" X O Q of) :2 � TRELLIS BELOW CODE RELATED COMPLIANCE INFORMATION PLAN 2; 4 BR ; 3 .5 BA PLAN 1 ; 3 BR ., 3.5 BA PLAN 3; 4 BR ., 3.5 BA • RESIDENTIAL CONDOMINIUM PROJECT APPROX . 2,207 S . F . APPROX . 1 ,975 S . F . APPROX . 2,259 S . F . • 2016 CALIFORNIA RESIDENTIAL CODE • R-3 TOWNHOMES 91 S . F. OPEN SPACE ( NON-STORAGE) 74 S . F. OPEN SPACE ( NON-STORAGE) 83 S . F. OPEN SPACE ( NON-STORAGE) o 100 S . F. MINIMUM PRIVATE OPEN SPACE 52 S . F. STORAGE SPACE 52 S . F. STORAGE SPACE 53 S . F. STORAGE SPACE REQUIREMENT WITH A 4' -0" MINIMUM DEPTH 143 S . F. PRIVATE OPEN SPACE 126 S . F. PRIVATE OPEN SPACE 136 S . F. PRIVATE OPEN SPACE DIMENSION (OPEN SPACE STORAGE INCLUDED) • 50 S . F. MINIMUM PRIVATE OPEN SPACE FOR ROOF PLANS STORAGE ( ENCLOSED) * EGRESS TUSTIN LEGACY - NEIGHBORHOOD D SOUTH SCALE: I /4" = I I - o" TUSTIN, CALIFORNIA A2 . 6 C2 COLLABORATIVE FUSCOE Brookfield LANDSCAPE CIVIL Residential � r r ■ ■ ■ r � r r r w. j NOW A7IL Milwon C• 00 a _ -' a''.,1¢ � � `.....:.Po-.,' aril '"' :.-_.. ,.:�—_."' — l I■0 �� ., _ w r... ..vein::. � � ,. i r. �� t. _ .f, �•_ ...., ... .. •.. 1�4� � '��'. �. p � Q1 ) �I�y ��: 1\' ` :rl'� rrl� d ..-� '�, �,.dd' z �� ! .:.. t ,... _. ,. • 'J - Ilr'I � :� �� �,u„e r wr - ` I Af . q .a m .. r - 1 I �. ,! _,,',Lam •, ,. I _�„ m � '• � -.W. '.> ,:... ._.:,_ - .�,. k ry ;�+':o-. t...,as. -�. 1 .y I: ' �. �p ! , ! ,aa .ter .�..`. d ..,� _ -� ),'Ir.. d � � .r11 r����� =•��1� - 1 i f : w r i _ .F, - : ■ ■ ■ �� ®1 oa' �,��� W SII uwilt ase ti « , !y\> : IIId.x� esm.n t..x.,:x—a-._,."m"I I •l�sa,u,r«I �1 `�r 0 IN il 11.10 �� -. �`rI��lS. 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'�t � "' .t �. a —i r � 10 wIb b R i r v , L L T i pI • , • J Z M K P A R T N E METAL EYEBROW AT CORNER LOACTIONS METAL RAILING - STUCCO SCREED LIMES HORIZONTAL SIDING STUCCO COLOR A METAL AWNING STUCCO COLOR B STONE VENEER STUCCO COLOR B _ 0,4 TRELLIS r 1 w Fv IIf...... 9 l t {P IVi II - ��}i»» , co k } n^ A x 7 - N � .r m .. i yyu• f , t tt I � r fr r I cu I RIGHT ELEVATION FRONT ELEVATION -- LANDSCAPE POCKET .- RAISED PORCH r— + 1 HORIZONTAL SIDING HORIZONTAL SIDING STUCCO COLOR B , ppr Ar tt ,w. w .a s �I yIµI s y v + ' 4 , � 1 I . - I u , _ x _ ram _ m , LEFT ELEVATION LOW PRIVACY WLL REAR ELEVATION STYLE A - 2 ELEVATIONS TUSTIN LEGACY NEIGHBORHOOD D SOUTH SCALE: 1 /499 = 1 ' - 0" TU TI , CALIFORNIA A2 . 9 e1I L2 COLLA" BORATIVE . ■ `�lul k Adm „ I _ n II�G� owl r .,. I ., ,_ ^ r I •may... w - 46, - Mab t✓d .., r,... ",/y h Sw� '. '" ,• L_... �� I. x i , - `� }. - ., .u...,.,.._ate. 1�8+ •R�.,$`. � *'M ' �' '. � n � ,...._, • '.V1 ,.: y�:.y,�{ � m _ r ��.• ws � N � � E<W M .4 k i a. a , Its Im I ., if To iI a 1a aogdc�t- �■ 1' I � I NINE I. y r< u " x T _ ' ^ q� � • m I � � �.y. '"d x'47• w 6_ �,,' q,m . x. .` ,....�,. �'��E.'�,_ '`'..mea ,:�,:a Y.. ..„• � „�� .. .:•n alp pp • , .. I r w i w I le w - - _ .. ., •.,. - "_ ^�� � �X911 � � ' ti' W j ^'� "'": •� 1. "� a I p ♦ J Z M K P A R T N E R S COLOR SCHEME A COLOR SCHEME B COLOR SCHEME C STUCCO COLOR ` A ' STUCCO COLOR ` A ' STUCCO COLOR ` A ' Dunn Edwards Dunn Edwards Dunn Edwards DET648 WHITE PICKET FENCE DE6226 FOGGY DAY DEW395 HEIRLOOM SHADE STUCCO COLOR ` B ' STUCCO COLOR ` B ' STUCCO COLOR ` B ' Dunn Edwards Dunn Edwards Dunn Edwards DE6349 EDGE OF BLACK DE6348 DRAW YOUR SWORD DE6329 COVER OF NIGHT FIBER CEMENT PANELS HARDIE BOARDS ASPYRE I ` REVEAL' DE6329 COVER OF NIGHT METAL ACCENTS/ METAL ACCENTS/ RAILINGS AND RAILINGS AND METAL ACCENTS/ FRONT ENTRY DOORS FRONT ENTRY DOORS RAILINGS AND Dunn Edwards Dunn Edwards FRONT ENTRY DOORS DE6349 EDGE OF BLACK DE6342 BLUE STEEL Dunn Edwards DE5313 MELTED BUTTER ME, _. _ M HORIZONTAL HORIZONTAL VERTICAL SIDING SIDING SIDING Longboard or Equal Longboard or Equal Longboard or Equal Light Cherry Italian Rosewood Birchwood u � LIGHT COLORED STONE ACCENT �� ° 4 GREY STACKED �--- ..... a. ° B O N D C O N C R E T E CONCRETE BLOCK WALL Creative Mines w n r IMAGINE CRAFT w WITH LIGHT GROUT COLOR - - BLOCK WALL INNER PIECE M1fitY 000. w, gx'4` , wives Iv•1- ""—- ._' -q nom.- e�dWl . w CIY` ami KaulmmaNi Y y-;• _ - tee. , ..- —'°mss I^ I LOT= ,`��� �>.� ,. CONCEPTUAL COLOR AN D MATERIAL BOARD TUSTIN LEGACY NEIGHBORHOU' D D SOUTH TU TII , CALIFORNIA A2 . 1 1 L2 COLLABORATIVE I , ------------ ---------- - - - - - - - - - - - - - - - - - - - - --------------------- _ J � , I / ' PUBLICALLY ACCESSIBLE COMMON AREA P R0r) rABULATION J ' _---_ — AIRSHIP AVENUE / NO OF BUILDINGS UNIT Bed/Bath S.F. Parking No of Units Total SF per Unit 1 1 BR, 1BA 1,038 1 Car 14 14,532 _ —__� . _ -- - --- - ------ --- - / 2 2BR, 2BA 1,514 2 Car 28 42,392 3 2BR, 2BA 1,547 2 Car 28 43,316 I I I I I - -- -- -- 7 4 2BR, 2BA 1,600 2 Car 14 221400 -- -- , I ; I ----- PRIVATE; - 5 3BR, 2.513A 11778 2 Car 28 49,784 I ' AMENIT�, -- -- -- - ;/ -- -- - --- -- -- - I 6 3BR+DEN, 2BA 1,967 2 Car 28 55,076 1 I TOWNHOME 3BR+ DEN, 2BA, 2PDR 21213 2 Car 14 30,982 I I I i I Total 154 258,482 I I I I I I II I I I I II I II I I I I 1 I I it I ( k I I I I � I 1 I �I e PROJECT DATA STREET "H" - PROJECT DESCRIPTION: 1 r--- -- -------- ---I THE PROJECT CONSISTS OF AN ON—GRADE, 3—STORY MULTI—FAMILY BUILDING WITH 22—UNITS DWELLING UNITS. THERE ARE 2 DWELLING UNIT TYPES: (A) 2 UNITS ARE 3—STORY TOWNHOMES• AND (B) 20 UNITS ARE STACKED FLATS - --- ------ - -- I - -- - -- ------ -- - I EACH UNIT IS PROVIDED WITH A PRIVATE GARAGE. JTTT1 I I I rn �I _ j M APPLICABLE STATE CODES F - I T � CALIFORNIA BUILDING CODE 2016 6 I CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE 2016` CALIFORNIA MECHANICAL CODE 2016 I i 1 I - -- -- -- , ------� j ; I CALIFORNIA ELECTRICAL CODE 2016 I I I I 1 ___________ CALIFORNIA PLUMBING CODE 2016 I I I -- --- - -- - ® - - - - -- - j -- - - - - j CALIFORNIA BUILDING ENERGY EFFICIENCY CODE 2016 I I 1 -------� I---- -- -------------------------J - - - -- ---- -- --------- ------------------ CLASSIFICATION OF BUILDINGS -----_ STREET "E" TYPE VB CONSTRUCTION ------------------------------ - I \ % r------------------ R2 OCCUPANCY I I I I II 1 \ I I I 1 1 I I 1 -- -- -- -- -- -- --- - --- I BUILDING Building Height Maximum Building Height I ' 1 361- 81/211 150'- 0" I I I I I 2 361- 81/211 1501- 011 aimI I I I 1 1 I - I j Provided Outdoor Open Space Provided Storage Total Open Space Provided Required Private Open Space UNIT (sf per unit) (sf per unit) (sf per unit) (includes 50 sf min. storage) I , 1 150 57 207 100 SF I I I I 1 1 I I I I . 2 (3rd FLOOR) 159 57 216 100 SF 2 (2nd FLOOR) 159 57 216 100 SF I I I ! I I I eI 3 376 58 434 100 SF I' L------- -- J-- -- -- -- -- -- - i--- -- ----- -- -- 4 (3rd FLOOR) 265 62 327 100 SF FLIGHT WAY 4 (2nd FLOOR) 265 62 327 100 SF / ---—-—- - - - ----------- ---------- -------- --- --- --- \ \ 1 5 3rd FLOOR 213 64 277 100 SF PUBLICALLY ACCESSIBLE 5 (2nd FLOOR) 213 120 333 100 SF COMMON AREA ; 6 (3rd FLOOR) 317 60 377 100 SF I \ 6 (2nd FLOOR) 317 111 428 100 SF TOWNHOME 212 60 272 100 SF ii - , A N I I PUBLICALLY ACCESSIBLE I ' - \'\1 COMMON AREA PROMENADE J N TUSTIN LEGACY - D SOUTH METRO 020'40' 80' 160' SCALE: 1"=80' TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE r1weld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 17, 2019 A3 . 1 f - • A a KEY PLAN INS CC � � a r - . — 1 m nr= WL I R 6 rye,.�-� � I I it IS ",w.sa• .def w rc s,r „ . I m - - w �� 31 _ ±� �v .. .,' r ., •. � , }",. ;• ' �. a . "AM .,. � r ' 'a " "- L"^f � � � ., mom LL METR REET VIEW I IJ I I I I I TUSTIN LEGACY - D SOUTH METRO BUILDING 1A TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 2 I Y vrvv`f. v r i w i It / �4 r e r - r it r — r4 vv I _ M S r OP t � a Ifli , r Jf ti KEY PLAN u mw mm"PT-7 1w- 4 w w µ,i`s-� 4. n II _—� AIRSHIP AVENVE + +M J 9 I ii � i � r gap goo WL Nov- METR REET VIEW " IIIA �� �I�dl� tl u I �j i; & '� ..r `�« ,wz:. z' " r., d �' p, II"�,. �•, � t.. i i � � sneer.„. � � I f AH u, a . n yd _ ,.«.....«...._....,,. Jam,...,w' ...:,v ,. .:»' ,n.. .- , ... . . � .:. .,' - _. .' .ir...."_�w.. � i. �. . n • � .r�' . - - - I u — s M A _. .Y.— . I I 1 - I � I I I I I 11 I I -_J - N TUSTIN LEGACY - D SOUTH METRO BUILDING 1A TUSTI N, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 3 f Nil I I [ oll J[] MI Yom. I m Uim w. k� x : � r s . r .. � F� r - r hip pip iiii ` ry v t I �:•a�r i : - » `' 9'''-•r�' � .,-.. i7:`x 4 � -F,d f �. r.�'�+t, `-fir , FRONT "A" ELEVATIONS -- _ _- - KEY PLAN ---- - �M ` REAR A. - 1 Ok fi Jmw"p WIFE t i t I r - { ............ - - f� ------------ ' a �4 REAR FRONT ""A "" E L E VAT N TUSTIN LEGACY - D SOUTH METRO TUSTI N, CALIFORNIA 0 2' 4' 8' 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rlue d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 .4 .......... .............. 3j 6i&0 iFTi 1'� AM - 1,11 e _". — 1 11 L 10*010111b� 7� J llmnm 01, ........... 111�lfu>.......... ..... ........... .. ........... ......................... j"j zvz KEY PLAN REAR cn) � al Ilk —ED '4o/ JE A-, I A . "V 'x,11, LL Lu I A F j _j k I I L _77 "I 77. FRONT "A " ELEVAT N TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 2' 4' 81 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 5 .................... 0 ............../ ---------------------------------------------------------------------------------------- ==Omni_ 4'v 77 , Za=Fm KEY PLAN MOTOR COURT SECTION REAR -1D LL LLJ -4 177 FRONT "A " ELEVAT N TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 2' 4' 81 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lue d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 .6 KEY PLAN It ids fit 4, At'w j MAIN---------- -- --- --------- ........... ........................ METR REET VIEW TUSTIN LEGACY D SOUTH METRO BUILDING 1B TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 7 ---------- .......... KEY PLAN -111�", -u T1 ifA PF11j" 7.t��-q I m a - - RON -AiW Ito LT -k A votaw 190 Nin METR REET VIEW TUSTIN LEGACY D SOUTH METRO BUILDING 1B TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 .8 Ok k5l- 16 M== .................... due. Z. 'T ml WWI W., wpm" ffip .............. omuleam;,za f -4. ... . ......... ....... ...... .... ...... Al Am AM _JjjhLjF 1. Al-: I.41 Ail FF91 E[]]FiTn i I ................ .........................I Fill J �4 bj, .......... 1110 "Al ... .............. p I 1 6 KEY PLAN . ............... I I Ill IJ I ------------------- Al LL L uj 77 ME Ilk, I j 4' J f NT j4CP, QF t)'A A',' �11 INI� 'Ile Ir '4 FRONT RIGHT ELEVAT N TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 2' 4' 81 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 1 0 y"',gy "�p q �11 0, F-1 I IBM "ojj ............ tug KEY PLAN MOTOR COURT SECTION REAR —1D LL LLJ —4 177 FRONT ELEVAT N TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 2' 4' 81 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lue d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 1 I AU -T k i J A.JL Ell 011 n m n rml -n i 1�E1 i I BUILDING B KEY PLAN lip E-111 goo IT-T I REE ENE TUSTIN LEGACY D SOUTH METRO N TUSTIN, CALIFORNIA 0 4' 8' 16' 24' SCALE: 3/32 "=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lue d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A 3 . 12 ............................ . 111111 m I n nm Inc i I ljj FrM I m im n- m AAJ 71,771. BUILDING A BUILDING B KEY PLAN EET ENE TUSTIN LEGACY - D SOUTH METRO N TUSTIN, CALIFORNIA 0 4' 8' 16' 24' SCALE: 3/32 "=l'-O" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lue d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A 3 . 13 ------------- 1"01........... ........ i i n rrml 1 rL mu -1 ME I BUILDING A BUILDING B KEY PLAN H LL----- ft---ft RIGHTMY REE ENE TUSTIN LEGACY D SOUTH METRO N TUSTIN, CALIFORNIA 0 4' 8' 16' 24' SCALE: 3/32 "=l'-O" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lue d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 14 FIRE A \IF \r -7 7 7Z 17Z UNIT 5 UNIT 6 UNIT 6 2-CAR GARAGE, ;VAGE 2-CAR GARAGE �20'-,J`/X'20'-3" 20'�3"/X $-3- 24'-1 X 20'�T' "A 4 Pli 50 SF 50 SF 50 SF F OVERHEAD' :OVERHEAD' �OVERHEAD: ,�, STORAGE STORAGE STORAGE. F1 I-A I STOR ��l 51 S.F. co 17-10" �2'-1 1 STOR ELEC. / /X ELEV. 56 5�F- RM 2 uAl < 2-CAR GARAGE LL L, Zn --40'-0-X 10'-4- C) Ln Lu >F- : _j J ELEV LOBBY ' UNIT4 Al LLI -2-CAR GARAGE 40'-0"X 10'-4" 011 "1 31,;4R, > 0 X X FTT m UNIT4 < 2-CAR GARAGE x L771-F T 7- CD n� 'I, 10'-0"x I 0'A" � U) LUO >F_ UP Lip Lu 00 UNIT 2 LL, Lj�j -2-CAR GARAGE U3 T 4 -0"X 10'-4" Ln LLI 0' >� 114 u) , 0 BATH ...... BEDROOM 12'-0" X 15'-4" W.I.C. TE_� UNIT 5 UN I \2-CAR GAffAGE 7 - & "X 20'-3" L -3 < GRE�T I L_ Lu -6 X 14' KITCHEN Ln w > 41 0 r 00 0 n 0 0 lie vellz I WHO �ALJ rx ENTRY /Lu to go Ma'am, UNIT PDR Mr,............. .................... L- — — — — — — — — — L 1-CAR GARAGE— F 3T-0 X 12'-9ff OA F71 -A IL N 00 M 11 upilL - - - - - - Lip W.I.C. 0, TOWNHOME DO 2-CAR GARAG� 0), 22'-0" X 20"0" BATH UNIT LEGEND Ll A LAU M BATH IL L OAT UNIT Bed/Bath S.F. M MASTER BEDR 50 SF 14'-O" X 13'-Ou y STORAGE 1 BR 1BA 11038 IL -------------- -- 7r 2 2BR, 2BA 11514 10 SY. UNIT 3 h cc COAT PDR 2-CAR GARAGE BEDROOM UNIT 3 3 2BR, 2BA 11547 12'-6" X L 10'-6" X 39'-0" 14'-0" R AT ROOM 2 _0 x 3 16'-0" 4 2BR, 2BA 11600 DEN OFF ICEi KITCHEN .......... 5 3BR, 2.5BA 11778 ENTRY 'ENTRY 12'-6 X 1 V-6" 50 SF OVERHEAD: F_ �i 10RAG E 6 3BR+DEN, 2BA 1967 =i=:4 PORCH '0A TOWNHOME 3BR+ DEN, 2BA, 2PDR 21213 -------------- L LAN A ` IRST FLOOR TUSTIN LEGACY D SOUTH METRO 0 2.5' 5' 10' 20' SCALE: V=10' TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf mield ()tR rE I ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A 3 . 15 --------------------------------------- .1.j BEDROOM 3 EDROOM I V-0" 2'-0" X 1 04 1 2'-0" X M BATH MASTER BEDRM MASTER BEDRM 0 cc) 14'-2"X 12'-100 15'-0"X 14'-C" Ir�l W.I.C. IFAI) L1_ _j W.I.C. ———---——— CQAT/5TDR- --- 14 S.R UNIT 5 DECK LAU GREAT ROOM 10'-6" X 21'-6" M 26'-3" X 17'-6" BATH BATH r 7----I 0 LAU ! : : ii i 00 BEDROOM 2 1 1 ----I 00 0 12'-Ou X 1 V-0" co ENTRY ITCHEN ELEV. __L�Q&1- --ro 0 ---- BATH - LOBBY 'T�1 , A F KITCHEN 161' 1! ,Lcl �z F:771 'IL J------ ------ - 6i 6.J 6J UNIT 2 COAT5 ;j R GREAT ROOM ENTRY x 12-0 16 9 er I ... 19 R, qu i FITAIJ tip Ld— _j L _-�J MEN J-D-771- _F570�_ BEDROOM 2 10=01 -0" X 11�-9ff 12' KITCHEN ----------- -------- DECK BATH 22'-0-X 8'-0- 11-J - ------ DECK UNIT 4 10'-6" X 27'-6' NTRY GREAT ROOM 29'-5" X 14!-00 [�;;l E=J_ T, MASTER BEDRM nil W.I.C. 14'-8"X IT-00 Li M BATH Q (COD -- ---- -- - ----- ---- 0 77. UP.- $9 R v N., KITCHEN 0 70 N b DN 0 11 \ fl 5ier 1 0 D BEDROOM UNIT LEGEND �2 1 1'-6"� 1 V-0" ---------------- I — I I I L LA 0 7__,"_1' 7-A T , == 12� w.l.c. UNIT Bed/Bath S.F. TOWNHOME -------- ---- M BATH 1 BR, IBA 11038 LAU M STER BED ki cl DN a I IEIR ------ 14'-6"X 13'-0 2 2BR 2BA I E) BATH 514 ENTRY L------- GREAT ROOM 3 2BR 2BA 11547 16'-6" X 26'-2" N00 UNIT 6 ; _K 0 GREAT ROOM 4 2BRI do IICOAT 0 2BA 11600 ------- I S.F 0' ------ 2 3'-4"X 16'-10- 0 ------ 17 W.I.C. 5 3BR 2.5BA 1778 DEN/ qu OFFICE 1:1 — V" I 1 1-0 x 91-0 H v 2BA 11967 /", 6 3BR+DEN, KITCHEN 1 . _1A 7 0 DECK TOWNHOME 3BR+ DEN, 2BA, 2PDR 21213 DkICK' 36'X 10 N A N SECOND FLOOR TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 2' 4' 81 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lue d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 16 6 —�EDR i OOM 71�B-'E'ED"'-'R' O-OM 3 I Z-0. x 11 1-0. T-011 X i V- M BATH MASTER BEDRM. MASTER BEDRNI 14'-2 X 12'-10" (01 15'-0. X 14'-0' W.I.C. W.I.C. LL AU W.I.C. L� - -----—----- L------—------ -WAYSTUR -1 4-5.F. -I -------- L ALtI t' -tI UNIT 5 DECK 6 GREAT ROOM 10'-6" X 21'-6" 11 LAU M 26'-3" X 17'-6" BATH 10 0 10 BATH Z2_ 1 00 LAU[ ' I i BE 2 MEMO k 1111�1. 0io 12'-4" X I V-0" co ENTR'�-- ELEV. 0 >< BATH LOBBY cc):: L KITCHEN UNIT 2 IRR 12 5.F. GREAT ROOM ENTRY L-----J 2 2'-0"X 16'-4" PA TRY LAU NFAU BEDROOM 2 �0 - --- --- -- - ------ -O"X 1 V-9" ------ 12' KITCHEN DECK BATH - - ------ 22'-O"X 8'-0- ------ VU I F9 I DECK UNIT 4 10'-6"X 27'-6" GREAT ROOM 29'-5" X 14'-0" L MASTER BEDRM W.I.C. 14'-8"X 13'-0" 7T BATH UNIT LEGEND UNIT Bed/Bath S.F. 3 - DROOMOF BEDROOM 0 1 1 ilux Ill- 10'-11 x I v- BEDRC L 1 V-61 XT 11 ------ 1 1 BR, IBA 11038 �j W.I.C. LA 0 LA 2 2BR, 2BA 1,514 M BATH TO OME 3 2BR, 2BA 11547 MCI DN LAU MASTER BEDRM A () 14'-6"X IT-0 4 2BR 2BA 11600 --- ---- BATH ENTRY 5 3BR, 2.5BA 11778 %4e UNIT 6 6 3BR+DEN 2BA 11967 0,1? W.I.C. GREAT ROOM L-'_"j MA ER I IfSOAT 0 0,15 23'-4"X 16'-10" i BED OOM W.I.C. I TOWNHOME 3BR+ DEN 2BA 2PDR 2213 12'-8" 14-0 DEN/ All OFFICE H ki I V-0 x 9'-0 KITCHEN --- --- .... EDRCOM3 M V-7 X 1 V-0 DECK BATH DECK 8-3 X 6'-0" ,Mai u36'ilO illillilillililljlllll TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 2' 4' 81 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf ale d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A 3 . 17 31 112'1 1A' ILA i L 1 1 2;-2 1 1 1 r2r 11-0, 121 1 114r oc \�'I 372 Ire 11 1-cr tT fI'W p V 112�1 1,_O,r Ire I 1'-T li2'1 f-W Ur 11 V2,1 V-0, il n il 11 il il il 11 il il 1111 L ROOF PLAN TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 2' 4' 81 16' SCALE: 1/8"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 18 ................... .......� (sn) moiHs L c� 301 - 0" I.................. A - A A 'L 4 a AL 71 1 - 6" ry) I OEM 'A, or q EL pIIIIIIIIII q�jjjj III III j; r AUT TURNEXHI IT 'some& L.. 1 41111111111 FIRST FLOOR TUSTIN LEGACY D SOUTH METRO 0 2.5' 5' 10' 20' SCALE: 1"=10' TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lue d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A 3 . 19 L__j L Provided Outdoor Open Space Provided Storage UNIT (sf per unit) (sf per unit) 150 57 BATH UNIT Total Open Space Provided Required Private Open Space BEDROOM U I I u I �i W.I.C. ...................... 12"-0"" X 15'r-4" 1 207 100 SF UNIT 1 UNIT I I A 11038 SF GREAT ROOM 1 BEDROOM , I BATH 14"-6" X 16"-1 " KITCHEN I CAR GARAGE OUTDOOR SPACE/ DECK 225 SF 0 0 100 . MINIMUM STORAGE 50 SF IN GARAGE KEY PLAN LA ENTRY Lu LL U) r j UNIT I PDR -1 L I -CAR GARAGE CO COAT 33"-0 X 12"-9" 4 UNIT PLAN TUSTIN LEGACY D SOUTH METRO III TUSTIN, CALIFORNIA 0 1' 2' 41 81 SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf ield ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 20 MASTER BEDRM 14"-2" X 12"-10"" -`�hl Provided Outdoor Open Space Provided Storage UNIT (sf per unit) (sf per unit) M 2 (3rd FLOOR) 159 57 BATH 2 (2nd FLOOR) 159 57 -------------–----------—----------- UNIT Total Open Space Provided Required Private Open Space (sf per unit) (includes 50 sf min. storage) 2 (3rd FLOOR) 216 100 SF 2 (2nd FLOOR) 216 100 SF LAU BEDROOM 2 L-------j ------------------------- 12 1-0" x I 1 1-0" COAT 0 UNIT 2 S.F.1 11514 SF 1- '- - - -F0 0 BATH F(: -bT ----------------- ------------------ 1 (0 2 BEDROOM , 2 BATH 2 CAR GARAGE KITCHEN OUTDOOR SPACE/ DECK 159 SF IVI I I A I I X, MINIMUM STORAGE 50 SF IN GARAGE ----------------------- IL---- ----------------------------------------J. UNIT 2 KEY PLAN .,- GREAT ROOM ENTRY 22"-0" X 16"-4" F-7 DECK 22J-011 x 81-011 UNIT PLAN TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 1' 2' 41 81 SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf ield ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 21 DDUNIT Provided Outdoor Open Space Provided Storage BATHs per unit s per unit 3 376 58 UNIT Total Open Space Provided Required Private Open Space LAU M BATH (sf per unit) (includes 50 sf min. storage) iOAT FM 3 434 100 SF 8S. MASTER BEDRM 14'-0" X 13"-0"' fE UNIT 3 UNIT 3 UNIT 3 00 11547 SF 2-CAR GARAGE BEDROOM 0 0 10"-6" X 39"-0" 12"-6" X 14"-0" 2 BEDROOM , 2 BATH GREA� ROOM 2 CAR GARAGE 231-0"" X 16"-0" OUTDOOR SPACE/ DECK 376 SF MINIMUM STORAGE 50 SF IN GARAGE 7 NTRY KITCHEN /50 F/ /OVERHEAD/ Emil TO RAG"E�� \V KEY PLAN PORCH "A 0 L 117 7L UNIT PLAN TUSTIN LEGACY D SOUTH METRO III TUSTIN, CALIFORNIA 0 1' 2' 41 81 SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf ield ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 22 12-S-F COATS L-----J LAU Provided Outdoor Open Space Provided Storage UNIT (sf per unit) (sf per unit) 4ftQ 4 (3rd FLOOR) 265 62 ----------—---------- 4 (2nd FLOOR) 265 62 _0Q_ BEDROOM 2 Total Open Space Provided Required Private Open Space 0 :: 0 UNIT L "I (sf per unit) (includes 50 sf min. storage) 2� 1 1211-0" x 11 1-911, 4 (3rd FLOOR) 327 100 SF KITCH EN 4 (2nd FLOOR) 327 100 SF ---------------T BATH 1 11 IVI I \ 1 IAI r ----------- -- ------ ---------- ----------------------- ------------------ -------- t UNIT 4 DECK 11600 SF UNIT 4 1 0"-6" X 27"-6"" NTRY GREAT ROOM 2 BEDROOM , 2 BATH 29y'-5" X 14jr-O" 2 CAR GARAGE OUTDOOR SPACE/ DECK 265 SF MINIMUM STORAGE 50 SF IN GARAGE KEY PLAN MASTER BEDRM W.I.C. 14"-8"" X 13"-0" r T-T-- M 1144 BATH ---------------------------------------- E:1 - i L i r 4. -jJ- I F, JF UNIT PLAN TUSTIN LEGACY D SOUTH METRO III TUSTIN, CALIFORNIA 0 1' 2' 41 81 SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf imeld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A 3 . 2 3 --z z- Provided Outdoor Open Space Provided Storage UNIT L--j L--j (sf per unit) (sf per unit) 5 (3rd FLOOR) 213 64 r 5 (2nd FLOOR) 213 120 EDROOM 3 EDROOM I I-oil x I 1 1-017 + 121-01 x ill- M BATH --------—----------------------- MASTER BEDRM UNIT Tota Open Space Provii e Require Private Open Space 15"-0" X 14"-0" (sf per unit) (includes 50 sf min. storage) 5 (3rd FLOOR) 277 100 SF 1 5 (2nd FLOOR) 333 100 SF W.I .C. W.I.C. F17 -1 11 1 rAUPL L - - - - - - COADSTO R- UNIT 5 14 S.F. 11778 SF ------------------------------ r n-n UNIT 5 3 BEDROOM , 2 BATH DECK GREAT ROOM LAU 10"-6"" X 21 1-6" 2 CAR GARAGE 26"-3"" X 17"-6"' OUTDOOR SPACE/ DECK 213 SF BATH MINIMUM STORAGE 50 SF IN GARAGE OR SEPARATE COVERED STORAGE AREA KEY PLAN 0 010 01 :.0 10 L- --LJ------J ENTR ITCHEN ----------------4 MEM NS-M me-= ---------------- L - - - - - - L oe —N—E UNIT PLAN TUSTIN LEGACY D SOUTH METRO III TUSTIN, CALIFORNIA 0 1' 2' 41 81 SCALE: 11/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf ie d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 24 \ BEDROOM 2- UNIT Provided Outdoor Open Space Provided Storage - —- — - — - (sf per unit) (sf per unit) 1 X 11 6 (3rd FLOOR) 317 60 6 (2nd FLOOR) 317 111 W.I.C. r--- ---——------------------ UNIT Total Open Space Provided Required Private Open Space M BATH (sf per unit) (includes 50 sf min. storage) 6 (3rd FLOOR) 377 100 SF 6 (2nd FLOOR) 428 100 SF LAU -- ----------- 11 MASTER BEDRM r------i 14"-6" X IT-0 Ir------1 BATH I I ENTRY UNIT 6 1 1 11967 SF UNIT 6 >< 3 BEDROOM , 2 BATH —"?1 01 COAT GREAT ROOM :: 10 IFAUI - - - - - - 2 CAR GARAGE 10 S.F 23"-4"' X 161-10" 010 W.I .C. ---- OUTDOOR SPACE/ DECK 317 SF ------- DEN/ MINIMUM STORAGE 50 SF IN GARAGE OFFICE ---L-1 6=� OR SEPARATE COVERED STORAGE AREA 11 '1-0 X 9"-0 f ��\BEDROOM 3 KITCH EN KEY PLAN 111-7 X I V- r Zt- DECK 36" X 10" J L UNIT P .. 4q TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA 0 1' 2' 41 81 SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf ield ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A 3 . 2 5 Provided Outdoor Open Space Provided Storage Ir UNIT I x 1 0 1 1 L — — — — (sf per unit) (sf per unit) --------------------------- TOWNHOME 212 60 EDROOM 3 BEDROOM 2 KITCH EN 00 UNIT Total Open Space Provided Required Private Open Space x 11 'r-10" 10"-11 if x I I I-0" —------------------------—---------- 0 01 (sf per unit) (includes 50 sf min. storage) 10 TOWNHOME 272 100 SF IOU L---------------------- \TOVVNHOM � ICA ------------------------ AR 6ARj!��' r L---------- 2 -O'F'r 20'w-O'w'r TOWNHOME TOW OME DN 18 R TOWNHOME r------- - - - U BA ON 21213 S F LA 18R / /50S OVERHEAD 3 BEDROOM , DEN /OFFICE STORAGE 2 BATH , 2 POWDER GREAT ROOM 16"-61" X 261-2"" 2 CAR GARAGE i S.F. COAT PDR OUTDOOR SPACE/ DECK 212 SF W.I.C. MASTER MINIMUM STORAGE 50 SF IN GARAGE BEDROOM 12"-8"' X 14'-0"' - - - lk- KEY PLAN UP 18 R DEN / OffICE. ENTRY 121-6 X 1 l '-6" L M DECK BATH DECK .21 lf-01r X 81-0&w'w --------------------- 8"-3" X 6"-0 t 4 I I I Lj- ........................ 7� THIRD FLOOR SECOND FLOOR FIRST FLOOR UNima" " LAN TUSTIN LEGACY D SOUTH METRO III TUSTIN, CALIFORNIA 0 1' 2' 41 81 SCALE: 1/4"=V-0" ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE ie d ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 26 NOTE: PRE-DRILL & FILL ALL LINE OF METAL GRILLE PER PLAN PER PLAN BEYOND (WHERE OCCURS). HOLES WITH COMPATIBLE _j D —T.O. PL. SEALANT &WIPE CLEAR 0 10 0 0� ALIGN CENTERLINE OF GRILLE 3 + �OFFSET WITH CENTERLINE OF CURB VF"' (NOT GUARD RAIL) HOLLOW 2 1/2"X 1" C.R. METAL 2. TOP RAIL &VERTICALS- r y POWDER COAT OR PAINT Z ........... EDGE OF WALL BEYOND w WHERE OCCURS _j EXTERIOR DECK PER PLAN 7 w 177/77, 1-3/4" X 3/8" C.R. METAL 2 2 1 HORIZONTAL BARS @ 4" O.C. EQ EQ EQ w —7 0 MAX- POWDER COAT OR Lu PAINT 1!2" L. C.R. METAL SPACER- D IF--- 1,1 N w!" 1 ST & LAST HCRIZ_ w 2 LLJ C.R. METAL INSERT X 12" L. R POWDER COAT OR ....... AIL , 272 751� METAL SCREEN ACCENT .............................. PAINT w .......... N.� -777' BASE FLANGE TO RECEIVE e 1''. ------------ 77-,. V V-011 BALCONY RAILING PER U) ELEVATION 7 CONT. BEAD LL NON-HARDENING w 11/ w > SEALANT EA. SIDE 011111111111111,11111111111 1 /I/.el0l;RMIM,WE%EW1111010m; I ITH 0 SLOPE < V/I x": 2� T�0_ CURB H LILI�� 2/ 1 5"X5" STEEL ANGLE- FASTEN PER STRUCTURAL FIN. 2ND FLOOR 2 U) SELF-ADHERED ELASTOMERIC U) MEMBRANE o/TOP&DOWN k- SIDES 4" MIN. GRIND ALL WELDS SMOOTH. FACTORY PRIME AND PAINT w 3-COAT EXT. CEMENT PLASTER FRONT ELEVATION FRONT ELEVATION > w V U) :_:�i I o/C.R. METAL LATH o/(2) HATCH INDICATES VOID AT LAYERS GRADE 'D' BLD'G. METAL GRILLE AND RAIL PAPER ME AL GRILLE AND GUARDRAIL - ELEVATIONS METAL GUARD RAILING 2 IRREGULAR SCREED LINES I SCALE' 1/2" ;�� V-0" FILE:17005_8_M_RA1L_WALL_03 r.Fkbmft Nk"kdftM SCALE: 3" V-0" FILE:1801 1—B—M—GURD 02 02—OFFSET 0 Robert Hidey Architects J1 26 GA. C.R. METAL FLASHING 2X WALL FRAMING GYPSUM WALLBOARD FINISH 31�" PLYv�200D S1�IEATI]IN'- S�- 2 LAYERS GRADE'D' BUILDING , . I 1`-k)H�.7 A) �1 A�::� SLOPE 112" PER FOOT FLASHING IvIEVIBRANE PAPER D/ PLYWOOD WHERE OCCURS CAN 1 `3 1 RIP—SI ():D[, MIN �.:2" PER FOOT 8"WIDE SELF-ADHERED 15, 15' ELASTOMERIC MEMBRANE 4 26 GA, C.R, METAL FLASHING PRE-FABRICATED ALUMINUM CAP REVEAL CHANNEL SCREED PERPENDICULAR PARALLEL _VFAI VVITH I Y7 Pf 'AlIF)TH SFE to LOCATIONS. ATTAC�i TO A: FRAK-111\1(� PFR VIANJ Y INTERIOR SYMMETRICAL, REGULAR 6::: 6::: 2X SOLID BACKING OR DOIJI35�-E STUD AT VERTICAL WINDOW SPACING APPLIC PLYWOOD PER STRUCTURAL PER PLAN PLYWOOD SHEATHING WHERE OCCURS PER 7 STRUCTURAL 3-COAT EXTERIOR CEMENT PLASTER 0j CORROSION RESISTANT METAL I A I H 01(2) 3-":9" X 9" GLU-. AM '.�[:AMS INDEPENDENT LAYERS OF N REFER TO STRJCT. DRA"AINIGS GRADE 'D' BLDG. PAPER �-Pl I-C E C.R M:. I Al (.',01 �� A?� TO 'Rv CTO FLASHING, KERF CUT IN PROVIDE FA BEAM �A'i CONT SEALANT I ABRI(�A I i 1) INSII)� ANI'j "CORNERS, AND END BEAVPER STRUCTURAL 3�COATEXT CEMENT PLASTER NOTE- CLOSURES OF CHANNELS n.' CORI ZOSION RESISTANT QUALIFIES FOR USE AS A I-',[ VI-Am' S 10 FORM OLLAR METAL LATH ol 2 LAYERS CONTROL JOINT FOP,STUCCO CHANNELS. REFER TO GRADE 'D' BLDG. PAPER -7Z ELEVATIONS FOR APPLICATIONS WHEN EXTERIO USE H IGH-RI B LATH AT INSTALLED IN ACCORDANC E I-QCA I IONS AND TERMINATIONS UNDERSIDE,TYP_ WITH ASTM C1063. CORNER WINDOWS ........................................................................................ LOUVERED DECK COVER AT OPENING REVEAL CHANNEL SCREED SCALE� 3" = V-0" FILE:17ua5_F__M_L0UV_02 3 SCALE: 3" V-0" V 01 a Robw HkIW AmMma 4 WINDOW FRAME SET IN SEALANT PLYWOOD SHEATHING WHERE OCCURS. REFER TO STRUC. ----------- - -------------------------- DWGS. VINYL FRAME EXPANDER AND RECEPTOR BY WINDOW MFFZ. PROVIDE CLOSER COVER TRANSLUCENT ENTRY DOORS ........... UNDER SILL FULLY SELF ADHERED ELASTOMERIC MEMBRANE, LAP UNDER/BEHIND WINDOW FLANGE CAULKING SEALANT LINE OF SILL BELOW _j MILGARD STYLE LINE OR GARAGE DOORS EQUIVALENT. WINDOW JAMB CORNER SCALE: 3" = 11-011 FILE:1801 1_VV_V_JAM8_1_01-1 0 Robert Hidey Architects " 7YLE ATRIX "A " TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 27 NOTE: PRE-DRILL & FILL ALL TPO ROOFING SYSTEM. OVER HOLES WITH COMPATIBLE BONDING ADHESIVE- INSTALL SEALANT &WIPE CLEAR PER MANU SPECS LOFFSET1 PREFABRICATED CORROSION V RESISTANT A3 GA. G.I. SHEET METAL CAP F LASI-I NG 1)RI P EDGE. PAINT TO MATCH TRIM 2 Y4 DIA. MATCHING ALUM. RAILING CAP CANT STRIP, SLOPE MIN, 1/2" PER FOOT TPO TERMINATION BAR PER SLOPE V4� PER FT CLEAR TEMPERED GLASS MANUFACTURER'S DETAILS GUARD (Y2" MIN.) 2X4 CRIPFLE.�CURB WALL, MAINTAIN FIXED HEIGHT. DO NOT SLOPE)iVITH ROOF Lu GLASS RAIL EXTERIQR DECK Fol LL zi FLASHING MEMBRANE U) (D N �e z TPO FLASHING MEMBRANE Wi 0 E: FULLY WELDED SPLICE Lu 0 0 _j LOW PROFILE ALUMINUM BASE TPO FASTENER PER 0 co SHOE WELDED TO STEEL uj u_ �T7, MANUFACTURER'S DETAILS Z: 0 WELD BLOCK- PROVIDE ROOF BD PER ROOFING MANU. U) I-_ /I MATCHING END CAP(S)WHERE 2 z CONT. BEAD RIPPED SLEEPERS. SLOPE u_ — OCCURS 0 NON-HARDENING X/ TO DRAIN PER ROOF PLAN Lu 0- STACKED 2X6 CURB > I.- SEALANT EA. SIDE 0 U) STEEL BASE SHOE WELD PLY`VVOO D ROOF S H EAT 1-11 N G 00 Lu SLOPE PER STRUCTURAL DRAV2INGS BLOCK 2� (D C.R. STUCCO J-MOULD ROOF JOISTS, REFER TO 2 STRUC DWGS 04 < 5"X5" STEEL ANGLE- FASTEN PER STRUCTURAL 3-COAT EXTERIOR CEVENT PLASTER o/CORROSION cf) SELF-ADHERED ELASTOMERIC U) Z MEMBRANE o/TOP & DOWN RESISTANT METAL LATH a/2 Lu < _j -mmwmmmmm,< SIDES 4" MIN. LAYERS GRADEO' BILDG. EE [L PAPER < Lu 3-COAT EXT. CEMENT PLASTER > Lu DRIP SCREED, PAINT TO cl) o/C.R. METAL LATH o/(2) LAYERS GRADE 'D' BLD'G. MATCH EXTERIOR PLASTER PAPER EQUALLY SPACED SCREED LINES SLOPE CANOPY ROOF STRUCTURE GLASS GUARD RAILING SYSTEM 2 SCALE: 3" T-0" a Fk, HM*Aniftwo SCALE: 3" V-0" FILE:1801 1-B-M-GURD-01-OFFSET 0 Robert Hidey Arch� 2X WALL FRAMING GYPSUM WALLBOARD FINISH 2 LAYERS GRADE'D' HUILDING PAPER 0/ PLYWOOD WHERE -A OCCURS 8"WIDE SELF-ADHERED ELASTOMERIC MEMBRANE PRE-FABRI CATED ALUMINUrv' REVEA'- CHANNELSCREED �jr E VV I'f H '1�2" R: VFAI W I DTH. , EXTERIOR ELEVATIONS FOR LOCATIONS. ATTAC�i TO I-RAMIN(� P[-R VIANIJ ASYMMETRICAL WINDOW SPACING INTERIOR RECOMIVENDATION. EXTERIOR 2X SOLID BACKING OR DOUBLE STUD AT VERTICAL APPUCATIONS 'AHEI�F NO PLYWOOD PER STRUCTURAL PLYWOOD SHEATHING WHERE OCCURS PER STRUCTURAL 3-COAT EXTERIOR CEMENT PLASTER 01 CORROSION RESISTANT METAL LAI H ol(2) INDEPENDENT LAYERS OF _R GRADE 'D' BLDG. PAPE PROVIDE FACTORV CORNERS, AND END NOTE: �-.LOSURES OF CI;ANNE--S QUALIFIES FOR USE AS A R1 VI-A" F) 10 `-OW-,-1 CLEAR CONTROL JOINT FOR STUCCO "CHANNELS. REFER TO APPLICATIONS WHEN EXTERI(DzZ ELEVATIONS FOR I D-A I ION INSTALLED IN ACCORDANCE 5 AND NO CORNER WINDOWS WITH ASTIVI ClMl TERMINATIONS REVEAL CHANNEL SCREED SCALE- 3" ; V-0" FiLE:IM05-P—WALL-01 0 A"Hft AmNlefti 3 TRANSLUCENT ENTRY DOORS GARAGE DOORS TUSTIN LEGACY D SOUTH METRO YLE ATRIX TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 28 Scheme # Stucco Stucco with Reveals Stucco Accent Metal Grills & Railings Railing Caps Entry Door Windows Therma Tru Pulse Milgard 0. 1 0.2 0.3 0.4 Style Line Series >% SW 7757 SW 7018 SW 7062 Chrome Autumn Harvest Driftwood Barley Wildflower Honey Bronze High Reflective White Doveta i I Rock Bottom (or equivalent) E M SW 7758 SW 7670 SW 7062 Chrome Autumn Harvest Driftwood Barley Wildflower Honey Bronze U. 2 1 High Reflective White Perle Noir Rock Bottom (or equivalent) SW 7759 SW 7670 SW 7030 SW 7062 Chrome Autumn Harvest Driftwood Barley Wildflower Honey Bronze 3 High Reflective White Perle Noir Anew Gray Rock Bottom (or equivalent) Composition # Stucco 1 Stucco 2 Stucco with Reveals Metal Grills Railings Railing Caps Entry Door Windows Elevation A Only Elevation B Only Therma Tru Pulse Milgard 0. 1 0.2 Style line Series 1 SW 7005 SW 7670 SW 7670 SW 7062 SW 7005 Chrome Barley Wildflower Honey Bronze M U lti- Pure White Gray Shingle Perle Noir Rock Bottom Pure White (or equivalent) Family TUSTIN LEGACY D SOUTH METRO C 0 L C,,, ART TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 29 loo 11010 ..ch 1�3�18j_s ..(L iDD8is ..................... op I IF 7!IT 1!op 71 A q ELEVATION 3XB C. 1 .2 1 .2 1 .2 1 .2 LEVATION -EVATION LEVATION A B B A r r I-IF 1 1-1 tv ILL-I LLF-- L4 "F-- I T EL 11 L I Um u -11 J Ll m -1 w I I I -a 111111110 ui 2B 2 UkN ELEVATION z w 1A > 171 ! - I @ ELEVA < 1 2 r2"*� 1 A UEr 2 N U;N 2 2B U) 1 1 B 2A 1A < 3 2 2 w 2 B N LL F- w w 2B w w ELEVATION 1 2A UZ I""�3 2 ELEVAT ION ELEVATION ELEV ION ELEVATION ELEVATION ELEVATION 1B 1A 1B 3 B 1A 1A 3A L_J__u r_L__j T-1 4 Do 0.4 1011 Flo -�Q, i3MJiS 'IT. LI ............ 1 2 3 1 2 1 3 2 '�U )�N ELEV N ELE ATION ELEVATION 3X 1A 3A 2B 1B x 3XB 2 ELEVATION 1 B 3 ELEVATION 3 ELEVATION 3B ELEVATION 1B L 1A 2 ELEVATION 1A V TI -4 L_F_ ELE A ON 2A 2 1 K'j '%� 2 ELEVATION ELEVATION U;N 2B 3B 1A ELEVATION ELEVATION r3 1A - ------ 2A I-L U- 1 �3 2 r3 ELE I N U;N LEVATION ELEVATION vATI �A 1B 3x - . I-I [] I-Tfl-TRITI-1 L F-1 ........... "ell KEY SCHEME NUMBER ELEVATION TYPE TUSTIN L G CY D SOUTH METRO TUSTIN, CALIFORNIA L R T I N ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE r o o k-T, ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A 3 . 3 0 MALE] COMBINATION 1 ENTRY DOOR STUCCOI STUCCO 2 METAL GRILLS STAINED LAI- T-1 Eu .......................................................................................................................................................... STUCCO WINDOW & WITH REVEALS RAILING SLIDING DOORS COMBINATIr) II`*1 SCHEME 1 COMBINATION 3 BUILDING A (COLORS MAY VARY DUE TO SCREEN RESOLUTIONREFER TO PAINT CHIPS FOR ACTUAL COLORS) TUSTIN LEGACY D SOUTH METRO TUSTIN, CALIFORNIA ROBERT HIDEY ARCHITECTS C2 COLLABORATIVE FUSCOE rookf lueld ARCHITECT LANDSCAPE CIVIL Residential 17005.02 OCTOBER 22, 2019 A3 . 31 1, m! 71 mi ul-11 F COMBINATION 4 ... ....... ENTRY DOOR STUCCOI STUCCO 2 METAL GRILLS STAINED mi 7 Ivi IF "M�lr ll( 1116 Q, ................................... 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T +1.7 +2.9 F v v v v V v f]v v 21 v v v v +3.6 +2.7 +-7 +1.5 +1 + + +1.1 +1 + .8 c L + +1 0 1.2 NDEL 1.0 '1.5 14 - ENGINEERING - C R p 0 R A S -d 0 T 9 D (wH TIR-Eiz T\- -=-I=- -=-I=- -MI-M AM-iW -MI-M AM-W AM-1W AM-W -iM-M -iM-M AM-W -iM-M -iM-M -iM-M -iM-M -IM-M -iM-M -]M-W� m -00-M -05-AW AMU LIGHTING DESIGN I ELECTRICAL ENGINEERING MATCHLINE SEE SHEET EP-1 27201 Calle Juanita Dana Point, CA 92624 SCALE: 1 40'-0" Ph. 949.201-1333 candelaengineering.com 10/14/2019 TUSTIN LEGACY NEIGHBORHOOD D SOUTH TUSTIN, CALIFORNIA C2 COLLABORATIVE FUSCOE rookf mield LANDSCAPE CIVI L Residential TENTATIVE TRACT MAP NO . 19103 LOT SUMMARY NUMBERED LOTS AREA LOT NO. LAND USE TUSTIN LEGACY NEIGHBORHOOD ' D ' SOUTH SF AC 1 FLATS 37,455 0.86 EDINGER AVE 2 TOWNHOMES 12,430 0.29 3 TOWNHOMES 18,192 0.42 FOR CONDOMINIUM PURPOSES 4 TOWNHOMES 12,160 0.28 5 SINGLE FAMILY 10,814 0.25 6 TOWNHOMES 6,095 0.14 7 TOWNHOMES 5,323 0.12 LEGAL DESCRIPTION 8 TOWNHOMES 10,695 0.25 -A r1do MOFFET DRIVE IN THE CITY OF TUSTIN , COUNTY OF ORANGE, STATE OF CALIFORNIA, BEING A SUBDIVISON OF LOTS 2 9 TOWNHOMES 12,157 0.28 10 TOWNHOMES 12,011 0.28 - 10 OF TRACT NO. - 11 SINGLE FAMILY 0.20 AND 5 18197, AS SHOWN ON A MAP FILED IN BOOK PAGES - THROUGH 8,606 INCLUSIVE OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY 12 SINGLE FAM I LY 5,529 0.13 13 SINGLE FAM I LY 8,119 0.19 14 SINGLE FAM I LY 8,899 0.20 1@1 104 15 SINGLE FAM I LY 17,024 0.39 TTM 17404 APN 16 SINGLE FAM I LY 8,518 0.20 1AMMUL 430-271 -41 ) 430-271 -43) 430 271 -441 430-271 -451 430-271 -46) 17 SINGLE FAM I LY 9,849 0.23 PROJECT SITE 430-271 -48) 430-271 -511 430-271 -541 430-271 -73) 430-271 -74) 18 SINGLE FAM I LY 7,548 0.17 430-271 -76) 430-271 -81 ) 430-271 -821 430-271 -841 430-271 -92 19 SINGLE FAM I LY 17,191 0.39 20 FLATS 32,565 0.75 21 FLATS 31 ,697 0.73 22 SINGLE FAMILY 13,381 0.31 TRACT 18197 TRACT 18197 23 SINGLE FAMILY 5,748 0.13 LOT A LOT B 24 TOWNHOMES 5,052 0.12 F B RRANCA MW CITY OF TUSTIN Cl TY OF TUS TIN 25 TOWNHOMES 6,289 0.14 26 TOWNHOMES 4,886 0.11 AIRSHIP AVENUE 27 TOWNHOMES 6,048 0.14 28 TOWNHOMES 4,547 0.10 VICINITY MAP 71 29 TOWNHOMES 5,713 0.13 N.T.S. 30 SINGLE FAMILY 18,340 0.42 r, MAP SUMMARY 31 TOWNHOMES 4,878 0.11 1�- 72 32 TOWNHOMES 4,391 0.10 �1� 63 70 DATE 09/03/2019 33 TOWNHOMES 4,718 0.11 -1 GROSS AREA 33.1 ACRES TRACT 18197 34 TOWNHOMES 4,451 0.10 LOT 7 62 NET AREA 25.4 ACRES TRACT 18197 NUMBERED LOTS 73 35 TOWNHOMES 5,140 0.12 64 61 69 LOT 10 LETTERED LOTS 11 36 TOWNHOMES 4,393 0.10 37 SINGLE FAMILY 14,728 0.34 60 38 SINGLE FAM I LY 4,283 0.10 68 39 SINGLE FAM I LY 6,209 0.14 40 SINGLE FAM I LY 4,962 0.11 59 41 SINGLE FAM I LY 5,770 0.13 58 67 66 42 SINGLE FAM I LY 12,131 0.28 43 SINGLE FAM I LY 14,462 0.33 NOTES H 44 SINGLE FAM I LY 3,811 0.09 1 . EXISTING LAND USE: VACANT 57 65 45 SINGLE FAM I LY 13,444 0.31 2. PROPOSED LAND USE: RESIDENTIAL I I I SHEETINDEX 46 SINGLE FAM I LY 7,917 0.18 TRACT 18197 47 SINGLE FAM I LY 14,651 0.34 3. GENERAL PLAN LAND USE DESIGNATION: TUSTIN LEGACY SPECIFIC PLAN LOT 4 STREET "Hll 1 TITLE SHEET 48 TOWNHOMES 5,898 0.14 4. PROPOSED UNDERGROUND UTILITIES: CITY OF TUSTIN 2 TENTATIVE TRACT MAP PLAN 49 TOWNHOMES 9,671 0.22 ELECTRICAL - SOUTHERN CALIFORNIA EDISON 43 54 TRACT 18197 3 TENTATIVE TRACT MAP PLAN 50 TOWNHOMES 4,705 0.11 GAS - SOUTHERN CALIFORNIA GAS COMPANY 01 --1-1 LOT 12 4 TYPICAL STREET SECTIONS 51 TOWNHOMES 8,863 0.20 TELEPHONE - AT&T 42 TRACT 18197 TRACT 18197 CITY OF TUSTIN 52 TOWNHOMES 10,377 0.24 CABLE TV - COX COMMUNICATIONS LOT 6 1 LOT 9 55 53 TOWNHOMES 4,372 0.10 SEWER - IRVINE RANCH WATER DISTRICT 44 53 52 54 SINGLE FAMILY 14,706 0.3 WATER - IRVINE RANCH WATER DISTRICT 55 FLATS 31 ,393 0.72 5. ALL PRIVATE DRIVES SHALL GRANT EASEMENTS FROM PROPERTY LINE FOR UTILITY, EMERGENCY VEHICLE 41 56 FLATS 32,418 0.74 57 SINGLE FAMILY 15,702 0.36 AND PUBLIC SERVICES INGRESS/EGRESS PURPOSES. 46 G 58 TOWNHOMES 4,528 0.10 6. THE SUBDIVIDER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS FOR THIS TENTATIVE TRACT MAP. ca 0 50 45 - 51 59 TOWNHOMES 5,164 0.12 7. PROPOSED DEVELOPMENT IS WITHIN THE TUSTIN UNIFIED SCHOOL DISTRICT, AND SANTA ANA UNIFIED 60 TOWNHOMES 4,525 0.10 LU 39 40 LU 49 LU SCHOOL DISTRICT LU LU LU 61 TOWNHOMES 4,934 0.11 8. THE DEVELOPER WILL COMPLY ENERGY CONSERVATION MEASURES SET FORTH IN TITLE 24 OF THE 0� 0� 48 0� 62 TOWNHOMES 4,955 0.11 56 CALIFORNIA ADMINISTRATIVE CODE. U) E U) F U) 63 TOWNHOMES 10,482 0.24 9. THE PROPOSED PROJECT SITE, PER FEMA MAP NUMBER 06059CO279J DATED DECEMBER 3, 2009 IS 64 PVT OPEN SPACE 29,930 0.69 DESIGNATED AS ZONE X WHICH IS OUTSIDE ANY 100 YEAR FLOOD ZONE 38 37 47 65 SINGLE FAM I LY 8,081 0.19 10. PROPOSED GRADING AND EROSION CONTROL SHALL BE CONSISTENT WITH THE REQUIREMENTS OF THE 66 SINGLE FAM I LY 8,877 0.20 CITY OF TUSTIN GRADING MANUAL AND CALIFORNIA BUILDING CODE. STREET "Ell 67 SINGLE FAM I LY 17,006 0.39 68 SINGLE FAM I LY 8,481 0.19 11 . TOTAL PROJECT ACREAGE IS 25.44 NET ACRES. 69 SINGLE FAM I LY 9,104 0.21 12. AIRSHIP AVENUE, FLIGHT WAY, '13% 'C', V, 'E', & 'H' STREET ARE PUBLIC STREETS. DRIVE AISLES ARE 30 19 70 SINGLE FAM I LY 8,250 0.19 PRIVATE. 01 01 71 SINGLE FAM I LY 17,265 0.40 13. LOT A TO BE DEDICATED IN FEE BY MEANS OF AN IRREVOCABLE OFFER ON THE FINAL MAP TO THE CITY TRACT 18197 TRACT 18197 72 FLATS 33,323 0.77 LOT 5 LOT 8 73 FLATS 32,723 0.75 OF TUSTIN. 28 29 31 32 18 21 SUBTOTAL NUMBERED LOTS 838955 19.26 LEGEND TRA C T 1819 7 17 LOT 3 26 27 33 34 LOT SUMMARY LETTERED LOTS TRACT MAP BOUNDARY* CITY OF TUSTIN LOT LI N E 16 LOT LAND USE AREA EASEMENT - - - - - - - - 24 25 35 36 15 14 LETTER PVT PARK, PUB SF AC 1 1 20 TRA C T 1819 7 A ACCESSIBLE 35,605 0.82 EXISTING RIGHT-OF-WAY PER TENTATIVE D c LOT 11 B PVT DRIVE 38,976 0.89 TRACT MAP 18197 23 CITY OF TUSTIN C PVT DRIVE 33,350 0.77 22 13 D PVT DRIVE 23,034 0.53 E PVT DRIVE 27,249 0.63 F PVT DRIVE 29,918 0.69 FLIGHT WAY G PVF PARK 6,556 0.15 H PVT DRIVE 31 ,835 0.73 TRACT 18197 11 12 5 1 PVT DRIVE 33,428 0.77 LOT 2 PVT PARK, PUB 1 5,126 0.12 ACCESSIBLE LOT SUMMARY TOTALS K PVT PARK, PUB 4,333 0.10 A B 6 ACCESSIBLE LOT TYPE AREA 9 SUBTOTAL LETTERED LOTS 269,411 6.18 SF AC C) 4 NUMBERED 838,955 19.26 7 LOTS PUBLIC STREET LETTERED 269,411 6.18 LOTS C) TRACT 18197 AREA PUB STREET 334,445 7.68 SF AC LOT 1 CITY OF TUSTIN TOTAL 1 ,442,811 33.12 2 3 K 334,445 7.68 cc Uj C) 100, 0' 50' 100' SCALE: 1 100' Ld :�i LU INDEX MAP LU SCALE: 1 100' CITY OF TUSTIN cn SHEUS REVISIONS CL OWNER: PREPARER: Ell f E:S S 0'V-1 NO. DATE EFFECTED OR ADDED SHEET NUMBERS 00 c 04 CITY OF TUSTIN TENTATIVE TRACT MAP 19103 OF 300 CENTENNIAL WAY roo ie I -m FUSCOE 0' NO. 044568 FOR CONDOMINIUM PURPOSES Ilion ", Uj m 1j, CA 92780 E N G I N E E R I N 0 w Exp. 03/31/20 4 TUTSIN, 16795 Von Karman, Suite 100 Res 'ldent 'lal (714) 573-3100 Irvine' California 92606 APPROVED PREPARED: 7/23/2019 CL OF CAL\�() REVISED: 10/18/2019 tel949.474.1960 - fax949.474.5315 www.fuscoe.com PRINT: 10/22/2019 PROPOSED EASEMENTS: INDICATES AN EASEMENT FOR EMERGENCY ACCESS AND PUBLIC (:D SERVICE VEHICLE INGRESS AND EGRESS PURPOSES TO BE DEDICATED TO THE CITY OF TUSTIN INDICATES AN EASEMENT FOR SEWER AND WATER PIPELINES, AND ACCESS PURPOSES TO BE DEDICATED TO THE IRVINE RANCH WATER DISTRICT INDICATES AN EASEMENT FOR PUBLIC ACCESS PURPOSES TO BE DEDICATED TO THE CITY OF TUSTIN SEE SHEET 3 STREET "Ell (PUBLIC STREET) 29 1.1' 252.8' 161.6' 13.5' E) LOT 30 LOT 19 .22.8' 16.5' 16.5' 16.5' 173.3' 160.4' 1 2 (PRIVATE DRIVE) 0---1 6.7' F - - - .......... W55.3' 77oP 56.3' 46.1' 55.6' 141.8' w 22.8' 1-22.8' 22.8' 2 LOT 21 LOT 18 Uj U) - t Uj Z, ---34.1' - - - - - - - -- - - Ni LOT 32 Ci C� LV) LOT 28 �a LOT 29 LOT 31 0) U) 54.5' 156-3' 1 2 "34.4' 1.7' LOT 17 59.3' 71.4 59.0 55.6' 2.0' 7.1' CN c� 18.0' 2.0� ;49) > > 0� - w 717' 00 Do C) 00 00 w 130.0' 11.5' 11- LOT 26 LOT 27 LOT 33 Uj LOT 34 LOT C (PRIVATE DRIVE) -------- co Uj 161.6' C 11.5' Uj U) lJ0.0, 2. 30.7' W 17, 21.8' 7.1' C) > cl 00 (@ :N 1 2 U) co LOT 16 61.6' 74.2' 59.01 ';;:�5�56' < 4.7' > 26.0' LOT 15 156-3' Ci LOT 24 LOT 25 LOT 35 LOT 36 00 zr) LOT 14 C., 2 LOT 20 23.7' 22.8' 1 2 22.8' UJ - - - - - - - - - -- w ---1 w 66.9' 65.6' 49.2' 55.6' 141.8' LOT D 16.7' 1 2 Uj U) b) (PRIVATE DRIVE) W ci U-) 145.8' 16.5'- 14 1.8' 00 LOT 23 16.5' 31.5' 22.8' U) 22.8' cl� LOT 22 LOT 13 C14 N.) 1"14 pa - N 27.6'----- Ci -77,- zo 80.8' 226-3' 96.5' 156.3' 161.6' FLIGHT WAY 27. (PUBLIC STREET) 184.6' 155.1' 148.6' 104.2' 167,9' 11.0, 11.0, 22.7' 7-1,7, > 7, (A Q� 17.5' 17.5' Q r16 -'-27.7' LOT 11 LOT 12 Uj 1 2 < 21.5' 23.3' 14 9' > 14.9' 14.5' 93.6' LOT 5 15 1.1' 94.7' LOT A (PRIVATE DRIVE) LOT B 18.9' C) LOT 88-3' 82.4' 94.8' 92.0' -,OVA 18-9 62.5' I LOT 1 2 25.5' 1 cy) ch 14.2' F - - - - - - - - - - LOT 6 90 0Q) LOT 8 LOT 9 LOT1 0 0) 86.3' 0- 18.0'-/ 6.9' 14.1, C) CL LOT 4 4 10 LOT 7 10.9, `"�-42.7' L6 14.5' 2 14.5' CIO 0) 19.0'-� R) 82.4' 34.2' 80.6' CX3 85.0' 1 2 88.J' 3.9'�f 1 9.7' 1.8' 14.1'7�� 3.9, r7 1' lj)Q� (PRIVATE DRIVE) 66.2' LEGEND 'w-- 2 3.9 1,8 171.9' 231.6' 20.7' 9 93, TRACT MAP BOUNDARY* .3' 54.5' LOT LI N E LOT 2 LOT 3 EASEMENT C) LOT K 50.7' * EXISTING RIGHT-OF-WAY PER TENTATIVE 00 40' 0' 20' 40' TRACT MAP 18197 0 1 91.6, 176.4' 261.5' 66.1' Uj C) SCALE: 1 40' Ld :�i LU LU CITY OF TUSTIN cn SHEETS REVISIONS OWNER: PREPARER: TENTATIVE TRACT MAP PLAN 0� '�-jf FSS/O NO. DATE EFFECTED OR ADDED SHEET NUMBERS 2 00 CITY OF TUSTIN 1�1 c 04 TENTATIVE TRACT MAP 19103 OF 300 CENTENNIAL WAY rookf ield FUSCOE NO. 044568 FOR CONDOMINIUM PURPOSES Ilion m CA 92780 E N G I N E E R I N 0 w Exp. 03/31/20 4 TUTSIN, 16795 Von Karman, Suite 100 Res 'ldent 'lal (714) 573-3100 Irvine California 92606 APPROVED PREPARED: 7/23/2019 CL OF CAL\�o REVISED: 10/18/2019 tel949.474.1960 - fax949.474.5315 www.fuscoe.com PRINT: 10/22/2019 cl: - I I I I I PROPOSED EASEMENTS: INDICATES AN EASEMENT FOR EMERGENCY ACCESS AND PUBLIC SERVICE VEHICLE INGRESS AND EGRESS PURPOSES TO BE DEDICATED TO THE CITY OF TUSTIN INDICATES AN EASEMENT FOR SEWER AND WATER PIPELINES, AND @ ACCESS PURPOSES TO BE DEDICATED TO THE IRVINE RANCH WATER DISTRICT INDICATES AN EASEMENT FOR PUBLIC ACCESS PURPOSES TO BE DEDICATED TO THE CITY OF TUSTIN AIRSHIP AVENUE (PUBLIC STREET) 410.0' 252.8' 1 J4.1' -8 4.5- 6 - ------- j7 4.4 32.0' -----2oF5' 27-3 LOT 71 8.5' 22.8' LOT J `--27.2' 16.5' 17J.3' 24.0' N) 1 1 63.5' 56.6' 70.0' 9) 1 2 LOTI 16.5' 1 2 (PRIVATE DRIVE) 'IV 22.8' 141.8' LLI LOT 72 LOT 63 4 .0, C14 LOT 70 14.1' LU 22.8' 00 32 24_6 F 1657 0'0': 3j f22 8 41. C�22- LU U) Gi Nj ko LU C) 1 2 1 2 LOT 62 -:3 54.5' 156.J' U) ca LOT 64 4 4 1 29.7' cn (Z) 61 6016-A� N LOT 69 2.0' 44.1' 28.0' 55.5' 7.1' 130.0, co co - - I 7- LOT 61 :_1 w w 11.5 ------- L NJ 0) > > CIO (PRIVATE DRIVE) 165.2' N I LOT H 165.2 LOT 60 1,30.0' cn 2. vi NJ 7.1' 19.8' ED 28.0 4�1 60.5' LOT 68 C14 Q71 55.5' �-78.2' LOT 67 156.3' co Cli P) LOT 59 2.0' 27.0 18.0, 1 2 crl NJ 4� 2.0' co LOT 66 0' 2*0 LOT 58 2 LOT 1 5' N� 36.0 22.8' 14X.5' 45.2' 141.8' 3.2' (PRIVATE DRIVE) 2 22.8' J.4' (PRIVATE DRIVE) 1 2 56.0' 220.1' 13.1, 77 16.5'- 141.8' -5.1' 1 "7 31.4' 22.8' cn LOT 57 . I LOT 65 Ln K I'n 29 1.1' 7 96.5' 156.4' 161.6' LU Uj �0 Uj yj ry Uj c/) STREET111-111 U) UJ C) (PUBLIC STREET) LILI C) ry fi U) c/) 88-8'- 202.3' 252.8' 161.6, LOT 43 LOT 54 Cli 4 00 N 26.0' 22.8' 16.5' 1 ig.1, 16.5' cl� 16.5' 172.3, 2 (PRIVATE DRIVE) PRIVATE DRIVE) cI 15.8' 1 -�5 5.5�' 3.9 88.0' - - - - - - - - - 14.5' 39.0 LOT 42 52.2' 83.9, 64.8' .41 2 LOT 55 Ut LOT 44 LOT 53 4 18 0' 52.7' 53.7 L - - - 6) LOT 52 16.5'-1 P LOT 41 83.9' _77 44.1 19' 55.5' 10Q� 1 2 60.3' N3 LOT G N 161.6' 52.4' Uj Uj Uj LOT 4-6 P > < 52.2' < 16G 5' LU \1� > > LOT 50 LOT 49 LOT 45 b LLI Lu U) LOT 51 > Zi LU C) �n LOT 40 Ln P0 LOT 39 P0 jc� 13i U) 43.3' 53.7' 17.0'Ll 6.5 52.7' 2.0' 115 72.4' LOT 48 NJ C) 2.0' C:) L 2 LOT 56 00 45.7' - - - - - - - - - - LOT E (PRIVATE DRIVE) 1 1 55.5' 97.0' 1 cli 52*4' 2 (PRIVATE DRIVE) 2 LOT F 14.7' LEGEND c� 0i 136.1' 172.3' C) co 16.5' TRACT MAP BOUNDARY* 2.8' LOT 38 16.5' 2 co r22.8' LOT LINE LOT 37 LOT 47 cc 90 40' 0' 20' 40' EASEMENT - - - - - - - - Uj C) 213.7' 252.8' 161.6' SCALE: 1 40' EXISTING RIGHT-OF-WAY PER TENTATIVE TRACT MAP 18197 STREET "Ell Ld (PUBLIC STREET) LU CITY OF TUSTIN cn LU ED SHEETS REVISIONS CL SEE SHEET 2 OWNER: PREPARER: Ell TENTATIVE TRACT MAP PLAN I? fEss/O/V NO. DATE EFFECTED OR ADDED SHEET NUMBERS 3 00 kf Id CITY OF TUSTIN w 01 c 04 TENTATIVE TRACT MAP 19103 OF 300 CENTENNIAL WAY co roo e I -m FUSCOE 0 NO. 044568 m FOR CONDOMINIUM PURPOSES NINE w m TUTSIN, CA 92780 E N G I N E E R I N 0 w- Exp. 03/31/20 4 LQ 16795 Von Karman, Suite 100 ident 'lal (714) 573-3100 APPROVED PREPARED: 7/23/2019 Resi CIVO- 0 Irvine California 92606 CL 0 tel 949.474.1960 - fax 949.474.5315 F CAL REVISED: 10/18/2019 www.fuscoe.com PRINT: 10/18/2019 TRAVELWAY WIDTH— TO THIS POINT 47.5' LOT LINE 44' LOT LINE 25' LOT LI N E LOT LINE 61 "'�LOT LINE GARAGE DOOR /LOT LINE V A QQFA 20' MIN 30" 613 SIDEWALK RESIDENTIAL TRAVELWAY WIDTF- 3$)R GARAGE DOOR 24' 19, - 1 - TO THIS POINT RESIDENTIAL x GARAGE DOOR GARAGE DOOR 24-' PARKING 24' 4 2" .0-1�1" R RESIDENTIAL I" R 2 RESIDENTIAL 3 SIDEWALK 12' 12' 2' 19 3p OVERHANG MIN 12' 12' 31 1.5% ACCESSIBLE PARKING < 10 MIN 12' 12' MIN FLOW LINE A.C. PAVEMENT A.C. PAVEMENT FLOW LINE 1.5% 7 6 A.C. PAVEMENT 31 6 . ZI FLOW LINE ---------------- 1.2107,-1 8/0.7 r-CV MIN < 1.2%-2.0% 1.2% ------- 07 FLOW LINE C? -2 R Z-2 31 C? 44 ...... 6" TYPE B-1 CURB 0" CURB ONLY PER AGGREGATE BASE RIBBON GUTTER PER 6" TYPE B-1 CURB AGGREGATE BASE AGGREGATE BASE ONLY PER STD 201 ONLY PER STD 201 0" CURB ONLY PER DETAIL HEREON DETAIL HEREON 4" FLARED CURB DETAIL, SHEET C.4 4" FLARED CURB PER 4" FLARED CURB PER WHEEL STOP N.T.S. DETAIL, SHEET C.4 DETAIL, SHEET C.4 SECTION ('-B� SECTION 6$1 — N.T.S. N.T.S, SECTION 24' WIDE PRIVATE DRIVE 24' WIDE PRIVATE DRIVE N.T.S. WITH ACCESSIBLE PARKING ON ONE SIDE WITH PARKING ON ONE SIDE R 24' WIDE PRIVATE DRIVE F.S.� 2 NO PARKING 9 9" LOT LINE LOT LINE--*,,\ 23' LOT LI N E GARAGE DOOR 25' LOT LINE GARAGE DOOR RESIDENTIAL GARAGE DOOR 9 2 RESIDENTIAL 29' RESIDENTIAL GARAGE DOOR 22' GARAGE DOOR 11 RESIDENTIAL 24' 0" CURB ONLY RESIDENTIAL - 23' GARAGE DOOR N.T.S. S 3 / - 1 11 .5' 11 .5$ RESIDENTIAL 3 3) MIN MIN 3 �z I f lip ii , A.C. PAVEMENT FLOW LI N E 31-23' 12' 12' S-23' MIN MIN 2.01% 2.0% 1�/ A.C. PAVEMENT A.C. PAVEMENT FLOW LINE FLOW LINE 1 L 1.2%7-1 1.5% .5%, 0-3.5% . . .77. . . . 1�61(10D r11TC- DICU 0" CURB ONLY PER AGGREGATE BASE 0" CURB ONLY PER AC 3' AC 0" CURB ONLY PER AGGREGATE BASE 4" FLARED CURB PER DETAIL HEREON DETAIL HEREON 0" CURB ONLY PER AGGREGATE BASE 4" FLARED CURB PER 1.5' DETAIL HEREON DETAIL HEREON DETAIL HEREON DETAIL HEREON SECTION (�E� C:7 SECTION N.T.S. SECTION ('F� 4 N.T.S. 23' WIDE PRIVATE DRIVE N.T.S. 6 22' WIDE PRIVATE DRIVE NO PARKING 24' WIDE PRIVATE DRIVE MIN NO PARKING NO PARKING AB /\mX\>X\>\\> x\>x\>N\�\\>x\> AB NOTES: CONCRETE SHALL BE 520-C-2500 RIBBON GUTTER N.T.S. TRACT 19103 BOUNDARY R/W R/W R/W R/W R W R/W 60' 56 1 40' 10' 12' 36' 12' PARKWAY PARKWAY 10, 36' 10, PARKWAY PARKWAY PARKWAY PARKWAY I I 5' 5' 8' 12' 12' 8' 5' 5' 2' 5' 5' 8' 10' 10' 8' 5' 5' [-- 2' 1-1 5) 0- 59 -------- 8$ 10, - 10, 85 ------------ 5) 5$ SIDEWALK LANDSCAPE PARKING PARKING LANDSCAPE SIDEWALK SIDEWALK LANDSCAPE PARKING PARKING LANDSCAPE SIDEWALK LANDSCAPE SIDEWALK LANDSCAPE PARKING PARKING LANDSCAPE SIDEWALK LANDSCAPE ------------------------ 7= 50, FLIGHT WAY, STREET' 'F & H STREETU N.T.S. STREET' 'C' N.T.S. N.T.S. PUBLIC STREET PER TTM 18197 PUBLIC STREET PER TTM 18197 PUBLIC STREET PER TTM 18197 TRACT 19103 BOUNDARY TRACT 19103 BOUNDARY R/W R/W R/W R/W 10, 36' 10, 20' 40' 12' PARKWAY PARKWAY PARKWAY PARKWAY LOT LINE I I I I I I LOT LINE -0 5' 5' 8' 10' - 10' 8' 5' 5' 10' 10' 8' 12' - 12' 8' 7' 5' ---1 SIDEWALK LANDSCAPE PARKING PARKING LANDSCAPE SIDEWALK SIDEWALK LANDSCAPE PARKING PARKING LANDSCAPE SIDEWALK GARAGE DOOR RESIDENTIAL 25' 1 GARAGE DOOR 7------ RESIDENTIAL A.C. PAVEMENT ------- 31 12' 12' MIN 3) MIN FLO LINE 60 6' 6' 5' 1-210.1-2 07. STREETU AIRSHIP AVENUE N.T.S. N.T.S. PUBLIC STREET PER TTM 18197 PUBLIC STREET PER TTM 18197 6" TYPE B-1 CURBI a- LU ONLY PER STID 201 CL > 4" FLARED CURB PER DETAIL HEREON 4" DOMESTIC WATER 3' (TYP.) STORM DRAIN— \-JOINT UTILITY TRENCH PER SEPARATE UTILITY PLAN 8" SEWER 12' "PRELIMINARY SUBJECT TO CHANGE" C) TYPICAL PRIVATE DRIVE UTILITY SECTION SCALE 00 Uj C) Ld :�i LU LU CITY OF TUSTIN cn SHEUS REVISIONS CL OWNER: PREPARER: TYPICAL STREET SECTIONS f E S S 0'V-1 NO. DATE EFFECTED OR ADDED SHEET NUMBERS 4 00 c 04 0 CITY OF TUSTIN TENTATIVE TRACT MAP 19103 OF roo ie 300 CENTENNIAL WAY FUSCOE 0 NO. 044568 FOR CONDOMINIUM PURPOSES Ilion w m CA 92780 E N G I N E E R I N 0 w Exp. 03/31/20 4 TUTSIN, Ld 16795 Von Karman, Suite 100 ' dent 'lal (714) 573-3100 APPROVED PREPARED: 7/23/2019 Resi Irvine California 92606 cw�- 0 CL OF CAL\� REVISED: 10/18/2019 tel949.474.1960 - fax949.474.5315 www.fuscoe.com PRINT: 10/21/2019 Preliminary Noise Analysis Report Tustin Legacy Development Projects HMMH Pro�ect Number 309989 May 15, 2019 Prepared for-. Brookfield Residential 3200 Park Center Drive, Suite 1000 Costa Mesa, CA.92626 Prepared by: Vincent Ma Dillon S. Tannler HWIMH 300 S. Harbor Boulevard, Suite 516 Anaheim, CA 92805 Ir 4 VF 7, 41' Id yv 4v Z7 io 6* ell, N4 fj df . r w N 0.1 t4l Brookfield Residential Tustin Legacy Developrnent Projects Figure 2. Site Plan for the Development Projects Sources:Preliminary Site Design:Brookfi6d Residential,Map Image and Date 0 ESRI 2019 3 3 3 F 2 2 3 3 2 D 2 3 Legend N 0 130 260 520 wommE::��Feet Brookfield Residential Tustin Legacy Developmert Projects Contents 1 Noise Exposure Standards......................................................................................... ....................1 1.1 City of Tustin....... ............... ........_................................... ............................... ................... ........ 1 1.1.1 Noise Element of the Tustin General Plan ........... ................................................_...............1 1.2 State of California........................................ .................................................. .................... 1 1�2.1 2016 California Building Code(CBC)...____...................... ...................... .......................... 2 Methodology for Exterior Noise Analysis................................................................ .....................1 3 Exterior Roadway Noise Exposure.............__................................................................................3 4 Methodology for Interior Noise Analysis .......................................................................................6 5 Interior Roadway Noise Exposure........................................ .........................................................6 6 Ventilation ........................................................................................................................................7 Appendix A Fundamentals of Acoustics...................................... ....................................................8 AA Decibels (dB), Frequency and the A-Weighted Sound Level........... ............................... .................8 A.2 Equivalent Sound Level (Leq)........ ...................................................................................... ..............9 X3 Community Noise Equivalent Level (CNEL or Li,!,,).................. .................................. ...................._9 References and Endnotes..................................................................................................... .................. 10 Figures Figure 1. Location of the Development Projects ......................................................................................i Figure 2. Site Plan for the Development Projects...................._....... .....................................................ii Figure 3. Noise Exposure Contours (dB CNEL)............. ........................................._..........................5 Tables Table 1. Arterial Roadway Vehicle Mix Percentages......................................................................... 2 Table 2, Traffic Volumes and Speed Limits..............................................................................................3 Table 3. Worst-Case Unmitigated Exterior Noise Levels (6113 CNEL).....................................................4 hi Brookfield Residenflal Tustin Legacy Development Projects I Noise Exposure Standards 1.1 City of Tustin 1.1.1 Noise Element of theTustin General Plan Within the General Plan — Noise Element — The Noise Plan, it specifies land use noise compatibility guidelines that indicate [lie acceptability of noise exposure levels for different land uses. For singlc�-fiainily residential land use, it states that an exterior noise level between 50-60 dB CNTL is c1cai I-�; cim)patible,60-65 dB CNEL is normaUy compatible,65-75 dI3 is normally incompatible and 75-85 d3 CNEL is clearly incompatible. For multi-famity residential land use,it states that an exterior noise level between 50-60 dB CNEL is clearly compatible, 60-65 dB CNEL is normally compatible, 65-75 dB is normally incompatible and 75-85 dB CNEL is clearly incompatible. Clearly compatible means no special noise insulation is required, assuming buildings of normal conventional construction. Non-nally compatible means construction should only be Luidertaken after detailed analysis of the noise reduction requirements are made and needed noise insulation features in the design are determined. Conventional construction,with closed windows and fi-esh air supply system or air- conditioning will normally suffice.Normally incompatible means new construction should be discouraged, noise/aviation casements will be required for all new construction and if new construction does proceed, a detailed analysis of noise reduction requirements must be made and necessary noise insulation included. Clearly incompatible means no new construction or development should be permitted. Land use noise compatibility guidelines are not the same as an exterior noise standard. Its purpose is to simply indicate 1) the acceptability of noise exposure levels for different land uses, 2) if an acoustical analysis and report will be needed and 3)what type of construction will be necessary in order to meet the State of California's interior noise standard. The City of Tustin specifies an exterior noise standard of 65 dB CNEL for single-family, multi-farnily, duplex, and mobile home residential land uses. The outdoor environment is limited to rear yard of single family homes,multifarridy patios and balconies (with a depth of 6' or more)and common recreation areas. 1.2 State of California 1.2.1 2016 California Building Code (CBC) The 2016 CBC (California Code of Regulations, Title 24, Part 2, Volume 1, Chapter 12 — Interior Environment, Section 1207—Sound Transmission) states that interior noise levels attributable to exterior sources shall not exceed 45 d13 in any habitable rooms. The noise metric shall be either the day-night average sound level (DNL or LDN) or the community noise equivalent level (CNEL or LDEN), ConSistent with the noise element of the local general plan. 2 Methodology for Exterior Noise Analysis The roadway noise exposure in this report was computed using the Federal Highway Adininistration's (FHWA) Traffic Noise Model (TNM) Version 2.5 acoustical modeling program. Table I Lists the arterial L, roadway vehicle mix percentages for day, evening, and nighttime periods. The vehicles are divided into automobiles, medium trucks and heavy trucks. Brookfield Residential Tustin Legacy Development Projects 3 Exterior Roadway Noise Exposure The proposed development projects will be subject to noise from five (5) attertal roadways closest to the site: Aimstrong Avenue,Barranca Parkway,Legacy Drive, Tustin Ranch Road, and Warner Avenue. The latest existing average daily traffic (ADT) volumes for the roadways near the projects were obtained from the City of Tustin's Public Works Engineering Division. The future (2039) ADT volumes for all roadways were estimated using the existing ADT with a 1% aflnual gq-owth rate. The speed limits were obtained fi-om aerial and street-view imagery. The traffic columns and speeds utilized in calculating the traffic noise exposure are presented in Table 2. Table 2. Traffic Volumes and Speed Limits Traffic Volumes Roadway Type Speed(mph Existing Year ADT Future Year ADT Tustin Ranch Road(South of Park Arteria� 2016 23,800 2039 29,920 50 Ave) Tustin Ranch Road(North of Park Arterial 2016 24,700 2039 31,052 Ave) 13arranca Parkway(West of Tustin Arterial 2016 38,40D 2039 48,276 50 Ranch Rd) Barranca Park-way(East of Tustin Arterial i 1 2016 31,400 2039 39,474 50 Ranch Rd) I I Warner Avenue Arterial 2016 9,000 2039 11,314 50 Legacy Road Artedal 2016 2,900 2039 1 3,646 35 Armstrong Avenue Arterial 2016 11,400 2039 1,760 40 Source--City of Tustin Public Works Engineering Division The total noise exposure level will consist of the sum of roadway noise combined on an energy basis, The worst-case unmitigated roadway noise exposure will occur at the southern portion of the project site at the buildings adjacent to Tustin Ranch Road. The worst-case unmitigated roadway exterior noise exposure was calculated to be as high as 67.1 dB CNEL at the 3rd floor of Site Block D - Building 8 of the development projects adjacent to Tustin Rancli Road. Refer to Figure 2 above for site blocks and buildings refarence. The total worst-cas e unmitigated exterior noise levels at the buildings of the development projects were calculated and are presented in Table 3. At this level of desipgi there are many unknowns, the following is a preliminary estimation of mitigation measures needed to adhere to the City of Tustin's noise staiidards. Based oil our eq)ertisq and experience, the followins.�are general recommendations,however furthei,analysis should he coinjileted once arcMtecturat 121ans are finalized. Since the Tustin General Plan specifies an exterior noise standard for single-famfly ,,and multi-family residential land uses, additimial.exterior mitigation measures will likely be regaired, SlIc Block D - Buildim-Y 8, closest to Tustin Ranch Road, will be the only building that requires addILImmi exterior mitigation measures, TI'Building 9 of Site Block D will be built with balconies or recreational areas,ow experience shm\,s fliat a xal I at lo�ist 8 feet in height will be required for first floor outdoor use area pafios, Also, ary additional floors above ground level at Building 8 in Site Block D will also require balcony barriers to block line of sight to Tustin Ranch Road. I MM"M I a 3 Brookfield Residential Tustin Legacy Development Projects Figure 3 shows the results as lines,or contours of equal noise exposure overlaid on an aerial image of the proposed site. The figure shows the 39-81 dB CNEL unrnitigated roadway noise exposure contours at five (5) feet above ground level in increments of 3 dBA. Table 3. Worst-Case Unmitigated Exterior Noise Levels (dB CNEL) Forst-Case Exterior Noise Levels(dB CNEL) A 1 53.3 A 2 50.4 A 3-4 52.6 B 1 53.3 B 2-3 45.4 B 4 50.0 C 1 58.6 C 2-3 53.2 C 4 53.6 D 1 61.8 D 2-3 51.7 D 4 58.6 D 5 63.3 D 6 56.7 D 7 62.0 D 8 C7.1 E 1 54.0 E 2 54.2 E 3-4 46.0 E 5 53.8 F 1 55.3 F 2 56�6 F 3-4 46.0 F 5 48.1 G 1 58.4 G 2 60.2 G 3-4 53.6 G 5 53.6 Brookfield Residential Tustin Legacy Development Projects Figure 3. Noise Exposure Contours (dB CNEL) Source:HMMH SoundPLAN Model 2 2 E 2 3 3 D Jt E level In dd(A) T�l 30 42-:1 45 48 �:45 48� "51 514 —S4 54� —57 574 4m 66 60, 63 Legend 66 N 66. 