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09 ZONE CHANGE (ZC) 2020-0001 FOR PROPERTY LOCATED AT 1382 BELL AVENUE
DocuSign Envelope ID: 8D9F7D6C-07B0-42D6-BCD7-8623739C6164 M ETING DATE: TO FRO SUBJECT: SUM RY: AGENDA REPORT ULY 20, 2021 TTHEW S. W ST, CITY M NAG R USTINA L. W LLKO CO O E CHANG (ZC) 2020-0001 Agenda Item 9 DS Reviewed:�� City M nager Finance Director N/A NITY DEVELO M NT DIRECTO This project includes a proposed zone change for the property located at 1382 Bell Avenue, from Planned Com nity Industrial (PC -IND) to Planned Com nity Industrial (PC-IND/BUS) District, and a request to apply Tustin City Code (TCC) parking standards for offices exceeding 25,000 square feet. This zone change would allow professional and general offices and all other perm tted land uses in the PC -IND District. The m dification to parking requirem nts would provide greater flexibility for prospective office tenants within this planned com nity district by updating the district's parking requirem nts to m tch current TCC parking standards. No construction is proposed in conjunction with this project. O June 8, 2021, the Planning Com ssion adopted Resolution Nos. 4429 and 4430, recom nding that the City Council approve the proposed requests. APPLICANT: SETH HIRO RA PRO ERTY STEVE BENO N STEELW VE, LLC O ER: G I -SW BELLOW ER, LLC 3335 SUSAN ST #250 900 N. M CHIG N AVE #1450 CO TAM SA, CA 92626 CHI CAG IL 60611 RECO NDATIO : That the City Council: 1. Adopt Resolution No. 21-56 adopting the Final Negative Declaration as adequate for ZC 2020-0001; and, 2. Introduce and have first reading, by title only of O dinance No. 1514 approving ZC 2020-0001, to rezone the property located at 1382 Bell Avenue from Planned Com nity Industrial (PC -IND) to Planned Com nity Industrial/Business (PC- IND/BUS) and to apply TCC parking standards for offices exceeding 25,000 square feet to the PC-IND/BUS district; and set a second reading at the August 3, 2021, m eting. DocuSign Envelope ID: 112499F9-7E02-43FB-Al2F-47D4227B7290 City Council Report July 20, 2021 Zone Change 2020-0001 Page 2 FISCAL IM ACT: The proposed Zone Change and am ndm nt to the Planned Com nity District's parking requirem nts are applicant -initiated projects. The applicant has paid applicable fees for the processing of these requests. CO RELATIO TO THE STRATEG C PLAN: The proposed project furthers the objectives of the following Strategic Plan goals: • oal A — Econom c and Neighborhood Developm nt #5: Strengthen and facilitate G business relationships for econom c developm nt purposes. • oal C — Financial Strength #4: Explore opportunities for new or increased G revenues and diversify revenue sources beyond sales and property taxes. APPRO AL AUTHO ITY: TCC Section 9295 authorizes the City Council to adopt the proposed Zone Change following a public hearing and a recom endation from the Planning Com ssion. BACKG ND AND DISCUSSIO : Site and Surroundings The subject property is located on the southwest side of Bell Avenue, approxim tely 500 feet northwest of Red Hill Avenue. The property is developed with a 121,443 square foot industrial building constructed in 1986 and the current m x of uses include: 30,452 square feet of m nufacturing, 23,116 square feet of warehousing, and 67,875 square feet of offices to support the prim ry m nufacturing use. The current zoning designation for this property is Planned Com unity Industrial (PC - IND) District and is subject to the Planned Com unity Plan established in M rch 1968. The G neral Plan Land Use designation is Industrial, which allows for a m x of industrial and office uses such as wholesale, light m nufacturing, storage, distribution and sales, research and developm nt laboratories, and service com ercial businesses. The 5.91 -acre property is currently vacant and is surrounded by office uses to the northeast, southeast, and southwest, with industrial uses to the northwest. The property to the northwest is zoned PC -IND, while all other surrounding properties are zoned PC- IND/BUS (Figure 1). DocuSign Envelope ID: 112499F9-7E02-43FB-Al2F-47D4227B7290 City Council Report July 20, 2021 Zone Change 2020-0001 Page 3 w - ; PC -IND r• i +�.- 11. '►41 PC -IND s PC-IND/BUS Figure 1 — Area M p O April 13, 2021, the Planning Com ssion adopted Resolution No. 4424 determ ning that the proposal by the County of O ange, Sheriff -Coroner's Technology Division and Em rgency Call Center, to locate at 1382 Bell Avenue, is in conform nce with the City's G neral Plan (G neral Plan Conform ty 2021-0003). Project Description The applicant would like the flexibility to use the entire building for office purposes in the event the site is not used by the County of O ange for its O Sheriff Technology Division in the future. The use of the entire building for offices would require a zone change from Planned om nity ndustrial PC -IND) istrict o lanned om nity Industrial/Business (PC-IND/BUS) District, because the current zoning only allows for a variety of light industrial, m nufacturing, assem ly, and R&D uses. O fice uses within the PC -IND designation are perm tted only as incidental uses to the perm tted industrial type land use. The proposed zoning of PC-IND/BUS would allow professional and general offices and all other perm tted land uses in the PC -IND District. Furtherm re, the proposed Zone Change will be consistent with the general surroundings of the project (Figures 2 and 3). The applicant has also requested that parking standards identified within the TCC be applied for offices exceeding 25,000 square feet, located in the planned corn nity district. DocuSign Envelope ID: 112499F9-7E02-43FB-Al2F-47D4227B7290 City Council Report July 20, 2021 Zone Change 2020-0001 Page 4 Figure 2 — Existing Zoning Figure 3 — Proposed Zoning Zone Change and Existing G neral Plan Land Use Designation The site is designated by the G neral Plan as Industrial. The proposed Zone Change would not create an inconsistency with the G neral Plan designation since the Industrial land use designation allows for a m x of industrial and office uses consistent with the proposed request. The proposed Zone Change is appropriate and consistent with surrounding land uses. Properties to the im diate northeast (15661 Red Hill Avenue), a southeast (15771 Red Hill Avenue), and southwest (1395 W mer Avenue) of the site are already zoned PC-IND/BUS. These properties were rezoned in 1979, 1985, 1995 and 2008 but the subject property rem ined unchanged. The approval of ZC 2020-0001 would continue to establish a sm II synergistic core of offices uses in this area and would benefit the surrounding industrial com nity and new service establishm nts at Tustin Legacy. Parking The applicant has requested that parking standards identified within the TCC be applied for offices exceeding 25,000 square feet in the Planned Com unity Industrial (PC- IND/BUS) District (Attachm nt D). This m dification would provide greater flexibility for prospective office tenants within this planned com unity district and would update district parking requirem nts to m tch current TCC parking standards for this type of use. This proposed m dification is shown in Table 1 below. Table 1 Parking Standards for Indust /Business PC-IND/BUS Type of Use xisting roposed O five 1 space per 250 square feet space per 250 square feet for the first 25,000 square feet and 1 space per 300 square feet thereafter DocuSign Envelope ID: 112499F9-7E02-43FB-Al2F-47D4227B7290 City Council Report July 20, 2021 Zone Change 2020-0001 Page 5 Parking Table 1 Standards for Indust /Business PC-IND/BUS Type of Use xisting ro osed Retail Com rcial 1 space per 200 square feet o Change Service Corn rcial 1 space per 250 square feet o Change Restaurants 1 space per 250 square feet o Change ENVIRO M NTAL REVIEW A Negative Declaration (ND) has been prepared for this project (Exhibit A of Resolution No. 21-56). The draft ND was m de available for public review from M y 6, 2021, to M y 25, 2021. No com nts were received on the ND during the corn nt period. As a lead agency for a private developm nt project, the City of Tustin m st initiate consultation with all California Native Am rican tribes that request consultation as part of the CEQ review process pursuant to Public Resources Code Section 21080.3.1(b). The City circulated letters via certified m it on M y 20, 2020 to request com nts and input on the proposed project and the potential effect to Tribal and Cultural Resources. At the expiration of the AB -52 noticing period on June 19, 2020, the City had received response letters from the (1) Juaneno Band of M ssion Indians, Acjachem n Nation — Belardes and the 2) abrieleno and f ssion ndians-Kizh ation o equest onsultation. Consultation with both Native Am rican tribes was com leted by the end of August 2020. Since the conclusion of the consultation period, the scope of the proposed project has been reduced from the developm nt of a creative office cam us on two (2) adjacent properties to a zone change only for the existing light industrial property where no construction is proposed. Therefore, there will be no ground disturbance and no m tigation m asures are required. PUBLIC O TREACH AND COM NTS: In M y 2021, in advance of the June 8, 2021 Planning Com ission hearing, City staff provided the following notifications: • ublished and posted a Notice of Intent to Adopt a ND and public review period P in the Tustin News and on the County Clerk/Recorder website; • osted the project description on the City's website which provides inform tion P related to the project and a link to the Initial Study/ND; • ailed a Notice of Public Hearing and Notice of Intent to Adopt a ND to thirty-six M (36) property owners within 300 feet of the project site and thirty-four (34) public agencies and utilities; and • osted notices on the project site in two (2) locations. P DocuSign Envelope ID: 112499F9-7E02-43FB-Al2F-47D4227B7290 City Council Report July 20, 2021 Zone Change 2020-0001 Page 6 O July 8, 2021, in advance of the July 20, 2021 City Council hearing, City staff provided the following additional project notifications: • ublished a Notice of Public Hearing in the Tustin News; • ailed a Notice of Public Hearing to thirty-six (36) property owners within 300 feet of the project site and thirty-four (34) public agencies and utilities; and • osted notices on the project site in two (2) locations. PLANNING CO M SSIO ACTIO : O June 8, 2021, the Planning Com ssion considered the project and adopted Resolution No. 4429 recom nding that the City Council adopt the ND for ZC 2020- 0001 and Resolution No. 4430 recom ending that the City Council adopt O dinance 1514, approving ZC 2021-0001, am nding the Zoning designation of 1382 Bell Avenue from Planned om nity ndustrial PC -IND) o he lanned om nity Industrial/Business (PC-IND/BUS) zoning district, and to apply TCC parking standards for offices exceeding 25,000 square feet. No public com ents were received. Copies of the Planning Com ssion m eting m nutes and the approved resolutions are provided in Attachm nts E, F and G CO CLUSIO The proposed project is consistent with the objectives, policies, and general land uses of the G neral Plan and the TCC and will not im air the orderly and harm nious developm nt of the area, the present or future developm nt therein, or the occupancy as a whole. Based on the findings within Resolution No. 21-56 and O dinance No. 1514, staff recom ends that, the City Council adopt Resolution No. 21-56 adopting the Negative Declaration for the proposed project and introduce and have first reading of O dinance No. 1514 approving ZC 2021-0001, am nding the Zoning designation for 1382 Bell Avenue from Planned Com unity Industrial (PC -IND) to the Planned Com unity Industrial/Business (PC-IND/BUS) zoning district, and to apply TCC parking standards for offices exceeding 25,000 square feet, and set the second reading of the ordinance for the August 3, 2021 City Council m eting. Doc uSlgned by: StkP—"V- for: UCCUSignetl 6y: �tt 1A •�.Au. EADasa�CUSW2a. ED45DA2623854A5.. Sam ntha Beier, AICP Senior Planner ustina L. W Ilkom om nity Developm nt Director I DocuSign Envelope ID: 112499F9-7E02-43FB-Al2F-47D4227B7290 City Council Report July 20, 2021 Zone Change 2020-0001 Page 7 Attachm nts: A. ocation M p B. and Use Application Fact Sheet C. ubm tted Plans D. roposed M difications to Planned Com unity District Regulations E. lanning Com ssion M nutes — June 8, 2021 F. lanning Com ssion Resolution No. 4429 G lanning Com ission Resolution No. 4430 H. esolution No. 21-56 • xhibit A: Final Initial Study/Negative Declaration I. rdinance No. 1514 • xhibit A — ZC 2020-0001, Attachm nts 1 & 2 ATTACHMENT A LOCATION MAP Location Map 1382 Bell Avenue ZC 2020-0001 300 ft, 500 ft, and 1000 ft Radius 1000 ft 500 ft 300 ft ATTACHMENT B LAND USE APPLICATION FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): ZC-2020-0001 2. LOCATION: Adjacent to southwest corner of Red Hill Avenue and Bell Avenue 3. ADDRESS: 1382 Bell Avenue 4. APN(S):430-231-05 5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: ZC 68-172 (Rezone to PC -IND and Establish Planned Community Standards); GPC 2021-003 6. SURROUNDING LAND USES: NORTHEAST: Office, Manufacturing, Warehouse NORTHWEST: Manufacturing, Warehouse SOUTHEAST: Office, Manufacturing, Warehouse SOUTHWEST: Office, Manufacturing, Warehouse 7. SURROUNDING ZONING DESIGNATION: NORTHEAST: Planned Community Industrial (PC -IND); Planned Community Industrial/Business (PC-IND/BUS) NORTHWEST: Planned Community Industrial (PC -IND) SOUTHEAST: Planned Community Industrial (PC -IND); Planned Community Industrial/Business (PC-IND/BUS) SOUTHWEST: Planned Community Industrial/Business (PC-IND/BUS) 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTHEAST: Planned Community Commercial Business SOUTHWEST: Industrial NORTHWEST: Industrial SOUTHEAST: Industrial 9. SITE LAND USE: Use Zoning: General Plan: DEVELOPMENT FACTS: 10. LOT AREA: EXISTING PROPOSED Industrial w/ Offices Industrial, Office, Commercial Planned Community Industrial (PC -IND) Planned Community Industrial / Business (PC-IND/BUS) Industrial No Change EXISTING 5.91 ac. PROPOSED No change REQUIRED PROPOSED 12. PARKING (MANUF.): 1 sp. per 500 sf (0 sp.) 0 Sp. PARKING (OFFICE): First 25,000 sf: 1 sp. per 250 sq. ft; (100 sp.) Over 25,000 sf: 1 sp. per 300 sq. ft; (322 sp.) 433 sp. 16. BUILDING SETBACKS: FRONT 30 feet (min.) No Change SIDE 10 feet (min.) No Change REAR 0 feet (min.) No Change 17. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES, EASEMENTS, ETC.) N/A ATTACHMENT C SUBMITTED PLANS m i M EEQ�_ Mal �aswswramveuwewM1vesn�.� wa>.r.Fn.enrrowurr 2N 08 Lu u JQ W Z Z W QQ _ 0.0 TT 2Q22 U �UE ny°u, NO 20 g JU n Lu W U Q ®U'ry �� zo oz e� ��cn _„m Q =3 m i M EEQ�_ Mal �aswswramveuwewM1vesn�.� wa>.r.Fn.enrrowurr u 8 z / 08 � § |! 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O N LU q \, ` \, (, , 5= ^ ATTACHMENT D PROPOSED MODIFICATIONS TO PLANNED COMMUNITY DISTRICT REGULATIONS PROPOSED MODIFICATIONS TO PLANNED COMMUNITY DISTRICT REGULATIONS ZONE CHANGE 2020-0001 1382 BELL AVENUE PLANNED COMMUNITY DISTRICT REGULATIONS CITY OF TUSTIN MARCH 1968 ADOPTED BY: ORDINANCE NO. 400, JUNE 3, 1968 AMENDED BY: ORDINANCE NO. 816, DECEMBER 3, 1979 ORDINANCE NO. 925, JANUARY 7, 1985 ORDINANCE NO. 1158, SEPTEMBER 18, 1995 ORDINANCE NO. 1347, JANUARY 15, 2008 DRAFT ORDINANCE NO. 1514, , 2021 STATISTICAL ANALYSIS* GroupI: Industrial.......................................................................................................................................115.05 Acres Special Landscape Area..................................................................................................................................2.71 Acres Total...................................................................................................117.76 Acres *Statistical Analysis is for informational purposes only TABLE OF CONTENTS INTRODUCTION.............................................................................................................................................................1 PARTI. INDUSTRY..........................................................................................................................................................2 SECTION I. PERMITTED USES.....................................................................................................................................2 SECTION II. DEVELOPMENT STANDARDS..................................................................................................................4 A. Setbacks.......................................................................................................................................................4 B. Site Coverage...............................................................................................................................................4 C. Signs.............................................................................................................................................................4 D. Sign Standards..............................................................................................................................................5 E. Parking.........................................................................................................................................................5 F. Landscaping..................................................................................................................................................6 G. Loading Areas...............................................................................................................................................7 H. Storage Areas...............................................................................................................................................7 I. Refuse Collection Areas................................................................................................................................7 J. Telephone and Electrical Service.................................................................................................................7 K. Sidewalks......................................................................................................................................................7 L. Nuisances.....................................................................................................................................................7 PART II. SPECIAL REGULATIONS.....................................................................................................................................8 SECTION I. SERVICE STATION DEVELOPMENT STANDARDS......................................................................................8 A. Setbacks.......................................................................................................................................................8 B. Minimum Site Area......................................................................................................................................8 C. Signs.............................................................................................................................................................8 D. Sign Standards..............................................................................................................................................9 E. Parking.........................................................................................................................................................9 F. Landscaping..................................................................................................................................................9 G. Screening....................................................................................................................................................10 H. Refuse Collection Area...............................................................................................................................10 I. Application of City of Tustin Service Station Standards .............................................................................10 PART III: INDUSTRY/BUSINESS.....................................................................................................................................11 SECTION I: PERMITTED USES...................................................................................................................................11 SECTION II: DEVELOPMENT STANDARDS................................................................................................................12 SECTION III: SPECIAL REGULATIONS........................................................................................................................12 Special Landscape Street CITY OF TUSTIN ADOPTED BY. ORDINANCE NO. 400 QUNE 3,1968) PLANNED COMMUNITY AMENDED BY: ORDNANCE NO. 816 (DECEMBER- 3,1979); ORDNANCE NO. 925 (JANUARY 7, 1985), ORDNANCE NO. 1158 INDUSTRIAL, INDUSTRIAL BUSINESS (SEPTEMBER 18, 1995) ORDNANCE NO. 1347 {JANUARY 15, 2008) INTRODUCTION The P.C. (Planned Community) District for the City of Tustin is part of the Irvine Industrial Planned Community Plan developed in conjunction with the Irvine Ranch Southern Sector General Land Use Plan approved by the Orange County Planning Commission and the Orange County Board of Supervisors. As designated on the General Plan of Land Use for the City of Tustin, the area is considered most appropriate for industrial development. The purpose of this P.C. (Planned Community) District is to provide a method whereby property may be classified and used for various types of industry and other uses compatible therewith. The specifications of this district are intended to provide flexibility for both the land use and development standards in planned building groups. Except as expressly stated within the text of this PC (Planned Community) Ordinance, all applicable provisions and requirements of the City of Tustin Zoning Code shall apply. 1 PART I. INDUSTRY SECTION I. PERMITTED USES Minimum Site Area — 30,000 square feet Intent and Purpose It is the intent of this section to allow the location of industries engaged in research and/or testing and general manufacturing activities, provided that such activities are confined within a building or buildings and do not contribute excessive noise, dust, smoke, or vibration to the surrounding environment nor contain a high hazard potential due to the nature of the products, material, or process involved. Permitted Uses 1. Uses primarily engaged in research activities, including but not limited to research laboratories and facilities, developmental laboratories and facilities and compatible light manufacturing similar to the following list of examples: • Bio -Chemical • Chemical • Development facilities for national welfare on land, sea and air • Film and Photography • Medical or Dental • Metallurgy • Pharmaceutical ■ X -Ray 2. Manufacture, research assembly, testing, and repair of components, devices, equipment, and systems and parts and components such as but not limited to the following list of examples: • Coils, Tubes, Semi -conductors • Communication, Navigation Control, Transmission and Reception Equipment, Control Equipment and Systems, Guidance Equipment and Systems • Data Processing Equipment and Systems • Glass Edging, Beveling, and Silvering • Graphics and Art Equipment • Metering Instruments • Optical Devices, Equipment, and Systems • Phonographs, Audio Units, Radio Equipment, and Television Equipment • Photographic Equipment • Radar, Infra -Red, and Ultra -Violet Equipment and Systems • Scientific and Mechanical Instruments • Testing Equipment 3. Manufacturing to include but not limited to the following list of examples: A. Manufacture and/or assembly of products such as but not limited to the following list of examples: ■ Aircraft and Related Components ■ Ceramic Products ■ Automobiles and Automobile Parts • Concrete Products ■ Boats • Electrical Appliances • Clocks and Watches ■ Farm Equipment • Coffins • Heating and Ventilating Equipment 7 • Linoleum • Sheet Metal Products • Machinery and Machine Tools • Silk Screens • Musical Instruments • Sporting Goods • Neon Signs • Springs ■ Novelties ■ Stencils • Oil Well Valves and Repairs ■ Toys • Optical Goods ■ Trailers • Refrigeration ■ Trucks • Screw Machine Products • Yarn B. The manufacture of products or products made from materials such as but not limited to the following list of examples: ■ Aluminum • Linoleum • Bags, except Burlap Bags or Sacks • Matches ■ Batteries ■ Mattresses ■ Boxes, Paper ■ Paper • Brass • Steel • Cans ■ Tin ■ Copper • Tools ■ Glass ■ Wool ■ Grinding Wheels • Yarn • Iron C. The manufacturing, compounding, processing, or treatment of items such as but not limited to the following list of examples: ■ Acids, Non -Corrosive ■ Candles ■ Cigarettes and Cigars • Detergents • Disinfectants • Dye • Food Products • Lubricating Oil • Pharmaceutical Products • Plastics • Toiletries • Vitamin Products • Waxes and Polishes D. Woodworking shops, such as (Provided that, if a planer, router, sticker, or moulder is maintained, all doors and windows in the outside walls of the room in which said machinery is located shall be kept closed while said machine is in use): ■ Box • Furniture • Wood Products E. Distribution and Warehousing Plants 4. Administrative, professional, and business offices associated with and accessory to any of the above. 5. Blue printing, photostating, photo -engraving, printing, publishing and bookbinding, provided that no on-site commercial service is associated with said uses. 6. Cafeteria, cafe, restaurant, or auditorium associated with and incidental to any of the foregoing uses. 7. Service stations will be permitted subject to the development standards contained in this ordinance. 3 8. Agriculture, as a continuation of the existing land use, and all necessary structures and appurtenance shall be permitted. 9. State, County, and Municipal facilities such as fire and police stations, civic centers, libraries, etc. SECTION II. DEVELOPMENT STANDARDS A. Setbacks All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right-of-way line of the frontage street. 1. Front Yard Setback Thirty (30) feet, except that unsupported roofs or sun screens may project six (6) feet into the setback area. 2. Side Yard Setback Ten (10) feet, except that unsupported roofs or sun screens may project three (3) feet into the setback area. In the case of a corner lot, the street side setbacks shall be thirty (30) feet, except that unsupported roofs and sun screens may project six (6) feet into the setback area. Interior lot lines for a corner lot shall be considered side lot lines. 3. Rear Yard Setback No rear yard setback is required. B. Site Coverage Maximum building coverage of fifty (50) percent is allowed. Parking structures shall not be calculated as building area, however, said structures shall be used only for the parking of company vehicles, employee's vehicles, or vehicles belonging to persons visiting the subject firm. C. Signs 1. Sign Area Only one (1) single faced or double faced sign shall be permitted per street frontage. No sign or combination of signs shall exceed one (1) square foot in area for each six hundred (600) square feet of total site area. However, no sign shall exceed two hundred (200) square feet in area per face. An additional twenty (20) square feet shall be allowed for each additional business conducted on the site. 2. Sale or Lease Sign A sign, advertising the sale, lease, or hire of the site shall be permitted in addition to the other signs listed in this section. Said sign shall not exceed a maximum area of thirty-two (32) square feet. 3. Ground Sign All ground signs shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess of one hundred fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measure from the property line, of any street side setback area. However, the above standards shall not apply to the Community Directional Sign, Special Purpose Sign, Construction Sign, or Future Tenant Identification Sign. 4 4. Special Purpose Sign Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and shall be permitted in addition to the other signs listed in this section. 5. Wall Sign Wall signs shall not comprise more than ten (10) percent of the area of the elevation upon which the site is located. Said signs shall be fixture signs; signs painted directly on the surface of wall shall not be permitted. 6. Construction Sign One (1) construction sign denoting the architects, engineers, contractor, and other related subjects, shall be permitted upon the commencement of construction. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, or the tenant is occupying said building(s), whichever occurs first. (Page A) 7. Future Tenant Identification Sign A sign listing the name of future tenants, responsible agent or realtor, and identification of the industrial complex shall be permitted. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structures fit for occupancy or tenant is occupying said building(s), whichever occurs first. (Page A) 8. Community Directional and/or Identification Sign Permanent directional and identification signs, not exceeding two hundred fifty (250) square feet (single face), shall be permitted to give directions to and identify areas within the P.C. (Planned Community) District. (Page B) D. Sign Standards 1. Signs visible from the exterior of any building may be lighted, but no signs or any other contrivance shall be devised or constructed so as to rotate, gyrate, blink or move in any animated fashion. 2. Signs shall be restricted to advertising only the person, firm, company, or corporation operating the use conducted on the site or the products produced or sold thereon. 3. A wall sign with the individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or the pictorial symbol and calculating the area enclosed by such line. (See the attached Sign Standard Sheet Page C) 4. All signs attached to the building shall be flush mounted. E. Parking Adequate off-street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on -street parking. Required off-street parking shall be provided on the site of the use served, or a contiguous site or within six hundred (600) feet of the subject site. Where parking is provided on other than the site concerned, a recorded document shall be filed with the Building and Planning Departments and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking 5 The following guide shall be used to determine parking requirements: Office Three (3) spaces for each one thousand (1,000) square feet of total office space (excluding such areas as pedestrian corridors, rest rooms, elevator shafts, equipment areas). Manufacture, Research, and Assembly Two (2) parking spaces for each three (3) employees, but in no event less than two (2) spaces for each one thousand (1,000) square feet of gross floor area. Warehouse Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each one thousand (1,000) square feet of gross floor area for the first twenty thousand (20,000) square feet; one (1) space for each two thousand (2,000) square feet of gross floor area for the second twenty thousand (20,000) square feet; one (1) space for each four thousand (4,000) square feet of gross floor area for areas in excess of the initial forty thousand (40,000) square feet of floor area of the building. If there is more than one shift, the number of employees on the largest shift shall be used in determining parking requirements. F. Landscaping As a portion of the total landscaping scheme of the Industrial P.C. (Planned Community) District, certain streets have been designated as "Special Landscaped Streets." Landscape treatment along the frontages of said streets require special consideration and, therefore, are referred to under separate sections in the following landscaping standards. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback Area a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover, and shrubbery. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. c. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any driveway in said area. 2. Side and Rear Yard Setback Area a. General Statement All unpaved areas not utilized for parking and storage shall be landscaped utilizing ground cover and/or shrub and tree materials. N. b. Undeveloped areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition but need not be landscaped. c. Screening Areas used for parking shall be landscaped in such a manner as to interrupt or screen said areas from view from access streets, freeways, and adjacent properties. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and/or trees. G. Loading Areas 1. No loading areas shall be allowed which is visible from adjacent streets. 2. On other than Special Landscaped Streets, street side loading shall be allowed, provided the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line, or one hundred ten (110) feet from the street centerline, whichever is greater. Said areas must be screened from view from adjacent streets. H. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways, and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height, but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. I. Refuse Collection Areas 1. All outdoor refuse collection areas shall be visually screened from access streets, freeways, and adjacent property by a complete opaque screen. 2. No refuse collection areas shall be permitted between a frontage street and the building line. J. Telephone and Electrical Service All "on-site" electrical lines (excluding lines in excess of 12KV) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties. K. Sidewalks Sidewalks are not required in the Industrial P.C. (Planned Community) Area. L. Nuisances No portion of the property shall be used in such a manner as to create a nuisance to adjacent sites, such as but not limited to vibration, sound, electro -mechanical disturbance and radiation, electro -magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic, or noxious matter. VA PART II. SPECIAL REGULATIONS SECTION I. SERVICE STATION DEVELOPMENT STANDARDS A. Setbacks All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right-of-way line of the frontage street. 1. Front Yard Setback a. Special Landscaped Streets Thirty (30) feet, except that unsupported roofs, sunscreens and canopy roofs may project six (6) feet into the setback area b. Other Streets Thirty (30) feet, except that unsupported roofs, sunscreens and canopy roofs may project within ten (10) feet of the property line. 2. Interior Setbacks Twenty (20) feet from the side and rear lot lines. Unsupported roofs, sunscreens and canopy roofs may project three (3)feet into the setback area. B. Minimum Site Area A minimum site area of 15,000 sq. ft. is required. C. Signs 1. One (1) free standing sign, limited to a maximum height of seventeen (17) feet shall be permitted. Sign face shall not exceed a maximum area of forty-five (45) sq. ft. per face, double faced. 2. One (1) identifying sign or symbol, mounted on the building. Maximum area of the sign or symbol shall be eight (8) square feet. Maximum letter height shall be one (1) foot. 3. Sale or Lease Sign A sign advertising the sale, lease, or hire of the site shall be permitted in addition to the other signs listed in this section. Said sign shall not exceed a maximum area of thirty-two (32) square feet. 4. Special Purpose Sign Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and shall be permitted in addition to the other signs listed in this section. 5. Construction Sign One (1) construction sign denoting the architects, engineers, contractor, and other related subjects shall be permitted upon the commencement of construction. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates that structure(s) fit for occupancy, whichever occurs first. (Page A) 8 6. Future Tenant Identification Sign A sign listing the name of future tenants, responsible agent or realtor and identification of the industrial complex shall be permitted. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, whichever occurs first. (Page A) D. Sign Standards 1. All signs, symbols, etc., shall not revolve, rotate or simulate animation in any manner. 2. Lighting of signs may be integral or by direct rays confined to the sign. Neon lighting and flashing lights are prohibited. 3. All advertising devices, including tires, oil, accessories, posters, etc., shall be located within the main building. 4. All signs attached to the building shall be flush mounted. E. Parking A minimum of eight (8) parking spaces shall be provided on the site. F. Landscaping All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover, and shrubbery. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. c. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any driveway in said area. 2. Interior Setbacks a. All unpaved areas not utilized for parking and storage shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Boundary Areas Boundary landscaping is required on all interior property lines. Said areas shall be placed along the entire length of these property lines or be of sufficient length to accommodate the number of required trees. Trees, equal in number to one (1) tree per twenty-five (25) lineal feet of each property line, shall be planted in the above defined areas. W* c. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb, at least six (6) inches higher than the adjacent vehicular area. d. Landscaping, except trees, along all streets and boundaries shall be limited to a height of not more than 3 % feet within twenty (20) feet of the point of intersection of streets and/or drives. G. Screening A masonry wall or landscaping forming an opaque screen shall be installed along property lines which abut property zoned for agricultural or residential uses. Said wall or landscaping shall be six (6) feet in height. Wall or landscaping shall be no higher than three (3) feet (except trees) within twenty (20) feet of any ultimate street right-of-way line. Where there is a difference in elevation on opposite sides of the wall, the height shall be measured from the highest grade level adjacent to the wall. No signs or sign supports shall be permitted on any required screening. H. Refuse Collection Area All trash and refuse shall be stored within an area enclosed by a wall at least six (6) feet in height. Wall material shall match exterior building material. I. Application of City of Tustin Service Station Standards In addition to the standards outlined in this section of the ordinance, the Service Station Development Standards of the City of Tustin shall also apply to all such development in the P.C. (Planned Community) District, except that approval of a Use Permit is not required 10 PART III: INDUSTRY/BUSINESS (ORDINANCE NO. 816, DECEMBER 3, 1979) SECTION I: PERMITTED USES 1. All uses authorized in Part I, Section I of these regulations. 2. Professional offices, subject to a site development permit, similar to the following examples: a. Architects b. Attorney c. Dentist d. Optometrist e. Physician f. Others licensed by the State of California to practice the healing arts, including clinics for out-patients only laboratories for x-ray and diagnostic purposes generally associated with any of the above. g. Engineer h. Surveyor 3. General offices, subject to a site development use permit, similar to the following examples: a. Accountants b. Building consultants c. Drafting d. Economic consultant e. Escrow f. Insurance Agency g. Real estate h. Personnel agency i. Answering service j. Land and property management k. Management, technical, or professional consultant 4. Retail business, subject to a site development use permit, exemplified by the following when conducted within a building: a. Art and drafting supplies b. Bakeries c. Bicycle sales (including repairs, no outside display) d. Books and stationery e. Furnishings, household and business f. Equipment repairs g. Restaurants, cafes (See Section III) h. Small convenience stores (grocery) (See Section III) 5. Services business, exemplified by the following sales incidental thereto, when conducted within a building, subject to a site development permit: a. Banks and finance companies b. Blueprinting c. Equipment repair d. Interior Decorator e. Job printing f. Locksmith 11 g. Public utility business offices (excluding corporation yards) h. Travel agency i. Typing and addressing service 4:14kIIs] L1IIA111TJ4119WLTA 14►Ill I&IIF—MI 107_1.1R1•1 1. Setbacks as required in Section IIA (Ordinance No. 400) 2. Site coverage as required in Section IIB (Ordinance No. 400) 3. Signs a. All signs shall conform strictly to provisions of Sign Code No. 6841. b. Master sign plans shall be required for all business/professional uses at the time of Use Permit submittal. 4. Parking As required in Section IIC (Ordinance No. 400) with the following additions: Office: One (1) space for each 250 square feet of gross floor area for the first 25,000 square feet and one (1) space for each 300 square feet thereafter. Retail commercial: One (1) parking space for each 200 square feet of gross floor area. Service commercial: Same as office parking requirements Restaurants: One (1) parking space for each three (3) seats. 5. Physical development Development shall conform to provisions IIF, G, H, I, J, K, and L of these Guidelines (Ordinance No. 400) SECTION III: SPECIAL REGULATIONS Any sale of alcohol beverages requires a conditional use permit. 1 Editor's Note: Sign Code No. 684 refers to Ordinance No. 684, which adopted the Tustin Sign Code. The current Tustin Sign Code can be found in Section 9400 of the Tustin City Code. 12 SITE FOR: SYMBOL COMPANYNAME (]F ANY) (ANY COLOR UTTER) IRVINE INDUS1R A . COMPLEX REALTOR 9/4" MOLDING k7-0" m r^xa^xV - s FOSE 2 V7 4-01 0" HMSH-- GRADE 4'- 0" LJ FROM SECTION u u END SECTION NOTE ALL WOOD CONSTRUCTION SIGN A WHITE BACKGROUND, BLACK LETTERS (EXCEPT COMPANY NAME) WHITE BACKSIDE, WHITE POSTS SIGN B: BLACK BACKGROUND, WHITE LETTERS BLACK BACKSIDE IRVINE INDUSTRIAL COMPLEX FUTURE TENANT IDENTIFICATION SIGN NOTE ALL WOOD CONSTRUCTION SIGN W MUST RELATE TO T EALTOR7 SIGN IN HEIGHT (4' - 0' ABOVE GRADE) SIGNS B, C, D CAN BE PLACED ACCORDING TO QUANTITY OF INFORMATION REQUIRED TO BE ERECTED NEXT TO TENANT IDENTIFICATION SIGN IRVINE INDUSTRIAL. COMPLEX—CONSTRUCTION SIGN Page A 20' - 0" UNIVERSITY OF CALIFORNIA UNIVERSITY PARK TURTLE ROCK IRVINE TOWN CENTER Page B -1k 1][]r\V']nL(e ( o ]r]nl > a]Cll b Method for Determination of Wall Sign Area A wall sign with irregular or individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or pictorial symbol and calculating the area of the area enclosed by such line (a x b). Page C Valencia Avenue Lot 11 2.891 acres Lot 12 2.529 acres Lot 13 2.397 acres a Lot 14 2.510 acres Project 939-65-105-118 Lot 10 2.797 acres 2.452 acres Lot 7 Lot 6 1.585 acres 1.620 acres Not a part of this subdivision Morgan Circle Lot 4 Parcel 1 0.89 acres Lot 5 2.002 acres Lot 4 Parcel 2 1.088 acres Lot 3 Lot 1 1.06 acres 6.168 acres Bell Avenue LANDMARK INDUSTRIAL PARK TRACT NO 7721 CITY OF TUSTIN IRVINE INDUSTRIAL COMPLEX ATTACHMENT E PLANNING COMMISSION MINUTES -JUNE 8, 2021 DocuSign Envelope ID* 88F48676-46CB-4F9D-B8❑2•E4724BB398B9 MINUTES VIDEO CONFERENCING TUSTIN PLANNING COMMISSION MEETING JUNE 8, 2021 6:00 p.m. CALLED TO ORDER. Given. INVOCATION: Chair Masan All present. ROLL CALL: Chair Mason Chair Pro Tem Kozak Commissioners Chu, Hi+guchi, and Mello None. PUBLIC CONCERNS CONSENT CALENDAR: Hurtado Hurtado confirmed there was no public input. Approved the 1. APPROVAL OF MINUTES — MAY 25, 2021 May 25, 2029 Minutes. RECOMMENDATION: That the Planning Commission approve the Minutes of the May 25, 2021 Planning Commission meeting, as provided. Motion: It was moved by Chu, seconded by Mello, to approve the Minutes of the May 25, 2021 Planning Commission meeting. Motion carried 5-0. PUBLIC HEARINGS: Adopted 2. ZONE CHANGE (ZC) 2020-0001 Reso. Nos. 4429 & 4430. APPLICANT: Seth Hiromura Steelwave LLC 3335 Susan Street, #250 Costa Mesa, CA 92626 LOCATION: 1382 BELL AVENUE PROPERTY OWNER: Steve Benos GVI-SW Bell Owner, LLC 900 N. Michigan Ave., #1450 Chicago, IL 60611 Minutes — Planning Commission June 8, 2021 — 11 DocuSign Envelope IDS 88F4C676-4608-4F9D-8802-E4724BB398B9 ENVIRONMENTAL: A Negative Declaration (ND) has been prepared in accordance with the provisions of the California Environmental Quality Act (CEQA) Article 6 of California Code of Regulations, Title 14, Chapter 3. REQUEST: 1. To rezone the property located at 1382 Bell Avenue from PC -IND District to PC-IND/BUS Zoning District. 2. Apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. RECOMMENDATION: That the Planning Commission: 1. Adopt Resolution No. 4429 recommending that the City Council find that the Negative Declaration prepared for ZC 2020-0001 is adequate for the proposed project. 2. Adopt Resolution No. 4430 recommending that the City Council adopt Ordinance No. 1514 for ZC 2020-0001 to change the zoning designation of 1382 Bell Avenue from PC -IND to PC-IND/BUS and to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. Beier Presentation given. ,Kozak Kozak asked for clarification on the occupancy of the building and the length of the lease with the Sheriffs Technical Division. Beier Staff has been informed that the lease is intended to be long-term and it is a private agreement between the properly owner and the County as a tenant. Since the lease is a separate action, it does not directly link to the zone change presented to the Commission. Mello Mello asked for clarification between the Traffic Analysis' level of service (LOS) versus VMT (Vehicle Miles Traveled) and which one the City uses since the City does not have any adopted (VMT) guidelines. Reekstin In response to Mello's clarification question, Reekstin stated that the City uses VMT thresholds and LOS in analyzing potential traffic impacts in the environmental analysis for the project. Minutes — Planning Commission June 8, 2021 — a U -- 12 DocuSign Envelope ID, 88F4C676-46CB-4F9D-B8❑2•E4724BB398B9 Hurtado Hurtado confirmed public input was not received regarding this item. Motion: It was moved by Chu, seconded by Higuchi, to adopt Resolution Nos. 4429 and 4430. Motion carried 5-0. Adopted 3. CONDITIONAL USE. PERMIT (CUP) 2021-0006; DESIGN REVIEW Meso. No. (DR) 2021-0006 4432. APPLICANT: PROPERTY OWNER: Dino Romeo Charlie Christensen Smartlink Group Public Storage Properties IV, Ltd. 3300 Irvine Avenue, #300 701 Western Avenue Newport Beach, CA 92660 Glendale, CA 91201 LOCATION: 14861 Franklin Avenue ENVIRONMENTAL: This project is exempt pursuant to the California Environmental Quality Act (CEQA) Section 15303 — New Construction or Conversion of Small Structures. REQUEST: To construct and operate a stealth major wireless communication facility consisting of a sixty (60) foot high mono -eucalyptus with associated equipment contained within a storage unit adjacent to the mono - eucalyptus facility. RECOMMENDATION: That the Planning Commission adopt Resolution No. 4432 approving CUP 2021-0006 and DR 2021-0006, to construct and operate a sixty (60) foot high major wireless communication facility consisting of a stealth mono -eucalyptus and associated equipment contained within a storage unit adjacent to the mono -eucalyptus facility. Dove Presentation given. Mr. Romeo The applicant, Dino Romeo, also provided a presentation. Chu Chu asked staff about the lease terms of the existing wireless facility and the remaining number of years on the lease. She also asked the applicant to clarify the reasons AT&T is not able to co -locate. Chu asked for clarifications on the following: 1) ATT&T currently does not have a master lease agreement and is it possible for AT&T to obtain a master lease agreement now?; 2) why the mono - Minutes — Planning Commission June 8, 2021 — - 13 DocuSign Envelope IDS 88F4CB78-46CB-4F9D-BBD2-E4724BB398B9 palm is not co -locatable; 3) the branches of the mono -palm only cover the top of the antenna and why AT&T would not be able to screen new antennas; and 4) the height that would be available to AT&T and why it would not be sufficient to fill the coverage gap. In the event AT&T is able to work out an agreement and the current mono -palm is not able to serve the needs of AT&T, and if there is a mono -eucalyptus facility, can AT&T accommodate another carrier? Willkom Per Willkom, staff would need to research the information regarding the remaining years of the lease and provide a response to the Commission. Romeo Romeo's response to Chu's question on the master lease agreement (that is not in place for the mono -palm) is that it would be between AT&T and SBA towers. He further explained that Nextel is a subsidiary of Sprint and they are located on the tower, but they do not own the tower. The tower company that owns that tower is SBA and currently AT&T and SBA do not have a master license agreement (on a nationwide level). They have been in communications for the last year, but unfortunately, no agreement is in place and nothing has been filtered down to the Los Angeles market at this time. Romeo also mentioned, in terms of the priority of those reasons Chu mentioned as to why AT&T cannot co -locate, it is not primarily because of the master lease agreement. The height is not tall enough to fill the gap in coverage. The two (2) main pillars of the zoning for his team are: (1) can it fill the gap in coverage? and (2) Is it the least obtrusive means? For the site in question, the mono -palm is approximately sixty (60) to sixty-five (65) feet in height and there are separation requirements such that AT&T needs ten (10) feet below the bottom of the carrier above before they can add their antennas. The Nextel antennas are approximately fifty (50) feet above ground. The highest AT&T would be able to place their antennas, is at forty (40) feet which is not high enough to fill the gap in coverage. Currently, the height is sixty (60) feet for the mono -eucalyptus. The forty (40) feet above ground location on the mono -palm would not work. The mono -eucalyptus is better to co -locate on because the branches extend all the way down to fifteen (15) feet above grade and allows another carrier to co -locate without defeating concealment measures thus meeting the City's stealth requirements. Whereas with the mono -palm, they would not meet the City's requirements. Higuchi Per Higuchi, in alignment with the Strategic Plan passed by the City Council, he stated he was supportive of communication facilities. Mello Mello asked staff if the City currently has a tree ordinance requiring a permit prior to removal of any trees. He also asked if there is any requirement ever to add trees to the landscape plan to provide additional screening or does the City not consider this normally. He commended staff and the applicant for the presentations. Minutes — Planning Commission June 8, 2021 — . - 14 DocuSign Envelope ID: 88F4C676-4608-4F9D-88D2-E4724BB398B9 ,Dove In response to Mello's questions, Dove stated the following, in general: The City does not have a tree ordinance; however, the City would not allow any type of commercial or industrial use to remove landscaping without providing a landscape plan ahead of time and the City would not want to see any trees removed. The trees on Tustin Ranch Road are City trees and the only trees that might be trimmed would be the pine trees on the site. If the applicant was going to make changes to the landscaping, they would have to ask the City first. The City would not be supportive of tree removal. If the mono -eucalyptus is approved, the City would want those trees to remain. The City probably would require adding trees to the landscape plan if there was not a decent level of tree coverage. There is not a lot of room to add trees along the Tustin Ranch side due to the many utilities on the elevation and some trees that are planted. Dove said she did not feel the City would need to require the applicant provide trees for this application, but in other situations, the City very well might. Mason Mason asked about the maintenance of the stealth eucalyptus (i.e. how often is it inspected to ensure that it is maintaining its stealth characteristics amidst the building?). She also mentioned the public's concerns with radio frequency emissions (to ensure that prior to and post installation testing is done). Mason asked for an overview of what was learned from Commissioner Mello's question. Romeo In response to Mason's questions, Romeo stated that AT&T typically maintains their sites twice a month, along with a utility coordinator on-site once every six (6) weeks to run the generator (back-up power source). Reekstin In response to Mason's last question, Reekstin stated that Federal law does not allow the City to regulate these types of facilities based on any types of emissions, but there is a condition that requires testing_ In general, well known organizations have determined that radio frequency emissions are not harmful to the public. Reekstin added that some members of the public have expressed their concerns, but it has been determined that there are no impacts to the public and also the distance of this facility, in particular, from many sensitive uses, would also mitigate that. Chu Chu referred to the eleven (11) letters mailed to residents of the Peppertree community and if there were any responses received by City staff_ She indicated that she went to the American Cancer Society website and searched information on radio frequencies and she felt there was not enough information to determine there is no harm to the human body by the radio frequencies. Chu would like to see just one (1) facility at this location, not two (2) and for the old mono -palm facility to be terminated. [love Dove confirmed there were no responses received from the Peppertree community. Minutes — Planning Commission June 8, 2021 — P a q -- 15 DocuSign Envelope ID, 88F4CS76-46C8-4F9D-98 2-E4724BB398B9 ,Daudt In response to Chu's concerns, Daudt reiterated Reekstin's previous comments in that the Commission is pre-empted, under Federal law, from considering any potential health impacts from radio frequency emissions. The issue is certainly subject to debate, but as far as what the Commission's task is, it is a land use matter and as long as the applicant is meeting the Federal Government's guidelines, that is the beginning and the end of the Commission's consideration of potential impacts related to the radio frequency emissions. Hurtado Hurtado confirmed public input was not received regarding this item.. Motion: It was moved by Mason, seconded by Higuchi, to adopt Resolution No. 4432. Motion carried 4-1. Chu opposed the item. Nene. REGULAR BUSINESS STAFF CONCERNS: Willkom None. COMMISSION CONCERNS: Chu Chu had no concerns. She thanked staff for their thorough presentations. Mello Mello had no concerns. He thanked staff for facilitating these conversations and helping the Commission with providing responses to issues of concern. Mello attended the Memorial Day Remembrance at Veterans Park. Higuchi Higuchi attended the Tustin Area Man and Woman of the Year event at the Santa Ana Elks Lodge on June 4, 2021. Kozak Kozak thanked staff for the meeting agenda items. He participated in the Tustin Police Department Virtual Open House on June 5, 2021. Many thanks to all of TPD for keeping the community safe. Mason No concerns. 