69 69� 72 72< <�75 75� —18 0 270 540 "1'080 78- mffimlllllm�— I Feet Ify R Brookfield Residential Tustin Legacy Development Projects 4 Methodology for Interior Noise Analysis In order to comply with the interior noise standard,the buildings must provide sufficient outdoor-to-indoor noise attenuation to reduce the interior noise to acceptable levels. The outdoor-to-indoor noise reduction characteristics of a building are determined by combining the transn-iission loss of each of the individual building elements. Each unique building clernent has a chiricteristic transmission loss. For residential units the critical buildliil-, elements are the roof, walls, windows, doors, attic configuration and insulation. The total noise reduction achieved is dependent on the transmission loss of each of these elements and the area of that element in relation to the total surface area of the room. Room absorption is the final factor used 'In detern-unling the total nose reduction. 5 Interior Roadway Noise Exposure The development projects must comply with the City of Tustin's and State of California's 'interior noise standard of 45 dB CNEL dBA for single-family and multi-family residential land uses. To comply with the interior noise standard,the buildings must provide sufficient exterior to interior noise attenuation to reduce the interior noise exposure to acceptable levels. According to the preliminary exterior noise analysis for the project,tile worst-case roadway noise exposure for buildings in Site Block A was calculated to be as 1-dgh as 53.3 dB CNEL; Site Block B 53.3 dB CNEL; Site Block C 63.3 dB CNEL; Site Block D 67.1 dB CNEL; Site Block E 54.0 dB CNEL; Site Block F 56.6 dB CNEL; and Site Block G was 60.2 dB CNEL. Refer to Table 3 for worst case exterior noise levels throughout tile project site. This means that rooms within buildings closest to Tustin Ranch Road in site Block D must provide at least 22,1 dB of exterior to interior noise reduction in order to meet the CIV of Tustin's and State of California's interior noise standard of 45 dB CNEL. Buildings in Site Block A through C and Site Block E through G must provide 8.3) d3, 9.3 dB 18.3, 9.0 dB, 11.6 dB, and 15.2 dB reduction of exterior to *interior noise respectively, in order to meet the City of Tustin's and State of California's interior noise standard of 45 dB CNEL. Our experience has shown that new standard construction in southern California will typically provide 25- 30 dB of noise reduction, When residential building attenuation requirements are greater than 20 dB, detailed engineering calculations are necessary to demonstrate the noise reduction characteristics of the buLilding partitions. Detailed engineering calculations are required for this development project however with no architecture plans set in place,based on our experience we recommend the following. The following are construction details for typical 20-30 dB of noise reduction: Roofs are ineorporate tile on the exterior andgypstan drVwall on the interior su�face.Joist spaces are insulated and roofis are sloped. Exterior walls arewood slad construction with stucco on the exterior and gypstan d7y�iall on the interior-All exterior walls inchide insulation in the stud cavities. All windows are assamed to be double pane, ivith a STC ral--ng 0 28. All glass doors are assumed to be double pane, with a STC rating of 28. Based on the Prelimin�a Exterior Analysis worst-case noise level estimates, we recommend that all windows as well as glass doors would need to be double pane and have-,in STC rating of at least 28,howeve I= 6 Brookfield Residential Tustin Legacy Development Projects a final interior noise analysis should be completed upon completion of final architecture plans to determine exact recorruncndation of STC ratings.. All window and door assemblies used throughout the proj ect shall be well fitted and well weather-stripped. The perimeters of all window and door fi-ames shall be sealed to the exterior wall construction with weather- resistant sealant. 6 Ventilation All of the units within all of the building of this development project should meet the interior noise standard with closed windows. The outdoor-to-i-tidoor noise attenuation in southern California falls to at least 12 dBA when the windows are open, any unit that has an exterior noise level at their building face of 57 dB CNEL or greater should meet the 45 dB CNEL interior noise standard only with windows closed. In order to assurne that windows can remain closed, adequate ventilation with windows closed must be provided. The mechanical and structural engineer for the project should show that the ventilation system chosen complies with the 2016 California Building and Mechanical Code as well as the American Society of Heatincr,Refrigerating and Air-Conditioning Fngineers(ASFIRAE). We rccommeiid thatall of the units Wilhill Site Block C-Building 1, Site Block Buildings 1/4/5/7/9, and S.11c Block 6 — Buildings 1/2 in this devLdopment pro-ject utilize ventilation to ensure interior noise standni-cis are met based on our prelimiiiary SLUdy. However, a final interior analysis should be COMPICtCd LIL�011 coinpletion of Filial Architecture Plans to confirm our estimates. Brookfield Residential Tustin Legacy Developmert Projects Appendix A Fundamentals of Acoustics Tll�is attachment describes the noise terminology and metrics used in this report. A.1 Decibels (dB), Frequency and the A-Weighted Sound Level Loudness is a subjective quantity that enables a listener to order the magnitude of different sounds on a scale from soft to loud. Although the perceived loudness of a sound is based somewhat on its frequency and duration, chiefly it depends upon the sound pressure level. Sound pressure level is a measure of the sound pressure at a point relative to a standard reference value; sound pressure level is always expressed in decibels (dB). Decibels are logarithmic quantities, so combining decibels is unlike common arithmetic. For example, if two sound sources each produce 100 dB operating individually and they are then operated together, they produce 103 dB.Each do ubling of the number of sources produces another three decibels of noise.A tenfold increase in tile nurnber of sources makes the sound pressure level go up 10 0,and a hundredfold increase makes the level go up 20 d13. If two sources differ in sound pressure level by more than 10 decibels, then operating together,the total level will approximately equal the level of the louder source;the quieter source doesn't contribute significantly to the total. People heat changes irt sound level according to the following rules of thunib: 1) a change of 1 decibel or C� less in a given sound's level is generally not readily perceptible except in a laboratory setting; 2) a 5-dB change in a sound is considered to be generally noticeable in a community setting; and 3) it takes approximately a I 0-dB change to be heard as a doubling or halving of a sound's loudness, Another important characteristic of sound is its frequency,or"pitch."This is the rate of repetition of sound pressure oscillations as they reach our ears. Frequency is expressed in units known as Hertz (abbreviated -Hz- and equivalent to one cycle per second), Sounds heard in the environment-usually consist of a range of frequencies. The distribution of sound energy as a function of fi-equency is tenried the "frequency spectrum." The human car does not respond equally to identical noise levels at different frequencies. Although the normal frequency range of healing for rnosL people extends fi-om a low of about 20 Hz to a high of 10,000 Hz to 20,000 Hz, people are most sensitive to sounds in the voice range, between about 500 Hz to 2,000 Hz. Therefore,to correlate the amplitude of a sound with its level as perceived by people,t12c sound energy spectrum is adjusted, or"weighted." The weighting system most coninionly used to correlate with people's response to noise is "A-weighting" (or the"A-filter") and the resultant noise level is called the"A-weighted noise level" (MA). A-weightino, significantly de-emphasizes those parts of the firequenc� spectrum from a noise source that occurs both at lower frequencies (those below about 500 Hz) and at vc�ry high frequencies (above 10,000 Hz) where we do not hear as well. The filter has very littic� cfl'��cl:, or is nearly "flat," in the middle range of frequencies between 500 and 10,000 Hz,In addition to representing human hearing sensitivity,A-weighted sound levels have been found to correlate better than other weighting networks with human perception of"noisiness," One of the primary reasons for this is that the A-weighting network emphasizes the frequency range where 0 human spcc ch occurs, and n o i s,�in this range interferes with speech cornmunication. Another reason is that the increased hearing st�u si ti vity makes noise more annoying in this frequency range. Brookfield Residential Tustin Legacy Development Projects A.2 Equivalent Sound Level (L.cl) The Equivalent Sound Level, abbreviated I-jq, is a measure of the total exposure resulting fi-om the accumulation of A-weighted sound levels over a particular period of interest--for example, an hour,an 8- hour school day,nighttime,or a full 24-hour day. However,because the length of the period can be different depending on the timeframe of interest, the applicable period should always be identified or clearly understood when discussing the metnic.Such durations are often identified through a subscript,for example Leq i i, or L,,(24). The L..,,may be thought of as a constant sound level over the period of interest that contains as much sound energy as (is "equivalen�' to) the actual time-varying sound level with its normal peaks and valleys. It is important to recognize, however, that the two signals (the constant one and the time-varying one) would sound very different from each other.Also,the "average"sound level suggested by L,q is not an atithmetic value, but a logarithmic, or "energy-averaged" sound level. Thus, the loudest events may dominate the noise environment described by the metric, depending on the relative loudness of the events. A.3 Community Noise Equivalent Level (CNEL or Lden) The Community Noise Equivalent Level (CNEL or Ld,,,) represents a concept of noise dose as it occurs over a 24-hour period. It is the same as a 24-hour L,,,, with one important exception; CNEL treats evening and nighttime noise differently from daytime notisc. Ir determining CNEL, it is assumed that the A- weighted Levels occurring at evening(7 p.m. to 10 p.iii � are 5 dB louder and nighttime (10 p.m. to 7 a.m.) are 10 dB louder than they really are,These penalties are applied to account for greater sensitivity to evening and nighttime noise, and the fact that events in the evening and nighttime are often perceived to be more intrusive because the background arribient noise at night is less than [lie ambient noise during the day. Brookfield Residential Tustin Legacy Development Projects References and Endnotes Average Daily Traffic Volw-ue, City of Tustin Public Work's Engineering Department Brookfield Residential, Preliminary Site Design CAD Drawings for Tustin Legacy, Received April 30, 2019. Califon-tia Code of Regulations, Title 24, Part 2, Volurne 1, Chapter 12 — Interior Environment, Section 1207—Sound Transir:iission, 2016 City of Tustin General Plan, City of Tustin,July 2017 FH-WA-TS-77-202, Insulation of Bui7dings Against Highway Noise, By Bruce Davy and Steven Skale, Wyle Research, U.S. Department of Transportation, Federal Highway Administrafion, Office of Environmental Policy. Sound Attenuation Guidelines, County of Orange Environinentat Management Agency HMMH 300 S. Harbor Boulevard,Suite 516 Anaheim,CA 92805 www.hmmh.com TECHNICAL MEMORANDUM To: Ms.Susan McDowell Project Manager Brookfield Residential 3200 Park Center Drive,Suite 1000 Costa Mesa,CA 92626 From: Dillon S.TannIer and Vincent Ma Date: July 8, 2019 Subject: Addendum to the City of Tustin Preliminary Noise Analysis Report for the Tustin Legacy Development Projects for Brookfield Residential Reference: HMMH Project Number 309989.000 1. Introduction On June 25, 2019 HMMH received updated plotting to the Tustin Legacy site plan which included revisions to the southern end of the development area. It was requested that HMMH update the Preliminary Noise Analysis for the City of Tustin,to reflect the redesigned site plan to help determine if mitigation was still required. Based on analysis of the Tustin Legacy updated site plan using the Traffic Noise Model 2.5, exterior noise levels are below the Exterior Noise impact criteria threshold of 65 dBA CNEL at single-family and multi-family residential land uses per the City of Tustin plan,and therefore exterior mitigation is no longer required at the worst case units near Tustin Ranch Road. Findings of the analysis to the updated site plan of Tustin Legacy follow below. Addendum to Preliminary Noise Analysis Report July 8,2019 Page 2 2. Analysis The updated site plan for the southern portion of the development area is provided in Figure 1. The only minor change to the site plan is the removal of one large building and the addition of several smaller single-family building units in the updated plan. Figure 1.Updated Site Plan Source:Brookfield Residentiol R H K_ ROBERT HIUEY ARCHI I E C T 5 4C LM j 4113 7-7 0 4A RIM, 17 L5 ------------ 8 1- i'7 2 6 3 E_ IAAP SITE PLA ME 14 POTTING STUDY 7 N SCHE ��!Tl LEGACY-DSOUTH C2 COLLABORATIVE IUICI)EI Brookfield I I 1 (141 The worst-case unmitigated exterior noise levels at the buildings of the updated site plan closest to Tustin Ranch Road were calculated and are presented in Table 1. Based on the updated site plan exterior mitigation measures are no longer required. Addendum to Preliminary Noise Analysis Report July 8,2019 Page 3 Table 1.Worst-Case Unmitigated Exterior Noise Levels(dB CNEL) Site Block Building Worst-Case Exterior Noise Levels(dB CNEL) D 4A 58.6 D 413 60.7 D 4C 62.4 D 4D 63.9 D 4E 62.5 Interior roadway noise exposure remains unchanged and no additional mitigation is required.A final interior noise analysis should be completed upon completion of final architecture plans to determine exact recommendation of STC ratings. (10 Stantec Memo To: Krys Saldivar From: Maria Morris and Daryl Zerfass City of Tustin Stantec File: 2073007400 Date: June 11, 2019 Reference: Tustin Legacy Neighborhood D South Intersection Sizing This memorandum summarizes the findings of a focused traffic study for the Tustin Legacy Neighborhood D South area. The purpose of this study is to size the Neighborhood D South intersections, determine appropriate lane geometrics, and verify intersection control types. For this study, land use assumptions for the Neighborhood D South area were provided by the City and are summarized in Table 1 below, and a trip generation summary is provided in the attached Table 2. Table 1: Neighborhood D South Land Use Summary Land Use Unit Current Plan Proposed Single Family Housing DU 0 114 Multi-Family Housing DU 1829 2027 Hotel RM 550 120 Community Commercial KSF 20.4 10 Office KSF 420 445 Continuing Care-Senior Housing UNIT 0 521 Park AC 0 6_ Park-Legacy Park/Triangle Park; DU= Dwelling Units;RM=Rooms; KSF=Thousands of Square Feet; Unit= Bed;AC=Acres Methodology: To derive future forecast traffic volumes for a buildout horizon, two traffic models were used: the Irvine Transportation Analysis Model (ITAM) and the Tustin Legacy Traffic Model (TLTM). ITAM is used to estimate traffic volume data for the major intersections along the boundary of Neighborhood D South consistent with the Tustin Legacy Specific Plan Update (2017). The TLTM is a focused subarea model that has much greater detail in the Tustin Legacy area than does ITAM and is used to estimate traffic volume data for the internal intersections and some boundary intersections. Both models were updated with the latest land use assumptions for Neighborhood D South. The TLTM was also updated with the proposed internal roadway network as provided by City staff. The resulting AM peak hour and PM peak hour forecast volumes were analyzed using the City's standard intersection capacity utilization (ICU) methodology and the Highway Capacity Manual (HCM) methodology using Synch ro/Si mTraffic software. The ICU methodology is the appropriate methodology for a planning level analysis of signalized intersections and was used to determine overall intersection capacity and level of service (LOS) for the purpose of determining appropriate lane geometrics. Synchro was utilized to evaluate the operational characteristics of intersections (reported as delay in seconds and LOS) and SimTraffic was used to evaluate turn pocket storage lengths using 95th percentile queue length (feet) estimates. To determine appropriate turn pocket storage lengths, existing turn pocket lengths and typical pocket lengths (150'-200') for future intersections were inputted into the SimTraffic program. A series of traffic simulations was carried out and adjustments to the turn pocket storage lengths were made based on the resulting 95th percentile queue length. mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061l\mem-neigh-d-south-rdwy-20190611.docx June 11,2019 Krys Saldivar Page 2 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Evaluation: The intersection control, ICU, and LOS summary for the signalized intersections are provided in the attached Table 3. Table 4 summarizes the delay and the delay-based LOS for all non-signalized intersections. As shown in Table 3, each signalized intersection is forecast to operate at LOS C or better based on the recommended geometrics, except for the Tustin Ranch Road/Von Karman Avenue and Barranca Parkway intersection, which is forecast to operate at LOS E in the PIVI peak hour. Each stop-sign controlled intersection is forecast to operate at LOS C or better, except the right-turn-in/out restricted intersections of Street G at Warner Avenue and the driveway at Barranca Parkway,which are both located between two signalized intersections, and where alternative routes are available to vehicles experiencing excessive delay. Table 5 summarizes the 95 1h percentile queue length estimates and the preliminary turn pocket storage length assumptions for each intersection. Existing turn pocket lengths are shown for built intersections. At certain locations the estimated 95 th percentile queue length exceeds the storage provided by the turn pocket assumptions. For these locations, it is recommended that longer turn pockets be provided when feasible. Table 6 summarizes the recommended turn storage lengths. Lastly, a signal warrant analysis was conducted for each intersection where side-street volumes meet the minimum volume threshold, and the results are summarized in Table 7. As shown, each intersection meets the peak hour volume criteria for installation of a traffic signal. Exhibits depicting the intersection location numbering, intersection control types, peak hour intersection volumes and signal warrant thresholds are attached for reference (see Figures 1 through 5). For this analysis, Stantec prepared future forecast traffic volumes, evaluated intersection capacity and operation, reported queue length estimates, and conducted a signal warrant analysis. The information contained in this memo can be used to size Neighborhood D South intersections, determine appropriate lane geometrics and verify intersection control type. Stantec Consulting Services Inc. ,Ka4,tc;�'7;, "Ciria AICP, PTP D1?aryl ZYass PEE, PTP Sr. Transportation Planner Principal, Transportation Planning &Traffic Engineering Phone: (949)923-6072 Phone: (949)923-6058 Maria.Morris@stantec.com Daryl.Zerfass@stantec.com Attachments: Table 2:Neighborhood D South Trip Generation Summary Table 3:Neighborhood D South ICU and LOS Summary-Signalized Intersections Table 4:Neighborhood D South Delay and LOS Summary Table 5:Neighborhood D South Queuing Analysis Summary Table 6:Neighborhood D South Recommended Left-Turn Storage Lengths Table 7:Neighborhood D South Signal Warrant Analysis Figure 1:Intersection Location Map Figure 2:Intersection Controls Figure 3:AM Peak Hour Volumes Figure 4:PM Peak Hour Volumes Figure 5:Warrant 3,Peak Hour ICU Worksheets mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061l\mem-neigh-d-south-rdwy-20190611.docx June 11,2019 Krys Saldivar Page 3 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Synchro Worksheet SIMTraffic Queuing Worksheets C. file Desian �oth community in mind MM\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061 1\mem—neigh—d—south—rdwy-2019061 1.docx June 11,2019 Krys Saldivar Page 4 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Table 2: Neighborhood D South Trip Generation and Trip Rates AM Peak Hour PM Peak Hour Description Unit Amount ADT In Out Total In Out Total CURRENTPLAN Single Family Housing DU 0 0 0 0 0 0 0 0 Multi-Family Housing DU 1,829 12,163 183 750 933 732 402 1,134 Hotel RM 550 4,494 171 121 292 171 160 330 Community Commercial KSF 20.4 871 12 7 20 36 39 76 Office KSF 420 4,633 575 80 655 105 521 626 Continuing Care-Senior Housing Unit 0 0 0 0 0 0 0 0 Total Current Plan Trip Generation 22,160 941 958 1,899 1,043 1,122 2,165 PROPOSED PLAN Single Family Housing DU 114 1,085 22 64 86 72 42 114 Multi-Family Housing DU 2,027 13,480 203 831 1,034 811 446 1,257 Hotel RM 120 980 37 26 64 37 35 72 Community Commercial KSF 10 427 6 4 10 18 19 37 Office KSF 445 4,908 610 85 694 ill 552 663 Continuing Care-Senior Housing Unit 521 1,250 47 26 73 31 52 83 Park AC 6 30 0 0 0 0 0 0 Total Proposed Plan Trip Generation 22,161 924 1,036 1,960 1,080 1,146 2,226 TRIP RATES Single Family Housing DU 9.52 .19 .56 .75 .63 .37 1.00 Multi-Family Housing DU 6.65 .10 .41 .51 .40 .22 .62 Hotel RM 8.17 .31 .22 .53 .31 .29 .60 Community Commercial KSF 42.70 .60 .36 .96 1.78 1.93 3.71 Office KSF 11.03 1.37 .19 1.56 .25 1.24 1.49 Continuing Care-Senior Housing Unit 2.40 .09 .05 .14 .06 .10 .16 Park AC 5.00 .00 .00 .00 .00 .00 .00 Park-Legacy Park/Triangle Park; DU= Dwelling Units; RM Rooms; KSF=Thousands of Square Feet; Unit Bed;AC Acres mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061l\mem-neigh-d-south-rdwy-20190611.docx June 11,2019 Krys SaIdivar Page 5 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Table 3: Neighborhood D South ICU and LOS Summary-Signalized Intersections AM Peak Hour PM Peak Hour Intersection Control Type ICU LOS ICU LOS 5.Armstrong&Warner Signal 0.66 B 0.65 B 6.Armstrong&Flight/St A Signal 0.28 A 0.32 A 7.Tustin Ranch&Legacy/Park Signal 0.48 A 0.58 A 14.Tustin Ranch&St D Signal 0.45 A 0.46 A 15. Legacy&Warner Signal 0.60 A 0.72 C 16.Armstrong&Flight/St F Signal 0.32 A 0.40 A 38.St F&Legacy Signal 0.22 A 0.31 A 130.St C&Warner Signal 0.50 A 0.57 A 132.St D&Warner Signal 0.49 A 0.55 A 141. Legacy&St E Signal 0.33 A 0.32 A 146.Armstrong&Barranca Signal 0.52 A 0.75 C 150.Tustin Ranch/Von Karman&Barranca Signal 1 0.80 1 C 1 0.95 E Notes: Intersection ICU LOS Ranges A 0.00-0.60 B 0.61 -0.70 C 0.71 -0.80 D 0.81 -0.90 E 0.91 -1.00 F Above 1.00 mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061l\mem-neigh-d-south-rdwy-20190611.docx June 11,2019 Krys Saldivar Page 6 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Table 4: Neighborhood D South Delay and LOS Summary AM Peak Hour PIVI Peak Hour Intersection Control Type Delay(sec) LOS Delay(sec) LOS 18.Armstrong &St E Side-street Stop 14.6 B 14.1 B 21.Armstrong&St G Side-street Stop 15.0 C 21.9 C 30.St B&St H Side-street Stop 8.7 A 8.8 A 31.St C&St H All-way Stop 7.4 A 7.8 A 32.St D&St H Side-street Stop 8.9 A 9.3 A 34.St B&St E Side-street Stop 9.6 A 10.0 B 35.St C&St E All-way Stop 7.5 A 8.1 A 36.St D&St E All-way Stop 8.1 A 8.1 A 40.St C&St A All-way Stop 10.4 B 8.5 A 46.St C&St F All-way Stop 7.4 A 8.4 B 131.St G RlR0&Warner Side-street Stop 22.7 C 30.7 D 134.St C&St G Side-street Stop 10.0 B 10.0 A 135.St B&St F Side-street Stop 10.7 B 12.0 B 136.St D&St F All-way Stop 7.4 A 8.4 A 143.St B&St A All-way Stop 7.2 A 7.6 A 144.St D&St A All-way Stop 8.4 A 9.5 A 145.Armstrong&Dwy RlR0 1 Side-street Stop 9.5 A 10.5 B 147. Dwy RlR0 2&Barranca Side-street Stop 27.9 D 22.4 C 149.Tustin Ranch&Dwy RlR0 3 Side-street Stop 21.5 C 16.7 C Source:Tustin Legacy Traffic Model(TLTM)and Irvine Transportation Analysis Model(ITAM) Note:Delay for signalized and all-way stop intersections represents the average vehicle delay(seconds).Delay for side-street stop intersections represents the average vehicle delay for the approach with the highest average delay. RIRO=Right-in,right-out Delay(seconds) Ranges for Unsignalized LOS Intersections A 0-10 B > 10-15 C >20-25 D > 10-35 E > 10-50 F >50 mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\20190611\mem-neigh-d-south-rdwy-20190611.docx June 11,2019 Krys Saldivar Page 7 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Table 5: Neighborhood D South Queuing Analysis Summary Control Description(NIS&EW /Time EBL EBR WBL WBR NBL NBR SBL SBR 5.Armstrong&Warner Signal 95th Percentile Queue(ft) AM 340 100 220 130 100 210 110 PM 350 170 220 240 210 120 100 Storage Pocket Length(ft) 250 250 200 260 200(2) 150(2) 260 6.Armstrong&Flight/St A Signal 95th Percentile Queue(ft) AM 40 -- 30 -- 30 60 -- PM 120 60 30 60 Storage Pocket Length(ft) 200 -- 200 -- 250 250 -- 7.Tustin Ranch& Legacy/Park Signal 95th Percentile Queue(ft) AM 200 190 110 30 100 30 160 80 PM 180 120 200 1 0 140 170 200 60 Storage Pocket Length(ft) 250 200 160(2) 250 275(2) 600 200(2) 350- 14.Tustin Ranch&St D Signal 95th Percentile Queue(ft) AM 90 150 -- -- 30 -- -- 100 PM 80 70 160 90 Storage Pocket Length(ft) 230(2) 200 -- 250 -- 200 15. Legacy&Warner Signal 95th Percentile Queue(ft) AM 170 190 80 200 50 300 PM 310 240 120 210 120 260 Storage Pocket Length(ft) 310(2) 260 200 -- 160 200 300(2) 16.Armstrong&Flight/St F Signal 95th Percentile Queue(ft) AM 30 -- 60 30 50 130 -- PM 160 50 70 40 60 Storage Pocket Length(ft) 250 200 150 200 +2 00 18.Armstrong&St E Stop 95th Percentile Queue(ft) AM 30 PM 70 Storage Pocket Length(ft) 200 21.Armstrong&St G Stop 95th Percentile Queue(ft) AM 30 PM 20 Storage Pocket Length(ft) 150 38.St F&Legacy Signal 95th Percentile Queue(ft) AM 40 PM 30 Storage Pocket Length(ft) 150 130.St C&Warner Signal 95th Percentile Queue(ft) AM 20 130 70 30 30 30 PM 110 100 90 40 80 30 Storage Pocket Length(ft) 200 200 150 150 150 150 mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061 1\mem-neigh-d-south-rdwy-2019061 l.docx June 11,2019 Krys Saldivar Page 8 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Control Description(NIS&EA /Time EBL EBR WBL WBR NBL NBR SBL SBR 131.St G&Warner Stop 95th Percentile Queue(ft) AM 0 PM 0 Storage Pocket Length(ft) 150 132.St D&Warner Signal 95th Percentile Queue(ft) AM 140 70 120 50 PM 180 120 90 50 Storage Pocket Length(ft) 250 120 200 200* — 141. Legacy&St E Signal 95th Percentile Queue(ft) AM 60 80 20 30 PM 60 100 60 170 Storage Pocket Length(ft) 150 100 100 50 144.St D&St A Stop 95th Percentile Queue(ft) AM 50 PM 70 Storage Pocket Length(ft) 150 145.Armstrong&Dwy RlRO 1 Stop 95th Percentile Queue(ft) AM 0 PM 0 Storage Pocket Length(ft) --+150 -- 146.Armstrong&Barranca Signal 95th Percentile Queue(ft) AM 170 210 220 80 40 170 100 PM 510 220 260 280 310 280 80 Storage Pocket Length(ft) 600 270(2) 300 260 180* 350 250 147.Dwy RlRO 2&Barranca Stop 95th Percentile Queue(ft) AM 0 PM 0 Storage Pocket Length(ft) 300 149.Tustin Ranch&Dwy RlRO 3 Stop 95th Percentile Queue(ft) AM 30 PM 0 Storage Pocket Length(ft) 150 150.Tustin RanchNon Karman& Barranca 95th Percentile Queue(ft) AM 210 410 290 240 240 200 PM 350 430 170 330 150 140 250(l) Storage Pocket Length(ft) 260(2) 350(2) 260 500(l) 470(2) 270(2) EBL=eastbound left-,EBR=eastbound right-,WBL=westbound left-,WBR=westbound right-,NBL=northbound left-,NBR=northbound right-, SBL=southbound left-,SBR=southbound right. *Continuous lane,length shown is measured from the turn entry. Numbers in parenthesis(X)represent the number of lanes for turn-pockets with more than one lane. Storage pocket lengths shown are minimum recommended. mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061 1\mem—neigh—d—south—rdwy-2019061 l.docx June 11,2019 Krys Saldivar Page 9 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Table 6: Neighborhood D South Recommended Turn Storage Lengths Intersection Movement Peak Volume Lanes Volume/ 95th Percentile Existing Recommended (NIS Rd at E/W Rd) Hour Lane Queue(ft) Storage Storage Length 5.Armstrong& SBL PM 130 2 65 210(AM) 150' 150' Warner NBL PM 380 2 190 210(PM) 200' 200' EBL PM 200 1 200 350(PM) 250' 250' WBL PM 150 1 150 220(PM) 200' 200' SBR AM 160 1 160 110(AM) 260' 260' EBR AM 210 1 210 170(PM) 250' 250' WBR PM 180 1 180 240(PM) 260' 260' 6.Armstrong&Flight/ SBL AM 60 1 60 60(PM) 250' 250' StA NBL PM 10 1 10 30(PM) 250' 250' EBL PM 170 1 170 120(PM) 200' WBL PM 30 1 30 60(PM) 200' 7.Tustin Ranch& SBL PM 180 2 90 200(P 200' 200' Legacy/Park NBL PM 240 2 120 140(PM) 275' 275' EBL AM 200 1 200 200(AM) 160' 250' WBL PM 220 2 110 200(PM) 160' 160' SBR AM 250 1 250 80(AM) 350' 350' NBR PM 350 1 350 170(PM) 600' 600' EBR AM 290 1 290 190(AM) 200' WBR PM 250 1 250 120(PM) 250' 14.Tustin Ranch& NBL PM 130 1 130 160(PM) 250' St D EBL PM 200 2 100 90(AM) 230' SBR PM 40 1 40 100(AM) 200' EBR AM 180 1 180 150(AM) 200' 15. Legacy&Warner SBL PM 60 1 60 120(PM) 200' NBL AM 210 2 105 210(PM) 160' 160' EBL PM 530 2 265 310(PM) 310' 310' WBL ID M 10 1 10 M) 200' 200' SBR AM 550 2 225 300(AM) 300' EBR PM 110 1 110 240(PM) 260' 260' 16.Armstrong& SBL AM 160 1 160 130(AM) 200' Flight/St F NBL AM 30 1 30 50(AM) 200' EBL PM 210 1 210 160(PM) 250' WBL AM 50 1 50 60(AM) 200' WBR PM 140 1 140 70(PM) 150' 18.Armstrong &St E SBL AM 20 1 20 70(PM) 200' 21.Armstrong&St G SBL AM 30 1 30 30(AM) 150' 38.St F&Legacy NBL AM 10 1 10 40(AM) 150' 130.St C&Warner SBL PM 70 1 70 80(PM) 150' NBL PM 90 1 90 90(PM) 150' EBL PM 40 1 40 110(PM) 200' WBL AM 120 1 120 130(AM) 200' SBR AM 10 1 10 30(AM) 150' NBR PM 10 1 10 40(PM) 150' 131.St G&Warner EBR PM 10 1 10 0 150' mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061l\mem-neigh-d-south-rdwy-20190611.docx June 11,2019 Krys Saldivar Page 10 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Intersection Movement Peak Volume Lanes Volume/ 95th Percentile Existing Recommended (NIS Rd at E/W Rd) Hour Lane Queue(ft) Storage Storage Length 132.St D&Warner NBL AM 150 1 150 120(AM) 200' WBL PM 50 1 50 120(P ) 120' EBR PM 90 1 90 180(PM) 250' NBR AM 40 1 40 50(P ) 1 250' 141. Legacy&St E SBL PM 30 1 30 70(PM) 150' NBL PM 120 1 120 100(PM) 100, NBR PM 60 1 60 60(PM) 100, EBR PM 140 1 140 60(PM) 150' 144.St D&St A NBL PM 110 1 110 70(PM) 150' 145.Armstrong& NBR AM/PM 10 1 10 0 150' Dwy RIRO 1 146.Armstrong& SBL PM 160 1 160 280(PM) 350' 350' Barranca NBL PM 240 1 240 280(PM) 170' 260' EBL PM 130 1 130 510(PM) 600' 600' WBL AM 290 2 145 220(PM) 270' 270' SBR AM 140 1 140 100(AM) 250' NBR PM 350 1 350 310(PM) 180' 180' WBR AM 180 1 180 260(PM) 300' 300' 147. Dwy RIRO 2& WBR AM 320 1 320 0 300' Barranca 149.Tustin Ranch& SBR AM/PM 50 1 50 30(AM) 150' Dwy RIRO 3 150.Tustin Ranch/Von SBL PM 140 2 70 240(AM) 470' 470' Karman&Barranca NBL PM 280 2 140 330(PM) 2507500' 2507500' EBL PM 430 2 215 350(PM) 260' 260' WBL AM 620 2 310 430(P ) 350' 350' SBR PM 520 2 260_ 200(AM) 270' 270' WBR PM 250 1 250 290(AM) 260' 260' EBL=eastbound left-,EBR eastbound right-,WBL=westbound left-,WBR westbound right-,NBL=northbound left-,NBR=northbound right-,SBL southbound left-,SBR=southbound right-,ft=feet. Volume shown is the highest of the AM and PM 951h percentile queue length derived using Synch ro/S i mTraffic Software and amount shown is highest of the AM and PM Storage pocket lengths shown are minimum recommended. mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061 1\mem—neigh—d—south—rdwy-2019061 l.docx June 11,2019 Krys Saldivar Page 11 of 11 Reference: Tustin Legacy Neighborhood D South Intersection Sizing Table 7: Neighborhood D South Signal Warrant Analysis Major Approach Lanes AM Peak Hour PM Peak Hour Street Major Minor Major Minor Speed Major Minor Street Street Street Street Warrant Location (mph) Street Street Volume Volume Volume Volume Satisfied? 6.Armstrong&Flight/St A 45 2 1 1,040 50 940 190 Yes 14.Tustin Ranch&St D 50 3 1 2,220 250 3,050 210 Yes 16.Armstrong&Flight/St F 45 2 1 1,240 150 930 420 Yes 38. Legacy&St F 35 2 1 1,010 20 1,180 130 Yes 130.St C&Warner 50 3 1 3,690 60 41230 120 Yes 132.St D&Warner 50 3 1 3,550 190 4,220 13 Yes 141. Legacy&St E 35 2 1 1,020 190 1,300 260+ Yes See Figure 5 for warrant criteria. mm\\us03OO-ppfss0l\workgroup\2073\active\2073007400\correspondence\memos\2019061l\mem-neigh-d-south-rdwy-20190611.docx z z St G Q St St H CD C) U) St E StA Q CP 8P Legend Rr Intersection location number Stantec Figure 1 Intersection Location Map /h ftner 15C StG St i9tp 3 St H '400 Cn St E StA /A' St A Legend Signal control Stop control Figure 2 Stantec Intersection Controls A'p- 0 50 v-20 4-1750 *120 -1890 ?40 �10 z z z z 10'r 1780-)� 1790+ 4—F 10-4 1 O-A 60� v"i 10 —10 cnc:) CD C, -10 Arlo StG A Ar4 -10 1*4 CIS--,Z) AA k 10 —r'(p I Ij 10- CD lo. F— 50-* c" I'VIL V-10 F F X40 Fc,� <-10 CD cz, Orl 0 A?T k Arlo 44 St H lo.* 10- I O-A CIJ c"I IN U) V-10 V-2 cnc=, *-10 10 0 *40 M2 *50 Ar3O A? + %i Arl 0 *-50 54 Arlo 40 100-0 vi + if i O.W Act CD CD 10 mcn CD CD St E 10- V M 10, —.4 - Y 10-A 20-> —co A40 IN k;lro- 0 vL30 ZQ 9, 10 p r10 At C� -Z� lo�w 10- vj -- ....... C) 30-* CD C) 6 20 StA k 2N 1?0 10 41 /"kyo NO 7 160� A' lkqo T'6�30 Stantec Figure 3 AM Peak Hour Volumes A' k 90 50 -1930 X" A,60 -2040 /Ki 40-w co 2140.,,. �.Ag 2210- 10-4 10-% kjo -20 1& -10 Arl 0 �101+0 StG C:)CD lo-W *-30 fcg Arlo 1014�", "Ig —a— 1 11 kjo Ile 10- ct 7?j (i; ci A 11 _C)�2 70 IU V-10 CD en, �Ll 0 C�CD cn. -10 Arlo 7T7� "rIo St H lo-* 10- 10- 0 104 30,& co 0 V-10 cp OLIO C�CD -10 CD C> 0 7;7� '10 A?Tj CD CD CD 4,20 Arl 0 151? 7 T1 �,40 20- 30-W IV , 1�_ko 70-)- 883 30-0- t c9 St E 10- _:, go-,- 10-4 lonk 140- kj, %;r 0 PA �,2, '1-20 DA A, -10 V-100 C>C�C� -20 ;_T1 Arlo '�IRA 5 160* 40,1 StA 88 250 k IN N A'C:V '60 A An 0 Stantec Figure 4 PM Peak Hour Volumes 500 2 OR MORE LANES(MAJOR)&2 OR MORE LANES(MINOR) 400 2 OR MORE LANES(MAJOR)&1 LANE(MINOR) OR 1 LANE(MAJOR)&2 OR MORE LANES(MINOR) 300 > cc LU rL F— 0 LU rL 200 0 -6 > 100 1 LANE(MAJOR)&1 LANE(MINOR) 300 400 500 600 700 800 900 1000 1100 1200 1300 MAJOR STREET VPH (Total of Both Approaches) 0 AM peak hour Major Street Volume,Minor Street Volume 0 PM peak hour Major Street Volume,Minor Street Volume A Note:These curves are recommended for use in community less than 10,000 population or above 40 MPH on Major Street. Note:100 vph applies as the lower threshold volume for a minor-street approach with two or more lanes,and 75 vph applies as the lowerthreshold volume for a minor-street approach with one lane. Source:MUTCD-Figure 4C-4 Figure 5 Stantec Warrant 3, Peak Hour (70% Factor) 5. Armstrong & Warner 6. Armstrong & Flight/St A Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 2 3400 120 .04* 380 .11* NBL 1 1700 10 .01* 10 .01 NBT 2 3400 180 .05 200 .06 NBT 2 3400 330 .10 460 .15* NBR d 1700 80 .05 160 .09 NBR 0 0 10 50 SBL 2 3400 110 .03 130 .04 SBL 1 1700 60 .04 10 .01* SBT 2 3400 550 .16* 90 .03* SBT 2 3400 450 .19* 400 .12 SBR 1 1700 160 .09 140 .08 SBR 0 0 180 10 EBL 1 1700 120 .07 200 .12 EBL 1 1700 20 .01 170 .10* EBT 3 5100 1610 .32* 1900 .37* EBT 1 1700 10 .02* 10 .01 EBR 1 1700 210 .12 170 .10 EBR 0 0 20 10 WBL 1 1700 150 .09* 150 .09* WBL 1 1700 10 .01* 30 .02 WBT 3 5100 1570 .31 1700 .33 WBT 1 1700 10 .01 10 .01* WBR 1 1700 80 .05 180 .11 WBR 0 0 10 10 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .66 .65 TOTAL CAPACITY UTILIZATION .28 .32 7. Tustin Ranch & Leqacy/Park 14. Tustin Ranch & St D -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 2 3400 140 .04* 240 .07 NBL 1 1700 10 .01* 130 .08 NBT 3 5100 570 .11 1400 .27* NBT 3 5100 700 .14 1780 .35* NBR 1 1700 60 .04 350 .21 NBR 0 0 0 0 SBL 2 3400 90 .03 180 .05* SBL 0 0 0 0 SBT 3 5100 1150 .23* 820 .16 SBT 3 5100 1480 .29* 1110 .22 SBR 1 1700 250 .15 150 .09 SBR 1 1700 30 .02 40 .02 EBL 1 1700 200 .12* 170 .10* EBL 2 3400 70 .02* 200 .06* EBT 2 3400 200 .06 330 .10 EBT 0 0 0 0 EBR d 1700 290 .17 160 .09 EBR 1 1700 180 .11 100 .06 WBL 2 3400 70 .02 220 .06 WBL 0 0 0 0 WBT 2 3400 120 .04* 370 .11* WBT 0 0 0 0 WBR 1 1700 40 .02 250 .15 WBR 0 0 0 0 Clearance Interval .05* .05* Right Turn Adjustment EBR .08* ---- Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .48 .58 -- TOTAL CAPACITY UTILIZATION .45 .46 15. Legacy & Warner 16. Armstrong & Flight/St F Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 210 .12* 180 .11* NBL 1 1700 30 .02* 20 .01 NBT 2 3400 290 .09 540 .16 NBT 2 3400 310 .09 480 .14* NBR 0 0 10 10 NBR 0 0 10 10 SBL 1 1700 20 .01 60 .04 SBL 1 1700 160 .09 50 .03* SBT 2 3400 420 .12* 440 .13* SBT 2 3400 620 .21* 360 .11 SBR 2 3400 550 .16 480 .14 SBR 0 0 110 10 EBL 2 3400 200 .06 530 .16* EBL 1 1700 10 .01 210 .12* EBT 3 5100 1510 .30* 1530 .30 EBT 1 1700 10 .01* 180 .12 EBR 1 1700 70 .04 110 .06 EBR 0 0 10 30 WBL 1 1700 10 .01* 10 .01 WBL 1 1700 50 .03* 30 .02 WBT 3 5100 990 .20 1340 .27* WBT 1 1700 40 .02 30 .02* WBR 0 0 10 60 WBR 1 1700 60 .04 140 .08 Clearance Interval .05* .05* Right Turn Adjustment WBR .04* Note: Assumes Right-Turn Overlap for SBR Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .60 .72 TOTAL CAPACITY UTILIZATION .32 .40 18. Armstrong & St E 21. Armstrong & St G -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 0 0 NBL 0 0 0 0 NBT 2 3400 330 .11 510 .17* NBT 2 3400 370 .11 820 .24* NBR 0 0 30 70 NBR 0 0 10 10 SBL 1 1700 20 .01 10 .01* SBL 1 1700 30 .02 10 .01* SBT 2 3400 660 .19* 410 .12 SBT 2 3400 880 .26* 400 .12 SBR 0 0 0 0 SBR 0 0 0 0 EBL 0 0 0 0 EBL 0 0 0 0 EBT 0 0 0 0 EBT 0 0 0 0 EBR 0 0 0 0 EBR 0 0 0 0 WBL 0 0 30 10 WBL 0 0 10 20 WBT 1 1700 0 .03* 0 .01* WBT 1 1700 0 .01* 0 .02* WBR 0 0 20 10 WBR 0 0 10 10 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .27 .24 TOTAL CAPACITY UTILIZATION .32 .32 30. St B & St H 31. St C & St H -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 0 0 NBL 0 0 20 [.Oil* 10 NBT 1 1700 20 .02* 30 .02* NBT 1 1700 20 .03 90 .08* NBR 0 0 10 10 NBR 0 0 10 40 SBL 0 0 10 [.Oil* 10 [.Oil* SBL 0 0 10 10 [.Oil* SBT 1 1700 10 .01 10 .01 SBT 1 1700 50 .04* 90 .06 SBR 0 0 0 0 SBR 0 0 10 10 EBL 0 0 0 0 EBL 0 0 10 [.oil* 10 [.Oil* EBT 0 0 0 0 EBT 1 1700 10 .02 10 .02 EBR 0 0 0 0 EBR 0 0 10 10 WBL 0 0 10 10 WBL 0 0 10 10 WBT 1 1700 0 .03* 0 .01* WBT 1 1700 10 .02* 10 .02* WBR 0 0 40 10 WBR 0 0 10 10 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .11 .09 TOTAL CAPACITY UTILIZATION .13 .17 32. St D & St H 34. St B & St E Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 10 10 [.Oil* NBL 0 0 10 [.Oil* 10 [.Oil* NBT 1 1700 60 .04* 60 .04 NBT 1 1700 10 .02 10 .02 NBR 0 0 0 0 NBR 0 0 10 10 SBL 0 0 0 0 SBL 0 0 10 10 SBT 1 1700 30 .02 110 .07* SBT 1 1700 10 .02* 10 .02* SBR 0 0 10 10 SBR 0 0 10 10 EBL 0 0 10 [.oil* 10 EBL 0 0 10 [.oil* 20 EBT 1 1700 0 .01 0 .02* EBT 1 1700 10 .02 70 .06* EBR 0 0 10 30 EBR 0 0 10 10 WBL 0 0 0 0 WBL 0 0 10 10 [.oil* WBT 0 0 0 0 WBT 1 1700 40 .04* 10 .02 WBR 0 0 0 0 WBR 0 0 10 10 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .10 .15 TOTAL CAPACITY UTILIZATION .13 .15 35. St C & St E 36. St D & St E -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 10 [.Oil* 10 NBL 0 0 10 10 [.Oil* NBT 1 1700 30 .03 100 .08* NBT 1 1700 10 .06* 10 .04 NBR 0 0 10 30 NBR 0 0 80 40 SBL 0 0 10 40 1.021* SBL 0 0 90 [.051* 40 SBT 1 1700 50 .04* 60 .06 SBT 1 1700 40 .08 50 .06* SBR 0 0 10 10 SBR 0 0 10 10 EBL 0 0 10 [.Oil* 30 EBL 0 0 10 [.oil* 10 1.011* EBT 1 1700 10 .02 30 .04* EBT 1 1700 20 .02 90 .06 EBR 0 0 10 10 EBR 0 0 10 10 WBL 0 0 10 10 1.011* WBL 0 0 20 40 WBT 1 1700 50 .04* 20 .02 WBT 1 1700 50 .05* 20 .08* WBR 0 0 10 10 WBR 0 0 10 70 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .15 .20 TOTAL CAPACITY UTILIZATION .22 .21 38. Legacy & C St 40. St C & St A -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 10 .01* 10 .01 NBL 0 0 10 10 NBT 2 3400 500 .15 610 .18* NBT 1 1700 20 .05* 30 .08* NBR 0 0 0 0 NBR 0 0 60 90 SBL 0 0 0 0 SBL 0 0 60 [.041* 40 [.021* SBT 2 3400 490 .15* 530 .16 SBT 1 1700 10 .05 10 .04 SBR 0 0 10 30 SBR 0 0 10 10 EBL 0 0 10 1.011* 120 EBL 0 0 10 [.oil* 10 EBT 1 1700 0 .01 0 .08* EBT 1 1700 20 .02 160 .11* EBR 0 0 10 10 EBR 0 0 10 10 WBL 0 0 0 0 WBL 0 0 10 10 [.oil* WBT 0 0 0 0 WBT 1 1700 30 .04* 20 .08 WBR 0 0 0 0 WBR 0 0 30 100 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .22 .31 TOTAL CAPACITY UTILIZATION .19 .27 46. St C & St F 130. St C & Warner -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 10 [.Oil* 10 NBL 1 1700 40 .02* 90 .05* NBT 1 1700 30 .03 90 .06* NBT 1 1700 10 .01 20 .01 NBR 0 0 10 10 NBR 1 1700 10 .01 10 .01 SBL 0 0 10 10 [.Oil* SBL 1 1700 10 .01 70 .04 SBT 1 1700 10 .08* 10 .04 SBT 1 1700 10 .01* 10 .01* SBR 0 0 110 40 SBR 1 1700 10 .01 10 .01 EBL 0 0 10 10 EBL 1 1700 10 .01 40 .02 EBT 1 1700 10 .04* 110 .13* EBT 3 5100 1780 .35* 2140 .42* EBR 0 0 50 100 EBR 0 0 10 10 WBL 0 0 10 [.Oil* 10 [.Oil* WBL 1 1700 120 .07* 60 .04* WBT 1 1700 10 .02 10 .02 WBT 3 5100 1750 .35 1930 .39 WBR 0 0 10 20 WBR 0 0 20 50 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .19 .26 TOTAL CAPACITY UTILIZATION .50 .57 131. St G RIRO & Warner 132. St D & Warner Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 0 0 NBL 1 1700 150 .09* 90 .05* NBT 0 0 0 0 NBT 0 0 0 0 NBR 1 1700 10 .01 10 .01 NBR 1 1700 40 .02 40 .02 SBL 0 0 0 0 SBL 0 0 0 0 SBT 0 0 0 0 SBT 0 0 0 0 SBR 0 0 0 0 SBR 0 0 0 0 EBL 0 0 0 0 EBL 0 0 0 0 EBT 3 5100 1790 .35 2210 .43* EBT 3 5100 1740 .34* 2130 .42* EBR 1 1700 10 .01 10 .01 EBR 1 1700 60 .04 90 .05 WBL 0 0 0 0 WBL 1 1700 10 .01* 50 .03* WBT 3 5100 1890 .37* 2040 40 WBT 3 5100 1740 .34 1950 .38 WBR 0 0 0 0 WBR 0 0 0 0 Right Turn Adjustment NBR .01* Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .49 .55 TOTAL CAPACITY UTILIZATION .42 .49 134. St C & St G 135. St B & St F -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 10 [.Oil* 10 NBL 0 0 70 170 NBT 1 1700 40 .04 100 .07* NBT 1 1700 0 .05* 0 .11* NBR 0 0 10 10 NBR 0 0 10 10 SBL 0 0 10 10 [.Oil* SBL 0 0 0 0 SBT 1 1700 100 .07* 50 .04 SBT 0 0 0 0 SBR 0 0 10 10 SBR 0 0 0 0 EBL 0 0 10 [.Oil* 10 [.Oil* EBL 0 0 0 0 EBT 1 1700 10 .02 10 .02 EBT 1 1700 50 .09* 200 .13* EBR 0 0 10 10 EBR 0 0 110 20 WBL 0 0 10 10 WBL 0 0 40 [.021* 10 [.Oil* WBT 1 1700 10 .02* 10 .02* WBT 1 1700 70 .06 30 .02 WBR 0 0 10 10 WBR 0 0 0 0 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .16 .16 TOTAL CAPACITY UTILIZATION .21 .30 136. St D & St F 138. Dwys & E St Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 10 10 1.011* NBL 0 0 10 [.Oil* 10 [.Oil* NBT 1 1700 60 .05* 60 .05 NBT 1 1700 0 .01 0 .01 NBR 0 0 10 10 NBR 0 0 10 10 SBL 0 0 10 [.Oil* 20 SBL 0 0 70 90 SBT 1 1700 30 .03 110 .08* SBT 1 1700 0 .11* 0 .06* SBR 0 0 10 10 SBR 0 0 110 10 EBL 0 0 10 [.Oil* 10 EBL 0 0 10 [.Oil* 50 EBT 1 1700 10 .02 110 .08* EBT 1 1700 100 .09 750 .52* EBR 0 0 10 10 EBR 0 0 40 90 WBL 0 0 10 10 [.oil* WBL 0 0 20 30 1.021* WBT 1 1700 10 .02* 20 .02 WBT 1 1700 420 .28* 150 .15 WBR 0 0 10 10 WBR 0 0 30 80 Clearance Interval .05* .05* Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .14 .23 TOTAL CAPACITY UTILIZATION .46 .66 141. Legacy & St E 143. St B & St A Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 80 .05* 120 .07* NBL 0 0 10 [.Oil* 30 NBT 2 3400 430 .13 580 .17 NBT 1 1700 10 .02 10 .07* NBR 1 1700 10 .01 60 .04 NBR 0 0 10 80 SBL 1 1700 10 .01 30 .02 SBL 0 0 20 40 [.021* SBT 2 3400 480 .14* 500 .15* SBT 1 1700 10 .02* 10 .04 SBR 0 0 10 10 SBR 0 0 10 10 EBL 0 0 40 10 EBL 0 0 10 10 EBT 1 1700 10 .03* 10 .01* EBT 1 1700 10 .05* 50 .04* EBR 1 1700 130 .08 140 .08 EBR 0 0 60 10 WBL 0 0 70 30 WBL 0 0 10 [.Oil* 10 1.011* WBT 1 1700 10 .05* 10 .02* WBT 1 1700 10 .03 10 .02 WBR 1 1700 40 .02 20 .01 WBR 0 0 30 20 Right Turn Adjustment EBR .01* EBR .02* Clearance Interval .05* .05* Clearance Interval .05* .05* -- Note: Assumes E/W Split Phasing TOTAL CAPACITY UTILIZATION .14 .19 TOTAL CAPACITY UTILIZATION .33 .32 144. St D & St A 145. Armstrong & Dwy RIRO 1 -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 40 .02* 110 .06* NBL 0 0 0 0 NBT 1 1700 10 .01 60 .04 NBT 2 3400 330 .10 400 .12 NBR 0 0 0 0 NBR 1 1700 10 .01 10 .01 SBL 0 0 0 0 SBL 0 0 0 0 SBT 1 1700 120 .08* 50 .05* SBT 2 3400 480 .14* 510 .15* SBR 0 0 20 30 SBR 0 0 0 0 EBL 0 0 20 40 EBL 0 0 0 0 EBT 1 1700 0 .09* 0 .17* EBT 0 0 0 0 EBR 0 0 130 250 EBR 0 0 0 0 WBL 0 0 0 0 WBL 0 0 0 0 WBT 0 0 0 0 WBT 0 0 0 0 WBR 0 0 0 0 WBR 1 1700 20 .01 120 .07 Clearance Interval .05* .05* Right Turn Adjustment WBR .05* ---- Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .24 .33 -- TOTAL CAPACITY UTILIZATION .19 .25 146. Armstrong & Barranca 147. Dwy RIRO 2 & Barranca -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 60 .04* 240 .14* NBL 0 0 0 0 NBT 1 1700 50 .03 160 .09 NBT 0 0 0 0 NBR 1 1700 60 .04 350 .21 NBR 0 0 0 0 SBL 1 1700 160 .09 160 .09 SBL 0 0 0 0 SBT 1 1700 180 .11* 240 .14* SBT 0 0 0 0 SBR 1 1700 140 .08 110 .06 SBR 1 1700 10 .01 10 .01 EBL 1 1700 110 .06 130 .08 EBL 0 0 0 0 EBT 3 5100 1150 .23* 1890 .37* EBT 3 5100 1370 .27 2400 .47* EBR d 1700 150 .09 100 .06 EBR 0 0 0 0 WBL 2 3400 290 .09* 160 .05* WBL 0 0 0 0 WBT 4 6800 1630 .24 1510 .22 WBT 4 6800 2090 .31* 1780 .26 WBR 1 1700 180 .11 120 .07 WBR 1 1700 320 .19 60 .04 Clearance Interval .05* .05* Right Turn Adjustment SBR .01* ---- Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .52 .75 -- TOTAL CAPACITY UTILIZATION .37 .52 149. Tustin Ranch & Dwy RIRO 3 150. Tustin Ranch/Von Karman & Barranca -------- -------- Tustin Legacy N-D Tustin Legacy N-D AM PK HOUR PM PK HOUR AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C LANES CAPACITY VOL V/C VOL V/C NBL 0 0 0 0 NBL 2 3400 190 .06* 280 .08 NBT 3 5100 710 .14 1900 .37* NBT 2 3400 350 .10 1220 .36* NBR 0 0 0 0 NBR d 1700 150 .09 470 .28 SBL 0 0 0 0 SBL 2 3400 100 .03 140 .04* SBT 3 5100 1610 .32* 1160 .23 SBT 2 3400 1150 .34* 550 .16 SBR 1 1700 50 .03 50 .03 SBR 2 3400 390 .11 520 .15 EBL 0 0 0 0 EBL 2 3400 280 .08* 430 .13 EBT 0 0 0 0 EBT 3 5100 890 .17 1850 .36* EBR 1 1700 30 .02 50 .03 EBR d 1700 200 .12 120 .07 WBL 0 0 0 0 WBL 2 3400 620 .18 490 .14* WBT 0 0 0 0 WBT 4 6800 1830 .27* 1040 .15 WBR 0 0 0 0 WBR 1 1700 80 .05 250 .15 Right Turn Adjustment EBR .02* Clearance Interval .05* .05* Clearance Interval .05* .05* -- -- TOTAL CAPACITY UTILIZATION .80 .95 TOTAL CAPACITY UTILIZATION .39 .42 Tustin Legacy Neighborhood D South On-Site Buildout 18- St E & Armstrong Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 0.8 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y til� tt Traffic Vol,veh/h 30 20 330 30 20 660 Future Vol,veh/h 30 20 330 30 20 660 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None - None Storage Length 0 200 - Veh in Median Storage,# 0 0 - 0 Grade,% 0 0 - 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 33 22 359 33 22 717 Major/Minor Minorl Majorl Major2 Conflicting Flow All 779 196 0 0 392 0 Stage 1 376 - - - - - Stage 2 403 - Critical Hdwy 6.84 6.94 4.14 Critical Hdwy Stg 1 5.84 - - Critical Hdwy Stg 2 5.84 - - Follow-up Hdwy 3.52 3.32 2.22 Pot Cap-1 Maneuver 333 812 1163 Stage 1 664 - - Stage 2 644 - - Platoon blocked,% Mov Cap-1 Maneuver 327 812 1163 Mov Cap-2 Maneuver 327 - - Stage 1 651 Stage 2 644 Approach WB NB SB HCM Control Delay,s 14.6 0 0.2 HCM LOS B Minor Lane/Major Mvmt NBT NBRWBLnl SBL SBT Capacity(veh/h) 430 1163 HCM Lane V/C Ratio 0.126 0.019 HCM Control Delay(s) 14.6 8.2 HCM Lane LOS B A HCM 95th%tile Q(veh) 0.4 0.1 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 21- St G & Armstrong Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 0.4 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y til� tt Traffic Vol,veh/h 10 10 370 10 30 880 Future Vol,veh/h 10 10 370 10 30 880 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None - None Storage Length 0 150 - Veh in Median Storage,# 0 0 - 0 Grade,% 0 0 - 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 11 11 402 11 33 957 Major/Minor Minorl Majorl Major2 Conflicting Flow All 953 207 0 0 413 0 Stage 1 408 - - - - - Stage 2 545 - Critical Hdwy 6.84 6.94 4.14 Critical Hdwy Stg 1 5.84 - - Critical Hdwy Stg 2 5.84 - - Follow-up Hdwy 3.52 3.32 2.22 Pot Cap-1 Maneuver 257 799 1142 Stage 1 640 - - Stage 2 545 - - Platoon blocked,% Mov Cap-1 Maneuver 250 799 1142 Mov Cap-2 Maneuver 250 - - Stage 1 621 Stage 2 545 Approach WB NB SB HCM Control Delay,s 15 0 0.3 HCM LOS C Minor Lane/Major Mvmt NBT NBRWBLnl SBL SBT Capacity(veh/h) 381 1142 HCM Lane V/C Ratio 0.057 0.029 HCM Control Delay(s) 15 8.2 HCM Lane LOS C A HCM 95th%tile Q(veh) 0.2 0.1 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 30- St B & St H Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 5.1 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y il� +T Traffic Vol,veh/h 10 40 20 10 10 10 Future Vol,veh/h 10 40 20 10 10 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 Veh in Median Storage,# 0 0 0 Grade,% 0 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 11 43 22 11 11 11 Major/Minor Minorl Majorl Major2 Conflicting Flow All 61 28 0 0 33 0 Stage 1 28 - - - - - Stage 2 33 - Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 - - Critical Hdwy Stg 2 5.42 - - Follow-up Hdwy 3.518 3.318 2.218 Pot Cap-1 Maneuver 945 1047 1579 Stage 1 995 - - Stage 2 989 - - Platoon blocked,% Mov Cap-1 Maneuver 938 1047 1579 Mov Cap-2 Maneuver 938 - - Stage 1 988 Stage 2 989 Approach WB NB SB HCM Control Delay,s 8.7 0 3.6 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLnl SBL SBT Capacity(veh/h) 1023 1579 HCM Lane V/C Ratio 0.053 0.007 HCM Control Delay(s) 8.7 7.3 0 HCM Lane LOS A A A HCM 95th%tile Q(veh) 0.2 0 - Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 31- St C & St H Timing Plan:AM Peak Hour Intersection Intersection Delay,s/veh 7.4 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 10 10 10 10 10 20 20 10 10 50 10 Future Vol,veh/h 10 10 10 10 10 10 20 20 10 10 50 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 11 11 11 11 22 22 11 11 54 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.3 7.3 7.4 7.5 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 40% 33% 33% 14% Vol Thru,% 40% 33% 33% 71% Vol Right,% 20% 33% 33% 14% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 50 30 30 70 LT Vol 20 10 10 10 Through Vol 20 10 10 50 RT Vol 10 10 10 10 Lane Flow Rate 54 33 33 76 Geometry Grp 1 1 1 1 Degree of Util(X) 0.061 0.037 0.037 0.085 Departure Headway(Hd) 4.065 4.051 4.051 4.031 Convergence,Y/N Yes Yes Yes Yes Cap 876 875 875 885 Service Time 2.112 2.116 2.116 2.074 HCM Lane V/C Ratio 0.062 0.038 0.038 0.086 HCM Control Delay 7.4 7.3 7.3 7.5 HCM Lane LOS A A A A HCM 95th-tile Q 0.2 0.1 0.1 0.3 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 32- St D & St H Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 1.9 Movement EBL EBR NBL NBT SBT SIBIR Lane Configurations Y 4 T# Traffic Vol,veh/h 10 10 10 60 30 10 Future Vol,veh/h 10 10 10 60 30 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 Veh in Median Storage,# 0 0 0 Grade,% 0 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 11 11 11 65 33 11 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 126 39 44 0 0 Stage 1 39 - - - - Stage 2 87 - - Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 - - Critical Hdwy Stg 2 5.42 - - Follow-up Hdwy 3.518 3.318 2.218 Pot Cap-1 Maneuver 869 1033 1564 Stage 1 983 - - Stage 2 936 - - Platoon blocked,% Mov Cap-1 Maneuver 863 1033 1564 Mov Cap-2 Maneuver 863 - - Stage 1 976 Stage 2 936 Approach EB NB SIB HCM Control Delay,s 8.9 1 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SIBIR Capacity(veh/h) 1564 940 HCM Lane V/C Ratio 0.007 0.023 HCM Control Delay(s) 7.3 0 8.9 HCM Lane LOS A A A HCM 95th%tile Q(veh) 0 - 0.1 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 34- St E & St B Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 6.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SIBIR Lane Configurations 4� 4+ 4,. 4+ Traffic Vol,veh/h 10 10 10 10 40 10 10 10 10 10 10 10 Future Vol,veh/h 10 10 10 10 40 10 10 10 10 10 10 10 Conflicting Peds,Nhr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized None None None None Storage Length Veh in Median Storage,# 0 0 0 0 Grade,% 0 0 0 0 Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 11 11 43 11 11 11 11 11 11 11 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 105 83 17 89 83 17 22 0 0 22 0 0 Stage 1 39 39 - 39 39 - - - - - - - Stage 2 66 44 - 50 44 - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 4.12 Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 2.218 Pot Cap-1 Maneuver 875 807 1062 896 807 1062 1593 1593 Stage 1 976 862 - 976 862 - - - Stage 2 945 858 - 963 858 - - - Platoon blocked,% Mov Cap-1 Maneuver 821 796 1062 868 796 1062 1593 1593 Mov Cap-2 Maneuver 821 796 - 868 796 - - - Stage 1 969 856 969 856 Stage 2 882 852 934 852 Approach EB WB NB SIB HCM Control Delay,s 9.3 9.6 2.4 2.4 HCM LOS A A Minor Lane/Major Mvmt NBL NBT NBR EBLnlWBLnl SBL SBT SIBIR Capacity(veh/h) 1593 878 843 1593 HCM Lane V/C Ratio 0.007 0.037 0.077 0.007 HCM Control Delay(s) 7.3 0 9.3 9.6 7.3 0 HCM Lane LOS A A A A A A HCM 95th%tile Q(veh) 0 0.1 0.3 0 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 35- St E & St C Timing Plan:AM Peak Hour Intersection Intersection Delay,s/veh 7.5 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 10 10 10 50 10 10 30 10 10 50 10 Future Vol,veh/h 10 10 10 10 50 10 10 30 10 10 50 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 11 11 54 11 11 33 11 11 54 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.3 7.6 7.4 7.6 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 20% 33% 14% 14% Vol Thru,% 60% 33% 71% 71% Vol Right,% 20% 33% 14% 14% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 50 30 70 70 LT Vol 10 10 10 10 Through Vol 30 10 50 50 RT Vol 10 10 10 10 Lane Flow Rate 54 33 76 76 Geometry Grp 1 1 1 1 Degree of Util(X) 0.062 0.037 0.087 0.087 Departure Headway(Hd) 4.102 4.086 4.128 4.108 Convergence,Y/N Yes Yes Yes Yes Cap 864 864 859 864 Service Time 2.172 2.167 2.198 2.173 HCM Lane V/C Ratio 0.063 0.038 0.088 0.088 HCM Control Delay 7.4 7.3 7.6 7.6 HCM Lane LOS A A A A HCM 95th-tile Q 0.2 0.1 0.3 0.3 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 36- St D & St E Timing Plan:AM Peak Hour Intersection Intersection Delay,s/veh 8.1 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 20 10 20 50 10 10 10 80 90 40 10 Future Vol,veh/h 10 20 10 20 50 10 10 10 80 90 40 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 22 11 22 54 11 11 11 87 98 43 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.8 8.1 7.5 8.5 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 10% 25% 25% 64% Vol Thru,% 10% 50% 62% 29% Vol Right,% 80% 25% 12% 7% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 100 40 80 140 LT Vol 10 10 20 90 Through Vol 10 20 50 40 RT Vol 80 10 10 10 Lane Flow Rate 109 43 87 152 Geometry Grp 1 1 1 1 Degree of Util(X) 0.119 0.054 0.109 0.187 Departure Headway(Hd) 3.946 4.507 4.531 4.432 Convergence,Y/N Yes Yes Yes Yes Cap 911 796 793 813 Service Time 1.957 2.526 2.547 2.444 HCM Lane V/C Ratio 0.12 0.054 0.11 0.187 HCM Control Delay 7.5 7.8 8.1 8.5 HCM Lane LOS A A A A HCM 95th-tile Q 0.4 0.2 0.4 0.7 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 40- St C & St A Timing Plan:AM Peak Hour Intersection Intersection Delay,s/veh 7.6 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 20 10 10 30 30 10 20 60 60 10 10 Future Vol,veh/h 10 20 10 10 30 30 10 20 60 60 10 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 22 11 11 33 33 11 22 65 65 11 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.6 7.5 7.4 7.9 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 11% 25% 14% 75% Vol Thru,% 22% 50% 43% 12% Vol Right,% 67% 25% 43% 12% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 90 40 70 80 LT Vol 10 10 10 60 Through Vol 20 20 30 10 RT Vol 60 10 30 10 Lane Flow Rate 98 43 76 87 Geometry Grp 1 1 1 1 Degree of Util(X) 0.104 0.052 0.086 0.104 Departure Headway(Hd) 3.831 4.314 4.057 4.294 Convergence,Y/N Yes Yes Yes Yes Cap 921 835 868 825 Service Time 1.916 2.314 2.153 2.37 HCM Lane V/C Ratio 0.106 0.051 0.088 0.105 HCM Control Delay 7.4 7.6 7.5 7.9 HCM Lane LOS A A A A HCM 95th-tile Q 0.3 0.2 0.3 0.3 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 46- St C & St F Timing Plan:AM Peak Hour Intersection Intersection Delay,s/veh 7.4 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 10 50 10 10 10 10 30 10 10 10 110 Future Vol,veh/h 10 10 50 10 10 10 10 30 10 10 10 110 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 54 11 11 11 11 33 11 11 11 120 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.3 7.4 7.5 7.4 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 20% 14% 33% 8% Vol Thru,% 60% 14% 33% 8% Vol Right,% 20% 71% 33% 85% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 50 70 30 130 LT Vol 10 10 10 10 Through Vol 30 10 10 10 RT Vol 10 50 10 110 Lane Flow Rate 54 76 33 141 Geometry Grp 1 1 1 1 Degree of Util(X) 0.063 0.082 0.038 0.144 Departure Headway(Hd) 4.153 3.896 4.199 3.672 Convergence,Y/N Yes Yes Yes Yes Cap 855 908 842 968 Service Time 2.215 1.967 2.276 1.729 HCM Lane V/C Ratio 0.063 0.084 0.039 0.146 HCM Control Delay 7.5 7.3 7.4 7.4 HCM Lane LOS A A A A HCM 95th-tile Q 0.2 0.3 0.1 0.5 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 131- St G & Warner Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations +++ if +++ if Traffic Vol,veh/h 1790 10 0 1890 0 10 Future Vol,veh/h 1790 10 0 1890 0 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None None None Storage Length 150 - 0 Veh in Median Storage,# 0 - 0 0 - Grade,% 0 - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 1946 11 0 2054 0 11 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 973 Stage 1 - - - Stage 2 - Critical Hdwy 7.14 Critical Hdwy Stg 1 - Critical Hdwy Stg 2 - Follow-up Hdwy 3.92 Pot Cap-1 Maneuver 0 0 216 Stage 1 0 0 - Stage 2 0 0 - Platoon blocked,% Mov Cap-1 Maneuver - - 216 Mov Cap-2 Maneuver Stage 1 Stage 2 Approach EB WB NB HCM Control Delay,s 0 0 22.5 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity(veh/h) 216 HCM Lane V/C Ratio 0.05 HCM Control Delay(s) 22.5 HCM Lane LOS C HCM 95th%tile Q(veh) 0.2 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 134- St G & St C Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 3.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SIBIR Lane Configurations 4� 4+ 4,. 4+ Traffic Vol,veh/h 10 10 10 10 10 10 10 40 10 10 100 10 Future Vol,veh/h 10 10 10 10 10 10 10 40 10 10 100 10 Conflicting Peds,Nhr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized None None None None Storage Length Veh in Median Storage,# 0 0 0 0 Grade,% 0 0 0 0 Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 11 11 11 11 11 43 11 11 109 11 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 219 213 115 219 213 49 120 0 0 54 0 0 Stage 1 137 137 - 71 71 - - - - - - - Stage 2 82 76 - 148 142 - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 4.12 Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 2.218 Pot Cap-1 Maneuver 737 684 937 737 684 1020 1468 1551 Stage 1 866 783 - 939 836 - - - Stage 2 926 832 - 855 779 - - - Platoon blocked,% Mov Cap-1 Maneuver 711 673 937 710 673 1020 1468 1551 Mov Cap-2 Maneuver 711 673 - 710 673 - - - Stage 1 859 777 931 829 Stage 2 897 825 827 773 Approach EB WB NB SIB HCM Control Delay,s 10 9.9 1.2 0.6 HCM LOS B A Minor Lane/Major Mvmt NBL NBT NBR EBLnlWBLnl SBL SBT SBR Capacity(veh/h) 1468 758 774 1551 HCM Lane V/C Ratio 0.007 0.043 0.042 0.007 HCM Control Delay(s) 7.5 0 10 9.9 7.3 0 HCM Lane LOS A A B A A A HCM 95th%tile Q(veh) 0 0.1 0.1 0 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 135- St B & St F Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 3.3 Movement EBT EBR WBL WBT NBL NBR Lane Configurations T+ 4 Y Traffic Vol,veh/h 50 110 40 70 70 10 Future Vol,veh/h 50 110 40 70 70 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None None - None Storage Length - 0 Veh in Median Storage,# 0 0 0 Grade,% 0 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 54 120 43 76 76 11 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 174 0 276 114 Stage 1 - - - - 114 - Stage 2 - 162 - Critical Hdwy 4.12 6.42 6.22 Critical Hdwy Stg 1 - 5.42 - Critical Hdwy Stg 2 - 5.42 - Follow-up Hdwy 2.218 3.518 3.318 Pot Cap-1 Maneuver 1403 714 939 Stage 1 - 911 - Stage 2 - 867 - Platoon blocked,% Mov Cap-1 Maneuver 1403 691 939 Mov Cap-2 Maneuver - 691 - Stage 1 882 Stage 2 867 Approach EB WB NB HCM Control Delay,s 0 2.8 10.7 HCM LOS B Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity(veh/h) 715 1403 HCM Lane V/C Ratio 0.122 0.031 HCM Control Delay(s) 10.7 7.6 0 HCM Lane LOS B A A HCM 95th%tile Q(veh) 0.4 0.1 - Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 136- St D & St F Timing Plan:AM Peak Hour Intersection Intersection Delay,s/veh 7.4 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 10 10 10 10 10 10 60 10 10 30 10 Future Vol,veh/h 10 10 10 10 10 10 10 60 10 10 30 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 11 11 11 11 11 65 11 11 33 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.3 7.3 7.5 7.3 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 12% 33% 33% 20% Vol Thru,% 75% 33% 33% 60% Vol Right,% 12% 33% 33% 20% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 80 30 30 50 LT Vol 10 10 10 10 Through Vol 60 10 10 30 RT Vol 10 10 10 10 Lane Flow Rate 87 33 33 54 Geometry Grp 1 1 1 1 Degree of Util(X) 0.098 0.037 0.037 0.061 Departure Headway(Hd) 4.038 4.069 4.069 4.033 Convergence,Y/N Yes Yes Yes Yes Cap 883 870 870 883 Service Time 2.081 2.141 2.141 2.083 HCM Lane V/C Ratio 0.099 0.038 0.038 0.061 HCM Control Delay 7.5 7.3 7.3 7.3 HCM Lane LOS A A A A HCM 95th-tile Q 0.3 0.1 0.1 0.2 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 143- St B & St A Timing Plan:AM Peak Hour Intersection Intersection Delay,s/veh 7.2 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 10 60 10 10 30 10 10 10 20 10 10 Future Vol,veh/h 10 10 60 10 10 30 10 10 10 20 10 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 65 11 11 33 11 11 11 22 11 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.1 7.1 7.3 7.4 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 33% 12% 20% 50% Vol Thru,% 33% 12% 20% 25% Vol Right,% 33% 75% 60% 25% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 30 80 50 40 LT Vol 10 10 10 20 Through Vol 10 10 10 10 RT Vol 10 60 30 10 Lane Flow Rate 33 87 54 43 Geometry Grp 1 1 1 1 Degree of Util(X) 0.037 0.089 0.058 0.05 Departure Headway(Hd) 4.078 3.682 3.812 4.152 Convergence,Y/N Yes Yes Yes Yes Cap 872 967 934 857 Service Time 2.13 1.728 1.86 2.202 HCM Lane V/C Ratio 0.038 0.09 0.058 0.05 HCM Control Delay 7.3 7.1 7.1 7.4 HCM Lane LOS A A A A HCM 95th-tile Q 0.1 0.3 0.2 0.2 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 144- St D & St A Timing Plan:AM Peak Hour Intersection Intersection Delay,s/veh 8.1 Intersection LOS A Movement EBL EBR NBL NBT SBT SIBIR Lane Configurations y + T# Traffic Vol,veh/h 30 120 40 10 120 20 Future Vol,veh/h 30 120 40 10 120 20 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 33 130 43 11 130 22 Number of Lanes 1 0 1 1 1 0 Approach EB NB SIB Opposing Approach SIB NB Opposing Lanes 0 1 2 Conflicting Approach Left SIB EB Conflicting Lanes Left 1 1 0 Conflicting Approach Right NB EB Conflicting Lanes Right 2 0 1 HCM Control Delay 7.9 8.4 8.3 HCM LOS A A A Lane NBLn1 NBLn2 EBLn1 SBLn1 Vol Left,% 100% 0% 20% 0% Vol Thru,% 0% 100% 0% 86% Vol Right,% 0% 0% 80% 14% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 40 10 150 140 LT Vol 40 0 30 0 Through Vol 0 10 0 120 RT Vol 0 0 120 20 Lane Flow Rate 43 11 163 152 Geometry Grp 7 7 2 5 Degree of Util(X) 0.067 0.015 0.18 0.181 Departure Headway(Hd) 5.515 5.012 3.985 4.279 Convergence,Y/N Yes Yes Yes Yes Cap 653 718 905 825 Service Time 3.215 2.712 1.989 2.379 HCM Lane V/C Ratio 0.066 0.015 0.18 0.184 HCM Control Delay 8.6 7.8 7.9 8.3 HCM Lane LOS A A A A HCM 95th-tile Q 0.2 0 0.7 0.7 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 145- RIRO 1 & Armstrong Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 0.2 Movement WBL WBR NBT NBR SBL SBT Lane Configurations if ++ Ir tt Traffic Vol,veh/h 0 20 330 10 0 480 Future Vol,veh/h 0 20 330 10 0 480 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None Storage Length 0 150 - Veh in Median Storage,# 0 - 0 - 0 Grade,% 0 - 0 - 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 0 22 359 11 0 522 Major/Minor Minorl Majorl Major2 Conflicting Flow All 180 0 0 Stage 1 - - - Stage 2 - Critical Hdwy 6.94 Critical Hdwy Stg 1 - Critical Hdwy Stg 2 - Follow-up Hdwy 3.32 Pot Cap-1 Maneuver 0 832 0 Stage 1 0 - 0 Stage 2 0 - 0 Platoon blocked,% Mov Cap-1 Maneuver - 832 - Mov Cap-2 Maneuver Stage 1 Stage 2 Approach WB NB SB HCM Control Delay,s 9.4 0 0 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLnl SBT Capacity(veh/h) 832 HCM Lane V/C Ratio 0.026 HCM Control Delay(s) 9.4 HCM Lane LOS A HCM 95th%tile Q(veh) 0.1 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 147- Barranca & RIRO 2 Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 0.1 Movement EBL EBT WBT WBR SBL SIBIR Lane Configurations +++ +++ Ir If Traffic Vol,veh/h 0 1370 2090 320 0 10 Future Vol,veh/h 0 1370 2090 320 0 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None None None Storage Length - 320 0 Veh in Median Storage,# 0 0 - 0 - Grade,% 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 0 1489 2272 348 0 11 Major/Minor Majorl Major2 Minor2 Conflicting Flow All 0 0 1136 Stage 1 - - - Stage 2 - Critical Hdwy 7.14 Critical Hdwy Stg 1 - Critical Hdwy Stg 2 - Follow-up Hdwy 3.92 Pot Cap-1 Maneuver 0 0 168 Stage 1 0 0 - Stage 2 0 0 - Platoon blocked,% Mov Cap-1 Maneuver - - 168 Mov Cap-2 Maneuver Stage 1 Stage 2 Approach EB WB SIB HCM Control Delay,s 0 0 27.9 HCM LOS D Minor Lane/Major Mvmt EBT WBT WBRSBLn1 Capacity(veh/h) 168 HCM Lane V/C Ratio 0.065 HCM Control Delay(s) 27.9 HCM Lane LOS D HCM 95th%tile Q(veh) 0.2 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 149- Tustin Ranch & RIRO 3 Timing Plan:AM Peak Hour Intersection Int Delay,s/veh 0.3 Movement EBL EBR NBL NBT SBT SIBIR Lane Configurations if +++ +++ If Traffic Vol,veh/h 0 30 0 710 1610 50 Future Vol,veh/h 0 30 0 710 1610 50 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None Storage Length 0 - 150 Veh in Median Storage,# 0 - 0 0 - Grade,% 0 - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 0 33 0 772 1750 54 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 875 0 0 Stage 1 - - - Stage 2 - Critical Hdwy 7.14 Critical Hdwy Stg 1 - Critical Hdwy Stg 2 - Follow-up Hdwy 3.92 Pot Cap-1 Maneuver 0 251 0 Stage 1 0 - 0 Stage 2 0 - 0 Platoon blocked,% Mov Cap-1 Maneuver - 251 - Mov Cap-2 Maneuver Stage 1 Stage 2 Approach EB NB SIB HCM Control Delay,s 21.5 0 0 HCM LOS C Minor Lane/Major Mvmt NBT EBLn1 SBT SBR Capacity(veh/h) 251 HCM Lane V/C Ratio 0.13 HCM Control Delay(s) 21.5 HCM Lane LOS C HCM 95th%tile Q(veh) 0.4 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 18- St E & Armstrong Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 0.4 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y til� tt Traffic Vol,veh/h 10 10 510 70 10 410 Future Vol,veh/h 10 10 510 70 10 410 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None - None Storage Length 200 - Veh in Median Storage,# 0 0 - 0 Grade,% 0 0 - 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 11 11 554 76 11 446 Major/Minor Minorl Majorl Major2 Conflicting Flow All 837 315 0 0 630 0 Stage 1 592 - - - - - Stage 2 245 - - Critical Hdwy 6.84 6.94 4.14 Critical Hdwy Stg 1 5.84 - - Critical Hdwy Stg 2 5.84 - - Follow-up Hdwy 3.52 3.32 2.22 Pot Cap-1 Maneuver 305 681 948 Stage 1 516 - - Stage 2 773 - - Platoon blocked,% Mov Cap-1 Maneuver 301 681 948 Mov Cap-2 Maneuver 301 - - Stage 1 510 Stage 2 773 Approach WB NB SB HCM Control Delay,s 14.1 0 0.2 HCM LOS B Minor Lane/Major Mvmt NBT NBRWBLnl SBL SBT Capacity(veh/h) 417 948 HCM Lane V/C Ratio 0.052 0.011 HCM Control Delay(s) 14.1 8.8 HCM Lane LOS B A HCM 95th%tile Q(veh) 0.2 0 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 21- St G & Armstrong Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 0.6 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y til� tt Traffic Vol,veh/h 20 10 820 10 10 400 Future Vol,veh/h 20 10 820 10 10 400 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None - None Storage Length 150 - Veh in Median Storage,# 0 0 - 0 Grade,% 0 0 - 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 22 11 891 11 11 435 Major/Minor Minorl Majorl Major2 Conflicting Flow All 1137 451 0 0 902 0 Stage 1 897 - - - - - Stage 2 240 - Critical Hdwy 6.84 6.94 4.14 Critical Hdwy Stg 1 5.84 - - Critical Hdwy Stg 2 5.84 - - Follow-up Hdwy 3.52 3.32 2.22 Pot Cap-1 Maneuver 195 556 749 Stage 1 358 - - Stage 2 777 - - Platoon blocked,% Mov Cap-1 Maneuver 192 556 749 Mov Cap-2 Maneuver 192 - - Stage 1 353 Stage 2 777 Approach WB NB SB HCM Control Delay,s 21.9 0 0.2 HCM LOS C Minor Lane/Major Mvmt NBT NBRWBLnl SBL SBT Capacity(veh/h) 246 749 HCM Lane V/C Ratio 0.133 0.015 HCM Control Delay(s) 21.9 9.9 HCM Lane LOS C A HCM 95th%tile Q(veh) 0.5 0 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 30- St B & St H Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 3.1 Movement WBL WBR NBT NBR SBL SBT Lane Configurations Y il� +T Traffic Vol,veh/h 10 10 30 10 10 10 Future Vol,veh/h 10 10 30 10 10 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 Veh in Median Storage,# 0 0 0 Grade,% 0 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 11 11 33 11 11 11 Major/Minor Minorl Majorl Major2 Conflicting Flow All 72 39 0 0 44 0 Stage 1 39 - - - - - Stage 2 33 - Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 - - Critical Hdwy Stg 2 5.42 - - Follow-up Hdwy 3.518 3.318 2.218 Pot Cap-1 Maneuver 932 1033 1564 Stage 1 983 - - Stage 2 989 - - Platoon blocked,% Mov Cap-1 Maneuver 925 1033 1564 Mov Cap-2 Maneuver 925 - - Stage 1 976 Stage 2 989 Approach WB NB SB HCM Control Delay,s 8.8 0 3.7 HCM LOS A Minor Lane/Major Mvmt NBT NBRWBLnl SBL SBT Capacity(veh/h) 976 1564 HCM Lane V/C Ratio 0.022 0.007 HCM Control Delay(s) 8.8 7.3 0 HCM Lane LOS A A A HCM 95th%tile Q(veh) 0.1 0 - Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 31- St C & St H Timing Plan: PM Peak Hour Intersection Intersection Delay,s/veh 7.8 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 10 10 10 10 10 10 90 40 10 90 10 Future Vol,veh/h 10 10 10 10 10 10 10 90 40 10 90 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 11 11 11 11 11 98 43 11 98 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.6 7.6 7.9 7.9 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 7% 33% 33% 9% Vol Thru,% 64% 33% 33% 82% Vol Right,% 29% 33% 33% 9% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 140 30 30 110 LT Vol 10 10 10 10 Through Vol 90 10 10 90 RT Vol 40 10 10 10 Lane Flow Rate 152 33 33 120 Geometry Grp 1 1 1 1 Degree of Util(X) 0.168 0.04 0.04 0.137 Departure Headway(Hd) 3.981 4.421 4.421 4.127 Convergence,Y/N Yes Yes Yes Yes Cap 890 815 815 860 Service Time 2.051 2.422 2.422 2.199 HCM Lane V/C Ratio 0.171 0.04 0.04 0.14 HCM Control Delay 7.9 7.6 7.6 7.9 HCM Lane LOS A A A A HCM 95th-tile Q 0.6 0.1 0.1 0.5 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 32- St D & St H Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 2 Movement EBL EBR NBL NBT SBT SIBIR Lane Configurations Y 4 T# Traffic Vol,veh/h 10 30 10 60 110 10 Future Vol,veh/h 10 30 10 60 110 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 Veh in Median Storage,# 0 0 0 Grade,% 0 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 11 33 11 65 120 11 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 213 126 131 0 0 Stage 1 126 - - - - Stage 2 87 - - Critical Hdwy 6.42 6.22 4.12 Critical Hdwy Stg 1 5.42 - - Critical Hdwy Stg 2 5.42 - - Follow-up Hdwy 3.518 3.318 2.218 Pot Cap-1 Maneuver 775 924 1454 Stage 1 900 - - Stage 2 936 - - Platoon blocked,% Mov Cap-1 Maneuver 769 924 1454 Mov Cap-2 Maneuver 769 - - Stage 1 893 Stage 2 936 Approach EB NB SIB HCM Control Delay,s 9.3 1.1 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SIBIR Capacity(veh/h) 1454 880 HCM Lane V/C Ratio 0.007 0.049 HCM Control Delay(s) 7.5 0 9.3 HCM Lane LOS A A A HCM 95th%tile Q(veh) 0 - 0.2 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 34- St E & St B Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 7.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SIBIR Lane Configurations 4� 4+ 4,. 4+ Traffic Vol,veh/h 20 70 10 10 10 10 10 10 10 10 10 10 Future Vol,veh/h 20 70 10 10 10 10 10 10 10 10 10 10 Conflicting Peds,Nhr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized None None None None Storage Length Veh in Median Storage,# 0 0 0 0 Grade,% 0 0 0 0 Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 22 76 11 11 11 11 11 11 11 11 11 11 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 89 83 17 121 83 17 22 0 0 22 0 0 Stage 1 39 39 - 39 39 - - - - - - - Stage 2 50 44 - 82 44 - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 4.12 Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 2.218 Pot Cap-1 Maneuver 896 807 1062 854 807 1062 1593 1593 Stage 1 976 862 - 976 862 - - - Stage 2 963 858 - 926 858 - - - Platoon blocked,% Mov Cap-1 Maneuver 868 796 1062 775 796 1062 1593 1593 Mov Cap-2 Maneuver 868 796 - 775 796 - - - Stage 1 969 856 969 856 Stage 2 934 852 829 852 Approach EB WB NB SIB HCM Control Delay,s 10 9.4 2.4 2.4 HCM LOS B A Minor Lane/Major Mvmt NBL NBT NBR EBLnlWBLnl SBL SBT SIBIR Capacity(veh/h) 1593 831 860 1593 HCM Lane V/C Ratio 0.007 0.131 0.038 0.007 HCM Control Delay(s) 7.3 0 10 9.4 7.3 0 HCM Lane LOS A A B A A A HCM 95th%tile Q(veh) 0 0.4 0.1 0 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 35- St E & St C Timing Plan: PM Peak Hour Intersection Intersection Delay,s/veh 8.1 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 30 30 10 10 20 10 10 100 30 40 60 10 Future Vol,veh/h 30 30 10 10 20 10 10 100 30 40 60 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 33 33 11 11 22 11 11 109 33 43 65 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 8.1 7.8 8.2 8.2 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 7% 43% 25% 36% Vol Thru,% 71% 43% 50% 55% Vol Right,% 21% 14% 25% 9% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 140 70 40 110 LT Vol 10 30 10 40 Through Vol 100 30 20 60 RT Vol 30 10 10 10 Lane Flow Rate 152 76 43 120 Geometry Grp 1 1 1 1 Degree of Util(X) 0.179 0.097 0.055 0.146 Departure Headway(Hd) 4.232 4.589 4.529 4.394 Convergence,Y/N Yes Yes Yes Yes Cap 851 782 792 819 Service Time 2.246 2.608 2.549 2.408 HCM Lane V/C Ratio 0.179 0.097 0.054 0.147 HCM Control Delay 8.2 8.1 7.8 8.2 HCM Lane LOS A A A A HCM 95th-tile Q 0.6 0.3 0.2 0.5 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 36- St D & St E Timing Plan: PM Peak Hour Intersection Intersection Delay,s/veh 8.1 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 90 10 40 20 70 10 10 40 40 50 10 Future Vol,veh/h 10 90 10 40 20 70 10 10 40 40 50 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 98 11 43 22 76 11 11 43 43 54 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 8.2 8.1 7.7 8.4 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 17% 9% 31% 40% Vol Thru,% 17% 82% 15% 50% Vol Right,% 67% 9% 54% 10% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 60 110 130 100 LT Vol 10 10 40 40 Through Vol 10 90 20 50 RT Vol 40 10 70 10 Lane Flow Rate 65 120 141 109 Geometry Grp 1 1 1 1 Degree of Util(X) 0.077 0.148 0.165 0.139 Departure Headway(Hd) 4.276 4.45 4.208 4.605 Convergence,Y/N Yes Yes Yes Yes Cap 838 807 853 779 Service Time 2.3 2.468 2.226 2.627 HCM Lane V/C Ratio 0.078 0.149 0.165 0.14 HCM Control Delay 7.7 8.2 8.1 8.4 HCM Lane LOS A A A A HCM 95th-tile Q 0.2 0.5 0.6 0.5 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 40- St C & St A Timing Plan: PM Peak Hour Intersection Intersection Delay,s/veh 8.5 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 160 10 10 20 100 10 30 90 40 10 10 Future Vol,veh/h 10 160 10 10 20 100 10 30 90 40 10 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 174 11 11 22 109 11 33 98 43 11 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 9.1 8 8.3 8.4 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 8% 6% 8% 67% Vol Thru,% 23% 89% 15% 17% Vol Right,% 69% 6% 77% 17% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 130 180 130 60 LT Vol 10 10 10 40 Through Vol 30 160 20 10 RT Vol 90 10 100 10 Lane Flow Rate 141 196 141 65 Geometry Grp 1 1 1 1 Degree of Util(X) 0.171 0.247 0.164 0.089 Departure Headway(Hd) 4.368 4.538 4.189 4.886 Convergence,Y/N Yes Yes Yes Yes Cap 820 790 855 732 Service Time 2.402 2.568 2.221 2.925 HCM Lane V/C Ratio 0.172 0.248 0.165 0.089 HCM Control Delay 8.3 9.1 8 8.4 HCM Lane LOS A A A A HCM 95th-tile Q 0.6 1 0.6 0.3 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 46- St C & St F Timing Plan: PM Peak Hour Intersection Intersection Delay,s/veh 8.4 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SIBIR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 110 100 10 10 20 10 90 10 10 10 40 Future Vol,veh/h 10 110 100 10 10 20 10 90 10 10 10 40 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 120 109 11 11 22 11 98 11 11 11 43 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 8.7 7.6 8.4 7.7 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 9% 5% 25% 17% Vol Thru,% 82% 50% 25% 17% Vol Right,% 9% 45% 50% 67% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 110 220 40 60 LT Vol 10 10 10 10 Through Vol 90 110 10 10 RT Vol 10 100 20 40 Lane Flow Rate 120 239 43 65 Geometry Grp 1 1 1 1 Degree of Util(X) 0.152 0.275 0.053 0.078 Departure Headway(Hd) 4.585 4.145 4.361 4.324 Convergence,Y/N Yes Yes Yes Yes Cap 783 868 822 829 Service Time 2.608 2.162 2.385 2.348 HCM Lane V/C Ratio 0.153 0.275 0.052 0.078 HCM Control Delay 8.4 8.7 7.6 7.7 HCM Lane LOS A A A A HCM 95th-tile Q 0.5 1.1 0.2 0.3 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 131- St G & Warner Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations +++ if +++ if Traffic Vol,veh/h 2210 10 0 2040 0 10 Future Vol,veh/h 2210 10 0 2040 0 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None None None Storage Length 150 - 0 Veh in Median Storage,# 0 - 0 0 - Grade,% 0 - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 2402 11 0 2217 0 11 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 1201 Stage 1 - - - Stage 2 - Critical Hdwy 7.14 Critical Hdwy Stg 1 - Critical Hdwy Stg 2 - Follow-up Hdwy 3.92 Pot Cap-1 Maneuver 0 0 152 Stage 1 0 0 - Stage 2 0 0 - Platoon blocked,% Mov Cap-1 Maneuver - - 152 Mov Cap-2 Maneuver Stage 1 Stage 2 Approach EB WB NB HCM Control Delay,s 0 0 30.5 HCM LOS D Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity(veh/h) 152 HCM Lane V/C Ratio 0.072 HCM Control Delay(s) 30.5 HCM Lane LOS D HCM 95th%tile Q(veh) 0.2 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 134- St G & St C Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SIBIR Lane Configurations 4� 4+ 4,. 4+ Traffic Vol,veh/h 10 10 10 10 10 10 10 100 10 10 50 10 Future Vol,veh/h 10 10 10 10 10 10 10 100 10 10 50 10 Conflicting Peds,Nhr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized None None None None Storage Length Veh in Median Storage,# 0 0 0 0 Grade,% 0 0 0 0 Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 11 11 11 11 11 11 109 11 11 54 11 Major/Minor Minor2 Minorl Majorl Major2 Conflicting Flow All 230 224 60 230 224 115 65 0 0 120 0 0 Stage 1 82 82 - 137 137 - - - - - - - Stage 2 148 142 - 93 87 - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 4.12 Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 2.218 Pot Cap-1 Maneuver 725 675 1005 725 675 937 1537 1468 Stage 1 926 827 - 866 783 - - - Stage 2 855 779 - 914 823 - - - Platoon blocked,% Mov Cap-1 Maneuver 699 664 1005 700 664 937 1537 1468 Mov Cap-2 Maneuver 699 664 - 700 664 - - - Stage 1 919 820 859 777 Stage 2 827 773 885 816 Approach EB WB NB SIB HCM Control Delay,s 9.9 10 0.6 1.1 HCM LOS A B Minor Lane/Major Mvmt NBL NBT NBR EBLnlWBLnl SBL SBT SBR Capacity(veh/h) 1537 763 750 1468 HCM Lane V/C Ratio 0.007 0.043 0.043 0.007 HCM Control Delay(s) 7.4 0 9.9 10 7.5 0 HCM Lane LOS A A A B A A HCM 95th%tile Q(veh) 0 0.1 0.1 0 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 135- St B & St F Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 5.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations T+ 4 Y Traffic Vol,veh/h 200 20 10 30 170 10 Future Vol,veh/h 200 20 10 30 170 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None None - None Storage Length - 0 Veh in Median Storage,# 0 0 0 Grade,% 0 0 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 217 22 11 33 185 11 Major/Minor Majorl Major2 Minorl Conflicting Flow All 0 0 239 0 283 228 Stage 1 - - - - 228 - Stage 2 - 55 - Critical Hdwy 4.12 6.42 6.22 Critical Hdwy Stg 1 - 5.42 - Critical Hdwy Stg 2 - 5.42 - Follow-up Hdwy 2.218 3.518 3.318 Pot Cap-1 Maneuver 1328 707 811 Stage 1 - 810 - Stage 2 - 968 - Platoon blocked,% Mov Cap-1 Maneuver 1328 701 811 Mov Cap-2 Maneuver - 701 - Stage 1 804 Stage 2 968 Approach EB WB NB HCM Control Delay,s 0 1.9 12 HCM LOS B Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity(veh/h) 706 1328 HCM Lane V/C Ratio 0.277 0.008 HCM Control Delay(s) 12 7.7 0 HCM Lane LOS B A A HCM 95th%tile Q(veh) 1.1 0 - Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 136- St D & St F Timing Plan: PM Peak Hour Intersection Intersection Delay,s/veh 8.4 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 110 10 10 20 10 10 60 10 20 120 10 Future Vol,veh/h 10 110 10 10 20 10 10 60 10 20 120 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 120 11 11 22 11 11 65 11 22 130 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 8.5 7.9 8.1 8.6 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 12% 8% 25% 13% Vol Thru,% 75% 85% 50% 80% Vol Right,% 12% 8% 25% 7% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 80 130 40 150 LT Vol 10 10 10 20 Through Vol 60 110 20 120 RT Vol 10 10 10 10 Lane Flow Rate 87 141 43 163 Geometry Grp 1 1 1 1 Degree of Util(X) 0.109 0.178 0.055 0.202 Departure Headway(Hd) 4.5 4.529 4.576 4.452 Convergence,Y/N Yes Yes Yes Yes Cap 797 793 783 807 Service Time 2.524 2.552 2.604 2.474 HCM Lane V/C Ratio 0.109 0.178 0.055 0.202 HCM Control Delay 8.1 8.5 7.9 8.6 HCM Lane LOS A A A A HCM 95th-tile Q 0.4 0.6 0.2 0.8 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 143- St B & St A Timing Plan: PM Peak Hour Intersection Intersection Delay,s/veh 7.6 Intersection LOS A Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SIBIL SBT SBR Lane Configurations +T# +T# +T# +T# Traffic Vol,veh/h 10 50 10 10 10 20 30 10 80 30 10 10 Future Vol,veh/h 10 50 10 10 10 20 30 10 80 30 10 10 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 54 11 11 11 22 33 11 87 33 11 11 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 Approach EB WB NB SIB Opposing Approach WB EB SIB NB Opposing Lanes 1 1 1 1 Conflicting Approach Left SIB NB EB WB Conflicting Lanes Left 1 1 1 1 Conflicting Approach Right NB SIB WB EB Conflicting Lanes Right 1 1 1 1 HCM Control Delay 7.7 7.4 7.5 7.6 HCM LOS A A A A Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left,% 25% 14% 25% 60% Vol Thru,% 8% 71% 25% 20% Vol Right,% 67% 14% 50% 20% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 120 70 40 50 LT Vol 30 10 10 30 Through Vol 10 50 10 10 RT Vol 80 10 20 10 Lane Flow Rate 130 76 43 54 Geometry Grp 1 1 1 1 Degree of Util(X) 0.139 0.089 0.049 0.064 Departure Headway(Hd) 3.833 4.23 4.063 4.244 Convergence,Y/N Yes Yes Yes Yes Cap 923 835 867 833 Service Time 1.908 2.314 2.158 2.326 HCM Lane V/C Ratio 0.141 0.091 0.05 0.065 HCM Control Delay 7.5 7.7 7.4 7.6 HCM Lane LOS A A A A HCM 95th-tile Q 0.5 0.3 0.2 0.2 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 144- St D & St A Timing Plan: PM Peak Hour Intersection Intersection Delay,s/veh 9.3 Intersection LOS A Movement EBL EBR NBL NBT SBT SIBIR Lane Configurations y + T# Traffic Vol,veh/h 40 250 110 60 50 30 Future Vol,veh/h 40 250 110 60 50 30 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 43 272 120 65 54 33 Number of Lanes 1 0 1 1 1 0 Approach EB NB SIB Opposing Approach SIB NB Opposing Lanes 0 1 2 Conflicting Approach Left SIB EB Conflicting Lanes Left 1 1 0 Conflicting Approach Right NB EB Conflicting Lanes Right 2 0 1 HCM Control Delay 9.5 9.4 8.4 HCM LOS A A A Lane NBLn1 NBLn2 EBLn1 SBLn1 Vol Left,% 100% 0% 14% 0% Vol Thru,% 0% 100% 0% 62% Vol Right,% 0% 0% 86% 38% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 110 60 290 80 LT Vol 110 0 40 0 Through Vol 0 60 0 50 RT Vol 0 0 250 30 Lane Flow Rate 120 65 315 87 Geometry Grp 7 7 2 5 Degree of Util(X) 0.193 0.096 0.363 0.114 Departure Headway(Hd) 5.798 5.294 4.142 4.739 Convergence,Y/N Yes Yes Yes Yes Cap 617 674 870 752 Service Time 3.55 3.046 2.164 2.794 HCM Lane V/C Ratio 0.194 0.096 0.362 0.116 HCM Control Delay 9.9 8.6 9.5 8.4 HCM Lane LOS A A A A HCM 95th-tile Q 0.7 0.3 1.7 0.4 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 145- RIRO 1 & Armstrong Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 1.2 Movement WBL WBR NBT NBR SBL SBT Lane Configurations if ++ Ir tt Traffic Vol,veh/h 0 120 400 10 0 510 Future Vol,veh/h 0 120 400 10 0 510 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None Storage Length 0 150 - Veh in Median Storage,# 0 - 0 - 0 Grade,% 0 - 0 - 0 Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 0 130 435 11 0 554 Major/Minor Minorl Majorl Major2 Conflicting Flow All 218 0 0 Stage 1 - - - Stage 2 - Critical Hdwy 6.94 Critical Hdwy Stg 1 - Critical Hdwy Stg 2 - Follow-up Hdwy 3.32 Pot Cap-1 Maneuver 0 786 0 Stage 1 0 - 0 Stage 2 0 - 0 Platoon blocked,% Mov Cap-1 Maneuver - 786 - Mov Cap-2 Maneuver Stage 1 Stage 2 Approach WB NB SB HCM Control Delay,s 10.5 0 0 HCM LOS B Minor Lane/Major Mvmt NBT NBRWBLnl SBT Capacity(veh/h) 786 HCM Lane V/C Ratio 0.166 HCM Control Delay(s) 10.5 HCM Lane LOS B HCM 95th%tile Q(veh) 0.6 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 147- Barranca & RIRO 2 Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 0.1 Movement EBL EBT WBT WBR SBL SIBIR Lane Configurations +++ +++ Ir If Traffic Vol,veh/h 0 2400 1780 60 0 10 Future Vol,veh/h 0 2400 1780 60 0 10 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized None None None Storage Length - 320 0 Veh in Median Storage,# 0 0 - 0 - Grade,% 0 0 - 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 0 2609 1935 65 0 11 Major/Minor Majorl Major2 Minor2 Conflicting Flow All 0 0 968 Stage 1 - - - Stage 2 - Critical Hdwy 7.14 Critical Hdwy Stg 1 - Critical Hdwy Stg 2 - Follow-up Hdwy 3.92 Pot Cap-1 Maneuver 0 0 218 Stage 1 0 0 - Stage 2 0 0 - Platoon blocked,% Mov Cap-1 Maneuver - - 218 Mov Cap-2 Maneuver Stage 1 Stage 2 Approach EB WB SIB HCM Control Delay,s 0 0 22.4 HCM LOS C Minor Lane/Major Mvmt EBT WBT WBRSBLn1 Capacity(veh/h) 218 HCM Lane V/C Ratio 0.05 HCM Control Delay(s) 22.4 HCM Lane LOS C HCM 95th%tile Q(veh) 0.2 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout 149- Tustin Ranch & RIRO 3 Timing Plan: PM Peak Hour Intersection Int Delay,s/veh 0.3 Movement EBL EBR NBL NBT SBT SIBIR Lane Configurations if +++ +++ If Traffic Vol,veh/h 0 50 0 1900 1160 50 Future Vol,veh/h 0 50 0 1900 1160 50 Conflicting Peds,Nhr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None Storage Length 0 - 150 Veh in Median Storage,# 0 - 0 0 - Grade,% 0 - 0 0 - Peak Hour Factor 92 92 92 92 92 92 Heavy Vehicles,% 2 2 2 2 2 2 Mvmt Flow 0 54 0 2065 1261 54 Major/Minor Minor2 Majorl Major2 Conflicting Flow All 631 0 0 Stage 1 - - - Stage 2 - Critical Hdwy 7.14 Critical Hdwy Stg 1 - Critical Hdwy Stg 2 - Follow-up Hdwy 3.92 - Pot Cap-1 Maneuver 0 363 0 Stage 1 0 - 0 Stage 2 0 - 0 Platoon blocked,% Mov Cap-1 Maneuver - 363 - Mov Cap-2 Maneuver Stage 1 Stage 2 Approach EB NB SIB HCM Control Delay,s 16.7 0 0 HCM LOS C Minor Lane/Major Mvmt NBT EBLn1 SBT SBR Capacity(veh/h) 363 HCM Lane V/C Ratio 0.15 HCM Control Delay(s) 16.7 HCM Lane LOS C HCM 95th%tile Q(veh) 0.5 Synchro 10 Report Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 5- Armstrong & Warner Movement EB EB EB EB EB WB WB WB WB WB NB NB Directions Served L T T T R L T T T R L L Maximum Queue(ft) 275 412 397 345 145 225 340 348 341 190 96 106 Average Queue(ft) 172 354 276 179 51 121 182 202 207 32 39 57 95th Queue(ft) 337 438 385 296 103 216 310 322 329 133 81 96 Link Distance(ft) 374 374 374 590 590 590 Upstream Blk Time(%) 10 1 0 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 250 250 200 260 200 200 Storage Blk Time(%) 0 25 1 1 6 4 0 Queuing Penalty(veh) 0 31 1 8 9 3 0 Intersection- 5- Armstrong & Warner Movement NB NB NB SB SB SB SB SB Directions Served T T R L L T T R Maximum Queue(ft) 114 129 97 147 175 314 283 124 Average Queue(ft) 46 64 34 21 113 206 145 59 95th Queue(ft) 94 109 71 77 205 307 246 108 Link Distance(ft) 440 440 440 288 288 Upstream Blk Time(%) 2 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 150 150 260 Storage Blk Time(%) 0 1 23 0 Queuing Penalty(veh) 0 4 25 0 Intersection- 6- Armstrong & St A Movement EB EB WB WB NB NB NB SB SB SB Directions Served L TR L TR L T TR L T TR Maximum Queue(ft) 45 39 40 38 35 88 103 81 167 150 Average Queue(ft) 15 15 9 12 6 27 36 31 40 39 95th Queue(ft) 40 38 32 34 26 68 78 62 110 102 Link Distance(ft) 255 263 211 211 298 298 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 200 200 150 200 Storage Blk Time(%) 0 Queuing Penalty(veh) 0 Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 7- Park/Legacy & Tustin Ranch Movement NB NB NB NB NB NB SB SB SB SB SB SB Directions Served L L T T T R L L T T T R Maximum Queue(ft) 130 93 148 168 176 51 106 194 312 265 196 99 Average Queue(ft) 51 38 59 74 76 11 9 73 181 132 92 40 95th Queue(ft) 104 75 124 141 150 33 55 163 297 241 179 76 Link Distance(ft) 657 657 657 419 419 419 Upstream Blk Time(%) 0 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 275 275 600 200 200 350 Storage Blk Time(%) 0 6 Queuing Penalty(veh) 0 5 Intersection- 7- Park/Legacy & Tustin Ranch Movement WB WB WB WB WB EB EB EB EB B10 B10 Directions Served L L T T R L T T R T T Maximum Queue(ft) 77 126 132 105 44 185 283 234 195 67 66 Average Queue(ft) 7 52 58 12 14 127 94 70 109 7 6 95th Queue(ft) 42 105 104 55 34 200 248 176 191 48 48 Link Distance(ft) 429 429 209 209 118 118 Upstream Blk Time(%) 8 2 1 1 0 Queuing Penalty(veh) 27 6 0 2 1 Storage Bay Dist(ft) 160 160 250 160 200 Storage Blk Time(%) 0 0 0 15 1 1 2 Queuing Penalty(veh) 0 0 0 15 2 3 2 Intersection- 14- St D & Tustin Ranch Movement SE SE SE NE NE NE NE SW SW SW SW Directions Served L L R L T T T T T T R Maximum Queue(ft) 45 130 179 39 181 153 151 470 463 430 158 Average Queue(ft) 14 19 67 9 70 57 57 246 251 219 20 95th Queue(ft) 37 85 146 32 137 127 123 534 534 509 99 Link Distance(ft) 245 245 308 308 308 657 657 657 Upstream Blk Time(%) 0 1 1 2 Queuing Penalty(veh) 0 7 7 8 Storage Bay Dist(ft) 200 250 200 Storage Blk Time(%) 0 0 11 0 Queuing Penalty(veh) 0 0 3 0 Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 15- Legacy & Warner Movement SE SE SE SE SE SE NW NW NW NW NE NE Directions Served L L T T T R L T T TR L T Maximum Queue(ft) 122 250 382 398 402 285 112 399 369 255 184 308 Average Queue(ft) 59 85 206 225 246 39 17 267 219 123 139 96 95th Queue(ft) 114 173 348 374 387 189 84 363 330 225 203 231 Link Distance(ft) 454 454 454 771 771 771 473 Upstream Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 310 310 260 200 160 Storage Blk Time(%) 1 11 0 22 14 0 Queuing Penalty(veh) 3 8 0 2 20 0 Intersection- 15- Legacy & Warner Movement NE SW SW SW SW SW Directions Served TR L T T R R Maximum Queue(ft) 147 60 234 283 318 251 Average Queue(ft) 72 17 123 130 193 127 95th Queue(ft) 123 46 204 241 302 253 Link Distance(ft) 473 341 341 Upstream Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 200 300 300 Storage Blk Time(%) 1 0 1 0 Queuing Penalty(veh) 0 0 2 0 Intersection- 16- Armstrong & Flight/St F Movement EB EB WB WB WB NB NB NB SB SB SB Directions Served L TR L T R L T TR L T TR Maximum Queue(ft) 32 47 72 62 56 66 100 97 166 187 184 Average Queue(ft) 8 15 29 24 27 20 31 34 77 72 70 95th Queue(ft) 29 41 61 55 52 50 70 74 129 156 150 Link Distance(ft) 311 389 692 692 286 286 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 250 200 150 200 200 Storage Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 18- St E & Armstrong Movement WB NB SB Directions Served LR TR L Maximum Queue(ft) 69 4 31 Average Queue(ft) 28 0 6 95th Queue(ft) 54 3 26 Link Distance(ft) 261 298 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 200 Storage Blk Time(%) Queuing Penalty(veh) Intersection- 21- St G & Armstrong Movement WB SB Directions Served LR L Maximum Queue(ft) 32 31 Average Queue(ft) 12 6 95th Queue(ft) 34 25 Link Distance(ft) 358 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 Storage Blk Time(%) Queuing Penalty(veh) Intersection- 30- St B & St H Movement WB Directions Served LR Maximum Queue(ft) 66 Average Queue(ft) 27 95th Queue(ft) 54 Link Distance(ft) 285 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 31- St C & St H Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 36 36 31 46 Average Queue(ft) 21 19 23 28 95th Queue(ft) 45 44 44 45 Link Distance(ft) 285 231 393 395 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 32- St D & St H Movement EB NB Directions Served LR LT Maximum Queue(ft) 31 11 Average Queue(ft) 13 0 95th Queue(ft) 38 6 Link Distance(ft) 160 384 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 34- St E & St B Movement EB WB Directions Served LTR LTR Maximum Queue(ft) 36 48 Average Queue(ft) 20 27 95th Queue(ft) 45 46 Link Distance(ft) 261 288 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 35- St E & St C Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 31 56 61 42 Average Queue(ft) 20 29 25 29 95th Queue(ft) 44 46 49 44 Link Distance(ft) 288 450 417 393 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 36- St D & St E Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 40 62 70 84 Average Queue(ft) 24 32 35 39 95th Queue(ft) 46 56 57 67 Link Distance(ft) 450 468 194 384 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 38- St F & Legacy Movement EB NB NB NB SB SB Directions Served LR L T T T TR Maximum Queue(ft) 43 40 83 85 123 124 Average Queue(ft) 13 11 9 10 18 20 95th Queue(ft) 38 36 44 46 76 82 Link Distance(ft) 425 501 501 473 473 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 40- St C & St A Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 30 65 55 48 Average Queue(ft) 20 30 32 30 95th Queue(ft) 42 49 50 44 Link Distance(ft) 314 429 216 417 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 46- St C & St F Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 58 31 51 67 Average Queue(ft) 32 19 26 40 95th Queue(ft) 50 43 49 63 Link Distance(ft) 302 224 395 68 Upstream Blk Time(%) 0 Queuing Penalty(veh) 1 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 130- St C & Warner Movement EB EB EB EB WB WB WB WB NB NB NB SB Directions Served L T T TR L T T TR L T R L Maximum Queue(ft) 22 296 307 296 183 232 228 245 83 39 35 38 Average Queue(ft) 7 139 144 136 67 64 74 84 30 9 7 10 95th Queue(ft) 22 269 278 265 129 159 175 197 65 32 28 33 Link Distance(ft) 590 590 590 397 397 397 310 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 200 200 150 150 150 Storage Blk Time(%) 3 0 Queuing Penalty(veh) 0 0 Intersection- 130- St C & Warner Movement SB SB Directions Served T R Maximum Queue(ft) 48 40 Average Queue(ft) 8 9 95th Queue(ft) 30 33 Link Distance(ft) 190 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 Storage Blk Time(%) Queuing Penalty(veh) Intersection- 131- St G & Warner Movement EB EB EB WB WB NB Directions Served T T T T T R Maximum Queue(ft) 87 101 107 11 8 29 Average Queue(ft) 8 11 13 0 0 5 95th Queue(ft) 45 54 59 7 6 20 Link Distance(ft) 397 397 397 279 279 158 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 132- St D & Warner Movement EB EB EB EB WB WB WB WB NB NB Directions Served T T T R L T T T L R Maximum Queue(ft) 292 294 296 195 126 334 299 276 141 62 Average Queue(ft) 175 181 188 33 18 169 167 152 67 19 95th Queue(ft) 309 314 323 137 73 300 281 252 120 49 Link Distance(ft) 279 279 279 454 454 454 481 Upstream Blk Time(%) 2 2 2 0 Queuing Penalty(veh) 9 12 14 0 Storage Bay Dist(ft) 250 120 200 Storage Blk Time(%) 5 0 11 0 Queuing Penalty(veh) 3 0 1 0 Intersection- 134- St G & St C Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 40 39 22 40 Average Queue(ft) 17 19 1 3 95th Queue(ft) 43 43 11 20 Link Distance(ft) 316 308 68 310 Upstream Blk Time(%) 0 Queuing Penalty(veh) 0 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 135- St B & St F Movement EB WB NB Directions Served TR LT LR Maximum Queue(ft) 9 62 60 Average Queue(ft) 0 9 26 95th Queue(ft) 4 39 46 Link Distance(ft) 389 302 360 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 136- St D & St F Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 39 44 51 54 Average Queue(ft) 18 21 27 26 95th Queue(ft) 43 45 45 51 Link Distance(ft) 232 425 357 481 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 141- Legacy & St E Movement EB EB WB WB NB NB NB NB B10 SB SB SB Directions Served LT R L TR L T T R T L T TR Maximum Queue(ft) 64 71 82 65 102 158 119 30 21 42 196 229 Average Queue(ft) 21 35 32 17 44 60 52 4 1 7 82 98 95th Queue(ft) 48 61 63 43 84 121 100 21 11 29 171 191 Link Distance(ft) 468 167 167 118 118 209 501 501 Upstream Blk Time(%) 0 1 0 Queuing Penalty(veh) 0 3 1 Storage Bay Dist(ft) 150 100 100 150 Storage Blk Time(%) 0 2 1 1 Queuing Penalty(veh) 1 1 0 0 Intersection- 143- St B & St A Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 55 52 40 35 Average Queue(ft) 33 26 16 20 95th Queue(ft) 55 46 38 38 Link Distance(ft) 263 314 98 390 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 144- St D & St A Movement EB NB NB SB Directions Served LR L T TR Maximum Queue(ft) 57 54 31 74 Average Queue(ft) 32 25 8 41 95th Queue(ft) 48 49 31 65 Link Distance(ft) 429 245 174 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 Storage Blk Time(%) Queuing Penalty(veh) Intersection- 145- RIRO 1 & Armstrong Movement WB Directions Served R Maximum Queue(ft) 26 Average Queue(ft) 11 95th Queue(ft) 29 Link Distance(ft) 117 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 146- Armstrong & Barranca Movement EB EB EB EB EB WB WB WB WB WB WB WB Directions Served L T T T R L L T T T T R Maximum Queue(ft) 226 404 314 186 72 178 284 328 355 383 427 280 Average Queue(ft) 86 260 191 91 38 98 127 149 179 195 196 71 95th Queue(ft) 167 385 307 167 68 165 213 314 341 355 360 215 Link Distance(ft) 391 391 391 642 642 642 642 Upstream Blk Time(%) 0 1 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 600 200 270 270 300 Storage Blk Time(%) 0 1 0 0 1 3 0 Queuing Penalty(veh) 0 1 0 0 4 5 0 Intersection- 146- Armstrong & Barranca Movement NB NB NB SB SB SB Directions Served L T R L T R Maximum Queue(ft) 94 99 50 208 217 140 Average Queue(ft) 42 35 19 103 100 49 95th Queue(ft) 82 75 42 173 174 100 Link Distance(ft) 336 336 265 265 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 220 350 Storage Blk Time(%) Queuing Penalty(veh) Intersection- 147- Barranca & RIRO 2 Movement WB WB SB Directions Served T T R Maximum Queue(ft) 88 4 28 Average Queue(ft) 3 0 8 95th Queue(ft) 62 3 26 Link Distance(ft) 485 485 107 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Tustin Legacy Neighborhood D South On-Site Buildout Queuing and Blocking Report AM Peak Hour Intersection- 149- Tustin Ranch & RIRO 3 Movement EB SB SB SB SB Directions Served R T T T R Maximum Queue(ft) 105 326 343 360 35 Average Queue(ft) 39 240 248 149 1 95th Queue(ft) 104 415 417 404 25 Link Distance(ft) 122 308 308 308 Upstream Blk Time(%) 8 12 17 7 Queuing Penalty(veh) 0 66 93 38 Storage Bay Dist(ft) 150 Storage Blk Time(%) 1 Queuing Penalty(veh) 0 Intersection- 150- Von Karman/Tustin Ranch Movement EB EB EB EB EB EB WB WB WB WB WB WB Directions Served L L T T T R L L T T T T Maximum Queue(ft) 186 231 285 309 302 262 362 375 632 598 528 570 Average Queue(ft) 106 131 182 201 189 100 328 365 510 380 283 315 95th Queue(ft) 171 209 261 279 266 201 405 404 712 595 461 521 Link Distance(ft) 485 485 485 595 595 595 595 Upstream Blk Time(%) 19 1 0 1 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 260 260 260 350 350 Storage Blk Time(%) 1 1 0 3 30 4 19 Queuing Penalty(veh) 2 2 0 15 135 26 15 Intersection- 150- Von Karman/Tustin Ranch Movement WB NB NB NB NB NB SB SB SB SB SB SB Directions Served R L L T T R L L T T R R Maximum Queue(ft) 285 207 247 237 192 110 100 316 352 352 260 193 Average Queue(ft) 94 132 175 135 88 36 33 92 323 326 92 87 95th Queue(ft) 285 221 242 211 173 79 77 239 350 343 198 160 Link Distance(ft) 376 376 319 319 319 Upstream Blk Time(%) 0 36 39 1 Queuing Penalty(veh) 0 194 215 4 Storage Bay Dist(ft) 260 250 250 260 470 470 270 Storage Blk Time(%) 0 0 1 0 0 36 Queuing Penalty(veh) 0 0 1 0 0 36 Zone Summary Zone wide Queuing Penalty: 1107 Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 5- Armstrong & Warner Movement EB EB EB EB EB WB WB WB WB WB NB NB Directions Served L T T T R L T T T R L L Maximum Queue(ft) 275 414 399 395 242 225 365 393 408 285 202 209 Average Queue(ft) 235 376 316 223 54 128 200 218 217 77 122 133 95th Queue(ft) 350 437 433 367 171 224 340 359 359 236 201 206 Link Distance(ft) 374 374 374 590 590 590 Upstream Blk Time(%) 23 4 1 Queuing Penalty(veh) 0 0 0 Storage Bay Dist(ft) 250 250 200 260 200 200 Storage Blk Time(%) 3 32 3 0 1 8 4 0 2 4 Queuing Penalty(veh) 16 64 5 0 7 11 8 0 2 4 Intersection- 5- Armstrong & Warner Movement NB NB NB SB SB SB SB SB Directions Served T T R L L T T R Maximum Queue(ft) 200 114 145 115 136 117 62 136 Average Queue(ft) 66 61 65 25 71 47 13 49 95th Queue(ft) 176 101 115 72 124 97 42 97 Link Distance(ft) 440 440 440 288 288 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 150 260 Storage Blk Time(%) 0 0 0 Queuing Penalty(veh) 0 0 0 Intersection- 6- Armstrong & Flight/St A Movement EB EB WB WB NB NB NB SB SB SB Directions Served L TR L TR L T TR L T TR Maximum Queue(ft) 155 47 79 42 31 101 110 105 263 214 Average Queue(ft) 71 13 26 15 7 42 50 10 100 54 95th Queue(ft) 123 37 64 38 26 87 93 55 266 195 Link Distance(ft) 255 263 211 211 298 298 Upstream Blk Time(%) 12 5 Queuing Penalty(veh) 25 10 Storage Bay Dist(ft) 200 200 150 200 Storage Blk Time(%) 0 15 Queuing Penalty(veh) 0 1 SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 7- Park/Legacy & Tustin Ranch Movement NB NB NB NB NB NB SB SB SB SB SB SB Directions Served L L T T T R L L T T T R Maximum Queue(ft) 157 213 329 343 352 200 188 213 204 159 208 76 Average Queue(ft) 74 73 161 178 181 85 75 134 104 72 98 27 95th Queue(ft) 132 144 283 303 305 171 187 200 173 143 172 58 Link Distance(ft) 649 649 649 419 419 419 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 275 275 600 200 200 350 Storage Blk Time(%) 1 0 1 0 Queuing Penalty(veh) 2 0 3 0 Intersection- 7- Park/Legacy & Tustin Ranch Movement WB WB WB WB WB EB EB EB EB B10 B10 Directions Served L L T T R L T T R T T Maximum Queue(ft) 169 184 273 217 145 183 209 178 154 32 26 Average Queue(ft) 67 131 133 68 68 105 94 88 60 5 2 95th Queue(ft) 167 199 226 148 123 180 191 158 120 39 31 Link Distance(ft) 429 429 189 189 121 121 Upstream Blk Time(%) 2 4 0 0 0 0 Queuing Penalty(veh) 0 14 1 0 0 0 Storage Bay Dist(ft) 160 160 250 250 200 Storage Blk Time(%) 0 7 3 0 2 4 0 0 Queuing Penalty(veh) 0 12 6 0 4 7 0 0 Intersection- 14- St D & Tustin Ranch Movement SE SE SE NE NE NE NE SW SW SW SW Directions Served L L R L T T T T T T R Maximum Queue(ft) 76 104 91 193 249 232 231 225 226 299 94 Average Queue(ft) 35 48 32 90 118 123 153 96 101 143 19 95th Queue(ft) 67 82 67 160 206 201 234 185 187 248 86 Link Distance(ft) 242 242 311 311 311 649 649 649 Upstream Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 200 250 260 Storage Blk Time(%) 0 1 0 Queuing Penalty(veh) 0 0 0 SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 15- Legacy & Warner Movement SE SE SE SE SE SE NW NW NW NW NE NE Directions Served L L T T T R L T T TR L T Maximum Queue(ft) 319 330 397 404 408 285 224 723 684 611 184 295 Average Queue(ft) 191 206 203 231 246 68 25 532 478 376 141 150 95th Queue(ft) 301 314 358 375 387 240 124 815 754 640 211 263 Link Distance(ft) 460 460 460 775 775 775 469 Upstream Blk Time(%) 0 0 4 1 0 Queuing Penalty(veh) 0 0 0 0 0 Storage Bay Dist(ft) 310 310 260 200 160 Storage Blk Time(%) 0 1 0 9 0 63 20 2 Queuing Penalty(veh) 1 6 2 10 0 6 53 4 Intersection- 15- Legacy & Warner Movement NE SW SW SW SW SW Directions Served TR L T T R R Maximum Queue(ft) 258 157 248 304 299 243 Average Queue(ft) 144 57 148 115 170 107 95th Queue(ft) 223 124 227 214 262 222 Link Distance(ft) 469 344 344 Upstream Blk Time(%) 0 0 Queuing Penalty(veh) 0 0 Storage Bay Dist(ft) 200 300 300 Storage Blk Time(%) 2 0 0 Queuing Penalty(veh) 1 1 0 Intersection- 16- Armstrong & Flight/St F Movement EB EB WB WB WB NB NB NB SB SB SB Directions Served L TR L T R L T TR L T TR Maximum Queue(ft) 179 222 76 58 83 48 196 132 79 169 159 Average Queue(ft) 95 83 21 19 43 14 74 54 30 76 48 95th Queue(ft) 163 168 54 47 70 37 145 102 62 147 119 Link Distance(ft) 311 389 692 692 286 286 Upstream Blk Time(%) 2 1 1 Queuing Penalty(veh) 0 3 1 Storage Bay Dist(ft) 200 200 150 200 200 Storage Blk Time(%) 0 2 0 1 Queuing Penalty(veh) 1 4 0 1 SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 18- St E & Armstrong Movement WB NB SB SB SB Directions Served LR TR L T T Maximum Queue(ft) 82 12 102 298 281 Average Queue(ft) 20 0 9 76 68 95th Queue(ft) 68 6 70 409 383 Link Distance(ft) 261 298 692 692 Upstream Blk Time(%) 4 3 Queuing Penalty(veh) 9 7 Storage Bay Dist(ft) 200 Storage Blk Time(%) 11 Queuing Penalty(veh) 1 Intersection- 21- St G & Armstrong Movement WB SB SB SB Directions Served LR L T T Maximum Queue(ft) 62 29 62 53 Average Queue(ft) 21 4 3 3 95th Queue(ft) 48 20 53 47 Link Distance(ft) 358 440 440 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 Storage Blk Time(%) 1 Queuing Penalty(veh) 0 Intersection- 30- St B & St H Movement WB Directions Served LR Maximum Queue(ft) 31 Average Queue(ft) 15 95th Queue(ft) 40 Link Distance(ft) 285 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 31- St C & St H Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 40 45 57 52 Average Queue(ft) 21 19 31 32 95th Queue(ft) 46 44 42 46 Link Distance(ft) 285 231 393 395 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 32- St D & St H Movement EB NB Directions Served LR LT Maximum Queue(ft) 51 19 Average Queue(ft) 22 1 95th Queue(ft) 47 10 Link Distance(ft) 160 385 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 34- St E & St B Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 64 31 6 12 Average Queue(ft) 33 20 0 1 95th Queue(ft) 51 43 4 8 Link Distance(ft) 261 288 390 389 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 35- St E & St C Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 50 40 61 55 Average Queue(ft) 29 25 33 31 95th Queue(ft) 47 46 48 46 Link Distance(ft) 288 450 417 393 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 36- St D & St E Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 57 70 46 54 Average Queue(ft) 32 40 25 28 95th Queue(ft) 46 65 44 43 Link Distance(ft) 450 477 194 385 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 38- Legacy & St F Movement EB NB NB NB SB SB Directions Served LR L T T T TR Maximum Queue(ft) 97 31 117 123 188 184 Average Queue(ft) 42 8 39 43 55 55 95th Queue(ft) 72 30 97 101 137 128 Link Distance(ft) 425 514 514 469 469 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 Storage Blk Time(%) 0 Queuing Penalty(veh) 0 SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 40- St C & St A Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 74 62 67 46 Average Queue(ft) 36 32 37 29 95th Queue(ft) 56 49 57 48 Link Distance(ft) 314 429 216 417 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 46- St C & St F Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 95 31 47 52 Average Queue(ft) 52 22 30 26 95th Queue(ft) 81 44 45 49 Link Distance(ft) 302 224 395 68 Upstream Blk Time(%) 0 Queuing Penalty(veh) 0 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 130- St C & Warner Movement EB EB EB EB WB WB WB WB NB NB NB SB Directions Served L T T TR L T T TR L T R L Maximum Queue(ft) 224 364 321 331 153 295 297 332 107 52 43 90 Average Queue(ft) 35 170 162 161 43 120 139 160 52 15 11 43 95th Queue(ft) 110 316 307 295 99 241 263 299 92 44 36 78 Link Distance(ft) 590 590 590 397 397 397 310 Upstream Blk Time(%) 0 Queuing Penalty(veh) 0 Storage Bay Dist(ft) 200 200 150 150 150 Storage Blk Time(%) 4 2 0 Queuing Penalty(veh) 2 1 0 Intersection- 130- St C & Warner Movement SB SB Directions Served T R Maximum Queue(ft) 47 44 Average Queue(ft) 10 9 95th Queue(ft) 35 33 Link Distance(ft) 190 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 Storage Blk Time(%) Queuing Penalty(veh) Intersection- 131- St G & Warner Movement EB EB EB WB WB NB Directions Served T T T T T R Maximum Queue(ft) 175 112 133 11 6 42 Average Queue(ft) 36 23 28 0 0 8 95th Queue(ft) 116 81 94 8 4 27 Link Distance(ft) 397 397 397 279 279 158 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) 0 Queuing Penalty(veh) 0 SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 132- St D & Warner Movement EB EB EB EB WB WB WB WB NB NB Directions Served T T T R L T T T L R Maximum Queue(ft) 300 307 305 275 145 359 373 372 97 68 Average Queue(ft) 237 225 232 49 54 188 199 195 43 18 95th Queue(ft) 349 340 345 176 116 361 362 367 86 49 Link Distance(ft) 279 279 279 460 460 460 481 Upstream Blk Time(%) 6 4 5 0 Queuing Penalty(veh) 46 28 35 0 Storage Bay Dist(ft) 250 120 200 Storage Blk Time(%) 10 0 0 11 Queuing Penalty(veh) 9 0 0 5 Intersection- 134- St G & St C Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 30 41 22 12 Average Queue(ft) 20 20 1 0 95th Queue(ft) 42 45 11 6 Link Distance(ft) 316 308 68 310 Upstream Blk Time(%) 0 Queuing Penalty(veh) 0 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 135- St B & St F Movement WB NB Directions Served LT LR Maximum Queue(ft) 31 ill Average Queue(ft) 2 44 95th Queue(ft) 16 83 Link Distance(ft) 302 360 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 136- St D & St F Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 65 49 45 74 Average Queue(ft) 33 23 26 41 95th Queue(ft) 46 47 46 63 Link Distance(ft) 232 425 357 481 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 141- St E & Legacy Movement EB EB WB WB NB NB NB NB B10 SB SB SB Directions Served LT R L TR L T T R T L T TR Maximum Queue(ft) 33 70 62 50 105 155 126 93 10 100 208 197 Average Queue(ft) 10 32 19 15 56 63 61 19 0 25 78 84 95th Queue(ft) 30 57 47 38 97 129 113 60 7 73 169 171 Link Distance(ft) 477 170 170 121 121 189 514 514 Upstream Blk Time(%) 0 1 0 0 Queuing Penalty(veh) 0 2 1 0 Storage Bay Dist(ft) 150 100 100 150 Storage Blk Time(%) 1 2 1 0 1 Queuing Penalty(veh) 2 2 0 0 0 Intersection- 143- St B & St A Movement EB WB NB SB Directions Served LTR LTR LTR LTR Maximum Queue(ft) 51 30 70 53 Average Queue(ft) 27 22 34 23 95th Queue(ft) 47 43 58 43 Link Distance(ft) 263 314 98 390 Upstream Blk Time(%) 0 Queuing Penalty(veh) 0 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 144- St D & St A Movement EB NB NB SB Directions Served LR L T TR Maximum Queue(ft) 74 82 59 45 Average Queue(ft) 37 46 30 29 95th Queue(ft) 59 73 56 46 Link Distance(ft) 429 242 174 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) 150 Storage Blk Time(%) Queuing Penalty(veh) Intersection- 145- RIRO 1 & Armstrong Movement WB SB SB Directions Served R T T Maximum Queue(ft) 71 190 81 Average Queue(ft) 31 54 8 95th Queue(ft) 58 203 69 Link Distance(ft) 117 211 211 Upstream Blk Time(%) 0 15 0 Queuing Penalty(veh) 0 33 0 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 146- Armstrong & Barranca Movement EB EB EB EB EB WB WB WB WB WB WB WB Directions Served L T T T R L L T T T T R Maximum Queue(ft) 420 440 415 423 225 141 294 415 415 440 463 325 Average Queue(ft) 278 407 387 320 85 69 108 196 224 250 262 85 95th Queue(ft) 513 437 444 467 235 128 218 361 370 396 419 260 Link Distance(ft) 391 391 391 642 642 642 642 Upstream Blk Time(%) 13 49 18 8 Queuing Penalty(veh) 0 0 0 0 Storage Bay Dist(ft) 600 200 270 270 300 Storage Blk Time(%) 13 49 31 0 0 3 6 0 Queuing Penalty(veh) 82 64 31 0 0 5 7 0 Intersection- 146- Armstrong & Barranca Movement NB NB NB SB SB SB Directions Served L T R L T R Maximum Queue(ft) 244 355 332 263 308 104 Average Queue(ft) 188 169 174 168 200 40 95th Queue(ft) 278 368 307 281 326 81 Link Distance(ft) 336 336 265 265 Upstream Blk Time(%) 8 1 9 20 Queuing Penalty(veh) 0 0 0 50 Storage Bay Dist(ft) 220 350 Storage Blk Time(%) 17 1 9 20 Queuing Penalty(veh) 28 2 22 32 Intersection- 147- Barranca & RIRO 2 Movement EB EB EB SB Directions Served T T T R Maximum Queue(ft) 666 664 658 24 Average Queue(ft) 438 447 446 5 95th Queue(ft) 853 851 835 22 Link Distance(ft) 642 642 642 107 Upstream Blk Time(%) 4 3 4 Queuing Penalty(veh) 29 24 36 Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) SimTraffic Report Tustin Legacy Neighborhood D South Queuing and Blocking Report PM Peak Hour Intersection- 149- Tustin Ranch & RIRO 3 Movement EB SB SB Directions Served R T T Maximum Queue(ft) 54 44 44 Average Queue(ft) 18 2 2 95th Queue(ft) 40 20 22 Link Distance(ft) 122 311 311 Upstream Blk Time(%) Queuing Penalty(veh) Storage Bay Dist(ft) Storage Blk Time(%) Queuing Penalty(veh) Intersection- 150- Von Karman/Tustin Ranch Movement EB EB EB EB EB EB WB WB WB WB WB WB Directions Served L L T T T R L L T T T T Maximum Queue(ft) 271 285 530 520 510 285 362 375 643 593 272 214 Average Queue(ft) 167 266 484 484 484 153 314 341 433 346 149 102 95th Queue(ft) 259 345 559 546 543 370 420 427 739 611 250 191 Link Distance(ft) 485 485 485 612 612 612 612 Upstream Blk Time(%) 33 36 39 20 0 Queuing Penalty(veh) 266 285 315 0 0 Storage Bay Dist(ft) 260 260 260 350 350 Storage Blk Time(%) 0 4 48 59 0 3 33 1 0 Queuing Penalty(veh) 1 23 208 70 0 7 87 5 1 Intersection- 150- Von Karman/Tustin Ranch Movement WB NB NB NB NB NB SB SB SB SB SB SB Directions Served R L L T T R L L T T R R Maximum Queue(ft) 237 249 275 318 318 285 136 211 302 314 147 157 Average Queue(ft) 93 129 246 297 294 245 58 80 174 192 70 81 95th Queue(ft) 173 233 330 324 325 364 119 151 280 297 125 136 Link Distance(ft) 286 286 319 319 319 Upstream Blk Time(%) 1 42 29 1 0 0 1 Queuing Penalty(veh) 0 0 0 0 0 1 2 Storage Bay Dist(ft) 260 250 250 260 470 470 270 Storage Blk Time(%) 0 0 2 48 36 3 0 0 Queuing Penalty(veh) 0 0 12 134 171 21 0 0 Zone Summary Zone wide Queuing Penalty:2509 SimTraffic Report ATTACHMENT C DRAFT ORDINANCE NO. 1504 EXHIBIT DEVELOPMENT AGREEMENT 2019-00001 DRAFT ORDINANCE NO. 1504 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, APPROVING DEVELOPMENT AGREEMENT (DA) 2019-00001 BETWEEN THE CITY OF TUSTIN AND THE BROOKFIELD RESIDENTIAL TO FACILITATE THE DEVELOPMENT OF 400 HOMES WITHIN NEIGHBORHOOD D OF THE TUSTIN LEGACY SPECIFIC PLAN. The City Council of the City of Tustin does hereby ordain as follows: SECTION 1. The City Council finds and determines as follows: A. That proper application has been submitted by Brookfield Residential for the development of 400 for-sale residential units, a community recreation facility, open space areas, and other neighborhood amenities on an approximately 25.4-acre site currently owned by the City of Tustin within Planning Areas 8, 13, and 14 of the Tustin Legacy Specific Plan. B. That Tustin Legacy Specific Plan Section 4.2.7 requires all private development at Tustin Legacy to obtain a Development Agreement in accordance with Section 65864 et seq. of the Government Code and Sections 9600 to 9619 of the Tustin City Code. In compliance with Tustin City Code Section 9611, the Tustin Planning Commission must make a recommendation on the proposed Development Agreement to the City Council. C. That a public hearing was duly Galled, noticed, and held on said application on November 12, 2019, by the Planning Commission. The Planning Commission adopted Resolution N6 4294 determining that the disposition of Lot 2 and 5-10 of Tract 18197 is in conformance with the adopted General Plan. The Planning Commission adopted Resolution No. 4395 recommending that .the City Council adopt Ordinance No. 1504 and approve the project. D. That a public hearing was duly Galled, noticed, and held on said application on December 3, 2019 by the City Council. E. On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia North Loop Road. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR. And, on May, 13, 2013, the City Council adopted Resolution No. 13-32 approving a second Addendum to the FEIS/EIR. On July 5, 2019, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEIS/EIR. The FEIS/EIR along with its Addenda and Supple'ment is a program Ordinance No. 1504 DA 2019-00001 Page 2 EIR under the California Environmental Quality Act-(CEQA). The FEIS/EIR, Addenda and Supplement considered the potential environmental impacts associated with development on the fon-ner Marine Corps Air Station, Tustin. An Environmental Checklist has been prepared and concluded that these actions do not result in any new significant environmental impacts or a substantial increase 'in the severity of any previously identified i significant impacts in the FEIS/EIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIS/EIR. F. That the Development Agreement can be supported by the following findings: 1. The project is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Tustin Legacy Specific Plan in that residential uses are-permitted uses within Planning Areas 8, 13, and 14 of Neighborhood D. 2. The project is GOmoatibie with the uses authorized in the district in which the real property is located (Planning Areas 8, 13, and, 14) in that mixed- use. urban development is envisioned in the area and ' similar and compatible uses�exist and are envisioned within close proximity of the project site. 3. The project is in conformity with the public necessity., public convenience, general welfare, and good land use practices in that the project would provide three (3) product types within the 400 new housing units for new and existing Tustin residents thereby providing additional options for housing to the City's housing.stock. 4. The project will not be detrimental to the health, safety, and general welfare. The project will comply with the Tustin Legacy Specific Plan, Tustin City Code, and other regulations to ensure that the project will not be detrimental in any way. 5. The project will not adversely affect the orderly development of property in that the proposed project is orderly, well designed, and equipped with necessary infrastructure and amenities to support existing and future residents and businesses in Tustin Legacy. 6. The project will have a positive fiscal impact on the City in that the provisions of the proposed Development Agreement and conditions of approval will ensure that the project will have a positive fiscal impact on the City. SECTION 2. The City Council hereby approves Development Agreement 2019-00001 attached hereto as Exhibit A and subject to final approval of the City Aftomey. Ordinance No. 1504 DA 2019-00001 Page 3 SECTION 3. Severability. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Tustin hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one�or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this 17th day of December, 2019. CHARLES E. PUCKETT Mayor ERICA N. YASUDA City Clerk STATE OF CALIFORNIA COUNTY OF ORANGE ss. CITY OF TUSTIN ORDINANCE NO. 1504 ERICA N. YASUDA, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1504 was duly and regularly introduced at a regular meeting of the Tustin City Council, held on the 3rd day of December, 2019, and was given its second reading, passed, and adopted at a regular meeting of the City Council held on the 17th day of December, 2019, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: ERICA N. YASUDA City Clerk Published: Ordinance No. 1504 DA 2019-00001 Page 4 EXHIBIT A Develo'pment Agreement 2019-00001 CITY OF TUSTIN OFFICIAL BUSINESS REQUEST DOCUMENT BE RECORDED AND BE EXEMPT FROM PAYMENT OF A RECORDING FEE PER GOVERNMENT CODE 6103 AND 27383 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: City of Tustin 300 Centennial Way Tustin, California 92780 Attn: City Clerk Space Above This Line Reserved for Recorder's Use Only TUSTIN LEGACY DEVELOPMENT AGREEMENT THIS TUSTIN LEGACY DEVELOPMENT AGREEMENT("Agreemenf')is entered into effective as of the Effective Date (as defined below) by and between the CITY OF TUSTIN, a California municipal corporation ("City"), and BROOKFIELD HOMES SOUTHERN CALIFORNIA LLC, a Delaware limited liability company ("Developer"). City and Developer are collectively referred to herein as the"Par-ties" and individually as a"Party". RECITALS The following recitals are an integral part of this Agreement and are binding on the Parties. Capitalized terms used in these Recitals shall have the meanings ascribed to such terms as set forth in Section I.I. A. To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the Legislature of the State adopted the "Development Agreement Statute," Sections 65864, et seq., of the Government Code. The Development Agreement Statute authorizes City to enter into an agreement with any person having a legal or equitable interest in real property and to provide for development of such property and to establish certain development rights therein. Pursuant to Government Code Section 6545 1, the City has adopted the Tustin Legacy Specific Plan regulating land uses within Tustin Legacy. Specific Plan Section 4.2.7 states: "prior to issuance of any permits or approval of any entitlements within the Specific Plan area, all private development shall first obtain a Development Agreement in accordance with Section 65864 et seq. of the Goverriment Code and Sections 9600 to 9619 of the Tustin City Code." Pursuant to the authorization set forth in the Development Agreement Statute, City has enacted procedures for entering into development agreements which are contained in Tustin City Code Sections 9600 to 9619. B. City and Developer intend, concurrently with the execution of this Agreement, to enter into the Tustin Legacy Disposition and Development Agreement for Portions of Disposition Tustin Brookfield Development Agt I City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FWAL Homes Southern,California LLC Development Agreement Parcels 2C and 8, as the same may be amended from time to time ("DDA")pursuant to which City shall agree to sell, and Developer shall agree to buy and develop, certain real property, all as more specifically set forth in the DDA. C. Pursuant to the DDA, Developer has an equitable and/or legal interest in the Property in that it has the contractual right to purchase the Property from City for development of the Project. D. Pursuant to Government Code Section 65864, the Legislature has found and determined that: "(a) The lack of certainty in the approval of development projects can result in a waste of resources, escalate the cost of housing and other development to the consumer, and discourage investment in and commitment to comprehensive planning which would make maximum efficient utilization of resources at the least economic cost to the public. (b) Assurance to the applicant for a development project that upon approval of the project, the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to conditions of approval, will strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic costs of development. (c) The lack of public facilities, including, but not limited to, streets, sewerage, transportation, drinking water,school,and utility facilities, is a serious impediment to the development of new housing. Whenever possible, applicants and local governments may include provisions in agreements whereby applicants are reimbursed over time for financing public facilities." In accordance with the legislative findings set forth in Government Code Section 65864, City wishes to attain certain public objectives that will be furthered by this Agreement. This Agreement will provide for the orderly implementation of the General Plan of the City ("General Plan"), and the phased development and completion of the Project in accordance with the DDA and the Specific Plan. This Agreement will further the comprehensive planning objective contained in the City's General Plan, to promote an economically balanced community with complimentary and buffered land uses to include commercial, professional, multi-family and single-family development. E. The DDA, the Specific Plan and the development under the DDA and the Specific Plan require a substantial early investment of money and planning and design effort by Developer. Without the protection provided by this Agreement,uncertainty that the Project may be completed in its entirety could result in a waste of public resources,escalate the cost of public improvements, and discourage Developer's provision of the Public Benefits or payment for those certain public improvements specified in the DDA and the Specific Plan. Developer's participation in the implementation of the DDA and the Specific Plan will result in a number of public benefits. These Tustin Brookfield Development Agt 2 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement benefits require the cooperation and participation of City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DDA and the Specific Plan. F. Developer wishes to avoid certain development risks and uncertainties that would, in the absence of this Agreement, deter and discourage Developer from making a commitment to implement the DDA and the Specific Plan. These are as follows: 1. It is generally the law in California that, absent extraordinary circumstances or the approval of a vesting subdivision map, an owner of the land does not obtain a vested right to improve land until the issuance of a building permit for the improvements and commencement of substantial construction pursuant to that permit. The result is a disincentive for landowners to invest monies in the early completion of major infrastructure and other public improvements as part of any project or in early comprehensive planning and design studies. 2. Development under the DDA and the Specific Plan requires a substantial early investment of money and planning and design effort by Developer. Uncertainty about City's land use policies, rules and regulations could result in a waste of private resources, escalate the cost of certain public improvements, and escalate costs of proposed housing andother uses. G. The following assurances are of vital concern to Developer to offset or remove the disincentives and uncertainties set forth in Recital F: 1. Assurance to Developer that, in return for Developer's commitment to the development of the Property that is contained in the DDA, any approved entitlements, and the Specific Plan, City will in turn remain committed to the Existing Entitlement Approvals; 2. Assurances to Developer that as Developer becomes obligated for the costs of designing and constructing the public and private improvements included in the DDA and the Specific Plan, and to make dedications, Developer will become entitled to rely upon the Vested Rights in the development of the Property, and 3. Assurances to Developer that in City's administration of the Existing Entitlement Approvals,Developer will be allowed, consistent with the DDA and the Specific Plan, to develop the housing types and intensities identified in the DDA and the Specific Plan. These assurances provide for cooperation and participation of City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DDA and the Specific Plan. H. The Development Agreement Statute authorizes local agencies to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property. City wishes to enter into a development agreement with Developer to secure the Public Benefits and additional consideration described in this Agreement, and Developer wishes to enter into a development agreement with City to avoid the development risks and uncertainties and to obtain the assurances described above. Tustin Brookfield Development Agt 3 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement 1. This Agreement is intended to be, and shall be construed as, a development agreement within the meaning of the Development Agreement Statute. This Agreement is intended to augment and further the purposes and intent of the Parties in the implementation of the DDA and the Specific Plan. This Agreement, as a device for the implementation of the Existing Entitlement Approvals and the Specific Plan,will eliminate uncertainty in planning for and secure the orderly development of the Project,ensure a desirable and functional community environment provide effective and efficient development of public facilities, infrastructure, and services appropriate for the development of the Project, assure attainment of the maximum effective utilization of resources within the City, and provide other significant public benefits to City and its residents by otherwise achieving the goals and purposes of the Development Agreement Statute. In exchange for these benefits to City, Developer desires to receive the assurance that it may proceed with development of the Project in accordance with the terms and conditions of this Agreement and the Applicable Rules, all as more particularly set forth herein. J. City has determined that this Agreement and the Project are consistent with the Marine Corps Air Station-Tustin Reuse Plan, the General Plan and the Specific Plan and that this Agreement complies with the findings established by Tustin City Code Section 9611 in that the Agreement: 1. Is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Specific Plan. 2. Is compatible with the uses authorized in the district in which the real property is located (Specific Plan Neighborhood D, Planning Area 8, 13 and 14). Note: the proposed for-sale residential project complies with the uses authorized by the Specific Plan. 3. Is in conformity with the public necessity, public convenience, general welfare, and good land use practices. Note: the Project will enhance housing opportunities within the City and support economic development and activity in the vicinity of the Project. 4. Will not be detrimental to the health, safety, and general welfare. Note: compliance with the Specific Plan, Tustin City Code, and other regulations will ensure that the Project will not be detrimental in any way. 5. Will not adversely affect the orderly development of property. Note: the proposed Project is orderly and well designed. 6. Will have a positive fiscal impact on the City. Note: the provisions of the DDA will ensure that the Project will have a positive fiscal impact on the City. K. On 9 2019 the Planning Commission held a public hearing on this Agreement, made certain findings and determinations with respect thereto, and recommended to the City Council of City that this Agreement be approved. On ` 2019 the City Council held a public hearing on this Agreement, considered the recommendations of the Planning Commission, and adopted Ordinance No. -, approving Tustin Brookfield Development Agt 4 City of Tustin/Bro6kfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement this Agreement and authorizing its execution. Ordinance No. was formally adopted at a second reading by the City Council on 2019. L. On ) 2019, the Planning Commission held a public hearing and recommended to the City Council of City that it approve a Design Review application 2019- 00009 and the Developer Tentative Tract Map. On 3 2019, the City Council held a public hearing on the Design Review application 2019-00009 and the Developer Tentative Tract Map, considered the recommendations of the Planning Commission, and approved the Developer Tentative Tract Map and the above referenced Design Review application. AGRF,EMENT NOW,THEREFORE, in consideration of the above recitals,which are incorporated herein by this reference, and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows: I. DEFINITIONS AND EXHIBITS. 1.1. Definitions. Any capitalized word or term used in this Agreement shall have the definition or meaning ascribed to such word or term as provided in the DDA, unless the word or term is expressly provided in this Section 1.1 or otherwise expressly defined in this Agreement, in which event such word or term shall have the definition or meaning as provided herein. All capitalized terms not specifically defined in the DDA or this Agreement shall be interpreted by the Director of Community Development of the City. The following terms when used in this Agreement shall be defined as follows: 1.1.1 "Action" is defined in Section 8.10. 1.1.2 "Administrative Amendment" is defined in Section 2.6.2. 1.1.3 "Agreement" is defined in the introductory paragraph. 1.1.4 "Applicable Rules"means (a) the Existing Land Use Regulations of the City; (b)the Future Rules that are not in conflict (as defined in Section 3.6.2) with the Vested Rights; (c) the Future Rules made applicable to the Project and/or the Property pursuant to Section 3.6.2 or 3.10; (d) the Existing Entitlement Approvals, and (c) the Subsequent Entitlement Approvals to which the Project and/or the Property or development and use thereof are made subject to pursuant to the terms of this Agreement. 1.1.5 "Applications" is defined in Section 3.11.2. 1.1.6 "Business Day(s)" means any day on which City Hall is open for business and shall specifically exclude Saturday, Sunday or a legal holiday. 1.1.7 "Block" is defined in Section 3.20. Tustin Brookfield Development Agt 5 Cit�of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FWAL Homes Southern California LLC Development Agreement 1.1.8 "Certificate"is defined in Section 4.5. 1.1.9 "Certificate of Compliance" means that certain Certificate of Compliance to be issued by the City to Developer pursuant to the DDA only upon satisfaction of all conditions precedent thereto set forth in the DDA. 1.1.10 "City"is defin�d in the introductory paragraph. 1.1.11 "City Costs Deposit" is defined in Section 3.13.1(b). 1.1.12 "City Manager" means Mr. Matthew S. West, or his successor in such capacity, or other designee as identified in writing by the City Manager. 1.1.13 "City Map" means that certain tentative tract map and final tract map No. 18197 for Specific Plan Neighborhood D being processed by the City for financing and conveyancing purposes, as the same may be amended or modified from time to time. 1.1.14 "City Processing Fees" means (a) all fees and charges imposed by the City under the then-current regulations for processing applications and requests for permits, approvals, and other actions and monitoring compliance with any permits issued or approvals granted, including Plan Check and Inspection Fees and all applicable processing and permit fees to cover the reasonable cost to the City of(i)processing and reviewing applications and plans for any Entitlement Approvals, site review and approval, administrative review, and similar fees imposed to recover the City's costs associated with processing, reviewing, and inspecting Project applications, plans and specifications; (ii) inspecting the work constructed or installed by or on behalf of Developer, and (iii)monitoring compliance with any requirements applicable to Development of the Project, and(b) all costs incurred by the City in the performance of necessary studies and reports in connection with the foregoing and its obligations under this Agreement. 1.1.15 "Condominium Plan" means the Condominium Plans creating the individual units on the Condominium Plan approved by DRE and,with respect to conformity with Approved Plans only, approved by the City, and Recorded against the Development Parcels or any portion thereof. 1.1.16 "Costs" is defined in.Section 8.10. 1.1.17 "Covenant" is defined in Section 3.1.4. 1.1.18 "Damages"is defined in Section 5.3. 1.1.19 "DDA"is defined in the Recital B. 1.1.20 "Decision" is defined in Section 8.10. 1.1.21 "Defaulting Party' is defined in Section 5.1. Tustin Brookfield Development Agt 6 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southem Califomia LLC Development Agreement 1.1.22 "Developer" is defined in the introductory paragraph and includes any Successors In Interest of Developer. 1.1.23 "Developer Final Tract Map"means the final tract map for the Property (Tract Map No. 19013) which shall be substantially in the form and content required by the approved Developer Tentative Tract Map, unless otherwise approved by the City in its Governmental Capacity. The Developer Final Tract Map shall be recorded in one phase. 1.1.24 "Developer Tentative Tract Map" means the tentative tract map for the Property (Tentative Tract Map No. 19103) approved by the City Council with respect to the Property prior to-the Effective Date of this Agreement, as the same may be modified or amended with the approval of the City in its Governmental Capacity. 1.1.25 "Development Agreement Statute" is defined in Recital A. 1.1.26 "Development Permits" means all ministerial permits, certificates and approvals which may be required by City or other governmental authority for the development and construction of the improvements for the Project, in each case in accordance with this Agreement, the DDA, the Applicable Rules and any required environmental mitigation, including engineering permits, grading permits, foundation permits, construction permits and building permits. 1.1.27 "District" is defined in Section 3.Ljoa . 1.1.28 "Effective Date"means the date that is thirty(30) days after the date of approval (second reading)by the City Council of the City's ordinance approving this Agreement. 1.1.29 "ErR" means the Final Environmental Impact Statement/Final Envirom-nental Impact Report for the Disposal and Reuse of MCAS Tustin (Final EIS/EIR) and Mitigation Monitoring and Reporting Program for the Final EIS/EIR adopted by the City on January 16, 2001 as subsequently modified by Supplement to the Final EIR/EIS and Addenda to the Final EIS/ElR approved by the City. 1.1.30 "End User" means any (a) Person owning.a Home in fee for use as a single-family residence; (b)homeowners' association with respect to Common Area conveyed to such homeowners' associafion;(c)utility or governmental entity to which a portion of the Property is transferred or easement granted in connection with and desirable for development of the Property, and (d) lighting or landscaping district. 1,131 "Entitlement Approvals" means (a) all discretionary land use approvals and entitlements including Specific Plan amendments(if any),tentative and final tract maps,parcel maps and Design Review approvals as may be applicable for proposed specific uses in connection with development of the Project on the Property and (b) all conditions of approval legally required by City as a condition to subdivision of the Property, development of the Property, and construction of the improvements in accordance with this Agreement. Entitlement Approvals shall be comprised of the Existing Entitlement Approvals and any Subsequent Entitlement Approvals approved by the City. Tustin Brookfield Development Agt 7 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement 1.1.32 "Existing Entitlement Approvals" means all Entitlement Approvals approved or issued prior to the Effective Date and including the following which are a matter of public record on the Effective Date: (a)Development Agreement approval (2019-00001), (b)Design Review approval (Design Review application 2019-00009); (c) the Developer Tentative Tract Map, and (d)upon approval by the City, the Developer Final Tract Map. 1.1.33 "Existing Land Use Regulations" means the Land Use Regulations in effect on the Effective Date, including the General Plan, the City Zoning Code, the Specific Plan, and all other ordinances, resolutions,rules, and regulations of the City governing development and use of the Property in the form and substance in effect as of the Effective Date. 1.1.34 "Final Date" is defined in Section 3.13.1(�). 1.1.35 "First Party" is defined in Section 8.11.3. 1.1.36 "Force Majeure Delay" is defined in Section 8.11.1 as limited by Section 8.11.2. 1.1.37 "Future Rules" is defined in Section 3.6.2. 1.1.38 "General Plan7' is defined in Recital D. 1.1.39 "Home" or "Homes"means each row townhome, motor court flat and single-family detached home and related improvements that are to be developed on the Property in accordance with the Existing Entitlements Approvals and as further defined on the Condominium Plan to be Recorded for the Property. 1.1.40 "Land Use Regulations" means all laws, statutes, ordinances, resolutions, codes, orders, rules, regulations and official policies of City governing the development and use of land, including the permitted uses of the Property, the density or intensity of use, subdivision requirements, timing and phasing of development, the maximum height and size of proposed buildings, and the provisions for reservation or dedication of land for public purposes. 1.1.41 "Non-Defaulting Party" is defined in Section 5.1. 1.1.42 "Party" and "Parties" are defined in the introductory paragraph. 1.1.43 "Phase" means each development and construction phase within the Property as shown on the Phasing Map attached hereto as Exhibit F and shall exclude phasing of sales of Homes. 1.1.44 "Phase Improvements" means dry and wet utility extensions; Private Drives and Sidewalks; walls and fences within the area between the back of curb and each residential Building to be constructed within a Phase; capped paving on streets, drives and alleys adjacent to each Building; landscaping, including all Landscape Improvements not included in the Tustin Brookfield Development Agt 8 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement Horizontal Improvements; and certain Common Area Improvements, including restrooms and swimming pools,to be constructed within a Phase area; but Phase Improvements shall exclude the Horizontal Improvements. 1.1.45 "Plan Check and Inspection Fees" means the portion of the City Processing Fees incurred by the City with respect to its provision of Plan Check and Inspection Services for the Project,which shall be billed to Developer by City and paid by Developer to City in accordance with Section 3.13.10)). 1.1.46 "Plan Check and Inspection Services" means the services per-formed by City staff and its third-party inspectors,engineers and consultants,if any,to carry out and complete plan check, perform inspections, and monitor Developer compliance with the Applicable Rules, as needed for review and issuance of encroachment permits, excavation permits, grading permits, mechanical, electrical and plumbing permits and building permits requested by Developer in connection with the Project. 1.1.47 "Prevailing Party" is defined in Section 8.10. 1.1.48 'Troject" means the development of the Property contemplated by the Existing Entitlement Approvals as such Entitlement Approvals may be further defined, enhanced or modified pursuant to the provisions of this Agreement. 1.1.49 "Project Fair Share Contribution" means the fair share of the Tustin Legacy Backbone Infrastructure Program to be contributed by Developer with respect to the Project as further described in the DDA and Section 3.13.3. 1.1.50 "Property" means the real property described on Exhibit A and shown on Exhibit B to this Agreement, which is proposed to be conveyed by the City to Developer pursuant to the terms of the DDA. 1.1.51 "Public Access Easement" is defined in Section 3.1.4. 1.1.52 "Public Benefif' and "Public Benefits" means those public benefits to be provided by the Developer and the Project as described in Section 3.1.that comprise enforceable additional consideration to City for this Agreement and shall include the Public Benefits Improvements. 1.1.53 "Public Benefits Improvements" means those improvements listed in Exhibit C to this Agreement to be constructed by Developer and includes the Publicly Accessible Common Area Improvements. 1.1.54 "Publicly Accessible Common Area" means within Lot 2 and Lot 10 each as depicted on the City Map, those portions of the Property generally depicted as "Publicly Accessible Common Area" on Exhibit E, upon which Developer shall construct or install the Publicly Accessible Common Area Improvements, and to which the public shall be provided access pursuant to an easement on the Recorded Developer Final Tract Map, provided that from Tustin Brookfield Development Agt 9 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FTNAL Homes Southern California LLC Development Agreement and after the Close of Escrow until the Recording of the Developer Final Tract Map, such easement shall be granted pursuant to the Covenant which shall be Recorded against the Property at the Close of Escrow. 1.1.55 "Publicly Accessible Common Area Improvements" means the improvements constructed or to be constructed on the Publicly Accessible Common Area including landscaping, amenities, and other improvements depicted in the Approved Plans and/or required by the Entitlement Approvals. 1.1.56 "Record","Recordation","Recording"and"Recorded"means to record the specified instrument, or the current or past recording of the specified instrument, in the official records of Orange County, California. 1.1.57 "Recordable" means in a form suitable for Recording. 1.1.58 "Reservation of Authority" means the rights and authority excepted from the assurances and rights provided to Developer under this Agreement and reserved to City under Section 3.10. 1.1.59 "Second Party" is defined in Section 8.11.3. 1.1.60 "Specific Plan"means the Tustin Legacy Specific Plan as the same has been or may in the future be amended from time to time. 1.1.61 "State"means the State of Calif6mia. 1.1.62 "Subsequent Entitlement Approvals" means Entitlement Approvals, if any, approved by City subsequent to the Effective Date in connection with development of the Property. 1.1.63 "Successors In Interest"means each and every Person having a legal or equitable interest in the whole of the Property, or any portion thereof. 1.1.64 "Tax 13" means a District tax the proceeds of which shall be used by City to fund a portion of City essential services, including but not limited to police protection services, fire protection services, ambulance and paramedic services,recreation program services, maintenance of City-owned parks,parkways and open space, flood and storm protection and street and sidewalk maintenance at Tustin Legacy. 1.1.65 "Term" is defined in.Section 2.3. 1.1.66 "Tustin City Code" means the municipal code of the City of Tustin. 1.1.67 "Vested Right" means the rights granted to Developer pursuant to this Agreement upon its acquisition of the Property to develop the Property in accordance with, and subject to the terms and conditions of this Agreement,the Existing Entitlement Approvals and any Tustin Brookfield Development Agt 10 City of TustinfBrookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern Califomia LLC Development Agreement Subsequent Entitlement Approvals approved by City and made applicable to the Property pursuant to the terms of this Agreement. 1.1.68 "Water Treatment Area"means Lot A of the Developer Final Tract Map as depicted as the"Water Treatment Area"on Exhibit H,,upon which Developer shall construct or install the Water Treatment Improvements, and to which the City shall be provided an irrevocable offer of dedication of fee title on the Recorded Developer Final Tract Map,provided that from and after the Close of Escrow until the Recording of the Developer Final Tract Map, such offer to dedicate shall be granted pursuant to the Covenant Recorded against the Property at the Close of Escrow. 1.1.69 "Water Treatment Improvements" shall mean the stormwater treatment facilities located within the Water Treatment Area treating the Property and City Streets identified within the BMP Drainage Management Area Boundary depicted in the approved Water Quality Management Plan. The facilities shall include, but are not limited to an underground stormwater detention system and modular wetland units or other stormwater BMPs as approved by the Director of Public Works and Building Official. Developer shall install said facilities and shall maintain or following formation thereof shall cause the Homeowners' Association to maintain,the Water Treatment Improvements pursuant to the terms of the Landscape and Water Treatment Installation and Maintenance Agreement, at the sole cost of the Developer or Homeowners' Association. 1.2. Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement: Exhibit A—Legal Description of the Property Exhibit B�Map showing Property and its location Exhibit C—Public Benefits Improvements Exhibit D—Maximum Tax Burden Schedule Exhibit�E—Depiction of Publicly Accessible Common Area Exhibit F—Construction Phasing Map Exhibit G—Boundary Landscape Area Exhibit H—Water Treatment Area Exhibit I—Dedications Exhibit J—Grading Area Plan Exhibit K — Form of Public Access Covenant and Declaration of Easements and Dedications and Irrevocable Offer to Dedicate Tustin Brookfield Development Agt I I City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement 2. GENERAL PROVISIONS 2.1. Binding Effect of AUeemen . The Property is hereby made subject to this Agreement. Development of the Property is hereby authorized and shall be carried out only in accordance with the terms of this Agreement. This Agreement shall become null and void if the associated DDA is not approved and executed. 2.2. Interests in Property. City and Developer agree that Developer's right to acquire the Property pursuant to the DDA creates a sufficient legal and/or equitable interest in order to enter into this Agreement. If Developer fails to acquire any portion of the Property, then this Agreement shall automatically no longer be effective as to such portion of the Property concurrently with the date upon which Developer's rights to acquire such portion of the Property expire. 2.3. Term. This Agreement shall commence on the Effective Date and unless terminated, modified, or extended by circumstances set forth in this Agreement or by mutual written consent of the Parties shall terminate upon the earlier of(a) seventy-eight(78)months ftom the Effective Date, or (b) sixty-six (66) months from the Close of Escrow with respect to the Property pursuant to the DDA ("Term"). Notwithstanding the foregoing, the Term shall be automatically extended during the term of any Force Majeure Delay, provided that the maximum extension to the Ten-n as a result of Force Maj eure Delay shall be twelve (12) months. 2.4. Assi-Rnmen . 2.4.1 Assiatiment and Notification. The rights, interests and obligations conveyed and provided herein to Developer benefit and are appurtenant to the Property. Developer has the right to sell, assign and transfer any and all of its rights and interests and to delegate any and all of its duties and obligations hereunder; provided, however, that such rights and interests may not be transferred or assigned except in strict compliance with the provisions of Article 2 of the DDA, which are incorporated herein by this reference as though fully set forth in this Agreement, and the following conditions: (a) Developer secures the written consent of City if required pursuant to Article 2 of the DDA; (b) Said rights and interests may be transferred or assigned only as an incident of the transfer or assignment of the portion of the Property to which they relate, including any transfer or assignment pursuant to a foreclosure of a Mortgage or a deed in lieu of a foreclosure; (c) Prior to assignment or transfer, if required pursuant to this Section 2.4 or Article 2 of the DDA, Developer shall notify City in writing of such assignment or transfer, the portions of the Property to which the assignment or transfer will be appurtenant, and the name and address (for purposes of notices hereunder) of the transferee or assignee, together with the corresponding number of dwelling units and/or non-residential entitlements which are proposed to be included within such transfer and Developer and the assignee or transferee shall Tustin Brookfield Development Agt 12 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement notify City whether the assignee or transferee will assume any of Developer's obligations under this Agreement and which of Developer's obligations will be assumed; and (d) The assignee or transferee shall have entered into an Assignment and Assumption Agreement if required by the DDA. Any attempt to assign or transfer any right or interest in this Agreement except in strict compliance with this Section 2.4 shall be null and void and of no force and effect. 2.4.2 Subject to Terms of Ageement. Following an assignment or transfer of any of the rights and interests of Developer set forth in this Agreement in accordance with Section 2.4.1 the assignee's exercise, use, and enjoyment of the Property shall be subject to the terms of this Agreement to the same extent as if the assignee or transferee were Developer. 2.4.3 Release of Developer Upon Transfer. Notwithstanding the assignment or transfer of portions or all of the Property or rights or interests under this Agreement, any transferor Developer shall continue to be obligated under this Agreement unless released or partially released by City with respect to Developer's obligations and the other duties and obligations of Developer under this Agreement, pursuant to this Section, which release or partial release shall apply only with respect to obligations of Developer following the effective date of the assignment and shall be provided by City upon the full satisfaction by Developer of the following conditions: (a) Developer is not then in default under this Agreement; (b) City has consented to the assignment or transfer if required under Section 2.4.1- (c) The assignment or transfer is not a Transfer to a Developer Affiliate or other Transfer or Transfer of Control for which the DDA expressly provides that Developer shall not be released from its obligations under the DDA; (d) The assignment or transfer is an assignment of all Developer's interest in the Property, the DDA and this Agreement; (e) An assignee or transferee has assumed all duties and obligations as to which Developer is requesting to be released pursuant to an Assignment and Assumption Agreement approved by City-, and (f) The assignee or transferee is financially able to assume the obligations proposed for assignment and has demonstrated to the reasonable satisfaction of City that adequate resources have been committed to the full performance of such obligations. 2.5. Propg:!y to Continue to be Subject to This Ageement. In the absence of specific written agreement by City, pursuant to which City expressly releases the Developer under the applicable provisions of the DDA or this Agreement, no Transfer shall constitute a release of Tustin Brookfield Development Agt 13 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement Developer from any of its obligations under this Agreement and the Developer shall retain such obligations and remain jointly and severally liable for such obligations. City shall cooperate with Developer, at no cost to City, in executing in Recordable form any document that City has approved to confirm the termination of this Agreement as to any such portion of the Property. Notwithstanding the foregoing, the burdens of this Agreement shall terminate as to: (a) any Home conveyed to a Hornebuyer, including any individual residential unit that is sold or leased after issuance of a certificate of occupancy, (b) any Common Area conveyed to a homeowners' association, (c) any portion of the Property conveyed or for which an easement is provided to a utility or governmental entity desirable for development of the Property and/or(d) any portion of the P roperty conveyed to any lighting or landscaping district and upon such conveyance or grant of easement, as applicable, the foregoing Homes and/or portions of the Property affected thereby shall be automatically released from and shall no longer be subject to this Agreement(without the execution or Recording of any further document or the taking of any finiher action). Notwithstanding the foregoing,upon written request by Developer,the City shall provide a written instrument evidencing such release in recordable form within ten (10) days following receipt of such request. 2.6. Amendment or Cancellation of Agreerne 2.6.1 Generally. This Agreement may be amended or cancelled in whole or in part only in the manner provided for in Government Code Sections 65865.1 or 65868 and Tustin City Code Section 9615. This provision shall not limit any remedy of City or Developer as provided by this Agreement. City or Developer may propose an amendment to or cancellation, in whole or in part, of this Agreement. Any amendment or cancellation shall be by mutual consent of the Parties except as provided otherwise in this Agreement, in Government Code Section 65 865.1, or in the Tustin City Code. 2.6.2 Administrative Amendments. Any amendment to this Agreement which does not relate to the Term, permitted uses of the Project, provisions for the reservation or dedication of land, grant of easement, or the conditions, terms, restrictions and requirements relating to Subsequent Entitlement Approvals of City, revisions to Public Benefits or Public Benefits Improvements (other than to the time for performance of such Public Benefits or Public Benefits Improvements) or monetary exactions of Developer, shall be considered an "Administrative Amendment". The City Manager or assignee is authorized to execute Administrative Amendments on behalf of City and no action by the Planning Commission or the City Council (and no noticed public hearing) shall be required before the Parties may enter into an Administrative Amendment. However, if in the judgment of the City Manager it is determined that a proposal is not an Administrative Amendment or that the proposed Administrative Amendment should be considered by the approval bodies of the City, the City's Planning Commission shall conduct a noticed public hearing to consider whether the Administrative Amendment should be approved or denied, and shall make a recommendation to the City Council on the matter. The City,Council shall conduct a noticed public hearing to consider the request and Tustin Brookfield Development Agt 14 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement the Planning Commission's recommendation on the matter. At the conclusion of the public hearing, the City Council may approve, deny, or conditionally approve the amendment. 2.6.3 Consent to Amendments. In the case of amendments affecting portions of the Property, only the consent of the owner of such portion of the Property shall be required so long as the amendment does not diminish the rights appurtenant to or increase the burdens upon any other portion of the Property. Any Future Rule applicable pursuant to this Agreement and any amendment of the Land Use Regulations including to the General Plan,the Specific Plan or City's zoning ordinance, shall not require amendment of this Agreement. Instead, any such amendment shall be deemed to be incorporated into this Agreement at the time that such amendment is approved by the appropriate City decision maker, so long as such amendment is consistent with this Agreement. 2.6.4 Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events: (a) Expiration of the Term of this Agreement as set forth in Section 2.3; (b) Entry of a final court judgment not subject to further appeal setting aside, voiding or annulling the adoption of the City ordinance approving this Agreement; (c) The adoption of a referendum measure overriding or repealing the City ordinance approving this Agreement; (d) Completion of the Project and the Public Benefits Improvements, Recording of the Developer Final Tract Map,satisfaction of all land dedication requirements,grant of all easements and grant and/or relinquishment as applicable of all other rights as required to be granted by Developer on the Developer Final Tract Map pursuant to Exhibit I and performance of all other Public Benefits in accordance with the terms of this Agreement, the DDA,the Landscape and Water Treatment Installation and Maintenance Agreement, the Entitlement Approvals, the Covenant, and the Applicable Rules, including issuance of all required occupancy permits and. acceptance by City or applicable public agency of all required public improvements and dedications, and City issuance of a DDA Certificate of Compliance; (e) Due to termination by City in accordance with Section 4.4 or Article 5; or (f) Upon mutual written agreement of City and Developer. In addition, City shall have the right,but not the obligation,to terminate this Agreement as to the portion of the Property reacquired by it pursuant to the Right of Purchase or the Right of Reversion under the DDA. Termination of this Agreement shall not constitute termination of any other Entitlement Approvals for the Property. Upon the termination of this Agreement, no Party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination or with respect to any default in the performance of the Tustin Brookfield Development Agt 15 City of Tustin/Brookfield Parcel 2C and 9 11-04-2019 FrNAL Homes Southern California LLC Development Agreement provisions of this Agreement which has occurred prior to such termination or with respect to any obligations which are specifically set forth as surviving this Agreement. 2.7. Notices,Demands and Communications between the Parties. All notices,demands, consents, requests and other communications required or permitted to be given under this Agreement shall be in writing and shall be deemed conclusively to have been duly given (a) when hand delivered to the other Party; (b)three (3) Business Days after such notice has been sent by United States mail via certified mail, return receipt requested, postage prepaid, and addressed to the other Party as set forth below;or(c) the next Business Day after such notice has been deposited with a national overnight delivery service reasonably approved by the Parties (Federal Express, United Parcel Service and U.S. Postal Service are deemed approved by the Par-ties), postage prepaid, addressed to the Party to whom notice is being sent as set forth with next Business-Day delivery guaranteed,provided that the sending Party receives a confirmation of delivery from the delivery service provider. Unless otherwise provided in writing, all notices hereunder shall be addressed as follows: If to City: City of Tustin Tusti n City Hall 300 Centennial Way Tustin, CA 92780 Attention: City Manager Email: mwest@tustinca.org and Attention: Director of Community Development Email: ebinsack@tustinca.org With a copy to: City Attomey, City of Tustin Woodruff Spradlin & Smart 555 Anton Boulevard, Suite 1200 Costa Mesa, CA 92626 Attention: David E. Kendig, Esq. Email: dkendig@wss-law.com If to Developer: Brookfield Homes Southem California LLC 3200 Park Center Drive, Suite 1000 Costa Mesa, California 92626 Attn: Nicole Burdette, Senior Vice President Email: Nicole.Burdette@brookfieldrp.com With a copy to: Songstad Randall Coffee &Humphrey LLP 3200 Park Center Drive, Suite 950 Costa Mesa, California 92626 Attn: Timothy L. Randall Email: trandall@sr-finn.com Tustin Brookfield Development Agt 16 City of Tustin/Brookfield Parcel 2C and 9 11-04-2019 FWAL Homes Southern California LLC Development Agreement I Any Party may by written notice to the other Party in the manner specified in this Agreement change the address to which notices to such Party shall be delivered. 3. DEVELOPMENT OF THE PROPERTY 3.1. Public Benefits. This Agreement provides assurances that the Project identified below will be achieved and developed in accordance with the Applicable Rules and this Agreement, and subject to City's Reservation of Authority. The Parties believe that such orderly development of the Project will provide the benefits to the City and additional regional public benefits including: new housing in immediate adjacency to employment, increased tax revenues, installation of on-site and off-sfte improvements, and creation and retention of jobs. In addition Developer will provide the following additional Public Benefits which constitute specific additional consideration for this Agreement for the benefit of City: 3.1.1 Communi1y Facilities District. (a) The City has previously established Community Facilities District 18-01 with a Tax B component to pay for various essential services at Tustin Legacy ("District"). Prior to Close of Escrow, the City, by action of the City Council, intends to form a new improvement area of the District (to be denominated CFD 18-01 Improvement Area No. 2) with respect to the Property and Improvements (and to thereby annex the Property and Improvements into the District) and to adopt and RMA for Improvement Area No. 2. When the new improvement area is formed, the District shall impose a tax and lien upon the Property in accordance with the terms of the instruments governing the District,the RMA and the requirements of this Agreement.At the time of annexation into the District,the Property and Improvements will be de-annexed from any other City community facilities districts. (b) Conditioned upon the Property and Improvements being de-annexed from any other City community facilities districts,Developer, on behalf of itself and its Successors In Interest, agrees to the imposition of the District, as described in clause (a) of this Section 3.1.1, the RMA and the new Tax B, the proceeds of which shall be used by City to fund a portion of City essential services, including but not limited to police protection services, fire protection services, ambulance and paramedic services, recreation program services, maintenance of City-owned parks, parkways and open space, flood and storm protection and street and sidewalk maintenance at Tustin Legacy. Unless otherwise agreed by the City and Developer, each in its sole discretion, the following shall apply to any District formed by the City: (i) The term of the Tax B component or any equivalent service assessment District imposed upon the Property and the Improvements shall be perpetual and shall not be time limited in any manner unless determined by the City in its sole discretion. (ii) At the Closing Date, the RMA shall establish that the annual property tax burden on each Home including all general and special taxes and assessments from any existing assessment district and assessments resulting Tustin Brookfield Development Agt 17 City of Tustin/Brookfield Parccl 2C and 8 11-04-2019 RNAL Homes Southern California LLC Development Agreement from the District shall not exceed the amount shown on the Maximum Tax Burden Schedule attached as Exhibit D. Thereafter, taxes and assessments imposed pursuant to any District may be adjusted upward at a rate of not less than two percent (2%)per year and not more than four percent (4%)per year, subject to and as further described in the RMA. (iii) At the sole discretion of the City, the District and RMA may be structured such that assessments shall be due and payable with respect to the Property without consideration for whether or not Homes have been Completed thereon (i.e., such that all Homes shall be assessed as improved or developed property); provided however, the District assessment on unimproved land or undeveloped portions of the Property shall be at an undeveloped property assessment rate of Zero Dollars until a date established by the City, but in no event earlier than the commencement of the 2020/2021 tax year. (iv) The City will provide Developer with the opportunity to review and provide input on all documents and budgets relating to the formation of the new improvement area, annexation of the Property into the District and adoption of the RMA(including any funding and acquisition agreement and the rate and method of allocating the District assessments) at least thirty (30) calendar days prior to the date on which the formation, annexation and RMA documents are expected to be submitted for the agenda package related to the formation of the new improvement area and adoption of the RMA. (c) The City and Developer agree that any District assessments are imposed by the City in its Governmental Capacity as a Public Benefit and shall be a tax and lien upon the Property and the Improvements in accordance with the terms of the instruments governing the District and the requirements of this Agreement. The agreement of Developer to imposition of the District on the terms set forth above and the payment of such proceeds to the City constitutes additional and material consideration to the City under this Agreement. In addition to the requirements in this Agreement, the establishment of the District and assessments imposed thereby, and the proceeds of any bonds issued in connection therewith shall be payable to the City as Public Benefits under this Agreement. In addition to the remedies imposed pursuant to this Agreement in favor of the City the City shall have the right to withhold building permits with respect to the Project if Developer fails to timely comply with its obligations with respect to the District. (d) Developer acknowledges and agrees that its development plan for the Project will not require use of community facilities district proceeds and that neither assessment district nor community facilities district proceeds will be used to reimburse Developer for its Development Costs, including Project Fair Share Contribution or Project specific infrastructure costs. Developer, on behalf of itself and its Successors In Interest, waives its right to fund all or any portion of the development of the Project pursuant to a community facilities district. Tustin Brookfield Development Agt 18 , City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 RNAL Homes Southern California LLC Dc�elopment Agreement (e) Developer will not oppose a determination by the City to form the District, including a determination to subject all or any portion of the Property and the Improvements thereon to such assessment, provided that the City, the District and such assessments comply with Section 3.1.1 N. (f) The City shall not be prohibited by the terms of this Agreement from subjecting the Property and/or the Improvements thereon to any increase in ad valorem real property tax pursuant to a City of Tustin-wide election, provided that nothing herein shall be construed to constitute a waiver by Developer of its right or ability to dispute or oppose passage of a City of Tustin-wide bond,the proposed formation of any special district or taxing authority in connection therewith, or the imposition of any such tax, or its right to dispute any portion of the Property's assessed value. 3.1.2 Developer shall pay the Project Fair Share Contribution to the City as and when described in Section 3.13.3. 3.1.3 Developer shall complete the Public Benefits Improvements listed on Exhibit C within the time periods set forth in the Schedule of Performance attached to the DDA. 3.1.4 Within the time period set forth in the Schedule of Performance, Developer shall construct upon the Publicly Accessible Common Area the Publicly Accessible Common Area Improvements. At the Close of Escrow or pursuant to Recording of the Developer Final Tract Map,whichever is earlier,there shall be Recorded against the Property a non-exclusive perpetual easement in gross for public access in,over,along,through,upon and across the Publicly Accessible Common Area and the Publicly Accessible Common Area Improvements, and to and from the adjoining public streets and sidewalks C'Public Access Easement")in form and substance approved by the City in its sole discretion, binding upon Developer and its successors and assigns owning all or any portion of the Property, including End Users, for the benefit of the City and its successors and assigns and its permittees, including the general public, subject to reasonable rules and regulations established in the CC&Rs. Developer shall maintain, or following formation thereof shall cause the Homeowners' Association to maintain, the Publicly Accessible Common Area and the Publicly Accessible Common Area Improvements at the sole cost of the Developer or Homeowners' Association, as applicable, and such obligation shall be set forth in the CC&Rs for the Project. Prior and as a condition to issuance of the first certificate of occupancy for the Property, the City shall have the right to review and approve the CC&Rs. To the extent that the Developer Final Tract Map has not been Recorded prior to the Close of Escrow for the Property pursuant to the DDA,Developer shall Record a covenant, in the form and substance of the"Public Access Covenant and Declaration of Easements, Dedications and Irrevocable Offer to Dedicate" attached hereto as Exhibit K or in such other form acceptable to the City in its sole discretion, for the benefit of the City and its successors and assigns ("Covenant"), which Covenant shall be Recorded against the Property at the Close of Escrow. The Covenant shall include a declaration of the public access and a grant of easements, dedications, irrevocable offer to dedicate and releases with respect to all matters specified on Exhibit I in form and substance approved by the City in its sole discretion. As further described in the Covenant, the Recorded easements for the Publicly Accessible Common Area shall be memorialized on the Developer Final Tract Map in Tustin Brookfield Development Agt 19 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement order to provide public access in, on, over, across and through the Publicly Accessible Common Area and rights of the public to use the Publicly Accessible Common Area and the Publicly Accessible Common Area Improvements. 3.1.5 Concurrently with construction of the Model phase of the Project, Developer shall construct upon the Water Treatment Area the Water Treatment Improvements or such alternative improvements as may be approved by the Director of Public Works. At the Close of Escrow or pursuant to Recording of the Developer Final Tract Map, whichever is earlier, there shall be Recorded against the Property an irrevocable offer of dedication in form and substance approved by the City in its sole discretion,with respect to the Water Treatment Area binding upon Developer and its successors and assigns owning all or any portion of the Property, including End Users,for the benefit of the City and its successors and assigns and its permittees. Developer shall maintain, or following forination thereof shall cause the Homeowners' Association to maintain, the Water Treatment Area and the Water Treatment Improvements pursuant to the terms of the Landscape and Water Treatment Installation and Maintenance Agreement, at the sole cost of the Developer or Homeowners' Association, as applicable, and such obligation shall be set forth in the CC&Rs for the Project. To the extent that the Developer Final Tract Map has not been Recorded prior to the Close of Escrow for the Property pursuant to the DDA, Developer shall Record the Covenant against the Property at the Close of Escrow thereby granting an irrevocable offer to dedicate fee title to the City for the Water Treatment Area and Water Treatment Improvements, as more specifically set forth in the Covenant. As further described in the Covenant, the Recorded offer to dedicate for the Water Treatment Area shall be memorialized on the Developer Final Tract Map. 3.1.6 Developer shall assure through the provision of bonds, guarantees, cash collateral, or other instruments the lien-free completion of (a) all landscaping and irrigation improvements listed on Exhibit C within the time period set forth in the Schedule of Performance, and (b)the Water Treatment Improvements upon the Water Treatment Area,prior to the earlier of (i) opening of the Models for viewing by the public, (ii)upon final cap pave of the first (any) of the City Streets (such that the first (any) of the City Streets is ready to open to travel) or (iii) certificate of occupancy for the first Model. At the Close of Escrow, Developer shall enter into a Landscape and Water Treatment Installation and Maintenance Agreement with the City of Tustin for the construction, maintenance, repair, and replacement of (A) the Landscape Improvements within the Boundary Landscape Area identified in Exhibit G and within the Publicly Accessible Common Area identified on Exhibit E and (B) the Water Treatment Improvements upon the Water Treatment Area and shall comply with the requirements of that Agreement. 3.1.7 Notwithstanding anything to the contrary in this Agreement, if any payment under this Section 3.1 is not made or any obligation requiring performance is not performed by Developer, the City may withhold further issuance of building permits and other approvals,including final maps,for the Project until such time as Developer has made the required payment or undertaken the required performance. 3.2. Developer Objectives. In accordance with the legislative findings set forth in Tustin Brookfield Development Agt 20 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement Government Code Section 65864, the Developer wishes to obtain reasonable assurances that the Project may be developed in accordance with the Applicable Rules and Existing Entitlement Approvals and with the terms of this Agreement and subject to City's Reservation of Authority. To the extent of Project development, and as provided by Section 3.5.2, Developer anticipates making capital expenditures or causing capital expenditures to be made in reliance upon the DDA and this Agreement. In the absence of this Agreement, Developer would have no assurance that it can complete the Project for the uses and to the density and intensity of development set forth in this Agreement and the Ekisting Entitlement Approvals. This Agreement, therefore, is necessary to assure Developer that the Project will not be (a) reduced or otherwise modified in density, intensity or use from what is set forth in the Existing Entitlement Approvals; or (b) subjected to new rules, regulations, ordinances or official policies or plans except for Future Rules made applicable pursuant to the terms of this Agreement. 3.3. Mutual Objectives. Development of the Project in accordance with this Development Agreement will provide for the orderly development of the Property in accordance with the objectives set forth in the General Plan. Moreover, a development agreement for the Project will eliminate uncertainty in planning for and securing orderly development of the Property, assure installation of necessary improvements, assure attainment of maximum efficient resource utilization within the City at the least economic cost to its citizens and otherwise achieve the goals and purposes established by Government Code Section 65864. Additionally, although development of the Project in accordance with this Agreement will constrain the City's land use or other relevant police powers, this Agreement provides City with sufficient reserved powers during the Term to remain responsible and accountable to its residents. In exchange for these and other benefits to City, the Developer will receive assurance that the Project may be developed during the Term in accordance with the Applicable Rules, Entitlement Approvals and Reservation of Authority, subject to the terms and conditions of this Agreement. 3.4. Applicabilily of the Agreeme . This Agreement does not: (a) grant density or intensity in excess of that otherwise established in the Existing Entitlement Approvals; (b) eliminate future discretionary actions relating to the Project that are either required by the Applicable Rules or requested by Developer pursuant to applications initiated and submitted by Developer after the Effective Date; (c) guarantee that Developer will receive any profits from the Project; (d) amend the DDA, the Specific Plan or the General Plan; (e) except as specifically set forth in Section 3.6.2 and 3.10, protect the Developer, the Project or the Property from the applicability of any Future Rules (i) imposed pursuant to City's Reservation of Authority or (ii) adopted by the City and not in conflict (as defined in Section 3.6.2) with Existing Land Use Regulations; or(� protect the Developer, the Project or the Property from the applicability of any increases in development fees or City Processing Fees. 3.5. AMement and Assurance on the Part of the Develope . In consideration for City entering into this Agreement, and as an inducement for City to obligate itself to carry out the covenants and conditions set forth in this Agreement, and in order to effectuate the premises, purposes and intentions set forth in this Agreement, Developer hereby agrees as follows: 3.5.1 Project Develppment. Developer agrees that it will use commercially Tustin Brookfield Development Agt 21 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southem California LLC Development Agreement reasonable efforts, in accordance with its own business judgment and taking into account market conditions and economic considerations, to undertake any development of the Project in accordance with the terms and conditions of the DDA,this Agreement and the Existing Entitlement Approvals. 