7.04 p.m. ADJOURNMENT: The next regular meeting of the Planning Commission is scheduled for Tuesday, June 22, 2021. Minutes - Planning Commission June 8, 2021 - , - 16 DocuSign Envelope ID* 88F4CB76-46CB-4F9D-88a25E4724BB398B9 jj �aocus�gnxa �y �— P3 7306DS98A43j AMY MASON Chairperson oaz,jstgned by: Ls C ENI-DA28238�4A5. . JUSTINA L. WILLKOM Planning Commission Secretary Minutes — Planning Commission June E, 2021 — 17 ATTACHMENT F PLANNING COMMISSION RESOLUTION NO. 4429 DocuSign Envelope ID; D9A22DDB-BBC1471F-A216-F18BBAF81B89 RESOLUTION NO. 4429 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL ADOPT THE. NEGATIVE DECLARATION FOR ZONE CHANGE 2020-0001 TO CHANGE THE ZONING DESIGNATION OF 1382 BELL AVENUE FROM PLANNED COMMUNITY INDUSTRIAL (PC -IND) TO PLANNED COMMUNITY INDUSTRIAI._IBUSINESS (PC-IND/BUS) AND TO APPLY CITY CODE PARKING STANDARDS FOR OFFICES EXCEEDING 25,000 SQUARE FEET. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Zone Change (ZC) 2020-0001 was filed by Seth Hiromura on behalf of SteelWave LLC requesting authorization to change the Zoning Designation of 1382 Bell Avenue from Planned Community Industrial (PC -IND) to Planned Community Industrial/Business (PC-IND/BUS) and to apply City Code parking standards for offices exceeding 25,000 square feet; B. That ZC 2020-0001 is considered a "project" by the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq. ); C. That an Initial Study has been prepared to evaluate the potential environmental impacts associated with the project which concluded there is no substantial evidence that the project may have a significant effect on the environment, and a Draft Negative Declaration (ND) was prepared; D. That a Notice of Intent to Adapt a Negative Declaration was published and the Negative Declaration and Initial Study were made available for a 20 -day public review and comment period from May 6, 2021, to May 25, 2021, in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; E. That a public hearing was duly called, noticed, and held for Zone Change 2020-0001 on June 8, 2021, by the Planning Commission, and F. The Planning Commission considered the Initial Study and the Negative Declaration (Exhibit A) and finds it adequate for ZC 2020-0001. II. The Planning Commission hereby recommends that the City Council adopt the Negative Declaration attached hereto as Exhibit A for ZC 2020-0401 to change the Zoning Designation of 1382 Bell Avenue from Planned Community Industrial DocuSign Envelope ID; D9A22DDB-BBC1471F-A216-F18BBAF81B89 Resolution No, 4429 Page 2 (PC -IND) to Planned Community Industrial/Business (PC-IND/BUS) and to apply City Code parking standards for offices exceeding 25,000 square feet. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting held on the V1 day of June, 2021. I Docu5igned by: L3U'0,�� ED45DA2F23854A5.. JUSTINA L. WILLKOM Planning Commission Secretary STATE OF CALIFORNIA. ) COUNTY OF ORANGE ) CITY OF TUSTIN ) flntu3fgne%]tl,Jb�y: 03273B60898A430 AMY MASON Chairperson I, JUSTINA L. WILLKOM, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4429 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 8th day of June, 2021. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES PLANNING COMMISSIONER ABSTAINED:. PLANNING COMMISSIONER ABSENT - F DacuSFgued by: ENWA26235505 . JUSTINA L. WILLKOM Planning Commission Secretary Chu. Hiauchl, Kozak, Mason. Mello (5 ATTACHMENT G PLANNING COMMISSION RESOLUTION NO. 4430 DocuSign Envelope ID; D9A22DDS-BBC1471F-A216-F18BBAF81BB9 RESOLUTION NO. 4430 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL ADOPT ORDINANCE NO. 1514, APPROVING ZONE CHANGE 2020-001 TO CHANGE THE ZONING DESIGNATION OF 1382 BELL AVENUE FROM PLANNED COMMUNITY INDUSTRIAL (PC -IND) TO PLANNED COMMUNITY INDUSTRIALIBUSINESS (PC-IND/BUS) AND TO APPLY CITY CODE PARKING STANDARDS FOR OFFICES EXCEEDING 25,000 SQUARE FEET The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application for Zone Change (ZC) 2020-0001 was filed by Seth Hiromura on behalf of SteelWave LLC requesting authorization to change the Zoning Designation of 1382 Bell Avenue from Planned Community Industrial (PC -IND) to Planned Community Industrial/Business (PC-INDIBUS) and to apply City Code parking standards for offices exceeding 25,000 square feet; B. That a public hearing was duly called, noticed, and held on said application on June 8, 2021, by the Planning Commission; C. That the proposed ZC to PC-IND/BUS District is consistent with the Tustin Area General Plan and, in particular, the Land Use Element which designates this property as industrial and accommodates a broad range of industrial/commercial uses and development; D. That the City approved similar zone changes from PC -IND to PC- IND/BUS in 1079, 1985, 1095, and 2008 for the surrounding properties located to the east, south, and southwest of the subject site. E. That the proposed ZC to PC-IND/BUS District is in the best interest of the public health, safety, and welfare of the surrounding area in that the proposed zoning designation of PC-IND/BUS is compatible with surrounding land uses that are similarly zoned for industrial/office uses; F. That the proposed ZC will not adversely impact the public health, safety, and welfare of the community, but benefit the community by increasing the marketability of the project site and therefore, increase the future economic viability through employment opportunities and additional tax revenues. DocoSign Envelope ID; D9A22DDB-BBC1-471F-A216-F1SBBAF81B89 Resolution No. 4430 Page 2 C. That an Initial Study was prepared to evaluate the potential environmental impacts associated with ZC 2021-0001 and concluded that there is no substantial evidence that the proposed project may have a significant effect on the environment and a draft Negative Declaration (ND) was prepared. 11.. The Planning Commission hereby recommends that the City Council adopt Ordinance No. 1514 approving ZC 2021-0001, amending the Zoning designation from Planned Community Industrial (PC -IND) to the Planned Community Industrial/Business (PC-IND/BUS) zoning district, as identified in Exhibit A attached hereto and to apply City Code parking standards for offices exceeding 25,000 square feet. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 8th day of June, 2021. L PocuS 4gmed by: D3273EED998A43D.. AMY MASON Chairperson _Docu5lgned by - L4 505 y:EC345bA26?3£i54A5 JUSTINA L. WILLIKOM Planning Commission Secretary DocuSign Envelope ID; 09A2213138-1313Ci-471F-A216-F1868AF81B09 Resolution No. 4430 Page 3 STATE OF CALIFORNIA j COUNTY OF ORANGE ) CITY OF TU'STIN I, Justina L. Willkom the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4430 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 8l" day of June, 2021. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ,—Do, u S 4gned by: C-�. onk-11M, �ENnDA2623854A5 JUSTINA L. WILLKOM Planning Commission Secretary Chu, Hiquch,. Kozak, Mason, Mello 5) ATTACHMENT H RESOLUTION NO. 21-56 • EXHIBIT A: FINAL INITIAL STUDY/NEGATIVE DECLARATION RESOLUTION NO. 21-56 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA ADOPTING THE NEGATIVE DECLARATION FOR ZONE CHANGE 2020-0001 TO CHANGE THE ZONING DESIGNATION OF 1382 BELL AVENUE FROM PLANNED COMMUNITY INDUSTRIAL (PC -IND) TO PLANNED COMMUNITY INDUSTRIAL/BUSINESS (PC-IND/BUS) AND TO APPLY CITY CODE PARKING STANDARDS FOR OFFICES EXCEEDING 25,000 SQUARE FEET. The City Council of the City of Tustin does hereby resolve as follows: The City Council finds and determines as follows: A. That a proper application for Zone Change (ZC) 2020-0001 was filed by Seth Hiromura on behalf of SteelWave LLC requesting authorization to change the Zoning Designation of 1382 Bell Avenue from Planned Community Industrial (PC -IND) to Planned Community Industrial/Business (PC-IND/BUS) and to apply City Code parking standards for offices exceeding 25,000 square feet; B. That ZC 2020-0001 is considered a "project" by the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq.); C. That an Initial Study has been prepared to evaluate the potential environmental impacts associated with the project which concluded there is no substantial evidence that the project may have a significant effect on the environment, and a Draft Negative Declaration (ND) was prepared; D. That a Notice of Intent to Adopt a Negative Declaration was published and the Negative Declaration and Initial Study were made available for a 20 -day public review and comment period from May 6, 2021, to May 25, 2021, in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; E. That a public hearing was duly called, noticed, and held for Zone Change 2020-0001 on June 8, 2021, by the Planning Commission. Following the public hearing, the Planning Commission adopted Planning Commission Resolution Nos. 4429 and 4430, recommending that the City Council find that the Negative Declaration is adequate for the project and approve the proposed zone change; F. That a public hearing was duly called, noticed, and held for Zone Change 2020-0001 on July 20, 2021, by the City Council; and Resolution No. 21-56 Page 2 G. That the City Council considered the Initial Study and the Negative Declaration (Exhibit A) and finds it adequate for Zone Change 2020-0001. The City Council hereby adopts the Negative Declaration attached hereto as Exhibit A for ZC 2020-0001 to change the Zoning Designation of 1382 Bell Avenue from Planned Community Industrial (PC -IND) to Planned Community Industrial/Business (PC-IND/BUS) and to apply City Code parking standards for offices exceeding 25,000 square feet. PASSED AND ADOPTED by the City Council of the City of Tustin at a regular meeting on the 20th day of July, 2021. LETITIA CLARK MAYOR ATTEST: ERICA N. YASUDA CITY CLERK Resolution No. 21-56 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN ) CERTIFICATION FOR RESOLUTION NO. 21-56 ERICA N. YASUDA, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 21-56 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 20th day of July, 2021, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: ERICA N. YASUDA, CITY CLERK Appendix G (Environmental Checklist Form) TUSTIN BUILDING OUR IU IUflI HONORING II UR PAST A. BACKGROUND Project Title: Lead Agency: Lead Agency Contact Person: Phone: Project Location. Project Sponsor's Name and Address General Plan Land Use Designation: Zoning Designation: CITY OF TUSTIN COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 1382 Bell Avenue Rezone Project City of Tustin, 300 Centennial Way, Tustin, California 92780 Samantha Beier (714) 573-3354 1382 Bell Avenue Steelwave LLC. 3335 Susan St ##250. Costa Mesa. CA 92626 Industrial (1) Planned Community Industrial (PC — IND) Project Description: The proposed project involves a change in zoning from Planned Community Industrial (PC -IND) to Planned Community Industrial/Business (PC-IND/BUS) District. The change in zoning would allow office uses that are not accessory to light industrial uses as permitted uses, in addition to light industrial and other uses allowed in the PC -IND District. The project also includes a request to apply Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with ZC 2020-0001. Surrounding Land Uses and Setting: Surrounding uses include light industrial and office. The property setting is an urbanized area. Other public agencies whose approval is required: ❑ Orange County Fire Authority ❑ City of Santa Ana ❑ Orange County EMA District ❑ City of Irvine ❑ South Coast Air Quality Management ❑ Other ❑ Orange County Health Care Agency INITIAL STUDY City of Tustin 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? Notification was provided in May 2020 and representatives of four (4) Native American tribes responded with two (2) Native American tribes requesting consultation. Consultation with both Native American tribes was completed in August 2020. Since the conclusion of the consultation period, the scope of the proposed project has been reduced from the development of a creative office campus on two adjacent properties to a zone change only for an existing light industrial property where no construction is proposed in conjunction with this request. Attachment: EXHIBIT 1: Tustin Planning Area INITIAL STUDY B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: City of Tustin 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. ❑ Aesthetics ❑ Biological Resources ❑ Geology /Soils ❑ Hydrology / Water Quality ❑ Noise ❑ Recreation ❑ Utilities / Service Systems DETERMINATION: On the basis of this initial evaluation: ❑ Agriculture and Forestry Resources ❑ Cultural Resources ❑ Greenhouse Gas Emissions ❑ Land Use / Planning ❑ Population / Housing ❑ Transportation/Traffic ❑ Wildfire ❑ Air Quality ❑ Energy ❑ Hazards & Hazardous Materials ❑ Mineral Resources ❑ Public Services ❑ Tribal Cultural Resources ❑ Mandatory Findings of Significance I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ l 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 revisions in the project have been made by or agreed to by the project proponent A MITIGATED NEGATIVE DECLARATION will be prepared ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact 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. 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, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposedxtpbn the proposed project. nothing further is required. Signature: Date. 5-16 `Z 1 Printed Name. Justina L. Wilikom Title:—Comm unity Development Director 31 Appendix G (Environmental Checklist Form) C. EVALUATION OF ENVIRONMENTAL IMPACTS: 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 significant 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 su LJ.7 64- Lai Iiia Lcu. 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 D. INITIAL STUDY Issues: I. AESTHETICS. Except as provided in Public Resources Code Section 21099. VVVUIU Ll 11C ploJel:l. INITIAL STUDY City of Tustin Less Than Potentially Significant With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact a) Have a substantial adverse ❑ El E 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) In non -urbanized areas, E E substantially degrade the existing visual character or quality of the site and its surroundings? (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 El substantial light or glare which would adversely affect day or nighttime views in the area? Discussion: The proposed project site involves one property that is fully improved with officelindustrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. The project site is not located along a scenic vista or corridor. a) No Impact. The project would not have an adverse effect on a scenic vista in that the project site is not located along or near a scenic highway and no construction is proposed. b) No. Impact. The project would not have an adverse effect on scenic resources in that the project site is not located along or near a state scenic highway and no construction is proposed. INITIAL STUDY City of Tustin c) No Impact. The project is in an urbanized area and the jurisdiction does not have regulations governing scenic quality applicable to the subject property. d) No Impact. The proposed project would not create substantial light or glare that would adversely affect day or nighttime views in that the project does not propose new light sources and no construction is proposed. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code 3. Project description and plans 4. California State Scenic Highway System List Issues: II. 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 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. VAI- .I.J44— .•. ...,4-. YYVUIU II IG pr OjetA• 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? 6EPage -- - --- - -- — Potentially Significant Impact ❑■ Less Than Significant With Mitigation Incorporated Less Than Significant Impact ❑■ No Impact /4 INITIAL STUDY 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 T imberiana 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 forest land to non -forest use? ❑ ❑ ❑ ❑ City of Tustin El ❑ ❑ ❑ ❑ ❑ ❑ @I /1 Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. The project site does not include agricultural or forest resources. a) No Impact. The project site is identified as "Urban and Built -.Up Land" and is not considered "Prime Farmland". b) No Impact. The project site is not zoned for agricultural use and is not under a Williamson Act contract. c) No Impact. The project site is not zoned for forest land, timberland or zoned Timberland Production. d) No Impact. The project site is fully improved with office and industrial buildings, landscaping, parking lot and utilities. The project will not result in loss of forest land or conversion of forest land to non -forest use. e) No Impact. The nature and location of the project will not result in conversion of Farmland/forest land 4-- ..1i.. ..Ilr. n forest . in +hn+ +k- nrr�n-4- in f, irk, imn�nt/orl %AFi+k r%fflro nnrl ineh vm+riol i lcrac LU I1U1L-agricunuraun0 r -1V1 L U.�7e.�7 u1 UICIL Ll 1%-, NivNviLy IQ Jutiy nIIVIvVuU rrniI vuIvv � � 411LA -b-.. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code 3. Project description and plans. 4. State of California Department of Conservation Farmland Mapping & Monitoring Program https://www.conservation.ca.gov/dlrp/fmmp/Pages/Orange.aspx (2018) 5. Public Resources Code section 12220(g), 4526 6. Government Code section 51104(8) 71 Page�µ� # II',11I1HIFTI >M1111M City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated 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 El El of the applicable air quality plan? b) Result in a cumulatively considerable El ® El net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard? C) Expose sensitive receptors to El El ® L] substantial pollutant concentrations? d) Result in other emissions (such as El El 11 those leading to odors) adversely affecting a substantial number of people? Discussion: The proposed project site involves one property that is fully improved with office/i nd ustria Vman ufactu ring uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) Less than Significant Impact: The project is located with the City of Tustin, which is part of the South Coast Air Basin (Basin). The Basin includes all of Orange Countv and portions of Los Anaeles, Riverside, and San Bernardino Counties. Air quality within the Basin is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). Both the State of California and the federal government have established health -based ambient air quality standards (AAQS) for seven air pollutants (known as criteria pollutants). These pollutants include ozone (03), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), inhalable particulate matter with a diameter of 10 microns or less (PM,o); fine particulate matter with a diameter of 2.5 microns or less (PM2.5), and lead (Pb). The state has also established AAQS for additional pollutants. The AAQS are designed to protect the health and welfare of the populace within a reasonable margin of safety. Where the state and federal standards differ, California AAQS (CAAQS) are more stringent than the national 8 1 P a g e INITIAL STUDY City of Tustin AAQS (NAAQS). The U.S. Environmental Protection Agency (U.S. EPA), California Air Resources Board (CARB), and the SCAQMD assess the air quality of an area by measuring and monitoring the amount of pollutants in the ambient air and comparing pollutant levels against NAAQS and CAAQS. Based on these comparisons, regions are classified into one of the following categories: Attainment, Nonattainment, or Unclassified. The Basin is currently in nonattainment for State and Federal 1- and 8 -hour Ozone, State 24-hour and Annual PMfo, and partial nonattainment for lead. A project that conflicts with or obstructs the implementation of the South Coast Air Quality Management District's (SCAQMD) South Coast Air Basin 2016 Air Quality Management Plan (AQMP) could hinder implementation of the AQMP, delay efforts to meet attainment deadlines, and/or interfere with SCAQMD _t_ Pursuant l_ the to maintain compliance with, and attainment of, applicable air quality standards. Pursuant to he methodology provided in Chapter 12 of the SCAQMD CEQA Air Quality Handbook, consistency with the AQMP is affirmed if the project: 1) Is consistent with the growth assumptions in the AQMP; and 2) Does not increase the frequency or severity of an air quality standards violation or cause a new one. The proposed project would not induce population or employment growth that is inconsistent with the current general plan. Therefore, it would not conflict with the first consistency criterion. As described in the analysis in Subsection b, the proposed project would not exceed the construction or operational air quality thresholds maintained by the SCAQMD. Accordingly, the proposed project would not conflict with or obstruct implementation of the SCAQMD 2016 AQMP. b) Less than Significant Impact: The proposed project would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in nonattainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors). The proposed project's regional operational emissions were also estimated using CaIEEMod, V. 2016.3.2. The modeling is based on the project's first full year of operations (assumed to be 2022), using default data assumptions generated by Ca1EEMod, modified as necessary to reflect the following project - specific context, information, and details: • The existing entitlement and use of the site generate emissions that contribute to regional air quality conditions. These existing emissions were estimated and subtracted from the proposed project's emissions to determine the "net" change in emissions that would occur under the proposed project. • Project -specific land use information (i.e., lot acreage, building square footage, etc.) was applied to the model. • CaIEEMod default weekday and weekend trip generation rates were replaced with the project - specific trip generation information contained in the Traffic impact Analysis (TIA) prepared for the proposed project (Linscott Law & Greenspan Engineers, 2021 a). • Project trip length was increased from 16.6 to 25.1 miles based on the Orange County Transportation Analysis Model 5.0 (OCTAM; Linscott Law & Greenspan Engineers, 2021 b). The proposed project would not result in construction related emissions as no construction is proposed in conjunction with this project and the net increase in operational emissions due to increased office usage would be below SCAQMD recommended regional pollutant thresholds, therefore, impacts would be less than significant. INITIAL STUDY City of Tustin c) Less than Significant Impact: The SCAQMD identifies sensitive receptors as populations more susceptible to the effects of air pollution than the general population. Some people are more affected by air pollution than others. Sensitive air quality receptors include specific subsets of the general population that are susceptible to poor air quality and the potential adverse health effects associated with poor air quality. Both the California Air Resources Board (CARE) and the SCAQMD consider residences, schools, parks and playgrounds, childcare centers, athletic facilities, long-term health care facilities, rehabilitation centers, convalescent centers, and retirement homes to be sensitive air quality land uses and receptors. There are no potential sensitive air quality receptors adjacent to or near (within 1,000 feet) of the proposed project area. The closest sensitive air quality receptors are Port View Preparatory (1361 Valencia Avenue), an educational use, at approximately 1,6000 feet to the northeast and residences located more than 2,500 feet to the northeast of the project site. In addition, no construction is proposed in conjunction with the proposed project. The proposed project, therefore, would not have the potential to expose sensitive receptors to substantial pollutant concentrations from construction or potential operational activities. d) No Impact: This request is for a zone change only for an existing light industrial property where no construction is proposed. Mitigation Measures/Monitoring Required: NIA Sources: 1. South Coast Air Quality Management District (SCAQMD) 1993. Air Quality Analysis Handbook. Diamond Bar, CA. 1993. Available online at: http://www.agmd.gov/home/regulations/cepa/air-quality-analysis-handbook 2. SCAQMD 2017. Final 2016 Air Quality Management Plan. Diamond Bar, CA. March 2017. 3. SCAQMD 2019. SCAQMD Air Quality Significance Thresholds. Diamond Bar, CA. Available online at: htt�://www.agmd.gov/docs/default-source/cega/handbook/scagmd- air-quality significance-thresholds.pdf?sfvrsn=2 4. California Air Resources Board (CARB) 2005. Air Quality and Land Use Handbook: A Community Health Perspective. Sacramento, CA. 2005. Available online at: https://www.arb.ca.gov/ch/handbook.odf 5. Linscott, Law & Greenspan Engineers 2021 a. Focused Traffic Impact Assessment and VMT Assessment for the Airspace Project, Tustin, California. March 9, 2021. 6. Linscott, Law & Greenspan Engineers 2021 b. Email from Zawwar Sayied, P.E., M.S., to Chris Dugan, MIG, Inc. May 5, 2021. 7. MIG 2021. CaIEEMod project files (see technical air quality appendix). 101 Page INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated IV. BIOLOGICAL RESOURCES. Would the project: d) i-IdVG d sUUbldlilldl dUYGIbC GIICI:I, GIIIIGI 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 Wildlife 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 Wildlife or U.S. Fish and Wildlife Service? C) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? 111 Page Li LJ 1J IN ❑ ❑ ❑ 0 0 F in ❑ ❑ ❑ ❑ 0 0 0 A INITIAL STUDY City of Tustin Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. The project will not have an adverse impact on biological resources. a) No Impact. The project will not havd a substantial adverse effect 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 Wildlife or U.S. Fish and Wildlife Service. The property is not identified as having candidate, sensitive or special status species located on the project site. b) No Impact. The project will not impact riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. The property is not located in a riparian area and the proposed development would not result in impacts to riparian and other sensitive natural communities. c) No Impact. The project will not impact state or federally protected wetlands. The property is not located in a wetland and the proposed development does not involve filling, removal or hydrological interruption of wetland areas. d) No Impact. The proposed project will not interfere with movement of migratory wildlife species, wildlife corridors or impede the use of native wildlife nursery sites in that the project area is fully developed and does not serve as a wildlife corridor or nursery. e) No Impact. The proposed proiect will not conflict with local policies and ordinances protecting biological resources in that the project site is not located in a Special Management Area and does not contain significant topographical features or habitat. f) No Impact. The proposed project will not conflict with the provisions of an adopted NCCP/HCP in that the project site is identified as "Developed" in the NCCPIHCP. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code 3. Project description and plans. 4. Department of Fish and Wildlife, Natural Community Conservation Plan - County of Orange (Central/Coastal) NCCPIHCP https:llwww.wildlife.ca.gov/Conservation/Planning/NCCP/Plans/Orange-Coastal INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated V. CULTURAL RESOURCES. Would the project: �% lam.. .i....l... 44-1 —4--..h.. r� r� 1-1 &I a f l.,clUbe a sUUbIdI IIIQI CIUYer je U IQ1 IVU 111 LJ LJ tJ LN the significance of a historical resource pursuant to § 15064.5? b) Cause a substantial adverse change in El El the significance of an archaeological resource pursuant to § 15064.5? C) Disturb any human remains, including ❑ those interred outside of formal cemeteries? Discussion: The proposed project site involves one property that is fully improved with officelindustriallmanufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. The project site is not identified as a historic resource and the project will not have an adverse impact on cultural resources. a) No impact. The property does not contain historical structures or features. The existing improvements were constructed in 1979 and 1986 and are not considered or eligible to be considered historic. b) No impact. The property has been previously disturbed through its previous use as agricultural land and then developed as industrial and office properties. c) No impact. The property has been previously disturbed through its previous use as agricultural land and then developed as industrial and office properties. Mitigation Measures/Monitoring Required: N/A Sources: 1. Citv of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code 3. City of Tustin Historical Resources Survey 2003 4. Property records. 13 Page --- - INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated VI. ENERGY. Would the project: a) rXesult In potentially significant LJ L-1 LSI LJ 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 ❑ El ❑ plan for renewable energy or energy efficiency? Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) Less than Significant Impact: The proposed project would consume energy for vehicle trips, electricity and natural gas usage, and water and wastewater conveyance. As estimated using CaIEEMod, the proposed project would result in the net increase in consumption of approximately 341 million British thermal units (MMBTU) of natural gas (25% increase above existing conditions) and 433 megawatt -hours (mWh) of electricity per year (31 % increase above existing conditions); however, this increase in energy consumption would come with a transition in land use that will support additional employees as compared to existing conditions. In addition, the proposed project has been determined to be screened out from detailed VMT analysis and, therefore, would not generate a substantial increase in VMT and related gasoline fuel consumption. Electricity, natural gas, and gasoline fuel consumption are energy sources necessary to operate and maintain the proposed project in a safe manner. Lighting is essential for safety and security and natural gas consumption is needed for heating, cooking, and other temperature -controlled activities. Thic ri-mitiG fnr a 7nnP rhannP nnly fnr an existina licht industrial orooerty where no construction is ...... .__I-._-. ._ ._. _. - --- - ------a- ---'✓ '-- -' ------ - --- -u - -.,a- --------- - -- - -" �- proposed; therefore, impacts would be less than significant. b) No impact. The project does not place facilities in any area designated for renewable energy development, interfere or impede with the installation of any utility or other renewable energy systems or related infrastructure, and would not conflict with or obstruct a state or local plan adopted for the purposes of increasing the amount of renewable energy or energy efficiency. Mitigation Measures/Monitoring Required: NIA 14Page -- - --- --- -- INITIAL STUDY City of Tustin Sources: 1. Linscott, Law & Greenspan Engineers 2021a. Focused Traffic Impact Assessment and VMT Assessment for the Airspace Project, Tustin, California. March 9, 2021. 2, MIG 2021. CaIEEMod project files (see technical air quality appendix), Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated VII. GEOLOGY AND SOILS. Would the project: a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a known earthquake ❑ ❑ El M fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? EJ 0 El iii) Seismic -related ground failure, Q ❑ including liquefaction? i%) Landslides? ® [� b) Result in substantial soil erosion or the ❑ El El z 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 Q in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? 151Pag, INITIAL STUDY e) Have soils incapable of adequately EJ ❑ ❑ 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 a unique ❑ ❑ ❑ paleontological resource or site or unique geologic feature? City of Tustin R.��..��. �.-. TI-..--�.- -..1 --:��L �:L- ..-. ..1. .�- -•-- .-..�.�-1.. LI --L ._ L. A1.A ....LC_ vibuu„lVL1: I IIu F.1lUpUJC�U IVIULA ,ILC ItIVVIVUb VI IV �.JIV� tALy LIIdl 1, IUIIy IIIIPIVVCw U lul office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) See specific responses below: No impact. A geotechnical evaluation was prepared for the site by Structural Observation Group ("Geo Report') in 2019. The site is located in the northwestern portion of Peninsular Ranges Geomorphic Province of California which consists of hills and valleys that trend northwest - southeast parallel to the San Andreas Fault and its many splays and related faults. The Geo Report found the project area is underlain by deep alluvial (stream -deposited) materials. The project site is not located within an Alquist-Priolo Earthquake Fault Zone and there is no indication that any faults underlie the project site. The closest known active fault is the Newport -Inglewood Fault 8.8 miles southwest of the project site and this request is for a zone change only for an existing light industrial property where no construction is proposed. Therefore, there are no impacts related to rupture of a known fault and no mitigation is required. ii. No impact. As outlined above, the project site is in a seismically active region due to the presence of the San Andreas Fault and other regional and local faults. The project site is not located within an Alquist-Priolo Earthquake Fault Zone, there is no indication that any faults underlie the project site, and the closest known active fault is the Newport -Inglewood Fault 8.8 miles southwest of the project site. The Geo Report found the site was underlain by deep Holocene -aged alluvial fan deposits consisting mainly of various sand, silt, and gravel materials. It estimated the peak ground acceleration (PGA) at the project site was 0.56 g which is equivalent to slightly over half the force of gravity exerted laterally on structures. This request is for a zone change only for an existing light industrial property where no construction is proposed. Therefore, there are no impacts related to strong seismic ground shaking and no mitigation is required. iii. Less Than Significant Impact. This section deals with seismic failures or liquefaction. Liquefaction is the loss of cohesion in soil during strong groundshaking when soils are very sandy and groundwater is relatively shallow (typically within 50 feet of ground surface). The Southern California region is subject to strong groundshaking, and the Geo Report indicates the project area has relatively sandy soils. In addition, the Geo Report found local groundwater to be relatively shallow (i.e. 16-38 feet below ground surface). The site and surrounding area are also located in a state designated Seismic Hazard Zone for liquefaction. The site has an existing large building that could be improved for office uses and the actual potential for liquefaction to affect the health or safety risks of new employees would be no greater INITIAL STUDY City of Tustin than that experienced by existing employees on the site. Therefore, project -related impacts related to seismic failure or liquefaction are considered to be less than significant and no mitigation is required. iv. No Impact. The project site is located within a broad flat alluvial plain with no nearby hills or slopes. Therefore, there is no impact related to landslides and no mitigation required. b) No Impact. The project site is fully developed with an industrial/office building, parking lot and landscaping. The proposed project would not involve removal or erosion of topsoil. There is no impact and no mitigation required. c) Less Than Significant Impact. This request is for a zone change only for an existing light industrial property where no construction is proposed. The site and surrounding area are located in a state designated Seismic Hazard Zone for liquefaction. However, as outlined in sub -section (a.iii), the Geo Report concluded the site had less than significant risks regarding liquefaction.. In addition, sub -section (a.iv) found the site had no risk regarding landslides. The Geo .Report found local soils have medium expansion potential but that all impacts related to unstable geologic or soil conditions, including lateral spreading, subsidence, or collapse, were less than significant. d) Less Than Significant Impact. The Geo Report, which analyzed a larger project that included the proposed project and other proposed improvements which are no longer a part of the project, found local soils have medium expansion potential but that potential impacts were less than significant due to the limited amount of grading or excavation (that were previously proposed). As no new construction is proposed, the project would have no significant impacts related to expansive soils and no mitigation is required. e) No impact. The proposed project does not involve use or installation of septic tanks or alternative waste water disposal systems. The property is fully improved and connected to existing sewer services. Therefore, there is no impact and no mitigation is required. f) No impact. The project site is fully developed and has been completely disturbed including historical use for agriculture. The project does not involve grading in previously undisturbed soils or geologic formations. Therefore, the project would have no impacts on any unique paleontological resources or unique geologic features, and no mitigation is required. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan, Public Safety Element (Updated July 2017) 2. City of Tustin Zoning Code 3. Project description and pians 4. Geotechnical Evaluation prepared by Structural Observation Group, Inc. and dated Septemher 77, gni g (C;en Repnrf_) 17 1 P age- -- -- INITIAL STUDY City of Tustin Issues: VIII GREENHOUSE GAS EMISSIONS Would the project: ..\ /�.. r.i.-. r. F. r. ..� .vnn e. w�inninnn a! Ge ler a e gr eel II Io use gQA GI IIIJ.7ILI IJ, 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? Potentially Significant Impact I-1 Li Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact r—I 1nl r -i Li !bl u ❑ ® ❑ Discussion: The proposed project site involves one property that is fully improved with ofFicelindustrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community lndustriallBusiness and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. Assessments related to vehicle miles traveled (VMT) and greenhouse gas emissions (GHG) reflect the development of a broader creative office complex in conjunction with the existing office building located at 15771 Red Hill Avenue and the development of an accessory cafe at 1382 Bell Avenue. Following the submittal of these studies, the project proposal was modified to reflect a reduced scope of work including a zone change for an existing light industrial property where no construction is proposed in conjunction with the request. As the current scope of work is less intensive than the original project scope, potential impacts would remain less than significant. a) Less Than Significant Impact: Gases that trap heat in the atmosphere and affect regulation of the Earth's temperature are known as GHGs. GHG that contribute to climate change are a different type of pollutant than criteria or hazardous air pollutants because climate change is global in scale, both in terms of causes and effects. Some GHG are emitted to the atmosphere naturally by biological and geological processes such as evaporation (water vapor), aerobic respiration (carbon dioxide), and off -gassing from low oxygen environments such as swamps or exposed permafrost (methane); however, GHG emissions from human activities such as fuel combustion (e.g., carbon dioxide) and refrigerants use (e.g., hwirnfil inrnrarhnncl cinnifirrantly rnntrihi itP to nvprnll C,HC; nnnnPntrations in the atmosphere. climate regulation, and global climate change. The 1997 United Nations' Kyoto Protocol international treaty set targets for reductions in emissions of four specific GHGs — carbon dioxide, methane, nitrous oxide, and sulfur hexafluoride — and two groups of gases — hydrofluorocarbons and perfluorocarbons. These GHG are the primary GHG emitted into the atmosphere by human activities. The six most common GHG's are carbon dioxide (CO2), methane (CHa), nitrous oxide (N20), sulfur hexafluoride, hydrofluorocarbons (HFCs), and perfluorocarbons (PFCs). GHG emissions from human activities contribute to overall GHG concentrations in the atmosphere and the corresponding effects of global climate change (e.g., rising temperatures, increased severe weather INITIAL STUDY City of Tustin events such as drought and flooding). GHGs can remain in the atmosphere long after they are emitted. The potential for a GHG to absorb and trap heat in the atmosphere is considered its global warming potential (GWP). The reference gas for measuring GWP is CO2, which has a GWP of one. By comparison, CHa has a GWP of 25, which means that one molecule of CHa has 25 times the effect on global warming as one molecule of CO2. Multiplying. the estimated emissions for non -0O2 GHGs by their GWP determines their carbon dioxide equivalent (CO2e), which enables a project's combined global warming potential to be expressed in terms of mass CO2 emissions (referred to as CO2 equivalents, or CO2e). The proposed project would generate GHG emission from long-term operational activities that would be _I _ dd TL: .L L. ..L... -1 C.. continuous year after year until the project is aecorrirriissiorrea. Th reyuesr rs IU_ a noire Ul �an�ge UI Ily IVr an existing light industrial property where no construction is proposed. The proposed project's potential increase in GHG emissions would be below the SCAQMD's recommended GHG emissions thresholds. Furthermore, the proposed project's GHG emissions would also be below an adjusted threshold of 1,800 MTCO2e per year, which considers post 2020 GHG emissions targets the state is currently working towards. The proposed project, therefore, would not generate GHG emissions that exceed SCAQMD CEQA thresholds b) Less Than Significant Impact: The proposed project would not conflict with CARB's Scoping Plan or the Southern California Association of Governments (SCAG) 2020-2045 Regional Transportation Plan I Sustainable Communities Strategy (RTPISCS), Connect SoCal. Nearly all the specific measures identified in the 2017 Climate Change Scoping Plan would be implemented at the state level, with CARB and/or another state or regional agency having the primary responsibility for achieving required GHG reductions. The proposed project, therefore, would not directly conflict with any of the specific measure identified in the 2017 Climate Change Scoping Plan. Similarly, the proposed project would not conflict with Connect SoCal, because it does not involve significant, new trip generating land uses that could generate a significant increase in VMT. Mitigation Measures/Monitoring Required: NIA Sources: 1. Linscott, Law & Greenspan Engineers 2021 a. Focused Traffic Impact Assessment and VMT Assessment for the Airspace Project, Tustin, California. March 9, 2021. 2. MIG 2021. CaIEEMod project files (see technical air quality appendix). Issues: Potentially Significant Impact [X 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? 19 1 P a g e- --- — --- - - ----- - Less Than Significant With Mitigation Inc-'r—rated icer I v ate_ Less Than No Significant Impact Impact ❑ ❑ INITIAL STUDY Issues: b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? C) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise 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 structure, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? City of Tustin Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated ❑ ❑ ❑ ❑ ❑ N ❑ ❑ ❑ ❑ 0 ❑ ❑ ❑ E ❑ ❑ 0 ❑ ❑ ❑ 0 El Discussion: The proposed project site involves one property that is fully improved with officefindustrial/ma nufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. Office uses do not typically utilize hazardous materials or other chemicals that could contribute to significant hazards to the public or to the environment. The project proposes 201PagP INITIAL STUDY City of Tustin no new development and the project will allow for the replacement of onsite light industrial uses with office uses, which generate fewer potential contaminants including hazardous materials. a) No Impact. Projects must adhere to applicable regulations for the use, transport, and disposal of hazardous materials in compliance with Federal, State, and local regulations to protect against site contamination by hazardous materials. Compliance with all applicable Federal, State, and local regulations related to hazardous materials would ensure that the routine transport, use, or disposal of hazardous materials would not result in adverse impacts. Hazardous materials would be limited to those associated with office and/or light industrial uses. These include cleaners, paints, solvents and fertilizers/pesticides for site landscaping. Because these materials are used in very limited quantities, they are not considered a hazard to the public. Adherence to federal, State, and Iocal health aiid safely requirements regarding these substances would preclude potential impacts and no mitigation is required. b) No Impact. Hazardous materials would be limited to those associated with office and/or light industrial uses. These include cleaners, paints, solvents and fertilizers/pesticides for site landscaping. Because these materials are used in very limited quantities, they are not considered a hazard to the public. Adherence to federal, State, and local health and safety requirements regarding these substances would preclude potential impacts and no mitigation is required. c) Less Than Significant Impact. There are no K-12 schools located within one-quarter mile of the project site, though the Advanced Technology and Education Park (ATEP), located at 1624 Valencia Avenue to the southeast, is under development as a satellite campus for both Irvine Valley College and Saddleback College, serving the South Orange County Community College District. Port View Preparatory (1361 Valencia Avenue) is located approximately 1,600 feet to the northeast and Heritage Elementary School (15400 Lansdowne Road), is located one-half mile from the project site. As mentioned above, this request is for a zone change only for an existing light industrial property and the site operations would not emit, transport, or upset hazardous materials, substances or waste near within one-quarter mile of an existing or proposed school. Impacts are less than significant and no mitigation is required. d) No Impact. The project site is not included on the hazardous sites list compiled pursuant to California Government Code Section 65962.5. and this project would result in no significant adverse impacts relative to hazardous materials for the project site. No mitigation is required. e) No Impact. The project site is not located within an airport land use plan; the project site is not within two miles of a public airport or public use airport, or within the vicinity of a private airstrip. The project site is approximately 2.4 miles northeast of John Wayne Airport. Therefore, no impact would occur. f) Less Than Significant Impact. Implementation of the proposed project would not impair or physically interfere with an adopted emergency response or evacuation plan, including the City of Tustin Emergency Operations Plan, which was revised in November 2019. The purpose of the Emergency Operations Plan is to provide guidance for the City's response to emergency situations from natural disasters, ♦....L.. -...I.. ..1 .a.l.. r.�.. r.A KI -4i- -1 r. ;4- ..n 'rk- Crr.r�rr�p-, ilnorpiinnc Dion r poc Akno- echn logical Incidents-, C011u 1VaLIU1191 000U11Ly VL11V1geL1t,1V0. 1116 LI1IGI lJ. GIIVy Wvd_IGLUVJI� & iuii VVJ VIIV..J procedures for the effective and efficient allocation response to a hazardous materials emergency. It establishes an emergency organization, assigns tasks, specifies policy and general procedures, and provides coordination of planning for all phases of emergency planning for a hazardous materials emergency. No revisions to the adopted Emergency Operations Plan, would be required as a result of implementation of the proposed project. Impacts would be less than significant. g) Less Than Significant Impact. The City of Tustin is categorized as a Local Responsibility Area (LRA) by CAL FIRE. The project site is mapped as a non -very high fire hazard severity zone (VHFHSZ). The project site is located within the City limit and surrounded by developed land. Although the project site is not located in a "Very High" FHSZ, the City, in conjunction with the Orange County Fire Authority reviews 211 Page__- INITIAL STUDY City of Tustin all building plans for compliance with the California Building Code, state and local statutes, ordinances, and regulations relating to the prevention of fire, the storage of hazardous materials, and the protection of life and property against fire, explosion, and exposure to hazardous materials. Adherence to regulations already in place through the development application and review process at the City would reduce the potential impacts associated with fire hazards as a result of adjacent wildlands to less than significant. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (updated iuiy zd 17' ) 2. City of Tustin Zoning Code 3. California Department of Toxic Substances Control. (2020). DTSC's Hazardous Waste and Substances Site List - Site Cleanup (Cortese List). Retrieved from https:lldtsc.ca.govldtscs-cortese-listt. Accessed September 16, 2020. 4. California Department of Forestry and Fire Protection. (2011). Tustin Very High Fire Hazard Severity Zones in LRA. Retrieved from https:Hosfm.fire.ca.gov/media/5896/c30_tustin_vhfhsz.pdf. Accessed September 16, 2020. Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated X HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality? b) Substantially decrease groundwater El El ® El supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? C) Substantially after 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 substantial erosion or El E E siltation on- or off-site; Issues: INITIAL STUDY Potentially Significant Impact ii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site; iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv) Impede or redirect flood flows? d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? ❑■ El City of Tustin Less Than Less Than No Significant Significant Impact With Impact Mitigation Incorporated ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. Office uses do not typically utilize hazardous materials or other chemicals that could contribute to significant hazards to the public or to the environment. The project proposes no new development and the project will allow for the replacement of onsite light industrial uses with office uses which generate fewer potential contaminants including hazardous materials. No construction is proposed in conjunction with this project. a) Less Than Significant Impact. The federal Clean Water Act (CWA) establishes the framework for regulating municipal storm water discharges (construction and operational impacts) via the National Pollutant Discharge Elimination System (NPDES) program. A project would have an adverse impact on surface water quality if its discharges would create pollution, contamination, or nuisance as defined in Water Code Section 13050, or that cause regulatory standards to be violated as defined in the applicable NPDES storm water permit or Water Quality Control Plan for a downstream receiving water body. A "significant" impact under CEQA could occur if the project would discharge water that does not meet the quality standards of the agencies that regulate surface water quality and water discharge into storm water drainage systems. Significant impacts could also occur if the project does not comply with all applicable regulations with regard to surface water quality as governed by the State Water Resources Control Board (SWRCB). These regulations include preparation of a Water Quality Management Plan (WQMP) to reduce potential post -construction water quality impacts. As no construction is proposed in conjunction with this project, the project will not result in violations INITIAL STUDY City of Tustin of any water quality standards or waste discharge requirements, or substantially degrade surface or groundwater quality. Impacts are less than significant and no mitigation is required. b) Less Than Significant Impact. According to the City's Urban Water Management Plan (UWMP), the City receives its water from two main sources: local well water from the Lower Santa Ana River Groundwater basin (OC Basin), which is managed by the Orange County Water District (OCWD), and imported water from the Municipal Water District of Orange County (MWDOC) through the East Orange County Water District (EOCWD). MWDOC is Orange County's wholesale supplier and is a member agency of the Metropolitan Water District of Southern California (Metro). The City receives approximately 74 percent of its water Worn underlying groundwater m ule Lower aanra Ana Groundwater Basin (OC Basin). The remaining 26 percent is imported water purchased from EOCWD. The City has eight untreated groundwater wells that pump directly into the distribution system and two treatment facilities that treat groundwater from five additional wells. At present, the OC Basin is not adjudicated and as such, pumping from the OC Basin is managed through a process that uses financial incentives to encourage groundwater producers to pump a sustainable amount of water. The framework for the financial incentives is based on establishing the basin production percentage which is the percentage of each producer's total water supply that comes from groundwater pumped from the OC Basin. Although the OC Basin is not adjudicated, the OCWD adopted its first Groundwater Management Plan in 1989 and completed its latest update in 2015. This plan sets forth basin management goals and objectives and describes how the basin is managed including a description of basin hydrogeology, water supply monitoring programs, management and operation of recharge facilities, water quality protection and management, and natural resource and collaborative watershed programs. Basin management goals are to: (1) protect and enhance groundwater quality; (2) protect and increase the sustainable yield of the basin in a cost-effective manner, and (3) to increase the efficiency of OCWD operations. In April 2015 Governor Brown issued an Emergency Drought Mandate as a result of one of the most severe droughts in California's history, requiring a collective reduction in statewide urban water use of 25 percent by February 2016, with each agency in the state given a specific reduction target by DWR. In response to the Governor's mandate, the City is carrying out more aggressive conservation efforts. It is also implementing higher (more restrictive) stages of its water conservation ordinance in order to achieve its demand reduction target of 28 percent set for the City itself and the Regional Alliance of all participating MWDOC utility agencies. In addition to local water conservation ordinances, the City has engaged in activities with MWDOC on educational programs, indoor retrofits and training. The City's use of local groundwater is an integral part of its long-range water consumption and supply plans. The long-range projections of water usage outlined in the City's UWMP are based on the approved General Plan land uses. The project site's current zoning designation (PC -IND) allows office uses to be established only when accessory to another primary permitted use, such as light manufacturing. The requested zone change to PC-IND/BUS would, instead, allow office uses to be established as primary uses. The requested -ren.-. nhnnn.-. in -,;,+—f .Ari4h fhn mnir Ak, -f I—A —r—t i-Annof Fico nr^;oM ci+o Thic nrCo hno cvi IV I'i Jai 1UU h7 L.ui 101OLVi n yvui i u is I i iawi uy vA iai IU U0VQ QUI I vui Iuu IV MI a 6c N1 wJV` " I I1w UI � " I IW. experienced a slow transition from light industrial to business park uses in recent years which emphasizes office uses over manufacturing or assembly uses. The water consumption of the proposed office use would be equivalent to or less than that of the existing light industrial uses. Therefore, there would be little or no impact on existing water supplies, including local groundwater. The project site is already fully developed with impervious surfaces (roofs, parking) except for landscaped planter areas. The project proposes similar use of the site which will maintain impervious surfaces that almost completely cover the property. Therefore, the project is not expected to increase offsite runoff or affect groundwater recharge. 241Page MHT -114611 1 City of Tustin Based on available information, the project will not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin. Therefore, impacts in this regard are less than significant with regulatory compliance and no mitigation is required. c) See individual responses below: No Impact. The proposed project will maintain the existing onsite drainage pattern and the same proportion of impervious surfaces on the site (nearly 100 percent). This request is for a zone change only c__ existing 1:-.1-a .-J. stna1 ....i. .L... ..L. ..4; ...J. {C... ..f #I,-- �. gill k - Ly lly for cl[ l elCiulll lg Ill�l 11 II IULI,l1 iGl prUiJCl Ly Wl lUl e I lU l:ol 101.1 LAIUl 1 Is P1 UPUSGU, U 1=1 UIUJ U, ca lci c MIA W%,- no cno impact and no mitigation is required. No Impact. The proposed project will maintain the same proportion of impervious surfaces on the site (nearly 100 percent). In addition, no drainage or flood control channels will require repair or new construction (i.e. will not be impacted) by the project. Therefore, the project will not 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 substantially increase the rate or amount of surface runoff that would result in flooding on- or off-site. There will be no impact and no mitigation is required. iii. No Impact. Regarding flood control, the proposed project will maintain the same proportion of impervious surfaces on the site (nearly 100 percent) and no drainage or flood control channels will be impacted by project development. Regarding polluted runoff, office uses do not typically utilize hazardous materials or other chemicals that could contribute to significant onsite or downstream soil or water contamination, including chlordane, nutrients, and PCBs, compared to light industrial uses. This request is for a zone change only for an existing light industrial property where no construction is proposed. There will be no impact and no mitigation is required. iv. No Impact. In 1938, flooding along the Santa Ana River caused extensive damage and loss of life in central Orange County. In response, the Prado Dam was completed in 1941 near Corona to control flooding along the lower portion of the river. Since then, a second dam, the Seven Oaks dam, was constructed in 2000 on the upper reach of the river to provide additional flood protection for the entire watershed. With these structures in place, significant flooding along the Santa Ana River is not expected for the foreseeable future. The project site is located in central Orange County which is not expected to experience significant flooding. It is also not adjacent to any major flood control channels. if any flooding were to occur, the proposed office building would have similar impacts relative to impeding or redirecting flood waters compared to the existing light industrial building as there are no changes to the building footprint. Therefore, the project will not substantially alter the existing drainage pattern of the site or area, innfl iAnn fhrnl Ink fhn n1fcrofinn of fhn rnr iron of n cfroam nr rhior nr thrnl Inh tho aririifinn of imnonrinl l¢ It wwaau l'd uuvuy.. Ll— u kv —1w1 — Ll— vv u....v v1 a . 1v JI v. ...— — u..v W.. u... .......+.....�� .+. ...1..... ......... surfaces, in a manner which would impede or redirect flood flows. There will be no impact and no mitigation is required. d) No Impact. Potential flood hazards have been addressed in sub -section (c.iv) above and to a lesser degree sub -section (c.iii) above, and the project was found to have no impacts in that regard. Therefore, project - related flooding would not release any pollutants due to project inundation by flooding. The project site is nine miles north of the Pacific Ocean and at an elevation of 58 feet above mean sea level. Therefore, it is extremely unlikely that a tsunami striking the nearby coast would travel this far inland and cause significant damage or loss of life or result in the release of pollutants from project inundation. There are also no nearby 25 P a g e- - -- - -- — - - -- - INITIAL STUDY City of Tustin impounded bodies of water within which a seiche (seismic standing wave) would damage the project and result in pollutants being released by inundation of the project building. Therefore, the project will not have any impacts related to flood hazards, tsunamis, or seiche zones that would result in the release of pollutants due to project inundation. There are no impacts and no mitigation is required. e) Less Than Significant Impact. Sub -section (a) above concluded that the project would have a less than significant potential to conflict with established water quality control plans through regulatory compliance and completion of the related environmental documentation. In 2014, the California Sustainable Groundwater Management Act (SGMA) was enacted which provides authority for agencies to develop and implement groundwater sustainability plans (GSP) or alternative plans that demonstrate the basin is being managed sustainably. On January 1, 2017, the OCWD submitted the Basin 8-1 Alternative to the California Department of Water Resources. Elements to be included in GSPs as described in the California Water Code (§10727.2, 10727.4, and 10727.6) and were incorporated into the Alternative (prior to the Alternative, OCWD provided five groundwater management plans). Like its predecessors, the Basin 8-1 Alternative will be updated every five years per SGMA requirements. The project site is underlain by the Lower Santa Ana River Groundwater Basin (also called the "OC Basin") which is managed by the Orange County Water District (OCWD). The OC Basin is not currently adjudicated but the OCWD will comply with SGMA which requires Groundwater Management Plans for non -adjudicated basins. This request is for a zone change only for an existing light industrial property where no construction is proposed and water consumption of the proposed office use would be equivalent to or less than that of the existing light industrial uses. Therefore, there would be little or no impact on existing water supplies (including local groundwater). The project site is already fully developed with impervious surfaces (roofs, parking) except for landscaped planter areas. The project proposes similar use of the site which will maintain almost complete impervious surfaces. Therefore, the project will not substantially increase offsite runoff or affect groundwater recharge. In summary as discussed above, the proposed project will not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Impacts will be less than significant and no mitigation is required. Mitigation Measures/Monitoring Required: None (other than regulatory compliance) Sources: 1. City of Tustin General Plan, Conservation/Open Space/Recreation Element (Updated July 2017) 2. City of Tustin Zoning Code J. F U insurance ll..G ilaLG lklap MOP 3. OC Watersheds http:llwww.ocwatersheds.com/documents/damp 4. County of Orange, Santa Ana Region, Priority Project Preliminary Water Quality Management Plan (WQMP), Tait & Associates. April 23, 2020 (Revised November 12, 2020). 5. California Regional Water Quality Control Board, Santa Ana Region, Order No. R8-2009-0030 (as amended by Order No. R8-2010-0062), Waste Discharge Requirements for the County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County within the Santa Ana Region Area - wide Urban Storm Water Runoff, Orange County. California Regional Water Quality Control Board, 2010. 26 1 -Page - - -- -- ---- - ---- - INITIAL STUDY City of Tustin 6. 2015 Urban Water Management Plan (Final), City of Tustin, Arcadis U.S., Inc. June 2016. 7. 2020 Water Quality Report. City of Tustin Water Services. January 2020. 8. City of Tustin, 2019 Public Health Goals Report. Stetson Engineers, Inc. June 2019. Issues: 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? Potentially Significant Impact 0 FE Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact ❑ ❑ ❑ ❑ Discussion: The proposed project site involves one property that is fully improved with office/i nd ustria Vman ufactu ring uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) No impact. The project site involves one property that is located in an industrial and office area with no established residential community. The proposed development would, therefore, not physically divide an established community. b) No impact. The proposed project would not cause a significant environmental impact or conflict with land use policies to avoid or mitigate negative environmental impacts. The project will modify existing developed properties that do not contain sensitive or endangered environmental resources. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code 271 Page INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated XII MINERAL RESOURCES. Would the project: .,X o,.....1+ :., +a,„ i.... .,f .,,...:l.,L,:l:+,..,a r-1 rl 1--I ICA a) r esull Jn U'le loss of avallaUlllly of a Li ! I u 1161 known mineral resource that would be LJ of value to the region and the residents of the state? b) Result in the loss of availability of a ❑ El ❑ locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) No Impact. While some amount of mineral resources may exist in the City limits, none are expected to exist within the project site. Therefore, no impact would occur. b) No Impact. According to the General Plan, no mining operations are currently active within the City limits, and none are being considered. The proposed project would therefore not have an effect on locally important mineral resources recovery site. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan, Conservation/Open Space/Recreation Element (Updated July 2017) 2. City of Tustin Zoning Code 281 Page - INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated Xlll NOISE. Would the project result in: a) GeneI ation o a suU7la1 RIC11 =111PUi ai y yr 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? 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 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? ❑ ❑ ❑ ❑ ❑ ❑ IN LJ ® ❑ ® ❑ Discussion: The proposed project site involves one property that is fully improved with officelindustriallmanufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) Less Than Significant: Noise may be defined as loud, unpleasant, or unwanted sound. The frequency (pitch), amplitude (intensity or loudness), and duration of noise all contribute to the effect on a listener, or receptor, and whether the receptor perceives the noise as objectionable, disturbing, or annoying. The decibel scale (dB) is a unit of measurement that indicates the relative amplitude of a sound. Sound levels in dB are calculated on a logarithmic basis. An increase of 10 dB represents a tenfold increase in acoustic energy, while 20 dBs is 100 times more intense, 30 dBs is 1,000 more intense, and so on. In general, there is a relationship between the subjective noisiness, or loudness of a sound, and its amplitude, or intensity, with each 10 dB increase in sound level perceived as approximately a doubling of loudness. Due to the logarithmic basis, decibels cannot be directly added or subtracted together using common arithmetic operations. Instead, the combined sound level from two or more sources must be combined logarithmically. For example, if one noise source produces a sound power level of 50 dBA, two of the same sources would combine to produce 53 dB. There are several methods of characterizing sound. The most common method is the "A -weighted sound level," or dBA. This scale gives greater weight to the frequencies of sound to which the human ear is 291 Page — INITIAL STUDY City of Tustin typically most sensitive. Thus, most environmental measurements are reported in dBA, meaning decibels on the A -scale. Human hearing matches the logarithmic A -weighted scale, so that a sound of 60 dBA is perceived as twice as loud as a sound of 50 dBA. In a quiet environment, an increase of 3 dB is usually perceptible, however, in a complex noise environment such as along a busy street, a noise increase of less than 3 dB is usually not perceptible, and an increase of 5 dB is usually perceptible. Normal human speech is in the range from 50 to 65 dBA. Generally, as environmental noise exceeds 50 dBA, it becomes intrusive and -above 65 dBA noise becomes excessive. Nighttime activities, including sleep, are more sensitive to noise and are considered affected over a range of 40 to 55 dBA. Sound levels are typically not steady and can vary over a short time period. The equivalent noise level (Leq) is used to represent the average character of the sound over a period of time. The Leq represents the level of steady noise that would have the same acoustical energy as the sum of the time -varying noise measured over a given time period. Leq is useful for evaluating shorter time periods over the course of a day. The most common L,Q averaging period is hourly, but Leq can describe any series of noise events over a given time period. Noise exposure over the course of an entire day is described by the day/night average sound level, or DNL (also referred to as Ldp), and the community noise equivalent level, or CNEL. Both descriptors represent the 24-hour noise impact on a community. For DNL, the 24-hour day is divided into a 15 -hour daytime period (7 AM to 10 PM) and a nine -hour nighttime period (10 PM to 7 AM) and a 10 dB "penalty" is added to measure nighttime noise levels when calculating the 24-hour average noise level. For example, a 45-dBA nighttime sound level would contribute as much to the overall day -night average as a 55-dBA daytime sound level. The CNEL descriptor is similar to DNL, except that it includes an additional 5 dBA penalty beyond the 10 dBA for sound events that occur during the evening time period (7 PM to 10 PM). The artificial penalties imposed during DNL and CNEL calculations are intended to account for a receptor's increased sensitivity to sound levels during quieter nighttime periods. The City's Noise Ordinance (Article 4, Chapter 6 of the City's Municipal Code) specifies that exterior noise level shall not exceed 55 dBA between 7:00 a.m. and 10:00 p.m. and 50 dBA between 10:00 p.m. and 7:00 a.m. in residential areas, shall not exceed 60 dBA in commercial areas at any time, and shall not exceed 70 dBA in industrial areas at any time. Interior noise level shall not exceed 55 dBA between 7:00 a.m. and 10:00 p.m. and 45 dBA between 10:00 p.m. and 7:00 a.m. in residential areas. Additionally, Section 4617 (e) of the City's Municipal Code limits construction activities to occur between the hours of 7:00 a.m. and 6:00 p.m. Monday through Friday and between 9:00 a.m. and 5:00 p.m. on Saturdays. Construction is prohibited on Sundays and observed federal holidays (unless otherwise agreed to by the City). The City's Municipal Code does not establish a numeric limit for temporary construction noise levels, though no construction is proposed in conjunction with this project. ThTL..-. l�i�.: .+ f�.-....-.r.�l �I�... ....r.�..�.��. noise a n� nn.mnnFihiliFr n+ --A r 4l T -r Halal rlo�iolnnm ono Thn +wno e e %Illy s Gene al 1- %all con s noise lal IU UJG LVI I IFCIL I UII I Iy .7lal IUQI LAO lVl I ICYv uG VUIOFI l IUI IL. I a IG L.YF .r of use proposed by the project is not substantially different than its current use. Furthermore, the project is surrounded by similar [and uses. Northwest of the site is fully developed with an office park with various office tenants. Northeast of the site (across from Bell Avenue) are additional office and manufacturing uses. Southwest of the site is an office park with various office uses. Southeast of the site is an office building. The existing land use at the project site and those around it are compatible with the existing noise environment. Therefore, the proposed project would be, too. This impact would be less than significant. b) Less Than Significant Impact: This request is for a zone change only for an existing light industrial property where no construction is proposed, though the proposed project may require the use of paving 30Page INITIAL STUDY City of Tustin equipment during restriping of the parking lot. At its closest point, this equipment could operate approximately 50 feet from the nearest building adjacent to the site and produce groundborne vibrational noise levels of approximately 0.098 inches per second Peak Particle Velocity. Based on Caltrans criteria, this level of vibration would be "slightly perceptible". Groundborne vibration 1 noise levels would not generate excessive groundborne vibration, because 1) any vibration felt by offsite receptors would be temporary, lasting only a few hours for a couple days, at a maximum, and 2) the groundborne vibration would not cause damage to any adjacent building. This impact would be less than significant. c) Less Than Significant Impact: The proposed project is located approximately 2.4 miles north of John Wayne Airport. The Project site is not within the 60 CNEL contour, as provided in the Airport Environs ... .-.. r john •w. Airport .r. _ ._r_.__ ..___.r _r ___a ___.____ .____._1___ c_ _______:. __ ------ 91 Lana use Plan for john Wayne Airport and, therefore, woula not expose receptors w excessive aircraiL noise levels. This impact would be less than significant. Mitigation Measures/Monitoring Required: NIA Sources: XIV 1. City of Tustin General Plan Noise Element (November 2012) 2. City of Tustin Municipal Code 3. Orange County Airport Land Use Commission. Airport Environs Land Use Plan for John Wayne Airport. April 2008. 4. California Department of Transportation (Caltrans) 2013. Technical Noise Supplement to the Traffic Noise Analysis Protocol. Sacramento, California. September 2013. 5. California Department of Transportation (Caltrans) 2013. Transportation and Construction Vibration Guidance Manual. Sacramento, California. April 2020. 6. U.S. Federal Highway Administration (FHWA) 2010. Construction Noise Handbook, Chapter 9, Construction Equipment Noise Levels and Ranges. https://www.fhwa.dot.gov/environment/noise/construction_noise/handbook/handbook00. cfm ' 7. Linscott, Law & Greenspan Engineers 2021 a. Focused Traffic Impact Assessment and VMT Assessment for the Airspace Project, Tustin, California. March 9, 2021. Issues: POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of road or other infrastructure)? 311 Page Potentially Significant Impact IM -1 Less Than Significant With Mitigation Incorporated El Less Than Significant Impact K-4 No Impact INITIAL STUDY b) Displace substantial numbers of existing El El El housing, necessitating the construction of replacement housing elsewhere? City of Tustin Discussion: The proposed project site involves one property that is fully improved with officelindustrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) Less than significant. The project site is an existing industrial and office property with no residential units located on it. The proposed project could potentially induce population growth in the area in that the future conversion of industrial uses to office uses could result in a larger permanent operational workforce. The existing building includes 67,875 square feet of office, 30,452 square feet of light manufacturing, and 23,116 square feet of warehouse area for a total building area of 121,520 square feet. Because the future tenant is not yet known, the number of jobs that the project would generate cannot be precisely determined. Thus, for purposes of analysis, employment estimates are calculated using average employment density factors reported by SCAG in their publication "Employment Density Study." This publication reports that, on average, there is one employee for every 287 square feet of low-rise office, 466 square feet of light manufacturing and 979 square feet of warehouse in the County. Based on the proposed 121,520 square foot building and the SCAG employee projections, the estimated number of employees to occupy the building if it were to be utilized as 100 percent office would be approximately 424 people, which is approximately 35% more than the existing combination of uses. In 2017, there were approximately 50,169 jobs in the City; jobs are anticipated to grow to 66,400 by 2040. The project -related increase in employment would be minimal in comparison to the anticipated increase in the SCAG Demographics and Growth Forecast. Additionally, current data provided by the California Employment Development Department (EDD) found that the unemployment rate for the County, including the City, is at 9.1 percent, which is similar to the county (9.9 percent), state (11.4 percent) and national (8.4 percent) for August 2020. Therefore, the project's employment requirements could likely be met by the City's existing labor force without people needing to relocate into the region. The project would not stimulate population growth or a population concentration above what is assumed in local and regional land use plans. Therefore, impacts associated with population growth would be less than significant. b) No impact. The project site is an existing industrial and office property with no residential units located on it. The proposed project will not result in displacement of existing housing nor necessitate construction of replacement housing. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code 3. Project description and submitted plans. 4. Southern California Association of Governments. (2001). Employment Density Study Summary Report. Retrieved from http://www.scag.ca.gov/DataAndTools/Pages/Growth Forecasting.aspx. Accessed September 18, 2020. 5. Southern California Association of Governments. (2016). 2016-2040 Regional PLIH&V -A City of Tustin Transportation Plan/Sustainable Communities Strategy. Retrieved from http://scagrtpscs.net/Pages/FINAL2016RTPSCS.aspx. Accessed September 18, 2020. 6. United States Bureau of Labor Statistics. (2020). State Employment and Unemployment Summary. Retrieved from https://www.bls.gov/news.release/laus.nrO.htm. Accessed September 18, 2020. Issues: XV PUBLIC SERVICES. Would the project: a) 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: i. Fire protection? ii. Police protection? iii. Schools? iv. Parks? V. Other public facilities? Potentially Less Than. Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) See individual responses below: i. Less than Significant Impact. Fire services for Tustin are provided by Orange County Fire Authority (OCFA). The OCFA is a regional fire service agency that provides structure fire protection, emergency medical and rescue services, hazardous materials inspection and response, and public education activities. Response times in the City vary based on the level of 331Page INITIAL STUDY City of Tustin emergency; however, the response time goal is for the first unit to arrive on scene in 7 minutes and 20 seconds from receipt of the call, 80 percent of the time. Three fire stations are strategically located throughout the City of Tustin, providing primary response for fire suppression and emergency medical services to the community. Station 37 is closest to the project site. Fire Station 37 is located at 15011 Kensington Park Drive, approximately 1.5 miles (4 minutes) from the project site. Project compliance with requirements set forth in the City's Building Regulations (Article 8 of the TCC), which reference the City -adopted California Fire Code, 2019 Edition, would provide protection for people and structures as well as emergency medical services on site. No new facilities would be required to be constructed to accommodate the proposed office project. The area surrounding the project site is developed with industrial and office buildings and implementation of the project would have a minimal increase in demand for fire protections services in Tustin. The proposed project would be designed to comply with all Fire Department access requirements and California Fire Code requirements, would not impair emergency response vehicles or increase response times, and would not substantially increase calls for service, thereby triggering the need for new or altered facilities. With compliance of the applicable city, county, and state regulations, codes, and policies, potential impacts on fire services from implementation of the project would be less than significant. ii. Less than Significant Impact. The project site is served by the City of Tustin Police Department located 2.2 miles northeast of the project site at 300 Centennial Way, Tustin, CA 92780. The conversion of an industrial use to an office building that would allow for office uses as primary uses would not result in an increase in demand for police protection services. The Tustin Police Department may receive a different mix of service calls, but the site would receive adequate police protection service. The proposed project is not anticipated to require or result in the construction of new or physically altered police facilities. Impacts would be less than significant. iii. Less Than Significant Impact. The local school districts have established school development fees to offset the costs associated with increased maintenance and the addition of school facilities resulting from new development. This request is for a zone change only for an existing fight industrial property where no construction is proposed. Therefore, the impact would be less than significant and -no mitigation is required. iv. Less Than Significant Impact. The City's park development fees are generated based on the type of land use. Most residential uses are required to pay park development fees; however, nonresidential uses such as offices or light manufacturing are not obligated to contribute to park development fees. This request is for a zone change only for an existing light industrial property where no construction is proposed. Therefore, the impact would be less than significant and no mitigation is required. V. Less Than Significant Impact. Development Impact Fees (DIF), including New Construction Fees and Major Thoroughfare & Bridge Fee (The Toll Road s/7ra nsportation Corridor Agencies), are required for the construction of new building area and allow fee credits for existing building square footage. This request is for a zone change only for an existing light industrial property where no construction is proposed. Therefore, the impact would be less than significant and no mitigation is required. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 2018) 341Page -- - -- - - -- -- _— 2. XV] RECREATION. VVUUIU Me project: INITIAL STUDY City of Tustin Zoning Code Issues: a) 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 have an adverse physical effect on the environment? Potentially Significant impact n 0 Less Than Significant With Mitigation Incorporated ■❑ ■❑ City of Tustin Less Than Significant Impact ❑N ❑■ No Impact OR Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) No impact. The proposed project would not increase the use of existing neighborhood and regional parks such that physical deterioration would occur or be accelerated. Because the proposed project consists of a zone change to accommodate an office use, the proposed project would not be subject to the City of Tustin Development Park Impact Fee. Therefore, no impact to existing recreational facilities would occur and no mitigation is required. b) No impact. The proposed project does not include construction or expansion of recreational facilities. The proposed project does not include nor does it require the construction of recreational areas. Therefore, no impact would occur. Mitigation Measures/Monitorina Required: NIA Sources: 1. City of Tustin General Plan (November 1, 2018) 2. City of Tustin Zoning Code 35Page -- - -- --- - lii•111�Psl01116%r119 V City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With lmpact Mitigation Incorporated XVII TRANSPORTATION. Would the project: a) %.o nuct with a program, plan, Li U ILI Li ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Conflict or be inconsistent with CEQA ❑ ❑ ® ❑ Guidelines section 15064.3, subdivision (b)? C) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency ❑ 1:1 access? Discussion: The proposed project site involves one property that is fully improved with officelindustriallmanufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. Assessments related to parking, traffic, and vehicle miles traveled (VMT) reflect the development of a broader creative office complex in conjunction with the existing office building located at 15771 Red Hill Avenue and the development of an accessory cafe at 1382 Bell Avenue. Following the submittal of these studies, the project proposal was modified to reflect a reduced scope of work including a zone change for an existing light industrial property where no construction is proposed in conjunction with the request. As the current scope of work is less intensive that the original project scope, potential impacts would remain less than significant. a) Less Than Significant Impact. Although the VMT methodology is now applied in evaluating potential transportation impacts of a project, the City's General Plan identifies standards for maintaining an adequate level of service (LOS) for City streets and intersections. To be consistent with the 2020 State CEQA Guidelines, a LOS analysis is not required for purposes of this Initial Study impact analysis and determination of significant impacts under CEQA. However, the analysis provided by LLG for this project include a LOS analysis that is included for informational purpose only with respect to this IS/ND- Public Transit Bus service in central Orange County is provided by the Orange County Transportation Authority (OCTA). OCTA Bus Routes 71 and 472 regularly run along Red Hili Avenue just east of the project site. Route 71 connects to other OCTA routes both north and south of the project site, while Route 472 361 Page INITIAL STUDY City of Tustin provides direct service to and from the Tustin Metrolink Station 2.5 miles east of the site on Edinger Avenue. Local transit stops are located near the northeast and southwest corners of Red Hill Avenue/Warner Avenue, the southwest corner of Red Hill Avenue/Bell Avenue, and the northeast and northwest corners of Red Hill Avenue/Valencia Avenue. OCTA Route 72 currently serves Warner Avenue with stops located in the northwest and southeast corners of Red Hill Avenue/Warner Avenue. The site is 400 feet west of Red Hill Avenue and -there are bus stops on both sides of Red Hill Avenue (i.e. in either travel direction) within a quarter mile of the site (closest stops labeled Red Hill -Bell). Bicycle and Pedestrian Access. At present, there are no marked bicycle lanes on Red Hill Avenue in the vicinity of the project site. However, Warner Avenue a quarter mile south of Bell Avenue does have designated .,..f .arnM- hinunlr. Inne-.n 4hnf r�r.�triA— r -.nn+ ue + n ^n .anflnin +kl Oi+v Tk� ro oro olcn morlroA hirwrlo Innno nn eastI vVGJL Ul%,YVIG IQI IOJ LI MIL 1d1 V VIVG GQJL-vvGJL C{VVGJJ YVILI Ill r LI IG vWy. I I IVl V CJI V uluV I I Jul 1%VV vlvyv lul - WI I Victory Road (the extensive of Bell Avenue) from Red Hill Avenue east to Armstrong Avenue, then north and south along Armstrong Avenue. Figure C-5, Master Bikeway Plan, in the City General Plan Circulation Element (dated 2012 but partially updated in 2018) indicates that Class Il bike lanes are eventually planned for Red Hill Avenue just east of the site as well as Edinger Avenue to the north and Barranca Avenue to the south. Therefore, the project site will eventually have direct local and regional bicycle access. It should be noted that OCTA buses often have bicycle racks so regional bicycle access to and from the project site may also be available in conjunction with public transit. The project area currently has pedestrian access in the form of a sidewalk from the northeast corner of the site along the south side of Bell Avenue east to Redhill Avenue, then north -south along both sides of Red Hill Avenue. The project site therefore has adequate pedestrian access for future workers. impacts related to pedestrian access are therefore less than significant and no mitigation is required. Roadways and Intersection Conaestion_ Every county in California is required to develop a Conaestion Management Program (CMP) that looks at the links between land use, transportation, and air quality. In its role as Orange County's Congestion Management Agency, the Orange County Transportation Authority (OCTA) prepares and periodically updates the County's CMP to meet federal Congestion Management System guidelines as well as state CMP legislation. The Southern California Association of Governments (SCAG) is required under federal planning regulations to determine that CMPs in the region are consistent with the Regional Transportation Plan. The OCTA's current Congestion Management Program was adopted on November 25, 2019. Edinger Avenue to the north and Jamboree Avenue to the east are included in the CMP. The CMP requires local agencies to maintain the minimum level of service (LOS) thresholds in their respective general plans. If a street or highway segment included as part of the CMP falls below the adopted minimum level of service of E, a deficiency plan is required. The Project could conflict with the CMP if the Project were to cause the CMP facility to operate at an unacceptable LOS. The City of Tustin has an adopted congestion management threshold of LOS D (ICU = 0.801 - 0.900) during the peak commute hours. If a project increases traffic demand at the study intersections by more than 1% of capacity (ICU increase 2: 0.090), causing or -- LOS r __ r /Ir'tl I n nnA\ LL- :.v .-�-a '--.-�:-1--�J-:-..-'C. ___L r 1.-J--iL- I_Ik Ar -..:.J ..1:....... .. ..-..:....L worsening LOS E or r- �ICIU > 0.90 1 ), he rrnpact is considered signlllUdl IL. U1 IUU1 U IC %.,Ivry CY. UIUCIII lub, d pl yluut must generate at least 50 peak hour trips to require an assessment of traffic impacts under the CMP and if all the project peak trips were distributed to just one intersection (i.e., Bell Avenue at Red Hill Avenue), the project represents a potentially significant increase in vehicle trips relative to the CMP. To address these potential impacts, a traffic impact assessment (TIA) was prepared for the project by Linscott, Law, and Greenspan (LLG) in March, 2021. Per the City's TIA preparation guidelines, the project TIA examined peak hour intersection capacity based on Intersection Capacity Utilization (ICU) and Level of Service (LOS) criteria as appropriate. Table 17-2, General Plan Buildout Traffic Impacts, shows General Plan Buildout traffic both without and with project traffic. The TIA concludes the intersection of Red Hill Avenue/Bell 371 Page - - INITIAL STUDY City of Tustin Avenue is forecast to operate at acceptable LOS B or better during the AM and PM peak with the addition of project traffic (Table 4, LLG TIA 2021). The TIA also evaluated queueing at the two (2) project driveways located along Bell Avenue (Table 5, LLG TIA 2021). The anticipated queues at Red Hill Avenue/Bell Avenue for General Plan Buildout Plus Project traffic conditions are considered adequate based on the vehicle storage provided by the existing roadway. In addition, the inbound movements at both project driveways on Bell Avenue are anticipated to have a queue of no more than one (1) vehicle during both the AM and PM peak hours. The minimal inbound queues along Bell Avenue, the westbound left -turn movement into the site at Driveway A (Western Driveway) has a forecasted delay of 7.37 seconds/vehicle and 7.45 seconds/vehicle during the AM and PM peak hours, respectively. T he Westoouno left -[urn mvvernent at Driveway is (CasLerll Driveway) has a forecasted ueray ur 7.38 seconds/vehicle and 7.57 seconds/vehicle during the AM and PM peak hours, respectively. As a result, the overall traffic flow along Bell Avenue is anticipated to be adequate. Developers are required to pay the City's Development Impact Fees (DIF) which helps reduce overall impacts to the transportation system (i.e., roads and intersections). As fees are assessed on all new development and no construction is proposed in conjunction with this project, no DIF are required at this time. The project is also unlikely to make a significant contribution to cumulatively considerable traffic impacts due to the relatively small net percentage increase in regional trips it represents. Summary. Based on this information, the project will not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities. Impacts will be less than significant and no mitigation is required. b) Less Than Significant Impact. In response to Senate Bill (SB) 743, the California Natural Resource Agency certified and adopted new CEQA Guidelines in December 2098, which now identify Vehicle Miles Traveled (VMT) as the most appropriate metric to evaluate a project's transportation impact under CEQA (Section 15064.3). Effective July 1, 2020, the previous CEQA metric of level of service (LOS), typically measured in terms of automobile delay, roadway capacity and congestion, will no longer constitute a significant environmental impact. The City of Tustin Draft VMT Guidelines identify screening measures such as a "small project" trip threshold of 500 daily trips. Review of Table 17-1 shows the project would only add 478 net new daily trips to the existing street system. Direct comparison of the project's anticipated daily trips to the City threshold of 500 daily trips shows the proposed Project would fall 22 trips below the threshold. Therefore, based on the aforementioned criteria, the project can be screened from further VMT analysis and the project's potential impacts would be less than significant. c) No Impact. The project site is located just west of Red Hill Avenue, a major north -south arterial in the City of Tustin. Regional east -west access is available from Edinger Avenue to the north and Warner Avenue to the south, and both connect to State Route 99 a half mile west of the site. The site is already fully imnrnvpd with pxistinn land asps with arrr?ss via twn drivaways ontn Bell Avenue with Red Hill avenue 400 feet to the east. No new roadways or road improvements will be needed to serve the proposed project as it is already in a fully developed light industrial area of the City. Therefore, implementation of the proposed project will not create any roadways or road improvements that could increase hazards to a circulation system design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment). There are no impacts and no mitigation required. d) No Impact. The project site is located 400 feet west of Red Hill Avenue, a major arterial in the City of Tustin. The site is already fully improved with existing land uses with access via two driveways onto Bell 381Page -- J - -- -- - --- INITIAL STUDY City of Tustin Avenue. The site already has adequate emergency access so there will be no impacts in that regard and no mitigation is required. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan, Circulation Element (November 1, 2018) 2. City of Tustin Zoning Code 3. Linscott, Law & Greenspan Engineers 2021 a. Focused Traffic Impact Assessment and VMT Assessment for the Airspace Project, Tustin, California. March 9, 2021. I1 _ ._ _■ A_._ _ ._1 4. Congestion Management !-'rugram kt mr-h VidllyC UUuf lly l Idf 1bPU1 CdUU1l Authority (OCTA) website (http:/Iocta.netlpdf/201 9CMP.pdf?n=20191 1) 5. Bus Route Maps and Schedules, Orange County Transportation Authority (OCTA) website (https:l/www.octa.net/Bus/Routes-and-Schedules/Overview/) Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation 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 ❑ 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 lead El agency, in its discretion and supported by substantial evidence, to be significant nursuant 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. INITIAL STUDY City of Tustin Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) No Impact. As discussed previously under Cultural Resources, the proposed project would result in no impact to sites that are listed or eligible for listing in the California Register of Historic Resources. h1 No Imnact_ Per the Citv's standard ❑ractice and in accordance with Assembly Bill 52 (AB 52). inciudina Public Resources Code Section 21080.3.1(d), the City circulated letters via certified mail on May 20, 2020 to request comments and input on the proposed project and the potential affect to Tribal and Cultural Resources. At the expiration of the AB -52 noticing period on June 19, 2020, the City had received response letters from the (1) Juaneno Band of Mission Indians, Acjachemen Nation — Belardes and the (2) Gabrieleno Band of Mission Indians-Kizh Nation to request consultation. Consultation with both Native American tribes was completed in August 2020. Since the conclusion of the consultation period, the scope of the proposed project has been reduced from the development of a creative office campus on two adjacent properties to a zone change only for an existing light industrial property where no construction is proposed in conjunction with this request. Therefore, there will be no ground disturbance and no mitigation is required. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code Issues: 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 storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? 40]Page Potentially Significant Impact 0 Less Than Significant With Mitigation Incorporated Less Than Significant Impact 11 No Impact El INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated b) Have sufficient water supplies available ❑ ❑ ® ❑ to serve the project and 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? d) Generate solid waste in excess of State El 0 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 El El ® El management and reduction statues and regulations related to solid waste? Discussion: The proposed project site involves one property that is fully improved with officelindustriallmanufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) Less Than Significant Impact. The City does not own or operate wastewater treatment facilities or sewers and sends all collected wastewater to Orange County Sanitation District (OCSD) for treatment and disposal. Wastewater services within the City are provided by OCSD and IRWD. Collected wastewater is sent to OCSD's plants located in the Cities of Huntington Beach and Fountain Valley. OCSD's Plant No. 1 in Fountain Valley has a capacity of 320 million gallons per day (MGD) and Plant No. 2 in Huntington Beach has a capacity of 312 MGD. The proposed project is located within an urbanized area of the City of Tustin and is proposing a use consistent with neighboring uses and does not increase the need for utility facilities beyond what was evaluated in the City's General Plan. The proposed project includes uses that are consistent with the approved land use for the site, thus the wastewater pipelines would be sufficient to convey project wastewater. Additionally, sewer, water, and wastewater lines are already in place to serve the proposed project and relocation or expansion of these lines beyond the scope of the proposed project site, or construction of a new or expanded sewer, water, wastewater treatment facilities as a result of the proposed project would not be required for construction or operation of the proposed project. Stormwater, drainage, electric power, natural gas, and telecommunications facilities are in place to serve the project 411Pag_e— _ _--- INITIAL STUDY City of Tustin site without the need for construction or relocation of utility facilities, which could cause significant environmental effects. Significant impacts would not occur, and no mitigation is required b) Less Than Significant Impact. The proposed project would be served with potable water by the IRWD. According to IRWD's 2015 Urban Water Management Plan (UWMP), IRWD's supplies remain essentially constant between normal, single -dry and multiple -dry years because groundwater and imported water account for all of IRWD's potable supply, and recycled water, groundwater and imported water comprise nearly all of IRWD's non -potable supply. ..\ .. .. T1-...�. @:.�..�.:i:......i I..,..�.....k A.. ..1 ........1 .,C....... +L,..... .. . XR-;...,+ , ..+.,....,+.,� 4 -4 -4- C) .. -,.,+.v,.,.,+ '_.1 Less 1 hall Significant As UI,IruaJGU auLJvc, L110J0 arc DUJ IRACI IL VVaALOYYOLUI LIGaL1IIU1 IL 10%,11 V0 and capacity to service the project. The project would also be required to develop appropriately sized water and wastewater conveyance facilities to and from the project site. Thus, less than significant impacts would occur. d) Less Than Significant Impact. The County of Orange owns and operates the Frank R. Bowerman Sanitary Landfill, which serves the City of Tustin. The proposed project is anticipated to generate solid waste during the temporary, short-term construction phase, as well as the operational phase, but it is not anticipated to result in inadequate landfill capacity. According to CalRecycles's Estimated Solid Waste Generation Rates for an office use, the project is estimated to produce 2.1 pounds of waste per employee per day. The estimated number of employees to operate the office use would be approximately 424 people. This equates to approximately 890 pounds of waste per day from the project facility. That is less than 0.001% percent of the Frank R. Bowerman Sanitary Landfill's maximum daily throughput of 11,500 tons per day. This landfill has a maximum permitted capacity of approximately 266 million cubic yards, and the landfill has a remaining capacity of approximately 205 million cubic yards. The landfill has an expected operational life through year 2053 with the potential for vertical, or downward expansion. For these reasons, the proposed project's solid waste disposal needs can be met by the Frank R. Bowerman Sanitary Landfill. e) Less Than Significant Impact. The proposed project, as with all other development in the City, would be required to adhere to City ordinances with respect to waste reduction and recycling. As a result, no impacts related to State and local statutes governing solid waste are anticipated and no mitigation is required. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code 3. OC Watersheds http://www.ocwatersheds.com/documents/damp 4. Water Code Section 10910, et. Seq. (SB 610), and the requirements of 11... ................1 r+...J .. I --I:--. 00 A71]7 1C1M nn41 Uove 11me ll IrUUC OUL: IU[ I UU'il Of k00 LL 1 5. City of Tustin. (2016). 2015 Urban Water Management Plan. Retrieved from https://www.tustinca.org/Archive/39. Accessed September 21, 2020. 6. Irvine Ranch Water Disfrict.(2016). 2015 Urban Water Management Plan. Retrieved from https://www.irwd.com/images/pdf/doing-business/environmental- documents/UWMP/IRWD_UWMP_2015_rev_01-03-17_FINAL.pdf. Accessed September 21, 2020. 7. California Department of Resources Recycling and Recovery. (1992). Estimated Solid Waste Generation Rates. Retrieved from https://www2.caIrecycle.ca.gov/wastecharacterization/general/rates. Accessed September 21, 2020. INITIAL STUDY City of Tustin Issues: XX WILDFIRE. If located in or near state responsibility areas or lands classified as very nigh fire hazard severity zones. Would the project: a) Substantially impair an adopted emergency response pian 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 the uncontrolled spread of a wildfire? C) Require the installation or maintenance of 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 risk, including downslope or downstream flooding or landslides, as a result of runoff, .post -fire slope instability, or drainage changes? Potentially Significant Impact Less Than Significant With Mitigation Incorporated ❑ ❑ ❑ ❑ ❑■ ❑■ Less Than Significant Impact No Impact ❑ EK ■❑ ■❑ & /1 Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) No impact. The project site is not located in or near lands classified as very high fire hazard severity zones. b) No impact. The project site is not located in or near lands classified as very high fire hazard severity zones. 