3.5.2 Additional Obligations of Developer as Consideration for this Agreement. In addition to the obligations identified in Section 3.1, the development assurances provided by this Agreement and the resulting construction of the Project will result in the following: (a) Construction of a four hundred (400) unit for-sale residential condominium complex upon the Property, containing approximately one hundred seventeen(117) detached and two hundred eighty-three (283) attached units, consistent with this Agreement, the Applicable Rules, the Entitlement Approvals and the DDA, including in accordance with the Schedule of Performance. (b) Construction of all Improvements identifled in the DDA in accordance with the Schedule of Performance. (c) Completion of all Public Benefits Improvements identified on Exhibit C in accordance with the Schedule of Performance and this Agreement. (d) Compliance with the DDA, the Applicable Rules and Entitlement Approvals, state and federal law, all mitigation measures, including measures imposed pursuant to CEQA, all Development Permits and all conditions of approval associated with the foregoing. (e) Payment of all required development related fees as set forth in the DDA and this Agreement. 3.6. Agreement and Assurances on the Part of Cit . In consideration for Developer entering into this Agreement, and as an inducement for Developer to obligate itself to carry out the covenants and conditions set forth in this Agreement, and in order to effectuate the purpose of this Agreement,City hereby agrees as follows: 3.6.1 Applicable Regulations, Vested Right to Deyglo2. To the maximum extent permitted by law, Developer hag the vested right for the Term to develop the Project subject to the terms and conditions of the DDA, this Agreement, the Applicable Rules, state and federal law, and the Existing Entitlement Approvals and any Subsequent Entitlement Approvals approved by City, in each case subject to City's Reservation of Authority. Other than as expressly set forth herein, during the Term, the terms and conditions of development applicable to the Property, including the permitted uses of the Property,the density and intensity of use, maximum height and size of proposed buildings, the design,improvement and construction standards and specifications applicable to the development of the Property, including any changes authorized pursuant to Section 3.6.2 and the provisions for the reservation and dedication of land as needed for public purposes pursuant to Governmental Requirements, shall be those set forth in this Agreement, the Tustin Brookfield Development Agt 22 City of Tustin/Brook-field Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement DDA, the Applicable Rules, and the Entitlement Approvals. In connection therewith and subject to the terms of this Agreement including the Reservation of Authority, Developer shall have the Vested Rights to carry out and develop the Property in accordance with the Applicable Rules and the Entitlement Approvals and the provisions of this Agreement. 3.6.2 Changes Authorized by Ci . To the extent any changes in the Existing Land Use Regulations, or any provisions of future General Plans, Specific Plans, Zoning Ordinances or other rules, regulations, ordinances or policies of City(whether adopted by means of ordinance, initiative, referenda, resolution, policy, order, moratorium, or other means, adopted by the City Council, Planning Commission, or any other board, commission, agency, committee, or department of City, or any officer or employee thereof) following the Effective Date (collectively, "Future Rules") are not in conflict with the Vested Rights, such Future Rules shall be applicable to the Project. For purposes of this Section 3.6.2, the word "conflict"means Future Rules that would (a) frustrate in a more than insignificant way the intent or purpose of the Applicable Rules in relation to the Project; (b) materially increase the cost of performance of, or preclude compliance with,any provision of the Vested Right; (c) delay in a more than insignificant way development of the Project; (d) limit or restrict the availability of public utilities, services, infrastructure of facilities(for example,but not by way of limitation,water rights,water connection or sewage capacity rights, sewer connections, etc.) to the Project; or (e) impose limits or controls in the rate, timing,phasing or sequencing of development of the Project. Notwithstanding the foregoing,a Future Rule that conflicts with the Applicable Rules shall nonetheless apply to the Property if, and only if one of the following apply: Q) it is consented to in writing by Developer; (ii) it is determined by City and evidenced through findings adopted by the City Council that the change or provision is reasonably required in order to prevent a condition dangerous to the public health or safety as set forth in Section 3.10.3; (iii) required by changes in State or Federal law as set forth in Section 3.10.2; (iv) it consists of revisions to, or new building regulations permitted by Section 3.10.4; or (v) it is otherwise expressly permitted by this Agreement. 3.6.3 Availabilfty of Public Services. To the maximum extent permitted by law and consistent with its authority, City shall use commercially reasonable efforts to assist Developer in reserving such capacity for sewer and water services as may be necessary to serve the Project, at no cost or expense to City. 3.6.4 Allocation of Development Rights under Specific Plan. City hereby acknowledges that it has allocated to the Property and reserved for development of the Project a total of four hundred(400)residential units from the total Specific Plan Neighborhood D Planning Area 8, 13 and 14 authorization; provided that the total number of residential unit development rights actually allocated to the Property shall be equal to four hundred (400) residential units or such lesser number of units as are described on the Recorded Condominium Plans and actually constructed by Developer prior to issuance of the Certificate of Compliance, and, except to the extent any of such rights were conveyed by the City to third parties prior to the Effective Date,the City shall retain all residential units and all development rights associated with Specific Plan Neighborhood D, Planning Areas 8, 13 and 14 above the number of units shown on the Recorded Tustin Brookfield Development Agt 23 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement Condominium Plans and constructed prior to.the issuance of the Certificate of Compliance, and the units and development rights retained by the City shall be freely transferable by the City throughout Tustin Legacy. 3.7. Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement including the Reservation of Authority (and notwithstanding any future action of City or its citizens, whether by ordinance, resolution, initiative or otherwise), the rules, regulations, and official policies governing the Project, including the permitted uses of the Property,the density and intensity of use of the Property,the maximum height and size of proposed buildings, the design, improvement and construction standards and specifications applicable to the Project, including any changes authorized pursuant to Section 3.6.2, the subdivision of land and requirements for infrastructure and public improvements, and other terms and conditions of the Project, shall be the Applicable Rules and the provisions of this Agreement. City shall accept for processing and review and take action on all applications for Subsequent Entitlement Approvals as provided in Section 3.9. In connection with any Subsequent Entitlement Approval, City shall exercise discretion in the same manner as it exercises its discretion under its police powers, including the Reservation of Authority; provided however, that such discretion shall not prevent development of the Project as set forth in this Agreement. 3.8. Timing of Development. The timing of development will be as set forth in the DDA. Since the California Supreme Court held in Pardee Construction Co. v. City of Camarillo (1984)37 Cal.3d 465,thatthe failure of the parties therein to provide for the timing of development resulted in a later adopted initiative restricting the timing of development to prevail over such parties' agreement, it is the Parties' intent to cure that deficiency by acknowledging and providing that Developer will adhere to the terms of the DDA regarding the timing of development. 3.9. Subsequent Entitlement Approvals, Changes and Amendments. The Parties acknowledge that refinement and further development of the Project may require Subsequent Entitlement Approvals and may demonstrate that changes are appropriate and desirable in the Existing Entitlement Approvals. Entitlement Approvals (except for this Agreement, the amendment process for which is set forth in Section 2.6 may be amended or modified from time to time, but only at the written request of Developer or with the written consent of Developer (in its sole and absolute discretion). All amendments to the Entitlement Approvals shall automatically become part of the Applicable Rules. In the event Developer finds that a change in the Existing Entitlement Approvals is necessary or appropriate, Developer shall apply for a Subsequent Entitlement Approval to effectuate such change and City shall process and act on such application in accordance with the Applicable Rules, except as otherwise provided by this Agreement, including the Reservation of Authority. If approved, any such change in the Existing Entitlement Approvals shall thereafter be deemed to be an Existing Entitlement Approval and a Vested Right for all purposes of this Agreement without requiting an amendment to this Agreement and may be further changed from time to time as provided in this Section. 3.10. Reservation of Authoti . Notwithstanding any other provision of this Agreement to the contrary, the Future Rules described in this Section 3.10 shall apply to and govern development of the Property and Project to the extent set forth herein. Tustin Brookfield Development Agt 24 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement 3.10.1 Consistent Future City Regulations. Future Rules shall apply to and govern development of the Property, provided that any Future Rules which reduce the density or intensity of the Project below that permitted by the Existing Land Use Regulations or the Existing Entitlement Approvals, alter'the permitted uses of the Property, reduce the maximum height or size of any permitted buildings, impose additional obligations in connection with the reservation or dedication of land for public purposes beyond the requirements identified in this Agreement, the DDA, the Covenant, the Landscape and Water Treatment Installa'tion and Maintenance Agreement, the Entitlement Approvals, the Applicable Rules, or limit the rate, timing, or sequencing of development of the Property from that required in this Agreement, the DDA or in any Entitlement Approvals, shall be deemed inconsistent with this Agreement and shall not be applicable to the development of the Property and Project. - 3.10.2 Overriding State and Federal Laws. City shall not be precluded from adopting and applying Future Rules to the Property and the development of the Project to the extent that such Future Rules are required to be applied by State or Federal laws or regulations even if such Future Rules would override Developer's Vested Rights as set forth in this Agreement, provided however, that (a) Developer does not waive its right to challenge or contest the validity of such State or Federal rules or regulations; and (b) such Future Rules, if in conflict with the Vested Rights (as defined in Section 3.6.2), shall only be applied to the Project and development of the Project to the extent necessary to comply with such new State or Federal law or regulation. In the event that such State or Federal law or regulation (or Future Rules undertaken pursuant thereto)prevents or precludes substantial compliance with one or more provisions of the Existing Land Use Regulations or this Agreement, the Parties agree to consider in good faith amending or suspending such provisions of this Agreement as may be necessary to comply with such State or Federal laws (or Future Rules), provided that no Party shall be bound to approve any amendment to this Agreement unless this Agreement is amended in accordance with the procedures applicable to the adoption of development agreements as set forth in the Development Agreement Statute and Tustin City Code and each Party retains full discretion with respect thereto. 3.10.3 Public Health and SafM. Nothing in this Agreement shall preclude the City Council from adopting and applying Future Rules that the City Council finds are reasonably necessary to protect persons on the Property or in the immediate community, or both, from conditions dangerous to their health or safety notwithstanding that the applications of such Future Rules, or other similar limitation would result in the impairment of Developer's Vested Rights under the Agreement or the Existing Land Use Regulations. In determining whether any such Future Rules are reasonably necessary to protect persons as set forth above, the City Council shall make findings, based on evidence presented to and accepted by the City Council that the changes are reasonably necessary to protect the public health or safety. The provisions of this Section 3.10.3 do not apply to any measure adopted by initiative or referendum. 3.10.4 Uniform Construction Codes and Regulations. Policies and rules governing engineering and construction standards and specifications applicable to public and Tustin Brookfield Development Agt 25 City of TustinlBrookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement private improvements, including all uniform codes adopted by City and any local amendments to those codes adopted by City in the future shall apply to the Project and Property. 3.10.5 Police Power. In all respects not provided for in this Agreement, City shall retain full rights to exercise its police powers to regulate development of the Project and Property. Any uses or development requiring specific plan amendment, design review, a tentative tract map, a conditional use permit, a variance, or other Entitlement Approvals in accordance with Existing Land Use Regulations shall require a permit or approval pursuant to this Agreement and notwithstanding any other provision set forth herein, this Agreement is not intended to vcst Developer's right to issuance of such permit or approval. 3.11. Processing. 3.11.1 Subdivisions. A subdivision, as defined in Government Code Section 66473.7, shall not be approved unless a tentative map for the subdivision complies with the provisions of said Section 66473.7. This provision is included in this Agreement to comply with Section 65867.5 of the Government Code. 3.11.2 Subsequent Entitlement Approvals. City shall employ all lawful actions capable of being undertaken by City to promptly (a) accept all complete applications for Subsequent Entitlement Approvals (collectively, "Applications") and (b)process and take action upon Applications in accordance with the Applicable Rules with a goal of completing the review within time frames identified in the DDA; provided however, that City shall not be deemed in default under this Agreement should such time frame(s) not be met. To the extent that Developer desires that City plan check or process an Application on an expedited basis and to the extent that it requires an additional expense beyond the customary expense applicable to the general public, City shall inform Developer of such additional expense,including the cost of overtime and private consultants and other third parties. If acceptable to Developer,Developer shall pay the additional cost and City shall use good faith efforts to accelerate the processing time utilizing overtime and the services of private consultants and third parties to the extent available. Upon the written request of Developer, City shall inform Developer of the necessary application requirements for any requested City approval or requirement relating to the Project. At such time as a Subsequent Entitlement Approval applicable to the Property is approved by City, then such Subsequent Entitlement Approval shall become subject to all of the terms and conditions of this Development Agreement and shall be treated as an"Entitlement Approval"under this Development Agreement. 3.11.3 Filings. Developer shall exercise reasonable efforts to file applications for Development Permits and Entitlement Approvals within the time frames and scheduIes as generally outlined in the DDA and shall exercise reasonable efforts to attempt to obtain Development Permits and Entitlement Approvals within the time frames identified in the DDA; provided, however, 'that failure solely to comply with such time frame(s) shall not be deemed to be a default under this Agreement. 3.11.4 Cooperation. City and Developer shall cooperate in processing all applications for permits and approvals for the Project, provided, however, that such cooperation Tustin Brookfield Development Agt 26 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL HomesSo uthern California LLC Development Agreement shall not include any obligation of City to incur any un-reimbursed expense, and City shall be entitled, subject to the terms of this Agreement, the DDA and Developer's rights hereunder, to exercise all discretion to which it is entitled by law in processing and issuing any permits and approvals for the Project. 3.11.5 Approvals. Notwithstanding any administrative orjudicial proceedings, initiative or referendum concerning any of the Entitlement Approvals, City shall process applications for permits and approvals as provided herein to the fullest extent allowed by law and Developer may proceed at its sole risk with development of the Project pursuant to the DDA the Applicable Rules and Entitlement Approvals to the fullest extent allowed by law. 3.12, CEO . This Agreement does not modify, alter or change the City's obligations pursuant to CEQA. Developer acknowledges that City is required by State law to comply with CEQA in the consideration and approval of any Subsequent Entitlement Approval and/or any amendment to this Agreement. The EIR,which has been certified by City as being in compliance with CEQA, addresses the potential environmental impacts of the entire Project as it is described in the Existing Entitlement Approvals. Nothing in this Agreement shall require or be construed to require CEQA review of ministerial approvals. It is agreed that, in acting on any discretionary Subsequent Entitlement Approvals for the Project, City shall rely on the EIR to satisfy. the requirements of CEQA to the extent permissible by CEQA. In the event that any additional CEQA documentation is legally required for any discretionary Subsequent Entitlement Approval for the Project, then the scope of such documentation shall be focused, to the extent possible consistent with CEQA, on the specific subject matter of the Subsequent Entitlement Approval and City shall conduct such CEQA review as expeditiously as possible, at Developer's expense. Nothing herein shall restrict or limit the obligation of Developer to pay for and implement any additional mitigation measures or conditions of approval imposed as a result of such CEQA and any Subsequent Entitlement Approval process. 3.13. Fees. 3.13.1 ProcessiLig Fees and Charges. (a) The City shall have the right to charge and Developer shall be required to pay all City Processing Fees for the Project. Except as otherwise specifically set forth in Section 3.13.1(b), such City Processing Fees shall be paid in accordance with the procedures and at the generally applicable rates in effect at the time such City Processing Fees are due. (b) With respect to Plan Check and Inspection Services only, the City shall be entitled to charge and Developer shall reimburse the City for its costs to make available City staff, including the City Attorney, and third-party engineers and consultants, if any, as required to complete, process, and review plans and applications, complete plan check, perform inspections, and monitor Developer compliance with the requirements of this Agreement and the Applicable Rules. Not later than ten (10) Business Days following approval by the City of this Agreement, and as a condition to the effectiveness of this Agreement, Developer shall deliver to the City in cash or cash equivalent fimds, a deposit in an amount reasonably requested by City Tustin Brookfield Development Agt 27 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement which shall be based on the City's estimate of staff and third-party consultant time required to complete and perform plan check and inspections (the "City Costs Deposit"). The City Costs Deposit shall be deposited by the City in an account in a bank or trust company selected by the City and with no requirement that such account be interest bearing. If any interest is paid on such account, such interest shall accrue to any balances in the account for the benefit of the City. If at any time prior to the latest to occur of(i) issuance of the final Certificate of Compliance for the Property; (ii)the issuance of the final certificate of occupancy for a Building on the Property; or (iii)termination of the DDA (the "Final Date"), the amount of fiinds in the City Costs Deposit account is depleted below Ten Thousand Dollars ($10,000), then Developer shall be required to pay to the City each time an additional Twenty Thousand Dollars ($20,000) or such other amount as the City may specify as required in City's estimation to cover the cost of Plan Check and Inspection Fees, which shall be credited to the City Costs Deposit. Each such payment shall be deposited by the City into the City Costs Deposit account and shall be applied to reduce the amount of Plan Check and Inspection Fees incurred by the City. The City Costs Deposit has been established to fund the Plan Check and Inspection Fees incurred by the City and may be used by the City for such purpose,and shall be depleted accordingly. Immediately upon incurring any Plan Check and Inspection Fees or costs or receipt of an invoice from third parties for same, the City shall have the right to deduct the amounts due it on account thereof from the City Costs Deposit. A monthly accounting of deductions documenting staff time spent to process and review plans and applications,complete plan check,perform inspections,and monitor Developer compliance,along with documentation evidencing any other deductions from the City Costs Deposit shall be provided by City to Developer. The City Costs Deposit shall be retained by the City until the Final Date specified above and the remaining amount of the City Costs Deposit then held by the City, if any, shall be returned promptly by the City to Developer, provided that the return of such funds shall not terminate the obligations of Developer to pay all City Processing Fees arising or incurred prior to the Final Date. Developer shall pay any outstanding amounts due with respect to the City Processing Fees to the City within thirty (30) calendar days following receipt of an invoice from the City therefor, provided that the City shall first apply the amount of the City Costs Deposit, if any, then held by it in satisfaction of such invoice, and shall reflect the amount of such credit on the invoice. 3.13.2 Development Fees. City shall have the right to impose, and Developer shall pay, all development fees adopted by City at the time of issuance of building permits for the Proj ect. 3.13.3 Project Fair Share Contribution. The Project Fair Share Contribution (relating to the Tustin Legacy Backbone Infrastructure Program) to be contributed by Developer with respect to the Project shall be Eight Million Thirteen Thousand Two Hundred Eighteen Dollars and Forty Cents ($8,013,218.40) which is equal to Three Hundred Fourteen Thousand Nine Hundred Eighty-Fivc Dollars ($314,985.00) per acre of land conveyed to Developer by the City. Such amount shall be,paid at the Close of Escrow under the DDA and shall be in addition to the Base Purchase Price for the Property pursuant to the DDA. 3.14. Dedications and Easements. Developer acknowledges and agrees that it is required (and will be required) (a)to make an irrevocable offer of dedication to the City of a fee interest in Tustin Brookfield Development Agt 28 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement and to Lot A of the Developer Final Tract Map corresponding to the Water Treatment Area and the Water Treatment Improvements as further described in Section 3.15, and (b) to dedicate to the City and other public agencies on the approved Developer Final Tract Map (and if the Developer Final Tract Map has not been Recorded at or prior to the Close of Escrow, in the Covenant which shall be Recorded against the Property at the Close of Escrow), or in conjunction with Entitlement Approvals,certain required dedications more particularly set forth on Exhibit I and such additional dedications as may be required by this Agreement,the DDA,the Landscape and Water Treatment Installation and Maintenance Agreement, the Entitlement .Approvals, the Covenant and the Applicable Rules, and pursuant to the EIR and as required pursuant to Developer's assumption of City'MCAS Tustin obligations under the "Agreement Between the City of Irvine and the City of Tustin Regarding the Implementation, Timing, Funding of Transportation/Circulation Mitigation for the MCAS Tustin Project" and (b) to grant those easements required by the DDA, the Landscape and Water Treatment Installation and Maintenance Agreement and/or the Applicable Rules. 3.15. Regglation by Other Public Agencies. It is acknowledged by the Parties that other public agencies not within the control of City,including IRWD,the Tustin Unified School District, and the Santa Ana Unified School District, possess authority to regulate aspects of the Project and development of the Property separately from or jointly with City and this Agreement does not limit the authority of such other public agencies. City agrees to cooperate fully, at no out of pocket cost to City, with Developer in obtaining any required permits or compliance with the regulations of other public agencies provided such cooperation is not in conflict with any laws, regulations or policies of City. 3.16. Tentative Tract Mgp Extension. Any subdivision map, heretofore or hereafter approved in connection with development of the Property, shall be eligible ibr extensions of time as provided in Government Code Section 66452.6, except that any extension shall be consistent with any applicable performance schedule as provided or established in the DDA and shall not be deemed or considered in any way an extension of any Developer rights or obligations under the DDA. 3.17. Certain Restrictions on Building Permit Issuance, Recording of Developer Final Tract Mqp. Development of the Project will require approval by City of the Developer Final Tract Map. Developer acknowledges and agrees that City will not issue a building permit for any Homes, other than model Homes, until such time as (a)the Developer Final Tract Map has been approved by City and Recorded and (b) City and Developer have entered into a Subdivision Improvement Agreement in form approved by City in its Governmental Capacity. 3,18. No Quimby Act Fees or Park Fees. Except as set forth in this Agreement, or required by the Entitlement Approvals, all fees and/or dedications required in connection with the Project pursuant to the Quimby Act, California Government Code Section 66477, are included within the Project Fair Share Contribution and Developer shall not have any additional liability on account thereof. Tustin Brookfield Development Agt 29 City of TustinfBrookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement 3.19. Compliance with Legal Requirements. Prior to the issuance of any certificate of occupancy for any Home within a Phase,Developer shall satisfy all applicable requirements of the Tustin Municipal Code, Specific Plan, and conditions of approval of the Entitlement Approvals relating to or necessary for such Home prior to the issuance of a certificate of occupancy for such Home, including compliance with the Americans with Disabilities Act and necessary Horizontal Improvements, including Common Area Improvements, to support such Home. 3.20. Phase Immovements. The Project is currently anticipated to be implemented i'n forty-eight (48) Phases as depicted on Exhibit F. Developer shall construct the Phase Improvements in accordance with the terms of the DDA, including the Schedule of Performance and the Scope of Development set forth in the DDA, the Approved Plans, the Specific Plan, the Developer Tentative Tract Map, the Developer Final Tract Map, the Entitlement conditions, Development Permits any other Governmental Requirements and this Agreement. The Phase Improvements, generally comprising those infrastructure improvements and Common Area Improvements, including the Publicly Accessible Common Area Improvements,to be constructed within the Phase areas as depicted on the Phasing Map attached hereto as Exhibit F, shall be constructed sequentially by Phase. For each Phase, Developer shall commence with the components of the Phase Improvements. Prior to commencement of construction of the Vertical Improvements on each Block (as defined below), Developer shall have commenced construction of the "mainline" in-tract utilities and private roads and alleys within said Block, but may connect to each Home or Building, as applicable, upon commencement of vertical construction of such Home or Building. All "mainline" in-tract utilities and private roads and alleys within a given Block shall be completed prior to issuance of the first Certificate of Occupancy for said Block. In addition,utilities hookups for each Building-may be commenced at the commencement of vertical construction of each Building and shall in all events be completed prior and as a condition to issuance of a certificate of occupancy for the first Home in such Building and the alleys and motor courts will be completedprior and as a condition to issuance of the first certificate of occupancy for a Building to which access is provided from such alley or motor court. Notwithstanding the foregoing,the swimming pool and restrooms and pedestrian access and landscaping related to such facilities shall be completed on or before January 31, 2022. Each Phase shall be commenced and Completed in accordance with the Inventory Commitment/Schedule of Performance and upon Completion thereof, each Phase shall comply with all Governmental Requirements, including all Specific Plan requirements and Entitlement conditions of approval for development on the Development Property, without reliance upon Improvements to be constructed in future Phases. The term "Block"means each of Lots 2, 5, 6, 7, 8, 9, and 10 as depicted on the City Map. 4. ANNUAL REVIEW 4.1. Timing and Annual Review. The City Council shall review Developer's performance under this Agreement at least every twelve(12)months from the Effective Date until expiration of the Agreement. In connection with such review,both City and Developer shall have a reasonable opportunity to assert matters which either believes have not been under-taken in accordance with this Agreement, to explain the basis for such assertion, and to receive from the other Party a justification of its position on such matters. Tustin Brookfield Development Agt 30 City ofTustin/Brookfteld Parcel 2C and 8 11-04-2019 FINAL Homes Soutbern California LLC Development Agreement 4.2. Review Procedure. City shall provide-notice to Developer and deliver to Developer a copy of all public staff reports, documents and related exhibits concerning City's review of Developer's performance hereunder at least thirty (30) calendar days prior to any date proposed for City Council review of performance under the Agreement. 4.3. Good Faith Compliance. Developer shall demonstrate good faith compliance with the terms of this Agreement and shall furnish evidence of good faith compliance, as City, in its reasonable exercise of its discretion,may require. Evidence of good faith compliance may include the following: (a) conformance with the DDA including the Scope of Development and Schedule of Performance; (b) conformance with the requirements,of the Specific Plan; and (c) conformance with provisions of this Agreement identified by City. 4.3.2 ReTons . Developer shall have the opportunity to -be heard and respond to City's evaluation of Developer's performance, either orally or in a written statement, at Developer's election. 4.3.3 Non-Compliance. If, as a result of its periodic review as described in Section 4.1, the City Council finds and determines, on the basis of substantial evidence, that the Developer has not complied in good faith with the terms or conditions of this Agreement, the City Council may commence proceedings to enforce, modify, or terminate this Agreement. 4.3.4 Referral. The City Council may refer the matter to the Planning Commission for further proceedings or for a report and recommendation. 4.4. Modification or Termination. If the City Council determines to proceed with modification or termination of this Agreement, the City Council shall give notice to Developer of its intention to do so. The Notice shall contain all information required by Tustin City Code Section 96 18. At the time and place set for the hearing on modification or termination, the City Council may refer the matter back to the Planning Commission for further proceedings or for a report and recommendation. The City Council may take such action as it deems necessary to protect the interests of City, including the receipt of additional evidence as to Developer's compliance with the terms of this Agreement. The decision of the City Council shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1094.5(b). 4.5. Certificate of Ap-reement Compliance. If, at the conclusion of a periodic review, Developer is found to be in compliance with this Agreement, City shall, upon request of the Developer, issue a Certificate (the "Certificate") to Developer stating that after the most recent periodic review and based upon the information known or made known to the City Council that: (a) this Agreement remains in effect, and (b) Developer is not in default. The Certificate shall be in Recordable form, shall contain information necessary to communicate constructive record Tustin Brookfield Development Agt 31 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement notice of the finding of compliance, and shall state the anticipated date of commencement of the next periodic review. Developer may Record the Certificate with the County Recorder.- If City does not find Developer to be in compliance with this Agreement, it shall not be obligated to issue the Certificate. 5. DEFAULT, REMEDIES, AND TERMINATION 5.1. Default Procedure. A non-defaulting Party (the "Non-Defaulting Party") at its discretion may elect to declare a default under this Agreement in accordance with the procedures hereinafter set forth for any failure or breach of any other Party ("Defaulting Party") to perform any material duty or obligation of said Defaulting Party in accordance with the terms of this Agreement. However, the Non-Defaulting Party must provide written notice to the Defaulting Party setting forth the nature of the breach or failure and the actions, if any, required by the Defaulting Party to cure such breach or failure. The Defaulting Party shall be deemed to be in "default" of its obligations set forth in this Agreement if the Defaulting Party has failed to take action and cure the default within ten(10) calendar days after the date of such notice(for monetary defaults) or within thirty (30) calendar days after the date of such notice (for non-monetary defaults). If, however, a non-monetary default cannot be cured within such thirty(30) day period, as long as the Defaulting�arty does each of the following: (a) provides the Non-Defaulting Party with a written, reasonable explanation as to the reasons the asserted default is not curable within the thirty(30) day period; (b) notifies the Non-Defaulting Party in writing of the Defaulting Party's proposed course of action to cure the default; (c) promptly commences to cure the default within the thirty(30) day period; (d) makes periodic written reports to the Non-Defaulting Party as to the progress of the program of cure; and (e) diligently prosecutes such cure to completion, then the Non-Defaulting Party shall grant in writing the Defaulting Party such additional time as determined by the Non-Defaulting Party as reasonably necessary to cure such default. 5.2. City' Remedies. In the event of an uncured default by Developer under this Agreement,the City,at its opfion,may institute legal action to cure,correct or remedy such default, enjoining any threatened or attempted violation, enforce the terms of this Agreement by specific performance, or pursue any other legal or equitable remedy. Furthermore, City, in addition to or as an alternative to exercising the remedies in this Section 5.2, in the event of a material default by Developer, may give notice of its intent to terminate or modify this Agreement pursuant to Section 4.3, in which event the matter shall be scheduled for consideration and review by the City Council in the manner set forth in Tustin City Code Section 9618. The decision of the City Council Tustin Brookfield Development Agt 32 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern Califomia LLC Development Agreement shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1094.5(b). 5.3. Develover's Remedies. In the event of an uncured default of City under this Agreement, Developer shall be entitled to any or all of the following remedies: (a) seeking mandamus or special writs, injunctive relief, or specific performance of this Agreement; (b) modification or termination of this Agreement; or (c) seeking any other remedy available at law or in equity,provided, however, except as provided in Section 8.10, the Developer agrees and covenants on behalf of itself and its Successors In Interest,not to sue City for damages or monetary relief for any breach of this Agreement or arising out of or connected with any dispute, controversy or issue regarding the application or effect of this Agreement, or for general, special, compensatory, expectation, anticipation, indirect, consequential, exemplary, or punitive damages C'Damages") arising out of or connected with any dispute, controversy, or issues regarding the application or effect of this Agreement, the DDA, the Applicable Rules, or any Development Permits or Entitlement Approvals sought in connection with development or use of the Property or Project, or any portion thereof. Developer acknowledges that City would not have entered into this Agreement if City could be held liable for Damages for any default or breach arising out of this Agreement and that Developer has adequate remedies other than Damages to secure City's compliance with its obligations under this Agreement. Therefore, Developer agrees that City, its officers,employees and agents shall not be liable for any Damages and that this Section shall apply to all Successors in Interest of the Developer, 5.4. Third Party Legal Challenges. In the event of any legal action instituted by a third party challenging the validity or enforceability of any provision of this Agreement,the Applicable Rules,the DDA, or Entitlement Approvals for the Project or the approval of any CEQA document prepared in connection with the foregoing,Developer agrees,at its sole cost and expense,to defend (with counsel reasonably acceptable to City), indemnify, and hold harmless City, its officers, employees,agents,and consultants,from any claim,action,or proceeding against 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 the Project. City agrees to promptly notify Developer of any such claim or action filed against City and to cooperate in the defense of any such action. Developer 'shall also indemnify and hold harmless City and its agents, officials and employees from and against all claims, losses, or liabilities assessed or awarded against City by way ofjudgment,settlement,or stipulation. City may elect to participate in the defense of any such action under this condition. 6. INDEMNITY BY DEVELOPER Developer agrees to indemnify, defend, and hold harmless City, City's designees,and their respective elected and appointed officials, boards, commissions, agents, contractors, and employees from and against any and all actions, suits, claims, liabilities, losses, damages, penalties, obligations and expenses (including attorney's fees and costs)which may arise, directly or indirectly, from the acts, omissions, or operations of Developer or Developer's agents, contractors, subcontractors, agents, or employees pursuant to this Agreement, but excluding any loss resulting from the intentional or active negligence of City, City's designee, or each of their Tustin Brookfield Development Agt 33 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FTNAL Homes Southern California LLC Development Agreement respective elected and appointed officials,boards, commissions, officers, agents, contractors, and employees. Developer shall select and retain counsel reasonably acceptable to City to defend any action or actions and Developer shall pay the cost thereof. The indemnity provisions set forth in this Agreement shall survive termination of the Agreement. 7. MORTGAGEE PROTECTION The Parties hereto agree that this Agreement shall not prevent or limit Developer, in any manner, from encumbering the Property or,any portion thereof or any improvement thereon by any Mortgage securing financing with respect to the Property; provided that nothing herein shall modify or amend the restrictions set forth in the DDA with respect to Mortgages.. Any Mortgagee holding a Mortgage that is not prohibited by the DDA shall be entitled to the following rights and privileges: (a) This Agreement shall be superior and senior to any lien placed upon the Property or any portio� thereof after the date of Recording of this Agreement, including the lien of any Mortgage. Notwithstanding the foregoing, neither entering into this Agreement nor a breach of this Agreement shall defeat,render invalid, diminish or impair the lien of any Mortgage on the Property made in good faith and for value, unless otherwise required by law, and any acquisition or acceptance of title or any right or interest in or with respect to the Property or any portion thereof by a Mortgagee (whether pursuant to foreclosure, trustee's sale, deed in lieu of foreclosure, lease termination or otherwise) shall be subject to the terms and conditions of this Agreement and any such Mortgagee who takes title to the Property or any portion thereof shall be entitled to benefits arising under this Agreement. (b) Each Mortgagee of any Mortgage encumbering the Property, or any part thereof, and which is not securing the interest of an End User shall upon written request in writing to City, be entitled to receive written notice from City of results of the Annual Review and of any default by Developer in the performance of Developer's obligations under this Agreement concurrently with delivery of same to Developer and shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such Party under this Agreement (including any extended cure period necessary in order to allow the Mortgagee to obtain title to the Property and cure the default). Notwithstanding the foregoing, the failure of City to deliver a concurrent copy of such notice of default to a Mortgagee shall not affect in any way the validity of the notice of default'as it relates to the Developer,and provided, further,the giving of any notice of default or the failure to deliver a copy to any Permitted Mortgagee shall in no event create any liability on the part of the Person so declaring a default. (c) Any Mortgagee who comes into possession of the Property, or any part thereof, pursuant to foreclosure of the Mortgage or deed in lieu of such foreclosure, shall take the Property, or part thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of Developer's obligations or other affirmative covenants of Developer hereunder, or to guarantee such performance; except that (i) the Mortgagee shall have no right to develop the Property without fully complying with the terms of this Agreement, the Tustin Brookfield Development Agt 34 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FrNAL Homes Soitthern California LLC Development Agreement DDA, the Applicable Rules and Entitlement Approvals and (ii) to the extent that any covenant to be performed by Developer is a condition precedent to the performance of a covenant by City,the performance thereof shall continue to be a condition precedent to City's performance hereunder. Notwithstanding anything to the contrary contained above in this Section, any Mortgagee shall be subject to all of the terms of the DDA, to the extent applicable pursuant to the DDA to such Mortgagee. 8. MISCELLANEOUS PROVISIONS 8.1. Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be Recorded by the City Clerk within ten (10) calendar days after City executes this Agreement, as required by Section 65868.5 of the Government Code. If the Parties to this Agreement amend or cancel this Agreement as provided for herein and in Government Code Section 65868, or if City terminates or modifies this Agreement as provided for herein and in Government Code Section 65865.1 for failure of Developer to comply in good faith with the terms or conditions of this Agreement, the City Clerk shall have notice of such action Recorded. 8.2. Entire Agreement. This Agreement, the DDA and the Other Agreements set forth and contain the entire understanding and agreement of the Parties with respect to the matters set forth herein,and there arc no oral or written representations,understandings or ancillary covenants, undertakings or agreements which are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement. 8.3. Severabilfty. If any term,provision, covenant or condition of this Agreement shall be determined invalid,void or unenforceable,the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement. 8.4. Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the internal laws of the State of California without reference to choice of law or conflicts of law provisions. This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the Parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting Party shall not be employed in interpreting this Agreement, all Parties having been represented by counsel in the negotiation and preparation hereof. The decision of the City Council shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1094.5(b). 8.5. Section Headings. All sectionheadings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement. Tustin Brookfield Development Agt 35 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement 8.6. Construction. 8.6.1 References to Sections, Clauses and Exhibits. Unless otherwise indicated, references in this Agreement to sections, clauses and exhibits are to the same contained in or attached to this Agreement and all exhibits'referenced in this Agreement are incorporated in this Agreement by this reference as though fully set forth in this Section. 8.6.2 Singular and Plural. As used herein, the singular of any word includes the plural and vice versa. 8.6.3 Includes and Including. As used in this Agreement the words"include" and "including" mean, respectively, "include, without limitation" and "including, without limitation". 8.7. Time of Essence. Subject to the following sentence, time is of the essence in the performance of each provision of this Agreement. Whenever action must be taken (including the giving of notice or the delivery of documents) under this Agreement during a certain period of time or by a particular date that ends or occurs on a non-Business Day, then such period or date shall be extended until the immediately following Business Day. 8.8. Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, or the failure by a Party to exercise its rights upon the default of the other Party,shall not constitute a waiver of such Party's right to insist and demand strict compliance by the other Party with the terms of this Agreement thereafter. 8.9. No Third Paqy Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the City and its successors and assigns and Developer and its Successors In Interest. No other person shall have any right of action based upon any provision of this Agreement. 8.10. Attorneys' Fees. If any Party to this Agreement institutes any action, suit, counterclaim or other proceeding for any relief against another Party, declaratory or otherwise (collectively an"Action"),to enforce the terms hereof or to deciare rights hereunder or with respect to any inaccuracies or material omissions in connection with any of the covenants,representations, warranties or obligations on the part of the other Party to this Agreement, then the Prevailing Party in such Action shall be entitled to have and recover of and from the other Party all costs and expenses of the Action, including (a) the Prevailing Party's reasonable attorneys' fees (which, if the Prevailing Party is the City, shall be payable at the actual contractual hourly rate for the City's litigation counsel at the time the fees were incurred, and which with respect to both the City and the Developer shall in no event be more than $200 per hour), and (b) costs actually incurred in bringing and prosecuting such Action and/or enforcing any judgment, order, ruling or award (collectively, a "Decision") granted therein, all of which shall be deemed to have accrued on the commencement of such Action and shall be paid whether or not such Action is prosecuted to a Decision. Any Decision entered in any final judgment shall contain a specific provision providing for the recovery of all costs and expenses of suit, including reasonable attorneys' fees and expert Tustin Brookfield Development Agt 36 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement fees and costs (collectively "Costs") incurred in enforcing, perfecting and executing such judgment. For the purposes of this Section, Costs shall include in addition-to Costs incurred in prosecution or defense of the underlying action, reasonable attorneys' fees, costs, expenses and expert fees and costs incurred in the following: (a) post judgment motions and collection actions; (b) contempt proceedings; (c) garnishment, levy, debtor and third-party examinations; (d) discovery; (e) bankruptcy litigation; and (f) appeals of any order or judgment. "Prevailing Party" within the meaning of this Section 8.10 includes a Party who agrees to dismiss an Action in consideration for the other Party's payment of the amounts allegedly due or performance of the covenants allegedly breached, or obtains substantially the relief sought by such Party. 8.11. Force Maieure. 8.11.1 "Force Majeure Delay" means the occurrence of any of the following events when such event is beyond the control of the First Party and such Party's officers, directors, employees,contractors,consultants,agents and representatives and is not due to an act or omission of such Party or its officers, directors, employees, contractors, consultants, agents or representatives or other Person for whom such Party may be contractually or legally responsible, which directly, materially and adversely affects the ability of the First Party to meet its non- monetary obligations under this Agreement, including the deadlines imposed by the Schedule of Performance, or the ability of Developer to Complete the Project, and which events (or the effect of which events)could not have been avoided by due diligence and use of commercially reasonable efforts by the Party claiming Force Majeure Delay: (a) Civil Unrest. An epidemic, blockade, quarantine, rebellion, war, insurrection, act of terrorism, strike or lock-out, riot, act of sabotage, civil commotion, act of a public enemy, freight embargo, or lack of transportation; (b) Unforeseeable Conditions. Reasonably unforeseeable physical condition of the Property including the presence of Hazardous Materials; (c) Casual . Fire, earthquake or other casualty, including liquefaction resulting from an earthquake, in each case only if causing material physical destruction or damage on the Property; (d) Litigation. Any lawsuit seeking to restrain, enjoin, challenge or delay any issuance of any Entitlement or seeking to restrain, enjoin, challenge, or delay construction of the Project, which is defended by the First Party; (e) Weather. Unusually severe weather conditions not reasonably anticipatable for the City of Tustin, based upon U.S. Weather Bureau climatological reports for the months included plus a report indicating average precipitation,temperature, etc. for the last ten (10) years from the nearest reporting station. Tustin Brookfield Development Agt 37 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement 8.11.2 Limitation. The term "Force Majeure Delay" shall be limited to the matters listed in Section 8.11.1 and specifically excludes ftom its definition the following matters which might otherwise be considered Force Majeure Delay: (a) Entitlements. The suspension, termination, interruption, denial or failure to obtain or nonrenewal of any Entitlement Approval or Development Permit, license, consent, authorization or other permit or approval which is necessary for the development of the Project, except for any such matter resulting from a lawsuit as described in Section 8.11.1(d); (b) Foreseeable Changes in Governmental Requirements. Any change in Governmental Requirements which was proposed or was otherwise reasonably foreseeable at the Effective Date; (c) Failure to Perform Obligations. Failure of Developer or any Successor In Interest or other-Person to perform any obligation to be performed by Developer or any Successor In Interest or such other Person under this Agreement as the result of adverse changes in the financial condition of Developer or such Successor In Interest or other Person, as applicable; (d) Failure to Provide Financial Securi . Failure of Developer or any Successor In Interest to provide financial security required by this Agreement when due or to submit evidence of financing of the Project or failure to perform any obligation to be performed by Developer or any Successor In Interest or other Person under this Agreement as the result of adverse changes in market conditions; (e) Failure to Submit Required Documentation. Failure of the First Party to submit documentation as and when required by this Agreement; (f) Failure to Submit Entitlement Applications. Failure to timely submit applications for any Entitlement Approval or Development Permit required for construction of the Improvements or development of the Project on the Property when required pursuant to the Schedule of Performance and/or this Agreement; and (g) Failure to Execute Documents. Failure of the First Party to execute documents; and (h) Other Matters. All other matters not caused by the Second Party and not listed in Section 8.11.1. 8.11.3 If any Party(the"First Party")believes that an extension of time is due' to Force Majeure Delay, it shall notify the other Party (the "Second Party") in writing within ninety(90) calendar days from the date upon which the First Party becomes aware of such Force Majeure Delay, generally describing the Force Majcure Delay and its date'of commencement. Upon written request from the Second Party, the First Party shall promptly provide the following information with respect to such Force Majeure Delay: a more detailed description of the Force Tustin Brookfield Development Agt 38 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FWAL Homes Southern California LLC Development Agreement Majeure Delay,when and how the First Party obtained knowledge thereof,the steps the First Party anticipates taking to respond to such Force Majeure Delay, and the estimated delay resulting from such Force Majeure Delay and response and such other information as the Second Party may reasonable request. The eitension for Force Majeure Delay shall be granted or denied in the Second Party's reasonable discretion. If the First Party fails to notify the Second Party in writing of its request for a given Force Majeure Delay within the ninety(90)calendar days specified above, there shall be no extension for such Force Majeure Delay. 8.11.4 Extension Limitation. Time periods for performance of any obligations under this Agreement may be extended for Force Majeure, except that in no event shall the Term be extended by an event of Force Majeure Delay beyond that set forth in Section 2.3. 8.12. Successors. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, the City and its successors and assigns and Developer and its Successors in Interest. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and(c) is binding upon City and its successors and assigns and upon Developer and each Successor 'in Interest during ownership of the Property or any portion thereof and for such longer period as such Person may have liability hereunder. Notwithstanding the foregoing, upon acquisition of the Property or any portion thereof by the City pursuant to exercise of the Right of Purchase or Right of Reversion (each as defined in the DDA) or action in lieu thereof pursuant to the DDA, the City shall have the right in its sole discretion to terminate this Agreement as to the portion of the Property so acquired and the Agreement shall remain binding, in accordance with its terms, upon the remainder of the Property. In the event that the City repurchases or revests all or any portion of the Property pursuant to exercise of the Right of Purchase or Right of Reversion, such acquisition shall include all Entitlement Approvals and other development rights, consents, authorizations, variances, waivers, licenses, permits, certificates and 'approvals from any governmental or quasi-governmental authority, and all other appurtenant rights applicable thereto, including those units allocated to the respective Repurchased Property or the Reacquired Property (each as defined in the DDA), as applicable, as shown in the Approved Plans or, if then Recorded, established pursuant to any Recorded Condominium Plan, 8.13. Counterparts. This Agreement may be executed by the Parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument. 8.14. Jurisdiction and Venue. Any action at law or in equity arising under this Agreement or brought by.a Party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, or the United States District Court for the Central District of California, Santa Ana Division, and the Parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court. Tustin Brookfield Development Agt 39 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement 8.15. Proiect as a Private Undertakin . It is specifically understood and agreed by and between the Parties hereto that the development of the Project is a private development,that neither Party is acting as the agent of the other in any respect hereunder, and that each Party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership,joint venture or other association of any kind is formed by this Agreement. The only relationship between City and Developer with respect to this Agreemei-it is that of a government entity regulating the development of private property and the developer of such property. 8.16. Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. Upon the request of either Party at any time, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or Record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement. 8.17. Estoppel Certificate. Any Party hereunder,may at any time,deliver a written notice to the other aity requesting such Party to certify in writing that, to the best knowledge of the certifying Party: (a) this Agreement is in full force and effect and a binding obligation of the Party; (b) this Agreement has not been amended or modified either orally or in writing, or if so amended, identifying the date and nature of the amendments to this Agreement, and, in each case, that the Agreement remains in full force and effect (including as amended or modified if applicable), and a continuing binding obligation of the Party; and (c) the requesting Party is not in default in performance of its obligations set forth in the Agreement, or if the Party is in default, provide a description of the nature of such default(s). A Party receiving a request hereunder shall execute and return such certificate within thirty(30) calendar days following receipt thereof. The party to whom such certificate is addressed, including any third party or Mortgagee, shall be entitled to rely on the certificate. Developer shall pay to City all costs incurred by City in connection with the issuance of estoppel certificates. 