431 Page INITIAL STUDY City of Tustin c) No impact. The project site is not located in or near lands classified as very high fire hazard severity zones. d) No impact. The project site is not located in or near lands classified as very high fire hazard severity zones. Mitigation Measures/Monitoring Required: NIA Sources: 1. City of Tustin General Plan (November 1, 2018) 2. City of Tustin Zoning Code 3. Project application and desc(ption. 3. CALFIRE Very High Fire Hazard Severity Zone Map; Orange County, October 2011. https://www.ocpublicworks.comlcivicax/filebankiblobdload.aspx?Biob[D=8755 Issues: 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 individually limited, but cumulatively considerable? ("Cumulatively rnncirlarnhla" maanc 4hnf 4ha incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current project, and the effects of probable future projects.) 441 Page --- — Potentially Less Than Less Than Significant Significant Significant Impact With Impact Mitigation Incorporated n n n n ►_, No Impact a INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated C) Does the project have environmental ❑ ❑ ® El effects which will cause substantial adverse effects on human beings, either directly or indirectly? Discussion: The proposed project site involves one property that is fully improved with office/industrial/manufacturing uses, parking lot, landscaping and utilities. The project includes requests for a Zone Change from Planned Community Industrial to Planned Community Industrial/Business and a request to apply the Tustin City Code parking standards for offices exceeding 25,000 square feet. No construction is proposed in conjunction with this project. a) No Impact. All impacts to the environment, including impacts to habitat for fish and wildlife species, fish and wildlife populations, plant and animal communities, rare and endangered plants and animals, and historical and pre -historical resources were evaluated as part of this IS/ND. As discussed previously under Biological Resources, the project would not have a significant impact on a sensitive habitat or species. b) Less Than Significant Impact. All impacts to the environment were evaluated as part of this IS/ND and implementation of the proposed project has the potential to result in effects to the environment that are less than significant and cumulative impacts would be less than significant. c) Less Than Significant Impact. The project's potential to result in environmental effects that could adversely affect human beings, either directly or indirectly, has been discussed throughout this IS/MD. As proposed, the operation of the proposed project would not involve any activities that would result in environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly. Mitigation Measures/Monitoring Required: N/A Sources: 1. City of Tustin General Plan (November 2018) 2. City of Tustin Zoning Code Note: Authority cited: Sections 21083 and 21083.05, Public Resources Code. Reference: Section 65088.4, Gov. r^rio• C'on+inns 74 nnn/n\ 74 nun 4 74 nun � 74 nno 4 74 nwa 74 nnq nr ']4 nam q 74 noq )1()QA74 nnr nnA VVVV, VV VLIWI 1J LIVVV`V/, LIVVV•I LIVVV.V, LIVVL. 1, LIVVV, LIVVV. VV, LIVVV. V, LIV�JV, LaWCJ , LJWJV UI IV 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 Amador 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. 45 1 P a g e - -- - -- -- ---- - - - - -- INITIAL STUDY City of Tustin It T "ImmHulm tang to :uut 46 1 P a g e �- - -- — --- — --- Figure i-1 Tustin Planning Area City of Tustin Appendices For Initial Study (IS) / Negative Declaration (ND) 1382 Bell Avenue Rezone Project Lead Agency: City of Tustin Community Development Department 300 Centennial Way Tustin, CA 92780 Project Applicant: Steelwave LLC 3335 Susan St. #250 Costa Mesa, CA 92626 Appendix A: Planned Community District Regulations PROPOSED MODIFICATIONS TO PLANNED COMMUNITY DISTRICT REGULATIONS ZONE CHANGE 2020-0001 1382 BELL AVENUE PLANNED COMMUNITY DISTRICT REGULATIONS CITY OF TUSTIN MARCH 1968 ADOPTED BY: ORDINANCE NO. 400, JUNE 3, 1968 AMENDED BY: ORDINANCE NO. 816, DECEMBER 3, 1979 ORDINANCE NO. 925, JANUARY 7, 1985 ORDINANCE NO. 1158, SEPTEMBER 18, 1995 ORDINANCE NO. 1347, JANUARY 15, 2008 ORDINANCE NO. , 2021 STATISTICAL ANALYSIS* GroupI: Industrial.......................................................................................................................................115.05 Acres Special Landscape Area..................................................................................................................................2.71 Acres Total...................................................................................................117.76 Acres *Statistical Analysis is for informational purposes only TABLE OF CONTENTS INTRODUCTION.............................................................................................................................................................1 PARTI. INDUSTRY..........................................................................................................................................................2 SECTION I. PERMITTED USES.....................................................................................................................................2 SECTION II. DEVELOPMENT STANDARDS..................................................................................................................4 A. Setbacks.......................................................................................................................................................4 B. Site Coverage...............................................................................................................................................4 C. Signs.............................................................................................................................................................4 D. Sign Standards..............................................................................................................................................5 E. Parking.........................................................................................................................................................5 F. Landscaping..................................................................................................................................................6 G. Loading Areas...............................................................................................................................................7 H. Storage Areas...............................................................................................................................................7 I. Refuse Collection Areas................................................................................................................................7 J. Telephone and Electrical Service.................................................................................................................7 K. Sidewalks......................................................................................................................................................7 L. Nuisances.....................................................................................................................................................7 PART II. SPECIAL REGULATIONS.....................................................................................................................................8 SECTION I. SERVICE STATION DEVELOPMENT STANDARDS......................................................................................8 A. Setbacks.......................................................................................................................................................8 B. Minimum Site Area......................................................................................................................................8 C. Signs.............................................................................................................................................................8 D. Sign Standards..............................................................................................................................................9 E. Parking.........................................................................................................................................................9 F. Landscaping..................................................................................................................................................9 G. Screening....................................................................................................................................................10 H. Refuse Collection Area...............................................................................................................................10 I. Application of City of Tustin Service Station Standards .............................................................................10 PART III: INDUSTRY/BUSINESS.....................................................................................................................................11 SECTION I: PERMITTED USES...................................................................................................................................11 SECTION II: DEVELOPMENT STANDARDS................................................................................................................12 SECTION III: SPECIAL REGULATIONS........................................................................................................................12 Special Landscape Street CITY OF TUSTIN ADOPTED BY. ORDINANCE NO. 400 QUNE 3,1968) PLANNED COMMUNITY AMENDED BY: ORDNANCE NO. 816 (DECEMBER- 3,1979); ORDNANCE NO. 925 (JANUARY 7, 1985), ORDNANCE NO. 1158 INDUSTRIAL, INDUSTRIAL BUSINESS (SEPTEMBER 18, 1995) ORDNANCE NO. 1347 {JANUARY 15, 2008) INTRODUCTION The P.C. (Planned Community) District for the City of Tustin is part of the Irvine Industrial Planned Community Plan developed in conjunction with the Irvine Ranch Southern Sector General Land Use Plan approved by the Orange County Planning Commission and the Orange County Board of Supervisors. As designated on the General Plan of Land Use for the City of Tustin, the area is considered most appropriate for industrial development. The purpose of this P.C. (Planned Community) District is to provide a method whereby property may be classified and used for various types of industry and other uses compatible therewith. The specifications of this district are intended to provide flexibility for both the land use and development standards in planned building groups. Except as expressly stated within the text of this PC (Planned Community) Ordinance, all applicable provisions and requirements of the City of Tustin Zoning Code shall apply. 1 PART I. INDUSTRY SECTION I. PERMITTED USES Minimum Site Area — 30,000 square feet Intent and Purpose It is the intent of this section to allow the location of industries engaged in research and/or testing and general manufacturing activities, provided that such activities are confined within a building or buildings and do not contribute excessive noise, dust, smoke, or vibration to the surrounding environment nor contain a high hazard potential due to the nature of the products, material, or process involved. Permitted Uses 1. Uses primarily engaged in research activities, including but not limited to research laboratories and facilities, developmental laboratories and facilities and compatible light manufacturing similar to the following list of examples: • Bio -Chemical • Chemical • Development facilities for national welfare on land, sea and air • Film and Photography • Medical or Dental • Metallurgy • Pharmaceutical ■ X -Ray 2. Manufacture, research assembly, testing, and repair of components, devices, equipment, and systems and parts and components such as but not limited to the following list of examples: • Coils, Tubes, Semi -conductors • Communication, Navigation Control, Transmission and Reception Equipment, Control Equipment and Systems, Guidance Equipment and Systems • Data Processing Equipment and Systems • Glass Edging, Beveling, and Silvering • Graphics and Art Equipment • Metering Instruments • Optical Devices, Equipment, and Systems • Phonographs, Audio Units, Radio Equipment, and Television Equipment • Photographic Equipment • Radar, Infra -Red, and Ultra -Violet Equipment and Systems • Scientific and Mechanical Instruments • Testing Equipment 3. Manufacturing to include but not limited to the following list of examples: A. Manufacture and/or assembly of products such as but not limited to the following list of examples: ■ Aircraft and Related Components ■ Ceramic Products ■ Automobiles and Automobile Parts • Concrete Products ■ Boats • Electrical Appliances • Clocks and Watches ■ Farm Equipment • Coffins • Heating and Ventilating Equipment 7 • Linoleum • Sheet Metal Products • Machinery and Machine Tools • Silk Screens • Musical Instruments • Sporting Goods • Neon Signs • Springs ■ Novelties ■ Stencils • Oil Well Valves and Repairs ■ Toys • Optical Goods ■ Trailers • Refrigeration ■ Trucks • Screw Machine Products • Yarn B. The manufacture of products or products made from materials such as but not limited to the following list of examples: ■ Aluminum • Linoleum • Bags, except Burlap Bags or Sacks • Matches ■ Batteries ■ Mattresses ■ Boxes, Paper ■ Paper • Brass • Steel • Cans ■ Tin ■ Copper • Tools ■ Glass ■ Wool ■ Grinding Wheels • Yarn • Iron C. The manufacturing, compounding, processing, or treatment of items such as but not limited to the following list of examples: ■ Acids, Non -Corrosive ■ Candles ■ Cigarettes and Cigars • Detergents • Disinfectants • Dye • Food Products • Lubricating Oil • Pharmaceutical Products • Plastics • Toiletries • Vitamin Products • Waxes and Polishes D. Woodworking shops, such as (Provided that, if a planer, router, sticker, or moulder is maintained, all doors and windows in the outside walls of the room in which said machinery is located shall be kept closed while said machine is in use): ■ Box • Furniture • Wood Products E. Distribution and Warehousing Plants 4. Administrative, professional, and business offices associated with and accessory to any of the above. 5. Blue printing, photostating, photo -engraving, printing, publishing and bookbinding, provided that no on-site commercial service is associated with said uses. 6. Cafeteria, cafe, restaurant, or auditorium associated with and incidental to any of the foregoing uses. 7. Service stations will be permitted subject to the development standards contained in this ordinance. 3 8. Agriculture, as a continuation of the existing land use, and all necessary structures and appurtenance shall be permitted. 9. State, County, and Municipal facilities such as fire and police stations, civic centers, libraries, etc. SECTION II. DEVELOPMENT STANDARDS A. Setbacks All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right-of-way line of the frontage street. 1. Front Yard Setback Thirty (30) feet, except that unsupported roofs or sun screens may project six (6) feet into the setback area. 2. Side Yard Setback Ten (10) feet, except that unsupported roofs or sun screens may project three (3) feet into the setback area. In the case of a corner lot, the street side setbacks shall be thirty (30) feet, except that unsupported roofs and sun screens may project six (6) feet into the setback area. Interior lot lines for a corner lot shall be considered side lot lines. 3. Rear Yard Setback No rear yard setback is required. B. Site Coverage Maximum building coverage of fifty (50) percent is allowed. Parking structures shall not be calculated as building area, however, said structures shall be used only for the parking of company vehicles, employee's vehicles, or vehicles belonging to persons visiting the subject firm. C. Signs 1. Sign Area Only one (1) single faced or double faced sign shall be permitted per street frontage. No sign or combination of signs shall exceed one (1) square foot in area for each six hundred (600) square feet of total site area. However, no sign shall exceed two hundred (200) square feet in area per face. An additional twenty (20) square feet shall be allowed for each additional business conducted on the site. 2. Sale or Lease Sign A sign, advertising the sale, lease, or hire of the site shall be permitted in addition to the other signs listed in this section. Said sign shall not exceed a maximum area of thirty-two (32) square feet. 3. Ground Sign All ground signs shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess of one hundred fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measure from the property line, of any street side setback area. However, the above standards shall not apply to the Community Directional Sign, Special Purpose Sign, Construction Sign, or Future Tenant Identification Sign. 4 4. Special Purpose Sign Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and shall be permitted in addition to the other signs listed in this section. 5. Wall Sign Wall signs shall not comprise more than ten (10) percent of the area of the elevation upon which the site is located. Said signs shall be fixture signs; signs painted directly on the surface of wall shall not be permitted. 6. Construction Sign One (1) construction sign denoting the architects, engineers, contractor, and other related subjects, shall be permitted upon the commencement of construction. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, or the tenant is occupying said building(s), whichever occurs first. (Page A) 7. Future Tenant Identification Sign A sign listing the name of future tenants, responsible agent or realtor, and identification of the industrial complex shall be permitted. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structures fit for occupancy or tenant is occupying said building(s), whichever occurs first. (Page A) 8. Community Directional and/or Identification Sign Permanent directional and identification signs, not exceeding two hundred fifty (250) square feet (single face), shall be permitted to give directions to and identify areas within the P.C. (Planned Community) District. (Page B) D. Sign Standards 1. Signs visible from the exterior of any building may be lighted, but no signs or any other contrivance shall be devised or constructed so as to rotate, gyrate, blink or move in any animated fashion. 2. Signs shall be restricted to advertising only the person, firm, company, or corporation operating the use conducted on the site or the products produced or sold thereon. 3. A wall sign with the individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or the pictorial symbol and calculating the area enclosed by such line. (See the attached Sign Standard Sheet Page C) 4. All signs attached to the building shall be flush mounted. E. Parking Adequate off-street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on -street parking. Required off-street parking shall be provided on the site of the use served, or a contiguous site or within six hundred (600) feet of the subject site. Where parking is provided on other than the site concerned, a recorded document shall be filed with the Building and Planning Departments and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking 5 The following guide shall be used to determine parking requirements: Office Three (3) spaces for each one thousand (1,000) square feet of total office space (excluding such areas as pedestrian corridors, rest rooms, elevator shafts, equipment areas). Manufacture, Research, and Assembly Two (2) parking spaces for each three (3) employees, but in no event less than two (2) spaces for each one thousand (1,000) square feet of gross floor area. Warehouse Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each one thousand (1,000) square feet of gross floor area for the first twenty thousand (20,000) square feet; one (1) space for each two thousand (2,000) square feet of gross floor area for the second twenty thousand (20,000) square feet; one (1) space for each four thousand (4,000) square feet of gross floor area for areas in excess of the initial forty thousand (40,000) square feet of floor area of the building. If there is more than one shift, the number of employees on the largest shift shall be used in determining parking requirements. F. Landscaping As a portion of the total landscaping scheme of the Industrial P.C. (Planned Community) District, certain streets have been designated as "Special Landscaped Streets." Landscape treatment along the frontages of said streets require special consideration and, therefore, are referred to under separate sections in the following landscaping standards. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback Area a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover, and shrubbery. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. c. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any driveway in said area. 2. Side and Rear Yard Setback Area a. General Statement All unpaved areas not utilized for parking and storage shall be landscaped utilizing ground cover and/or shrub and tree materials. N. b. Undeveloped areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition but need not be landscaped. c. Screening Areas used for parking shall be landscaped in such a manner as to interrupt or screen said areas from view from access streets, freeways, and adjacent properties. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and/or trees. G. Loading Areas 1. No loading areas shall be allowed which is visible from adjacent streets. 2. On other than Special Landscaped Streets, street side loading shall be allowed, provided the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line, or one hundred ten (110) feet from the street centerline, whichever is greater. Said areas must be screened from view from adjacent streets. H. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways, and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height, but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. I. Refuse Collection Areas 1. All outdoor refuse collection areas shall be visually screened from access streets, freeways, and adjacent property by a complete opaque screen. 2. No refuse collection areas shall be permitted between a frontage street and the building line. J. Telephone and Electrical Service All "on-site" electrical lines (excluding lines in excess of 12KV) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties. K. Sidewalks Sidewalks are not required in the Industrial P.C. (Planned Community) Area. L. Nuisances No portion of the property shall be used in such a manner as to create a nuisance to adjacent sites, such as but not limited to vibration, sound, electro -mechanical disturbance and radiation, electro -magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic, or noxious matter. VA PART II. SPECIAL REGULATIONS SECTION I. SERVICE STATION DEVELOPMENT STANDARDS A. Setbacks All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right-of-way line of the frontage street. 1. Front Yard Setback a. Special Landscaped Streets Thirty (30) feet, except that unsupported roofs, sunscreens and canopy roofs may project six (6) feet into the setback area b. Other Streets Thirty (30) feet, except that unsupported roofs, sunscreens and canopy roofs may project within ten (10) feet of the property line. 2. Interior Setbacks Twenty (20) feet from the side and rear lot lines. Unsupported roofs, sunscreens and canopy roofs may project three (3)feet into the setback area. B. Minimum Site Area A minimum site area of 15,000 sq. ft. is required. C. Signs 1. One (1) free standing sign, limited to a maximum height of seventeen (17) feet shall be permitted. Sign face shall not exceed a maximum area of forty-five (45) sq. ft. per face, double faced. 2. One (1) identifying sign or symbol, mounted on the building. Maximum area of the sign or symbol shall be eight (8) square feet. Maximum letter height shall be one (1) foot. 3. Sale or Lease Sign A sign advertising the sale, lease, or hire of the site shall be permitted in addition to the other signs listed in this section. Said sign shall not exceed a maximum area of thirty-two (32) square feet. 4. Special Purpose Sign Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and shall be permitted in addition to the other signs listed in this section. 5. Construction Sign One (1) construction sign denoting the architects, engineers, contractor, and other related subjects shall be permitted upon the commencement of construction. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates that structure(s) fit for occupancy, whichever occurs first. (Page A) 8 6. Future Tenant Identification Sign A sign listing the name of future tenants, responsible agent or realtor and identification of the industrial complex shall be permitted. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, whichever occurs first. (Page A) D. Sign Standards 1. All signs, symbols, etc., shall not revolve, rotate or simulate animation in any manner. 2. Lighting of signs may be integral or by direct rays confined to the sign. Neon lighting and flashing lights are prohibited. 3. All advertising devices, including tires, oil, accessories, posters, etc., shall be located within the main building. 4. All signs attached to the building shall be flush mounted. E. Parking A minimum of eight (8) parking spaces shall be provided on the site. F. Landscaping All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover, and shrubbery. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. c. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any driveway in said area. 2. Interior Setbacks a. All unpaved areas not utilized for parking and storage shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Boundary Areas Boundary landscaping is required on all interior property lines. Said areas shall be placed along the entire length of these property lines or be of sufficient length to accommodate the number of required trees. Trees, equal in number to one (1) tree per twenty-five (25) lineal feet of each property line, shall be planted in the above defined areas. W* c. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb, at least six (6) inches higher than the adjacent vehicular area. d. Landscaping, except trees, along all streets and boundaries shall be limited to a height of not more than 3 % feet within twenty (20) feet of the point of intersection of streets and/or drives. G. Screening A masonry wall or landscaping forming an opaque screen shall be installed along property lines which abut property zoned for agricultural or residential uses. Said wall or landscaping shall be six (6) feet in height. Wall or landscaping shall be no higher than three (3) feet (except trees) within twenty (20) feet of any ultimate street right-of-way line. Where there is a difference in elevation on opposite sides of the wall, the height shall be measured from the highest grade level adjacent to the wall. No signs or sign supports shall be permitted on any required screening. H. Refuse Collection Area All trash and refuse shall be stored within an area enclosed by a wall at least six (6) feet in height. Wall material shall match exterior building material. I. Application of City of Tustin Service Station Standards In addition to the standards outlined in this section of the ordinance, the Service Station Development Standards of the City of Tustin shall also apply to all such development in the P.C. (Planned Community) District, except that approval of a Use Permit is not required 10 PART III: INDUSTRY/BUSINESS (ORDINANCE NO. 816, DECEMBER 3, 1979) SECTION I: PERMITTED USES 1. All uses authorized in Part I, Section I of these regulations. 2. Professional offices, subject to a site development permit, similar to the following examples: a. Architects b. Attorney c. Dentist d. Optometrist e. Physician f. Others licensed by the State of California to practice the healing arts, including clinics for out-patients only laboratories for x-ray and diagnostic purposes generally associated with any of the above. g. Engineer h. Surveyor 3. General offices, subject to a site development use permit, similar to the following examples: a. Accountants b. Building consultants c. Drafting d. Economic consultant e. Escrow f. Insurance Agency g. Real estate h. Personnel agency i. Answering service j. Land and property management k. Management, technical, or professional consultant 4. Retail business, subject to a site development use permit, exemplified by the following when conducted within a building: a. Art and drafting supplies b. Bakeries c. Bicycle sales (including repairs, no outside display) d. Books and stationery e. Furnishings, household and business f. Equipment repairs g. Restaurants, cafes (See Section III) h. Small convenience stores (grocery) (See Section III) 5. Services business, exemplified by the following sales incidental thereto, when conducted within a building, subject to a site development permit: a. Banks and finance companies b. Blueprinting c. Equipment repair d. Interior Decorator e. Job printing f. Locksmith 11 g. Public utility business offices (excluding corporation yards) h. Travel agency i. Typing and addressing service 4:14kIIs] L1IIA111TJ4119WLTA 14►Ill I&IIF—MI 107_1.1R1•1 1. Setbacks as required in Section IIA (Ordinance No. 400) 2. Site coverage as required in Section IIB (Ordinance No. 400) 3. Signs a. All signs shall conform strictly to provisions of Sign Code No. 6841. b. Master sign plans shall be required for all business/professional uses at the time of Use Permit submittal. 4. Parking As required in Section IIC (Ordinance No. 400) with the following additions: Office: One (1) space for each 250 square feet of gross floor area for the first 25,000 square feet and one (1) space for each 300 square feet thereafter. Retail commercial: One (1) parking space for each 200 square feet of gross floor area. Service commercial: Same as office parking requirements Restaurants: One (1) parking space for each three (3) seats. 5. Physical development Development shall conform to provisions IIF, G, H, I, J, K, and L of these Guidelines (Ordinance No. 400) SECTION III: SPECIAL REGULATIONS Any sale of alcohol beverages requires a conditional use permit. 1 Editor's Note: Sign Code No. 684 refers to Ordinance No. 684, which adopted the Tustin Sign Code. The current Tustin Sign Code can be found in Section 9400 of the Tustin City Code. 12 SITE FOR: SYMBOL COMPANYNAME (]F ANY) (ANY COLOR UTTER) IRVINE INDUS1R A . COMPLEX REALTOR 9/4" MOLDING k7-0" m r^xa^xV - s FOSE 2 V7 4-01 0" HMSH-- GRADE 4'- 0" LJ FROM SECTION u u END SECTION NOTE ALL WOOD CONSTRUCTION SIGN A WHITE BACKGROUND, BLACK LETTERS (EXCEPT COMPANY NAME) WHITE BACKSIDE, WHITE POSTS SIGN B: BLACK BACKGROUND, WHITE LETTERS BLACK BACKSIDE IRVINE INDUSTRIAL COMPLEX FUTURE TENANT IDENTIFICATION SIGN NOTE ALL WOOD CONSTRUCTION SIGN W MUST RELATE TO T EALTOR7 SIGN IN HEIGHT (4' - 0' ABOVE GRADE) SIGNS B, C, D CAN BE PLACED ACCORDING TO QUANTITY OF INFORMATION REQUIRED TO BE ERECTED NEXT TO TENANT IDENTIFICATION SIGN IRVINE INDUSTRIAL. COMPLEX—CONSTRUCTION SIGN Page A 20' - 0" UNIVERSITY OF CALIFORNIA UNIVERSITY PARK TURTLE ROCK IRVINE TOWN CENTER Page B -1k 1][]r\V']nL(e ( o ]r]nl > a]Cll b Method for Determination of Wall Sign Area A wall sign with irregular or individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or pictorial symbol and calculating the area of the area enclosed by such line (a x b). Page C Valencia Avenue Lot 11 2.891 acres Lot 12 2.529 acres Lot 13 2.397 acres a Lot 14 2.510 acres Project 939-65-105-118 Lot 10 2.797 acres 2.452 acres Lot 7 Lot 6 1.585 acres 1.620 acres Not a part of this subdivision Morgan Circle Lot 4 Parcel 1 0.89 acres Lot 5 2.002 acres Lot 4 Parcel 2 1.088 acres Lot 3 Lot 1 1.06 acres 6.168 acres Bell Avenue LANDMARK INDUSTRIAL PARK TRACT NO 7721 CITY OF TUSTIN IRVINE INDUSTRIAL COMPLEX Appendix B: Air Quality, Greenhouse Gas Emissions, and Transportation Impact Analysis March 9, 2021 Project and depicts the study location and surrounding street system. Engineers &Planners Traffic Transportation Mr. Jonathan Hastanan Parking Steelwave, Inc Paul W. Wilkinson, PE 3335 Susan Street #250 Et, Law & Greenspan, �rcenspan, Engineers Costa Mesa, CA 92626 2 ExecAve Circle Suite 250 LLG Reference: 2.18.4062.1 Irvine, CA 92614 949.925.6175 r 9149,829,6113 F Subject: Updated Focused Traffic Impact and VMT Assessment for the www.ilgengirteers.com Airspace Project Tustin, California Pasadena Irvine, San Diego Dear Mr. Hastanan, Woodland wins Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit the findings of this Focused Traffic Impact and VMT Assessment for the proposed Airspace Project, hereinafter referred to as the Project. The proposed Project is proposing to re-tenant/redevelop an existing industrial/commercial building located at 1382 Bell Avenue in the City of Tustin, California. This analysis evaluates the traffic implications associated with the proposed Project at the intersection of Red Hill Avenue at Bell Avenue/Victory Road and includes the following: ➢ Estimated project traffic generation/distribution/assignment, ➢ AM and PM peak hour capacity analyses for future General Plan Buildout traffic conditions without and with the proposed Project, ➢ Queueing evaluation, ➢ Site Access Evaluation, and ➢ VMT assessment. Figure I presents a Vicinity Map which illustrates the general location of the Project and depicts the study location and surrounding street system. Philip M. IJnscott, PlFom-moo; Jack M. Greenspan, PE meeer.l PROJECT LOCATION AND DESCRIPTION 1NIGam A. Law, PE reaea.d The site is currently occupied with an existing building which includes 30,453 SF Paul W. Wilkinson, PE manufacturing, 23,116 SF warehouse, and 67,875 SF office uses, located south of P hnn , PE Keating PE JoJohP shenrg Bell Avenue and west of Red Hill Avenue, and addressed at 1382 Bell Avenue in J ohn A. B oa rma n, PE Clare M. Look -Jaeger, PE Richard E. Barreno, PE Keil 0. Maberry, PE An L62Wa Company Founded M Mr. Jonathan Hastanan March 9, 2021 Page 2 the City of Tustin, California. Figure 2 presents an existing aerial photograph of the site. Airspace is proposing to redevelop the site to include 120,112 SF office uses with a 2,300 SF cafe. It should be noted that the proposed cafe is anticipated to be ancillary to the office use with no more than 12 seats. Figure 3 presents the proposed project site plan prepared by Enhrlich Yanai Rhee Chaney Architects. Table 1, located at the end of this letter report, following the figures, presents a summary of the project development totals. Access to the proposed Project is proposed via two (2) existing unsignalized full access driveways on Bell Avenue. The Project will provide 433 surface parking stalls. EXISTING TRANSPORATION SYSTEM Existing Street Network The principal local network of streets serving the project site includes Red Hill Avenue and Bell Avenue/Victory Road. The following discussion provides a brief synopsis of these key area streets. Red Hill Avenue is primarily a seven -lane, divided roadway oriented in the north -south direction that borders the site on the east. On -street parking, in the immediate vicinity of the Project, is not permitted on either side of this roadway. The posted speed limit on Red Hill Avenue is 45 miles per hour (mph). Bell Avenue/Victory Road is a two-lane, undivided roadway west of Red Hill Avenue, and a four -lane, divided roadway east of Red Hill Avenue, oriented in the east -west direction that borders the site to the north. On -street parking is generally permitted west of Red Hill Avenue but is restricted to 2 -hours for certain sections and is not permitted east of Red Hill Avenue on Victory Road. The posted speed limit on Bell Avenue is 25 mph and the posted speed limit on Victory Road is 45 mph. Figure 4 presents the existing roadway conditions for the intersection evaluated in this report. This figure identifies the number of travel lanes for key arterials, as well as intersection configurations and controls for the key area study intersections. N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc Mr. Jonathan Hastanan March 9, 2021 Page 3 Existing Public Transit Orange County Transportation Authority (OCTA) provides public transit services in the vicinity of the proposed Project. OCTA Routes 71 and 472 serve Red Hill Avenue with transit stops located in the northeast and southwest corners of Red Hill Avenue/Warner Avenue, southwest corner of Red Hill Avenue/Bell Avenue along the project's frontage, and the northeast and northwest corners of Red Hill AvenueNalencia Avenue. OCTA Route 72 currently serves Warner Avenue with stops located in the northwest and southeast corners of Red Hill Avenue/Warner Avenue. Figure 5 graphically illustrates the OCTA transit routes within the vicinity of the Project site. Figure 6 identifies the location of the existing bus stops in proximity to the Project site. PROJECT TRAFFIC CHARACTERISTICS Trip Generation Forecast Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land use. Table 2 summarizes the trip generation rates used in forecasting the vehicular trips generated by the existing entitled land uses and the proposed Project and also presents the forecast peak hour and daily traffic volumes. The trip generation potential of the existing entitled land uses and the proposed Project were forecast using ITE Land Use 140: Manufacturing, ITE Land Use 150: Warehouse, ITE Land Use 710: General Office Building, and ITE Land Use 932: High -Turnover Sit Down Restaurant rates contained in the 10th Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE), [Washington, D.C., 2017]. Review of the middle portion of Table 2 indicates that the existing entitled use is forecast to generate 821 daily trips, with 102 trips (86 inbound, 16 outbound) produced in the AM peak hour and 102 trips (19 inbound, 83 outbound) produced in the PM peak hour on a "typical" weekday. The lower portion of Table 2 indicates that the proposed Project is forecast to generate 1,299 daily trips, with 162 trips (133 inbound, 29 outbound) produced in the AM peak hour, and 160 trips (36 inbound, 124 outbound) produced in the PM peak hour on a "typical" weekday. It should be noted that the proposed cafe is anticipated to be ancillary to the office use with no more than 12 seats. However, to provide a N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc Mr. Jonathan Hastanan March 9, 2021 Page 4 conservative assessment the cafe has been assumed to have similar trip making characteristics to that of a high -turnover sit down restaurant. Please note that based on common traffic engineering practices, the traffic generated by the existing land use may be considered to represent a "trip credit" for the Project site, against which the impact of the proposed Project might be compared. Comparison of the trips generated by the proposed Project to the trips generated by the existing entitled land use shows that the proposed Project would generate 478 more daily trips, 60 more AM peak hour trips and 58 more PM peak hour trips. These net trips are analyzed in this report. Traffic Distribution and Assignment Project trips have been further distributed and assigned to the adjacent street system based on the following considerations: ■ the orientation of the site and the proximity to key area roadways (i.e. Red Hill Avenue, etc.), ■ expected localized traffic patterns based on adjacent street channelization and presence of traffic signals, and ■ ingress/egress availability at the Project site driveways. Figure 7 presents the Project trip distribution pattern through the study intersection. Figure 8 presents the anticipated peak hour traffic volumes associated with proposed Project for the AM and PM peak hours. The AM and PM peak hour traffic volume assignments presented in Figure 8 reflect the Project trip distribution characteristics illustrated in Figure 7 and the Project trip generation forecast presented in Table 2. LEVEL OF SERVICE METHODOLOGY Level of Service (LOS) qualitatively measures the operating conditions within a traffic system and "grades" how drivers and passengers perceive these conditions. Level of service ranges from relatively uncongested conditions at LOS A to highly congested conditions at LOS F. LOS D is typically recognized as the minimum satisfactory service level in urban areas and is the minimum service level (worst operating condition) acceptable to the City of Tustin. LOS calculations typically focus on peak operating conditions in the morning and evening peak commuting periods. It should be noted that the City of Tustin has not yet adopted formal guidelines related to SB743 Vehicle Miles Traveled (VMT) analysis, therefore, this report utilizes the City of Tustin's current method for analysis which is level of service (LOS). The City of Tustin uses the Intersection Capacity Utilization (ICU) N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc Mr. Jonathan Hastanan March 9, 2021 Page 5 methodology for evaluating traffic impacts for signalized intersections and the methodology outlined in the Highway Capacity Manual 6th Edition (HCM 6) for unsignalized intersections. Intersection Capacity Utilization (ICU) Methodology (Signalized Intersections) In conformance with the Orange County Congestion Management Program (CMP), AM and PM peak hour operating conditions for the key signalized study intersections were evaluated using the Intersection Capacity Utilization (ICU) method. The ICU technique is intended for signalized intersection analysis and estimates the volume to capacity (V/Q relationship for an intersection based on the individual V/C ratios for key conflicting traffic movements. The ICU numerical value represents the percent signal (green) time, and thus capacity, required by existing and/or future traffic. It should be noted that the ICU methodology assumes uniform traffic distribution per intersection approach lane and optimal signal timing. Per City of Tustin requirements, the ICU calculations use a lane capacity of 1,700 vehicles per hour (vph) for through and all turn lanes. A clearance adjustment factor of 0.05 was added to each Level of Service calculation. The ICU value translates to a Level of Service (LOS) estimate, which is a relative measure of the intersection performance. The ICU value is the sum of the critical volume to capacity ratios at an intersection; it is not intended to be indicative of the LOS of each of the individual turning movements. The six qualitative categories of Level of Service have been defined along with the corresponding ICU value range and are shown in Table 3. Significant Traffic Impact Criteria Per City of Tustin criteria, impacts to local and regional transportation systems are considered significant if- An £ An unacceptable peak hour Level of Service (LOS) at any of the key intersections is projected. The City of Tustin considers LOS D (ICU = 0.801 - 0.900) to be the minimum acceptable condition that should be maintained during the peak commute hours. For this analysis, if the project increases traffic demand at the study intersections by more than 1% of capacity (ICU increase > 0.010), causing or worsening LOS E or F (ICU > 0.901), the impact is considered significant. N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc Mr. Jonathan Hastanan March 9, 2021 Page 6 FUTURE TRAFFIC CONDITIONS General Plan Buildout Traffic Volumes Due to Covid-19, data collection of existing traffic counts are unavailable. Therefore, in order to forecast General Plan Buildout traffic volumes, the Tustin Legacy Specific Plan Update Traffic Impact Study, prepared by Stantec in March 2017, has been used. Figure 9 presents the General Plan Buildout AM and PM peak hour traffic volumes at the study intersection. Figure 10 presents the General Plan Buildout AM and PM peak hour traffic volumes with the inclusion of the net trips generated by the proposed Project. Appendix A references the Tustin Legacy Specific Plan Update Traffic Impact Study and includes the General Plan Buildout traffic volume information. Peak Hour Intersection Capacity Analysis Table 4 summarizes the peak hour Level of Service results at the study intersection of Red Hill Avenue/Bell Avenue for General Plan Buildout traffic conditions. The first column (1) of ICU/LOS values in Table 4 presents a summary of General Plan Buildout AM and PM peak hour traffic conditions. The second column (2) presents forecast General Plan Buildout traffic conditions with the addition of Project traffic. The third column (3) shows the increase in ICU value due to the added peak hour Project trips and indicates whether the traffic associated with the Project will have a significant impact based on the LOS standards and significant impact criteria defined in this report. Review of column (1) of Table 4 indicates that the intersection of Red Hill Avenue/Bell Avenue is forecast to operate at acceptable LOS B or better during the AM and PM peak hours. Review of columns (2) and (3) of Table 4 indicates that the intersections is forecast to continue to operate at LOS B or better during the AM and PM peak hours with the addition of project traffic. Appendix B presents the ICU/LOS calculation worksheets for the key study intersection. Queueing Assessment A queueing assessment has been completed for the intersection of Red Hill Avenue/Bell Avenue to determine if the existing storage for the turn -pockets leading into and out of the project site are adequate with the addition of project traffic. In addition, the two (2) project driveways on Bell Avenue were also evaluated to determine if inbound queueing will impact traffic on Bell Avenue. The queuing N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc Mr. Jonathan Hastanan March 9, 2021 Page 7 evaluation was conducted based on General Plan Buildout Plus Project peak hour traffic volumes and the HCM 95th percentile queue methodology. Table S presents the queueing results at the study intersection and two (2) project driveways located along Bell Avenue. Review of Table 5 indicates that the anticipated queues at Red Hill Avenue/Bell Avenue for General Plan Buildout Plus Project traffic conditions are considered adequate based on the existing provided storage. Additionally, the inbound movement at both project driveways on Bell Avenue are anticipated to have a queue of no more than one (1) vehicle during both the AM and PM peak hours. In addition to the minimal inbound queues along Bell Avenue, the westbound left -turn movement into the site at Driveway A (Western Driveway) has a forecasted delay of 7.37 seconds/vehicle and 7.45 seconds/vehicle during the AM and PM peak hours, respectively. The westbound left -turn movement at Driveway B (Eastern Driveway) has a forecasted delay of 7.38 seconds/vehicle and 7.57 seconds/vehicle during the AM and PM peak hours, respectively. As a result, the overall traffic flow along Bell Avenue is anticipated to be adequate. Appendix C presents the queueing worksheets for the key study intersection and project driveways. SITE ACCESS EVALUATION Access to the proposed Project will be provided via two (2) existing unsignalized full access driveways on Bell Avenue. Figures 11 through 13 illustrate the turning movements required of a trash truck, SU - 30 truck (delivery trucks), and WB -40 truck, respectively. The vehicle maneuvers shown were performed using the Turning Vehicle Templates, developed by Jack E. Leisch & Associates and AutoTURN for AutoCAD computer software that simulates turning maneuvers for various types of vehicles. Review of Figures 11 through 13 show that a trash truck, SU -30 and WB -40 can adequately access and circulate the site. SB743 COMPLIANCE VMT Screening Assessment On December 28, 2018, the California Natural Resources Agency adopted revised CEQA Guidelines. Among the changes to the guidelines was the removal of vehicle delay and LOS from consideration for transportation impacts under CEQA. With the adopted guidelines, transportation impacts are to be evaluated based on a project's N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc Mr. Jonathan Hastanan March 9, 2021 Page 8 effect on vehicle miles traveled. Lead agencies are allowed to continue using their current impact criteria, or to opt into the revised transportation guidelines. However, the new guidelines must be used starting July 1, 2020, as required in CEQA section 15064.3. The City of Tustin has yet to adopt criteria for evaluating VMT impacts under CEQA. However, it is our understanding the City of Tustin Draft VMT Guidelines identifies screening measures such as a "small project" trip threshold requirement of 500 daily trips. Review of Table 2 shows the Project would add 478 net new daily trips to the existing street system. Direct comparison of the Project's daily trips to the anticipated City threshold of 500 daily trips shows the proposed Project would fall 22 trips below the threshold. Therefore, based on the aforementioned criteria, this Project can be screened from further VMT analysis and the Project's potential impacts can be presumed to be less than significant. CONCLUSION Review of Table 4 indicates that the intersection of Red Hill Avenue/Bell Avenue is forecast to operate at acceptable LOS B or better during the AM and PM peak hours with the addition of project traffic. As such, the project's impact is considered "insignificant" based on the significant impact criteria defined in this report. In addition, review of Table 5 indicates that the existing pocket lengths are adequately sized to accommodate the added project trips. Additionally, based on the City of Tustin Draft VMT Guidelines the proposed Project would screen out from a VMT assessment as a result of falling below the daily trip threshold for a "small project". Therefore, the Project's VMT impacts are presumed to be less than significant. * * * * * * * * * * N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc Mr. Jonathan Hastanan March 9, 2021 Page 9 We appreciate the opportunity to be of service on this Project. Should you need further assistance, or have any questions regarding this analysis, please call us at (949) 825-6175. Very truly yours, Linscott, Law & Greenspan, Engineers Z��Idef Keil D. Maberry, P.E. � x No. 182 .m � Principal Exp.6/30/21 9p�, TRAFFIC O�`�~ cc: Shane S. Green, P.E. 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(2017). N:A4000,218402- 1',H2 Bell A, CIMC 011ke Building, Tustin Repon4062 A iispace Fmfticand VMI Assessment 3-9-2021 dog AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Project Description Daily Trip Generation Rates: ■ 140: Manufacturing (TE/1000 SF) 3.93 0.48 0.14 0.62 0.21 0.46 0.67 ■ 150: Warehousing (TE/1000 SF) 1.74 77% 23% 0.17 27% 73% 0.19 • 710: General Office Building (TE/1000 SF) 9.74 1.00 0.16 1.16 0.18 0.97 1.15 • 932: High Turnover Sit Down Restaurant (TE/1000 SF) 112.18 55% 45% 9.94 62% 38% 9.77 [Al Existing Entitled Trip Generation Forecast.- orecast:140: 140:Manufacturing (30,452 SF) 120 15 4 19 6 14 20 ■ 150: Warehousing (23,116 SF) 40 3 1 4 1 3 4 ■ 710: General Office (67,875 SF) 661 68 11 79 12 66 78 [A] Existing Entitled Subtotal 821 86 16 102 19 83 102 [Bl Project Trip Generation Forecast: ■ 710: General Office (120,112 SF) 1,170 120 19 139 22 116 138 ■ 932: Cafe (2,300 SF) 258 13 10 23 14 8 22 Internal Capture (50% Daily, 0% AM and 0% PM) -129 -- -- -- -- -- -- Cafe Subtotal 129 13 10 23 14 8 22 [B] Proposed Project Subtotal 1,299 133 29 162 36 124 160 Net Project Trip Generation ([B] — [A]) 478 47 13 60 17 41 58 Source: Trip Generation, 10th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2017). N:A4000,218402- 1',H2 Bell A, CIMC 011ke Building, Tustin Repon4062 A iispace Fmfticand VMI Assessment 3-9-2021 dog TABLE 3 LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS (ICU)' AIRSPACE PROJECT, TUSTIN Level of Service Intersection Capacity (LOS) Utilization Value (ICU) Level of Service Description EXCELLENT. No vehicle waits longer than A <_ 0.600 one red light and no approach phase is fully used. VERY GOOD. An occasional approach phase is fully utilized; many drivers begin to B 0.601 — 0.700 feel somewhat restricted within groups of vehicles. GOOD. Occasionally drivers may have to C 0.701 — 0.800 wait through more than one red light; backups may develop behind turning vehicles. FAIR. Delays may be substantial during portions of the rush hours, but enough lower D 0.801 — 0.900 volume periods occur to permit clearing of developing lines, preventing excessive backups. POOR. Represents the most vehicles intersection approaches can accommodate; E 0.901 — 1.000 may be long lines of waiting vehicles through several signal cycles. FAILURE. Backups from nearby locations or on cross streets may restrict or prevent F > 1.000 movement of vehicles out of the intersection approaches. Potentially very long delays with continuously increasing queue lengths. 2 Source: Transportation Research Board Circular 212 - Interim Materials on Highway Capacity. N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustm\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doe TABLE 4 GENERAL FLAN BUILDOUT FLUS PROJECT PEAK HOUR INTERSECTION CAPACITY ANALYSIS AIRSPACE PROJECT, TUSTIN N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc (2) (1) General Plan Buildout General Plan Buildout Plus Project (3) Traffic Conditions Traffic Conditions Significant Impact Time Key Intersection Period ICU LOS ICU LOS Increase Yes/No Red Hill Avenue at AM 0.453 A 0.475 A 0.022 No 1. Bell AvenueNictory Road PM 0.646 B 0.659 B 0.013 No N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc TABLE 5 GENERAL PLAN BUILDOUT PLUS PROJECT QUEUING ANALYSIS AIRSPACE PROJECT, TUSTIN 3 Maximum queue in feet (ft) is based on the HCM 95' percentile methodology. MA000\2184062 -1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc (1) General Plan Buildout Plus Project Traffic Conditions AM Peak Hour PM Peak Hour Max. Queue/ Adequate Max. Queue/ Adequate Provided Min. Storage Storage Min. Storage Storage Key Intersection Storage Required' (Yes / No) Required (Yes / No) 1. Red Hill Avenue at Bell AvenueNictory Road Northbound Left -Turn 130' 116' Yes 25' Yes Eastbound Left -Turn 150' 25' Yes 61' Yes A. Project Driveway A (Western driveway) at Bell AvenueNictory Road Eastbound Right -Turn -- 25' 25' -- Westbound Left -Turn - 25' 25' B. Project Driveway B (Eastern driveway) at Bell AvenueNictory Road Eastbound Right -Turn 25' 25' -- Westbound Left -Turn -- 25' 25' -- 3 Maximum queue in feet (ft) is based on the HCM 95' percentile methodology. MA000\2184062 -1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace Traffic and VMT Assessment 3-9-2021.doc LINSCOTT, LAW & GREENSPAN, engineers A-1 F.AMNIM.' TUSTIN LEGACY SPECIFIC PLAN UPDATED TRAFFIC IMPACT STUDY LLG Ref. 2-18-4062-1 Airspace Project, Tustin NA4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\Appendix\4062 Dividers.doc 4 Stantec Prepared for: TUSTIN of - City of Tustin 300 Centennial Way Tustin, CA 92780 Prepared by: Stantec Consulting Services Inc. 38 Technology Drive, Suite 100 Irvine, CA 92618 March 8, 2017 A-2 57 . Red Hill Av, at Bell Av. 2035 No -Project TOTAL CAPACITY UTILIZATION .43 .76 58 . Armstrong Av, at Bell Av. 2035 No -Project AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 15 .01* 15 .01 NBT 4 6800 507 ,09 2400 .38* NBR 0 0 88 157 SBL 2 3400 617 .18 359 .11* SBT 3 5100 1341 .28* 557 .11 SBR 0 0 104 .11 19 .07 EBL 1 1700 16 .01 80 .05* EBT 1 1700 25 .02* 44 .03 EBR 0 0 6 7 WBL 1 1700 123 .07* 66 .04 WBT 0.5 3400 81 {.051 26 {.17}, WBR 1.5 0 317 {.041 700 Clearance Interval Interval .05* .0-5* .05* TOTAL CAPACITY UTILIZATION .43 .76 58 . Armstrong Av, at Bell Av. 2035 No -Project 2035 With -Project AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 145 .09* 266 .16* NBT 2 3400 42 .02 189 .06 NBR 0 0 16 16 SBL 1 1700 22 .01 7 .00 SBT 2 3400 149 .09* 70 .04* SBR 0 0 194 .11 113 .07 EBL 1 1700 85 .05 189 .11* EBT 1 1700 303 .32* 139 .18 EBR 0 0 234 170 WBL 1 1700 7 .00 21 .01 WBT 1 1700 82 .05 296 .19* WBR 0 0 3 23 Clearance Interval Interval .0-5* .05* .05* 2035 With -Project EBL 1 1700 4 .00 33 .02 EBT 1 1700 6 .01* 22 .04* EBR 0 0 10 48 WBL 1 1700 103 .06* 143 .08* WBT 0.5 3400 38 .02 7 .03 WBR 1.5 40 99 Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .46 .64 2035 With -Project AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 80 .05* 0 .00 NBT 4 6800 787 .14 2894 .46* NBR 0 0 131 209 SBL 2 3400 94 .03 50 .01* SBT 3 5100 1397 .29* 942 .19 SBR 0 0 62 13 EBL 1 1700 4 .00 33 .02 EBT 1 1700 6 .01* 22 .04* EBR 0 0 10 48 WBL 1 1700 103 .06* 143 .08* WBT 0.5 3400 38 .02 7 .03 WBR 1.5 40 99 Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .46 .64 2035 With -Project TOTAL CAPACITY UTILIZATION .55 .55 TOTAL CAPACITY UTILIZATION .27 A-3 33 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1700 76 .04* 106 .06* NBT 2 3400 158 .05 395 .12 NBR 0 0 9 8 SBL 1 1700 11 .01 8 .00 SBT 2 3400 292 .11* 244 .10* SBR 0 0 91 99 EBL 1 1700 60 .04 129 .08* EBT 1 1700 30 .07* 24 .06 EBR 0 0 93 86 WBL 1 1700 5 .00 13 .01 WBT 1 1700 13 .01 47 .04* WBR 0 0 3 19 Clearance Interval .05* .05* TOTAL CAPACITY UTILIZATION .55 .55 TOTAL CAPACITY UTILIZATION .27 A-3 33 LINSCOTT, LAW & GREENSPAN, engineers " 1 , i INTERSECTION LEVEL OF SERVICE CALCULATION In WORKSHEETS LLG Ref. 2-18-4062-1 Airspace Project, Tustin NA4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\Appendix\4062 Dividers.doc F.11ml ME .05 GENERAL PLAN BUILDOUT TRAFFIC CONDITIONS EMM Generated with Control Type: Analysis Method Analysis Period: Intersection Setup Intersection Level Of Service Report Intersection 1: Red Hill Ave at Bell Ave Signalized Delay (sec / veh): ICU 1 Level Of Service: 15 minutes Volume to Capacity (v/c): Scenario 5: 5 AM Buildout 4062 - Airspace, Tustin A 0.453 Name Red Hill Ave Red Hill Ave Red Hill Ave Bell Ave Bell Ave Bell Ave Bell Ave Approach Base Volume Input [veh/h] Northbound 787 Southbound 94 1397 Eastbound 4 6 Westbound 103 Lane Configuration 40 i 1 1 1 F 1.0000 i i 1 1 F 1.0000 1.0000 #1F 1.0000 1.0000 #1F r 1.0000 Turning Movement Left Thru Right Left Thru Right Left Thru Right Left Thru Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 1 0 0 1 0 1 0 0 1 0 1 Entry Pocket Length [ft] 100.00100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] 0.00 1 0.00 0.00 0.00 0.00 0.00 0.00 0.00 00 0.00 0.00 0.00 Speed [mph] 0 30.00 0 30.00 0 0 30.00 0 0 30.00 Existing Site Adjustment Volume [veh/ ] Grade [%] 0 0.00 0 0.00 0 0 0.00 0 0 0.00 0 Crosswalk 0 Yes 0 No 0 0 Yes 0 0 Yes 0 Volumes Name Red Hill Ave Red Hill Ave Bell Ave Bell Ave Base Volume Input [veh/h] 80 787 131 94 1397 62 4 6 10 103 38 40 Base Volume Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/ ] 0 0 0 0 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Total Hourly Volume [veh/h] 80 787 131 94 1397 62 4 6 10 103 38 40 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 20 197 33 24 349 16 1 2 3 26 10 10 Total Analysis Volume [veh/h] 80 787 131 94 1397 62 4 6 10 103 38 40 Pedestrian Volume [ped/h] 0 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 IM Generated with Intersection Settings Cycle Length [s] 100 Lost time [s] 5.00 Phasing & Timing Scenario 5: 5 AM Buildout 4062 - Airspace, Tustin Control Type Protecte Permissi Permissi Protecte Permissi Permissi Protecte Permissi Permissi Protecte Permissi Permissi Signal Group 1-76 5 2 3 8 7 4 Auxiliary Signal Groups Lead/Lag Lead Lead Lead Lead Movement, Approach, & Intersection Results V/C, Movement V/C Ratio 0.05 1 0.14 0.14 0.03 1 0.29 1 0.29 0.00 0.01 0.01 0.06 1 0.02 0.02 Intersection LOS A Intersection V/C 0.453 Generated with Control Type: Analysis Method Analysis Period: Intersection Setup Intersection Level Of Service Report Intersection 1: Red Hill Ave at Bell Ave Signalized Delay (sec / veh): ICU 1 Level Of Service: 15 minutes Volume to Capacity (v/c): Scenario 6: 6 PM Buildout 4062 - Airspace, Tustin B 0.646 Name Red Hill Ave Red Hill Ave Red Hill Ave Bell Ave Bell Ave Bell Ave Bell Ave Approach Base Volume Input [veh/h] Northbound 2894 Southbound 50 942 Eastbound 33 22 Westbound 143 Lane Configuration 99 i 1 1 1 F ---1-1.0000 i i 1 1 F 1.0000 1.0000 #1F 1.0000 1.0000 #1F r 1.0000 Turning Movement Left Thru Right Left Thru Right Left Thru Right Left Thru Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 1 0 0 1 0 1 0 0 1 0 1 Entry Pocket Length [ft] 100.00100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] 0.00 1 0.00 0.00 0.00 0.00 0.00 0.00 0.00 00 0.00 0.00 0.00 Speed [mph] 0 30.00 0 30.00 0 0 30.00 0 0 30.00 Existing Site Adjustment Volume [veh/ ] Grade [%] 0 0.00 0 0.00 0 0 0.00 0 0 0.00 0 Crosswalk 0 Yes 0 No 0 0 Yes 0 0 Yes 0 Volumes Name Red Hill Ave Red Hill Ave Bell Ave Bell Ave Base Volume Input [veh/h] 0 2894 209 50 942 13 33 22 48 143 1 7 99 Base Volume Adjustment Factor ---1-1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/ ] 0 0 0 0 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Total Hourly Volume [veh/h] 0 2894 209 50 942 13 33 22 48 143 7 99 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.00001.0000 Total 15 -Minute Volume [veh/h] 0 724 52 13 236 3 8 6 12 36 2 25 Total Analysis Volume [veh/h] 0 2894 209 50 942 13 33 22 48 143 7 99 Pedestrian Volume [ped/h] 0 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 IM Generated with Intersection Settings Cycle Length [s] 100 Lost time [s] 5.00 Phasing & Timing Scenario 6: 6 PM Buildout 4062 - Airspace, Tustin Control Type Protecte Permissi Permissi Protecte Permissi Permissi Protecte Permissi Permissi Protecte Permissi Permissi Signal Group 1-76 5 2 3 8 7 4 Auxiliary Signal Groups Lead/Lag Lead Lead Lead Lead Movement, Approach, & Intersection Results V/C, Movement V/C Ratio 0.00 1 0.46 0.46 0.01 1 0.19 0.19 0.02 1 0.04 0.04 0.08 1 0.03 0.03 Intersection LOS B Intersection V/C 0.646 /_'s- ►s, .01h GENERAL PLAN BUILDOUT PLUS PROJECT TRAFFIC CONDITIONS Generated with Version 2020 (: Control Type: Analysis Method Analysis Period: Intersection Setup Scenario 3: 3 AM Buildout Plus Project 4062 - Airspace, Tustin Intersection Level Of Service Report Intersection 1: Red Hill Ave at Bell Ave Signalized Delay (sec / veh): ICU 1 Level Of Service: A 15 minutes Volume to Capacity (v/c): 0.475 Name Red Hill Ave Red Hill Ave Red Hill Ave Red Hill Ave Bell Ave Bell Ave Approach Northbound 787 Southbound 94 1 1397 Eastbound 9 6 Westbound 103 Lane Configuration i 1 1 1 F Base Volume Adjustment Factor1.0000 1 i i 1 l F 1.0000 1.0000 i F 1.0000 1.0000 i F r 1.0000 Turning Movement Left Thru Right Left Thru Right Left Thru Right Left Thru Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 1 0 1 0 1 1.0000 0 1 0 1 Entry Pocket Length [ft] 100.00 0 100.00 0 100.00 0 0 100.00 0 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 0 Speed [mph] 30.00 0 30.00 0 0 30.00 0 0 30.00 0 Grade [%] 0.00 0 0.00 0 Existing Site Adjustment Volume [veh/h] 0.00 0 0 0.00 0 Crosswalk Yes 0 No 0 0 Yes Other Volume [veh/h] 0 Yes 0 Volumes Name Red Hill Ave Red Hill Ave Bell Ave Bell Ave Base Volume Input [veh/h] 104 787 131 94 1 1397 1 81 9 6 17 103 38 40 Base Volume Adjustment Factor1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 1 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 F1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Total Hourly Volume [veh/h] 104 787 131 94 1397 81 9 6 17 103 38 40 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 F1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 26 197 33 24 349 20 2 2 4 26 10 10 Total Analysis Volume [veh/h] 104 787 131 94 1397 81 9 6 17 103 38 40 Pedestrian Volume [ped/h] 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 IM Generated with Intersection Settings Cycle Length [s] 100 Lost time [s] 5.00 Phasing & Timing Scenario 3: 3 AM Buildout Plus Project 4062 - Airspace, Tustin Control Type Protecte Permiss Permiss Protecte Permiss Permiss Protecte Permiss Permiss Protecte Permiss Permiss Signal Group 1 6 5 2 3 8 7 4 Auxiliary Signal Groups Lead/Lag Lead Lead Lead Lead Movement, Approach, & Intersection Results V/C, Movement V/C Ratio 0.06 1 0.14 1 0.14 1 0.03 1 0.29 1 0.29 1 0.01 1 0.01 1 0.01 1 0.06 1 0.02 1 0.02 Intersection LOS A Intersection V/C 0.475 Generated with Version 2020 (: Control Type: Analysis Method Analysis Period: Intersection Setup Scenario 4: 4 PM Buildout Plus Project 4062 - Airspace, Tustin Intersection Level Of Service Report Intersection 1: Red Hill Ave at Bell Ave Signalized Delay (sec / veh): ICU 1 Level Of Service: B 15 minutes Volume to Capacity (v/c): 0.659 Name Red Hill Ave Red Hill Ave Red Hill Ave Red Hill Ave Bell Ave Bell Ave Approach Northbound 2894 Southbound 50 1 942 Eastbound 49 22 Westbound 143 Lane Configuration i 1 1 1 F Base Volume Adjustment Factor1.0000 1 i i 1 l R 1.0000 1.0000 i R 1.0000 1.0000 i R r 1.0000 Turning Movement Left Thru Right Left Thru Right Left Th1ru Right Left Thru Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 1 0 1 0 1 1.0000 0 1 0 1 Entry Pocket Length [ft] 100.00 0 100.00 0 100.00 0 0 100.00 0 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 0 Speed [mph] 30.00 0 30.00 0 0 30.00 0 0 30.00 0 Grade [%] 0.00 0 0.00 0 Existing Site Adjustment Volume [veh/h] 0.00 0 0 0.00 0 Crosswalk Yes 0 No 0 0 Yes Other Volume [veh/h] 0 Yes 0 Volumes Name Red Hill Ave Red Hill Ave Bell Ave Bell Ave Base Volume Input [veh/h] 9 2894 209 50 1 942 1 20 49 22 69 143 7 99 Base Volume Adjustment Factor1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 1 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 F1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Total Hourly Volume [veh/h] 9 2894 209 50 942 20 49 22 69 143 7 99 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 F1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 2 724 52 13 236 5 12 6 17 36 2 25 Total Analysis Volume [veh/h] 9 2894 209 50 942 20 49 22 69 143 7 99 Pedestrian Volume [ped/h] 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 M Generated with Intersection Settings Cycle Length [s] 100 Lost time [s] 5.00 Phasing & Timing Scenario 4: 4 PM Buildout Plus Project 4062 - Airspace, Tustin Control Type Protecte Permiss Permiss Protecte Permiss Permiss Protecte Permiss Permiss Protecte Permiss Permiss Signal Group 1 6 5 2 3 8 7 4 Auxiliary Signal Groups Lead/Lag Lead Lead Lead Lead Movement, Approach, & Intersection Results V/C, Movement V/C Ratio 0.01 1 0.46 1 0.46 1 0.01 1 0.19 1 0.19 1 0.03 1 0.05 1 0.05 1 0.08 1 0.03 1 0.03 Intersection LOS B Intersection V/C 0.659 B-11 LINSCOTT, LAW & GREENSPAN, engineers C-1 APPENDIX C QUEUEING WORKSHEETS LLG Ref. 2-18-4062-1 Airspace Project, Tustin NA4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\Appendix\4062 Dividers.doc Generated with Version 2020 (: Control Type: Analysis Method Analysis Period: Intersection Setup Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin Intersection Level Of Service Report Intersection 1: Red Hill Ave at Bell Ave Signalized Delay (sec / veh): 13.4 HCM 6th Edition Level Of Service: B 15 minutes Volume to Capacity (v/c): 0.492 Name Red Hill Ave Red Hill Ave Bell Ave Bell Ave Approach Northbound Southbound Eastbound Westbound Lane Configuration i 1 1 1 F 1 i i 1 l R i R i R r Turning Movement Left Thru Right Left Thru Right Left Th1ru Right Left Thru Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 1 0 1 0 1 0 1 1 Entry Pocket Length [ft] 100.00 100.00 100.00 100.00 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] Speed [mph] 30.00 30.00 30.00 30.00 Grade [%] 0.00 0.00 0.00 0.00 Curb Present No No No No Crosswalk Yes No Yes Yes C-2 Generated with Volumes Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin Name Red Hill Ave Red Hill Ave Bell Ave Bell Ave Base Volume Input [veh/h] 104 787 131 94 1 1397 1 81 9 6 17 103 38 40 Base Volume Adjustment Factor1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 1 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Right Turn on Red Volume [veh/h] 0 0 0 0 Total Hourly Volume [veh/h] 104 787 131 94 1397 81 9 6 17 103 38 40 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 26 197 33 24 349 20 2 2 4 26 10 10 Total Analysis Volume [veh/h] 104 787 131 94 1397 81 9 6 17 103 38 40 Presence of On -Street Parking No No No No No No No No On -Street Parking Maneuver Rate [/h] Local Bus Stopping Rate [/h] 0 0 0 0 v do, Outbound Pedestrian Volume crossing 0 0 v di, Inbound Pedestrian Volume crossing rn 0 0 v co, Outbound Pedestrian Volume crossing 0 0 0 0 v ci, Inbound Pedestrian Volume crossing mi 0 0 0 0 v ab, Corner Pedestrian Volume [ped/h] 0 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 C-3 Generated with Version 2020 (: Intersection Settings Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin Located in CBD No Signal Coordination Group - Cycle Length [s] 90 Coordination Type Time of Day Pattern Coordinated Actuation Type Fully actuated Offset [s] 0.0 Offset Reference Lead Green - Beginning of First Green Permissive Mode SingleBand Lost time [s] 16.00 Phasing & Timing Control Type Protecte Permiss Permiss Protecte Permiss Permiss Protecte Permiss Permiss Protecte Permiss Permiss Signal Group 1 6 5 2 3 8 7 4 Auxiliary Signal Groups Lead/Lag Lead Lead Lead Lead Minimum Green [s] 6 6 6 6 6 6 6 6 Maximum Green [s] 30 30 30 30 30 30 30 30 Amber [s] 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 All red [s] 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Split [s] 16 29 10 23 12 39 12 39 Vehicle Extension [s] 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Walk [s] 7 7 7 0 Pedestrian Clearance [s] 18 11 28 0 Delayed Vehicle Green [s] 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Rest In Walk No No No No 11, Start -Up Lost Time [s] 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 12, Clearance Lost Time [s] 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Minimum Recall No No No No No No No No Maximum Recall No No No No No No No No Pedestrian Recall No No No No No No No No Detector Location [ft] Detector Length [ft] I, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Exclusive Pedestrian Phase Pedestrian Signal Group 0 Pedestrian Walk [s] 0 Pedestrian Clearance [s] 0 C-4 Generated with Lane Group Calculations Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin Lane Group L C C L C C L C L C R C, Cycle Length [s] 90 90 90 90 90 90 90 90 90 90 90 L, Total Lost Time per Cycle [s] 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 11_p, Permitted Start -Up Lost Time [s] Yes No No No No Yes No Yes Yes No No 12, Clearance Lost Time [s] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 g_i, Effective Green Time [s] 7 59 59 5 58 58 1 3 7 8 8 g / C, Green / Cycle 0.07 0.66 0.66 0.06 0.64 0.64 0.01 0.03 0.07 0.09 0.09 (v / s)_i Volume / Saturation Flow Rate 0.06 0.13 0.14 0.03 0.27 0.27 0.01 0.01 0.06 0.02 0.02 s, saturation flow rate [veh/h] 1781 5094 1701 3459 3560 1818 1781 1654 1781 1847 1589 c, Capacity [veh/h] 134 3350 1119 211 2291 1170 25 49 132 166 143 d1, Uniform Delay [s] 40.92 6.10 6.12 40.84 7.90 7.90 44.00 42.99 41.00 38.17 38.22 k, delay calibration 0.11 0.50 0.50 0.11 0.50 0.50 0.11 0.11 0.11 0.11 0.11 I, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 d2, Incremental Delay [s] 9.28 0.14 0.42 1.48 0.58 1.14 8.35 6.66 9.65 0.77 0.96 d3, Initial Queue Delay [s] 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Rp, platoon ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PF, progression factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Group Results X, volume / capacity 0.78 0.20 0.21 0.45 0.43 0.43 0.36 0.47 0.78 0.25 0.26 d, Delay for Lane Group [s/veh] 50.19 6.24 6.54 42.32 8.48 9.04 52.35 49.65 50.65 38.94 39.18 Lane Group LOS D A A D A A D D D D D Critical Lane Group Yes No No No No Yes No Yes Yes No No 50th -Percentile Queue Length [veh/In] 2.58 1.53 1.66 1.04 4.24 4.51 0.26 0.59 2.57 0.87 0.80 50th -Percentile Queue Length [ft/In] 64.56 38.35 41.54 25.98 106.01 112.82 6.39 14.76 64.27 21.65 1988. 95th-Percentile Queue Length [veh/In] 4.65 2.76 2.99 1.87 1 7.62 8.00 0.46 1.06 4.63 1.56 1.43 95th -Percentile Queue Length [ft/In] 116.20 69.02 74.78 46.76 F190.44 1 199.91 11.50 26.57 115.69 38.97 35.78 C-5 Generated with Movement, Approach, & Intersection Results Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin d M, Delay for Movement [s/veh] 50.19 6.28 6.54 42.32 8.65 9.04 52.35 49.65 49.65 50.65 38.94 39.17 Movement LOS D A A D A A D D D D D D d A, Approach Delay [s/veh] 10.78 10.68 50.41 45.65 Approach LOS B B D D d I, Intersection Delay [s/veh] 2000 2000 13.43 2000 Intersection LOS 556 422 B 778 Intersection V/C 23.47 28.01 0.492 16.81 Other Modes g_Walk,mi, Effective Walk Time [s] 11.0 11.0 11.0 M corner, Corner Circulation Area [ft2/ped] 0.00 0.00 0.00 M CW, Crosswalk Circulation Area [ft2/pedl 0.00 0.00 0.00 d_p, Pedestrian Delay [s] 34.67 34.67 34.67 I_p,int, Pedestrian LOS Score for Intersectic n 3.034 2.023 2.380 Crosswalk LOS C B B s b, Saturation Flow Rate of the bicycle lani 2000 2000 2000 2000 c b, Capacity of the bicycle lane [bicycles/ ] 556 422 778 778 d b, Bicycle Delay [s] 23.47 28.01 16.81 16.81 I b,int, Bicycle LOS Score for Intersection 1.981 2.424 1.612 1.858 Bicycle LOS A B A A Sequence ' 0©�©0000000000000 ' ©0�00�000000000000 ' 00�00�000000000000 ' ' 00�00�000000000000 C-6 Generated with Version 2020 (: Control Type: Analysis Method Analysis Period: Intersection Setup Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin Intersection Level Of Service Report Intersection 2: Project Dwy A at Bell Ave Two-way stop Delay (sec / veh): 10.7 HCM 6th Edition Level Of Service: B 15 minutes Volume to Capacity (v/c): 0.002 Name Project Dwy A Bell Ave Bell Ave Bell Ave 1 Approach Northbound 7 Eastbound 181 Base Volume Adjustment Factor Westbound 1.0000 Lane Configuration 1 1.0000 F Heavy Vehicles Percentage [%] 2.00 1"r 1 2.00 Turning Movement Left Right Thru Growth Factor Right Left 1.0000 Thru Lane Width [ft] 12.00 12.00 12.00 0 12.00 12.00 0 12.00 No. of Lanes in Entry Pocket 0 0 0 0 0 0 0 0 Entry Pocket Length [ft] 0 0 0 0 0 0 Pass -by Trips [veh/h] No. of Lanes in Exit Pocket 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 Exit Pocket Length [ft] 0 0 0 0 Other Volume [veh/h] 0 0 Speed [mph] 30.00 0 30.00 Total Hourly Volume [veh/h] 1 30.00 27 Grade [%] 0.00 181 0.00 1.0000 1.0000 0.00 1.0000 Crosswalk Yes Other Adjustment Factor No 1.0000 1.0000 No 1.0000 Volumes Name Project Dwy A Bell Ave Bell Ave Base Volume Input [veh/h] 1 14 27 7 59 181 Base Volume Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 Total Hourly Volume [veh/h] 1 14 27 7 59 181 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 0 4 7 2 15 45 Total Analysis Volume [veh/h] 1 14 27 7 59 181 Pedestrian Volume [ped/h] 0 C-7 Generated with Intersection Settings Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin Priority Scheme Stop Free Free Flared Lane No Storage Area [veh] Two -Stage Gap Acceptance No Number of Storage Spaces in Median Movement, Approach, & Intersection Results V/C, Movement V/C Ratio 0.00 0.01 0.04 d_M, Delay for Movement [s/veh] 10.70 8.50 7.37 Movement LOS B A A A A A 95th -Percentile Queue Length [veh/In] 0.05 0.05 0.00 0.00 0.12 0.12 95th -Percentile Queue Length [ft/In] 1.14 1.14 0.00 0.00 2.91 2.91 d A, Approach Delay [s/veh] 8.65 0.00 1.81 Approach LOS A A A d I, Intersection Delay [s/veh] 1.95 Intersection LOS B C-8 Generated with Version 2020 (: Control Type: Analysis Method Analysis Period: Intersection Setup Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin Intersection Level Of Service Report Intersection 3: Project Dwy B at Bell Ave Two-way stop Delay (sec / veh): 11.2 HCM 6th Edition Level Of Service: B 15 minutes Volume to Capacity (v/c): 0.002 Name Project Dwy B Bell Ave Bell Ave Bell Ave 1 Approach Northbound 7 Eastbound 240 Base Volume Adjustment Factor Westbound 1.0000 Lane Configuration 1 1.0000 F Heavy Vehicles Percentage [%] 2.00 1"r 1 2.00 Turning Movement Left Right Thru Growth Factor Right Left 1.0000 Thru Lane Width [ft] 12.00 12.00 12.00 0 12.00 12.00 0 12.00 No. of Lanes in Entry Pocket 0 0 0 0 0 0 0 0 Entry Pocket Length [ft] 0 0 0 0 0 0 Pass -by Trips [veh/h] No. of Lanes in Exit Pocket 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 Exit Pocket Length [ft] 0 0 0 0 Other Volume [veh/h] 0 0 Speed [mph] 30.00 0 30.00 Total Hourly Volume [veh/h] 1 30.00 33 Grade [%] 0.00 240 0.00 1.0000 1.0000 0.00 1.0000 Crosswalk Yes Other Adjustment Factor No 1.0000 1.0000 No 1.0000 Volumes Name Project Dwy B Bell Ave Bell Ave Base Volume Input [veh/h] 1 13 33 7 60 240 Base Volume Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 Total Hourly Volume [veh/h] 1 13 33 7 60 240 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 0 3 8 2 15 60 Total Analysis Volume [veh/h] 1 13 33 7 60 240 Pedestrian Volume [ped/h] 0 C-9 Generated with Intersection Settings Scenario 1: 1 AM Buildout Plus Project 4062 - Airspace, Tustin Priority Scheme Stop Free Free Flared Lane No Storage Area [veh] Two -Stage Gap Acceptance No Number of Storage Spaces in Median Movement, Approach, & Intersection Results V/C, Movement V/C Ratio 0.00 0.01 0.04 d_M, Delay for Movement [s/veh] 11.24 8.53 7.38 Movement LOS B A A A A A 95th -Percentile Queue Length [veh/In] 0.04 0.04 0.00 0.00 0.12 0.12 95th -Percentile Queue Length [ft/In] 1.09 1.09 0.00 0.00 2.98 2.98 d A, Approach Delay [s/veh] 8.72 0.00 1.48 Approach LOS A A A d I, Intersection Delay [s/veh] 1.60 Intersection LOS B C-10 Generated with Version 2020 (: Control Type: Analysis Method Analysis Period: Intersection Setup Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin Intersection Level Of Service Report Intersection 1: Red Hill Ave at Bell Ave Signalized Delay (sec / veh): 17.0 HCM 6th Edition Level Of Service: B 15 minutes Volume to Capacity (v/c): 0.721 Name Red Hill Ave Red Hill Ave Bell Ave Bell Ave Approach Northbound Southbound Eastbound Westbound Lane Configuration i 1 1 1 F 1 i i 1 l F i F i F r Turning Movement Left Thru Right Left Thru Right Left Thru Right Left Thru Right Lane Width [ft] 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 12.00 No. of Lanes in Entry Pocket 1 0 1 0 1 0 1 1 Entry Pocket Length [ft] 100.00 100.00 100.00 100.00 100.00 No. of Lanes in Exit Pocket 0 0 0 0 0 0 0 0 Exit Pocket Length [ft] Speed [mph] 30.00 30.00 30.00 30.00 Grade [%] 0.00 0.00 0.00 0.00 Curb Present No No No No Crosswalk Yes No Yes Yes C-11 Generated with Volumes Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin Name Red Hill Ave Red Hill Ave Bell Ave Bell Ave Base Volume Input [veh/h] 9 2894 209 50 1 942 1 20 49 22 69 143 7 99 Base Volume Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 1 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 0 0 0 0 0 0 Right Turn on Red Volume [veh/h] 0 0 0 0 Total Hourly Volume [veh/h] 9 2894 209 50 942 20 49 22 69 143 7 99 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 2 724 52 13 236 5 12 6 17 36 2 25 Total Analysis Volume [veh/h] 9 2894 209 50 942 20 49 22 69 143 7 99 Presence of On -Street Parking No No No No No No No No On -Street Parking Maneuver Rate [/h] Local Bus Stopping Rate [/h] 0 0 0 0 v do, Outbound Pedestrian Volume crossing 0 0 v di, Inbound Pedestrian Volume crossing rn 0 0 v co, Outbound Pedestrian Volume crossing 0 0 0 0 v ci, Inbound Pedestrian Volume crossing mi 0 0 0 0 v ab, Corner Pedestrian Volume [ped/h] 0 0 0 0 Bicycle Volume [bicycles/h] 0 0 0 0 C-12 Generated with Version 2020 (: Intersection Settings Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin Located in CBD No Signal Coordination Group - Cycle Length [s] 100 Coordination Type Time of Day Pattern Coordinated Actuation Type Fully actuated Offset [s] 0.0 Offset Reference Lead Green - Beginning of First Green Permissive Mode SingleBand Lost time [s] 16.00 Phasing & Timing Control Type Protecte Permiss Permiss Protecte Permiss Permiss Protecte Permiss Permiss Protecte Permiss Permiss Signal Group 1 6 5 2 3 8 7 4 Auxiliary Signal Groups Lead/Lag Lead Lead Lead Lead Minimum Green [s] 6 6 6 6 6 6 6 6 Maximum Green [s] 30 30 30 30 30 30 30 30 Amber [s] 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 All red [s] 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 Split [s] 10 29 10 29 16 39 22 45 Vehicle Extension [s] 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Walk [s] 7 7 7 0 Pedestrian Clearance [s] 18 11 28 0 Delayed Vehicle Green [s] 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Rest In Walk No No No No 11, Start -Up Lost Time [s] 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 12, Clearance Lost Time [s] 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 Minimum Recall No No No No No No No No Maximum Recall No No No No No No No No Pedestrian Recall No No No No No No No No Detector Location [ft] Detector Length [ft] I, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Exclusive Pedestrian Phase Pedestrian Signal Group 0 Pedestrian Walk [s] 0 Pedestrian Clearance [s] 0 C-13 Generated with Lane Group Calculations Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin Lane Group L C C L C C L C L C R C, Cycle Length [s] 100 100 100 100 100 100 100 100 100 100 100 L, Total Lost Time per Cycle [s] 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00 11_p, Permitted Start -Up Lost Time [s] No No Yes Yes No No No Yes Yes No No 12, Clearance Lost Time [s] 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 g_i, Effective Green Time [s] 1 63 63 5 66 66 5 7 10 12 12 g / C, Green / Cycle 0.01 0.62 0.62 0.05 0.66 0.66 0.05 0.07 0.10 0.12 0.12 (v / s)_i Volume / Saturation Flow Rate 0.01 0.45 0.46 0.01 0.18 0.18 0.03 0.06 0.08 0.03 0.03 s, saturation flow rate [veh/h] 1781 5094 1789 3459 3560 1850 1781 1649 1781 1621 1589 c, Capacity [veh/h] 26 3175 1115 160 2332 1212 81 118 177 203 199 d1, Uniform Delay [s] 48.88 12.90 13.07 46.22 7.25 7.25 46.88 45.70 44.15 39.64 39.64 k, delay calibration 0.11 0.50 0.50 0.11 0.50 0.50 0.11 0.11 0.11 0.11 0.11 I, Upstream Filtering Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 d2, Incremental Delay [s] 7.87 1.44 4.25 1.11 0.29 0.55 6.93 10.26 8.38 0.68 0.70 d3, Initial Queue Delay [s] 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Rp, platoon ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PF, progression factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Group Results X, volume / capacity 0.35 0.72 0.73 0.31 0.27 0.27 0.60 0.77 0.81 0.26 0.26 d, Delay for Lane Group [s/veh] 56.74 14.34 17.32 47.33 7.54 7.80 53.82 55.97 52.53 40.32 40.34 Lane Group LOS E B B D A A D E D D D Critical Lane Group No No Yes Yes No No No Yes Yes No No 50th -Percentile Queue Length [veh/In] 0.28 10.87 12.64 0.62 2.66 2.86 1.35 2.55 3.86 1.22 1.21 50th -Percentile Queue Length [ft/In] 6.96 271.72 316.04 15.61 66.46 71.39 33.72 63.63 96.45 30.58 30.13 95th -Percentile Queue Length [veh/In] 0.50 16.28 18.47 1.12 4.79 5.14 2.43 4.58 6.94 2.20 2.17 95th -Percentile Queue Length [ft/In] 12.52 406.89 461.82 28.10 119.64 1 128.51 60.70 114.54 173.62 55.05 54.24 C-14 Generated with Movement, Approach, & Intersection Results Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin d M, Delay for Movement [s/veh] 56.74 14.97 17.32 47.33 7.63 7.80 53.82 55.97 55.97 52.53 40.32 40.33 Movement LOS E B B D A A D E E D D D d A, Approach Delay [s/veh] 15.24 9.59 55.21 47.34 Approach LOS B A E D d I, Intersection Delay [s/veh] 2000 2000 16.99 2000 Intersection LOS 500 500 B 820 Intersection V/C 28.13 28.13 0.721 17.41 Other Modes g_Walk,mi, Effective Walk Time [s] 11.0 11.0 11.0 M corner, Corner Circulation Area [ft2/ped] 0.00 0.00 0.00 M CW, Crosswalk Circulation Area [ft2/pedl 0.00 0.00 0.00 d_p, Pedestrian Delay [s] 39.61 39.61 39.61 I_p,int, Pedestrian LOS Score for Intersectic n 3.250 2.002 2.408 Crosswalk LOS C B B s b, Saturation Flow Rate of the bicycle lani 2000 2000 2000 2000 c b, Capacity of the bicycle lane [bicycles/ ] 500 500 700 820 d b, Bicycle Delay [s] 28.13 28.13 21.13 17.41 I b,int, Bicycle LOS Score for Intersection 2.843 2.116 1.791 1.970 Bicycle LOS C B A A Sequence ' 0©�©0000000000000 ' ©0�00�000000000000 ' 00�00�000000000000 ' ' 00�00�000000000000 W& 0 1 �-- y 16$ IOW:4 4 722s A 3ft 1. - - 1 �7 - I - - :.1 . � 55 C-15 Generated with Version 2020 (: Control Type: Analysis Method Analysis Period: Intersection Setup Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin Intersection Level Of Service Report Intersection 2: Project Dwy A at Bell Ave Two-way stop Delay (sec / veh): 9.7 HCM 6th Edition Level Of Service: A 15 minutes Volume to Capacity (v/c): 0.007 Name Project Dwy A Bell Ave Bell Ave Bell Ave 6 Approach Northbound 2 Eastbound 26 Base Volume Adjustment Factor Westbound 1.0000 Lane Configuration 1 1.0000 F Heavy Vehicles Percentage [%] 2.00 1"r 1 2.00 Turning Movement Left Right Thru Growth Factor Right Left 1.0000 Thru Lane Width [ft] 12.00 12.00 12.00 0 12.00 12.00 0 12.00 No. of Lanes in Entry Pocket 0 0 0 0 0 0 0 0 Entry Pocket Length [ft] 0 0 0 0 0 0 Pass -by Trips [veh/h] No. of Lanes in Exit Pocket 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 Exit Pocket Length [ft] 0 0 0 0 Other Volume [veh/h] 0 0 Speed [mph] 30.00 0 30.00 Total Hourly Volume [veh/h] 6 30.00 105 Grade [%] 0.00 26 0.00 1.0000 1.0000 0.00 1.0000 Crosswalk Yes Other Adjustment Factor No 1.0000 1.0000 No 1.0000 Volumes Name Project Dwy A Bell Ave Bell Ave Base Volume Input [veh/h] 6 56 105 2 16 26 Base Volume Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 Total Hourly Volume [veh/h] 6 56 105 2 16 26 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 2 14 26 1 4 7 Total Analysis Volume [veh/h] 6 56 105 2 16 26 Pedestrian Volume [ped/h] 0 C-16 Generated with Intersection Settings Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin Priority Scheme Stop Free Free Flared Lane No Storage Area [veh] Two -Stage Gap Acceptance No Number of Storage Spaces in Median Movement, Approach, & Intersection Results V/C, Movement V/C Ratio 0.01 0.06 0.01 d_M, Delay for Movement [s/veh] 9.68 9.07 7.45 Movement LOS A A A A A A 95th -Percentile Queue Length [veh/In] 0.21 0.21 0.00 0.00 0.03 0.03 95th -Percentile Queue Length [ft/In] 5.32 5.32 0.00 0.00 0.82 0.82 d A, Approach Delay [s/veh] 9.13 0.00 2.84 Approach LOS A A A d I, Intersection Delay [s/veh] 3.25 Intersection LOS A C-17 Generated with Version 2020 (: Control Type: Analysis Method Analysis Period: Intersection Setup Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin Intersection Level Of Service Report Intersection 3: Project Dwy B at Bell Ave Two-way stop Delay (sec / veh): 10.1 HCM 6th Edition Level Of Service: B 15 minutes Volume to Capacity (v/c): 0.008 Name Project Dwy B Bell Ave Bell Ave Bell Ave 6 Approach Northbound 2 Eastbound 36 Base Volume Adjustment Factor Westbound 1.0000 Lane Configuration 1 1.0000 F Heavy Vehicles Percentage [%] 2.00 1"r 1 2.00 Turning Movement Left Right Thru Growth Factor Right Left 1.0000 Thru Lane Width [ft] 12.00 12.00 12.00 0 12.00 12.00 0 12.00 No. of Lanes in Entry Pocket 0 0 0 0 0 0 0 0 Entry Pocket Length [ft] 0 0 0 0 0 0 Pass -by Trips [veh/h] No. of Lanes in Exit Pocket 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 Exit Pocket Length [ft] 0 0 0 0 Other Volume [veh/h] 0 0 Speed [mph] 30.00 0 30.00 Total Hourly Volume [veh/h] 6 30.00 159 Grade [%] 0.00 36 0.00 1.0000 1.0000 0.00 1.0000 Crosswalk Yes Other Adjustment Factor No 1.0000 1.0000 No 1.0000 Volumes Name Project Dwy B Bell Ave Bell Ave Base Volume Input [veh/h] 6 56 159 2 16 36 Base Volume Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Heavy Vehicles Percentage [%] 2.00 2.00 2.00 2.00 2.00 2.00 Growth Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 In -Process Volume [veh/h] 0 0 0 0 0 0 Site -Generated Trips [veh/h] 0 0 0 0 0 0 Diverted Trips [veh/h] 0 0 0 0 0 0 Pass -by Trips [veh/h] 0 0 0 0 0 0 Existing Site Adjustment Volume [veh/h] 0 0 0 0 0 0 Other Volume [veh/h] 0 0 0 0 0 0 Total Hourly Volume [veh/h] 6 56 159 2 16 36 Peak Hour Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Other Adjustment Factor 1.0000 1.0000 1.0000 1.0000 1.0000 1.0000 Total 15 -Minute Volume [veh/h] 2 14 40 1 4 9 Total Analysis Volume [veh/h] 6 56 159 2 16 36 Pedestrian Volume [ped/h] 0 C-18 Generated with Intersection Settings Scenario 2: 2 PM Buildout Plus Project 4062 - Airspace, Tustin Priority Scheme Stop Free Free Flared Lane No Storage Area [veh] Two -Stage Gap Acceptance No Number of Storage Spaces in Median Movement, Approach, & Intersection Results V/C, Movement V/C Ratio 0.01 0.06 0.01 d_M, Delay for Movement [s/veh] 10.11 9.38 7.57 Movement LOS B A A A A A 95th -Percentile Queue Length [veh/In] 0.23 0.23 0.00 0.00 0.03 0.03 95th -Percentile Queue Length [ft/In] 5.74 5.74 0.00 0.00 0.86 0.86 d A, Approach Delay [s/veh] 9.45 0.00 2.33 Approach LOS A A A d I, Intersection Delay [s/veh] 2.57 Intersection LOS B C-19 February 18, 2021 Engineers & Planners Traffic Transportation Mr. Jonathan Hastanan Parking Steelwave, Inc 3335 Susan Street #250 Linscott, Law& Greenspan, Engineers Costa Mesa, CA 92626 2 Executive Circle Suite 250 LLG Reference: 2.18.4062.1 Irvine, CA 92614 943.825.6175 T Subject: Vehicle Miles Traveled (VMT) Screening Assessment for the 9Q.BM6173 949:825.6173 r eers.com Airspace Project Tustin, California Pasadena Irvine Dear Mr. Hastanan, San Diego Woodland Hills Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Vehicle Miles Traveled (VMT) Screening Assessment for the proposed Airspace Project, hereinafter referred to as the Project. The Project is proposing to re- tenant/redevelop an existing industrial/commercial building located at 1382 Bell Avenue in the City of Tustin, California. Figure 1 presents a vicinity map, which illustrates the general location of the project site and depicts the surrounding street system. The site is currently occupied with an existing building which includes 30,453 SF manufacturing, 23,116 SF warehouse, and 67,875 SF office uses, located south of Bell Avenue and west of Red Hill Avenue, and addressed at 1382 Bell Avenue in the City of Tustin, California. Figure 2 presents an existing aerial photograph of the site. Airspace is proposing to redevelop the site to include 120,112 SF of office with a 2,300 SF cafe. It should be noted that the proposed cafe is anticipated to be ancillary to the office use to be primarily utilized by office tenants with no more than 12 seats. Figure 3 presents the proposed project site plan prepared by Enhrlich Yanai Rhee Chaney Architects. Philip M. Linscott, PEIIM-NMI PROJECT TRAFFIC CHARACTERISTICS Jack M. Greenspan, PEfRatl William R. Law, PE IRoo Trip Generation Forecast Patel W Wilkinson, PE John P. Keating, PE Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular paved S. Saenger, PE movements, either entering or exiting the generating land use. Table I John A. Boarman, PE summarizes the trip generation rates used in forecasting the vehicular trips Clare M. Look -Jaeger, PE Richard E. Barretto, PE Keil D. MaheM, PE M LUVIS Company Faundad l%fi Jonathan Hastanan February 18, 2021 Page 2 generated by the existing entitled land uses and the proposed Project and also presents the forecast peak hour and daily traffic volumes. The trip generation potential of the existing entitled land uses and the proposed Project were forecast using ITE Land Use 140: Manufacturing, ITE Land Use 150: Warehouse, ITE Land Use 710: General Office Building, and ITE Land Use 932: High -Turnover Sit Down Restaurant rates contained in the 10th Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE), [Washington, D.C., 2017]. Review of the middle portion of Table I indicates that the former entitled use is forecast to generate 821 daily trips, with 102 trips (86 inbound, 16 outbound) produced in the AM peak hour, 102 trips (19 inbound, 83 outbound) produced in the PM peak hour on a "typical" weekday. The lower portion of Table I indicates that the proposed Project is forecast to generate 1,299 daily trips, with 150 trips (126 inbound, 24 outbound) produced in the AM peak hour, and 149 trips (29 inbound, 120 outbound) produced in the PM peak hour on a "typical" weekday. It should be noted that the proposed cafe is anticipated to be ancillary to the office use with no more than 12 seats and a majority of the trips are expected to be internal. As a result, the cafe is expected to generate significantly fewer daily trips than under a stand-alone condition within a retail center, therefore, a conservative reduction of 50% has been applied to the cafe trip generation. Comparison of the trips generated by the proposed Project to the trips generated by the former entitled use shows that the proposed Project is forecast to generate 478 greater daily trips, with 48 greater AM peak hour trips and 47 greater PM peak hour trips. SB743 COMPLIANCE VMT Screening Assessment On December 28, 2018, the California Natural Resources Agency adopted revised CEQA Guidelines. Among the changes to the guidelines was the removal of vehicle delay and LOS from consideration for transportation impacts under CEQA. With the adopted guidelines, transportation impacts are to be evaluated based on a project's effect on vehicle miles traveled. Lead agencies are allowed to continue using their current impact criteria, or to opt into the revised transportation guidelines. However, the new guidelines must be used starting July 1, 2020, as required in CEQA section 15064.3. N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace VMT Assessment 02-18-2021.docx Jonathan Hastanan February 18, 2021 Page 3 The City of Tustin has yet to adopt criteria for evaluating VMT impacts under CEQA. However, it is our understanding the City of Tustin will utilize the criteria that is being considered by the County of Orange in the absence of official City Guidelines, which is appropriate. In particular, as part of the draft County of Orange VMT Guidelines, a "small project" trip threshold requirement of 500 daily trips has been established for project screening purposes. Review of Table 1 shows the Project would add 478 net new daily trips to the existing street system. Direct comparison of the Project's daily trips to the anticipated County threshold of 500 daily trips shows the proposed Project would fall 22 trips below the threshold. Therefore, based on the aforementioned criteria, this Project can be screened from further VMT analysis and the Project's potential impacts can be presumed to be less than significant. Greenhouse Gas Emissions In addition to the screening criteria identified above, Greenhouse Gas (GHG) emissions have been quantified and analyzed for this Project based on the application of CaIEEMod. SB 743 includes legislative intent to help guide the development of the new criteria for transportation impacts to align with Green House Gas (GHG) reduction. For example, Section 1 of the legislation states: "New methodologies under the California Environmental Quality Act are needed for evaluating transportation impacts that are better able to promote the state's goals of reducing greenhouse gas emissions and traffic -related air pollution, promoting the development of a multimodal transportation system, and providing clean, efficient access to destinations." Further, subdivision (b) of the new Section 21099 requires that the new criteria "promote the reduction of greenhouse ,gas emissions, the development of multimodal transportation networks, and a diversity of land uses." Table 2 presents the GHG emissions reports for the existing site, proposed Project and compares the net Project increase. The SCAQMD in its Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans recommends a screening threshold of 3,000 MT of CO2e per year for residential and commercial sectors. Greenhouse gas (GHG) emissions, reported in terms of metric tons of carbon dioxide equivalent (MTCO2e) per year, were estimated for the existing land use and the proposed Airspace Project using the California Emissions Estimator Model (CaIEEMod) Version 2016.3.2. Based on the GHG data contained in the Air Quality analysis performed by MIG, the existing land uses GHG emissions based on the VMT for this site is approximately 1,477 MTCO2e annually from VMT. The proposed GHG emissions based on the VMT for this Project are approximately 2,110 MTCO2e N:\4000\2184062 - 1382 Bell Avenue Office Building, Tustin\Report\4062 Airspace VMT Assessment 02-18-2021.docx Jonathan Hastanan February 18, 2021 Page 4 annually from VMT. Comparison of the GHG emissions by the proposed Project to the GHG emissions by the existing land use shows that the proposed Project would generate approximately 633 more MTCO2e annually from VMT. The mobile source GHG emission is 30% and 79% lower than the applicable threshold of significance for GHG for the proposed Project and net change, respectively. Thus indicating that the Project's contribution to VMT, which is directly correlated to GHG emissions, would not lead to a significant impact under CEQA. Therefore, it can be concluded that the proposed Project would not generate GHG emissions that would have a significant impact on the environment. As a result, this Project clearly complies with the state's goals of reducing greenhouse gas emissions, traffic -related air pollution and the intent of SB 743. We appreciate the opportunity to be of service on this Project. Should you need further assistance, or have any questions regarding this analysis, please call us at (949) 825-6175. Very truly yours, Linscott, Law & Greenspan, Engineers Keil D. Maberry, P.E. Principal OF %0 No. 1 862 6 3t1 21 Exp. /� % cc: Shane S. Green, P.E. 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O is 0 0 0 O _ 2 o 0 O 0 o IL o c O N O O L O O xd o 0 W j N -- O CD > O O O 0� o O = [L 0 0 LL N 0 O O O O U) O O O CD O O U O O U o 0 0 0 x U o o 0 0 z o 0 0 0 U` o O O O O O O 0 0 O O 0 � � O ~ U O CO 4- O LO 0) co d N Cl? O O r O r N O -p N O � p W p W (p V U i c N O = O cm O c LU W M (� W U LO M (D o 0 ' 0 0 N O O O O 0 ' O O O O O C) 0 CD 0 0 OCD 1 1 o 0 Z O 1 0 1 0 O N 0 o 0 '0 0 o O U 0 '0 CD �o �0 0 0 1 1 1 1 N O 1 0 1 0 O = o 'o '0 0 0 0 a o 0 H o �o �0 0 O U O 1 1 N 0 0 0 O to to O U o 'o l0 0 � 0 o 'o '0 0 Q O O m ~ O 1 1 1 1 N 0 N o O O 1 0 1 0 O U o 0 O 10 ,o O O O O '0 o '0 O b in O 0 0 0 Z = N 1 1 O) N O I. O is 0 O O O O O _ 2 o 0 O ...p .... p... o c O O ' O ' O O N 0 o O ' O O ' o :9 O O a ~ O ,o ,0 0 1 1 NLO O 0 10 to 0 N O 0 1 0 : 0 O X CD O 0 ' O o ' O CD O d w o �0 �0 0 O O O O U) 1 1 1 1 O >04 O l0 '0 ' N w O O ' ' 0 O)� LLa O O �O �O O x U o o 1 1 1 1 o 0 _o O o 1 0 ,o 1 0 ,o O O o o 'o '0 0 o 0 0 0 ----4----4---- 1 1 O p 0 O 1 0 1 0 O L d 0 1 0 ' 1 0 ' 0 a ~ o O o O O O O O W J, N O ' 1 ' 1 > O - O 1 0 1 1 0 1 O ' ' O)� lia O o O �o O �o O 0 1 1 1 1 N 0 o O 1 0 1 in O O O o O O O O :6 O O O O 1 1 1 1 O 1 0 1 0 O O o 1 0 1 0 O U o '0 '0 0 1 1 1 1 to l0 x O o o 'O 'O 0 O Z o 'O 'O O 1 1 CD 0 10 Io 0 O o �O �0 0 o o t to O 0 10 Io 0 O C O Y u p _ �> U m o O N O O O O C) 0 CD 0 O OCD 0 N o 0 Z o 0 0 0 v = o O U 0 0 0 0 N O O O U o 0 O 0 � 0 0 a o 0 H N---- O U O O b o 0 0 0 �p o 0 z N O 0 O O O O Q O O m O O O O N 0 o O O O d~ o 0 c �LO 0 NCD O o xLLI O CD O 0 0 >n = N o CD 0 0 O) O I. O is 0 0 0 O _ 2 o 0 O 0 o IL o c O N O O L O O xd o 0 W j N -- O CD > O O O 0� o O =d o 0 LL N 0 O O O O U) O O O CD O O U O O U o 0 0 0 x U o o 0 0 z o 0 0 0 cD 0 0 0 o 0 0 0 0 0 O O A d O ~ U O (r) M L, - O O () O co a— N Cl? C9 r O N 0 O W W U C O L a� O W W m U (D o 0 ' 0 0 N O O O O O O ' O O O O O C 0 0 0 1 1 1 O 1 O O O 1 0 1 0 O N 0 o '0 0 '0 CD �o �0 0 V O 1 O 1 1 1 1 '0 U O 1 0 1 0 O = o 'o '0 O 0 O 1 0 O U o l0 0 o �o �0 0 1 1 N 1 1 N O 0 O to to O U o O to O l0 O 0 o � o 'o '0 0 0 0 �o :0 0 ~ O Q 1 1 1 1 N O O 1 0 1 0 O U O ' O o O O 10 ,o O 0 0 0 0 opb n Lo O 10 0 M N z O 1 0 O 1 1 O ' O N w O . O . O O > n w N ...p .... p.... O) U -a O O o 0 O 0 O ' O ' O O N 0 o O ' O O ' o :9 O O a ~ O O ,0 ,o 0 1 1 1 NLo 0 0 1O 10 0 N O 1 0 : O O X O ' O ' O O d w o �o �0 0 > O 1 O o o 1 1 1 1 ' o �0 0 >04 1 l0 'O ' w N O ' ' N 0 O)� LLa O O O �O �O O � O O 1 1 1 1 1 (p O O 1 0 O 1 0 o O O _O O O to O U o '0 0 ----4----4---- 1 1 p o O 1 0 1 0 0 L 0 o 1 0 ' O 1 0 ' o 0 a 0 0 O O O O O W J, U` 0 ' o O O N O O O ' 1 ' 1 O 1 O o to O 0 > 0 1 — 0 O 0 1 1 0 1 O O ' ' O)� lia O o O �o O �o O 0 U 1 1 1 1 1 O 1 in N o 0 0 O O O o O O O O :6 O O O O 1 1 1 1 O 1 0 1 0 O (] o 1 0 1 0 O U o 'o '0 0 O o o 0 1 1 1 1 to l0 x o 'O 'O 0 O O '0 'O O z o O 1 1 CD 0 10 'o O O 0 O O O o to to O o Io Io 0 O C O Y u 3 ' 0 d _ �> U O N O N 1 C a o '0 ' O N O O O O ' O O O U o .O O C 0 0 1 O 1 O O o '0 0 CD �0 0 1 O 1 O O V O 1 O O = '0 U o 0 o �0 0 � 1 1 N O O 1 0 O U o l0 0 O ' O O 0 ~ 1 1 N O O l 0 O U '0 o 0 �p o 0 0 z , O O N O O O O O O O Q •..pLq ..• O ' O o O O O N 0 � ' 1 n Lo O 10 0 M N O 1 0 O X O ' O O w 1 > n w N ol0 ' ' 0 O) U -a O O o 0 O 0 1 O 0 O 1 O O 1 O O O � O O ' O O IL 1 o ,0 0 ' x La O 0 o �o O 0 T N O ' 1 NO O 1 0 O > O 1 O o o O O ME is ' o �0 0 1 N O 0 O cn O1 O O � O O O 1 0 10 O O O to O U o '0 0 1 x O1 0 'O 0 0 O '0 0 z o o �0 0 0 1 U` 0 ' o O O O O O I. O 1 O o to O 0 0 co O O O 'a ~ U M L, - O O co d N Cl? O r O N 0 O W W U c O L N O W W m U Lel u U) C O i_ O U 0) c x W O Q M� W N O M O N O N 0) IL co M (D o 0 ' 0 0 N O O O O O O ' O O O O O U O .O 0 0 1 1 1 O 1 O O O 1 0 1 0 O z 0 o 'o '0 0 O 1 O O v O ,O O = '0 U 1 1 1 1 0 � 1 1 O 1 0 1 0 O = O o 'o '0 'O 'O 0 U O O a o , CD �o �0 0 O 1 0 O U 1 1 N O O 1 0 1 0 O U o O ,O O ,O O o o CD 'o 'o O O O O Q � 1 , 1 , N Lq O U O ' O O O O O 1 0 ,O 1 0 ,o O O O O o O opb n Lo O 10 O N Z 1 1 O ' O N w O O O O > n w N ...p .... p.... O) U -a O O o 0 O 0 1 N0 g O O O ' ;O ' O ;0 O 0 a ~ 0 o ,o ,0 0 1 1 1 yLo 0 O 1 O 10 0 N O O O lxia T Xd O ' O ' O O w d o l0 0 1 1 1 1 o �0 0 >04 1 10 'O w N O ' ' ' ' 0 O)� LLa O O O �O O �O O O � O O 1 1 1 1 1 O N O O 10 , O 10 , O O O 0 0 'o '0 0 0 '0 0 ----4----4---- 1 1 No O 10 10 0 t� O o ,O 'o ,O o 0 W 0 0 '0 1 CD O 1 0 O 0 N O ' 1 ' 1 o l0 0 > 0 t -0 O 0 o :0 l 0 1 CD 0 m m� lia 0 O o '0 o o �o �0 0 0 O 1 1 1 1 ~ U ' ' N O O C O O O O O O U) O O O O O O O O 1 1 1 1 0 10 10 0 O O ,O ,0 0 U 0 'o '0 0 o �o �0 0 1 1 1 1 to l0 x O 0 o 'o '0 0 0 Z o o :o :o c 1 1 CD 0 '0 0 ' CD 0 O O �o �O o K o to to 0 o :o �0 0 m O 0 C . O , Y N p _ �> U o 'o ' O N O O O O ' O O O U CD. o .O O 0 0 1 O 1 O O o '0 0 CD �0 0 1 O 1 O O v O ,O O = '0 U o 0 o �0 0 � 1 1 N O O 1 0 O U o 10 0 O ' O O a , N 0 O 1 0 O U '0 o 0 �p o 0 0 z , O O N O O O O O O O Q Lq O ' O O O O O N 0 g ' 1 n Lo O 10 O N X O ' O O w 1 > n w N o10 ' ' 0 O) U -a O O o 0 O 0 1 O N O 1 O O , O O O 0 0 '0 0 IL 1 o ,0 0 L ' O O O lxia T N O ' 1 d o l0 0 is o �0 0 1 cn O1 0 O � O O O 1 0 10 O O O ,0 O U 0 '0 0 1 1 x O 0 'O 0 0 O '0 o z o o �0 0 0 1 CD O 1 0 O 0 Ir o l0 0 O O co O 0 O O ' C_ IC a) O O 'a ~ U CO L, - O 00 O co a - N Cl? O r O N 0 O W W c� U c O L O W W m U O N O N IL m o 0 ' 0 0 N O O O O O 0 ' O o o O O U O .0 0 0 1 1 1 O 1 O O 04 O 1 0 1 0 O N 0 o '0 0 '0 CD �o �0 0 V O 1 O 1 1 1 1 '0 U O 1 0 'o t o '0 O = o O 0 O l 0 O o �o �0 0 0 0 '0 1 1 N 0 0 O to to O U o O to o l0 0 0 0 � 0 o 'o '0 0 �p o 0 0 z ~ N 1 1 1 1 N O O O 1 0 1 0 O U O O 0 10 0 ,o 0 O 0 opb Lq O ' O o ' CD z N 0 1 1 F- N o ,0 1 0 O O O O O N O 1 O O X O ' O ...p .... p.... 1 O ' O ' O O N 0 o O ' O O ' o :9 O O a ~ o ,o ,0 0 1 1 1 O 1 O o 1 O O O y LO 0 1 0 to 0 N 0 1 0 : 0 O X CD O 0 ' O o ' O CD O d w o �0 �0 0 O O o �o O 0 lxia 1 1 1 1 N O >04 l0 '0 ' N w O O ' ' 0 O)� LLa O O �0 �O O 1 1 1 1 1 _O (p O O 1 0 O 1 0 o O O O O � O O O 1 ----4----4---- 1 1 O to O p O O l 0 1 0 0 L 0 0 o 1 0 ' O 1 0 ' O 0 a O O 0 0 O W J, O 0 0 O o '0 N O z ' 1 ' 1 > 0 - O 1 0 1 1 0 1 O 0 ' 0 0 0 ' ' O)� lia o o o �o o �o O 0 m 1 1 1 1 c N o 0 o 1 0 1 in O O m o O O O :6 o O o O O O 1 1 1 1 U .0 CD t o t o O O o 1 0 1 0 0 U o '0 '0 0 O o o O 1 1 1 1 to l0 x O o O '0 '0 0 0 z o '0 '0 0 1 1 CD 0 10 10CD 0 O o �0 �0 0 K o to to O O 1 0 1 0 O O C O Y m o m = � H U o '0 ' O N O O O O ' O O O U O .0 0 1 O 1 O O 04 o '0 0 CD �0 0 1 0 1 O O V O 1 O O = '0 U o 0 o �0 0 � 1 1 N O O l 0 O U o l0 0 0 0 '0 0 � o 0 a ~ 1 1 N O O 1 0 O U o '0 0 �p o 0 0 z , O O N O O O O O O O , O O O Q m O O O Lq O ' O o ' CD O O N 0 O O O O F- o ,0 1 0 N LO O 1 0 O N O 1 O O X O ' O O w 1 > n l0 0 w N o ' ' O) U -a O O o 0 O 0 1 o m O 1 O o 1 O O O � O O ' O CD O IL 1 o ,0 CD 0 L ' O O o �o O 0 lxia T N O ' 1 No O 1 0 O > O 1 O o o O O ME is ' o �0 0 1 N O 1 0 0 cn 01 O O � O O O 1 0 1 O O O O to O U o '0 0 CD �0 0 1 1 x O 0 0 O o '0 0 z 1 cD 0 ' 0 0 0 Ir o l0 O 1 O 0 O m c O O m o m m U U .0 a CO L, - O O O co a - N Cl? O O C N N CD 0 N O N LU 0) W = W U C c U O �.,,.. L L cO_ C W V W L a U ti cri m '0 ' ' N O O O O O ' O O ' o O O U O .o .0 O 1 1 1 O 1 O O 04 O 1 0 1 0 O N 0 o '0 0 '0 CD �o �0 0 V O 1 0 1 1 1 1 '0 U O 1 0 'o t o '0 O = o O 0 O 1 0 O o �o �0 0 0 0 l0 1 1 N 0 0 O to to O U o O l 0 o l 0 0 0 0 � 0 o to l0 0 �p o 0 0 z ~ N 1 1 1 1 N O O O 1 0 1 0 O U O O 0 1 0 0 I o o O O 0 '0 '0 O opb N 0 o O O O O F- z o ,0 1 0 1 1 y LO N O 10 0 NCD O O O O 0 O 1 0 CD O w ...p .... p.... > n l0 w N o 1 1 0 N0 O o O ' O ' o :9 O O a ~ o ,o ,0 0 O 1 O o 1 O O O O 1 1 CD O IL y LO 0 0 1 0 to 0 NCD 0 1 0 1 0 0 X O 0 1 0 o 1 0 CD O d w O 0 o �0 �0 0 N O 1 1 1 1 1 1 No 0 1 0 O > l l O O w N O 1 0 1 1 0 1 0 O) LLa O O 0 �0 0 �O O O 1 1 1 1 N (6 O O l 0 I o 1 0 1 o O O _O O O 1 0 1 0 O 0 1 O ----4----4---- 1 1 U no 0 O 10 10 O t� 0 o 10 to 10 l0 0 0 a O 0 O O W J, O o '0 0 z N O o �0 1 1 1 1 1 > 0 - O 1 0 1 1 0 1 CD O m O) 0 1 0 1 0 O lLa O o �o �O O 1 1 1 1 1 O 1 in m N O m o 0 o 0 o O O O O O O O O O O a 1 1 1 1 CD t o t o O O o 1 0 1 0 0 U 0 l 0 l 0 0 C; o o O 1 1 1 1 to l0 x o 'O '0 0 O O 'o 'o 0 z o O 1 1 CD 0 10 10 0 O O 0 o O o 1 0 t o O O 1 0 1 0 O 0O O C . O , Y m o U '0 0 N CD O ' O O O O O 1 O 1 O O 04 o '0 0 CD �0 0 1 0 1 O O V O 1 0 O = '0 U o 0 o �0 0 � 1 1 N O O 1 0 O U o l0 O 0 0 l0 0 � o 0 a ~ 1 1 N O O 1 0 O U o '0 0 �p o 0 0 z , O O N O O O O O O O , O O O Q m O O O O ' O ' CDO O N 0 o O O O O F- o ,0 1 0 y LO O 10 0 NCD O 1 0 O X 0 O 1 0 CD O w 1 > n l0 w N o 1 1 0 O) is O O o �0 O 0 1 O N O 1 O o 1 O O O O O 1 0 CD O IL o �0 0 1 o ,0 0 L 1 O 0 o �o O 0 lxia T N O 1 1 No 0 1 0 O > O 1 0 0 1 o O O ME o �0 0 is 1 N O 1 0 0 0 1 0 cn O O rco 0 1 O OO to U o l0 0 1 1 x O 0 O O o '0 0 z o �0 0 1 cD 0 1 0 0 O O O O O 1 O O O) C O O m o m m U U ;O a CO 4- O O N 0) LL N Cl? O r O N 0 O W W c� U c O U) L 0 W W m U O N O N .S O U L 3 V d L (D ' ' N O O C O O O O O O 1 1 O 1 0 1 0 O N o '0 0 '0 1 1 1 1 O 1 0 'o 1 0 '0 O = o 0 o �o �0 0 1 1 1 1 N 0 O 1 0 1 0 O U ol0 O O 10 O 0 o � o to l0 0 0 0 :o :0 0 ~ 1 1 1 1 N O O 1 0 1 0 O U O 0 1 0 0 1 0 0 O 0 b 0 'o '0 0 in o 0 0 Z 1 1 N O O O O O O O O N0 :2O O O ' O ' O O O O a~ o ,o ,O 0 1 1 y to O 10 10 0 N O 1 0 1 0 O x O 1 0 1 0 O d w o �o 0 0 1 1 1 1 > ".' 