8.18. Authority to Execute. The person or persons executing this Agreement on behalf of each Party warrants and represents that he or she/they have the authority to execute this Agreement on behalf of such Party and warrants and represents that he or she/they has/have the authority to bind such Party to the performance of its obligations hereunder. 8.19. Non-liability of Cily Officials and Cily EMployees. No elected or appointed official, representative, employee, agent, consultant, legal counsel or employee of the City shall be personally liable to Developer for any amount which may become due to Developer-under the terms of this Agreement. 8.20. No Merger. As of the Effective Date,the Property is owned in fee by the City, and portions of the Property may continue to be owned in fee by the City during the Term or may be conveyed by the City to one or moire Developers and subsequently reconveyed to the City during Tustin Brookfield Development Agt 40 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement the Term. Except as expressly set forth below, there shall be no merger of any rights, interests or estates created by this Agreement as a result of the ownership by the City of all or any portion of the Property and no merger shall occur with respect to any portion of the Property unless and until the City and all persons and entities at the time having a legal and/or equitable ownership interest in such portion of the Property shall join in a written instrument affecting such merger and shall duly Record the same. Notwithstanding the foregoing, if the City repurchases or revests any portion of the Property as a result of its exercise of the Right of Purchase or Right of Reversion under the DDA, the City shall have the right, in its sole discretion,to merge its interests under this Agreement, to terminate this Agreement as to the Property so repurchased or rcvested, to modify the provisions of this Agreement related to the Repurchased Property or the Reacquired Property, as applicable, or to talke other actions affecting this Agreement or the rights of the City in and to such Repurchased Property or Reacquired Property, as applicable, without the approval of any other person or entity. [SIGM TURES ON FOLL 0 WNG PA GE] Tustin Brookfield Development Agt 41 City of Tustin/Brookfield Pardel 2C and 8 11-04-2019 FINAL Homes So'Uthem California LLC Development Agreement SIGNATURE PAGE TO DEVELOPMENT AGREEMENT IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the day and year set forth below. I CITY OF TUSTIN: Dated: By: Mayor ATTEST: By: Erica N. Yasuda City Clerk APPROVED AS TO FORM By: David Kendig City Attorney DEVELOPER: Brookfield Homes Southern California LLC, a Delaware limited liability company By: Name: Title: By: Name: Title: Tustin Brookfield Development Agt S-1 City of TustinlBrookfield Parcel 2C and 8 11-04-2019 FTNAL Homes Southern California LLC Development Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who prqved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin Brookfield Development Agt S-2 City of Tustin/Brook-field Parcel 2C and 8 11-04-2019 FINAL Homes Southem California LLC Development Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin Brookfield Development Agt S-2 City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certif�cate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s)whose name(s) is/are subscribed to th'e within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin Brookfield Development Agt S-2 City of TustinlBrookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern Califomia LLC Development Agreement EXHIBIT A TO DEVELOPMENT AGREEMENT LEGAL DESCRIPTION OF PROPERTY [To be attached] Tustin Brookfield Development Agt EXHIBIT A City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southem California LLC Development Agreement EXHIBIT B TO DEVELOPMENT AGREEMENT MAP SHOWING PROPERTY AND ITS LOCATION [Attached] Tustin Brookfield Development Agt EXHIBIT B City of Tustiii/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC development Agreement I EXHIBIT B - MAP SHOWING PROPERTY AND ITS LOCATION EDINGER AVE MOFFE I DR > < VICTORY RD TTM 17404 03 t-- M LOCATION OF x 00 z THE 0 co PROPERTY Ln BARRANCA PKw—y--i r =3 a. z 0 1 N,T.S FUSCOE 0 1 1 1 1 1 r loo, PAGE 1 OF 2 -0-949.4743315 TUSTIN LEGACY "D" SOUTH EXHIBIT B — MAP SHOWING PROPERTY AND ITS LOCATION W 3c IP-A-Xf 0 CL co In 04 --LmE ca z 0 Ln m m NA"i 4, LEGEND P LOCATION OF THE PROPERTY N.T.S .44 FUSCOE PAGE 2 OF 2 TUSTIN LEGACY "D" SOUTH EXHIBIT C TO DEVELOPMENT AGREEMENT PUBLIC BENEFITS IMPROVEMENTS Developer shall construct the following Public Benefits Igiprovements, which shall be coMpleted within the tiine periods set forth in the Schedule of Performance attached to and forming part o the DDA, and in accordance with the Entitlement Approvals and Approved Plans: I. The Developer shall design and construct sidewalk, parkway landscape and irrigation system adjacent to the Project along Airship Avenue,Flight Way, Street"B", "C", 461)", "E", and"H". The Street "D" sidewalk adjacent to the Project shall extend to the comer of Tustin Ranch Road. Developer shall also design and construct landscape and irrigation improvements within the street bulb-out planters adjacent to the Project along the aforementioned strects as depicted on Exhibit G. 2. Developer shall design and construct public sidewalks along both sides of Flight Way from Armstrong Avenue to Street "B;" and, the southsidc of Airship Avenue from Armstrong Avenue to Street"B." 3. Developer shall,pursuant to the Landscape and Water Treatment Installation and Maintenance Agreement entered into with the City of Tustin, perform the maintenance, repair, and replacement of the landscaping described therein within the Boundary Landscape Area depicted on Exhibit G and the Publicly Accessible Common Area depicted on Exhibit E. A detailed landscape improvement exhibit shall be provided in the Landscape and Water Treatment Installation and Maintenance Agreement. 4. Developer shall construct the Publicly Accessible Common Area Improvements. 5. Developer shall design and construct the Water Treatment Improvements along Flight Way on the Water Treatment Area as depicted on Exhibit H to accept and treat stormwatcr runoff from the public City Streets identified within the BMP Drainage Management Area Boundary, as depicted in the Approved Water Quality Management Plan (WQMP). 6. Developer shall rough grade the City Streets Grading Area as depicted on Exhibit J. 7. Developer shall rough grade the Promenade (Alley Grove) located on Lot I of the City Map (TTM No. 18197) and depicted on Exhibit J. Tustin Brookfield Development Agt EXHIBIT C City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL 1 Homes Southern California LLC Development Agreement EXHIBIT D TO DEVELOPMENT AGREEMENT MAXIMUM TAX BURDEN SCHEDULE (BASE YEAR) [Attached] Tustin Brookfield Development Agt EXHIBIT D City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FrNAL Homes Southern California LLC Development Agreement EXHIBIT D MAXIMUM SPECIAL TAXES FOR DEVELOPED PROPERTY FOR FISCAL YEAR 2020-2021 COMMUNITY FACILITIES DISTRICT NO.2018-01 IMPROVEMENT AREA NO. 2 Land Use Land Use Fiscal Year 2020-2021 Class Maximum Special Tax I FLATS (>=2,100 SF) PER DWELLING UNIT 2 FLATS (1,800 -2,099 SF) PER DWELLING UNIT 3 FLATS (1,500 - 1,1,799 SF) PER DWELLING UNIT 4 FLATS (1,200— 1,499 SF) PER DWELLING UNIT 5 FLATS (<1,200 SF) PER DWELLING UNIT 6 SFD (>=3,100 SF) PER DWELLING UNIT 7 SFD (2,700—3,099 SF) PER DWELLING UNIT 8 SFD (<2,700 SF) PER DWELLING UNIT 9 TOWNHOMES (>=2,250 SF) PER DWELLING UNIT 10 TOWNHOMES (2,000 -2,249SF) PER DWELLING UNIT 11 TOWNHOMES (<2,000 SF) PER DWELLING UNIT Increase in the Maximum Special Tax On each July 1, commencing on July 1, 2020, the Maximum Special Tax for Developed Property shall be increased annually by the greater of the change in the Consumer Price Index during the twelve (12) months prior to December of the previous Fiscal Year and two percent (2.00%), not to exceed four percent (4.00%). Any incremental adjustment that exceeds 2.00% shall be rounded to the nearest one-tenth of a percent. "Consumer Price Index" means, for each Fiscal Year, the "All items in Los 4ngeles-Riverside- Orange County, CA, all urban consumers, not seasonally adjusted' index published by the U.S. Bureau of Labor Statistics (Series ID: CULTRA421 SAO), measured as of the month of December in the calendar year that ends in the previous Fiscal Year. In the event this index ceases to be published, the (fonsumer Price Index shall be another index as determined by the CFD Administrator that is reasonably comparable to the Consumer Price Index. Tustin Brookfield Development Agt EXHIBIT D City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL 2 Homes Southern California LLC Development Agreement EXHIBIT E TO DEVELOPMENT AGREEMENT DEPICTION OF PUBLICLY ACCESSIBLE COMMON AREA [Attached] Tustin Brookfield Development Agt EXHIBIT E City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL 1 Homes Southern California LLC Development Agreement EXHIBIT F TO DEVELOPMENT AGREEMENT CONSTRUCTION PHASING MAP [Attached] Tustin Brookfield Development Agt EXHIBIT F City of TustinfBrookfield Parcel 2C and 8 11-04-2019 FINAL Homes S6uthern California LLC Development Agreement I EXHIBIT F - CONSTRUCTION PHASING MAP AIR,9HIP-&V-F-1 0-MOT.- L.J 18 ED mr�-.i (16) M Fl STRP Lu 5 ui 11 110 03 01, Ln r4 J— U). 5 f ILI 5 LEGEND 9 9 ) il I w F— PROPERTY LINE SINGLE FAMILY DETACHED MOTOR COURT FLAT 7 3 TOWNHOME 6 6 'col COMMON AREA C3 2 PUBLICLY ACCESSIBLE PRIVATE COMMON AREA PHASE LINE M MODEL ui BO BUILDOUT .......... 1 2 b 6 nk 15 -=07�—er a co a L I FUSCOE SCALE: i a i K is i a r d749ANJ960 I" =200' TUSTIN LEGACY "ID" SOUTH EXHIBIT G TO DEVELOPMENT AGREEMENT BOUNDARY LANDSCAPE AREA [Attached] Tustin Brookfield Development Agt EXHIB-IT G City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement EXHIBIT G — BOUNDARY LANDSCAPE AREA SEE PAGE 3 71 FLIGHT WAY V2 IL Ln LOT 2 co 04 v- Lu Lu uj UD -\O 0 0 m 0 00 im co Ln m m m cL LEGEND PROPERTY LINE BOUNDARY LANDSCAPE AREA S LE: F U S C 0 E 1'. 80' I m r 1 m I a R I m 6 164s.,- PAGE 1 OF 8 5- I ej TUSTIN LEGACY "D" SOUTHi:' EXHIBIT G - BOUNDARY LANDSCAPE AREA SEE PAGE 6 FLIGHT WAY u. Ly IPA T—A ao C4 ?1� uj LLJ 14 z V J x co ............... F7-t 0 0 co t 01 u" C) V) �3 CL LEGEND PROPERTY C.0 LINE BOUNDARY LANDSCAPE AREA SCA LE' 1" = 80' FUSCOE M I I R I I r PAGE 2 OF 8 V) I u5m .a 9A?�A.lqw-f-q49'A7&sJls-—A— TUSTIN LEGACY f'Dvl SOUTW EXHIBIT IS - BOUNDARY LANDSCAPE AREA SEEPAGE4 STREET "E" J� 4 Lo .-n cli 0 LLJ CL w LLI fil Z �6 vi E9 L�j co co FLI-GHT WAY SEE PAGE I LEGEND PROPERTY LINE BOUNDARY LANDSCAPE AREA S LE: § FUSCOE 1, 8,0- PAGE 3 OF 8 94tA7A.1960-*.9&9.474.53?5-—A—.— TUSTIN LEGACY "D" SOUTH EXHIBIT G - BOUNDARY LANDSCAPE AREA SEE PAGE 5 7 STREET "H" Ln c4 Dc.' ' Lu cl� uj j I UJ W w L uu uj cn f )l IT— co co 7 STREET "E" 4 SEE PAGE 3 LEGEND PROPERTY LINE BOUNDARY LANDSCAPE AREA SCALE. 1 M 80' 161M. FUSCOE . G 1 5 1 1 R 1 0 0 PAGE 4 OF 8 Vw�,SO,100,Wm,Q%—i,92M6 td 949 V�19W-f=949,474.5335--f- TUSTIN LEGACY "D" SOUTH EXHIBIT G — BOUNDARY LANDSCAPE AREA 0 dO' SHIP AVENUF Al cL .......... IL L 2"z. x"r co 04 ilk, T !10 7 1 r sl co Jo Q ::2 Lu LA ui 0 m Lij LU m LJ w co c3 to ko co m =E2 ........... STREET "H" lzi SEE PAGE 4 LEGEND EL PROPERTY LINE BOUNDARY LANDSCAPE AREA s LE: FUSCOE 80, 11 6 1 1 1 1 a 1 m 0 , l.v S6%100,k��,CM�0606 PAGE 5 OF 8 �149 k.W�474&313-—k— I TUSTIN LEGACY "D" SOUTH EXHIBIT G - BOUNDARY LANDSCAPE AREA SEE PAGE 7 ==77 STREET "Ell 77F J� 1i,"7,, L _4 E17 01 + 7. 7� oc AJ 4 LOT 8 LIJ w w ui Lu L cf) co Y. co 0 1 Q L In FLIGHT WAY SEE PAGE 2 LEGEND PROPER7Y LINE 0 BOUNDARY i LANDSCAPE AREA SIN SCALE: RIII = 80' EF-ji FUSCOE E5 PAGE 6 OF 8 In , or , 11111V_ I.,", -1,.61... W949.474.1960-f.i9AY.474.1315--�- TUSTIN LEGACY "M SOUTH . EXHIBIT G - BOUNDARY LANDSdAPE AREA SEEPAGE8 STREET "H" CL L:ri ..J if 9 c 1 4 co ......................... OT La L; Ln LLI Lj Lu W LLJ a; Bag z j c3c-f DOD 1L . ......... 77 En 71 STREET "Ell J- e�- , SEEPAGE6 LEGEND PROPERTY LINE BOUNDARY LANDSCAPE AREA 1 Ohl SCALE: him 80' 11W 6. FUSCOE 1 0 6 1 N I I I I N r PAGE 7 OF 8 TUSTIN LEGACY "ID" SOUTH . EXHIBIT G — BOUNDARY LANDSCAPE AREA -mom. AIRSHIP AVENUE IL co R C4 C4 C3 M, IT. LLJ LOT 10 IT, cr) +'I. . W CD uj 41 U) co Lu C3 U) r... STREET "H" SEE PAGE 7 LEGEND CL PROPERTY I z LINE BOUNDARY LANDSCAPE AREA SCALE- V 2 80' FUSCOE PAGE 8 OF 8 cn ..,A743960-%.949.474.MI5 -.6- TUSTIN LEGACY "D" SOUTH EXHIBIT H TO DEVELOPMENT AGREEMENT WATER TREATMENT AREA [Attached] Tustin Brookfield Development Agt EXHIBIT H Cfty of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement Moll Kw ir Rim" EXIIIBIT I TO DEVELOPMENT AGREEMENT DEDICATIONS 1. Developer shall dedicate the following easements to the City of Tustin, in the locations and in accordance with the terms set forth in the Entitlement Approvals and. the Developer Tentative Tract Map (TTM) 19103 at no cost to the City: a. Easements for emergency vehicle access and public services ingress and egress purposes over the private drives and driveways, 2it no cost to the City, on the Developer Final Tract Map. b. A perpetual easement at no cost to the City for the benefit of the City and the public providing public access in,on,over,and across the Publicly Accessible Common Area in the locations depicted on Exhibit E in order that the Publicly Accessible Common Area and the Publicly Accessible Common Area Improvements are made available to the public: 2. Developer shall release and relinquish to the City of Tustin all vehicular access rights along Airship Avenue, Flight Way, Street "B", "C", 461)", "E", and "11", except at approved access locations and street intersections, at no cost to the City. 3. Developer shall satisfy dedication and/or reservation requirements as applicable, including, but not-limited to, dedication in fee of all required street rights-of-way; dedication of all required flood control right-of-way easements; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer (at no cost to the City) and/or other agencies. 4. Developer shall make an irrevocable offer of dedication in fee over the Water Treatment Area to the City on the Developer Final Tract Map or other instrument approved by the City at no cost to the City. Tustin Brookfield Development Agt EXHIBIT I Ciiy of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement EXHIBIT J TO DEVELOPMENT AGREEMENT GRADING AREA PLAN [Attached] Tustin Brookfield Development Agt EXHIBIT J City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Del velopment Agreement LOT 4 Wei MICRON tu I oil -.1 Ai NOW ....................... III will, EXIIIBIT K TO DEVELOPMENT AGREEMENT PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENT AND IRREVOCABLE OFFER TO DEDICATE FEE INTEREST IN WATER TREATMENT AREA [Attached] Tustin Brookfield Development Agt EXHIBIT K City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL Homes Southern California LLC Development Agreement CITY OF TUSTIN OFFICIAL BUSINESS REQUEST DOCUMENT TO BE RECORDED AND TO BE EXEMPT FROM RECORDING FEES PER GOVERNMENT CODE §6103 AND §27383. RECORDING REQUESTED BY: AND WHEN RECORDED MAIL TO: City Manager The City of Tustin 300 Centennial Way Tustin, California 92780 Space Above This Line Reserved for Recorder's Use PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENTS AND DEDICATIONS AND IRREVOCABLE OFFER TO DEDICATE This PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENTS AND DEDICATIONS AND IRREVOCABLE OFFER TO DEDICATE ("Covenant").is made this day of I 20—� by ("Developer"), in favor of the City of Tustin ("City") and for the benefit of its successors and assigns, and where specified, its residents and the public at large. A. Concurrently with the recording of this Covenant in office of the County Clerk Recorder for Orange County, California("Official Records"), City has conveyed to Developer that certain real property legally described on Schedule "I"attached hereto and made a part hereof(the "Property") and Developer intends to develop the Property with four hundred(400)residential housing units (the"Project")together and certain additional amenities and improvements as further described in(1)that certain statutory Development Agreement between City and Developer dated as of and recorded in the Official Records on as Instrument No. ("Development Agreement") and (2)that certain Disposition and Development Agreement (Tustin Legacy) for Portions of Disposition Parcels 2C and 8 between Developer and City dated as of . a Memorandum of which was recorded in the Official Records immediately prior to recording of this Covenant. Initially capitalized terms used and not defined in this Covenant shall have the meanings set forth in the Development Agreement. B. The Project will be developed pursuant to that certain Final Tract Map No. 19103 ("Developer Final Tract Map") which unless otherwise approved by the City in its sole discretion shall be in the form and substance of Tentative Tract Map No. 19103 approved by the City pursuant to the California Subdivision Map Act on 20— and which is proposed to be recorded in the Official Records upon approval thereof by Orange County. Tustin Brookfield Development Agt EXHIBIT K City o f Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL I Homes Southern California LLC Development Agreement C. As partial consideration for the conveyance of the Property by the City to Developer, Developer has agreed to make the following dedications and grant the following easements and releases in favor of the City of Tustin on the Developer Final Tract Map, at no cost to the City, in the locations and in accordance with the terms as set forth in the Entitlement Approvals and the Developer Final Tract Map, a copy of which is attached to this Covenant for reference as Schedule "2" and incorporated herein by this reference: I. Perpetual easements in gross for emergency vehicle access and public services ingress and egress purposes over all.of the private drives and driveways. 2. A perpetual easement in gross for the benefit of the City, its residents and the public providing public access in,on,over,and across the Publicly Accessible Common Area depicted upon Schedule"T' attached hereto and incorporated herein by this reference in order that the Publicly Accessible Common Area and the Publicly Accessible Common Area Improvements are made available to the public. 3. Release and relinquishment to the City of all vehicular access rights along Airship Avenue, Flight Way, Street"B", "C", 44D)), "E", and "H" as depicted on the Developer Final Tract Map. 4. Developer shall satisfy dedication and/or reservation requirements as applicable,including,but not limited to,dedication in fee of all required street rights-of-way; dedication of all required flood control right-of-way easements; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer(at no cost to the City) and/or other agencies. 5. Developer shall make an irrevocable offer of dedication to the City in fee of the Water Treatment Area'in the location generally depicted on Schedule"4" and legally described as Lot A on the Developer Final Tract Map and all Water Treatment Improvements thereon. D. This Covenant is intended to preserve and maintain the obligation of Developer to grant each of the foregoing easements and dedications, including without limitation, the right to public access in, over, along, though, upon and across the Publicly Accessible Common Area depicted upon Schedule "Y and the Water Treatment Area depicted upon Schedule"4", subject to the terms and conditions herein,until the Developer Final Tract Map dedicating and memorializing the easements, releases and dedications described herein is recorded in the Official Records against the Property. NOW THEREFORE, Developer hereby covenants, and Developer and City hereby agree, as follows: Tustin Brookfield Development Agt EXHIBIT K City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FWAL 2 Homes Southern California LLC Devellopment Agreement 1. Developer hereby grants and conveys to the City, for the benefit of the City, its successors and assigns, City residents and the public at large, at no cost to the City, a non-exclusive, perpetual easement in gross and right-of-way for public access in, over, along,through,upon and across that certain real property situated in the County of Orange, State of California, generally described on Schedule "I"and depicted on Schedule"T'and as specifically depicted on Schedule "Y', each of which are attached hereto and by this reference incorporated herein ("Public Access Easement"); provided, however, that public access to the Public Access Easement may be prohibited by Developer in areas under construction on the Property during the course of such construction. 2. Developer hereby grants to the City, for the benefit of the City, its successors and assigns, at no cost to the City, an irrevocable offer of dedication in fee of the Water Treatment Area comprising the property legally described in Schedule "4" and all Water Treatment Improvements thereon. 3. Developer hereby grants and conveys to the City, for the benefit of the City, iis successors and assigns, at no cost to the City, a perpetual, non-exclusive easement in gross for emergency vehicle access and public services ingress and egress purposes over the private drives and driveways to be created upon the Property. 4. Developer hereby grants and provides to the City,for the benefit of the City, its successors and assigns, at no cost to the City, a release and relinquishment to the City of Tustin of all vehicular access rights along Airship Avenue,Flight Way, Street"B", "C", '41)", "E", and"H"as depicted on the Developer Final Tract Map,except at approved access locations and street intersections, at no cost to the City. 5. Developer hereby grants to the City, for the benefit of the City, its successors and assigns,at no cost to the City such other dedications in fee of required street rights-of-way, dedication of required flood control right-of-way easements; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer and/or other agencies, as depicted on the Developer Final Tract Map attached as Schedule "T'. 6. Upon recording of the Developer Final Tract Map in the Official Records, the City Manager, or his or her designee, shall execute the Termination form attached hereto as Schedule "5" ("Termination'%� which shall be recorded concurrently with the recordation of the Developer Final Tract Map, terminating this Covenant with respect to the Property and upon recordation of such Termination, this Covenant shall automatically terminate. 7. Each of the foregoing easements, releases and dedications granted hereby shall exist until such time as terminated by recording of a Termination, as the case may be, with respect thereto pursuant to the express terms herein provided. 8. This Covenant is an equitable servitude and shall be binding upon the Developer and its successors and assigns and shall run with the Property for the benefit of the City and its successors and assigns unless and until terminated as set forth herein. Tustin Brookfield Development Agt EXHIBIT K city of'rustin/Brook-field Parcel 2C and 8 11-04-2019 FINAL 3 Homes Southern California LLC Development Agreement 9. This Covenant shall be recorded in the Official Records against the Property, and is binding on and inures to the benefit of City and Developer, and their respective successors and permitted assigns. 10. This Covenant may be signed in counterparts, each of which shall be deemed an original and all of which when taken together shall constitute one instrument. [signatures on following page) Tustin Brookfield Development Agt EXHIBIT K City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL 4 Homes Southern California LLC Development Agreement IN WITNESS WHEREOF, the Developer and City have executed this Public Access Covenant and Declaration of Easement on the date first above written. CITY OF TUSTIN: Dated: By: Name: Title: ATTEST: By: Erica N. Yasuda City Clerk APPROVED AS TO FORM By: David Kendig. City Attorney Armbruster Goldsmith &Delvac LLP Special Real Estate Counsel to the City By: Amy E. Freilich DEVELOPER: Brookfield Homes Southern California LLC, a Delaware limited liability company By: Name: Title: By: Name: Title: Tustin Brookfield Development Agt EXHIBIT K City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL 5 Homes Southern California LLC Devel opment Agreement CERTIFICATE OF ACCEPTANCE OF DEED (City of Tustin) This is to certify that the interest in real property conveyed by the PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENTS AND DEDICATIONS AND IRREVOCABLE OFFER TO DEDICATE dated from to the CITY OF TUSTIN, a governmental agency, is hereby accepted by the undersigned officer on behalf of the CITY OF TUSTIN pursuant to authority conferred by Resolution No. 95- 39 of the CITY OF TUSTIN adopted on April 3, 1995, and the grantee consents to recordation thereof by its duly authorized officer; provided that this Certificate of Acceptance is not an acceptance of the Irrevocable Offer to Dedicate the Water Treatment Area and Water Treatment Improvements but merely an acceptance of the.fact that the Irrevocable Offer to Dedicate has been made. Dated: Erica N. Yasuda, City Clerk Tustin Brookfield Development Agt EXHIBIT K City of Tustin/Brook-field Parcel 2C and 8 11-04-2019 FINAL 6 Homes Southern California LLC Development Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s)whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WlTNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of.Notary Public Tustin Brookfield Development Agt EXHIBIT K City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL 7 Homes Southern California LLC Development Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s)whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ics), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin Brookfield Development Agt EXHIBIT K CAy of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL 7 Homes Southern California LLC 136velopment Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the -foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin Brookfield Development Agt EXHIBIT K City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL 7 Homes S6uthem California LLC Development Agreement SCHEDULE 'T' Legal Description of Property [to be attached) [To be replacedprior to execution with legal description ofLot 2 and Lots 5 through 10 inclusive based onfinal recorded City Map or if not then recorded, with a metes and bounds description of the Property] Tustin Brookfield Development Agt Schedule"I"to Cit ,y of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FWAL EXHIBIT K Homes Southern Califomia LLC I Development Agreement SCHEDULE "2" Developer Final Tract Map [To be attached inform approved by the City] Tustin Brookfield Development Agt Schedule"2"to City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southern California LLC Development Agreement SCHEDULE "339 Description and Depiction of Publicly Accessible Common Area [Depiction Attached] [Prior to closing attach metes and bounds legal description ofportions ofLot 2 andLot 10 upon which the Publicly Accessible Common Area is located] Tustin Brookfield Development Agt Schedule"Y to �ity of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southern California LLC Development Agreement SCHEDULE "4" Legal Description of Water Treatment Area [add metes and bounds description of the area comprising Lot A on Developer Tentative Tract Map) Tustin Brookfield Development Agt Schedule"4"to City of Ttistin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southern California LLC Development Agreement SCHEDULE "5" Form of Termination of Public Access Covenant and Declaration of Easements and Dedications and Irrevocable Offer to Dedicate [Attached] Tustin Brookfield Development Agt Schedule"S"to City of Tusti I n/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southern California LLC Development Agreement CITY OF TUSTIN OFFICIAL BUSINESS REQUEST DOCUMENT TO BE RECORDED AND TO.BE EXEMPT FROM RECORDING FEES PER GOVERNMENT CODE §6103 AND §27383. RECORDING REQUESTED BY: AND WHEN RECORDED MAIL TO: City Manager The City of Tustin 300 Centennial Way Tustin, California 92780 Space Above This Line Reserved for Recorder's Use TERMINATION OF PUBLIC ACCESS COVENANT AND DECLARATION OF EASEMENTS AND DEDICATIONS AND IRREVOCABLE OFFER TO DEDICATE THIS TERMINATION OF PUBLIC ACCESS COVENANT AND DECLARATION OF . EASEMENTS AND DEDICATIONS AND IRREVOCABLE OFFER TO DEDICATE ("Termination") is made this day of 20_, by the City of Tustin ("City"), in favor of ("Developer"). A. On Developer, or its predecessor-in-interest, recorded as Instrument No. that certain Public Access Covenant and Declaration of Easements and Dedications and Irrevocable Offer to Dedicate ("Covenanf') in the Official Records of Orange County, California("Official Records"). B. Final Tract Map No. 19103 ("Developer Final Tract Map") has now been recorded in the Official Records [add recording information] and accordingly, pursuant to the terms of the Covenant, the City has agreed to release the Covenant. C. All capitalized terms not otherwise defined herein shall have the meaning given to them in the Covenant. NOW THEREFORE, the City hereby agrees as follows: I. Termination. The Covenant is hereby terminated and shall be of no further force or effect. All easements, dedications, irrevocable offer to dedicate, and releases including without limitation, the Public Access Easement and the irrevocable offer to dedicate the Water Treatment Area granted by Developer to the City pursuant to the Covenant are therefore also released, provided that each of the foregoing remain in full and force and effect to the extent set forth upon and granted pursuant to the Developer Final Tract Map. Nothing in this Termination shall modify, Tustin Brookfield Development Agt Schedule"Y'to City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southem California LLC' Development Agreement affect, terminate or void the dedication of easements or the provision of offers to dedicate established by the Developer Final Tract Map. 2. Recordation, Successors and AKiM. This Termination shall be recorded in the Official Records against the Property, and is binding on and inures to the benefit of City and Developer, and their respective successors and permitted assigns. 3. CounteMArts. This Termination may be,signed in counterparts,each of which shall be deemed an original and all of which when taken together shall constitute one instrument. [Signature Page Follows] Tustin Brookfield Development Agt Schedule"5"to ity of Tukin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southern California LLC 2 Development Agreement IN WITNESS WHEREOF, the City and Developer have executed this Termination of Public Access Covenant and Declaration of Easements and Dedications and Irrevocable Offer to Dedicate on the date first above written. CITY OF TUSTIN: Dated: By: Name: Title: ATTEST: By; Erica N. Yasuda City Clerk APPROVED AS TO FORM By: David Kendig City Attorney Armbruster Goldsmith& Delvac LLP Special Real Estate Counsel to the City By: Amy E. Freilich DEVELOPER: Brookfield Homes Southern California LLC, a Delaware limited liability company By: Name: Title: By: Name: Title: Tustin Brookfield Development Agt Schedule"5"to Ci�of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K 4 Homes S6uthern California LLC Development Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY:OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin Brookfield Development Agt Schedule"5"to City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southern California LLC 4 Development Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appea red Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s)acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin Brookfield Development Agt Schedule"5"to City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southem California LLC 4 Development Agreement CALIFORNIA ALL PURPOSE ACKNOWLEDGEM[ENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin Brookfield Development Agt Schedule"5"to City of Tustin/Brookfield Parcel 2C and 8 11-04-2019 FINAL EXHIBIT K Homes Southern California LLC 4 Development Agreement ATTACHMENT D 'OTHER AGENCIES COMMENTS Reponses to Comments Tentative Tract Map 19103 The following are responses to comments received from other agencies. Comments and responses are organized by numbers added next to each comment by each Agency. For example, response to comment by South Orange County Community College District is identified as SOCCCD 1. Actual letters are attached to this response to comments. 1. SOCCCDI: No comments. 2. SCAQMD 1: Mitigation measures have been adopted by the Tustin City Council in the FEIS/EIR for the development of Tustin Legacy. These measures would be included as conditions of approval for the project. The City will keep the information provided for future reference. 3, IRV 1: Staff provided all requested information. No additional comments. 4. IRV 2: Comment noted. 5. SCE 1: Comment noted. 6. CALTRANS 1: Proposed project complies with the Tustin Legacy Specific Plan.The City however,will keep the information provided for future reference. Beier, Samantha From: Medhanie Ephrern <mephrem@socccd.edu> Sent: Tuesday, September 3, �019 6:53 PM To: Beier, Samantha Cc: Sandi Sembiazza Subject: RE:TUSTIN -tTM 19103 (Brookfield Residential) Hello Samantha, I wanted to confirm and let you know that SOCCCD does not have any comments for the Tentative Tract Map 19103. Don't hesitate to contact me if you have any questions. Thank you, Medhanie Medhanle Eph.rerh Director of ATEP Development South Orange County Community College District 29000 Marguerite Parkway I Mission Viejo I CA 1 92692 949 59�4531 t vi-0 CON FIDEN.TIALITY NOTICE:This communication and any documents,files,o.r previou5 e-mail messages attached to it constitute an electronic communication within the scope ofthe Electronic Communication Privacy Act, 18 USCA 2510.This communication may contain non-public,confidential,or legally privile.ged information intended for the sole use of the designated recipient(5).The unlawful interception, 1,15e, or disclosure of such information is strictly prohibited under 18 USCA 2511 and any applicable laws. if you are not the intended recipient,or have received this communication in error, please notify the sender immediately by reply e- mail mephremasocccd.edu or by telephone at(949)582-4531 and delete all copies of this communication, including attachments, without reading them or�aving them to disk.Thank You. From: Beier,Samantha <SBeier@tustinca.org> Sent: Monday,August 26,2019 11:36 AM To: Medl�anle Eph'rem<mephrem@socccd.edu> Subject:TUSTIN-TTM 19103 (Brookfield Residential) Good morning, Per your request,a digital copy of TTM 19103 has been attached for your review. Please see attached Tentative Tract Map 19103,a proposed subdivision by Brookfield Residential to subdivide 25.4 acres of vacant land to facilitate the development of a 400-unit residential condominium development, including 117 detached homes, 129 townhomes, and 154 stacked flats and townhomes. T he project site is located within Planning Area 8, 13, and 14 of the Tustin Legacy Specific Plan in the City of Tustin (see attached map). Per Section 66455.7 of the Subdivision Map Act, please review the attached map and submit comments to Samantha Beier,at the Community Development Department, 300 Centennial Way,Tustin,CA 92780, no later than fifteen (15) days from the receipt of this letter. If I do not receive any comments by September 6, 2019, 1 will presume your agency has no comments on the proposed subdivision. Samantha D.Beier, AICP I Associate Planner RECEIV�. SEP, 0 9 2019 -South Coast Air Quality Mana ement Dlstdct COMMUNITY DEVELOPMENT BY:- ---------- "a-MY"0"D" �A . 765-4178 SENiNIA,USPS�ANlj E-MAM: §�ptembe,r 3,2019 sbei�iAltistinga.org ,- Sainattha.B6ier.AICP,Associate Planner City of Tustir4 Community Developpient Dep' artmetit 300 Centennial Way Tustin,-CA 927 80. ultation for.the Site Plan ons ve. Tf �M' 1 iO 4" f-,L. .... .. South, ni6ht District (§,9'11 thq,9PPqqPrH, Jo ty. -o n-!the,4b co e ni,ineiit:, �Ypt,__j.Qa�t QMD �t ns the I ficl 0�d rega, iali fi�6hq the,Pibpp,�q'�P technical documents related'to ihje' a lifid eledr6hic�Neirsto.4s -of �Ut -91F VT9 NV"�- A 114 0, —L-1 ---'b eTjs�sl n calculitio 0 t I ithout _R1.1 10-'..-__ . files I U 049t. st tea 4910*4001404;1 got- M CQMV of:.-.the�-;,!ir-cqua1 ty--_-;iqRi r, Any a y n. di H or g �g dbdun�entation_li 4:6�a4dr6 addlti6nal t or &,vV-bdyo'qdjtke inid o i nhii6n 0 Air(juality Analysis ii.- South Coast AQMD adopted its California Environmental Ouality Ad (&gQA)Ai'r"'Quality Ha"n'dbook in 199310 assist other pAliq agencies with;hq.p�qpaT!ipn,of air quality�naly�S§. Solith Cop&AQW.,staff nds that,��61.e4d`-, i�s H 664 recqJJ1,Jr Jari_, J, qa_tyqpal� gutR4qqq)Ypm POP g.it�#-.q Copids of th�'e H,andb6ok ate availablefroln 90�di do kri�iid�S b" 'G, ast AQ�M'§,§lqb ervides _p,partmq%,,.y "y'.e'lop''ed calI��g,`(909)-.,396 'i�e!di lbb6k is,�lso_ s an( oo Nya� p A6 6-h-s'&6 aValv ast AQJO.�,s e gddlitLan�i'ysis'-band�b�'�Jc'e4,a�a-t'r'��Oualit�.7fiandbook-(1993 .�South'Cdq"s; d§ t AQMD 9 aff also re n 'the that the Lead Agency.-,iq�q.._. CaIEEMod lan" , use gtqi�sqq� n This soi VEIr I C e has i en�ly.,,,,een d to incorporate up-,to- Y11 a metho'd6logi updat'e date state, at ocaii� approv�d emissiontact6ts and 6 for d is the pid esti*ing p011iffaftt emissions fr6m typical land use dev,`616�m&rit. CalEBMo are ffidd I maintaindd by-,the California Air,PoUutigp,!P.-phtrol,Officeis Associatiod(C APCOA) afid tq�j �'thd,_how- outd t6d URB�EWS�1-T is hispodell. �yajj le.free of charge af:,WWW.bd66mod.c6iii. t. t k.6 S outh-Coast AQMD has'a Islo doyploped,-bpoi Kegiq4al,anflocaliz�d ihf6sholdg. §6iA 66,;�t AQW staff�feqtiests that.,th6.Lea�d Agqp'b'y',qlpqritify.'ctiteri'a'.p,611�t-a"i-lt'emissions an� ts _Mpkq t e to the recommended regional significan�e thresh6lds found -here: �&//wvAv.aanid.g'oi//doc�§/`d�6fauli- soui--e/ceqa/handbook/scaqmd-air-qlualfty-siggificance�tbresholds.i)df In addition(tio' a-niaiy��_ft- `r�6 .onal 91 The Proposed Project consists o I subdivision of 25.4 acres for future development o 1400 residential u nits. Pursuant to the CE QA Guidelines Section 15174,the information contained in an ELR shall include summarized technical data, maps,jilot plans, d.iagArlis, kn4 sirailak relevant informdtion sufficietit to pertnit full asse§sMent,of siginocant environmental impacts,by fev�iewirig agencies and members df thd�pblic.Plq�:efnont ofhigfity,�C�hnical and specialized d�dlysis and ctatain the EIR.shul�be avoided through inclusion o�s�06dqing,iftfornidtiph�na;� b6d�6 an 0 k�es to ...e main b the BIR.App�ndi=t6 the E.LR m4y he piepaied in volumes sepaipte Crom asic =shallber�qdilyavailable for public examination and shalt be submitted to all clearinghouses which assist in public review. Sam�ntha Beier -2- September 3,2019 air quality impacts, South Coast AQNM staff recommends calculating locall zed air quality impacts and comparing the results to localized significance thresholds (LSTs). LSTs can be used in addition to the recommended regional significance thresholds as a sec6na indication 6f "air quality imp"acts when preparing a CEQA document.Therefore,when preparing the air quality analysis for-the Proposed Project, it is rec'ommended that the Lead Agency perform a localized analysis by either using the LSTs developed by South Coast AQMD or performing dispersion modeling as necessary. Guidance for performing a localized air quality analysis can be found at: http://www.aqmd.gov/llome/�egulations/cega/air-quality- analysis-handbook/localized-significance-thresholds. The Lead Agency should identify any potential adverse air quality impacts that could occur from all phases of the Proposed Project and all air pollutant sources related to the Proposed Project. Air quality impacts from both construction (including demolition, if any) and operations should be calculated. Construction-related air quality impacts typically ificlude,but are not limited to,emissions from the use of heavy'-duty equipment from grading, earth-loidinglualoading, paving, architectural coatings, off-road mobile sodrces (e.g., hea-�y;d�ty construction equipment) and on-road mobile sources (e.g., construction work�r vehicle trips, material transport trips). Operdtfon-related air quality impacts may include,but are not limited to, emissions from stationary sources(e.g�,boilers),area sources (e.g., solvents and coatings), and vehicular trips(e.g.-,on;-and off-road tailpip�emissions and entrained dust).Air quality impacts from indirect sources,such as sources that generate br allract vehiculdr trips',should be included in the analysis. In the-evefit that the Proposed Prcj ert generates or attracts vehicular trips, especially heavy-duty diesel- fueled vehi,cles, it is re�6niniended that the Lead Ag6ncy perform a mobile soUrce health-.risk assessment. 6 aidance for gefforming a mobile source health risk assessment("Health Risk Assessment Guidance for Analyzing Cqncer Riskfrom Mobile Source Diesel Idling Emissionsfor CEQA Air Quality Analysis") can be found ai;'-.hU://w*w.qqmd.lzov/h6me/�egulatibn�/cegataif-oualiik-analysis-handbbok/mobile-source- toxics-amlysis. Aq analysis of all toxic air contaminant impacts due to the use of equipment potentially generating such air pollutants should also be included. In addlition, guidance on�siting incompatible land uses (such as placing homes-near freeways) can be f6�nd in thb California Air Re�ources Board's Air Quality and Land Use Handbook.- A Community Health - Pe4ective, which can be found at the follow* internet address: Ing hM://www.�ib.ca.gov/ch/handbogk.pdf. CARB's Land Use Handbook is a general refdrenoe guide for evaluating and reducing air pollution impacts associated with new projo6ts that go through,the land use derlis'ion-making process. Guidance' on strategies to reduce air pollution exposure near high-volume roadways caa be found at:hiips://www.arb.ca.gov/ch/rd techfiical advisory final.PDF. Mitigation Mefisures In the'eVentthat the Proposed Project generates significant.adverse air quality impacts, CEQA requires that all feasible mitigation measures that go beyond what is required by law be utilized during project construction and operation to minimize these impacts. Pursuant to CEQA Guidelines Section 15126.4(a)(1)(D), any impacts resulting from mitigation measures must also be discussed. Several resources are available to assist the Lead Agency'with identifying possible mitigation measures for the Pfdposed Project, including: 0 Chapter I I 'Nifigafing the Impact of a Project" of South Coast AQNM's CEQ,4 Air Quality Handbook. In April 2017, CA RB published a technical advisory, Strategies to Reduce 4!r Pollution Exposure Wear High-Volume Roadways:Technical Advisory,to supplement CARB's Air Quality and Land Use Handbook:A Community Health Perspective. This technical advisory is intended to provide information on strategies to reduce exposures to traffic emissions near high-volume roadways to assist land use planning and decision-making in order to protect public health and promote equity and environmental justice.Accessed at:hqps://www,arb.ca.govlchfianduse.htm. Samantha Beier -3- September 3,2019 • South Coast AQMD's CEQA web pages at: http://www.4gmd.gov/home/re.gulations/cegalair- guality-analy5is-handbook/unifipation-measures-and-control-efficiencies. • South Coast AQMD's Rule 403 — Fugitive Dust, and the Implementation Handbook for controlling construction-related emissions. • California Air Pollution Control Officers Association(CAPCOA)'s Quantifying Greenhouse Gas Mitigation Measures available here: http://www.cgpcoa.orgLwp-contentlgploads/2010/11/CAPCOA-Quantification-ReDort-9-14- Find.pdf. • Other measures to reduce air quality impacts from land use projects can be found in South Coast AQMD's Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning: http://www.Nmd.gov/does/default-sourceJplanning/gir-quality-palidance/co=letem guidance-document.pd Alternatives In the event that the Proposed Project generates significant adverse air quality impacts, CEQA requires the consideration and discussion of alternatives to the project or its location which are capable of avoiding or substantially lessening any of the significant effects of the project. The discussion of a reasonable range of potentially feasible alternatives, including a "no project" alternative, is intended to foster informed decision-making and public participation. Pursuant to CEQA Guidelines Section 15126.6(d), the CEQA document shall include sufficient information about each alternative to allow meaningful evaluation,analysis,and comparison with the Proposed Project. Pernits Idifte.'event that the Prop osed.Project.requires a permit from South Coast AQMD, South Coast AQMD should be identified as a Responsible Agency for the.Proposed Project in the CEQA docurni ent.For more information on permits, please visit South Coast AQMD's webpage at: http://www.aqmd.govfhome./Memiits. If there are permitting questions, they can be directed to Engineering and Permitting Staff at(909)396-3385. Dfita Sources South Coast AQMD rules and relevant air quality reports and data are available by calling South Coast AQMD's Public Ifformation Center at (909) 396-2039. Much of the information available through the Public Information Center is also available via South Coast AQMD'S wcbpage Ch!W://www.aqmd.Rov . South Coast AQMD staff is availabk to work with the Lead.Agency to ensure that project air quality and health risk-impacts are accarately -evaluated and mitigated where feasible. If you have any questions regarding this letter,please contact me,at Isun@aq.md.gov' Sincerely, Lijin Sun,J.D. Program Supervisor, CEQA IGR Planning,Rule Development&Area Sources LS ORC190827-03 ControlNumber Community Development cityofirvine.org 1 Civic Center Plaza, Irvine,CA 92606-5208 949-724-6000 September 24, 2019 Ms. Samantha Beier Associate Planner 300 Centennial Way Tusfin n'CA.92780. Subject: Tentqtive Tract-Map 19103 in the City of tus.siln for the Tustin Legacy Speiciflic Plan Dea.r Ms. Beier: Sta-ff is in receipt�of TentatiVe Tract Map 19103 in the City of Tustin. The tentat'ive tract map W 11 subdiVid6 .25.4 acres of vacant land to facilitate,the development of a 400-unit 4 resOontia I condo.mini,urn project, including.117 detached horhes, 129 townhomes, and 1 54 stacked flats.and towhhomes. The future prdject site will be located within Planning Area 8, 13, and 14 of the Tustin Legacy Specific Pan. Staff has completed its review and enclosed the following comments. If you have any questions, please contact me at ieguina@ci!yofirvine.org or 949-724-6364. Sincerely, 'Ju§tin Equina Associate Planner Enclosure: City of Irvine Comments ec: Kerwin Lau, Manager of Planning Services Mairika Poynter, Principal Planner Lisa Thai, Supervising Transportation Analyst CITY OF IRVINE COMMENTS General Comments 1. Staff would like to coordinate Wth the City of Tustin to ensure the Irvine Transportation Analysis Model (ITAM) accurately reflects the land use assumptions for the Tustin Legacy Specific Plan. For any questions, please contact ,Lisa Thai, Supervising Transportation Analyst, at 949-724-7360 or at lthai@cilyofirvine.o Page 1 2. Complete the legal description information on the title page. Departmeiii: Of PUblic Works 1)uuglas S. Stack, FE. Director October 7, 2019 Lisa Thai City of Irvine 1 Civic Center Plaza Irvine, CA 92606 Subject: Tustin Legacy Neighborhood D South Intersection Sizing Study— Response to Irvine Comments Dear Ms. Thai: Thank you for providing comments on the Tustin Legacy Neighborhood South Intersection Sizing Study. We prepared the attached matrix to respond to your comments in a letter dated October 2, 2019. Should you have questions on our responses or need further information on the traffic model, please do not hesitate to contact me at (714) 573-3172 or ksaldivar@tustinca.org. Sincerely, Krys Saldivar Public Works Manager-Traffic/Transportation Copy� Ken Nishikawa, Deputy Director of Public Works/Engineering Justina Willkom, Assistant Director of Community Development/Planning Scott Reekstin, Principal Planner Samantha Beier, Associate Planner SATransportaWn Engineering\StudieskTustin LegacoNeigh D SoutJ1\Report\Cornments\RTC Irvine.doc 300 Centennial Way, Tustin, CA92780 * P: (714) 573-3150 * F: 17141) 734-8991 wwwtvistinca.org Response to Comments Matrix for the Tustin Legacy Neighborhood D South Intersection Sizing Memorandum dated September 5,2019. No. Comment Response Status 1 City of Irvine staff would like to coordinate with City of Stantec has prepared a CID with the[TAM model run that was used for the Tustin Stantec will Tustin on the land use and network assumptions for Legacy Specific Plan Update and the Neighborhood D South Intersection Sizing deliver to the City. the Tustin Legacy Specific Plan to ensure that ITAM evaluation and the CD will be delivered to the City.For the Neighborhood D on-site accurately reflects these assumptions. circulation evaluation,the Tustin Legacy Traffic Model(TILTM),a windowed subarea model,was used. 2 Page 1: Please define"buildout horizon." Is it Buildout Horizon refers to buildout of the City and adjacent agencies(ITAM 2035 Completed referriing to the buildout of the neighborhood or the Cumulative). buildout of the City? 3 The study discussed the use of ITAM to estimate The differences in forecast volumes could be due to the ITAM version being Completed traffic volume data for major intersections along the compared to,and also the inclusion of the proposed project(i.e.,land use and boundary of Neighborhood South.When compared to network assumptions). ITAM forecast,the buildout volumes of the following intersections are significantly different: To ensure that the Neighborhood D South Intersection Sizing evaluation utilized the *#5 Armstrong/Warner—SBT,EBT,and WBT most current land use assumptions for the Tustin Legacy Specific Plan area,the *#6 Armstrong/St A—SBL and all WB version of ITAM used for this evaluation is consistent with the approved version used *#7 Tustin Ranch/Park—NBT,SBT,SBR,EBL,EBT, for the Tustin Legacy Specific Plan Update.The TAZ zones for Neighborhood D EBR,and WBT South area were updated with the proposed project. *#15 Legacy/Warner— all NB,SBT,EBT,and WBT *#150 Tustin Ranch/Barranca- NBT,SBR,and WBT Since the Neighborhood D on-site analysis required a more detailed aqe6al network, Please confirm these differences. smaller TAZ zones,and changes in centroid loading(i.e.,ddveway locations)than what is available in ITAM,the TLTM was also used in conjunction with the outputs from ITAM. Volume balancing was then conducted along the corridors to ensure flow continuity,which is a reason for the volume differences noted in the comments. -#5 ArmstrongMarner—SBT,EBT,and WBT—Volume differences due to volume balancing to ensure flow continuity along the Armstrong corridor(N/S)and along the Warner corridor(E1W)with the inclusion of the proposed project. -#6 Armstrong/St A—SBL and all WB—Volume differences due to a refined on-site circulation system(i.e.,arteriials and centrold loading)and the addition of project traffic. -#7 Tustin RanchiPark—NBT,SBT,SBR,EBL,EBT,EBR,and WBT—Volume differences due to a refined on-site circulation system(11.e.,arterials and centroid loading),volume balancing for flow confinuity on Tustin Ranch corridor,and the addition of project traffic. -#15 Legacy/Warner— all N13,SBT,EBT,and WBT—Volume differences due to E1W volume balancing for flow continuity along the Warner corridor with the inclusion of Project traffic(i.e.,centroid loading and land use updates).For the NB and SB I SATransportaUon EnginearingkStudleffustin Legacy\Neigh D SoutKIReparfiComments\RTC Irvine.doc movements, the construction of a north(d(iveway to future development)is anticipated per the Tustin Legacy Specific Plan. -#150 Tustn Ranch/Barranca- NBT,SBR,and WBT-Volume differences due to the addition of project traffic and volume balancing for flow continuity. 4 The following intersections have different lane Lane geometry for intersections entirely within Tustin boundaries are the most up to Completed geometry from ITAM date per the City of Tustin. -96 Armstrong AIST A—NBR,SBR,EBL,EBR,and WBR Irvine's ITAM database should be updated accordingly(refer to individual intersection -#15 LegacyMamer—all NB,SBT,SBR, EBR,WBL, ICU worksheets). and WBR ease confirm the lane geometry. 5 Table 2: Please identify the source of the trip rates Table 2 has been updated to identify the source of the trip rates.The trip rates are Completed and include the land use codes on the table. consistent with the rates in the approved Tustin Legacy Specific Plan Update. SATransportation EngineeringkStudles7ustin LegacyWelgh D SouthXReportkComments\RTC Irvine.doc Jure 11,2019 Krys SaIdivar Page 4 of 11 Reference� Tustin Legacy Neighborhood D South Intersection Sizing Table 2: Neighborhood D South Trip Generation and Trip Rates AM Peak Hour PM Peak Hour --2!Ls�n Unit Amount ADT In Out Total In Out Total CURRENTPLAN &ngle Family Housing DU 0 0 0 0 0 0 0 0 Wti-Family Housin2 DLJ 1.829 12,163 183 750 933 732 402 1,134 Hotel RM 550 4,494 171 121 292 171 160 330 Gommuni�Commercial K3F 20.4 871 12 7 20 36 39 76 Office KSF 420 4,633 575 80 655 105 521 626 Continuing Care-Senior Housing Unit 0 0 0 0 0 0 0 0 Total Current Plan Trip Generation 22,160 941 1,899 1,043 1,12� 2,165 PROPOSED PLAN Single Family Housing DU 117 1.114 22 66 88 74 43 117 multi-Farnily Hous�ng DU 2.026 13,473 203 831 1,033 810 446 1,256 Hotel RM 120 980 37 26 64 37 35 72 Community Commerciaf KSF 10 427 6 4 10 18 19 37 Office KSF 443 4,886 607 84 691 ill 549 660 Continuing Care-Senior HouslU Unit 521 1,250 47 26 73 31 52 83 Park AC 6 30 0 0 0 0 0 0 Total Proposed Plan Trip Generation 22,161 922_ 1,037 11959 1,081 1,144 2,225 Difference 1 -19 79 60 38 22 60 TRIP RATES Single Family Housing(ITE 2101 DU 9.52 .19 56 .75 .63 .37 1,00 Multi-Family Housing([!E-220� DU 6.65 .10 .41 .51 .40 .22 .62 Hotel qL_ RM 8,17 .31 .22 .53 .31 .29 .60 Communi�Commercial LEE 820j KSF 42,70 .60 .36 .96 1.78 1.93 3.71 Office OTE 71QI KSF 11,03 1.37 .19 1,56 .25 1.24 1.49 Continuing Care-Senior Housing QLF 255 Unit 2,40 .09 .05 .14 .06 .10 16 Park�§�NDAG Nejghborhooqfarkj AC 5.00 .00 .00 .00 .00 m .00 Park-Legacy ParklTriangle Park;DU=Dwelling Units; RM Rooms: KSF Thousands of Square Feet; Unit=Bed;AC=Acres ITE=Institute of Traffic Engineer's,Trip Generation Manual,911,Edition, SANDAG=San Diego Association of Governments. Trip rates used in this analysis are consistent with the trip rates in the approved T29jn��ecific Plan Update s��usO3oo-ppfssol�workgrOLIpQD73�activek2O73007400\correspondence�memos2Ol9O9O4Vnem-neigh-d-south-rdwy-20191007,docx October 2, 2019 TO: SCOTT REEKSTIN, PRINCIPAL PLANNER FROM: LISA THAI, SUPERVISING TRANSPORTATION ANALYST SUBJECT: FIRST SCREENCHECK TRANSPORTATION DEVELOPMENT REVIEW OF THE TUSTIN LEGACY NEIGHBORHOOD D SOUTH INTERSECTION SIZING STUDY DATED SEPTEMBER 18, 2019 (interagency Review) Project Background.- The City of Tustin prepared a study to size the intersections located in Neighborhood D South in.the Tustin Legacy. The study shows different land use intensities from the current plan. Unit Ctirrent P16h P6�6s6d'--. Single Family Housing DU 0 117 Mulfi-Family Housing DU 1829 2026 Hotel RM 550 120 Community Commercial KSF 20A 10 Office ' KSF 420 443 Continuing Care-Senior Housing UNIT 0 521 Park - AC 0 6 Park-Legacy Park(Triangle Park;DU Dwelling Units;RM=Rooms;KSF=Thousands of Square Feet; Unit=Bed,AC=Acres COMMENT I City of Irvine staff would like to coordinate with City of Tustin on the land use and network assumptions�for the Tustin Legacy Specific Plan to ensure that ]TAM accurately reflects these assumptions. COMMENT2 Page 1: Please define"buildout horizon." Is it referring to the buildout of the neighborhood or the buildout of the City? COMMENT3 The study discussed the use of ITAM to estimate traffic volume data for major intersections along the boundary of Neighborhood South. When compared to ITAM forecast, the buildout volumes of the following intersections are significantly different: #5 ArmstrongWarner—SBT, EBT, and WBT #6 Armstrong/St A—SBL and all WB #7 Tustin Ranch/Park—NBT, SBT, SBR, EBL, EBT, EBR, and WBT #15 LegacyNVarner— all NB, S BT, EBT, and WBT #150 Tustin Ranch/Barranca - NBT, SBR, and WBT Please confirm these differences. COMMENT4 The following intersections have different lane geometry from ITAM 0 #6 Armstrong AIST A—NBR, SBR, EBL, EBR, and WBR 0 #15 Legacy/Wamer—all NB, SBT, SBR, EBR, WBL, and WBR Please confirm the lane geometry. COMMENT6 Table 2: Please identify the source of the trip rates and include the land use codes on the table. We appreciate the opportunity to comment on the tract map. If you have any questions, please contact me at extension 7360 LISA THAI Supervising Transportation Analyst C: Sun-Sun Murillo, Project Development Administrator Tustin Legacy Neighborhood D South Intersection Sizing sc.1 S.OU.IHERN CALIFOW.A D' "t N' An EDISON kr-ORNA116NALO&mpany September 25, 2019 City of Tustin 300 Centennial Way Tustin, CA 92780 Attention: Samantha Beier Subject: TTM 19103 Please be advised that the division of the property shown on Tentative Tract Map No. 191d3 will not unreasonably interfere with the free and complete exercise of any easements and/or facilities held by Southern California Edison Company within the boundaries of said map. This letter should not be construed as a subordination of the Company's rights, title and interest in and to said e.asement(s), nor should this letter be construed as a waiver of any of the provisions contained in said easement(s) or a waiver of costs for relocation of any affected facilities. In the event that the development requires relocation of facilities, on the subject property, which facilities exist by right of easement or otherwise, the ownerldeveloper will be requested to bear the cost of such relocation and provide Edison with suitable replacement rights. Such costs and replacement rights are required prior to the performance of the relocation. If you have any questions, or need additional information in connection with the subject subdivision, please contact me at(909) 274-1078. Jeff Clark Title and Valuation Real Properties cc: STATE OF CALIFORMA—CAUFORNIA STATE TRANSPORTATION AGENCY Gavin Newsom,Governor DEPARTMENT OF TRANSPORTATION DISTRICT 12 1,750 EAST FOURTH STREET,SUITE 100 SANTA ANA, CA 92705 Making Conservation PHONE (657) 328-6310 a C fif 'a Way of Life. FAX (657)328-6510 RUN`,& TTY 711 www.dof.cci.gov SEP4 9019 S September 6, 2019 Samantha Beier, AICP File: lGR/CEQA Associate Planner 12-ORA-2017-01204 Community Development Department SR 55, PNA 8.862; SR 261 300 Centennial Way Tustin, CA 92780 Dear Ms. Beier: Thank you for including the California Department of Transportation (Caltrans) in the review of the Tentative Tract Map. 19130 for the Tustin Legacy Specific Plan in the city of Tustin. The'mission of Caltrans is to provide a safe, sustainable, and integrated efficient transportation system to enhance California's economy and livability. Tentative Tract Map 19103 proposes a subdivision by Brookfield Residential to subdivide 25.4 acres of vacant land to facilitate the development of a 400-unit residential condominium development, which includes: 117 detached homes, 129 townhomes, and 154 stacked flats and townhomes.The project site is located within Planning Area 8, 13, and 14 of the Tustin Legacy Specific Plan. The project includes the areas surrounding State Routes (SR) 55, and 261 . SR 55 an d SR 261 -are overseen by Caltrans. Caltrans is the responsible agency and has the following comments: Transportation Planning: I . Please ensure that the Project accommodates the proposed and existing bicycle facilities documented in the City of Tustin's Tustin Legacy Specific Plan (2017). According to the Bikeways; and Trails Plan in the Specific Plan, there are existing Class 11 bicycle facilities on Tustin Ranch Road and Legacy Road. There is also an existing Class I facility on Park Avenue. Additionally, there is a proposed Class 11 facility on Warner Avenue, as well as a proposed Class I facility that runs diagonally through the "Tustin Legacy Park Overlay" zone.. "Provide a safe,sustainable,integrated and efficient transportation system to enhance California's economy and livability" City of Tustin September 6, 2019 Page 2 2. Please consider adding approp6ate safety elements for bicyclists and pedestrians in the Project area. These elements may include Complete Streets facilities, as well as the development of continuous and consistent bicycle and pedestrian networks. These improvements will encourage walking and bicycling in the area. The measures will also reduce congestion and improve regional connectivity and air quality. 