10 10 1 N O 1 1 w 1 0 O) LL O O 0 �O 0 �O O O 1 1 1 1 (6 O O 1 0 1 0 1 0 1 0 O O _O O O 1 0 1 0 O ----4----4---- 1 1 CD o Io 10 0 t� 0 Io to ,0 l0 0 0 Wa N O 1 1 1 1 > o - O 1 0 1 1 0 1 CD O m .5 10 10 lia O o �o �o O 0 1 1 1 1 1 O 1 O n NCD 0 0 C 0 O 0 U) O O O O O O O O 1 1 1 1 O 1 0 1 0 O O O 1 0 1 0 O U 0 1 0 1 0 0 C> �o �0 0 1 1 1 1 1 1 x O 0 'o 0 '0 O 0 0 'o '0 0 Z o 0 �0 0 0 0 1 1 CD 0 10 10 0 O o :o �O o o to l0 0 O 1 0 1 0 O u co = ; F - H U IOT d CO O N O N Cl? O O N 0 cO C LU U C O L cO C LU w m U C 0 E 0 c E E II�^ v/ Q �L N d' H N , N o ,� q N O o , Woo @ 'o ' ' O N � ,4 _ a co ,M 0 O o �o C) :O N O 'O Z CL O � O D °' > a .0) Lp Q r :r � co co N, ,� N o ;o � Q O a` : N N rn :rn O N W Cl) : co o , O c oo co oo N : N N O O) , M O : O O O :O O_ C6 co m o 'oo z h I t M co O O ,O N O Of O O � O ° m O_ o ,o o ,o 1 ...r... 1 mo -O Olpjl IM M I I O I N r , O 'O N 1 I I I ' M 1 Cl) O I V I I N ' N d 0 10 ID 10 I I I NLo 7 N O M ' O Cl) : L O O O O O x Wd rn ;rn Z N Lq o '0 'o '0 to : t0 . N 0 ' d1 .0) ' O (N O)� (o :(6 (O :(6 N : L o ;o Q) O' O'er co ..ia yi.•aira N 00 O m N : N co : oo � o m :cq CL o p O O U) CO 1 C6 106 100 1 1 1 t5a) : a 7 0 C • • • N M OO co M O : ° o :o0cl xd U (o :o W o) : Q) _T C (9 1 /9 I co 1 (O NO > O N : N M : W m� _0 W : W d LL C c . co ----+ a �a N ED • : t31 U' O M : O M O O O ' 0 0 n O : (1) O C rn :o N J. C . @ • L Lo O o ,m U C • • (� LO LO (o : (P N N N C7 C : M M x x V , V Z CO C� O � O O o) o O O O o) N N , m N m � U � C 0 E 0 c E E II�^ v/ Q �L N d' O y., m E 0 Q. Q. •L Cl) 14 H o > r- 0, o a� @ 'o ' ' O N C) O _ a 0 N Q CL D °' > a .0) Lp Q > � Q N, ,� N � Q a` O N W ,o ,0 , O ' o ' N p O) , M O V O C o m h I t CL'o Of 0 0 1 0 O_ 1 U) 2 mo -O Olpjl IM M I I O I N r , t n N O d 1 I I I ' Q @ I V I I N O 0 10 ID 10 I I I >O m co I I I Q Z T o '0 'o '0 0 ' d1 .0) ' O co CD. (o :(6 (O :(6 Y N , O) Q) O' O'er co ..ia yi.•aira N 00 m 1 1 1 •CCU O ,o ,O ,o O U) CO 1 C6 106 100 1 1 1 �. :z 1 1 1 1 1 1 C • • • N 1 I I 1 I 1 U O CO' �' O • O 19 1I I Ifl 1lc� (9 1 /9 I co 1 (O Q U O; @ = _0 _) . coC:> O —j . co ;o ED • : t31 U' m O • J U • U p)�j: C O y., m E 0 Q. Q. •L Cl) 14 LL T @ t ' co ' O ' co a 0 O CL D °' a C7) �U-) o �LO Q > � Q a` Z ,o ,0 UO ' o o ;O ,0 ;0 p O) , M O o U 1 CL'o I to 0 0 1 0 1 U) 2 I- i , 1 I I I ' U O to I'o 0 10 ID 10 >O M I L0f7 I O ! In I I Z U o '0 'o '0 0 ' d1 .0) ' O O (o :(6 (O :(6 O 1 1 1 U O ,o ,O ,o 1 �t I It I V U) CO 1 C6 106 100 1 1 1 1 1 1 1 1 1 1 I I 1 I 1 U o ,0 ,0 ,0 19 1I I Ifl 1lc� (9 1 /9 I co 1 (O 1 I 1 = 1 I 1 1 I 1 O ;o N m O • J U • U p)�j: N J. C . @ • C • • (� N C7 C LL G M ('7 N N r N O M O N N O 0) ^co LL N M N 0 cO C LU W co U O L N cO C LU LU cu U N ' N ' N ' N ' O ' O_ O . 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F ... p .. 1 Lq 04 N O O o 0 1 0 0 d~10 0 N ' 0 1 1 1 O 1 0 I d I N y to (D cO L x 00 I Q 1 0 0 Q O LLQ 1 I m ; In 1 1 1 1 N 0 > I I n d1 1 1 LL 1 1 1 1 1 I 1 O 1 0 I d i N O N o 1 0 0 10 1 0 ; L0 I I N o 7 1 1 O 1 0 1 N i N (D 1 0I c M C M co cD 0 ' O ' O O x a 1 1 0 ; O O LL T ,O IL0 ;10 o O I I � 1 I a LL 1 1 1 1 1 I i 1 1 1 I d i N N , , O 0 0 ' 0 0 u) I I O O 1 Q O 1 1 � 1 1 ' ' LO i U 1L Lo ' 'O .O i io ;o 1 1 L 1 I x O' I 1 C 1 Mo i Mo 'o z .o � �0 ;o I 1 ' 1 1 1 I d i N 1 1 0 M' 0 M p , 'no 00 0 a 1 IMO ; M 1 1 - ; r ON 6ID o)6 w2 U ;w m m z zZ) CO CO 4- O M N 0) N N R CoN O M Ur 7 , 0 d ' O N L N '° U m v cO C Z � Ci W W_ N 1 1 1 U I C o = N NO CD 00 1 O 0 ' L 1 5 0 ' O O Z O 0 0 I NM 0 W d N O W i ,. W .� U N C L6 :) Q) CoN O 7 , 0 d ' p o rn N '° U m v ,o ,d: Ci 1 1 1 I C 1 cc) 1 l) N NO CD 00 1 O 0 ' 1 0 ' 1 5 0 ' O O Z O 0 0 I NM O 1 o 0 1 0 N O Cfl I CO 1 1 1 I 1 1 2 1 oo goo l0 to 1 l :oo m 0o U 70 I Ipn 0 100 100 M O 7. CO 1 1 1 pj 1CO (o I 1 U In 1 I- N 1 0 1 O I o 1 N 1 o O N N co 1� 1 0 1 N co IM 1 1 1 1� 1 r N 1 0 1 c 1 c N m M 1 1 1 N N O U O 'O o o O 0 O 0 o o N N N O M IOM O 1 0 N 1 O V N o M N N p , M p 5 , O O o p , O O O O LL~ Co Co N ' N , O ' M O u) 1 4 I d I 1 0 1 1 N N 7 OM I O M I p I O V O M MO 1 MO 1 0 Id' O o0 XLL W N IN 1 1 1 IO 1 1 1 IM 1 1 1 In In N o)2 1 I 1 = LL LL 1 1 1 1 I 1 1 1 1 1 1 1 O c N I , O M 1 5 M 1 0 l 0 1 1 5 V N O f M p O 0 (=, 1 5 5 0 O O d~ M O ' M p ' p '" O O O N I N 1 1 I d O M I O M 1 I 1 1 0 I p I M 1 1 1 I O V I n N O M XLL O O ')O O O O 00 W j, N () (`NIMO N I N 1 1 1 Ip I O 1 1 1 1 V I M 1 1 1 I(1 j p LL LL 1 1 1 1 1 1 1 1 1 1 1 1 clj I d 1 0 1 1 , d O (n O O, O O O O ' 0 0 N 1 0) O 1 0 I O O 0 0 1 0 O O o o O I r 1 1 p I I 1 I M 1 1 u� c ' c ' c cl ' O o 1 1 1 1 1 O :11 Ln I M oM I O 1 ' O p M t0 Z o ' O o 'o ' O ' p o 1 1 1 1 1 1 N I N 1 cc, I N d Q' c:)1 0 MO 1 V O 1 Ip 1 O 10)5 O NO ----'-----I----------- �` 'W ' 'N N 7� _M F- 0) 1 r 01 0 CO Ip I I p 1 1 0 I p IM p N m I C) I 1 O z 1 I I ' o ID U_ C N Z O C ' U O ' N N- � N O L Jj CO CO 4- O N 0) a - N N R Co � M Ur N O � 7 , d ICl1 O N L m U m v O Z Ci W W_ N 1 1 1 U I C o = N NO CD 00 1 0 0 1 L 1 0 0 1 O O Z O 0 0 I NM O /1 N O W d d W W f� U L N Co � 0 N O 7 , d ICl1 O Im m U m v , o Ci 1 1 1 I C 1 0 1� N NO CD 00 1 0 0 1 1 0 ' 1 0 0 1 O O Z O 0 0 I NM 0 1 0 0 1 0 N O (o 1 (O 1 1 1 0 1 I I W 1 1 2 I o0 1o0 1 I o l0 1 I l 1oo 1 m 0o U 70 I u?c 100 100 M O 7. O 1 1 1 lT 1(fl p I 1 U In 1 I- N 1 0 1 0 I o I N 1 o O N N co 1'IT 1 0 1 N co IM 1 1 1 1 1 1� 1 1 r N N 1 0 1 c 1 c N m M 1 1 1 N N O U O 'O o Io O 0 O 0 o o N N d 0 M IOM p I O N 1 O V d o M N o N p , M p O , c:, p O p , O O O O LL M M N ' N , O ' M O u) 1 N I N I 1 0 1 I N N d 7 O M I O M 1 0 I O V O M M O 1 M O 1 1 d. O o 0 XLL W N IN 1 1 1 IO 1 1 1 IM 1 1 1 In Lq N o)2 1 I 1 = LL LL 1 1 1 1 I 1 1 1 1 1 1 1 O I1 M 1 0 M 0 1 0 1 1 0 V N O fM p Oc1l 1 0 c:, I O 1 0 0 O O d~ M O ' M p ' p '" O O O N I N 1 1 1 I 1 I M 1 1 In I d 0 M I O M 1 0 1 0 1 I O V N O M XLL O 1 0 1 0 O O 00 W j, N (] (`N')0 IMO N I N 1 1 1 Ip I O 1 1 1 1 V I M 1 1 1 I(1 j p LL LL 1 1 1 1 1 1 1 1 1 1 1 1 clj I d 1 0 1 1 1 d O (n O O1 0 0 00 100 N I c) 0 C? 1 0 0 1p0 1 0 O O o o O I r 1 ---- ----------T 1 0 I I 1 I M 1 - - - - 1 I Mcc 1 0 0 1 c Co Ln Ln C I 1 0 ' c p 1 O o 1 1 1 1 1 O Ln I M :11 0M 1 I O 1 0 1 1 0 p M t 0 Z o ' O o 'o ' O ' p o 1 1 1 1 1 1 U' N 1 N cc") 1 �M 1 1 O 1 N 1 p0cl d oM O Q' o 1 p MO 1 V 0 1 Ip 1 O 1G) O NO ----'-----I----------- �` M 1� I I N N 7� F- m 1 r OI n CO 10 I I p 1 1 0 I p IM p N m I M I 1 0 Z 1 I 1 o d Z � O CS U O a N C I L O J N ' N' LL ' C Co CO 4— O LO N O O N N M +•+ * ,� cfl �t� LO O +L+ M W N .M N M N U 0 N N O O W 1 N M W W_ N 1 1 1 U 1 O M I O V c = N M N z (Q 0 0 1 0 0 O 1' 0 L 1 0 0 I N O 0 0 I t 7 0 J. 1 W d N W G ,. W '� U M c L6 :) N * ,� M LO N U M W O O .M N M N U 0 N N O M M N N M 1 1 1 1 O M I O V 1 N 1 0 7 1 1 0 7 N M N z 0 0 1 0 0 O 1' 0 1 0 0 1 0 0 1 0 0 I N O 0 0 I t 7 0 J. 1 1 -- 1 -- N F 1 1 1 1 1 1 2 Lo 1 1 0 0 I N1 1CD 0 0 to 1 0 0 'coB M 0 I M 1 �o 1 co IN 7 100------------------- I 1 10 (i 1� 1 1 IM 1� N O T O @ 1 W 1� 1ai W I N 1� T F --N 1 I I N Cl) ----'-----'-----'----- _T 10 :- 1 LO V N T M I r O 1 N 1 6 I 1 0 > ;T lzr M I N I� L 1 r - O W I I I Cl) d Z OJ J (6 N � OS ' U � CO J N (D M 4- O O N O O N N M O N 0 W LU U c 0 L cO C LU W cu U Lr; M OM, :10 CLOI U N � O , M M � N N N 1 1 1 M 1 O M I O V I d 1 0 7 1 1 0 7 N O M N z 0 0 O 1 > , 0 0 1 0 0 , 0- I N O O O N O 1 1 1 1 1 1 2 LO 1 ) 1 0 0 1 1 0 0 Io 1 1 0 0 Io N O 1�� I N O I V B 0 C I M 1 � 1 0 IN 100 1 1 1� 1 1 M N O T fD U ln IN � N N M Cl) v Z ' U � p mL� J N (D CO O N O O N N Cl? O O N 0 O W W U c 0 L cO C LU W_ m U d N 'N N 'O O M ' O M O � O N O U CD OO CD 0 N U O O C) ;o O z O ; O O O m im v CD '00 2 1 00 U 0 0 0 0 N N ; N 1 0 1 0 1 1 0 1 0 I ; d N Q U O O O O CD O M ' O co ; 0 O O O O O O O CO O N 0 LN F io O O N N N O U O M ' O M I O I N N O_ co 000 00 0 z I I d 'O N OO U Ci O O CD Lo 0 10 l0M 0M O O OO 10 I� O n 0 O a �m LO Lp OLr) l o L, CD '0CD a6 L)0 00 1 0 O : C:) N 1 10 M O 0 o Lx U o d Ln .� N .O n 0 z LLa --- O a � ) 1 O � --- O o N O � 'oLO O O O , O O O o O o O Lf) ; O Lo O co Ej r 0 0 0 0 0 0 0 LLQ _T C O O O_ > O d LL o �O N O ; O CO CD O ' O p O a ' O O � O m m 0 O oo ;oo U C 0 o ; O O co ; co a �m x O 0 O o O 1 0 0 ' 0 0 z oo ?00 (n Lo (a N co ; ri r Er - o O d O N O O O o ; Ln In 1 0 0 C 0 O ;O O I r 1 1 j N v O 0) d V Cl) 4) N = 0 =) 'O O M O CD O L O CD OO CD 0 N U O O ; N n 1 1 N O O 1 0 1 0 1 1 0 1 0 I O 0 z O O O O CD 0 O 1 1 1 0 1 O 0 O O 1 I 1 1 CDU) CD 0U O O V N 0 LN O io ioo 00 O I O I N N O 1 10 I I d N O d Ci 0 10 l0M 0M O O OO 10 I� O n 0 O 1 1 1 C8, 1 (D 1 I Lp N O d L)0 1 10 M O 0 M 1� O m o 1 0 0 n 0 z --- O 1 � --- O 1 O � --- O tD N O � O O O o O o O O 6 0 0 0 0 N CD O ' O p O a ' O m O 0 0 ' O C 0 d O O~ , 1 I (n Lo (a N O O O 1 0 1 O O I d 1 CD L O O O d O N O O 1 0 0 C 0 x a LU I 1 1 I r 1 1 j N v LLL a O 00 1 � 1 1 10 i 00 I � 1 1 I i 00Lr) O O N 00 N CL ~ p O O p 1 1 1 1 0 1 O 1 0 0 Ir 1 1 I N 1 CD LO C 0 r y O �- d O M L CD O CD 1 O I CD 1 0 0 1 0 0 CD 0 O x a LU j � C O O 10 1 1 1 I I r I 1 1 I r > � - LL 1 1 1 1 L 1 1 1 1 O 1 0 O N � O O O 1 1 1 1 N 01 O 1 I 10 M I O 0 M U 1 LO 1 Ln i!7 O 1 1 1 I ' 1 c7 1 1 1 N CD 'o0 (vj 47 CD O z i ioo 00 00 0'� I 1 1 'o 1 V o r- O I V I O C) N O m O 10 I Cl) .ii iY i i i iY i Q O d U C , L N f6 0 N' 0 , 0iE O ~ �U Off' m (n ¢ U CO O 00 N 0) LL N Cl? O O N 0 O W W U c O L cO C W W m U 1 Q) N O 0 O . 0 @ 0 M N O M 0 CD O . O CD p N p U O O ;� , f ` 1 1 N O 0 1 0 0 1 0 1 l 0 1 0 1 O Z O o 0 0 �o 1 1 10 0 �0 4----- 1 1 a O 0 m V' = O 0 10 l 0 10 Lo 1 0 0 O LO 0 0 U o l l o 0 0 0 T 0 1 I N N O 1 1 0 1 I N N O d ii 0 10 l0M O 0M O O0 1 10 1 1 r 0 � O F- O 1 1 1 1 0 1 O 1 1 1 O N U d �-! 00 1 0 1 0 Co O 0 Cl O m O 1 l O 1 1 0 O Z O 1 O 1 CO O f0 N O O O . O O . O O O O m NQ O 0 1 Op O 0 a~ o �o loo 00 o 1 l 0 1 1 y In m 3 O 1 0 1 0 L, O 4, X a w 0 1 1 1 1 1 1 0 0 I r 1 1 1 G O to LL LL LL O 00 1 1 1 1 10 X00 1 1 1 1 1 0 1 OO C, O N 0011 O1 o 1 11 a� o O 0 ' o 1 1 1 10 10 '00 I r 1 1 1 10� Ro mCD - m o n r� o 'o 1 00 10 o0 O xd N 0 1 1 1 1 1 1 1 1 >0 _ .� LL LL 1 1 1 1 1 1 1 1 1 1 1 10 l 0 1 0 N � O O O 1 1 1 1 N d 1 1 10 M 1 0 M U 1 Lq 0 1 In N O 1 1 1 1 1 1 I.j 1 1 1 N 0 ly N 0 1 O Z 0 goo 0 00 co 1 1 CD 0 LQ 0 O O 10 I �j i i i- L-- i0 m 7 O Q O @ d @ O w O , N O ~ UU , O0" m C/) Q �U .� CO CO 4— O O N O O N N Cl? O N 0 O W LU U O L N cO C LU LU m U N CO /9 c ' In tO N rn O Q V O CO CO UcoM N ' N O N co N 1 1 1 O :O N O z 1 0 1 0 I 0d 1 ( `7 N Q 1 N Z c o O O O O O I u0] O O I O O I N O d T co CN N i N = I V O ' O CR Cq 1 1 0 ;c Co N O 10 p� w N = M I I O N i N 0 o po N 1 1 1 1 I 1 0 r 1 I 1 000 N O O D ci ID Ir l(J 1 0) O N N c4 D1 N D O IM to Ico 0 U N In ' In c ' In tO NIn O rn O O O V O <O UcoM O N co N 1 1 1 O N 1 0 M O M 1 O 1 0 1 0 I 0d 1 ( `7 N Q 1 N Z O O O O O I u0] O O I O O I N O T 1 u I I V O 1 1 1 d' CO 10 co 10 co 1IU w N = M I I O I N 1 1 1 1 I 1 0 r 1 I 1 000 N O O D ci ID Ir l(J 1 0) 10 1 10 I N c4 O IM to Ico 0 O I N ------ ----'-----'— � 1 1 � N I � I I O• N V 1 LO I 1 0 I 1 lc] I O '00 O 01 � I O IO I IO I IM C '6 N� r I I- ----4----4----4---- °' m o U_ C m N � 0.9 O O M 4— O O M O O N N M O O N cO C W W U c O L N O W LU cu U a rn � : N 0, O O V U OND 1 1 1 O 4% 1 N1 OM 1 0 1 C I N 1 OM Ill Q1 N Z O O CD O O r O 1 or[))0 O 1 6 O O I N O T O 1 ,0 I 1 O H -- --- - - - -- 1 - ---r---- 1 1 I. 100 10 IM OD N = M ' O U o �o 1 1 1 �o 1 1 I O �0 1 1 1 0 N O O U � 1� 4i 107 to 1� 10 IN r O I MN 1 I N N ~ 1 I 1 �o. 10- 10 OO -oa o M I V O 1 0 1 7 c v as zo O �pK -MiL J— CO 4— O M O O N N Cl? O O N 0 O LU W U c O L cO C LU LU m U N = C c co m LO , LO (D ID O ID O N � 0 O o 0 C) :o N O O Z O : O O C) ;o o to to l0 d' o ;o O O o io io io 0 N o 1 1 00 00 1 1 0 ;0) C :C� 0 1 000 0 l O O ' ' ' N � N p O) [-� V CD CD 1 I co 10 O o 1 I 1 0 N o 1 I 1 0 V E 0 ci 1I Cp 1 ID 10 1 C) 1� 1 N = C N O coqC..D N N coO 'IT co O N � 0 O o to to l0 N O O O O o io io io 0 T 1 1 1 1 1 1 r 1 0 1 000 0 l O O ' ' ' U [-� V CD CD 1 I co 10 O o 1 I 1 0 N o 1 I 1 0 V N O 0 ci 1I Cp 1 ID 10 1 C) 1� 1 O W N 1 1 1 V 1 1 1 N ------------------- � N N O (6 Q O C I co I CO 7 I I I I O I I co I N O M I I- I M I I I I N O U C �Z N 1--0 -O 0.9 f6-00 m O ~ co C C (0 N —i N d C (6 C'7 M o O N M Z O L C N C C N Cl? O O N 0 O W W U C L O W W m U 0 m LL m O J m tL m O J m N } O 2 m Q H N O LL N— ' p ,p W N N O CO ,d) cl' co ,p O ,O ,00 N N O M � 1 1 1 O oto o to to to 10 l0 0 0 N Z O 1 0 O O o to 1 0 O to 1 0 O l0 O O 0 T 1 1 1 1 0 � CO 1 00 l O O N I 1 0 I N U V o SCD 1 1 V I d) 1 1 1 0 1 1 1 0 V N O Uco 1" I p 0 1 /n ORN p N I r 1 1 Cq 1 I I a N Nc y O C 1 ICO I[- 1 I I p 1 IM I >>: Nn > O co I[- CO 1 M I 1 I � IN 0 1 I 1 c v aaZ m m Z) 0.9 o m o c w— mom la o a m 0 m LL m O J m tL m O J m N } O 2 m Q H N O LL CO 4— O M M O O N N E N clj Z O r O N 0 O W W U aD Q o ~ _ L O CN C _ \� / 0 A i W cO C � A• W \W W / 0 U r r C Q C 0 LO U N O 0) O C co m O 0- U co 0- i Q C O N Cl? O O N a O W W m U c O L a� 0 W W m U N N O O M co O O O N T O 16 N a L R (D C A C y C a m 0 d i Q- O� N d a O zc r M co O N (D N y N CL L s U) c?� _ = s U a. 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O O N 0 O W W U c O L > O W W m U X Q U _U ry CD LU Q 0 - LU W U5 O C N C O N Z c c� 2 U r1, IT ai v E c +� O O E0) O O C (h 7 E U U 0 O N -0 O O U) 0 L •� 0 O U N � N M cn 0) U) c � J N O O In U O O U) N Y � U a cu c0 N O_0 C OO L O VJ O U N N U) O_ U) O_ U L O O N + O O C E O C a� E C ui N U) 1) c � U a) 0) 0 I N C C E E C: ° w w L mcu N O O U O O a) E 7 .O C N Q IS O O m T- 6 O C: d c m E a o - W O z z O C C co Q In 1) C co O U O O Z O C co O U N L 1 U U Q f fn 0- E E LL LL C (n O f6 N C N U C 1m a) E W In a� U O U) co C: O m U) 0 0 �co c ' O > O ' O :0 O ' L ' (.0 ' LQ c ,o 3 0 ;o ;Iri 0 I I I I Q I Q I Q z a I Q Q Q E �E I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 1 1 1 1 =1 o ( I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 1 1 1 1 a m > LO,o io i0 i0 ;0 Q0 io 0 io i0 0 io LO io LO LJO n o I I N I N 1 N I 1 1 0 C, I I I I I I I I I I I I I I I I I I I I I I I I 1 1 1 1 U I I I I I I I I I I 1 I I I I I 1 I I I I I 1 I I I I I 1 I I I I I 1 0 c g I � c I I I I Q I Q I Q c a I Q Q Q E �E ,a ; E ; E ; E ;- ;- ;-j =1 o ( M ,Z = ,Z = ,Z UZI a m .Z WI n W U N , N o U o 'd 'd 'd ,U Z d L o o o Q ;Q ;U ;U ;U is c c Q a c O Lo U N O O D) M co m O I) f0 O (a Q U) i Q C 7 N Cl? 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O , co QOO 'O ' f` V �� �� ' O '� �co LAN M U L`!O 7 ZT N 1 1 °O O 1 1 r 1 m 1 0 O ' O p ' O 1 0 ' O 1 W ' 0 O ' ' O ' O X O 1 1 1 1 1 COc o ICO pl(7 IIN oo ' 'o o O 1 1 I M IN 'r- = O Z T OO 'C 'o N 1 1 ' 1 ' o 1 Ln r 1 (V 1 0 I co 1 1 1 1 I N 'IT co N M U O coo m Lo MLq (D ain ON O O O O O 0 (O 1� 1 1 1 1 N 10 d 1 N 1 1 d N N O t( O 10 o m 1� 1 OO I v I Loco I p I p 1 M 17 L b rico O MO 1't 1� I O 1 Lo OD z(p 1 1 1 1 O O C 1 1 E N O U 0 E O , O , O , o , I-� X d O C 11 CD co m, -0 ' O , 00 N O N p F p 0 , 0 0 , O O p L M p L: CD O O d , , O v , O O 1 1 d I d 1 I� 1 1 0 1 1 0 N Lo c N L O m ' O co ' O p 1 C O r O MOiia �N X 10) O 1 1 Z N 'cm 1 1 1 I M 1 1 1 1 cci 7 d IL 1 1 1 1 C 1 1 ---- 7---- 7---- 1 1 1 1 m p 10 I O m I CO 1 1 I 7---- 1 1 0 1 C 1 1 1 7---- 1 1 0 1 0 G O t 4 M O ° OO 'OO 'O O I M 11 ' O O 'O 1 Ln Lo O M O p O O O O d p CD 1 O 1 p C m p 1 p o 1 O C O 10 j� O I 1 1 1 0 1 1 0 1 1 0 ZA � 0 ° (D � 1 1 1 1 1 I Lo 1 I N 1 1 I 1 .0 jp - Ln N M 1 1 1 1 1 1 1 1 E N O O I O V I L o 01 C 0 1 1 1 1 1 O C E 0 1 0 0 1 O 0 1 1 O .x I In 1 1 1 ICO I M O M l O 1 C, 1 1 1 1 1 1 1 1 1 1 1 1 O Un I. O d 1 1 1 1 1 1 1 1 1 1 1 1 1 O O LE N O N O N O N Q N N N d L I C,I N 1 o al r C M M M 1 W Lo co 01 1 .. i i i d _ 10 N N N Q O N O N O N r y M (c (r d AN M 7 O N D N M . O , co QOO 'O ' f` V �� �� ' O '� �co LAN M U L`!O N 1 1 °O O 1 1 O CN 1 m 1 0 O ' O p ' O 1 0 ' O 1 W ' M O O ' ' O ' O O ' O O 1 1 1 1 1 COc o ICO pl(7 IIN oo ' 'o o 1 1 1 0 I m '(oo. 1 1 I M IN 'r- = O U T OO 'C 'o N 1 1 ' 1 ' o 1 Ln r 1 (V 1 0 I co 1 1 1 1 I N N O N M U O 6 oo ,v �Lnm (o i D O i n (D ain ON O 1 1 1� ILD I N O 0 (O 1� 1 1 1 1 N 10 d 1 N 1 1 IO1 1 1 N N O t( O o m 1� 1 OO I v I Loco I p I p 1 M 17 L b rico O MO 1't 1� I O 1 Lo OD z(p 1 1 1 1 O O C 1 1 1 1 N O U 0 m O , O , O , o , I-� M Ln— O C 11 CD co m, -0 ' O , 00 N O N p F p 0 , 0 0 , O O p L M p L: CD O O d , , O , O , O O 1 1 d I d 1 I� 1 1 0 1 1 0 N Lo N L O m ' O co ' O p 1 C O I O O O MOiia �N 10) 1 1 N 'cm 1 1 1 I M 1 1 1 1 cci 7 d IL 1 1 1 1 C 1 1 ---- 7---- 7---- 1 1 1 1 m p 10 I O m I CO 1 1 I 7---- 1 1 0 1 C 1 1 1 7---- 1 1 0 1 0 G O t 4 M O ° OO 'OO 'O O I M 11 ' O O 'O 1 Ln 16 1� 1 1 ----,----1----,----1---- 1 1 d I d 1 Ln p L n 1 O M 1 1 1 1 1 o I 10 1 1 1 o 1 p co n p CD 1 O 1 p C m p 1 p o 1 O C O X d W j� O I 1 1 1 0 1 1 0 1 1 0 O � 0 ° (D � 1 1 1 1 1 I Lo 1 I N 1 1 I 1 1 1 I 1 jp - Ln N 1 1 1 1 1 1 1 1 N O O I O V I L o 01 C 0 1 1 1 1 1 O C 0 1 0 0 1 O 0 1 1 O I In 1 1 1 ICO I M O M l O 1 C, 1 1 1 1 1 1 1 1 1 1 1 1 O Un I. O p �O 10 IO) ri I p I m 1 1 1 1 1 1 0 O o LO l O I p 1 I p I 1 1 1 1 1 1 1 1 1 1 1 1 1 O O co Z p N O p I p 1 1 1 1 1 � 1 N I M N IOM I p 1 1 1 1 1 1 1 1 1 1 N co O I C,I N 1 1 1 C 1 1 1 1 1 i i ' C tT 1 .. i i i 1 .. i i i _ S_ Q C O LO U N O O 0) I,- co m O 0) a) (a Q L Q C CD N N 00 Cl? , P'- CD O It O O 'O I-V O ' TN 01 N V 0 O O 1 1 1 1 1 O 1 N W O U p 100 c O �' C L w, W . 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I] cn 1 I � 1 I 1 I OU x_ I X_ I X_ o E ; > N > N _U L O In YU x x x 0 --I-;o--f-- ' o ;o O � C C (D 7 J (O O -f O I O O_ O O I O) L c0 1 co I co 1 o c ' CJ ' 4 W ' > ' o CL Y � I I ' O J I 1 I 1 I 1 Q O I O I O O I O I O L6 16 16 Q N 1 1 c E I 1 7 I 1 7 Z I ' co I 1 = I 1 O I O 1 0 Q O O I O H O V l O I O L 1 I a=)1 I C Z ' I O 1 I > 1 I _ 1 I O YO I O a O 10 10 1 H -0 I N E I Y 7 I `O Z 1 � I I I 1 C 1 EI a 1 IT D 1 W o 1 a U ' o ' 1 � O C N U E n U Z = mo U LU CL _c M 'a C Q J, C O LO U N iv D) O c O co m O 0) 1 f0 iv (a S? L Q CD N Cl? O r r O NC -0 N O W O LU r+ U � L C N O O � U O W W 3 m m U N M O O O N N N LO M N M O o 0 U N O N O O O O N O O Z O 0 0 1 1 1 I O 0 m 0 d I d 1 loo loo d CD = 0 0 U 0 0 O UD O N N O.59 1rl� I m N 0 F m oD m of N O O O H m 117 m N 7 W O 1 I O O O N O O O O O O O O O m tp O O tT 6 O O U O O Z N N O, O Q O N O � ' N ' O O O O O O 0 O O O O O 06 O O m 1 1 O O O N O N O N d co C m V � O O O O O a~ ? 0 Cl 0 N UO O N M Cl) L M O O x O o 0 N tO � O N m 1 1 1 1 1 I N 00 VI m I M La O OD O O I p 1 C> O co CL N 1 0 1 0 N I I 1 1 O _O C ° t O O CL 0) o M o 0 O O O 1 1 0 00 0 1 0m 0 O 0 V N O_ 00 Wj N O .- 1 W 1 co 1 1 I 1 1 LO I m CD I 1 LO IN r 0) w 0 LO 00 Ca oo io ;o o 0 j W O N 1 1 1 c O O_ O O OCL O O Oil CO La N 1UT Im 1 1 1 1 N 1 N 1 00 O� I m I m I I N d N O O n O m 0 0 O M O O (n m O � O m �O Z to OU O (D O L 7 O �o io � to l0 n O O � 0 X O U W O W O Z m m 0 co 0 () Cl) O O O O Z 0 a 0 ° o m 0r o ~ U O O O 0 N Lo M N W t-: O m ,o O� U o � LO m m 00 r , , 1 1 O O I O 1 0 O 1 0 1 0 O O N O O O 1 1 O z O 0 0 1 1 1 I O d I d 1 loo loo d CD =CD C, U o fol 1v 00 Irno Imo �o LO 000 I I CD V 1c 1co O UD U 0 I m 1' M 1rl� I m N 0 F 1� 1U) 0 1 0 I m coW 1 1 7 1c 1co N O O O I m 1 � m m 117 m 1 1 r 1 Un 0 1 M I m 7 W Z 1 I O O O N O O O O O O O O O O O O O O m O O U O O N O, O Q O N O � ' N ' M ° O O O O 0 O 0 a~ 06 1 1 N O N N I d 1 N 1 1 d m O O 0 0 0 0 CD 0 1 1 O O 0 O O O X d 1 I N ? 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p o p 1 ' 0p Iv 1 1 a) v m O 1 1 l 0 0 ' O 'C,o Co z O O O �CNo co O :0 1 M 1 10o M LU T � 0 U O 1 1 O ° CD C> m m W 1 L000 O 00 O O 1LJ O C 0 �o O ,co o O �>-, m LTU LL o F- 1 LO 4---- 1 10 L) ;O O N O O ' O O NO 00 00 W W 0 O O O W Y W V 1 1 O CN Cl O 1 0 1 0 ' 1 Cl 1 Cl ' O O O 0 1 1 1 OCD O 1 1 1 N O d = 00 l O l 0 LO O 4, U oo is ioo 00 T O 1 1 10 Ir 1 1---- 1 LO O In 0 CD 0 0 o 'o �o 'v �o v O ~ O 1 1 l 0 1 1 1 Ln N O Ln U o 0 o co m �p o :o o c z O 1 ' 0 ' 1 O ' N O O O O L O O L O O O 0 O O L O .0 L O L O O O m •��p .... p .• N 0 0 O ' Ip p la L O C d O p CD L`00 t00 1 1 Ln N O O 10 1 0 10 1 0 O O Xa LU O O ' O 1 1 1O ' O 1 1 1 a O > n Lu 00 1 C v '0 1 00 d' 00 O)� n a LL o O 0 1 1 0 1 1 1O 000 1 L0 I r 1 1 1a 000 Ln d O 00 1 O 1 00 V G 11 0 ~ p 1 ' 0p 1 ' cq 0 O O ----4----4---- O O O 1 1 l 0 0 ' O 1 Ln 1 1 0 0 ' O N y p O O O x a O :0 O O LU T � 0 1 1 1 1 N p O 00 10 10 1 a) Ip V N 00 �>-, LL o 1 0 1 1 :O 1 LO 4---- 1 10 LO O N O O ' O ' O 'n O O 'A O Cl) CD O O 00 CD 1 ' p 1 1 1 l0 1 C 'o 1 1 00 0 I r 1 1 1a I D MCD '�0 CD O O d M U o 1 1 1 1 1 � 1 1 1 0 O x O O o 0 ,o Cl goo 00 z 00 1 0 1 1 1 'o 1 C 0 Ir 1 1 'o M O C� o '0 1 o 'oC, 1 OO 0 Oa O LT_0 0 O LT C l0 1 O L O CD Im0 1 ,- N Y O1 O U = ' a) '� 0co '� Q F- C a C O LO N U 4- O O co (3) O 0 N m d U (a Q a CD O O m T N a0 O M O O M O O O O W Y OD V 1 1 1 O O 1 O CD CD ' O CD Cl O 1 0 O O O 1 1 O z V _ O 1 1 1 OCD O1 0 L, 0 0 O N 0 O U O 1 I p 0 0 0 00 l O 10 LO O M U �• 1 1 O 1 M is N O M U p 1m o m O ' O co ID 0 ~ o 0 1 1 O I m 0 N O M U O ' M CO b o 'o �o in v O o 0 0 z 1 1 l 0 , O ' O ' N O U O O O I O O O O m O O O I o O O m :o o c z O 1 ' 0 ' 1 O ' N N O ' CD D I O O O O O O O O a~ O I O o 'd0..o CDo O O ' N 1 O I N N N n d m CDO C, O ll ll O CD I V 0 CD O x d W p .• O 1 N 1 1 ' N >4) N '52 1 I p ' O M d U- O O p 1 1 1 1 0 1a m C �o oo loo d. od. a0 ~ 1 oo IdO.o �o 1 N 1 O 1 O 0 1 0 V N n p 7 O 0 7 L 1 OO 0 0 0 O O x d 10 o I V V w T N O ' N ' 1 1 N > p O Xa LU 1 ' O 1 1 l 0 0a lL O 1 1 1 1 1 N O d NCD O 1 C ' 0 C, 0 0 O O O O (n 1 1000 I r 1 1 N ' O M 1 O G O O N CD O M O U d I U? p o 00 1 O Iv 1 1 N v 0 ~ d7 O 1 ' 0p 'C,o Co z CN C, co 1 Ln 1 1 0 0 ' O N 1 M 1 10o M x a U O :0 O ° CD C> m m W T � 0 1 0O0 1 1 1 1 O O 1LJ O) C 0 �o O , co o O 0 0 m O 00 mU 1 a) Ip V N 00 �>-, F- L) ;O 0 1 0 1 1 :O 1 LO 4---- 1 10 LO O NO Q O W a0 0 O O O W Y OD V 1 1 CN Cl O 1 0 O 1 Cl ' O O z ' O 1 1 1 OCD 1 1 1 O O = 00 l O 10 LO O M U oo is io0 00 O 1 10 1 1---- 1 LO O In CD 0 o 'o �o 'v �o v O ~ O 1 1 l 0 1 1 1 Ln N O In U o 0 o co m �p o :o o c z O 1 ' 0 ' 1 O ' N O O O O I O O I O O O 0 O O I O .0 I O I O O O m •��p .... p .• N 0 p O O I p ' O I N ' O Cp O O p CLCD C:) �o 1 1 N n O 10 10 O N O 1 0 1 0 O Xa LU O O ' O 1 1 l 0 ' O 1 1 1 O > n O 00 1 C ' CO) 1 0 d' ' 00 v O)� d LLL O 0 O O 1 1 0 1 1 1 O 0 p 1 O I r 1 1 1 N 000 N d O 00 1 O 1 OO V G 11 0 ~ p 1 ' 0p 1 ' W O cq O ----4----4---- O O O 1 1 l 0 :0 ' O 1 Ln 1 1 0 0 ' O N N p O O O x a O :0 O O LU T � 0 1 1 1 1 0 0 O 00 1 0 10 1 a) Ip V N 00 �>-, LL 0 1 0 1 1 :O 1 LO 4---- 1 10 LO N O O ' O ' O 'n O Cl) CD O O 00 1 CD ' p 1 1 1 1 0 1 0 '0 1 1 00 0 I r 1 1 1 I D M '�0 CD O Ici U O to0 x O o o o 0z 1 1 1 1 'o 1� 0 Ir 1 1 'o c� o o 'C 0 'oC,1 O 1 Oa O T O pI_ O O m C 10 1 O I O 'O I<T0 1 ,- O Y 01 O U = ' a) ' � 0co Q F- r�� C Q C O LO N U 4— O c LO co (3) O N O d � Q L Q C CD 7 N Cl? 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I @ d Mn > 0 O 1 N I 1 I N m Z) 0.9 o 0 m m� c c =3 ' a m F- CD .0)0 20 co LL 0 O J c c c 3 c E Q W Q W W C W m 75 d r N O N r N N ( C) 7-0 C C Q A C O Ln U N O O C LO m N L N O m f6 U � U (6 Q L Q L� r N M (D r O N 0 O W W M U o U O > c4 _0 +' O CDLU w > co o U � r Appendix C: Geotechnical Report s�RI September 27, 2019 Project 8304-04 Steelwave SERv We Just Do A Better Job! 4553 Glencoe Avenue Marina del Rey, California 90292 Attention: Mr. Gene D. Bark, AIA, LEED AP Vice President — Design & Construction Subject: Geotechnical Evaluation Proposed Mezzanine 1382 Bell Avenue Tustin, California Dear Mr. Bark: 1. INTRODUCTION N a) In accordance with your request, we are providing you with geotechnical recommendations relating to the construction of the proposed addition at the above referenced property located in the city of Tustin, California. b) The proposed construction will include a mezzanine supported by either new footings or strengthened existing footings within the warehouse area. C) We reviewed the city permit set prepared for the original building dated 1984. The quality of the permit is not very good and not all the information is legible. d) The grading plan was prepared by K. W. Lawler and Associates, Inc. The plans indicated the building pad was recommended to be overexcavated but the depth of the overexcavation was not clear. It can be safely presumed that the building pad was overexcavated and the depth of it was extended below the bottom of the proposed footings. e) Structural plans prepared for the original construction indicate that the prior geotechnical engineer, GeoSoils, Inc. prepared a geotechnical report on October 22, 1983 (Project No. 1041 -OC) and recommended an allowable bearing capacity of 1,500 lb/ft2. The interior footings were recommended to be 24 inches deep. 8941 Atlanta Ave., #518, Huntington Beach, CA 92646-7121 / 714-330-6333 / Fax: 877-764-3939 Steelwave September 27, 2019 Project 8304-04 Page 2 f) We reviewed the in-house geologic hazard map for the subject site. The site is located in a State of California delineated Seismic Hazard Zone for potential liquefaction. However, the proposed improvements are within the existing building, as such, liquefaction evaluation was not deemed necessary. g) No subsurface exploration was conducted during the course of preparing this report. However, we presume that the stability of the underlying soils has been assessed and approved in conjunction with the development of the property. Detailed analysis of the fill settlement was beyond the scope of our work. h) Evaluation of the structural and geotechnical aspects of the existing structure and other structures was beyond the scope of our services. The soils present below the planned construction were not investigated, and therefore the quality of the soils is not known. It is possible that the subgrade fill soils may impact the future performance of the planned addition. i) This report is subject to the Terms and Conditions enclosed to this report and incorporated herein by reference. 2. SCOPE The scope of services we provided was as follows: a) Preliminary planning and preparation; b) Review of available geologic maps covering the site area; C) Site visit to observe the existing conditions and collect a representative soil sample for laboratory testing; ,d) Limited laboratory testing to determine the sulphate content and expansion potential; C) Geotechnical analyses of the field and the laboratory test data; f) Preparation of a geotechnical report presenting our findings, conclusions and recommendations. 3. SITE DESCRIPTION 3.1 Location a) The subject property is located along the southwest side of Bell Avenue, approximately 500 feet northwest of Redhill Avenue, in the city of Tustin, California. Steelwave September 27, 2019 Project 8304-04 Page 3 b) An approximate location of the site is shown on the enclosed Location Map, Figure 1. 3.2 Surface Site Conditions a) The subject site is developed with a two-story commercial building and an attached warehouse area at the rear (southwest) part of the structure. A loading dock is present at the southwestern end of the building. b) The building is founded on relatively level ground. Grass, shrub and tree planters generally surround the outside of the structure. The building/planters are surrounded either by asphalt concrete pavement or concrete walkways. C) The floor within the warehouse area exposes the slab -on -grade. d) The existing structure appears to be in good fair condition with no significant distress noted. e) No geotechnical restrictions are known to exist on the subject lot. 3.3 Geology 3.3.1 Regional. Geologic Setting The property is located within the northwestern portion of the Peninsular Ranges Geomorphic Province of California. The Peninsular Ranges consist of a series of mountain ranges separated by longitudinal valleys. The ranges trend northwest -southeast and are sub parallel to faults branching from the San Andreas Fault. The Peninsular Ranges extend from the southern side of the Santa Monica Mountains into Baja, California (CDMG, 1997). 3.3.2 Local Geoloaic Settin Based on our review of a Quaternary Geologic Map of the Tustin Quadrangle enclosed in Seismic Hazard Zone Report 012, published by the California Geological Survey, the natural material underlying the site area is comprised of Holocene -aged alluvial fan deposits LOCATION MAP BASE MAP: USGS 7.5 -Minute Topographic Map, Tustin Quadrangle, 1981 N O 2000 0 2000 4000 R T H SCALE FEET 1382 Bell Avenue `� d 'Apj Tustin, California "►11 "V Date: September 2019 Figure No: Project No.: 8304-04 1 Steelwave September 27, 2019 Project 8304-04 Page 4 3.3.3 Subsurface Conditions a) A shallow test pit was excavated within the landscape area existing along the south side of the building. Generally, the upper 24 inches of the soil was found to consist of damp to moist and soft to medium stiff Clayey SILT. The material present at approximately 24 inches below ground surface was found to be medium stiff. b) Historical groundwater monitoring well data within the site area was researched on the California Department of Water Resources online water data library. The closest groundwater monitoring well with the most recent data is shown to be located approximately 2,700 feet northeast of the project site. Several measurements have been obtained and recorded from this well during the period from 1993 to 2019. Groundwater level data collected from the nearby well indicates that the groundwater levels have ranged from as shallow as 15.49 feet below ground surface (June 2006) to as deep as 37.83 feet below ground surface (November 2016). C) The latest recorded groundwater level measurement is shown to be 31.58 feet below ground surface on March 19, 2019. 3.4 Potential Seismic Hazards 3.4.1 General a) The property is located in the general proximity of several active and potentially active faults, which are typical for sites in the Southern California region. Earthquakes occurring on active faults within a 70 -mile radius are capable of generating ground shaking of engineering significance to the proposed construction. b) In Southern California, most of the seismic damage to manmade structures results from ground shaking and, to a lesser degree, from liquefaction and ground rupture caused by earthquakes along active fault zones. In general, the greater the magnitude of the earthquake, the greater the potential damage. 3.4.2 Ground Rupture a) The subject property is not within an Earthquake Fault Zone (previously known as an Alquist-Priolo Special Studies Zone). The closest known active fault is the Newport -Inglewood Fault, located at a distance of approximately 8.8 miles southwest of the project site. Steelwave September 27, 2019 Project 8304-04 Page 5 b) Other nearby active faults include the Elsinore Fault and the Whittier Fault, located 12.7 miles and 13.4 miles from the project site, respectively. Due to the distance of the closest active fault to the site, ground rupture is not considered a significant hazard at the site. 3.4.3 Deterministic Seismic Hazard Analysis We utilized the California Office of Statewide Health Planning and Development (OSHPD) Seismic Design Maps internet program to calculate the peak ground acceleration (PGA) at the project site location. Using the ASCE 7-10 standard and Site Class D, the PGA at the subject property resulted to be 0.56g. 3.4.4 Liquefaction The project site is located in a State of California delineated Seismic Hazard Zone for liquefaction potential. 3.4.5 Landslides The project site is not located in a State of California delineated Seismic Hazard Zone for earthquake -induced landsliding. 4. LABORATORY TESTING Sulfate Content A representative soil sample was analyzed for the sulphate content in accordance with California Test Method CA417. The results are given below: Sample No. Sample Depth Soil Sulphate Content (ft) Description (/o) S-1 0.5-1.0 Clayey SILT 0.0308 5. CONCLUSIONS AND RECOMMENDATIONS 5.1 General a) It is our opinion that the site will be suitable for the proposed development from a geotechnical aspect, assuming that our recommendations are implemented during construction. Steelwave September 27, 2019 Project 8304-04 Page 6 b) We are of the opinion that the proposed additions may be supported on the new footings founded in the competent soils. C) We are also of the opinion that with due and reasonable precautions, the proposed construction will not endanger adjacent property nor will construction be affected adversely by adjoining property. d) The earthwork operations should be observed by a representative of a geotechnical engineer. e) The design recommendations in the report should be reviewed during the grading phase when soil conditions in the excavations become exposed. 5.2 Gradin 5.2.1 Processing of On -Site Soils a) At this time, no overexcavation is required below the bottom of the footings, provided the footings are founded in the existing competent soils. b) No new slab -on -grade is proposed. C) Wherever structural fills, if any, are to be placed, the upper 6 to 8 inches of the exposed subgrade should be scarified and reworked. d) Any loosening of reworked or native material, consequent to the passage of construction traffic, weathering, etc., should be made good prior to further construction. e) The depths of overexcavation, if any, should be reviewed by the Geotechnical Engineer during construction. Any surface or subsurface obstructions, or any variation of site materials or conditions encountered during grading should be brought immediately to the attention of the Geotechnical Engineer for proper exposure, removal or processing, as directed. f) No underground obstructions or facilities should remain in any structural areas. Depressions and/or cavities created as a result of the removal of obstructions should be backfilled properly with suitable materials, and compacted. Steelwave September 27, 2019 Project 8304-04 Page 7 5.2.2 Material Selection for any new fills After the site has been stripped of any debris, excavated on-site soils are considered satisfactory for reuse in the construction of on-site fills. Concrete pieces greater than 4 inches in diameter should not be incorporated in compacted fill below slab -on -grade. 5.2.3 Compaction Requirements a) Reworking/compaction shall include moisture-conditioning/drying as needed to bring the soils too slightly above the optimum moisture content. All reworked soils and structural fills should be densified to achieve at least 90 percent relative compaction with reference to laboratory compaction standard. b) The optimum moisture content and maximum dry density should be determined in the laboratory in accordance with ASTM Test Designation D1557. C) Fill should be compacted in lifts not exceeding 8 inches (loose). 5.2.4 Excavating; Conditions a) Excavation of on-site materials may be accomplished with standard earthmoving or trenching equipment. b) Dewatering is not anticipated in excavations shallower than 15 feet below ground surface. C) Portions of the demolished structures, if any, should be removed entirely from within the structural areas. Care should be taken not to undermine the foundations to be left in place. 5.2.5 Expansion Potential Expansion testing of the subgrade soils was conducted as no slab -on -grade is proposed. However, the recommendations provided in the following paragraphs consider the effects of the subgrade soils with medium expansion potential. 5.2.6 Sulphate Content a) The sulphate exposure of the subgrade soils was determined in the laboratory. Steelwave September 27, 2019 Project 8304-04 Page 8 b) Based on test results, the sulphate exposure is considered to be negligible. However, we recommend using Type V cement. 5.2.7 GradingControl a) All grading and earthwork should be performed under the observation of a Geotechnical Engineer in order to achieve proper subgrade preparation, selection of satisfactory materials, placement and compaction of all structural fill. b) Sufficient notification prior to stripping and earthwork construction is essential to make certain that the work will be adequately observed and tested. 5.2.8 Surface Drainage In accordance with Section 1804.3, 2016 CBC, the ground adjacent to the foundation should be sloped away at gradient of 5 percent. If the ground adjacent to the residence is covered with impervious material, the area adjacent to the foundations may be sloped away at 2 percent gradient. 5.3 Slab -on -Grade (if any) a) The upper 12 inches of the slab subgrade should be overexcavated and replaced as compacted fill using the on-site soils. b) A 4 -inch thick SAND layer should be placed below slab -on -grade. 10 -mil thick plastic vapor barrier is recommended to be installed at the mid height the SAND. C) It is recommended that #4 bars on 12 -inch on center or equivalent, both ways, be provided. as minimum reinforcement in slabs -on -grade. Joints should be provided and slabs should be at least 6 inches thick. However, the recommendations from the project structural engineer may be more stringent. If any fork lift traffic is anticipated, the lab should be at least 6 inches thick and reinforced with #4 bars on 12 -inch center bothways. d) The slab should be dowelled into the existing footings/slab by #4 bars at a maximum spacing of 12 inches. e) The FFL should be at least 6 inches above highest adjacent grade, if feasible. f) The subgrade should be kept moist prior to the concrete pour. Steelwave September 27, 2019 Project 8304-04 Page 9 5.4 Spread foundations The proposed addition can be founded on shallow spread footings. The minimum criteria are presented below. 5.4.1 Dimensions/Embedment Depths 5.4.2 Allowable Bear ng Capacity The following bearing capacities, based on the presumptive 2016 CBC values are recommended for the foundation design. Embedment Depth (ft) Minimum Width Minimum Embedment 1,500 (ft) Below Lowest Finished Surface (ft) 2 -story Wall Footings 1.5 2.0 Square Column Footings to 50 kip _ 2.0 5.4.2 Allowable Bear ng Capacity The following bearing capacities, based on the presumptive 2016 CBC values are recommended for the foundation design. Embedment Depth (ft) Allowable Bearing Capacity (lb/ft2) 1.0 1,500 Notes: • The allowable bearing capacity may be increased by 300 lb/B:2 for each additional foot increase in depth and by 3001b/ft' for each additional foot increase in width, to a maximum value of 3,000 lb/W; • These values may be increased by one-third in the case of short -duration loads, such as induced by wind or seismic forces; • Planter areas should not be sited adjacent to walls. In case planter areas are sited next to the walls the footings should be deepened by additional six inches; • Footing excavations should be observed by the Geotechnical Engineer to verify the footings are excavated in the competent soils and are in one type of soils; • Footing excavations should be kept moist prior to the concrete pour; Steelwave September 27, 2019 Project 8304-04 Page 10 + It should be insured that the embedment depths do not become reduced or adversely affected by erosion, softening, planting, digging, etc.) 5.5 Seismic Coefficients The following table provides the most recent seismic coefficients for the site area calculated in accordance with ASCE 7-10 Standards: ITEM VALUE Site Latitude (Decimal -degrees) 33.71512 -117.83783 Site Longitude (Decimal -degrees) Site Class Seismic Design Category D D Mapped Spectral Response Acceleration -Short Period (0.2 Sec) - SS 1.503 Mapped Spectral Response Acceleration -I Second Period — S 0.555 Short Period Site Coefficient -F$ 1.0 Long Period Site Coefficient F„ 1.5 Adjusted Spectral Response Acceleration @ 0.2 Sec. Period (Sms) Adjusted Spectral Response Acceleration @ ISec.Period (Sm,) 1.503 0.832 Design Spectral Response Acceleration @ 0.2 Sec. Period (SDS) Design Spectral Response Acceleration @ 1 -Sec. Period (SDI) 1.002 0.555 6. LIMITATIONS a) Soils and bedrock over an area show variations in geological structure, type, strength and other properties from what can be observed sampled and tested from specimens extracted from necessarily limited exploratory borings. Therefore, there are natural limitations inherent in making geologic and soil engineering studies and analyses. Our findings, interpretations, analyses and recommendations are based on observation, and our professional experience; and the projections we make are professional judgments conforming to the usual standards of the profession. No other warranty is herein expressed or implied. b) In the event, that during if construction, conditions are exposed which are significantly different from those described in this report, they should be brought to the attention of the Geotechnical Engineer. C) The recommendations included in this report are intended to minimize the potential of distress caused by the underlying soils. However, it should be noted that certain amount of cracking, uplifting and tilting of may be unavoidable and should be anticipated during the lifetime of the proposed structures. Steelwave September 27, 2019 Project 8304-04 Page 11 The opportunity to be of service is sincerely appreciated. If you have any questions or if we can be of further assistance, please call. Very truly yours, STRUCTURAL OBSERVATION G MOHAN B I'` 1_ UPASANI 0 Mohan B.B. Upas j Exp. Date 03/31/ m Principal Geotechnical Engineer 1�: 2301 J. -i RGE 2301 (Exp. March 31, 2021) qi' � QF F C H0� �. `�OAI.I}�' MBU:mbu Enclosures: Location Map - Figure 1 Terms and Conditions Steelwave September 27, 2019 Project 8304-04 Page 12 TERMS AND CONDITIONS OF AUTHORIZATION Consultant shall serve Client by providing professional counsel and technical advice regarding subsurface conditions consistent with the scope of services agreed -to between the parties Consultant will use his professional judgment and will perform his services using that degree of care and skill ordinarily exercised under similar circumstances, by reputable foundation engineers and/or engineering geologists practicing in this or similar localities. • In assisting Client, the Consultant may include or rely on information and drawings prepared by others for the purpose of clarification, reference or bidding; however, by including the same, the Consultant assumes no responsibility for the information shown thereon and Client agrees that Consultant is not responsible for any defects in its services that result from reliance on the information and drawings prepared by others. Consultant shall not be liable for any incorrect advice; judgment or decision based on any inaccurate information furnished by the Client or any third party, and Client will indemnify Consultant against claims, demands, or liability arising out of, or contribute to, by such information. Unless otherwise negotiated in writing, Client agrees to limit any and all liability, claim for damages, cost of defense, or expenses to be levied against Consultant on account of design defect, error, omission, or professional negligence to a sum not to exceed ten thousand dollars or charged fees whichever is less. Further, Client agrees to notify any construction contractor or subcontractor who may perform work in connection with any design, report, or study prepared by Consultant of such limitation of liability for design defects, errors, omissions, or professional negligence, and require as a condition precedent to their performing the work alike limitation of liability on their part as against the Consultant. In the event the Client fails to obtain a like limitation of liability provision as to design defects, errors, omissions or professional negligence, any liability of the Client and Consultant to such contractor or subcontractor arising out of a negligence shall be allocated between Client and Consultant in such a manner that the aggregate liability of Consultant for such design defects to all parties, including the Client shall not exceed ten thousand dollars or charged fees whichever is less. No warranty, expressed or implied of merchantability or fitness, is made or intended in connection with the work to be performed by Consultant or by the proposal for consulting or other services or by the furnishing of oral or written reports or findings made by Consultant. The Client agrees, to the fullest extent permitted by law, to indemnify, defend and hold harmless the Consultant, its officers, directors, employees, agents and subconsultants from and against all claims, damages, liabilities or costs, including reasonable attorney's fees and defense costs, of any nature whatsoever arising from or in connection with the Project to the extent that said claims, damages, liabilities or costs arise out of the work, services, or conduct of Client or Client's contractors, subconsultants, or other third party not under Consultant's control. Client further agrees that the duty to defend set forth herein arises immediately and is not contingent on a finding of fault against Client or Client's contractors, subconsultants, or other third parties. Client shall not be obligated under this provision to indemnify Consultant for Consultant's sole negligence or willful misconduct Client shall grant free access to the site for all necessary equipment and personnel and Client shall notify any and all possessors of the project site that Client has granted Consultant free access to the project site at no charge to Consultant unless expressly agreed to otherwise in writing. If Client is not the property owner for the subject Project, Client agrees that it will notify the property owner of the terms of this agreement and obtain said property owner's approval to the terms and conditions herein. Should Client fail to obtain the property owner's agreement as required herein, Client agrees to be solely responsible to Consultant for all damages, liabilities, costs, including litigation fees and costs, arising from such failure that exceed that limitation of Consultant's liability herein Client shall locate for Consultant and shall assume responsibility for the accuracy of his representations as to the locations of all underground utilities and installations. Consultant will not be responsible for damage to any such utilities or installation not so located. • Client and Consultant agree to waive claims against each other for consequential damages arising out of or relating to this agreement. Neither party to this agreement shall assign the contract without the express, written consent of the other party. Consultant agrees to cover all open test holes and place a cover to carry a 200 -pound load on each hole prior to leaving project site unattended. Consultant agrees that all test holes will be backfilled upon completion of the job. However, Client may request test holes to remain open after completion of Consultants work. In the event Client agrees to pay for all costs associated with covering and backfilling said test holes at a later date, and Client shall indemnify, defend and hold harmless Consultant for all claims, demands and liabilities arising from his request, except for the sole negligence of the Consultant, to the extent permitted by law. • Consultant shall not be responsible for the general safety on the job or for the work of Client, other contractors and third parties. Consultant shall be excused for any delay in completion of the contract caused by acts of God, acts of the Client or Client's agent and/or contractors, inclement weather, labor trouble, acts of public utilities, public bodies, or inspectors, extra work, failure of Client to make payments promptly, or other contingencies unforeseen by Consultant and beyond reasonable control of the Consultant • In the event that either party desires to terminate this contract prior to completion of the project, written notification of such intention to terminate must be tendered to the other party. In the event Client notifies Consultant of such intention to terminate Consultant's services prior to completion of the contract, Consultant reserves the right to complete such analysis and records as are necessary to place files in order, to dispose of samples, put equipment in order, and (where considered necessary to protect his professional reputation) to complete a report on the work performed to date. In the event that Consultant incurs cost in Client's termination of this Agreement, a termination charge to cover such cost shall be paid by Client. • If the Client is a corporation, the individual or individuals who sign or initial this Contract, on behalf of the Client, guarantee that Client will perform its duties under this Contract. The individual or individuals so signing or initialing this Contract warrant that they are duly authorized agents of the Client. LIMITATIONS Our findings, interpretations, analyses, and recommendations are professional opinions, prepared and presented in accordance with generally accepted professional practices and are based on observation, laboratory data and our professional experience Consultant does not assume responsibility for the proper execution of the work by others by undertaking the services being provided to Client under this agreement and shall in no way be responsible for the deficiencies or defects in the work performed by others not under Consultant's direct control, No other warranty herein is expressed or implied. Appendix D: Preliminary WQMP County of Orange/Santa Ana Region Priority Project Preliminary Water Quality Management Plan (WQMP) Project Name: Airspace Tustin 1382 BELL AVE., TUSTIN, CA 92780 Prepared for: SteelWave LLC 1382 Bell Ave. Tustin, CA 92780 650-571-2200 Prepared by: Tait & Associates 701 N. Parkcenter Dr., TA I T Santa Ana, CA, 92705 RISING TO THE CHALLENGE 714-560-8600, msilvey@tait.com Date Prepared: April 23, 2020 Preliminary Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Project Owner's Certification I Planning Application No. (If applicable) Grading Permit No. Tract/ Parcel Map and ;Building Permit No. T.B.D. Lot(s) No. 1382 Bell Ave. Address of Project Site and APN Tustin, CA (If no address, specify Tract/Parcel Map and Lot Numbers) APN: 430-231-04 This Water Quality Management Plan (WQMP) has been prepared for SteelWave LLC by Tait & Associates. The WQMP is intended to comply with the requirements of the County of Orange NPDES Stormwater Program requiring the preparation of the plan. The undersigned, while it owns the subject property, is responsible for the implementation of the provisions of this plan, including the ongoing operation and maintenance of all best management practices (BMPs), and will ensure that this plan is amended as appropriate to reflect up-to-date conditions on the site consistent with the current Orange County Drainage Area Management Plan (DAMP) and the intent of the non -point source NPDES Permit for Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the incorporated Cities of Orange County within the Santa Ana Region. Once the undersigned transfers its interest in the property, its successors -in -interest shall bear the aforementioned responsibility to implement and amend the WQMP. An appropriate number of approved and signed copies of this document shall be available on the subject site in perpetuity. Owner: SteelWave LLC Title Owner Company SteelWave LLC Address 2050 Main St., Suite 230, Irvine, CA 92614 Email SHiromura@steelwave.com Telephone # 650-571-2200 I understand my responsibility to implement the provisions of this WQMP including the ongoing operation and maintenance of the best management practices (BMPs) described herein. Owner Signature Date SteelWave LLC North OC Priority WQMP Template August 17 2011 Page i Preliminary Water Quality Management Plan (WQMP) Airspace Tustin Preparer (Engineer): Michael P. Silvey Title Vice President PE Registration # C58651 Company Tait & Associates I Address 701 N. Parkcenter Dr. Email MsilveyQtait.com Telephone # 714-560-8600 I hereby certify that this Water Quality Management Plan is in compliance with, and meets the requirements set forth in, Order No. R8-2009-0030/NPDES No. CAS618030, of the Santa Ana Regional Water Quality Control Board. Preparer Date Signature Place Stamp Here Airspace Tustin North OC Priority WQMP Template August 17 2011 Page ii Preliminary Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Contents Page No. Section I Permit(s) and Water Quality Conditions of Approval or Issuance ........... 1 Section II Project Description..................................................................................3 Section III Site Description.......................................................................................8 Section IV Best Management Practices(BMPs)......................................................10 Section V Inspection/ Maintenance Responsibility for BMPs.................................24 Section VI BMP Exhibit (Site Plan).........................................................................25 Section VII Educational Materials............................................................................26 Attachments Attachment A..................................................................................Educational Materials AttachmentB................................................................................................ Calculations Attachment C ................................................... Orange County Technical Guidance Maps Attachment D........................................................Drainage Maps & Hydrology Narrative Attachment E ....................... Geotechnical Report & Infiltration Rate Recommendations Attachment F................................................................... Water Quality Impairment List Attachment G...............Infiltration BMP Feasibility Worksheet & Summary of Harvested Attachment H............................................................... Proprietary BMP's Info & Details Attachment I .................................. Master Covenant and Maintenance & Operation Plan Airspace Tustin North OC Priority WQMP Template August 17 2011 Page iii Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Section I Permit(s) and Water Quality Conditions of Approval or Issuance Provide discretionary or grading/building permit information and water quality conditions of approval, or permit issuance, applied to the project. If conditions are unknown, please request applicable conditions from staff. Refer to Section 2.1 in the Technical Guidance Document (TGD) available on the OC Planning website (ocplanning.net). Airspace Tustin Section I North OC Priority WQMP Template August 17 2011 Page 1 Project Infomation I Permit/ Application No. Grading or Building (If applicable) PWE 2020-00018 Permit No. 1 TBD (If applicable) Address of Project Site (or Tract Map and Lot 1382 Bell Ave., Tustin, CA, 92780 Number if no address) APN: 430-231-04 and APN Water Quality Conditions of Approval or Issuance Water Quality Conditions of Approval or Issuance applied to TBD this project. (Please list verbatim.) Conceptual WQMP Was a Conceptual Water Quality Management Plan This document is the conceptual WQMP. previously approved for this project? Airspace Tustin Section I North OC Priority WQMP Template August 17 2011 Page 1 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Watershed -Based Plan Conditions Project site drains to a local 72 -inch drainage facility in Red Hill Avenue, which outlets downstream to the concrete lined, Peter's Provide applicable ICanyon Channel, which is tributary to the Lower Newport Bay, listed conditions from watershed - on the 303(d) list for Chlordane, Nutrients, and PCBs. based plans including WIHMPs and TMDLS. Per OC Watershed website, a WIHMP for the Coyote Creek -San Gabriel River Watershed has been submitted to the Executive Officer for approval, but has not yet been approved. Airspace Tustin Section I North OC Priority WQMP Template August 17 2011 Page 2 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Section II Project Description IIA Project Description Provide a detailed project description including: • Project areas; • Land uses; • Land cover; • Design elements; • A general description not broken down by drainage management areas (DMAs). Include attributes relevant to determining applicable source controls. Refer to Section 2.2 in the Technical Guidance Document (TGD) for information that must be included in the project description. Description of Proposed Project Priority category 6: "Parking lots 5,000 square feet or more including associated drive aisle, and potentially exposed to urban stormwater runoff. A parking lot is defined as a land area or facility for the temporary parking or storage of motor vehicles used personally, for business, or for commerce." Priority category 8: "All significant redevelopment projects, where significant redevelopment is defined as the addition or replacement of 5,000 or more square feet of impervious surface on an already developed site. Redevelopment does not include routine maintenance activities that are conducted to maintain original line and grade, hydraulic capacity, Development Category original purpose of the facility, or emergency redevelopment activity (From WQMP, Table 7.11- required to protect public health and safety. 2; or -3): : If the redevelopment results in the addition or replacement of less than 50 percent of the impervious area on-site and the existing development was not subject to WQMP requirement, the numeric sizing criteria discussed in Section 7.11-2.0 only applies to the addition or replacement area. If the addition or replacement accounts for 50 percent or more of the impervious area, the Project WQMP requirements apply to the entire development." This redevelopment results in the addition or replacement of less than 50 percent of the impervious area on-site and the existing development was not subject to WQMP requirement, the numeric sizing criteria discussed in Section 7.11-2.0 only applies to the addition or replacement area. ................................................................................................................................................................................. Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 3 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Project Area (ft2): 97,375 SF Number of Dwelling Units: N/A SIC Code: 7521 OR 2.24 AC Pervious Impervious .............................................................................................................................. „ Project Area Area Area Percentage Percentage (acres or sq ft) (acres or sq ft) .................................................. :................. ............ ............................... ...................................... .............................. Pre -Project Conditions 12,947 SF 13.9% 80,978 SF 86% ................................................................................................................------------------------------ - ............................. Post -Project Conditions 17 571 SF 16.5% 78,542 SF 84% .................................................. ................................................................................................................................. Existing Project Conditions Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 4 The project site is located at the southwest corner of the intersection of Bell Avenue and Redhill Avenue. The project consists of two existing buildings, parking and landscape areas. The project is bounded by E existing commercial businesses along the West and South, Bell Avenue E along the North and Redhill Avenue along the East. The site is currently divided in two portions, the Bell site and Redhill site. An existing landscape planter separates the two properties. The site includes two E existing truck docks, one on each site, which will be removed. Existing parking striping shall be removed and replaced in kind. The Bell site does not currently have any BMP devices. However, the Redhill site consists of an existing Modular Wetlands unit located at the south east corner of the site. Approximately 75% of the site drains to the MWS unit. Narrative Project Reference the Conceptual WQMP Exhibit in Attachment D. Description: E (Use as much space as Proposed Project Conditions necessary.) '- Project Airspace includes the renovation and exterior refresh of the shell and core Bell Building, 1382 Bell Ave. A continuous concrete sidewalk E will be constructed to allow for an accessible path of travel around the E Bell building. The Bell building will include a small cafe serving pre- packaged food. A grease interceptor will not be required because food will not be prepared on-site. Site improvements to include shared indoor -outdoor amenity spaces, a new landscape space connecting the E Bell property to the next door neighbor, 15771 Red Hill Ave. and E resurface parking. The Redhill building shall include interior upgrades and reconstruction of the outdoor patio area. A concrete walk shall be installed at the southeast corner of the building to allow for an E accessible path of travel. E Existing pavement, sidewalks, and landscape planters shall be removed to connect the two properties. There will be three new access points that Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 4 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin ................................................................................................................................................................................ connect the two properties. The park shall include various types of planting material, wood decking, artificial turf, concrete paving, and driveable grass mats for fire access. Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 5 The proposed drainage condition will maintain the existing drainage patterns. Currently there are curb and gutters that separate the two sites, Sell and Redhill. Stormwater is currently directed to the curb and Drainage gutter and conveyed to existing drainage inlets located at the south end Patterns/ Connections of the sites. Once the stormwater enters the inlets, it is conveyed to the south east via existing 24" storm drain pipe which eventually connects to an existing 72" storm drain main located within the Redhill Street public parkway. Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 5 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin II.2 Potential Stormwater Pollutants Determine and list expected stormwater pollutants based on land uses and site activities. Refer to Section 2.2.2 and Table 2.1 in the Technical Guidance Document (TGD) for guidance. Pollutants of Concern Check One for each: E=Expected to Pollutant = x concern Additional Information and Comments N=Not Expected to be of concern Suspended -Solid/ Sediment E ® N ElLandscaping is proposed on-site. i ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Nutrients E ® N ❑ Landscaping is proposed on-site. Heavy Metals E ® N ElProject includes uncovered parking areas. ..................................................................................... ...................................................................................................................................._.......................................................................................................................................................................................................................... Pathogens (Bacteria/ Virus) E ® N ❑ Project includes uncovered parking areas. Pesticides E ® N ❑ Landscaping is proposed on-site. Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 6 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin II.3 Hydrologic Conditions of Concern Determine if streams located downstream from the project area are potentially susceptible to hydromodification impacts. Refer to Section 2.2.3.1 in the Technical Guidance Document (TGD) for North Orange County or Section 2.2.3.2 for South Orange County. ❑ No - Show map (See attachment C for Full Map, Image below provided for reference) ® Yes - Describe applicable hydrologic conditions of concern below. Refer to Section 2.2.3 in the Technical Guidance Document (TGD). The project site discharges to a concrete channel which eventually enters the Lower Newport Bay. Lower Newport Bay is potentially susceptible to hydromodification impacts. The post -development runoff volume for the 2 -year, 24 -hr storm event, does not exceed that of the pre -development condition by more than 5%. See below and Attachment B for calculations. Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 7 pra2md Amim eArra Area Arta Rornu r1 Depth Pervraas Arca rmptrviays Arco r emmus Arra rm sRatio C V ua re fee[ aces ft [so [sf) awes0.75'dm .16 c A 79595 0.46 OAS 6515 2#179 0.53 0.78 0.74 329 8 20018 0.46 0.18 2226 17792 OAl 0.89 0.82 245 C 1379] 0.32 0.16 1300 12480 0.29 0.91 0.83 177, D 12474 0.29 0.18 3344 9080 0.21 0.73 0.70 130 E1 2690 OA6 OAS 863 1927 0.04 0.69 0.66 27 E2 6075 0.14 0.18 1123 4952 4.11 0.82 0.76 69 E3 3470 0.06 0.18 550 1920 1 0.04 1 0.78 1 0.73 1 27 F4 2370 0.05 0.18 0 2370 1 0.05 1 1.00 1 0.90 32 E5 21:63 OAS 0.18 400 17$3 0.04 0.82 0.76 25 F3 1913 0.04 0,18 300 1513 0.04 0.94 0.78 22 F2 3758 0.09 0,18 300 3458 4.08 0.92 1 0.84 A7 Total 97375 2.25 16921 80654. 1.85 1 Total 1,124 Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 7 1)ra eA- A- Area Rar Depth Pervraus Area lmp�rvious Rreo r erui-A- rra iovs Ratio C V (3"wit feeti [acres) In) [so [sf) [aces] 0.75'1mp 0,15) 140 A 29695 0.68 0.18 2261 27434 0.63 0.9E 0.84 375 a 10018 0.46 0.18 1m1g 15399 OA2 0-92 0.84 252 C 13790 0.32 0.18 375 13405 431 0.97 0.88 182 D 12424 0.29 0.19 4100 9924 0.19 0.67 0.65 122 E1 2690 0.06 0.1.8 1164 1526 0.04 0.57 0.58 73 E2 6075 0.14 1 0.18 761 5314 0.12 0.87 0.81 73 E3 2470 0.06 0.18 506 1964 0.05 0.90 0.75 28 E4 2370 0.05 0.18 659 1 1711 0.04 0.72 0.69 25 ES 2153 045 0.18 1259 933 0.02 0.43 0.47 75 F1 1913 0.04 0.18 0 1913 0.04 1.00 0.90 36 F2 3758 0.09 0.19 1100 1 2658 046 0.71 0.69 38 97375 2.24 13795 1 90923 1.81 0.91 Total t159 Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 7 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin II.4 Post Development Drainage Characteristics Describe post development drainage characteristics. Refer to Section 2.2.4 in the Technical Guidance Document (TGD). The post development drainage condition shall maintain the existing drainage patterns. Approximately 75% of the Redhill site drains to the south east corner of the site to an existing Modular Wetlands Unit. Regardless of the existing BMP device, we intend to improve the overall water quality treatment with two proposed MWS units. The proposed park area consists of two drainage areas, A and B, which will be treated by Modular Wetlands Linear systems. Areas A & B include asphalt parking, concrete sidewalks, and other landscape features which sheet flow towards the proposed MWS units. Areas C, D, Ei-E5 will be partially disturbed in such that the existing elevations shall not change. Areas C -E will include replacement of pavement, sidewalk, and landscape areas. Although areas C -E do not drain directly to the proposed MWS units, the proposed BMPs shall be sized to include said areas. Areas Fi and Fa will be partially disturbed in such that the existing elevations shall not change. Areas Fi and F2 will include replacement of pavement, sidewalk, and landscape areas. Both drainage areas currently drain toward an existing MWS unit located at the southeast corner of the site. Reference the Conceptual WQMP Exhibit in Attachment D. Once the MWS units have captured the DCV/design flow rate, the MWS units shall direct the peals storm event flows, 25 year, to the proposed storm drain pipes via an internal bypass system. The proposed storm drain pipes shall also be sized for the peals storm event, 25 year. Once the storm water enters the proposed storm drain pipe, it is directed to an existing 24 inch storm drain pipe located at the South property line. Once the storm water is conveyed through the Refer to drainage maps and hydrology narrative in Attachment D. Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 8 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin II.5 Property Ownership/ Management Describe property ownership/ management. Refer to Section 2.2.5 in the Technical Guidance Document (TGD). SteelWave LLC is the project owner. SteelWave LLC will be responsible for the maintenance of all of the proposed site stormwater Best Management Practices (BMP) devices to be installed in accordance with this Water Quality Management Plan. Airspace Tustin Section II North OC Priority WQMP Template August 17 2011 Page 9 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Section III Site Description IIIA Physical Setting Fill out table with relevant information. Refer to Section 2.3.1 in the Technical Guidance Document (TGD). Name of Planned Community/Planning Area (if applicable) Location/ Address General Plan Land Use Designation Zoning Acreage of Project Site Predominant Soil Type Airspace Tustin 1382 Bell Ave. Tustin, CA, 92780 Institutional Designation/ Community Facilities C -F Community Facilities 1.73 AC B. Refer to TGD soils map in Attachment C. III.2 Site Characteristics Fill out table with relevant information and include information regarding BMP sizing, suitability, and feasibility, as applicable. Refer to Section 2.3.2 in the Technical Guidance Document (TGD). El Site Characteristics Precipitation Zone 0.75 inches, per Orange County Rainfall Zones Map, Figure XVI.1 of the Technical Guidance Document. See attachment C The property is located within the northwestern portion of the Peninsular Ranges Geomorphic Province of California. The Topography Peninsular Ranges consist of a series of mountain ranges separated by longitudinal valleys. The ranges trend northwest -southeast and are sub parallel to faults branching from the San Andreas Fault. .............................................................................................................................................1........................................................................................................................................................................................................................................................................................................................................................................... Airspace Tustin Section III North OC Priority WQMP Template August 17 2011 Page 10 Priority Project Water Quality Management Plan (WNQx4P) Airspace Tustin Airspace Tustin Section III North OCPriority VVQMPTemplate August 172011 Page 11 The proposed drainage condition will maintain the existing drainage patterns. Currently there are curb and gutters that separate the two sites, Bell and Redhill. Stormwater is currently directed to the curb Drainage and gutter and conveyed to existing drainage inlets located at the Patterns/ Connections south end of the sites. Once the stormwater enters the inlets, it is conveyed to the south east via existing 24" storm drain pipe which eventually connects to an existing 72" storm drain main located within the Redhill Avenue public parkway. The site consists predominantly of Soil Type B. Per the soils report, the upper 24 inches of the soil was found to consist of damp to moist and soft medium stiff Clayey Silt. An infiltration test was performed Soil Type, Geology, and and a measured infiltration rate of 0.77 in/hr was obtained. Although Infiltration Properties the measured rate was above the minimum 0.3 in/hr, the design infiltration was calculated to be 0.21 in/hr. Thus, infiltration is not feasible. Reference Infiltration BMP feasibility worksheet in Attachment G. Hydrogeologic Groundwater was encountered as shallow as 15.49 feet below ground (Groundwater) surface to as deep as 37.83 feet below ground surface per Conditions Geotechnical Report in Attachment E. Geotechnical Conditions Infiltration is infeasible due poor rates. Reference Infiltration BMP (relevant to infiltration) feasibility worksheet in Attachment G. Off -Site Drainage There is no anticipated nor existing off site drainage. Uti ity an Infrastructure Underground utilities present in the project area include water, Information sewer, storm drain, gas, and electrical. Airspace Tustin Section III North OCPriority VVQMPTemplate August 172011 Page 11 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin III.3 Watershed Description Fill out table with relevant information and include information regarding BMP sizing, suitability, and feasibility, as applicable. Refer to Section 2.3.3 in the Technical Guidance Document (TGD). Receiving Waters Peters Canyon Channel, Lower Newport Bay Benthic Community Effects, Indicator Bacteria, Malathion, pH, 303(d) Listed Impairments Selenium, Toxaphene, Toxicity, Chlordane, Copper, DDT, Indicator Bacteria, Nutrients, PCBs. Refer to Attachment F for impairment list. Applicable TMDLs DDT, Toxaphene, Chlordane, Nutrients, PCBs Suspended Solid/ Sediments, Nutrients, Heavy Metals, Pathogens, Pollutants of Concern for Pesticides, Oil and Grease, Toxic Organic Compounds, Trash and the Project Debris Environmentally Sensitive There are no Environmentally Sensitive Areas (ESAs) or Areas of and Special Biological Special Biological Significance (ASBSs) within the vicinity of the project. The closest ESA is Coyote Creek approximately 0.84 miles to Significant Areas the west. Airspace Tustin Section III North OC Priority WQMP Template August 17 2011 Page 12 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Section IV Best Management Practices (BMPs) IV. 1 Project Performance Criteria Describe project performance criteria. Several steps must be followed in order to determine what performance criteria will apply to a project. These steps include: • If the project has an approved WIHMP or equivalent, then any watershed specific criteria must be used and the project can evaluate participation in the approved regional or sub - regional opportunities. (Please ask your assigned planner or plan checker regarding whether your project is part of an approved WIHMP or equivalent.) • Determine applicable hydromodification control performance criteria. Refer to Section 7.11- 2.4.2.2 of the WQMP. • Determine applicable LID performance criteria. Refer to Section T H-2.4.3 of the WQMP. • Determine applicable treatment control BMP performance criteria. Refer to Section 7.II-3.2.2 of the WQMP. • Calculate the LID design storm capture volume for the project. Refer to Section T H-2.4.3 of the WQMP. (NOC Permit Area only) Is there an approved WIHMP or equivalent for the project area that includes more stringent LID feasibility criteria or if there are opportunities identified for implementing LID on regional or sub -regional basis? YES ❑ NO ❑ If yes, describe WIHMP feasibility criteria or N/A regional/ sub -regional LID opportunities. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 13 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Project Performance Criteria If HCOC exists, list applicable This project does not have HCOCs due to the fact that the existing site has already hydromod been fully developed, the proposed condition does not modify the proposed drainage ification patterns and the proposed redevelopment will not significantly exceed the volumes control and time of concentration of the storm water runoff for the pre -development condition performan I for a two-year frequency storm event (a difference of five percent or less is considered ce criteria insignificant). Reference Attachment B for calculations. (Section 7.II-2.4.2.2 in MWQMP) Per Section 7.I1-2.4.3 of the WQMP, List applicable "Priority Projects must infiltrate, harvest and use, evapotranspire, or biotreat/biofilter, LID the 85th percentile, 24-hour storm event (Design Capture Volume)." performan "A properly designed biotreatment system may only be considered if infiltration, ce criteria harvest and use, and evapotranspiration (ET) cannot be feasibly implemented for the (Section full design capture volume. In this case, infiltration, harvest and use, and ET practices 7.II-2.4.3 must be implemented to the greatest extent feasible and biotreatment may be from provided for the remaining design capture volume." MWQMP) Modular Wetlands Linear units will be sized to treat the disturbed areas. Per Section 7.I1-2.4.3 of the WQMP, "If it is not feasible to meet LID performance criteria through retention and/or List biotreatment provided on-site or at a sub-regional/regional scale, then treatment applicable control BMPs shall be provided on-site or offsite prior to discharge to waters of the treatment US. Sizing of treatment control BMP(s) shall be based on either the unmet volume control after claiming applicable water quality credits, if appropriate (See Section 7.II-3.1 BMP Water Quality Credits) and as calculated in TGD Appendix VI. If treatment control performan BMPs can treat all of the remaining unmet volume and have a medium to high ce criteria effectiveness for reducing the primary POCs, the project is considered to be in (Section compliance; a waiver application and participation in an alternative program is not 7.II-3.2.2 required. from If the cost of providing treatment control BMPs greatly outweighs the pollution MWQMP) control benefits they would provide, a waiver of treatment control and LID requirements can be requested and alternative compliance approaches must be used to fulfill the remaining unmet volume (See Section 7.II-3.3)." Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 14 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Modular Wetlands Linear units will be used as treatment control BMPs for the project site. For all areas: Calculate LID C=O.75ximp +0.15 design D = 0.75 inches storm DCV = C x d (1/12) x A capture volume Refer to Attachment B for design capture volume calculations. Although the DCV for Project. will be calculated, the Modular Wetlands units will be sized with a flow based design. Treatment areas are shown on the WQMP Exhibit in Attachment D. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 15 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.2. Site Design and Drainage Describe site design and drainage including • A narrative of site design practices utilized or rationale for not using practices; • A narrative of how site is designed to allow BMPs to be incorporated to the MEP • A table of DMA characteristics and list of LID BMPs proposed in each DMA. • Reference to the WQMP "BMP Exhibit." • Calculation of Design Capture Volume (DCV) for each drainage area. • A listing of GIS coordinates for LID and Treatment Control BMPs. Refer to Section 2.4.2 in the Technical Guidance Document (TGD). The site consists of 5 redeveloped areas (A, B, C, D and E1 -E5). Reference Attachment B for DMA table and calculations. Sheet flow will be conveyed via curb and gutter and captured by 2 proposed MWS BMP devices for the respective Areas A & B. Although Areas C, D, and E1 -E5 do not drain directly to the proposed MWS units, the MWS units shall be sized to treat all disturbed areas, C, D, and E1 -E6. A pretreatment shall not be required because the MWS units consist of an approved internal pretreatment system. Area A consists of asphalt parking, concrete sidewalks, and other landscape features. Drainage from Area A will sheet flow and be directed to the proposed MWS unit #1. Both treatment and peak (25 -year storm event) flows shall be conveyed via proposed storm drain pipe and eventually connect to the on-site 24 inch storm drain pipe located at the south west property line. Area B consists of asphalt parking, concrete sidewalks, and other landscape features. Drainage from Area B will sheet flow towards MWS unit #2. Both treatment and peak flows (25 -year storm event) shall be conveyed via proposed storm drain pipe and eventually connect to the on-site 24 inch storm drain pipe located at the south west property line. Area C includes pavement replacement, proposed sidewalks, and proposed landscape areas. Area C is considered a minor improvement that does not alter existing drainage patterns nor elevations. Although drainage from Area C does not drain toward the proposed MWS units and thus will not be treated, the sizing of MWS unit 1 will be oversized to accommodate said area. Area D includes pavement replacement, proposed sidewalks, and proposed landscape areas. Drainage from Area D will sheet flow towards MWS unit #2. Both treatment and peak flows (25 - year storm event) shall be conveyed via proposed storm drain pipe and eventually connect to the on-site 24 inch storm drain pipe located at the south west property line. Areas E1 -E5 includes pavement replacement, proposed sidewalks, and proposed landscape areas. Areas E1 -E5 are considered minor improvements that do not alter existing drainage patterns nor elevations. Although drainage from Areas E1 -E5 do not drain toward the proposed MWS units and Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 16 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin thus will not be treated, the sizing of MWS unit 1 will be oversized to accommodate said area. Areas F1 and Fa will be partially disturbed in such that the existing elevations shall not change. Areas Fi and Fz will include replacement of pavement, sidewalk, and landscape areas. Both drainage areas currently drain toward an existing MWS unit located at the southeast corner of the site. Reference the Conceptual WQMP Exhibit in Attachment D. Areas A, B, C, D, and E1 -E5 shall be included in the proposed Modular Wetlands sizing. MWS unit #2 shall include areas B, E1 -E5, and D. MWS unit #1 shall include areas A and C. Reference DMA calculations in Appendix B. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 17 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.3 LID BMP Selection and Project Conformance Analysis Each sub -section below documents that the proposed design features conform to the applicable project performance criteria via check boxes, tables, calculations, narratives, and/or references to worksheets. Refer to Section 2.4.2.3 in the Technical Guidance Document (TGD) for selecting LID BMPs and Section 2.4.3 in the Technical Guidance Document (TGD) for conducting conformance analysis with project performance criteria. IV.3.1 Hydrologic Source Controls (HSCs) If required HSCs are included, fill out applicable check box forms. If the retention criteria are otherwise met with other LID BMPs, include a statement indicating HSCs not required. Name Included? Localized on -lot infiltration ❑ Impervious area dispersion (e.g. roof top disconnection) ❑ Street trees (canopy interception) ❑ Residential rain barrels (not actively managed) ❑ Green roofs/Brown roofs ❑ Blue roofs ❑ Impervious area reduction (e.g. permeable pavers, site design) ❑ Other: ❑ Other: ❑ Other: ❑ Other: ❑ Other: ❑ Other: ❑ Other: ❑ Other: ❑ Hydrologic source controls will not be proposed for the project. The site BMP's will meet the DCV with LID BMPs. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 18 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.3.2 Infiltration BMPs Identify infiltration BMPs to be used in project. If design volume cannot be met, state why. Name Included? Bioretention without underdrains ❑ Rain gardens ❑ Porous landscaping ❑ Infiltration planters ❑ Retention swales ❑ Infiltration trenches ❑ Infiltration basins ❑ Drywells ❑ Subsurface infiltration galleries ❑ French drains ❑ Permeable asphalt ❑ Permeable concrete ❑ Permeable concrete pavers ❑ Other: ❑ Other: ❑ Show calculations below to demonstrate if the LID Design Strom Capture Volume can be met with infiltration BMPs. If not, document how much can be met with infiltration and document why it is not feasible to meet the full volume with infiltration BMPs. Infiltration will not be utilized for this project due to a low design infiltration rate. Although ground water was not encountered until the depths of +/- 15 feet, the design rate, 0.21 in/hr, was below the minimum of 0.3 in/hr. Please refer to Attachment B for infiltration calculations and assessments. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 19 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.3.3 Evapotranspiration, Rainwater Harvesting BMPs If the full Design Storm Capture Volume cannot be met with infiltration BMPs, describe any evapotranspiration and/or rainwater harvesting BMPs included. Name Included? All HSCs; See Section IV.3.1 ❑ Surface -based infiltration BMPs ❑ Biotreatment BMPs ❑ Above -ground cisterns and basins ❑ Underground detention ❑ Other: ❑ Other: ❑ Other: ❑ Show calculations below to demonstrate if the LID Design Storm Capture Volume can be met with evapotranspiration and/or rainwater harvesting BMPs in combination with infiltration BMPs. If not, document below how much can be met with either infiltration BMPs, evapotranspiration, rainwater harvesting BMPs, or a combination, and document why it is not feasible to meet the full volume with these BMP categories. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 20 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.3.4 Biotreatment BMPs If the full Design Storm Capture Volume cannot be met with infiltration BMPs, and/or evapotranspiration and rainwater harvesting BMPs, describe biotreatment BMPs included. Include sections for selection, suitability, sizing, and infeasibility, as applicable. Name Included? Bioretention with underdrains ❑ Stormwater planter boxes with underdrains ❑ Rain gardens with underdrains ❑ Constructed wetlands ❑ Vegetated swales ❑ Vegetated filter strips ❑ Proprietary vegetated biotreatment systems Wet extended detention basin ❑ Dry extended detention basins ❑ Other: ❑ Other: ❑ Show calculations below to demonstrate if the LID Design Storm Capture Volume can be met with infiltration, evapotranspiration, rainwater harvesting and/or biotreatment BMPs. If not, document how much can be met with either infiltration BMPs, evapotranspiration, rainwater harvesting BMPs, or a combination, and document why it is not feasible to meet the full volume with these SMP categories. The Design Capture Volume and Design Flow Rate Calculations for each DMA are shown below and in Attachment B. Modular wetlands details and sizing are provided in Attachment H. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 21 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin 0640 DCV Tahln 1 0SVSRYr18E0pns W1 p w&asedf MWi11Nr Y1 MW5uwru rrdm oc IS hw—1 Mal% 0.75 0.184 0.209 0—d.. rale 49hrr PROPOSED C0MMON EFUTM 'Nate: A 5 minute Time 4}CM[eRira.LIQA Wes Aswmetl for 116608 E1-€5 And Fi-F2. Ar 1sFf IMPf91) DeNn Capture Strom Depth C • 0.75-IMP+GAS Oe*rl CnWft Vok—JI)CV) (EXISTING C1INOMCM OMA OESIGNATION AREA SF AREA JACJ PERNOUS P rMPERVIONS SF IMPERSROUS% I C A 2905 0.08 2251 27434 92% 0.84 6 20018 0.45 1615 18394 42% 0.84 C 13780 0,32 3.15 13405 97% 0.86 0 12424 029 4100 6324 67% 0165 E1 1690 GM 1164 1525 57% 0.59 E2 6075 0.14 761 5314 87% 0.61 E3 1479 0.06 506 1964 WN 0.75 E4 2370 1 0106 569 1311 7211 0.64 E5 1183 OA5 1250 936 45% 0.47 F1 1913 G.01 0 1913 10091 0.90 F2 3756 OJ09 1100 1658 71% 0.66 Taial 97375 3-24 13795 83961 6606 0.79 Note: See Attachment B for all Time of Concentration and Intensity Calculations Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 22 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.3.5 Hydromodification Control BMPs Describe hydromodification control BMPs. See Section 5 of the Technical Guidance Document (TGD). Include sections for selection, suitability, sizing, and infeasibility, as applicable. Detail compliance with Prior Conditions of Approval (if applicable). Hydromodification Control BMPs BMP Name BMP Description N/A IV.3.6 Regional/Sub-Regional LID BMPs Describe regional/sub-regional LID BMPs in which the project will participate. Refer to Section 7.II- 2.4.3.2 of the WQMP. Regional/Sub-Regional LID BMPs N/A IV.3.7 Treatment Control BMPs Treatment control BMPs can only be considered if the project conformance analysis indicates that it is not feasible to retain the full design capture volume with LID BMPs. Describe treatment control BMPs including sections for selection, sizing, and infeasibility, as applicable. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 23 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Treatment Control BMPs BMP Name BMP Description Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 24 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.3.8 Non-structural Source Control BMPs Fill out non-structural source control check box forms or provide a brief narrative explaining if non- structural source controls were not used. Non -Structural Source Control BMPs Check One If not applicable, state brief Included Not Identifier Name reason Applicable N1 Education for Property Owners, ® ❑ Tenants and Occupants ............................................................................ N2 Activity Restrictions --.-.-.-----.-.---..................................................................... ® ❑ ............................................................................ N3 Common Area Landscape ------------------..................................................................... ® ❑ Management ........................... N4 .......... ........... ......................... BMP Maintenance ------------------ ® ..................................................................... ❑ .................... ...-.,..,..,..,..,-1, ..�..�..,.1, .............................. Title 22 CCR Compliance (How ........................................................................................ ® ❑ development will comply) .................... I..,.., ------------------.................................................................... El ® No industrial waste discharges Local Industrial Permit Compliance are anticipated. ............................................ N7 _.._.....,......,..........._.._.._......,...,...,...,....... Spill Contingency Plan ------------------. ❑ ...................... ® ........................................... No storage of hazardous waste. .................... ..,.,..,.. Underground Storage Tank .................. ❑ ..................................................................... ® No Underground Storage Compliance Tanks ....... N9 ................. ... ., .................................................-..-..-..-..-..-..-..-..- Hazardous Materials Disclosure ------------------..................................................................... ® ❑ Compliance ................ ......... N10 ........ .......... ......... ................. Uniform Fire Code Implementation ------------------ ® ..................................................................... ❑ ............................................................................ N11 Common Area Litter Control ------------------. ® ..................................................................... ❑ ............................................................................ N12 Employee Training ------------------..................................................................... ® ❑ ............................................................................ N13 ------------------, El ..................................................................... ® No loading docks on the Housekeeping of Loading Docks property ............................................................................ N14 Common Area Catch Basin Inspection ------------------...................................................................... ® ❑ ............................................................................ N15 Street Sweeping Private Streets and ------------------. ® ..................................................................... ❑ Parking Lots ....................... N16 ,...................................................................., ,..,..,. El ..................................................................... ® No retail gasoline outlets on the Retail Gasoline Outlets property Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 25 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Ni -Education for property Owners, Tenants and occupants & N-12 Employee Training The property owner shall prepare a training manual for all existing and future employees. The manual shall include information regarding proper practices that contribute to the protection of the stormwater quality. Training shall be provided upon hire of new associates. A copy of the training manual shall remain in the building at all times for employees to use as needed. The manual shall include all Educational Material included on Attachment A of this report. Additional education material may be found in the following website: httn: / /www.ocwatershed. com /PublicEd /resources /business-brochures.html Na Activity Restrictions The property owner shall ensure that the rules and guidelines as determined on the project conditions, covenants and restrictions (CC&R's) and lease terms or other policies are followed at all times once the project is operations. Prohibited activities for the project that promoted water quality includes: • Prohibit discharges of fertilizer, pesticides, or animal wastes to streets or storm drains. • Prohibit blowing or sweeping of debris (leaf litter, grass clippings, litter, etc.) into streets or storm drains. • Requirement to keep dumpster lids closed at all times. • Prohibit vehicle washing, maintenance, or repair on the premised or restrict those activities to designated areas. N3 -Common Area Landscape Management Specific practices are followed for landscape maintenance. Ongoing maintenance is conducted to minimize erosion and over -irrigation, conserve water and reduce pesticide and fertilizer applications. All maintenance must be consistent with the City of Tustin requirements. Proper maintenance practices should help reduce and/or eliminate pollution from pesticides, nutrients, trash/debris and sediments. The project common area landscape maintenance should be consistent with the following documents included in Attachment A: • Building and Ground Maintenance Guidelines • Housekeeping practices • Plaza and sidewalk cleaning • Landscape maintenance N4 -BMP Maintenance BMP maintenance, implementation schedules and responsible parties are included with each specific BMP narrative in section V. N5 -Title 22 CCR compliance Hazardous waste shall be managed properly trough compliance with applicable title 22 regulations. Storage and transportation of hazardous materials shall be per the title 22 of the California Code of Regulations and the Health and Safety Code. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 26 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Ng -Hazardous Material Disclosure Compliance The Owner is responsible for obtaining the required permits for the use and transportation of hazardous materials. Permits may be required from the County of Orange Health Department, City of Tustin, and other local authorities. Nio-Uniform Fire Code Implementation The Owner is responsible for complying with the Los Angeles Fire Department requirements regarding proper management of hazardous materials and emergency response plans. An inventory of hazardous materials should be maintained on-site and an emergency response plans should be established. Nii-Common area litter control The Owner will be required to implement trash management and litter control procedures in the common areas aimed at reducing pollution of drainage water. The Owner may contract with their landscape maintenance firm to provide this service with regularly scheduled maintenance, which should consist of litter patrol, emptying of trash receptacles in common areas, and noting trash disposal violations and reporting the violations to the Owner for investigation. N12 -Employee Training The Owner will be required to implement an education program as it would apply to future employees. N14 -Common area catch basin inspection The Owner must ensure that the on-site drain inlets, grates, and drain pipes will be periodically inspected visually. Cleaning should take place in the late summer/early fall prior to the start of the rainy season. If necessary, clean, repair, or replace any drainage facility prior to the start of each rainy season (no later than October 15 of each year). Also refer to "Drainage System Maintenance" in Attachment A. Nis -Street Sweeping Private Streets and Parking Lots The Owner must sweep outdoor lots regularly (minimum monthly), and prior to the storm season (no later than October 15 each year). Sweeping shall be done with a vacuum -type sweeper. Under no circumstances are outdoor areas/lots to be rinsed or washed with water unless said rinse/wash water is collected and disposed of properly (i.e. into the sewer). Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 27 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.3.9 Structural Source Control BMPs Fill out structural source control check box forms or provide a brief narrative explaining if structural source controls were not used. Structural Source Control BMPs Check One Identifier NameIf not applicable, state brief [I�F—N—ot]reason Applicable S1 Provide storm drain system stenciling ® ❑ and signage Design and construct outdoor material No proposed outdoor material S2 storage areas to reduce pollution ❑ introduction storage area on property. Design and construct trash and waste S3 storage areas to reduce pollution ® ❑ introduction Use efficient irrigation systems & S4 landscape design, water conservation, ® ❑ smart controllers, and source control S5 Protect slopes and channels and ❑® No slopes or channels prone to provide energy dissipation erosion. Incorporate requirements applicable to individual priority project categories ❑ (from SDRWQCB NPDES Permit) S6 Dock areas ❑ ® No proposed dock areas on property. S7 Maintenance bays ❑ ® No proposed maintenance bays. S8 Vehicle wash areas ❑ ® No proposed vehicle was areas. S9 Outdoor processing areas ❑ ® No proposed outdoor processing areas. S10 Equipment wash areas ❑ ® No proposed equipment wash areas. S11 Fueling areas ❑ ® No proposed fueling areas. S12 Hillside landscaping ❑ ® Property not on hillside. S13 Wash water control for food ® ❑ preparation areas S14 Community car wash racks ❑ ® No proposed wash racks. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 28 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Si -Provide storm drain system stenciling and signage All catch basins/inlets/outlets on site must be marked using the City's "No Dumping — Drains to Ocean" curb marker or stenciled. An approved stencil shall be used to paint this message on the top of curb directly above the inlet, and on one side of the curb face. Labeling for catch basins is to be inspected regularly and maintained so as to be reasonably legible at all times. The inspection and maintenance is to be performed by the Owner. This stencil is to alert the public/employees to the destination of pollutants discharged into the storm water. S3 -Design and construct trash and waste storage areas to reduce pollution introduction The owner shall post signs on trash enclosure gates that state "Keep Dumpster Lids Closed." The Owner will monitor dumpster usage such that dumpsters are not overfilled and the dumpster lids can close completely. The Owner shall increase the trash pickup schedule as necessary to prevent dumpsters from overfilling. The Owner will observe and damage to the trash enclosure wall and any discharge from the trash storage area. S4 -Use efficient irrigation systems & landscape design, water conservation, smart controllers, and source control All irrigation systems will be inspected to ensure that the systems are functioning properly and that the programmable timers are set correctly. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 29 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin IV.4 Alternative Compliance Plan (If Applicable) Describe an alternative compliance plan (if applicable). Include alternative compliance obligations (i.e., gallons, pounds) and describe proposed alternative compliance measures. Refer to Section 7.11 3.0 in the WQMP. IV.4.1 Water Quality Credits Determine if water quality credits are applicable for the project. Refer to Section 3.1 of the WQMP for description of credits and Appendix VI of the Technical Guidance Document (TGD) for calculation methods for applying water quality credits. Description of Proposed Project Project Types that Qualify for Water Quality Credits (Select all that apply): ❑Redevelopment ❑Brownfield redevelopment, meaning T ❑ Higher density development projects which projects that reduce the i redevelopment, expansion, or reuse of real include two distinct categories (credits can only overall impervious property which may be complicated by the ! be taken for one category): those with more footprint of the project presence or potential presence of hazardous than seven units per acre of development (lower site. substances, pollutants or contaminants, and credit allowance); vertical density i which have the potential to contribute to ! developments, for example, those with a Floor adverse ground or surface WQ if not to Area Ratio (FAR) of 2 or those having more redeveloped. than 18 units per acre (greater credit allowance). --------------------------------------------=--------------------------------------------------------- =-------- ---------------------- ❑ Mixed use development, such as a i E]Transit-orienteddevelopments, such as a ❑ Redevelopment projects combination of residential, commercial, i mixed use residential or commercial area in an established historic industrial, office, institutional, or other land designed to maximize access to public district, historic uses which incorporate design principles that transportation; similar to above criterion, but preservation area, or similar can demonstrate environmental benefits that where the development center is within one ;significant city area would not be realized through single use half mile of a mass transit center (e.g. bus, rail, including core City Center projects (e.g. reduced vehicle trip traffic with ;light rail or commuter train station). Such areas (to be defined through the potential to reduce sources of water or air projects would not be able to take credit for ;mapping). pollution). both categories, but may have greater credit assigned _________________________________-____________________________r-_-_-_-_-_-------------- - -__-__-__------------------------------------- E]Live-workI ❑In -fill projects, the ❑Developments with li developments, a variety of I conversion of empty lots Developments developments designed to dedication of ;and other underused spaces undeveloped portions to ElDevelopments in historic i support residential and into more beneficially used in a city center districts or ivocational needs to ether - ' spaces, such as residential parks, preservation g i p area. historic isimilar to criteria to mixed i or commercial areas. areas and other pervious ;preservation uses. use development; would not areas. be able to take credit for both categories. Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 30 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Calculation of Water Quality Credits N/A (if applicable) IV.4.2 Alternative Compliance Plan Information Describe an alternative compliance plan (if applicable). Include alternative compliance obligations (i.e., gallons, pounds) and describe proposed alternative compliance measures. Refer to Section 7.11 3.0 in the WQMP. NIA Section V Inspection/ Maintenance Responsibility for BMPs Airspace Tustin Section IV North OC Priority WQMP Template August 17 2011 Page 31 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Refer to Attachment I for the Operation and Maintenance Plan. Inspection and maintenance records must be kept for a minimum of five years for inspection by the regulatory agencies. Refer to Section 7.114.0 in the WQMP. The responsible party of inspection and Maintenance for the plan will be the project owner. The "Owner" as referred below is SteelWave, LLC and their information is listed below: SteelWave LLC 2050 Main St., Suite 230 Irvine, CA 92614 650-571-2200 Contact: Seth Hiromura A yearly budget shall be provided upon submittal of Final WQMP. BMP Inspection/ Maintenance i Inspection/ Minimum Reponsible BMP Maintenance Frequency of Party(s) Activities Required Activities N1 & N2 Education for Property Owners, Tenants and Owner/ managers to review Occupants, Activity Owner pertinent materials with Ongoing Restrictions, Employee employees on a continual basis. Training To ensure effectiveness and regular maintenance. Verify N3 compliance with County of Owner Orange Water Conservation Weekly Common Area Ordinance No. 3802 and Landscape Management management guidelines for use of fertilizers in drip irrigation system N4 Consider obligations under BMP Maintenance Owner project conditions of approval for Ongoing enforcement. Airspace Tustin Section v North OC Priority WQMP Template August 17 2011 Page 32 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin N5 Title 22 CCR Compliance Owner As necessary Weekly N9 Every time handling of Hazardous Materials Owner As necessary hazardous materials is Disclosure Compliance required. N10 Uniform Fire Code Procedures shall be Implementation Owner Ongoing established prior to building occupancy. Provide maintenance and empty N11 Common Area Littler Owner common area trash cans; sweep Daily Litter removal Control out trash storage area and pick up loose debris and trash. Employees responsible for the implementation of this WQMP Training within one N12 Employee Training Owner shall be familiar with this month of start date; document and be provided on- annually thereafter going BMP training Inspection of drain inlets and Rainy Season: N14 catch basins, ensure area drains Once prior to Oct 1, Common Area Catch Owner monthly or as Basin Inspection and landscaped areas are clear of needed thereafter debris and sediment Dry Season: As needed N15 Sweep parking lot with street Street Sweeping Private Owner Once per week. Street and parking Lots sweepers S1 Verify legibility of markers and Provide Storm Drain Owner signs at drain inlets and catch Annually, replace as needed. Stenciling and Signage basins. Airspace Tustin Section v North OC Priority WQMP Template August 17 2011 Page 33 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin S3 Design Trash Enclosures to Reduce Pollutant Introduction Owner Ongoing S4 Use efficient irrigation Implement irrigation methods to Weekly systems and landscaping Owner meet current water efficiency maintenance, design, water Monthly inspection, conservation, smart standards and keep plants healthy correct as needed controllers, and Remove trash from screening device, remove sediment from Semi-annually Bio Systems ent separation chamber, replace (trash, vegetation), nits MWSS Units Owner cartridge and drain down filter Annually (sediment, medias, trim vegetation filters) Rainy Season Begins Oct 1st Airspace Tustin Section v North OC Priority WQMP Template August 17 2011 Page 34 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Section VI BMP Exhibit (Site Plan) VIA BMP Exhibit (Site Plan) Include a BMP Exhibit (Site Plan), at a size no less than 24" by 36," which includes the following minimum information: • Insert in the title block (lower right hand corner) of BMP Exhibit: the WQMP Number (assigned by staff) and the grading/ building or Planning Application permit numbers • Project location (address, tract/lot number(s), etc.) • Site boundary • Land uses and land covers, as applicable • Suitability/ feasibility constraints • Structural BMP locations • Drainage delineations and flow information • Delineate the area being treated by each structural BMP • GIS coordinates for LID and Treatment Control BMPs • Drainage connections • BMP details • Preparer name and stamp Please do not include any areas outside of the project area or any information not related to drainage or water quality. The approved BMP Exhibit (Site Plan) shall be submitted as a plan sheet on all grading and building plan sets submitted for plan check review and approval. The BMP Exhibit shall be at the same size as the rest of the plan sheets in the submittal and shall have an approval stamp and signature prior to plan check submittal. VI.2 Submittal and Recordation of Water Quality Management Plan Following approval of the Final Project -Specific WQMP, three copies of the approved WQMP (including BMP Exhibit, Operations and Maintenance (O&M) Plan, and Appendices) shall be submitted. In addition, these documents shall be submitted in a PDF format. Each approved WQMP (including BMP Exhibit, Operations and Maintenance (O&M) Plan, and Appendices) shall be recorded in the Orange County Clerk -Recorder's Office, prior to close-out of grading and/or building permit. Educational Materials are not required to be included. Airspace Tustin Section VI North OC Priority WQMP Template August 17 2011 Page 35 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Section VII Educational Materials Refer to the Orange County Stormwater Program (ocwatersheds.com) for a library of materials available. Please only attach the educational materials specifically applicable to this project. Other materials specific to the project may be included as well and must be attached. Education Materials Residential Material Check If Business Material Check If (http://www.ocwatersheds.com) Applicable (http://www.ocwatersheds.com) Applicable The Ocean Begins at Your Front Door ® Tips for the Automotive Industry ❑ Tips for Car Wash Fund-raisers ❑ Tips for Using Concrete and Mortar ❑ Tips for the Home Mechanic ❑ Tips for the Food Service Industry ❑ Homeowners Guide for Sustainable ❑ Proper Maintenance Practices for Your ❑ Water Use Business Household Tips ❑ Other Material Other Check If Proper Disposal of Household El Hazardous Waste Recycle at Your Local Used Oil ❑ Safe Use &Disposal of Pesticides C Collection Center (North County) Recycle at Your Local Used Oil El Know where storm drain goes Collection Center (Central County) Recycle at Your Local Used Oil El Parking Lots &BMP for Cleaning Collection Center (South County) Tips for Maintaining a Septic Tank ❑ Cleaning &Disposal Tips System Responsible Pest Control ❑ ❑ Sewer Spill ❑ ❑ Tips for the Home Improvement ❑ ❑ Projects Tips for Horse Care ❑ ❑ Tips for Landscaping and Gardening ❑ ❑ Tips for Pet Care ❑ ❑ Tips for Pool Maintenance ❑ ❑ Tips for Residential Pool, Landscape ❑ ❑ and Hardscape Drains Tips for Projects Using Paint ❑ ❑ Airspace Tustin Section VII North OC Priority WQMP Template August 17 2011 Page 36 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment A Educational Materials Airspace Tustin North OC Priority WQMP Template August 17 2011 FJ -d o bic a� Q) o bA v O y 3 u bo su bbc bio m O m TS w s. , gcz u ;zcz ^U + s. m v� ..