3. Please ensure that there are safe Active Transportation connections to the future-Nigh school for' the Tustin Unified Sch-ool District; as noted in the Tustin Legacy Specific Plan. Safe connections to the high school will benefit students who reside in the Project area. Safe connections will encourage students to access the school via walking and bicycling. Traffic Operations: I . Please submit a Traffic Impact Study (TIS)to Caltrans for review. Please include in the TIS, traffic volume projections for the area and proposed level of service type calculations for the proposed development area. Also in the TIS, please identify the ramps and ramp intersections on SR 55 so that we may assess the impacts on Caltrans facilities and the need for any mitigation. Permits: Any project work proposed in the vicinity of the State right of way will require an encroach�he'nt permit, and dl len I vironmental c I o-ncerns must be adequately addressed. Please coordinate with Caltrans in order to meet the requirements-for any work w1ithin or near State Right-of-Way. A fee may apply. If the cost of work within the State right of way is below one Million Dollars, the Encroachment Permit process will be handled,by our Per'mits B'ranch; otherwise the permit should be auffiorized through the Caltrans's Project Development Department. When applying for Encroachment Permit, please incorporate all Environmental Documentation, SWPPP/ WPCP, Hydraulic Calculations, R/W certification and all relevant design details including design exception approvals. For specific details for Encroachment Permits procedure, please refer to the Caltrans's Encroachment Permits Manual. The latest edition of the Manual 'Provide a safe,sustainable,integrated and efficient transportation system to enhance California's economy and livability" City of Tustin September 6, 2019 Page 2 isavailable on the web site: http://www.dot.co.gov/hq/traffops/develop�erv/pt�rmits/ Please continue to keep us informed of this project and any future developments that could potentially impact State transportation facilities. If you have any questions, do not hesitate to contact Julie Lugaro at (657) 328-6368 or Julie.lugaro@dot.co.gov. Sincerely, FO r Scott Shelley Branch Chief, Regional-IGR-Transit Planning District 12 "Provide a safe,sustainable,integrated and efficient transportation system to enhance Califomia's economy and livabiliV" ATT�ACHMENT E PLANNING COMMISSION RESOLUTION NO. 4394 -. GENERAL PLAN CONFORMITY RESOLUTION NO. 4394 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN DETERMINING THAT THE LOCATION, PURPOSE, AND EXTENT OF THE PROPOSED DISPOSITION OF LOTS 2 AND 5-10 OF TRACT 18197, AN APPROXIMATLEY 25.4- ACRE SITE WITHIN PLANNING AREA 8, 13 AND 14 (NEIGHBORHOOD D) OF THE TUSTIN LEGACY SPECIFIC PLAN, FOR THE DEVELOPMENT OF 400 RESIDENTIAL CONDOMINIUM UNITS, A COMMUNITY FACILITY, AND OTHER AMENITIES IS IN CONFORMANCE WITH THE: APPROVED GENERALPLAN. The Planning Commission does hereby resolve as follows: 1. The Planning Commission finds and determines as follows: A. That proper application has been submitted by Brookfield Homes Southern California LLC for the development of 400 residential units, a community facility and other neighborhood amenities on an approximately 25.4-acre site currently owned by the City of Tustin within Planning Area 8, 13 and 14 of the Tustin Legacy Specific Plan. B. That the City wishes to dispose of Lots 2 and 5-10 of Tract 18197, an approximately 25.4-acre site within Planning Area 8, 13 and 14, to accommodate the development 400 residential condominium units, a community facility and other neighborhood amenities. C. That Section 65402(a) of Government Code provides that no real property shall be disposed until the location, purpose, and extent of the project has been reported upon by the local planning agency as to the conformity with the adopted general plan. D. The proposed disposition supports several General Plan Land Use Element goals, including the following: 1. Land Use Element Goal 1: Provide for a well-balanced land use pattern that accommodates existing and future needs for housing, commercial, and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. Resolution No. 4394 Page 2 2. Land Use Element Goal 3: Ensure that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. 3. Land Use Element Goal 4: Assure a safe, healthy and aesthetically pleasing Community for residents and businesses. 4. Land Use Goal 6: Improve urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods. 5. Land Use Goal 13: Continue to implement the Tustin Legacy Specific Plan, which maximizes the appeal of the site as a mixed use and master planned development. E. That Section 65402 (a) of the Government Code authorizes the Planning Commission to determine whether the location, purpose, and extent of the proposed disposition of real property is consistent with the General Plan. F. That the genera[ plan conformity determinations required by Government Code Section 65402(a) are not "projects" requiring environmental review pursuant to the California Environmental Quality Act. 11. The Planning Commission hereby determines that the location, purpose, and extent of the disposition of Lots 2 and 5-10 of Tract 18197 to Brookfield Residential for the development of 400 residential condominium units, a community facility and other neighborhood amenities is ih conformance with the approved General Plan. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting held on the 12th day of November, 2019. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4394 Page 3 STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF TUSTIN 1, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4394 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the I 2th d ay of Novem b e r, 2019. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary ATTACHMENT F PLANNING COMMISSION RESOLUTION NO. 4395 EXHIBIT A: TUSTIN LEGACY SPECIFIC PLAN EIS/EIR INITIAL STUDY AND CHECKLIST EXHIBIT B: CONDITIONS OF APPROVAL RESOLUTION NO. 4395: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY COUNCIL APPROVE DEVELOPMENT AGREEMENT 2019-00001, TENTATIVE TRACT MAP 19103, AND DESIGN REVIEW 2019-00009 FOR THE DEVELOPMENT OF 400 RESIDENTIAL CONDOMINIUM UNITS�ON LOTS 2 and 5-10 OF TRACT 18197 WITHIN PLANNING AREA 8, 13 and 14 OF NEIGHBORHOOD D OF THE TUSTIN LEGACY SPECIFIC PLAN. The Planning Commission of the City of Tustin does hereby resolve as follows: 1. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by Brookfield Homes Southern California LLC for the development of 400 for-sale residential condominium units, a community facility and other neighborhood amenities on Lots 2 and 5-10 of Tract 18197, currently owned by the City of Tustin within Planning Areas 8, 13 and 14 of the Tustin Legacy Specific Plan. B. That the development application includes the following requests: 1. Development Agreement (DA) 20119-00001 to facilitate the development and conveyance of an approximate 25.4-acre site within the boundaries of MCAS Tustin Specific Plan. 2. Tentative Tract Map (17M) 19103 to subdivide an approximately 25.4- acre site into seventy-three (73) numbered lots and ten (10) lettered lots for the development of 400 residential condominium units, a community recreation facility, park and open space areas, and other neighborhood amenities. - 3. Design Review (DR) 20119-000019 for the design and site layout of a residential condominium community including 117 single family detached units, 129 townhomes, 154 flats and townhomes, a community facility, and other neighborhood amenities. C. That the site is zoned as Tustin Legacy Specific Plan (SP 1) within Planning Areas 8, 13 and 14 of Neighborhood D; and designated as Tustin Legacy Specific Plan by the Tustin General Plan. In addition, the project has been reviewed for consistency with the Air Quality, Sub-element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub-element. Resolution No.4395 Page 2 D. That Tustin Legacy Specific Plan Section 4.2.7 requires all private development at Tustin Legacy to obtain a DA in accordance with Section 65864 et seq. of the Government Code and Sections 9600 to 96119 of the TCC. In compliance with Tustin City Code (TCC) Section 9611, the Tustin Planning Commission must make a recommendation on the proposed DA to the City Council. The DA can be supported by the following findings: 1� The project is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Tustin Legacy Specific Plan in that residential uses are permitted uses within Planning Areas 8, 13 and 14 of Neighborhood D. 2. The project is compatible with the uses authorized in the district in which the real property is located (Planning Areas 8, 13 and 14) in that similar and compatible uses are envisioned within the close proximity of the project site 3. The project is in conformity with the public necessity, public convenience, general welfare, and good land use practices in that the project would provide 400 various styles of new housing units for new and existing Tustin residents thereby providing additional options of housing types to the City's housing stock. 4. The project will not be detrimental to the health, safety, and general welfare. The project will comply with the Tustin Legacy Specific Plan, TCC, and other regulations to ensure that the project will not be detrimental in any way. 5. The project will not adversely affect the orderly development of property in that the proposed project is orderly, well designed, and equipped with necessary infrastructure and amenities to support existing and future residents and businesses in Tustin Legacy. 6. The project will have a positive fiscal impact on the City in that the provisions of the proposed DA and conditions of approval will ensure that the project will have a positive fiscal impact on the City. E. As conditioned, the TTM 19103 will be in conformance with the Tustin Area General Plan, Tustin Legacy Specific Plan, State Subdivision Map Act and the City's Subdivision Code as follows: 1. That the site is located in Planning Area 8, 13 and 14 (Lots 2 and 5- 10 of Tract 18197) of the Tustin Legacy Specific Plan, which is designated for Mixed-Use Urban within the Tustin Legacy Specific Plan and that the proposed development as conditioned will be Resolution No.4395 Page 3 physically suitable for the type of development and proposed density of development; 2. The subdivider 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 Tustin Legacy, including but not limited to roadway improvements; traffic and circulation mitigation to support development at Tustin Legacy; 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; 3. That the proposed subdivision would not have a new impact on school district facilities within the Tustin Unified School District (TUSD) or Santa Ana Unified School District (SAUSD) in that school impacts for development were considered in the MCAS Reuse Plan which identified school facility sites that will be conveyed to the TUSD by the Federal Department of Education or the City of Tustin to serve development of property at Tustin Legacy. The Tustin Legacy Specific Plan, the Final Joint Program Environmental Impact Statement/Environmental Impact Report (FEIS/EIR), its supplements and addenda, and conditions of approval of the proposed subdivision also require proof of payment of appropriate school fees as adopted by the TUSD and SAUSD prior to issuance of building permits in accordance with the, City's procedures; 4. 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; 5. The proposed subdivision is not located within a 100-year flood plain according to the Federal Emergency Management Agency map for the area (2009); 6. Adequate infrastructure to support buildout of the project, construction of all public infrastructure and in-tract private drives and utility systems is required within the initial phases of development and in accordance with the approved phasing plan; 7. That section 2.3.4 of TLSP authorizes the City Engineer to approve variations to the standard cross sections for certain roadways, proposed within the subdivision; Resolution No.4395 Page 4 F. Pursuant to the Tustin Legacy Specific Plan and Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Roof structures. 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. Development Guidelines and criteria as adopted by the City Council. G. That the developer opted to install private drives in lieu of private streets for internal circulation. This option has been reviewed and approved by the Community Development Department, subject to provision of additional safety measures such as stop signs with stop bars, mirrors, or similar devices, subject to final review and approval by the Community Development Department and the Building Official. H. That the Community Development Director has considered and approved deviations in the maximum building setback to allow for additional outdoor open space uses and greater variation in the staggering of building faces along the street. That the proposed deviations are consistent with the intent of the established standards and the Tustin Legacy Specific Plan. 1. That the Community Development Director has considered and approved off-street parking requirements for flats located within the metro building where two-car tandem and one-car garages are proposed to allow for increased flexibility in building design. Alternate required spaces have been provided and are required to be maintained on-site. Resolution No.4395 Page 5 J. That a public hearing was duly called, noticed, and held on said application on November 12, 2019, by the Planning Commission. K. On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEIS/E[R) for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia North Loop Road. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR. And, on May, 13, 2013, the City Council adopted Resolution No. 13-32 approving a second Addendum to the FEIS/EIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEIS/EIR. The FEIS/EIR along with its Addenda and Supplements is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, Addenda and Supplements considered the potential environmental impacts associated with development on the fbn-ner MCAS, Tustin. An Environmental Checklist attached hereto as Exhibit A has been prepared and concluded that these actions do not result in any new significant environmental impacts or a substantial increase in the sevedty of any previously identified significant impacts in the FEIS/EIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIS/EIR. 11. The Planning Commission hereby adopts Resolution No. recommends that the City Council approve DA 2019-00001, TTM 19103, and DR 2019-00009 (Lots 2 and 5-10 of Tract 18197), subject to the conditions attached hereto as Exhibit B. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 12th day of November, 2019. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No.4395 Page 6 STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF TUSTIN 1, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4395 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 12th day of November, 2019. ELIZABETH A. BINSACK Planning Commission Secretary Appendix G (Environmental Checklist Porm) TUSTIN CITY OF TUSTIN COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 ISU[m]NG OUR I U I UPL[ HosofuNG OUR NsT 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 The following checklist takes into consideration the preparation of an environmental document prepared at an earlier stage of the proposed project. This checklist evaluates the adequacy of the earlier document pursuant to Section 15162 and 15168 of the California Environmental Quality Act (CEQA) Guidelines. A. BACKGROUND Project Title: Disposition and Development Agreement for Disposition Parcel 2C and 8, General Plan Conformity, Design Review 2019-00009, Development Agreement 2019-00001, and Tentative Tract Map 19103 Lead Agency: City of Tustin 300 Centennial Way Tustin, California 92780 Lead Agency Contact Person: Samantha Beier Phone� (714) 573-3354 Project Location: Disposition Parcels 2C and 8 are bounded by future Airship Avenue to the north, Street 'D' to the east, Alley Grove Promenade to the south, and Street 'B' to the west within Planning Areas 8, 13 and 14 of Neighborhood D, Tustin Legacy Specific Plan (MCAS Tustin). Site includes lots 2 and 5-10 of Tract 18197. Project Sponsor's Name and Address: Brookfield Residential c/o Ms. Cheryl Casanova 3200 Park Center Drive, Suite 1000 Costa Mesa, CA 92626 General Plan Land Use Designation� Tustin Legacy Specific Plan Zoning Designatiom Tustin Legacy Specific Plan Project Description! Disposition and Development Agreement for Disposition Parcels 20 and 8, General Plan Conformity, Design Review 2019-00009, Development Agreement 2019-00001, and Tentative Tract Map INITIAL STUDY City of Tustin 19103 for the purpose of developing 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and town homes in addition to common areas such as open space and paseos, recreation facility including a swimming pool and outdoor barbeque area, and necessary infrastructures and street system to support the proposed development. Surrounding Land Uses and Setting: North: Vacant land East: Vacant land South: Vacant land West: Vacant land Previous Environmental Documentation: On January 16, 2001, the City of Tustin certified the program Final Environmental Impact StatementtE nvi ron mental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76 approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia north loop road. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR and, on May 13, 2013, the City Council adopted Resolution No. 13-32 approving a Second Addendum to the FEIS/EIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEIS/EIR. The FEIS/EIR, along with its addendums and supplements, is a program EIR under the California Environmental Quality Act(CEQA). The FEIS/EIR, addendums and supplemental considered the potential environmental impacts associated with development on the former Marine Corps Air Station, Tustin. Other public agencies whose approval is required: F-1 'Orange County Fire Authority El City of Santa Ana R Orange County EMA District F-1 City of Irvine F-1 South Coast Air Quality Management F-1 Other F-1 Orange County Health Care Agency Have California Native American tribes traditionally and culturally affiliated with the project area requested -consultation pursuant to Public Resources Code section 21080.3.1? If so, has consultation begun? 2 P a g e INITIAL STUDY City of Tustin B. 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 on the following pages. F] Aesthetics [I Agriculture and Forestry D Air Quality Resources Biological Resources El Geology/Soils Cultural Resources Greenhouse Gas Emissions El Hydrology/Water Quality I Hazards & Hazardous F-1 Land Use/ Planning Materials 0 Noise F� Population / Housing El Mineral Resources 0 Recreation F-1 Transportation/Traffic El Public Services 0 Utilities /Service Systems Fj Mandatory Findings of F-1 Tribal Cultural Resources Significance DETERMINATION: On the basis of this initial evaluation: Fj I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. F-1 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 described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. F-1 I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. F-1 I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or"Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant eff�ct in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. 3 P a g e INITIAL STUDY City of Tustin F-1 I tind 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: Date: I 1 Samantha Beier, Associate Planner- Plannimr�, Date Z6*Z'�) Elizabeth A. Binsack, Community Development Director Appendix G (Environmental Checklist Form) C. EVALUATION OF ENVIRONMENTAL IMPACTS: See Attached. 1) A brief explanation is required for all answers except"No Impact"answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question.A"No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as.well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from"Potentially Significant Impact"to a"Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than signifiGant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts(e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a. the significance criteria or threshold, if any, used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance INITIAL STUDY City of Tustin D. INITIAL STUDY Issues: Potentially Less Than No Change Significant Significant From, Impact With Mitigation Previous Incorporated Analysis 1. AESTHETICS. Except as provided in Public Resources Code Section 21099. Would the project: a) Have a substantial adverse El 0 9 effect on a scenic vista? b) Substantially damage scenic El El Z resources, including, but not limited to, trees, rocks outcroppings, and historic buildings within a state scenic highway? C) In nonurbanized areas, El El Z substantially degrade the existing visual character or quality of public views of the site and its surrounding's? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d) Create a new source of El El substantial light or glare which would adversely affect day or nighttime Views in the area? 11. AGRICULTURE AND FOREST 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 6 P a g e INITIAL STUDY City of Tustin and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis Would the project: a) Convert Prime Farmland, Unique El El 0 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 Z agricultural use, or a Williamson Act contract? C) Conflict with existing zoning for, or cause El El Z rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing El environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? 7 P a e INITIAL STUDY City of Tustin Issues: Potentially Less Than No Significant Significant With Change Impact Mitigation From Incorporated Previous Analysis 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 El E] 0 implementation of the applicable air quality plan? b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-aftainment under an applicable federal or state ambient air quality standard. c) Expose sensitive receptors E] z to substantial pollutant concentrations? d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? P a g e INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant With From Previous Impact Mitigation Analysis Incorporated IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, 0 El 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 0 El 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 El 0 9 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 El E] E movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corddors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or El El IK ordinances protecting biological resources, such as a tree preservation policy or ordinance? 9 P a g e INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant With From Previous Impact Mitigation Analysis Incorporated f) Conflict with the provisions of an El El M 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 El F-1 0 in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change El F-1 0 in the significance of an archaeological resource pursuant to § 15064.5? C) Directly or indirectly destroy a El M unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, El El including those interred outside of dedicated cemeteries? VI. ENERGY Would the project: a) Result in potentially significant environmental El impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for El El renewable energy or energy efficiency? VI 1. GEOLOGY AND SOILS. Would the project: a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: 10 P a g e INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant With From Impact Mitigation Previous Incorporated Analysis i. Rupture of a known El El 0 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 El 0 shaking? iii. Seismic-related ground failure, including liquefaction? iv. Landslides? El 0 b) Result in substantial soil El 0 E 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, E] El 0 as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?. 11 P a g e INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant With From Impact Mitigation Previous Incorporated Analysis e) Have soils incapable of El El 0 adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy El El N a unique paleontological resource or site or unique geological.feature? Vill. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, El El IR either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or El El IR regulation adopted for the purpose of reducing-the emissions of greenhouse gases? IX HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the El El 1K public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the El El M public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? 121 Page INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant With From Impact Mitigation Previous Incorporated Analysis 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 El Z 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 or excessive noise for people residing or working in the project area. f) Impair implementation of or El El Z physically interfere with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures, El 0 Z either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? 131 Page INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis X. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i. Result in a substantial erosion or siltation on- or off- site; ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; iii. Create or contribute runoff water which would exceed the capacity or existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv. Impede or redirect flood flows? d) In flood hazard, tsunami, or seiche El El Z zones, risk release of pollutants due to project inundation? 141Page INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis e) Conflict with or obstruct implantation E] El 0 of a water quality control plan or sustainable groundwater management plan? XI. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? X11. MINERAL RESOURCES. Would the project: a) Result in the loss of availability El 0 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 El El of a local ly-im portant mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? 15 P a ge INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant With From Impact Mitigation Previous Incorporated Analysis X111. NOISE. Would the project result in: a) Generation of a substantial El El 0 temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive E] El 0 groundborne vibration or groundborne noise levels? C) For a project located within an E] El 0 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? XIV. POPULATION AND HOUSING. Would the project: a) Induce substantial unplanned El El 0 population growth in an area, either directly(for example, by proposing new homes and businesses) or indirectly(for example, through extension of road or other infrastructure)? 161Page INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant From Previous Impact With Mitigation Analysis Incorporated b) Displace substantial numbers of El El M existing housing, necessitating the construction of replacement housing elsewhere? XV. PUBLIC SERVICES. Would the project: a) Result in substantial adverse El 0 N 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: i. Fire protection? H. Police protection? El 0 H iii. Schools? iv. Parks? V. Other public facilities? El El N XVI. RECREATION. Would the project: a) Increase the use of existing 0 El neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? 17 1 P a g e INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant From Previous Impact With Mitigation Analysis Incorporated b) Does the project include El El 0 recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XVII. TRANSPORTATION Would the project: a) Conflict with a program, plan, ordinance El El 0 or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Conflict or be inconsistent with CEQA El El N Guidelines § 15064.3, subdivision (b)? C) Substantially increase hazards El El 0 due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency El El N access? 18 P a g e INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant From Previous Impact With Mitigation Analysis Incorporated XVIII. TRIBAL CULTURAL RESOURCES. Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or is eligible for listing in the El E] E California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k). b) A resource determined by the E] E] lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c)of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. XIX UTILITIES AND SERVICE SYSTEMS. Would the project: a. Require or result in the relocation or construction El of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? 19 P age INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant From Previous Impact With Mitigation Analysis Incorporated b. Have sufficient water supplies available to serve E] El E the project and reasonably foreseeable future development during normal, dry and multiple dry years? c. Result in a determination by the waste water El El 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? d. Generate solid waste in excess of state or local El El 9 standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e. Comply with federal, state, and local El El management and reduction statutes and regulations related to solid waste? XIX WILDFIRE If located in or near state responsibility area or lands classified as very high fire hazard severity zones. Would the project: a. Substantially impair an adopted emergency El El E response plan or emergency evacuation plan? b. Due to slope, prevailing winds, and other factors, El El E exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? 20 1 P a g e INITIAL STUDY City of Tustin Issues: Potentially Less Than No Change Significant Significant From Previous Impact With Mitigation Analysis Incorporated c. Require the installation or maintenance of El El E associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities)that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d. Expose people or structures to significant risks, El 0 including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? XXI. MANDATORY FINDINGS OF SIGNIFICANCE. a. Does the project have the potential to substantially 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, substantially 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 El El 1K 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 El El 0 which will cause substantial adverse effects on human beings, either directly or indirectly? Note: Authority cited: Sections 21083 and 21083.05, Public Resources Code, Reference: Section 65088.4, Gov. Code; Sections 21080(c), 21080.1, 21080.3, 21082.1, 21083, 21083.05, 21083.3, 21093, 21094, 21095, and 21151, Public Resources Code; Sundstrom v. County of Mendocino, (1988) 202 Cal-App.3d 296; Leonoff v. Monterey Board of Supervisors, (1990) 222 Cal.App.3d 1337; Eureka Citizens for Responsible Govt. v. City of Eureka (2007) 147 Cal.App.4th 357; Protect the Historic Arnador Waterways v. Amador Water Agency (2004) 116 Cal.App.4th at 1109; San Franciscans Upholding the Downtown Plan v. City and County of San Francisco (2002) 102 Cal.App.4th 656. 211 P a g e EVALUATION OF ENVIRONMENTAL IMPACTS Disposition and Development Agreement for Disposition Parcels 2C and 8, General Plan Conformity, Development Agreement 2019-00001, Design Review 2019-00009, and Tentative Tract Map 19103 PREVIOUS ENVIRONMENTAL DOCUMENTATION On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin. On December 6, 2004, the City Council adopted Resolution No. 04-76, approving a Supplement to the FEIS/EIR for the extension of Tustin Ranch Road between Walnut Avenue and the future alignment of Valencia North Loop Road. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR. On May, 13, 2013, the City Council adopted Resolution No. 13-32 approving a second Addendum to the FEIS/EIR. On July 5, 2017, the City Council adopted Resolution No. 17-23 approving a second Supplement to the FEIS/EIR in conjunction with Specific Plan Amendment 2016-01 (Ordinance 1482)for the Tustin Legacy Specific Plan (formerly MCAS Tustin Specific Plan). The FEIS/EIR, along with its addendums and supplements, is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, addendums and supplemental considered the potential environmental impacts associated with development on the former Marine Corps Air Station, Tustin. The FEIS/EIR along with its Addenda and Supplement is a program EIR under the California Environmental Quality Act (CEQA). The FEIS/EIR, Addenda and Supplement considered the potential environmental impacts associated with development on the former Marine Corps Air Station, Tustin. The .FEIS/EIR, Addendums and 'Supplement analyzed the environmental consequences of the Navy disposal and local community reuse of the MCAS Tustin site per the Reuse Plan and the Tustin Legacy Specific Plan (referred to in this document as the Specific Plan). The CEQA analysis also analyzed the environmental impacts of certain "Implementation Actions" that the City of Tustin and City of Irvine must take to implement the Tustin Legacy Specific Plan. The Tustin Legacy Specific Plan proposed and the FEIS/EIR analyzed a multi-year development period for -the planned urban reuse project (Tustin Legacy). When individual discretionary activities within the Specific Plan are proposed, the lead agency is required to examine the individual activities to determine if their effects were fully analyzed in the FEIS/EIR. The agency can approve the activities as being within the scope of the project covered by the FEIS/EIR. If the agency finds that pursuant to Sections 15162, 15163, 15164, and 15183 of the CEQA Guidelines no new effects would occur, nor would a substantial increase in the severity of previously identified significant effects occur, then no supplemental or subsequent EIR is required. PROJECT LOCATION The project site is approximately 25.4 gross acres located within the Tustin Legacy Specific Plan (Tustin Legacy) boundaries affecting Disposition Parcel 2C and 8. The project site is bounded by future Airship Avenue to the north, Street 'D' to the east, Alley Grove Promenade to the south, and Street '13' to the west within Planning Areas 8, 13, and 14 of Neighborhood D, Tustin Legacy Specific Plan. Evaluation of Environmental Impacts DDA, GPC, DA 2019-00001,DR 2019-00009,and TTM 19103 Page 2 PROJECT DESCRIPTION Disposition and Development Agreement.(DDA) for Disposition Parcels 2C and 8, General Plan Conformity, Development Agreement 2019-00001, Design Review 2019-00009, and Tentative Tract Map 19103 are development applications to construct 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes in addition to common areas such as open space and paseos, recreation facility including a swimming pool and outdoor barbeque area, and necessary infrastructures and street system to support the proposed development. The site is bounded by future Airship Avenue to the north, Street 'D' to the east, Alley Grove Promenade to the south, and Street'B' to the west. The proposed project requires approval of General Plan Conformity, a Development Agreement, Design Review and a Tentative Tract Map. The disposition and conveyance of the project site requires a Disposition and Development Agreement. The project has been designed to enhance livability by integrating three (3) distinctive housing styles as follows: Metro Flats. There are 154 attached flats and townhome condominiums ranging from 1,038 to 2,2 13 square feet with 1-3 bedrooms. Each of the seven (7) motorcourt flats buildings contain twenty-two (22) residential units. Townhomes. There are 129 attached row townhome condominiums ranging from 1,965 to 2,295 square feet with 3-4 bedrooms. Each of the forty-three (43) triplex townhome buildings include three (3)residential units. Single 'Family Detached. There are 117 single-family detached condominiums ranging from 2,432 to 3,330 square feet in size with 3-5 bedrooms. Generally, the applications can be described as follows: • Disposition and Development Agreement for Disposition Parcel 2C and 8: The Disposition and Development Agreement for Disposition Parcels 2C and 8 (DDA) is the agreement between the applicant and the City for the proposed disposition and conveyance of the proposed project site. • General Plan,Conformity: The General Plan Conformity is used to determine that the location, purpose, and extent of the proposed disposition of an approximately 25.4-acre site (Lots 2 and 5-10 of Tract 19103) within Neighborhood D of the Tustin Legacy Specific Plan foe the development of 400 residential condominium units is in conformance with the approved General Plan. • Development Agreement 2019-00001: Pursuant to Section 4.2.7 of the Tustin Legacy Specific Plan, prior to issuance of any permits or approval of any entitlements within the Specific Plan area, all private development shall first obtain a Development Agreement in accordance with the State's Government Code and Tustin City Code. The purpose of the Development Agreement is to strengthen the public planning process, encourage private participation in comprehensive planning, and reduce economic risk of development. Accordingly, Brookfield Residential' has submitted a Development Agreement to augment and further the purpose and intent of the General Plan and Specific Plan, and Final EIS/EIR and will ensure the orderly implementation of infrastructure and development. The Development Agreement also includes schedule of performance, obligations, and phasing triggering mechanism that Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001, DR 2019-00009,and TIFIVI 19103 Page 3 ensure adequate local and Tustin Legacy backbone infrastructure program are in place to support the proposed development, • Design Review 2019-00009: Pursuant to Section 4.2.2 of the Tustin Legacy Specific Plan, individual development shall require Site Plan and Design Review in accordance with the Tustin City Code. Design Review 2019-00009 has been proposed for the project site planning and design. The proposed project design and site layout are consistent with the intent of the Specific Plan and complies with design review criteria prescribed in,the Tustin City Code. • Tentative Tract Map 19103: The proposed Tentative Tract Map is a condominium subdivision of an approximately 25.4- acre site into.73 numbered lots and 10 lettered lots for the development of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes in addition to common areas such as open space and paseos, recreation facility including a swimming pool and outdoor barbeque area, and necessary infrastructures and street system to support the proposed development. EVALUATION OF ENVIRONMENTAL IMPACTS An Environmental Analysis Checklist has been completed and it has been determined that this Project is within. the scope of the Prior Environmental Review and that pursuant to Public Resources Code Section 21166 and Title 14 California Code of Regulations Sections 15162 and 15168(c), there are -no substantial changes in the project requiring major revisions to the Prior Environmental Review, no substantial changes with respect to the circumstances under which the project is being undertaken which will require major revisions to the Prior Environmental Review, or any new information which was not known and could not have been known at the time the Prior Environmental Review was certified showing that: (1) the project will have any new significant effects; (2) significant effects previously examined will be substantially more severe; (3) mitigation measures or alternatives previously determined to be infeasible will now be feasible and would substantially reduce one or more significant effects of the project but the City declined to adopt the mitigation measure or alternative; or (4) mitigation measures or alternatives considerably different from those previously analyzed would substantially reduce one or more significant effects on the environment, but the City declined to adopt the mitigation measure or alternative. Accordingly, no new environmental,document is required by CEQA. The following information provides background support for the conclusions identified in the Environmental Analysis Checklist. 1. 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? Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001, DR 2019-00009, and TTM 19103 Page 4 The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed- use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. The project is not located on a scenic highway nor will it affect a scenic vista. The development of residential units within Planning Areas 8, 13, and 14 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 3.19 — Urban Design Guidelines of the Tustin Legacy Specific Plan. The proposal includes Design Review application, which requires that the Planning Commission and City Council review and ensure the design of the project, if approved, is found to be 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 3.19.3d of the Tustin Legacy Specific Plan and the Cit)(s Security Ordinance. The proposed project will result in no substantial changes to the environmental impacts previously evaluated with the certified Program FEIS/EIR, the Supplemental and Addendums. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental' document to evaluate Project impacts or mitigation measures exist with regard to aesthetics. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. Mitigation/Monitoring Required: No new impacts or substantially more severe aesthetic impacts would result from the adoption and implementation of the Project; therefore, no new or revised mitigation measures Eire required for aesthetics and visual quality. No refinements related to the Project are necessary to the FEIVEIR mitigation measures and no new mitigation measures are required. Mitigation measures were adopted by the Tustin City Council in the FEISIEIR, Addendums and Supplemental; and applicable measures will be required to be complied with as conditions of entitlement approvals for future development of the site. Sources. Field Observations Submitted Plans FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-58 through 3- 67) Tustin Legacy Specific Plan (Pages 5-35 through 5-68) Tustin General Plan 11. AGRICULTURE AND FORESTRY 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. In determining whether I Evaluation of Environmental.Impacts DDA, GPC, DA 2019-00001, DR 2019-00009, and TTIVI 19103 Page 5 impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. 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) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526),or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forestland to non-forest use? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. As documented in the FEIS/EIR, the project site is part of Tustin Legacy Specific Plan that contained 702 acres of farmland. The FEIS/EIR concluded that there would be no viable long-term mitigation to off-set the 'impact of converting farmland on MCAS Tustin to urban uses. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to agricultural resources. Specifically, there have not been: (1) changes to the. Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigatiorVMonitoring 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. Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001, DR 2019-00009,and TTM 19103 Page;6 Sources. Field Observations FEIS/EIR for Disposal and Reuse of MCAS Tustin (Page 3-83 through 3-87, 4-109 through 114)and Addendums (Page 5-3 through 5-8) Tustin Legacy Specific Plan (Pages 5-43 through 5-47) Tustin General Plan Ill. 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) 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)? c) Expose sensitive receptors to substantial pollutant concentrations? d) Create objectionable odors affecting a substantial number of people? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129. three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed- use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. As documented in the FEIS/EIR, the project is part of a larger reuse project at Tustin Legacy that was projected to result in air quality impacts that cannot be fully mitigated. A Statement of Overriding Consideration for the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001. The site is presently not in use. The project applicant proposes to construct within the maximum allowable residential units in Planning Areas 8, 13, and 14 of the Tustin Legacy Specific Plan. Therefore, no significant impact beyond what was analyzed in the adopted FEIS/EIR is anticipated. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to air quality. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial, importance relating to significant effect or mitigation measures or alternatives that was not known and could not have been known when the FEIS/EIR was certified'as complete. MifigationlMonitoring 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 Submitted Plans 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) Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001, DR 2019-00009,and 17M 19103 Page 7 FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.1-1 through 5.1-32) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Table 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, hydrologicall 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? 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 proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 throe-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. The FEIS/EIR found that implementation of the Reuse Plan and Tustin Legacy 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, the Supplementals and Addendums for MCAS Tustin. The FEIS/EIR determined that implementation of the Reuse Plan and Tustin Legacy Specific Plan '(including the proposed project) could impact jurisdictional waters/wetlands and the,southwestern pond turtle or have an impact on jurisdictional waterstwetlands. The project site has been surveyed, and turtles were captured and moved off the site to another location as directed and overseen by the California Department of Fish-and Game. Since that time, all former Marine Corps base drainage channels in the area were removed and graded by the former owner of the property with the required 401, 404 and 1601 permits issued by Fish and Game, Army Corps of Engineers, and Regional Water Quality Control Board. Consequently, the proposed project would not affect the southwestern pond turtle or have an impact on Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001,Dk 2019-00009,and TTM 19103 Page 8 jurisdictional waters or wetlands. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to biological resources. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effect or mitigation measures or alternatives that was not known and could not have been knownwhen the FEIS/EIR was certified as complete. MifigationlMonitoring 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) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) 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) Disturb any human remains, including those interred outside formal cemeteries? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. It should be noted that the former MCAS Tustin contained two National Register listed blimp hangars,. and several concrete or asphalt blimp landing pads that were considered historically or culturally significant, pursuant to the federal Section 106 process conducted at the site. Through the Section 106 process, these facilities were identified as part of a discontiguous Historic District. The Navy, State Office of Historic Preservation (SHPO), and Advisory Council executed a Memorandum of Agreement (attached as part of the EIS/EIR) with City of Tustin and County of Orange as invited signatories that allowed for the destruction of the blimp pads. The EIS/EIR noted that it may not be financially feasible to retain the blimp hangars and there may be irreversible significant impacts. A Statement of Overriding Consideration for the FEIS/EIR was adopted by the Tustin City Council on January 16, 2001. Consistent with the above referenced agreement, the previous owner of the property removed the blimp pad from the project site and leveled the property. However, no portion of the previously existing blimp landing pads nor the existing blimp hangars are located within the project site boundary. Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001, DR 2019-00009, and TTIVI 19103 Page 9 Numerous archaeological surveys have been conducted at the former MCAS Tustin site. In 1988, the State Office of Historic Preservation (SHPO) provided written concurrence that all open spaces on MCAS Tustin had been adequately surveyed for archaeological resources. Although one archaeological site (CA-ORA-381) has been recorded within the Reuse Plan area, it is believed to have been destroyed. It is possible that previously unidentified buried archaeological or paleontological resources within the project site could be significantly impacted by grading and construction activities. 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 MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to cultural resources. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effect or mitigation measures or alternatives that was not known and could not have been known when the FEIS/EIR was certified as complete. MitigationlMonitoring Require& 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) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan V11. ENERGY—Would the project: a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan, which also allows for commercial, retail, and institutional uses. The main forms of available energy supply are electricity, natural gas, and oil. A description of the 2016 California Green Building Standards Code (CBSC), otherwise known as the CAL Green Code (CCR Title 24, Part 11), became effective on January 1, 2017. The purpose of the CAL Green Code is to improve public health, safety, and Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001, DR 2019-00009, and TTM 19103 Page 10 general welfare by enhancing the design and construction of buildings through the use of building concepts having a reduced negative impact or positive environmental impact and encouraging sustainable construction practices. Construction of the proposed project would involve on-site energy demand and consumption related to use of oil in the form of gasoline and diesel fuel for construction worker vehicle trips, hauling and materials delivery truck trips, and operation of off-road construction equipment. In addition, diesel-fueled portable generators may be necessary to provide additional electricity demands for temporary on-site lighting, welding, and for supplying energy to areas of the sites where energy supply cannot be met via a hookup to the existing electricity grid. Following implementation of the proposed project, Southern California Edison would provide electricity and Southern California Gas Company would provide natural gas to the project site. Energy use associated with operation of the proposed project would be typical of residential uses, requiring electricity and natural gas for interior and exterior building lighting, heating, ventilation, and air conditioning (HVAC), electronic equipment, appliances, security systems, and more. Maintenance activities during operations, such as landscape maintenance, could involve the use of electric or gas-powered equipment. In addition to on-site energy use, the proposed project would result in transportation energy use associated with resident, guest, and employee vehicle trips generated by the proposed project. The Program EIS/EIR for MCAS-Tustin does not specifically provide an analysis of energy usage, however, potential impacts are indirectly addressed, and the development would not result in any impacts beyond those identified in the Program EISIEIR for MCAS-Tustin. Future development projects involving temporary increases in energy consumption are likely to occur during construction which would be greater than those typically experienced in the existing neighborhood. New construction will be required to comply with the latest edition of applicable codes which include energy codes related to efficiency. However, impacts associated with any future project would be identified during the project review process and evaluated in conjunction with the applicable discretionary or building permit process that may be subject to separate CEQA review. The project would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases and does not differ from the existing standards within the City Code or General Plan. MitigationlMonitoring Required: No further mitigation measures would be required beyond those identified in the Program EISIEIR for MCAS-Tustin, which are hereby incorporated by reference. Sources. Field Observations FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.2-1 through Pages 5.2-29) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001,DR 2019-00009,and TrM 19103 Page 11 VII. GEOLOGY AND SOILS—Would the project: a) Directly or indirectly cause potential substantial effects, including the risk of loss, injury, or death involving:, i. Rupture of a known earthquake fault, as delineated on the most recent Alquitt-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 or 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? f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. The FEIS/EIR indicates that impacts to soils and geology resulting from implementation of the Reuse Plan and Tustin Legacy 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, selsmically induced settlement, and flooding associated with dam failure." However, the FEIS/EIR for WAS Tustin also 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. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to geology and soils. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the Evaluation of Environmental lmpaGts DDA,GPC, DA 2019-00001, DR 2019-00009,and TFM 19103 Page 12 severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigatiorVMonitoring Required:As identified in the FEISIEIR, compliance with existing rules and regulations would avoid the creation of potential impacts. No mitigation is required. Sources: Field Observations FEISIEIR for Disposal and Reuse of MCAS Tustin (Pages 3-88 through 3- 97, 4-115 through 4-123 and 7-28 through 7-29) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan Vill. GREENHOUSE GAS EMISSIONS—Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan, which also allows for commercial, retail and institutional uses. These uses currently generate greenhouse gas emissions from natural gas used for energy, heating and cooking, electricity usage, vehicle trips associated with each land use areas sources such as landscaping equipment and consumer cleaning products from water demand, wastewater generation and solid waste generation. The FEIS/EIR did not evaluate greenhouse gas (GHG) emissions impacts because, prior to SB 97, which went into effect January 1, 2010, it was not included in the CEQA Guid'elines Appendix G checklist and the City of Tustin did not have adopted thresholds at the time of preparation. The City has prepared the Final Supplemental EIR (FSEIR), which was adopted in June 2017 in conjunction with the Tustin Legacy Specific Plan Amendment (Modified Project). The FSEIR analyzed the MCAS Tustin Specific Plan (Adopted Specific Plan) would have generated GHG emissions at levels that would exceed the thresholds established by Southern California Air Quality Management District. The supplemental FSEIR concluded that the Modified Project would contribute through direct emission of GHG from onsite area sources and vehicle trips and indirectly through offsite energy production required for onsite activities, water use and waste disposal. However, the Modified Project would generate GHG emissions at a reduced rate than the rate GHG emissions would have been produced under the Adopted Specific Plan. MitigatiorVMonitoring 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 FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.2-1 through Pages 5.2-29) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001,DR 2019-00009,and 717M 19103 Page 13 Tustin General Plan IX 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? 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 useplan 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) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures to a significant risk of loss, injury or death involving wildland firesi including where wildlands are adjacent to urbanized areas or-where residences are intermixed with wildlands? The proposed project is .for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. 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. ln addition, construction and residential uses would not emit hazardous emissions within a quarter mile of an existing or proposed school. The Navy conveyed the property in 2002 as unrestricted and;suitable for residential reuse. In addition the project site is located within the boundaries of the Airport Environs Land Use Plan; �owever, 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 also not 'located in a wildland fire danger area. Compliance with all federal, state and local regulations concerning handling and use of household hazardous substances will reduce potential impacts to below a level of significance. No substantial change is expected from the ,analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Sedtion 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to hazards and hazardous materials. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001, DR 2019-00009,and TTM 19103 Page 14 involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigationlMonfioring 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) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Finding of Suitability to Transfer(FOST), MCAS Tustin Tustin General Plan. � X. HYDROLOGY AND WATER QUALITY—Would the project: a) Violate any water quality standards or waste discharge requirements or otherwise subtitantially degrade surface or ground water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge, such that the project may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage paftern 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 through the alteration of the addition of impervious surfaces, in a manner which would: 1. Result in substantial erosion or siltation on- or off-site; ii. Substantially in crease the rate or amount of surface runoff in flooding on- or off-site; iii. Create orcontribute runoff water which would exceed the capacity of existing or planned'stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv. - Impede or redirect flood flows? e) Conflict with or obstruct implementation of a water quality control plan or sustainable�giroundwater management plan? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. The project design and construction of facilities to fully contain drainage of the site, in addition to surrounding public streets, would be required as conditions of approval of the project and submitted/approved Water Quality Management Plan. No long-term.impacts to hydrology and water quality are anticipated Evaluation of Environmental Impacts DDA, GPC, DA 2019-0000 1,DR 2019-00009, and TTIVI 19103 Page 15 for the proposed project. The proposed housing project will also not impact groundwater in the deep regional aquifer or shallow aquifer. The proposed project would not include groundwater removal or alteration of historic drainage pafterns 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. A revised Tustin Legacy Specific Plan Sub Area Master Plan (TLSP SAMP) dated June 28, 2019 was submitted in conjunction with this project to serve as an addendum and provide a hydraulic analysis relative to the proposed project's proposed changes to the potable water, sewer and non-potable water systems. Materials have been reviewed for consistency with the intent of the original SAMP and the project was determined to meet all Irvine Ranch Water District (IRWD) operational criteria. Additionally, the off-site potable water, non- potable water, and wastewater systems will not experience any adverse impacts due to the project. Construction operations would be required to comply with the Total Maximum Daily Load (TMDL) for the Newport Bay watershed that requires compliance with the Drainage Area Master Plan (DAMP) and National Pollution Discharge Elimination System (NPDES) and the implementation of specific best management practices (BMP). Compliance with state and local regulations and standards, along with established engineering procedures and techniques, would avoid unacceptable risk or the creation of significant impacts related to such hazards. Consequently, no substantial change is expected from the analysis previously completed in the FEIS/EiR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to hydrology and water quality. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known1when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MifigationlMonitoring 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) Tustin Legacy Specific Plan ((Pages 5-34 through 5-68) FEMA Flood Map: FIRM Panel 06059CO279J(Dec. 2, 2009) Tustin General Plan Fire Hazard Severity Zone Map (2011) Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001, DR 2019-00009, and TTM 19103 Page 16 XI. LAND USE AND PLANNING —Would the project: a) Physically divide an established community? Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan and the number of dwelling units proposed by the Project is under the maximum development threshold for Planning Areas 8, 13, and 14, which contemplates the development of 1,672 dwelling units in total. 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 July 18, 2017, the Tustin City Council approved the Tustin Legacy Specific Plan for Tustin Legacy project area that established land use and development standards for development of the site. The proposed project complies with Planning Areas 8, 13, and 14 development standards for residential units as noted in'Section 3.11.2 of the Tustin Legacy Specific Plan. 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. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to land use and planning. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is 'undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigationlMonitoring Required. The proposed project is consistent with the development standards of the Tustin Legacy Specific Plan as identified by the adopted FEIS/EiR. No mitigation is required. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Pages 3-3 to 3-17, 4-3 to 4-13 and 7-16 to 7-18) FSEIR for Tustin Legacy Specific Plan Amendment (Page 5.2-1 through Page 5.2-27) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan Evaluation of Environmental Impacts DDA, GPC, DA 2019-00001,DR 2019-00009,and TTIVI 19103 Page 17 XII. 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? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story ait'ached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. Chapter 3.9 of the FEIS/ElR 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'chahge is expected from the analysis previously completed in the FEIS/EiR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to,mineral resources. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FElS/EIR due to the involvement of new ,significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigationlMonitoring Required: No mitigation is required. Sources: Field Observation FEIS/EIR for Disposal and Reuse of MCAS Tustin (Page 3-91) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XlIL NOISE—Would the project: a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundborne vibration or groundborne noise levels? Evaluation of Environmental Impacts DDA, G PC, DA 2019-00001, DR 2019-00009,and TTM 19103 Page 18 c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not had not been adopted, within two miles of a public airport, would the project expose people residing or working in the project area to excessive noise levels? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. A Preliminary Noise Analysis Report dated May 15, 2019, and addendum dated July 8, 2019, were submitted in conjunction with this project. Noise report analyzed project for compliance with Tustin's exterior and interior noise standards for single-family and multi-family residential. Mitigation measures have been included as conditions of approval for the project and an updated noise analysis shall be provided to ensure compliance with the Tustin Noise standards at the time of plan review. 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. For interior noise mitigation, N-3 identified in the FEISIEIR requires plans demonstrating noise regulation conformity be submitted for review and approval prior to building permits being issued. 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. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to noise. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/ElR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertak6n that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigationlMonitoring 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 Submitted Plans 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) FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.4-1 through 5.4-28) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan Evaluation of Environmental Impacts DDA, GPC, DA 2019-0000 1,DR 2019-00009,and TTM 19103 Page 19 XIV. POPULATION AND HOUSING —Would the project: a) Induce substantial unplanned,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 people or housing, necessitating the construction of replacement housing elsewhere? The proposed project is for a development of a total of 400 residential condominium units comprising�of 117 two- and three-story detached homes, 129 three-story attached, townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan and the number of dwelling units proposed is under the maximum development threshold for Planning Areas 8, 13, and 14, which contemplates the development of 1,672 dwelling units in total. Additionally, the proposed project site is vacant and will not displace people or necessitate construction �of replacement housing elsewhere. No substantial change is expected from the analysis previously completed in the FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to population and housing. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/E[R, the Supplementals or Addendums were certified as completed. MitigationlMonitoring 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) FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.5-1 through 5.5-15) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XV. 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: Evaluation of Environmental Impacts DDA,GPC,DA 2019-00001, DR 2019-00009,and TTM 19103 Page 20 The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. The site is currently vacant. 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 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 existing and planned in the area surrounding the site will meet the demands created by the proposed project. Police Protection. The need for police protection services is assessed on the basis of resident population estimates, square footage of,non-residential uses, etc. Development of the site would increase the need for police protection services. The increase was analyzed in the FEISIEIR and adequate police service will be provided. 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 the Tustin Unified School District JUSD) with one (1) unit proposed within the Santa Ana Unified School District (SAUSD). Applicable fees will be paid to the SAUSD. 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 the TUSD. The 2001 FEIS/EIR determined that the project would generate 1,473 students within the TUSD. The amended FSEIR for Tustin Legacy Specific Plan Amendment (Modified Project) determined that the construction of 6,813 total residential units in the Specific Plan area would result in the potential addition of 1,250 students to the TUSD. Currently, there is additional capacity to accommodate the proposed project. The TUSD and SAUSD will receive its statutory school impact fees per Senate Bill 50 from the proposed residential development of the site. 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. Parks. The proposed project includes common areas such as pockets open space and paseos, a recreation facility that includes a swimming pool and outdoor barbeque area, as well as park areas which would be'accessible to the residents of the project and the public as a whole. Additionally, the Reuse Plan process included public conveyance of city parks and an Urban Regional Park; as such individual developers were relieved of the requirement to dedicate land for park purposes. The project is not anticipated to increase the use of other existing neighborhood or regional parks such that substantial physical deterioration of the facilities would occur or be accelerated. Other Public Facilities (Libraries). Implementation of the entire Reuse Plan would only result in a library demand of up to approximately 2,500 square feet of library space. This relatively small amount of space is well below the library system's general minimum size Evaluation of Environmental Impacts DDA,GPG, DA 2019-00001, DR 2019-00009,and TTM 19103 Page 21 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 FEISIEIR 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. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to public services. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEISIEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigationlMonitoring 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) FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.6-1 through 5.6-12) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XVI. 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? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed project includes common areas such as pockets open space and paseos, a recreation facility that includes a swimming pool and outdoor barbeque area, as well as park areas which would be accessible to the residents of the project and the public as a whole. Additionally, the Reuse Plan process included public conveyance of city parks and an Evaluation of Environmental Impacts DDA,GPC,DA 2019-00001,DR 2019-00009, and TTIVI 19103 Page 22 Urban Re6ional Park; as such individual developers were relieved of the requirement to dedicate land for park purposes. The project is not anticipated to increase the use of other existing neighborhood or regional parks such that substantial physical deterioration of the facilities would occur or be accelerated. No substantial change is expected from the analysis previously completed in the approved FEIS/EIR for MCAS Tustin. Based on- the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to recreation. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigationlMonitoring 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 FE[SIEIR for Disposal and Reuse of MCAS Tustin pages 3-47 to 3-57, 4-56 to 4-80 and 7-21 to 7-22 Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin Parks and Recreation Services Department Tustin General Plan XVII. TRANSPORTATION —Would the project: a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Conflict or be inconsistent'with CEQA Guideline section 15064.3, subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 thrde-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan and the number of dwelling units proposed is under the maximum development threshold for Planning Areas 8, 13, and 14, which contemplates the development of 1,672 dwelling units in total. 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. Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001,DR 2019-00009,and TTM 19103 Page 23 The FEIS/EIR and Supplements identified the trip generation resulting from implementation of the original Specific Plan and Addendum to create an overall Average Daily Trip (ADT) of 239,797 trips. The Specific Plan also established a trip budget tracking system for each neighborhood to analyze and control the amount and intensity of non-residential development by neighborhood. The tracking system ensures that sufficient ADT capacity exists to serve the development and remainder of the neighborhood. A focused traffic study, dated June 11, 2019, was provided for the Tustin Legacy Neighborhood D South area, which includes the project area. This report was reviewed by Tustin Public Works, Traffic Division for compliance with these requirements. The proposed project would not exceed the trip budget analyzed in the FElS/ElR and its Supplemental and Addendums. According to the Tustin Legacy Specific Plan, a maximum of 1,672 residential dwelling units are permitted within Planning Areas 8, 13, and 14 (Neighborhood D) with an established trip budget of 88,243 ADTs. The proposed project has a total of 400 units with projected 2,996 ADTs. Given this comparison, the proposed project is well within the trip budget established for the project site. The analysis has shown that the proposed project has not resulted in new significant impacts that would require mitigation. Moreover, the proposed on-site circulation system is found to provide adequate capacity in accordance with the performance criteria applied to the project. The City's Traffic Engineer has analyzed the proposed project and the associated trip generation and determined that it is within the traffic budget for the project site. No substantial change is expected from the analysis previously completed in the approved FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to traffic. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/ElR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigafiorVMonitoring 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 Submitted Plans FSEIR for Tustin Legacy Specific Plan Amendment (Page 5.7-1 through Page 5.7-34) FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.7-1 through 5.7-33) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan Evaluation of Environmental Impacts DDA, GPC, DA 2019-00001,DR 2019-00009, and TrM 19103 Page 24 XVIII. TRIBAL CULTURAL RESOURCES: a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a.site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: 1. Listed or is eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or ii. A resource determined by the lead agency, in its discretion and supported by substantial evidence,,to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The project would not cause substantial adverse change in a tribal cultural resource in that the project site does not contain historical cultural resources and the proposed use and modifications would not result impacts to historical or cultural resources. MitigationlMonitoring 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 Submitted Plans FEIS/EIR for Disposal'and Reuse of MCAS Tustin (Page 3-68 through 3-74, 4-93 through 4-102 and 7-24 through 7-26), Addendum (Page 5-40 through 5-45)and Addendum 2(Page 36 through 37) Tustin Legacy Specific Plan (Page 3-36 through 3-39) Tustin General Plan XIX. UTILITIES AND SERVICE SYSTEMS—Would the project: a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project reasonably foreseeable future development during normal, dry, and multiple dry years? c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Evaluation of Environmental Impacts DDA, GPC, DA 2019-00001,DR 2019-00009, and TTM 19103 Page 25 d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. The proposed use is consistent with the approved Specific Plan. The FE[R/EIR analyzed 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 payment of fair share contribution related to the Tustin Legacy Backbone Infrastructure Program and construction of landscape and irrigation on the public right-of-way Also, 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. A revised Tustin Legacy Specific Plan Sub Area Master Plan (TLSP SAMP)dated June 28, 2019 was submitted in conjunction with this project to serve as an addendum and provide a hydraulic analysis relative to the proposed project's proposed changes to the potable water, sewer and non-potable water systems. Materials have been reviewed for consistency with the intent of the original SAMP and the project was determined to meet all Irvine Ranch Water District (IRWD) operational criteria. Additionally, the off-site potable water, non- potable water, and wastewater systems will not experience any adverse impacts due to the project. No substantial change is expected from the analysis previously completed in the approved FEIS/EIR for MCAS Tustin. Based on the foregoing, none of the conditions identified in CEQA Guidelines Section 15162 that would trigger the need to prepare a subsequent or supplemental- EIR or other environmental document to evaluate Project impacts or mitigation measures exist with regard to utilities and service systems. Specifically, there have not been: (1) changes to the Project that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes with respect to the circumstances under which the Project is.undertaken that require major revisions of the previous FEIS/EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified effects; or (3) the availability of new information of substantial importance relating to significant effects or mitigation measures or alternatives that were not known and could not have been known when the FEIS/EIR, the Supplemental or Addendums were certified as completed. MitigationlMonitoring 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 Submitted Plans 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) Evaluation of Environmental Impacts DDA,GPC,DA 2019-00001, DR 2019-00009,and TrM 19103 Page 26 FSEIR for Tustin Legacy Specific Plan Amendment (Pages 5.8-1 through 5.8-27) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XX. WILDFIRE: If located in or near state responsibility areas or lands classified as very high fire hazard severity Zones,would the project: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or uncontrolled spread of wildfire? c) Require the installation of maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines, other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structure to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? The proposed project is for a development of a total of 400 residential condominium units comprising of 117 two- and three-story detached homes, 129 three-story attached townhomes, and 154 three-story attached flats and townhomes and designated as mixed-use urban by the Tustin Legacy Specific Plan. According to the California Department of Forestry and Fire Protection (CAL FIRE) Fire and Resource Assessment Program, the project site is not located within a Very High Fire Hazard Severity Zone. In addition, the site is located on a relatively flat surface and in an urban area. The surrounding area includes commercial and residential land uses. Thus, the proposed project would not cause change in substantial risk or hazards related to wildfires. Mitigation/Monitoring Required-. No mitigation is required. Sources: Field Observations FSEIR for Tustin' Legacy Specific Plan Amendment (Pages 5.2-1 through Pages 5.2-29) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) Tustin General Plan XXI. 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?. Evaluation of Environmental Impacts DDA,GPC, DA 2019-00001,DR 2019-00009,and TTIVI 19103 Page 27 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/ElR, the Supplemental and Addendums previously considered all environmental impacts associated with the implementation of the Reuse Plan and Tustin Legacy Specific Plan. The project proposes no substantial changes to environmental issues previously considered with adoption of the FEIS/E]R. 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 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) Tustin Legacy Specific Plan (Pages 5-34 through 5-68) 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 July 5, 2017 and shall apply to the proposed project, as applicable. EXHIBIT B RESOLUTION NO. 4395 CONDITIONS OF APPROVAL DEVELOPMENT AGREEMENT 2019-00001, TENTATIVE TRACT MAP 19103 AND DESIGN.REVIEW 2019-00009 GENERAL 1.1 The proposed project shall be in compliance with the Tustin Legacy Specific Plan, Tustin City Code, and City of Tustin Guidelines and Standards and conform with submitted plans for the project date stamped December 17, 2019 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 modifir-ations to plans dudng 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 compiled 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. (11.) 1.3 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twelve (12) months. All time extensions may be considered by the Community Development Director if a written request is .recelved within thirty (30) days prior to expiration date. (1) 1.4 Approval of project 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 Pen-nit Approval and Conditions of Approval" fon-n. The fon-ns shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 The applicant shall comply with executed Development Agreement (DA) 2019-00001 and associated Disposition and Development Agreement (DDA). 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 B Resolution No.4395 Page 2 1.6 This approval shall become null and void if the DDA for the project is not approved and executed. 1.7 Project entitlement shall not be effective until the associated DDA is approved and executed. FINAL TRACT MAP (1) 2.1 Preparation and recordation of a final subdivision map shall be required. (1), 2.2 Final Maps shall be based on a field survey in conformity with the (5) Professional Land Surveyors Act. The survey of the land to be subdivided shall be made by a registered civil engineer authorized to practice land surveying or licensed land surveyor. All monuments, property lines, centerlines of streets, alleys and easements adjoining or within the subdivision shall be tied into the survey. The allowable error of closure on any portion of the final map shall not exceed 1/10,000 for field closures and 1/20,000 for calculated closures. At the time of making the survey for the final map, the engineer or surveyor shall set sufficient durable monuments to conform with the standards descdbed in Section 8771 of the Business and Professions Code so that another engineer or surveyor may readily retrace the survey. At least one (1) exterior boundary line shall be monumented prior to recording the final map. (5) 2.3 The applicant shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in Fee Title of all required street rights-of-way; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer (at no cost to the City) and/or other agencies. ,(1), 2.4 Prior to recordation of the final map, the applicant is required to execute (5) a subdivision and monumentation agreement and furnish improvement and monumentation bonds, all on forms acceptable to the City. (1) 2.5 Prior to issuance of afly.permit, the applicant shall submit an 8 Y2" x 11" street address map exhibit and an 8 Y2 " x 11" meter address map exhibit to the Public Works Department for review and approval. The address map exhibit shall be in Portable Document Format (PDF) and shall include the site plan, footprint of building(s) and streets. (1) 2.6 Within twenty-four (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 Legacy Specific Plan, Tustin Municipal Code, the State Subdivision Map Act, Exhibit B Resolution No.4395 Page 3 and applicable conditions contained herein unless an extension is granted pursuant to the State Subdivision Map Act and the Tustin Municipal Code. The Final Map shall be submitted at. least ninety (90) days prior to the expiration of the Tentative Map for review, processing, and recording prior to the expiration of the Tentative Map. All conditions of approval herein, as applicable, shall be satisfied prior to recordation of a final map or as specified herein. (1) 2.7 At the time of final map submittal, the applicant shall also submit two (2) copies of an up-to-date title report generated within thirty (30) days of submittal. (1), 2.8 The applicant shall not oppose any future creation of a landscape and (5) 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), 2.9 Applicant shall prepare irrevocable reciprocal access easements for (5) emergency vehicle access and public services ingress and egress purposes over the private drives and driveways, at no cost to the City, and shall be recorded concurrently with the final map. (1), 2.10 Applicant shall release and relinquish to the City of Tustin all vehicular (5) access rights along Airship Avenue, Flight Way, Street "B", "C", "D", "E", and "H", except at approved access locations and street intersections, at no cost to the City, on the Map. (1), 2.11 A perpetual easement at no cost to the City for the benefit of the City (5) and the public providing public access in, on, over, and across the Publicly Assessible Common Area as described in the Development Agreement. BUILDING PLAN SUBMITTAL (1), 3.1 At the time of building permit application, the plans shall comply with the (3) latest edition of the California Residential Code, California Building Code, California Mechanical Code, California Electrical Code, California Plumbing Code, California Green Code, California Energy Code, City Ordinances, Statei Federal laws, and regulations as adopted by the City Council of the City of Tustin. (1), 3.2 All private on-site design and construction of improvement work shall be (5) designed and performed in accordance with the applicable portions of the0ty of Tustin's "Grading Manual" and "Construction Standards for Private Streets, Storm Drain and On-Site Private Improvements," except as otherwise approved by the Building Official. Said plans shall include, Exhibit B Resolution No. 4395 Page 4 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 trails shall comply with the provisions of the American with Disabilities Act; c. Drive aprons; d. Signing/striping plan; e. Street lighting; f. 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 approphate) shall be dimensioned on the plans; g. Catch basin/storm drain laterals/connections to the public storm drain system with approval of the City of Tustin; h. 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); i. 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; k. Fire hydrants; Exhibit B Resolution No.4395 Page 5 1. Telecommunications facilities including, but not limited to, telephone and cable television facilities. Developer is required to coordinate design and construction of cable television facilities with a City-franchised system operator and shall not place an undue burden upon said operator for the provision of these facilities. m. The applicant shall be responsible for connection of the project to new backbone utility systems. The applicant shall provide applicable easements for any new utilities on private property. (5) 3.3 Storage area shall be provided within each unit (enclosed) in the amount of 50 SF minimum for storage facilities. Total square footage shall be identified on plans for each unit at plan check submittal. 3.4 Maximum building setbacks may be increased if approved by the Community Development Director and shown on the approved project plans. 3.5 Internal circulation shall be evaluated throughout the project site for-sight visibility, subject to review and approval of the Building Official. Addition of stop signs with stop bars, mirrors, or similar devices may be required to meet sight visibility requirements. 3.6 Developer shall provide an Employee Parking Plan in conjunction with construction phasing plan(s) to the Community Development Department for review and approval. (1), 3.7 The applicant shall provide accessible routes, per CBC 2016 chapter (3) 1113- 206, at site arrival points and within the site, as amended to reflect latest edition of CBC adopted by the City of Tustin. (3) 3.8 Maximum area of exterior wall openings shall be based on CBC table 705.8 based on fire separation distance. (3) 3.9 New construction shall comply with California Green Building, sections 4.206.4.1 and 4.106.4.2 to facilitate future installation and use of EV chargers. Electrical Vehicle Supply Equipment (EVSE) shall be installed in accordance with California Electrical Code, Article 625. For each dwelling unit install a listed raceway to accommodate a 208/240 V branch circuit. In addition, 3 percent of the total guest'parking spaces but not less than one shall be EV spaces capable of supporting future EVSE. (3) 3.10 The buildings shall comply with California Energy Code, section 110.10, Mandatory Requirements for Solar Ready Buildings. Exhibit B Resolution No. 4395 Page 6 (5) 3.11 Adequate infrastructure to support buildout of the project, construction of all public infrastructure, in-tract private drives, and utility systems shall be constructed within the initial phases of development and- in accordance with the approved phasing plan. (1), 3.12 Prior to the issuance of building permits, the applicant shall submit for review and approval a photometric lighting plan showing compliance with the Tustin Security Code, which is: a. A maintained minimum one (1) foot-candle of light on the private drives and parking surfaces. b. A maintained minimum of one-quarter (0.25) foot-candle of light on the walking surfaces. 3.13 The lighting plan shall be overlaid onto a tree plan to ensure coverage. (1), 3.14 At plancheck submittal, the applicant shall show that the project is in (5) compliance with TCC Section 8104(r) regarding. "Emergency responder radio coverage," as amended in Ordinance No. 1475. Prior to issuance of the Certificate of Occupancy, the applicant/developer shall provide evidence that the project is in compliance with TCC Section 8104(r), as amended. (1), 3.15 At plan check submittal, a complete hydrology study and hydraulic (5) calculations shall be submitted to the City for review and approval. (1), 3.16 The applicant shall provide a Geotechnical Report, Pavement Analysis, (5) and Design Report for all required Tustin Legacy Backbone Infrastructure, Local Infrastructure and Private Infrastructure improvements required inthe Tentative Tract Map. DESIGN AND ARCHITECTURE (4) 4.1 At building plan check, building elevations visible from public streets shall have enhanced elevations consistent with the approved DR 2019- ,00009 in terms of color and material, architectural articulation and architectural projections, etc. to the satisfaction of the Community Development Department. (1) 4.2 All exterior colors, textures and materials shall be consistent with the approved Design Review. Specifications on colors, materials, and textures shall be noted in construction plans and subject to review and approval by the Community Development Department. Exhibit B Resolution No.4395 Page 7 4.3 Final material samples and colors shall be provided at plan check submittal. (1), 4.4 All mechanical and electrical fixtures and equipment, including roof-top (4) 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 and screened by adequate landscaping or other effective screening devices. (1) 4.5 Walls shall be a maximum of three (3) feet within front yard setback and a maximum of three (3) feet six (6) Inches within front yard area measured from property line to building face along all public streets and along the�Promenade (Alley Grove). (4) 4.6 Roof drains and downspouts shall be directed towards internal drive aisles and be minimally visible from the public streets. 4.7 The applicant shall submit a master sign plan for City review and approval. The master sign plan shall incorporate a design theme compatible with the building architecture and Tustin Legacy branding, and include directional and wayfinding signs. (1), 4.8 Signage monumentation, if any, identifying the residential community (5) tract shall include the words "At Tustin Legacy" for continuity of the Tustin Legacy branding, as applicable. (1) 4.9 Signage shall be installed under separate permit and approval. LANDSCAPE/HARDSCAPE (6) 5.1 At plan check, the applicant shall provide 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: a. Include a summary table identifying, plant materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. b. 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. Exhibit B Resolution No.4395 Page'8 c. Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. d. Shrubs should be a minimum of five (5) gallon size and be placed a maximum of five (5) feet on center. Other sizes and spacing may be permitted subject to approval of the Community Development Department. e. Ground cover shall be planted eight (8) to twelve (12) -inches on center, or as approved by the Community Development Department. f. Equipment areas shall be screened with walls, vines, and/or trees, subject to review and approval of the Community Development Department. g. Landscape adjacent to the single family detached units, shall be designed to have layers in vegetation height to effectively screen the 5 foot 6 inch high privacy walls. h. On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments. Interior walllfences shall be made of durable materials subject to review and approval of the Community Development Department. (1) 5.2 The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity of materials iduring plan check. (5) 5.3 The landscape plans shall note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. (4) 5.4 Landscape layering of'varying heights shall be provided in front of the proposed 5 foot 6 inch high stucco walls for the Single-Family Detached homes, subject to the review and approval of the Community Development Department. (1), 5.5 Turf is unacceptable for grades over 25 percent. A combination of (6) planting materials shall be used. On large areas, ground cover alone is not acceptable. (1), 5.6 All plant materials shall be installed in a healthy vigorous condition (6) 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 Exhibit B Resolution No.4395 Page 9 diseased or dead plants. (1) 5.7 Landscape adjacent to the right-of-way shall be in compliance with the requirements of Tustin Legacy Specific Plan. (6) 5.8 Trees in the landscape setbacks adjacent to public rights-of-way shall be provided in a variety of sizes to ensure initial maturity along project perimeter. (1), 5.9 The project shall comply with the City's Water Efficient Landscape (5) Ordinance and any Executive Orders issued from the Governor of the State of California pertaining to water conservation and irrigation methods. (1), 5.10 Backflow devices and double detector checks shall be painted to match (4) surrounding landscaping when in planters or painted' to match the building when located adjacent to. Landscaping shall be utilized to screen the devices where possible. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5) 6.1 Prior to OCFA clearance of a final map, the applicant shall: a. Submit a Fire Master Plan for OCFA review and approval. (Service Code PR145) b. Submit a Final Tract Map for OCFA review and approval. (Service Code PRI 16) c. Submit temporary fire access plans for OCFA review and approval if phasing fire access during construction. (Service Code PR160) (5) 6.2 Prior to issuance of a building permit, the applicant shall: a. Submit plans for gates if not included in the fire master plan. (Service Code PR180) b. Submit plans for fire service underground if NFPA 24 system is installed. (Service Code PR470) c. Submit architectural plans for OCFA review and approval. (Service Code PR264-268) (5) 6.3 Prior to concealing interior construction, the applicant shall obtain OCFA approval for the fire sprinkler system. (Service Code PR400-PR406) Exhibit B Resolution No. 4395 Page 10 (5) 6.4 Prior to concealing interior construction, the applicant shall obtain OCFA approval for the fire alarm and sprinkler monitoring. (Service Code PR500-PR520) (5) 6.5 Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final). requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at (714) 573-6150. (5) 6.6 After installation of required fire access roadways and hydrants, the applicant shall request and receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at (714) 573-6150 with the Service Request number of the approved fire master plan at least five (5) days in advance to schedule the lumber drop inspection. USE RESTRICTIONS 7.1 The project shall include 400 units including: 117 single family detached, 129 tri-plex townhomes, 154 flats and townhome units, a private community recreation facility, and open space areas that are privately owned but accessible to the public as depicted in the approved site plan. 7.2 Power receptacles shall be provided at the community facility including the swimming pool and barbeque areas. (4), 7.3 All parking spaces within the project site shall be maintained as shown on the approved "Site Plan". Any changes to the number, location, or size of parking spaces shall be reviewed and approved by the Director of Community Development. A Parking Enforcement Policy shall be established and enforced by the Home Owners Association. 7.4 There shall be a minimum seventy (70) unassigned surface parking spaces within the development to satisfy parking requirements for the seventy (70) metro flats units designed with tandem garage spaces. These unassigned surface parking spaces shall be permanently maintained at the development site. 7.5 There shall be a minimum fourteen (14) assigned surface parking spaces within the development to satisfy parking requirements for the fourteen (14) metro flats units designed with an extended one-car garage space. These assigned surface parking spaces shall be permanently maintained at the development site. Assignment shall be addressed in Parking Management Plan, subject to review and approval by the Community Development Department. Exhibit B Resolution No. 4395 Page 11 7.6 Individual trash bin service may be provided on the site. Trash bins shall be placed only in the locations identified on the approved "Trash Pick-up Plan" after 7:00 a.m. on the regularly scheduled trash collection day and shall be removed by 7:00 p.m. on the same day. (1) 7.7 Any outdoor storage during grading or building stages shall be approved by the Community Development Director. (1) 7.8 Unless otherwise agreed by the City in its sole discretion, the property within the tract or any street or sidewalk or drive (alleyway) thereon shall not be privately gated; provided however, that any swimming pool and/or spa facility within the community facility area and any private 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. (5) 7.9 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 in accordance with the approved 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. NOISE (1) 8.1 At plan check, an updated noise analysis shall be provided to ensure compliance with the Tustin Noise standards. 8.2 In accordance with the noise analysis, all units shall be constructed with appropriate sound attenuation to achieve the minimum noise level standards pursuant to the City's Noise standards. Prior to issuance of Certificate of Occupancy, the units shall by analyzed and certified for compliance with the City's Noise standards. WATER QUALITY MANAGEMENT PLAN (1), 9.1 This development shall comply with all applicable provisions of the City (5) of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. (1) 9.2 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Final Water Quality Management Plan (WQMP). The Priority WQMP shall identify: the implementation of Best Management Practices (BMPs), the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees, etc.), and Exhibit B Resolution No.4395 Page 12 reference to the location(s) of structural BMPs. (1) 9.3 Prior to submittal of a WQMP, the applicant shall submit a deposit of $2,700.00 to the Public Works Department for the estimated cost of reviewing the WQMP. (1) 9.4 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Re-garding Operation and Maintenance (0 & M) Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect and Indemnification. This document shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. (1) 9.5 Developer shall design and construct the water quality treatment facility along Flight Way on Lot A of the Developer Map to accept and treat stormwater runoff from the public City streets as identified in the Water Quality Management Plan (WQMP) BMP Drainage Management Area. An irrevocable offer of dedication in fee over the Water Treatment area to the benefit,of the City shall be dedicated on the Developer Map. (1 9.6 Prior to issuance of a Grading Permit, the applicant shall submit a copy of the Notice of Intent (N01) 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. PUBLIC BENEFITS IMPROVEMENTS 10.1 Prior to approval of the Final Map, the developer shall design and construct sidewalk, parkway landscape and irrigation system adjacent to the project site along Airship Avenue, Flight Way, Street "B", "C", 1113", "E", and "H". The Street "D" sidewalk adjacent to the Project shall extend to the corner of Tustin Ranch Road. Developer shall also design and construct landscape and irrigation improvements within the street bulb-out planters adjacent to the Project along the aforementioned streets as shown/required in Development Agreement 2019-00001. The final design shall be completed prior to issuance of the first model building permit and construction of the parkway and street bulb-out planters landscape and irrigation system shall be completed prior to issuance of the first occupancy for the phase adjacent to the parkway 10.2 Developer shall design and construct public sidewalks along both sides of Flight. Way from Armstrong Avenue to Street "B;" and, the southside of Airship Avenue from Armstrong Avenue to Street "B". Exhibit B Resolution No.4395 Page 13 10.3 Developer shall perform the maintenance, repair, and replacement of the landscaping described within the Boundary Landscape Area exhibit and the Publicly Accessible Common Area exhibit as shown/required in Development Agreement 2019-00001. 10.4 Developer shall construct the Publicly Accessible Common Area Improvements depicted in Development Agreement 2019-00001. 10.5 Developer shall rough grade the City Streets Grading Area depicted in Development Agreement 2019-00001. 10.6 Developer shall rough grade the Promenade (Alley Gi-ove) located on Lot 1 of the City Map (TTM No. 18197) and depicted in Development Ag ree me nt 2019-0000 1. 1.0.7 Developer shall provide a detailed landscape improvement exhibit in conjunction with the Landscape and Water Treatment Installation and Maintenance Agreement. PUBLIC STREET IMPROVEMENTS (1) 11.1 Prior to any work in the public (ight-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 11.2 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, a 24" x 36" 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 prepared and submitted to the Public Works Department for approval. (1) 11.3 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before acceptance of the tract and/or issuance of a Certificate of Occupancy for the development on any parcel within the subdivision. (1) 11.4 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at all driveways and sidewalks adjacent tothe site. City of Tustin standards shall apply, unless otherwise approved by the City Engineer. (1) 11.5 Developer shall enter into a Landscape Installation and Maintenance Agreement with the City of Tustin for the construction, maintenance, repair, and replacement of the landscaping described in the Development Agreement for the maintenance of parkway improvements within public rights-of-way adjacent to the project along Airship Avenue, Flight Way, Street "B", "C", "D", "E", and "H". A detailed parkway Exhibit B Resolution No.4395 Page 14 improvement exhibit shall be provided for the agreement. (1) 11.6 CADD Requirements - In addition to the normal full-size map and plan submittal, all final maps and plans including, but not limited to, tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, pdvate infrastructure improvements, final grading plans, and site plans shall be submitted to the Public Works Department in computer aided design and drafting (CADD) format to the satisfaction of the City Engineer. The standard file format is AutoCAD Release 2009, or latest version, having the extension" DWG". All layering and linetype conventions are AutoCAD-based (latest version available upon request from the Public Works Department). The CADD files shall be submitted to the City at the time plans are approved, and updated CADD files reflecting "as bullf' conditions shall be submitted once all construction has been completed. No project bonds will be released until acceptable 61 as built" CADD files have been submitted to the City. ENVIRONMENTAL (1), 12.1 The developer shall comply with all mitigation measures related to the (5) project that are required by the Mitigation Monitoring Program for the Tustin Legacy Specific Plan (MCAS Tustin) area, identified in this exhibit and in other related project entitlements, shall be implemented. Additional measures related to development of this project as noted in the adopted EIS/EIR and are not previously identified in this exhibit as a condition of approval are required as follows: a. Prior to issuance of any permits, the developer shall retain a County-certified archaeologist. If buried resources are found during grading within the reuse plan area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. b. The developer shall comply with the 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. c. Prior to the issuance of any permit, the applicant shall provide written evidence to the Community Development Department that a County-certified paleontologist has been -retained to conduct salvage excavation of unique paleontological resources if they are found. Exhibit B Resolution No. 4395 Page 15 d. Prior to issuance of any permit, the developer shall provide traffic operations and control plans that would minimize the traffic impacts of proposed construction activity. The plans shall address roadway and lane closures, truck hours and routes, and notification procedures for planned short-term or interim changes in traffic patterns. Such plans shall minimize anticipated delays at major intersections. Prior to approval, the City of Tustin shall review the proposed traffic control and operations plans with any affected jurisdiction. e. The applicant shall comply with all City policies regarding short- term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed fifteen (15) miles per hour. f. he developer shall coordinate with the Tustin Police Department to ensure adequate security provisions are implemented. g. Prior to the issuance of permits for any public improvements or development project, a development applicant shall submit to the City of Tustin information from IRWD which outlines required facilities necessary to provide adequate potable water and reclaimed water service to the development. h. Prior to the issuance of permits for any public improvements or development project, a development applicant shall submit to the City of Tustin and City of Irvine, as applicable, information from IRWD or the City of Tustin which outlines required facilities necessary to provide adequate sanitary sewage service to the development. COORDINATION WITH AFFECTED PROPERTY OWNERS AND AGENCIES (5) 13.1 Developer 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 written approval and/or permits from the applicable utility companies, including but not limited to Southern California Edison, The Gas Company, Irvine Ranch Water District (IRWD), AT&T, Cox Communications, Time Warner, etc. Exhibit B Resolution No. 4395 Page 16 c. The applicant shall coordinate the design and construction of all utilities with the utility providers and the City. 13.2 At plan check submittal, the devel6per shall coordinate with the Tustin Police Department to ensure that adequate security precautions such as visibility, lighting, emergency access, and address signage are implemented. Prior to the issuance of building permits, the applicant shall submit to the police department for review and approval, a wayfinding plan for the project site. SOLID WASTE RECYCLING (1) 14.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP) I a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 65 percent of the project waste material or the amount required by the California Green Bullding�Standards Code. b. The applicant will be required to submit a $50.00 application fee and a cash security deposit. All projects shall submit a security deposit in the amount of 5 percent of the project's valuation as determined by the Building Official, -rounded to the nearest thousand. The minimum deposit amount shall be $500.00 and the maximum deposit amount shall be $2,500.00. (1) 14.2 Facility Solid Waste Collection and Recycling Plan. a. The applicant, property owner, and/or tenant(s) are required to participate in the City's recycling program. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. Waste and Recycling collection facilities must be placed in a location that can be easily and safely accessed by the solid waste hauler while -utilizing either front loader or side loading equipment. d. All trash enclosures shall be designed with roof and be able to accommodate at least three (3) bins, with at least one (1) bin reserved for recyclable materials and one (1) bin reserved organic waste. Space for a container for organics is also required as described in Section 27F below. Exhibit B Resolution No.4395 Page 17 e. Prior to the approval of a site plan or the issuance of a building permit, the Public Works Department shall review and approve the number of trash enclosures required to service the project site. f. All developments are required to provide space for the collection of organic materials. Organics are collected in a minimum of 35-gallon wheeled, carts for the single-family units and/or units that function as single family units-and a minimum of 65-gallon wheeled carts are required for areas where collection containers are shared by multiple units. The size of the organics container will be dependent upon the use and size of the building. Where collection containers are shared, organics can be collected six (6) days per week to minimize the space required for a container. COVENANTS, CONDITIONS, AND RESTRICTIONS (1), 15.1 All organizational documents for,the project including any covenants, (5) 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 _prior to issuance of'the first certificate of occupancy. A copy of the final documents shall be submitted to the Community Development Department within five (5) days after recordation. (1), 15.2 No Certificate of Occupancy shall be issued, unless a homeowners (5) 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 close escrow 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: 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. Exhibit B Resolution No.4395 Page 18 c. Provisions for effective establishment, operation, management, use, repair, and maintenance of all common areas and facilities, landscaped areas and lots, walls and fences, private roadways (i.e., walks, sidewalks, trails), common recreation facilities, 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 Tustin Legacy 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. 1. 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 distress, excessive slab settlement, abrupt vertical variations, and debris on travel ways should be removed or repaired promptly. 3. Common areas, private patios, balconies and decks 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 Exhibit B Resolution No. 4395 Page 19 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. L A site plan showing the public portion of the open space 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, less those established with a one-car garage where a�one-car garage shall be maintained. 2. A minimum of 156 open parl�ing spaces shall be made permanently available. Of the 156 spaces, a minimum of seventy-two (72) unassigned guest parking spaces shall be permanently maintained in locations shown on the "Parking and Circulation Exhibit". A minimum of seventy (70) unassigned surface parking spaces shall be permanently allocated to the -flats units with tandem garage spaces and a minimum of fourteen (14) assigned surface parking spaces shall be permanently allocated to the flats units with single car garages. The head-in (90 degree) parking spaces shall have minimum dimensions of 9 feet wide and 19 feet long. 3. Residents shall not store or park any non-motorized vehicles, trailers or motorized vehicles that exceed 7 feet high, 7 feet . -M CM 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. Exhibit B Resolution No.4395 Page 20 5. The homeowners association shall be responsible for monitoring and enforcing all parking and traffic regulations on private drives. 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 "Trash Pick-up Plan" no earlier than 7:00 a.m. on the day regularly scheduled collection day and removed by 7:00 p.m. on the same day. 1. Maintenance of lettered and numbered Lots containing all common areas, public and private open space, 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 member of the homeowners association Board and, where applicable, a manager of the project before January I st of each year with the City of Tustin Community Development Department for the purpose of contacting the association in the case of emergency or in those cases where the City has an interest in CC&R violations. p. The homeowners association shall be responsible for establishing and following procedures for providing access to public utilities for maintenance of their facilities within the project area, subject to those agencies' approval. q. No amendment to alter, modify, terminate, or change the homeowners association's obligation to maintain the common areas and the project perimeter wall or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, 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. Exhibit B Resolution No. 4395 Page 21 HOMEBUYER NOTIFICATION (5) 16.1 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/or occupancy, and a copy of the signed notification shall be provided to the Community Development Department prior to final inspection and/or issuance of each Certificate of Occupancy. a. A notice for 'roadway, trail, and train noise that may impact the subdivision, including roadway noise associated Tustin Ranch Road. The notice shall indicate that additional building upgrades may be necessary for noise attenuation. This determination is to be made as architectural drawings become available and/or where field-testing determines inadequate noise insulation. b. A notice, to be reviewed by the City of Tustin, Tustin Unified School 'Distdct and the Santa Ana 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, fire hydrants, transformers) identifying the type of structure,and their locations. d. A notice indicating that any use of a residence for a business shall be subject to the City's Home Occupation Ordinance and may require zoning clearance and a business license. e. A notice indicating that public use of portions of the common open space will be allowed and noting public ingress and egress through the subdivision will be provided for access to the common open space. f. A notice explaining the easements, facilities, amenities, and dedications that will be provided on lettered lots and indicating all on-site drives, paseos, and common areas are to be maintained by the homeowners association. g. A notice, to be approved by the City Attomey, indicating that neither the site, nor the project nor any part thereof any private drive or sidewalk, alleyway, or paseo thereon shall be privately gated, provided however that any swimming pool and/or spa facility within the private common area, and any private indoor common area Exhibit B Resolution No.4395 Page 22 improvements, including any bathrooms, may be gated or locked and made available solely to residents of the project and their guests. h. A notice stating trash bins shall be placed in designated curb areas as shown on the approved "Trash Pick-up Plan" after 7:00 a.m. on the regularly scheduled trash collection day and shall be removed by 7:00 p.m. on the same day. L A notice indicating that surrounding properties may be developed in accordance with City ordinances in a manner which may partially or totally obstruct views from the owners 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. j. A notice indicating the minimum building setbacks and that construction of patio covers, trellises, fences and walls, etc. may not be allowed. k. A notice explaining and providing a copy of the approved "Parking Plan" and related CC&R provisions. 1. A notice explaining the phasing of construction within the subdivision and that activity may be disruptive. m. The developer shall notify all homebuyers that future AssessmentlMaintenance Districts may affect the property. n. A notice stating that walls shall be a maximum of three (3) feet within front yard setback and a maximum of three (3) feet six (6) inches within front yard area along all public streets and along the Promenade (Alley Grove). o. A notice stating that common area landscaping installation and maintenance is an ongoing effort and that multiple factors may influence the appearance and perceived health of the plants. p. A notice for potential aircraft noise that may impact the subdivision. q. A notice stating the location and operation of a waste/recycling facility within the vicinity, in the adjacent City of Irvine, and odors may be perceptible. (5) 16.2 For residential units that are not sold at the time the Certificate of Occupancy is issued, the developer shall submit to the City a copy of the signed homebuyer notification within ten (10) business days of the Exhibit B Resolution No. 4395 Page 23 homebuyer having signed the document. FEES (1) 17.1 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 fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period 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. (1), 17.2 Prior to issuance of each permit, payment shall be made of all applicable (5) fees, including but not limited to, the following. a. Building plan check-and permit fees to the Community Development Department. b. Engineering plan check and permit fees to the Public Works Department. c. Orange County Fire Authority plan check and inspection fees to the Community Development Department. d. Prior to issuance of a Building Permit(s), payment of the most current Major Thoroughfare and Bridge Fees (for the Foothill/Eastern Transportation Corridor Agency (TCA)) to the City of Tustin (through the Public Works Department) shall be required. The fee rate schedule automatically increases on July 1s' of each year. e. Water and sewer connection fees to the Irvine Ranch Water District. f. For permits issued prior to January 1, 2020, Transportation System Improvement Program (TSIP), Benefit Area "B" fees in the amount of $3.31 per square foot or the most recent rate of new or added gross square floor area of construction or improvements to the Community Development Department. g. New development tax fee in the amount of$350.00'per unit. Exhibit B Resolution No. 4395 Page 24 h. School facilities fee in the amount as required by Tustin Unified School District and the Santa Ana Unified School District. i. Other applicable Tustin Legacy Backbone Infrastructure Program fees. Payment shall be required based upon the most current rates in effect at the time of payment and/or permit issuance and are subject to change.