�+ '� 3' C-.,. 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Water conservation methods described in this pamphlet can prevent considerable amounts of runoff and conserve water. By taking your car to a commercial car wash and by sweeping driveways and sidewalks, you can further prevent the transport of pollutants to Orange County waterways. Here are some of the common pollutants for which you can be part of the solution: Pesticides and Fertilizer • The same pesticides Mat are aesigned to be toxic to pests can have an equally lethal impact on our marine life. The same fertilizer that promotes plan growth in lawns and gardens can also create nuisance algae blooms, which remove oxygen from the water and clog waterways when it decomposes. • Never use pesticides or fertilizer within 48 hours of an anticipated rainstorm. Use only as much as is directed on the label and keep it off driveways and sidewalks. Dirt and Sediment • Dirt or sediment can impede the flow of the stormwater and negatively impact stream habitat as it travels through waterways and deposits downstream. Pollutants can attach to sediment, which can then be transported through our waterways. k� Protect dirt stockpiles by covering them with tarps or secure plastic sheets to prevent wind or rain from allowing dirt or sediment to enter the storm drain system. Metals • Metals and other toxins present in car wash water can harm important plankton, which forms the base of the aquatic food chain. • Take your car to a commercial car wash where the wash water is captured and treated at a local wastewater treatment plant. Pet Waste edk9s IM Pet waste carries bacteria through oTrWffe7sheds and eventually will be washed out to the ocean. This can pose a health risk to swI m and surfers. Solution:Pick up after your pets! Trash and Debris • Trash and debris can enter waterways by wind, littering and careless maintenance of trash receptacles. Street sweeping Kr. collects some of this trash; however, much of what isn't captured ends up in our storm drain system where it flows untreated out to the ocean. • Don't litter and make sure trash ntainers are properly covered. It is far more expensive to clean up the litter and trash that ends up in our waterways than it is to prevent it in the first place. Come out to one of Orange County's many locations for Coastal and Inner -Coastal Cleanup Day, which is held in September. Motor Oil /Vehicle Fluids • Oil and petroleum products from our vehicles are toxic to people, wildlife and plants. Fix any leaks from your vehicle and keep the maintenance upon your car. Use absorbent material such as cat litter on oil spills, then sweep it up and dispose of it in the trash. Recycle used motor oil at a local Household Hazardous Waste Collection Center. MI:F:TIA49 01RI The Orange County Stormwater Program has teamed with the Municipal Water District of Orange County (MWDOC) and the University of California Cooperative Extension Program (UCCE) to develop this pamphlet. Low Impact Development (LID) and sustainable water use prevents water pollution and conserves water for drinking and reuse. Reducing your water use and the amount of water flowing from your home protects the environment and saves you money. Thank you for making water protection a priority! For more information, please visit www.ocwatersheds. com/publiced/ www.mwdoc.com www.uccemg.com TM PUMx [pucNon aesalm vl� onpipo cuuiuy 3ewemxymr Prppnun webila in fi%aJ w:�n Irtwmnlon, wg�ms, �imoane ntlU puhCk wnic� �niwunw�mnea anm To report a spill, call the Orange County 24 -Hour Water Pollution Prevention Reporting Hotline at 1 -877 -89 -SPILL \(I -87?-89?-?455) Special Thanks to The City of Los Angeles Stormwater Program for the use of its artwork The Metropolitan Water District of Southern California for the use of the California - Friendly Plant and native Habitat photos PR O J E C T MUNICIPAL if WATER P0444t10n DISTRICT OF P R E V E N T I O N iJniversity„f ORANGE COU_ RunOFF, RAinLUATER AnD REUSE Where Does Water Runoff Go? Stormwater, or water from rainfall events, and runoff from outdoor water use such as sprinklers and hoses flows from homes directly into catch basins and the storm drain system. After entering the storm drain, the water flows untreated into streams, rivers, bays and ultimately the Pacific Ocean. Runoff can come from lawns, gardens, driveways, sidewalks and roofs. As it flows over hard, impervious surfaces, it picks up pollutants. Some pollutants carried by the water runoff include trash, pet waste, pesticides, fertilizer, motor oil and more. Water Conservation Pollution not only impairs the water quality for habitat and recreation, it can also reduce the water available for reuse. Runoff allowed to soak into the ground is cleaned as it percolates through the soil, replenishing depleted groundwater supplies. Groundwater provides at least 50% of the total water for drinking and other indoor household activities in north and central Orange County. When land is covered with roads, parking lots, homes, etc., there is less land to take in the water and more hard surfaces over which the water can flow. In Orange County, 60-70% of water used by residents and businesses goes to irrigation and other outdoor uses. Reusing rainwater to irrigate our lawn not only reduces the impact of water pollution from runoff, but it also is a great way to conserve our precious water resources and replenish our groundwater basin. - - - What is Low Impact Development (LID)? Low Impact Development (LID) is a method of development that seeks to maintain the natural hydrologic character of an area. LID provides a more sustainable and pollution -preventative approach to water management. New water quality regulations require implementation of LID in larger new developments and encourage implementation of LID and other sustainable practices in existing residential areas'e— Implementing modifications to your lawn or garden can reduce pollution in our environment, conserve water and reduce your water bill. K — Permeablepavement allows water runoff to ifftltrate through the soil and prevents most pollutants from reaching the storm drain system. OpTionS FOR RAinLUATER HARVESTinG AnD REUSE Rainwater harvesting is a great way to save money, prevent pollution and reduce potable water use. To harvest your rainwater, simply redirect the runoff from roofs and downspouts to rain barrels. Rain gardens are another option; these reduce runoff as well as encourage infiltration. Downspout Disconnection/Redirection Disconnecting downspouts from pipes running to the gutter prevents runoff from transporting pollutants to the storm drain. Once disconnected, downspouts can be redirected to rain gardens or other vegetated areas, or be connected to a rain barrel. Rain Barrels Rain barrels capture rainwater flow from roofs for reuse in landscape irrigation. Capacity of rain barrels needed for your home will depend on the amount of roof area and rainfall received. When purchasing your rain barrel, make sure it includes a screen, a spigot to siphon water for use, an overflow tube to allow for excess water to run out and a connector if you wish to connect multiple barrels to add capacity of water storage. Mosquito growth prevention is very important when installing a rain barrel. The best way to prevent mosquito breeding is to eliminate entry points by ensuring all openings are sealed tightly. If these methods are unsuccessful, products are available to kill mosquito larvae, but that are harmless to animals and humans. Regular application of these products is essential. Please visit the Orange County Vector Control website for more information at www.ocvcd.org/mosquitoes3.php. Rain Gardens Rain gardens allow runoff to be directed from your roof downspout into a landscaped area. Vegetation and rocks in the garden will slow the flow of water to allow for infiltration into the soil. Plants and soil particles will absorb pollutants from the roof runoff. By utilizing a native plant palate, rain gardens can be maintained all year with minimal additional irrigation. These plants are adapted to the semi -arid climate of Southern California, require less water and can reduce your water bill. Before modifying your yard to install a rain garden, please consult your local building and/or planning departments to ensure your garden plan follows pertinent building codes and ordinances. Besides codes and ordinances, some home owner associations also have guidelines for yard modifications. If your property is in hill areas or includes engineered slopes, please seek professional advice before proceeding downspout or to install and maintain a rain barrel or rain garden at your home, please see the Los Angeles Rainwater Harvesting Program, A Homeowner's "How -To" Guide, November 2009 at www.larainwaterharvesting.org/ OTHER WATER COf1SERVATIon RnD IRRIGATE POLLUTIon PREVEnTIon TECHnIQUES EFFICIEnTLY Native Vegetation and Maintenance "California Friendly" plants or native vegetation can significantly reduce water use. These plants often require far less fertilizers and pesticides, which are two significant pollutants found in Orange County waterways. Replacing water "thirsty" plants and grass types with water efficient natives is a great way to save water and reduce the need for potentially harmful pesticides and fertilizer. Please see the California Friendly Garden Guide produced by the Metropolitan Water District of Southern California and associated Southern California Water Agencies for a catalog of California friendly plants and other garden resources at www.bewaterwise.com/Gardensoft. Weed Free Yards Weeds are water thieves. They often reproduce quickly and rob your yard of both water and nutrients. Weed your yard by hand if possible. If you use herbicides to control the weeds, use only the amount recommended on the label and never use it if rain is forecast within the next Soil Amendments Soil amendments such as green waste (e.g. grass clippings, compost, etc.) can be a significant source of nutrients and can help keep the soil near the roots of plants moist. However, they can cause algal booms if they get into our waterways, which reduces the amount of oxygen in the water and impacts most aquatic organisms. 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O Cd ii w y -s N cz ,..+ � Z M ti U y .Q cd ct 'C O In S1 O u 'C P. u o 'C u bA -O +� y 'ZI bA O U O 'U'' U u �U, c� ,� cl a� �' a� p •'�`� o u w C c� u o o Cl 3-5 1? u p s '� 3 y s U u �. r p o 0¢ O ,5 3 0ooa •� �� a,� ¢tea _p�j z� w°F°� �°o dwoU c o a.¢ ■ ■ ■ ■ ■ �% ■ ■ ■ ■ eii 0 o �O 0 o � CIO bo u3 ¢ u b by O y .O 3 M O s, O bAb03 41 'U cd M r. V �-. 0 0 O ai O O O 0 tc ° v col rA ZS 64 m -O y 6 cn UP) o o64 oo°o m4-4 � O N.� O z m � � �i v� °N' a '� a�•�3 � �� Hzs � v� o Q � o � bC o �a o "O � ¢ U 0 0 O bA G.•� � '� � o ,� sem, 3 3 ci tc � bAQ"�`� -"ZZ� ��� o° � �bL °o b„� U " bC M r. V �-. 0 0 O ai O O O 0 tc ° v col rA ZS 64 m -O y 6 cn UP) o o64 oo°o m4-4 � O N.� O z m � � �i v� °N' a '� a�•�3 � �� Hzs � v� o Q � bC o �a o � 0 0 G.•� � '� � o ,� sem, 3 3 ci ° mz3 M r. V �-. 0 0 O ai O O O 0 tc ° v col rA ZS 64 m -O y 6 cn UP) o o64 oo°o m4-4 � O N.� O z m � � �i v� °N' a '� a�•�3 � �� Hzs � v� o Q � Description Stormwater runoff from building and grounds maintenance activities can be contaminated with toxic hydrocarbons in solvents, fertilizers and pesticides, suspended solids, heavy metals, abnormal pH, and oils and greases. Utilizing the protocols in this fact sheet will prevent or reduce the discharge of pollutants to stormwater from building and grounds maintenance activities by washing and cleaning up with as little water as possible, following good landscape management practices, preventing and cleaning up spills immediately, keeping debris from entering the storm drains, and maintaining the stormwater collection system. Approach Reduce potential for pollutant discharge through source control pollution prevention and BMP implementation. Successful implementation depends on effective training of employees on applicable BMPs and general pollution prevention strategies and objectives. Pollution Prevention ■ Switch to non-toxic chemicals for maintenance when possible. ■ Choose cleaning agents that can be recycled. a Encourage proper lawn management and landscaping, including use of native vegetation. Objectives • Cover ® Contain. m Educate • Reduce/Minimize • Product Substitution Targeted Constituents Sediment ✓ !Nutrients ✓ Trash Metals ✓ Bacteria ✓ Oil and Grease Organics S. Q Al �i i�allforR 5tormwater duality An elation January 2003 California 5tormwater BMP }landbook 1 of 5 Industrial and Commercial www.cabmphandbools.com -�� D 4111 ® Encourage use of Integrated Pest Management techniques for pest control. * Encourage proper onsite recycling of yard trimmings. * Recycle residual paints, solvents, lumber, and other material as much as possible. Suggested Protocols Pressure Washing of Buildings, Rooftops, and Other Large Objects ® In situations where soaps or detergents are used and the surrounding area is paved, pressure washers must use a water collection device that enables collection of wash water and associated solids. A sump pump, wet vacuum or similarly effective device must be used to collect the runoff and loose materials. The collected runoff and solids must be disposed of properly. • If soaps or detergents are not used, and the surrounding area is paved, wash runoff does not have to be collected but must be screened. Pressure washers must use filter fabric or some other type of screen on the ground and/or in the catch basin to trap the particles in wash water runoff. ■ If you are pressure washing on a grassed area (with or without soap), runoff must be dispersed as sheet flow as much as possible, rather than as a concentrated stream. The wash runoff must remain on the grass and not drain to pavement. Landscaping Activities e Dispose of grass clippings, leaves, sticks, or other collected vegetation as garbage, or by composting. Do not dispose of collected vegetation into waterways or storm drainage systems. • Use mulch or other erosion control measures on exposed soils. Building Repair, Remodeling, and Construction ■ Do not dump any toxic substance or liquid waste on the pavement, the ground, or toward a storm drain. ■ Use ground or drop cloths underneath outdoor painting, scraping, and sandblasting work, and properly dispose of collected material daily. ■ Use a ground cloth or oversized tub for activities such as paint mixing and tool cleaning. ■ Clean paintbrushes and tools covered with water-based paints in sinks connected to sanitary sewers or in portable containers that can be dumped into a sanitary sewer drain. Brushes and tools covered with non -water-based paints, finishes, or other materials must be cleaned in a manner that enables collection of used solvents (e.g., paint thinner, turpentine, etc.) for recycling or proper disposal. s Use a storm drain cover, filter fabric, or similarly effective runoff control mechanism if dust, grit, wash water, or other pollutants may escape the work area and enter a catch basin. This is particularly necessary on rainy days. The containment device(s) must be in place at the beginning of the work day, and accumulated dirty runoff and solids must be collected and disposed of before removing the containment device(s) at the end of the work day. 2 of s California Stormwater BMP Handbook 3anuary 2003 Industrial and Commercial www.cabMDhandbooi,,s.com Building &Grounds Maintenance SC -41 --'s:_�'_�.w-�ss .uy vmcuueo-:.e�:s..,r..rusiwsaYs __,•�•.•-•••.�re,r.. _a::�. ur ,r��._� �--c ® If you need to de -water an excavation site, you may need to filter the water before discharging to a catch basin or off-site. If directed off-site, you should direct the water through hay bales and filter fabric or use other sediment filters or traps. * Store toxic material under cover during precipitation events and when not in use. A cover would include tarps or other temporary cover material. Mowing, Trimming, and Planting • Dispose of leaves, sticks, or other collected vegetation as garbage, by composting or at a permitted landfill. Do not dispose of collected vegetation into waterways or storm drainage systems. o Use mulch or other erosion control measures when soils are exposed. d Place temporarily stockpiled material away from watercourses and drain inlets, and berm or cover stockpiles to prevent material releases to the storm drain system. ■ Consider an alternative approach when bailing out muddy water: do not put it in the storm drain; pour over landscaped areas. • Use hand weeding where practical. Fertilizer and Pesticide Management ■ Follow all federal, state, and local laws and regulations governing the use, storage, and disposal of fertilizers and pesticides and training of applicators and pest control advisors. s Use less toxic pesticides that will do the job when applicable. Avoid use of copper -based pesticides if possible. • Do not use pesticides if rain is expected. e Do not mix or prepare pesticides for application near storm drains. ■ Use the minimum amount needed for the job. ■ Calibrate fertilizer distributors to avoid excessive application. o Employ techniques to minimize off -target application (e.g., spray drift) of pesticides, including consideration of alternative application techniques. s Apply pesticides only when wind speeds are low. ® Fertilizers should be worked into the soil rather than dumped or broadcast onto the surface. ® Irrigate slowly to prevent runoff and then only as much as is needed. ■ Clean pavement and sidewalk if fertilizer is spilled on these surfaces before applying irrigation water. • Dispose of empty pesticide containers according to the instructions on the container label. January 2003 California Stormwater BMP Handbook 3 of 5 Industrial and Commercial www.cabmphandbooks.com u Use up the pesticides. rinse containers, and use rinse water as product. Dispose of unused pesticide as hazardous waste. ® Implement storage requirements for pesticide products with guidance from the local fire department and County Agricultural Commissioner. Provide secondary containment for pesticides. Inspection ® Inspect irrigation system periodically to ensure that the right amount of water is being applied and that excessive runoff is not occurring. Minimize excess watering and repair leaks in the irrigation system as soon as they are observed. Training ■ Educate and train employees on pesticide use and in pesticide application techniques to prevent pollution. ■ _ Train employees and contractors in proper techniques for spill containment and cleanup. a Be sure the frequency of training takes into account the complexity of the operations and the nature of the staff. Spill Response and Prevention ■ Keep your Spill Prevention Control and Countermeasure (SPCC) Plan up-to-date. • Place a stockpile of spill cleanup materials, such as brooms, dustpans, and vacuum sweepers (if desired) near the storage area where it will be readily accessible. • Have employees trained in spill containment and cleanup present during the loading/unloading of dangerous wastes, liquid chemicals, or other materials. e Familiarize employees with the Spill Prevention Control and Countermeasure Plan. ■ Clean up spills immediately. Other Considerations Alternative pest/weed controls may not be available, suitable, or effective in many cases. Requirements Costs Cost will vary depending on the type and size of facility. Overall costs should be low in comparison to other BMPs. Maintenance Sweep paved areas regularly to collect loose particles. Wipe up spills with rags and other absorbent material immediately, do not hose down the area to a storm drain. 4 of 5 California Stormwater BMP Handbook January 2003 Industrial and Commercial www.cabmiihandbooks.com Building JGrounds Maintenance SC -41 mermx.�s.sr.�Tm.-u.�.��eeu -sc sme.sxsar_-•iia.-w�_wsmmscc-��:s�rv-zis�.....�xar.�s..ac--uti-a..r:.:uxi�x.-...�..a^- �' - ..s�nr .Fa�;�,.�ssr,--c�=aa�-^�s �_ sx Supplemental Information Further Detail ofthe the SMP Fire SpHnkler Line Flushing Building fire sprinkler line flushing may be a source of non-stormwater runoff pollution. The water entering the system is usually potable water, though in some areas it may be non -potable reclaimed wastewater. There are subsequent factors that may drastically reduce the quality of the water in such systems. Black iron pipe is usually used since it is cheaper than potable piping, but it is subject to rusting and results in lower quality water. Initially, the black iron pipe has an oil coating to protect it from rusting between manufacture and installation; this will contaminate the water from the first flush but not from subsequent flushes. Nitrates, poly- phosphates and other corrosion inhibitors, as well as fire suppressants and antifreeze may be added to the sprinkler water system. Water generally remains in the sprinkler system a long time (typically a year) and between flushes may accumulate iron, manganese, lead, copper, nickel, and zinc. The water generally becomes anoxic and contains living and dead bacteria and breakdown products from chlorination. This may. result in a significant BOD problem and the water often smells. Consequently dispose fire sprinkler line flush water into the sanitary sewer. Do not allow discharge to storm drain or infiltration due to potential high levels of pollutants in fire sprinkler line water. References and Resources California's Nonpoint Source Program Plan htW://www.swrcb.ca.govJnp sI index.html Clark County Storm Water Pollution Control Manual h=.�.lwww.co.clark.wa.us./pubworlcsj2mpman.pdf King County Storm Water Pollution Control Manual h dnr.metrokc. ov wlr dss s cm.htm Mobile Cleaners Pilot Program: Final Report. 1997. Bay Area Stormwater Management Agencies Association (BASMAA). http://www.basmaa.org/ Pollution from Surface Cleaning Folder. 1996. Bay Area Stormwater Management Agencies Association (BASMAA). httW://www.basmaa.org Santa Clara Valley Urban Runoff Pollution Prevention Program http1/www.scvurpp9.org The Storm Water Managers Resource Center htW://www.stonnwatereenter.net/ January 2003 California Stormwater BMP Handbook 5 of 5 Industrial and Commercial www.cabmohandbool:s.com Parking/Storage Area Maintenance C-43 Description Parking lots and storage areas can contribute a number of substances, such as trash, suspended solids, hydrocarbons, oil and grease, and heavy metals that can enter receiving waters through stormwater runoff or non-stormwater discharges. The protocols in this Fact sheet are intended to prevent or reduce the discharge of pollutants from parking/storage areas and include using good housekeeping practices, following appropriate cleaning BMPs, and training employees. Approach The goal of this program is to ensure stormwater pollution prevention practices .are considered when conducting activities on or around parking areas and storage areas to reduce potential for pollutant discharge to receiving waters. Successful implementation depends on effective training of employees on applicable BMPs and general pollution prevention strategies and objectives. Objectives ■ Cover ■ Contain ■ EdtlCate ■ ReducelMinimize ■ Product Substitution Targeted Constituents Sediment Nutrients Trash Metals .% Bacteria Oil and Grease ✓ Organics ./ Pollution Prevention ■ Encourage alternative designs and maintenance strategies for impervious parking lots. (See New Development and Redevelopment BMP Handbook) ■ Keep accurate maintenance logs to evaluate BMP - implementation. S CIA California Stormwater ouallty Association January 2003 Callfornla St'armwater 8MP 1 -landbook 1 of 4 Industrial and Commercial www.cabmpliandbooks.com SC -43 Parking/Storage Area Maintenance Suggested Protocols General ■ Deep the parking and storage areas clean and orderly. Remove debris in a timely fashion. ■ Allow sheet runoff to flow into biofilters (vegetated strip and Swale) and/or infiltration devices. ■ Utilize sand filters or oleophilic collectors for oily waste in low quantities. ■ Arrange rooftop drains to prevent drainage directly onto paved surfaces. ■ Design lot to include semi -permeable hardscape. ■ Discharge soapy water remaining in mop or wash buckets to the sanitary sewer through a sink, toilet, clean-out, or wash area with drain. Controlling Litter ■ Fast "No Littering" suns and enforce anti --litter laws. • Provide an adequate number of litter receptacles. • Clean out and cover litter receptacles frequently to prevent spillage. ■ Provide trash receptacles in parking lots to discourage litter. ■ Routinely sweep, shovel, and dispose of litter in the trash. Surface Cleaning ■ Use dry cleaning methods (e.g., sweeping, vacuuming) to prevent the discharge of pollutants into the stormwater conveyance system if possible. r Establish frequency of public parking lot sweeping based on usage and field observations of waste accumulation. m Sweep all parking lots at least once before the onset of the wet season. ■ Follow the procedures below if water is used to clean surfaces: - Block the storm drain or contain runoff. - Collect and pump wash water to the sanitary sewer or discharge to a pervious surface. Do not allow wash water to enter storm drains. - Dispose of parking lot sweeping debris and dirt at a landfill. a Follow the procedures below when cleaning heavy oily deposits: - Clean oily spots with absorbent materials. - Use a screen or filter fabric over inlet, then wash surfaces. 2 of Q California Stormwater BMP Handbo®k ]anuary 2003 Industrial and Commercial www,cabmphand books, cam Parking/Storage Area Maintenance SC -43 - Do not allow discharges to the storm drain. - Vacuum/pump discharges to a tank or discharge to sanitary sewer. - Appropriately dispose of spilled materials and absorbents. Surface Repair P Preheat, transfer or load hot bituminous material away from storm drain inlets. ■ Apply concrete, asphalt, and seal coat during dry weather to prevent contamination from contacting stormwater runoff. Cover and seal nearby storm drain inlets where applicable (with waterproof material or mesh) and manholes before applying seal coat, slurry seal, etc. Leave covers in place until job is complete and all water from emulsified oil sealants has drained or evaporated. Clean any debris from these covered manholes and drains for proper disposal. ri Use only as much water as necessary for dust control, to avoid runoff. ■ Catch drips from paving equipment that is not in use with pans or absorbent material placed under the machines. Dispose of collected material and absorbents properly. Inspection ■ Have designated personnel conduct inspections of parking facilities and stormwater conveyance systems associated with parking facilities on a regular basis.. ■ Inspect cleaning equipment/sweepers for leaks on a regular basis. Training r provide regular training to field employees and/or contractors regarding cleaning of paved areas and proper operation of equipment. a Train employees and contractors in proper techniques for spill containment and. cleanup. Spill Response and Prevention Keep your Spill Prevention Control and Countermeasure (S1 CC) plan up-to-date. ■ place a stockpile of spill cleanup materials where it will be readily accessible or at a central location. Clean up fluid spills immediately with absorbent rags or material. ■ Dispose of spilled material and absorbents properly. Other Considerations Limitations related to sweeping activities at large parking facilities may include high equipment costs, the need for sweeper operator training, and the inability of current sweeper technology to remove oil and grease. January 2003 California 5tormwater 13MP Handbook 3 of 4 Industrial and Commercial www, r-abmpha nd books.com. SC -43 Parking/Storage Area Maintenance Requirements Costs Cleaning/sweeping costs can be quite large. Construction and maintenance of stormwater structural controls can be quite expensive as well. Maintenance ■ Sweep parking lot regularly to minimize cleaning with water. m Clean out nil/water/sand separators regularly, especially after heavy storms. Clean parking facilities regularly to prevent accumulated wastes and pollutants from being discharged into conveyance systems during rainy conditions. Supplemental Information Further Detail of the BMP Surface Repair .Apply concrete, asphalt, and seal coat during dry weather to prevent contamination from contacting stormwater runoff. Where applicable, cover and seal nearby storm drain inlets (with waterproof material or mesh) and manholes before applying seal coat, slurry seal, etc. Leave covers in place until job is complete and all water from emulsified oil sealants has drained or evaporated. Clean any debris from these covered manholes and drains for proper disposal. Only use only as much water as is necessary for dust control to avoid runoff. References and Resources California's Nonpoint Source Program Plan lib►;ILwww..swrcb.ca.gov/nl2s,/index.html Clark County Storm Water Pollution Control Manual http://www.co.clark.wa.us/pubworks/bmpman.pdf Ding County Storm Water Pollution Control Manual http:l/dnr.metrokc..eov/wlr/dss/sncm.htm Pollution from Surface Cleansing Folder. 1996, Bay Area Stormwater Management Agencies Association (BASMAA). http://www.basinaa.org/ Oregon Association of Clean Water Agencies. Oregon ]Municipal Stormwater Toolbox for Maintenance Practices. June 1998, Santa Clara Valley Urban Runoff Pollution Prevention Program http:/Iwww.sevurppp.org The Storm Water Managers Resource Center http_//www,stormwatereenter.net/ 4 of 4 California Stormwater SMP Handbook January 2003 Industrial and Commercial www.ca bmphandbooks.coni Description As a consequence of its function, the stormwater conveyance system collects and transports urban runoff and stormwater that may contain certain. pollutants, The protocols in this fact sheet are intended to reduce pollutants reaching receiving waters through proper conveyance system operation and maintenance. Objectives 0 Cover - v Reduce[Minimiae Targeted Constituents Sediment J` Nutrients Trash Metals Approach Bacteria +� Oil and Grease Pollution Prevention Organics Maintain catch basins, stormwater inlets, and other stormwater conveyances structures or, a regular basis to remove pollutants, reduce high pollutant concentrations during the first flush of storms, prevent clogging of the downstream conveyance system, restore catch basins' sediment trapping capacity, and ensure the system functions properly hydraulically to avoid flooding. Suggested ProtocoLs Catch Basins/Inlet Structures w Staff should regularly inspect facilities to ensure compliance with the following: - Immediate repair of any deterioration threatening structural integrity. - Cleaning before the sump is 40% full. Catch basins should be cleaned as frequently as needed to meet this standard. Stenciling of catch basins and inlets (see SC34 Waste Handling and Disposal). "S Q, . `Irfornite St rrrrwater OUMMI r Assadattdn January 2003 California 5toriiwater BMP Handbook I of 6 Industrial and Commercial SC -44 Drainage System Maintenance 1_ m Clean catch basins, storm drain inlets, and other conveyance structures before the wet season to remove sediments and debris accumulated during the summer. i Conduct inspections more frequently during the wet season for problem areas x4here sediment or trash accumulates more often. Clean and repair as needed. ■ Deep accurate logs of the number sof catch basins cleaned. • Store wastes collected from cleaning activities of the drainage system in appropriate containers or temporary storage sites in a manner that prevents discharge to the storm drain. a Dewater the wastes if necessary with outflow into the sanitary sewer if permitted. Water should be treated with an appropriate filtering device prior to discharge to the sanitary sewer. If discharge to the sanitary sewer is not allowed, water should be pumped or vacuumed to a tank and properly disposed. Do not dewater near a storm drain or stream. Storm Brain. Conveyance. System a Locate reaches of storm drain with deposit problems and develop a flushing schedule that keeps the pipe clear of excessive buildup. a Collect and pump flushed Affluent to the sanitary sewer for treatment whenever possible. Pump Stations M Clean all storm drain pump stations prior to the wet season to remove silt and trash. ■ Do not allow discharge to reacts the storm drain system when cleaning a storm drain pump station or other facility. ■ Conduct routine maintenance at each pump station. • Inspect, clean, and repair as necessary all outlet structures prion to the wet season. ®pen Channel a Modify storm channel characteristics to improve channel hydraulics, increase pollutant removals, and enhance channel/creels aesthetic and habitat value. Conduct channel modification/improvement in accordance with existing laws. Any person, government agency, or public utility proposing an activity that will change the natural (emphasis added) state of any river, stream, or lake in California, must enter into a Steams or Dake Alteration Agreement with the Department of Fish and Game. The developer -applicant should also contact local governments (city, county, special districts), other state agencies (SWR.CB, RWQCB, Department of Forestry, Department of Water Resources), and Federal Carps of Engineers and USFWS, lNeit Connections and Discharges o Look for evidence of illegal discharges or illicit connections during routine maintenance of conveyance systern and drainage structures: Is there evidence of spills such as paints, discoloring, etc? Z of 6 Ca[lfornia 5tormwater 5MP Handbeok January 2063 Industrial and Commercla( ..w.._.,�.• ,. _a�.�..�r.., Drainage ..-.. ,. System._.:: E �-.c4�•9- ,vn.. �.•..aa�.:x '-- _Y�.��r._�.-3..y..;�v-: Rt^ :Are. there any odors associated with the drainage systern? Record locations of apparent illegal discharges/illicit connections? Track flows back to potential dischargers and conduct aboveground inspections. This can be done through visual inspection of upgradient manholes or alternate techniques including zinc chloride sin oke testing, fluorometric dye testing, physical inspection testing, or telerrision camera inspection. Eliminate the discharge once the origin of flow is established. • Stencil or demarcate storm drains, where applicable, to prevent illegal disposal of pollutants. Storm drain inlets should have messages such as "Dump No Waste Drains to Stream" stenciled next to them to warn against ignorant or intentional dumping of pollutants into the storm drainage system, • Refer to fact sheet SC -10 Non-Stormwater Discharges. Illegal Dumping ■ Inspect and clean up hot spots and other storm drainage areas regularly where illegal dumping and disposal occurs. is Establish a system for traeldrig incidents. The system should be designed to identify the following: - Illegal dumping hot spots - Tj pes and quantities (in some cases) of wastes - Patterns in time of occurrence (time of day/night, month, or year) Mode of dumping (abandoned containers, "midnight dumping" from moving vehicles, direct dumping of materials, accidents/spills) Responsible parties ■ Post "No Dumping" signs in problem areas with a phone number for reporting dumping and disposal. Signs should also indicate fines and penalties for illegal dumping. • Refer to fact sheet SC -10 Non-Stormwater Discharges. 'raining ■ Train crews in proper maintenance activities, including record beeping and disposal. ■ Allow only properly trained individuals to handle hazardous materials/wastes. o Have staff involved in detection and removal of illicit connections trained in the following: - OSHA -required Health and Safety Training (29 CFR 1glo,12o) plus annual refresher training (as needed). January 2043 CalEfornia Stormwater BMP Handbook 3 of 6 Industrial and Cornmerclal Drainage System Maintenance - OSHA Confined Space Entry training (Cal -OSHA Confined Space, Title 8 and Federal OSHA 29 CFR 191-0.146). - Procedural training (field screening, sampling, smoke/dye testing, TV inspection). ,Spill Response aiid Prevention Investigate all reports of spills, leaks, and/or illegal dumping promptly, Clean up all spills and leaks using "dry" methods (with absorbent materials and/car rags) or dig up, remove, and properly dispose of contaminated soil. ■ Refer to fact sheet SC -n Spill Prevention, Control, and Cleanup. Other Considerations (Limitations and Regulations) • Clean-up activities may create a slight disturbance for local aquatic species. Access to items and material on private property may, be limited. Trade -riffs may exist between channel hydraulics and water quality/riparian habitat. If storm channels or basins are recognized as wetlands, many activities, including maintenance, maybe subject to regulation and permitting. r Storm drain flushing is most effective in small diameter pipes (35-ineb diameter pipe or less, depending on water supply and sediment collection capacity). Other considerations associated with storm drain flushing may include the availability of a water source, finding a downstream area to collect sediments, liquid/sediment disposal, and prohibition against disposal of flushed effluent to sanitary sewer in some areas. a Regulations may include adoption of substantial penalties for illegal dumping and disposal. • Local municipal codes may include sections prohibiting discharge of soil, debris, refuse, hazardous wastes, and other pollutants into the storm drain- system. Requirements Costs ■ An aggressive catch basin cleaning program could require a significant capital and O&M budget, ■ The elimination of illegal dumping is dependent on the availability, convenience, and cost of alternative means of disposal. The primary cost is for staff time. Cast depends on how aggressively a program is implemented. Other cost considerations for an illegal dumping program include: - Purchase and installation of signs. - Rental of vehicle(s) to haul illegally -disposed items and material to landfills. - Rental of heavy equipment to remove larger items (e.g., ear bodies) from channels, - Purchase of landfill space to dispose of illegally -dumped items and. material. 37 4 of 5 CaUarnia Stormwater BMP handbook January 2103 1nrlirc.',W 7nrf rMrn MArr1A[ Drainage System Maintenance a Methods used for illicit connection detection} (smoke testing, dye testing, visual inspection, and flow monitoring) can be costly and time. -consuming. Site-specific factors, such as the level of impenious area, the density and ages of buildings, and type of land use will determine the level of investigation necessary. Maintenance * Two -person teams maybe required to clears catch basins with vactor trucks. * Teams of at least two people plus administrative personnel are required to identify illicit discharges, depending on the complexgty of the storin sewer system. Arrangements must be inade for proper disposal of collected wastes. * Technical staff are required to detect and investigate illegal dumping violations. Supplemental information 1,'urther Detail of the BMP Storm Drain Flushirzq Tushing is a common maintenance activity used to improve pipe hydraulics and to remove pollutants in storm drainage systems. Flushing may be designed to hydraulically conveys accumulated material to strategic locations, such as an open channel, another point where flushing will be initiated, or the sanitary sewer and the treatment: facilities, thus preventing resuspension and overflow of a portion of the solids during storm events. Flushing prevents "plug flow" discharges of concentrated pollutant loadings and sediments. Deposits can hinder the designed conveyance capacity of the storm drain system and potentially cause backwater conditions in severe cases of clogging. Storms drain flushing usually takes place along segments of pipe -with grades that are too flat to maintain adequate velocity to keep particles in suspension, An upstream manhole is selected to place an inflatable device that temporarily plugs the pipe. Further upstream., water is pumped into the line to create a flushing wave. When the upstream reach of pipe is sufficiently full to cause a flushing wave, the inflated device is rapidly deflated with the assistance of a vacuum pump, thereby releasing the backed up water and resulting in the cleaning of the storm drain segment. To further reduce impacts of stoimwater pollution, a second inflatable device placed well downstream may be used to recollect the water after the force of the flushing wave has dissipated. A pump may then be used to transfer the water and accumulated material to the sanitary sewer for treatment, In some cases, an interceptor structure may be more practical or required to recollect the flushed waters. It has been found that cleansing efficiency of periodic flush waves is dependent upon flush volume, flush discharge rate, sewer slope, sewer length, sewer flow rate, sewer diameter, and population density. As a rule of thumb, the length of line to be flushed should not exceed 70o feet. At this maximum recommended length, the percent removal efficiency ranges between 65- 75% for organics and 55-65.95 for dry weather grit/inorganic material. The percent removal efficiency drops rapidly beyond that, Water is commonly supplied by a water truck, but fire hydrants can also supply water. To make the best use of water, it is recommended that reclaimed water be used or that fire hydrant line flushing coincide with storm sewer flushing. 7anuary 2003 California Stormvvater BMP Handbook 5 of 6 Industrial and Commercial References and Resources California's Nonpoint Source Program Plan h=:l/www.s v�rc_b. a.gav ps/ircdex.htrnl Clark County Storm Water Pollution Control Manual http://www.co.darlc,wa.us "ubworksfbWpman.pdf Ferguson, B.I. 1991. Urban Stream Reclamation, p. 524-322, Journal of Soil and Water Conservation. Ring County Storm Water Pollution Control Manual htW: jldnr.metrnkc. - jwlrldsslsn n,ht Oregon Association of Glean Water Agencies. Oregon Municipal Storrawater Toolbox for Maintenance Practices. June 1998. Santa Clara Valley Urban Runoff Pollution Prevention Program ,agm The Storm Water Managers Resource Center http: //wmystQrglviLLe_rgenter.net United States Environmental Protection Agency (USEP.A ). 2002. Pollution Prevention/Good Housekeeping for Municipal Operations Storm Drain System Cleaning. On line: - http;,�',www.epa.,goy/ztpdes1inenuofbmt�sfnall �6 htm 6 aF 6 Callfumia 5tornwater SMP Handbook January 2003 Industriai and Commercial Aousekeeping Practices Description Objectives Promote efficient and safe housekeeping practices (storage, use, 12 Cover and cleanup) when handling potentially harmful materials such w Contain as fertilizers, pesticides, cleaning solutions, paint products, a Educate automotive products, and m-vimming pool chemicals. Related information is provided in BMP fact sheets SC -ii Spill n Reduce/Minimize Prevention, Control & Cleanup and SC -34 Waste Handling & ® Product Substitution Disposal. Approach Pollution Prevention ■ Purchase only the amount of material that will be needed for foreseeable use. In most cases this will result in cost savings in both purchasing and disposal. See SC -61. Safer Alternative Products for additional information. ■ Be aware of new products that may do the same job with less environmental risk and for less or the equivalent cost Total Targeted Constituents cost must be used here; this includes purchase price, - Sediment C+� transportation costs, storage costs, use related costs, clean up Nutrients Q costs and disposal costs. Trash Q Suggested Protocols Metals Q General Bacteria Q Oil and Grease Q ® Keep work sites clean and orderly. Remove debris in a timely Organics Q fashion. Sweep the area. Oxygen Demanding Q ■ Dispose of wash water, sweepings, and sediments, properly. ® Recycle or dispose of fluids properly. ■ Establish a daily checklist of office, yard and plant areas to confirm cleanliness and adherence to proper storage and security. Specific employees should be assigned specific inspection responsibilities and given the authority to remedy any problems found. • Past waste disposal charts in appropriate locations detailing for each waste its hazardous nature (poison, corrosive, flammable), prohibitions on its disposal (dumpster, drain, sewer) and the recommended disposal method (recycle, sewer, burn, storage, landfill). ® Summarize the chosen BMPs applicable to your operation and post them in appropriate conspicuous places. January 2003 California Stormwater BMP Handbook 1 of 3 Municipal SC-60 Housekeeping Practices * Require a signed checklist from every user of any hazardous material detailing amount taken, amount used, amount returned and disposal of spent material. Do a before audit of your site to establish b aseline conditions and regular subsequent audits to note any changes and whether conditions are improving or deteriorating. Keep records of water, air and solid waste quantities and quality tests and their disposition. g Maintain a mass balance of incoming, outgoing and on hand materials so you know when there are unknown losses that need to be tracked down and accounted for. ® Use and reward employee suggestions related to BM Ps, hazards, pollution reduction, work place safety, cost reduction, alternative materials and procedures, recycling and disposal. a Have, and review regularly, a contingency plan for spills, leaks, weather extremes etc. Make sure all employees know about it and what their role is so that it comes into force automatically - Training ■ Train all employees, management, office, yard, manufacturing, field and clerical in BMP -s' and pollution prevrention and make them accountable. 0 Train municipal employees who handle potentially harmful materials in goad housekeeping practices. d Train personnel who use pesticides in the proper use of the pesticides. The California Deparb.ent of Pesticide Regulation license pesticide dealers, certify pesticide applicators and conduct onsite inspections. ■ T !rain employees and contractors in proper techniques for spill containment and cleanup. The employee should have the tools and knowledge to immediately begin cleaning up a spill if one should occur. Spill Response and -Prevenitiion Refer to SC -n, Spill Prevention, Control & Cleanup. Keep your Spill. Prevention Control and Countermeasure (SPCC) plant up-to-date; and implement accordingly. ■ Have spill cleanup materials readily available and in a known location.. Cleanup spills immediately and use dry methods if possible. ■ Properly dispose of spill cleanup material. Other Considerations n There are no major limitations to this best management practice. w There are no regulatory requirements to this SMP. Existing regulations already require municipalities to properly store, use, and dispose of hazardous materials 2 of 3 Callfornla Stormwater BMP Handbook January 2003 Munlctpal VAf1Ae1ii?. r;qhmnhanrlhonks. cnm Housekeeping Practices SC -60 Requirements costs ® Minimal cost associated with this BMP. Implementation of good housekeeping practices may result in cost savings as these procedures may reduce the need for more costly BMPs. ■ Ongoing maintenance required to keep a clean site. Level of effort is a function of site size and type of activities. Supplemental Information Further Detail o, f the BW ■ The California Integrated Waste Management Board's Recycling Hotline, 1-800-553-2962, provides information on household hazardous waste collection programs and facilities. .Exwnples There are a number of communities with effective programs. The most pro -active include Santa Clara County and the City of P alo Alto, the City and County of San Francisco, and the Municipality of Metropolitan Seattle (Metro). References and Resources British Columbia Lake Stewardship Society. Best Management Practices to Protect Water Quality from Nan -Point Source Pollution. March 2000. h www.nalms.or clss zn home.html#bm King County Storznwater Pollution Control Manual - httn://dnr.metrokc.eovlwlr/dss/spcm.htm Model Urban Runoff Program: A How -To Guide for Developing Urban. Runoff Programs for Small Municipalities, Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Governments, Woodward -Clyde, Central Coast Regional Water Quality Control Board. July, 1998, Revised by California Coastal Commission., February 2002. Orange County Stormwater Program htW:l/www.oc,watersbeds.com/stormivater/swo introduction,.am San Mateo STOPPP - (hM:.jj99Mp.Wpod.com/bmp. January 2003 Callfnrnla Storrnlivater BMP Handbook: 3 of 3 MunicIpal 4 Description Pollutants on sidewalks and other pedestrian traffic areas and plazas are typically due to littering and vehicle use. This fact sheet describes good housekeeping practices that can be incorporated into the municipality's existing cleaning and maintenance program. Approach Pollution Prevention R Use dry cleaning methods whenever practical for surface cleaning activities. Objectives im Coven a ReducelMinimize ® Product Substitution Targeted Constituents Sediment - Q Nutrients Q Trash Q Metals Q Bacteria Q Oil and Grease Q Organics Q Oxygen Demanding Q ■ Use the least toxic materials available (e.g. water based Paints, gels or sprays for graffiti removal). Suggested Protocols Surface Cleaning • Regularly broom (dry) sweep sidewalk, plaza and parking lot areas to minimize cleaning with water. ■ Dry cleanup first (sweep, collect, and dispose of debris and trash) when cleaning sidewalks or plazas, then wash with or without soap. • Block the storm drain or contain runoff when cleaning with water. Discharge wash water to landscaping or collect water and pump to a tank or discharge to sanitary sewer if allowed. (Permission may be required from local sanitation district.) January 2003 Callfomla Stormwater BMP Handbook 1 of 5 Municipal www, cabmphandbooks. corn SC -71- Plaza and Sidewalk Cleaning m Block the storm drain or contain runoff when washing parking areas, driveways or drive- throughs. Use absorbents to pickup oil; then dry sweep. Clean with or without soap. Collect water and pump to a tank or discharge to sanitary sewer if allowed. Street Repair and Maintenance. Graffiti Removal • Avoid graffiti abatement activities during rain events. • Implement the procedures under Painting and Paint Removal in SC -7o Roads, Streets, and Highway Operation and Maintenance fact sheet when graffiti is removed by painting over. ■ Direct runoff from sand blasting and high pressure washing (with no cleaning agents) into a dirt or landscaped area after treating with an appropriate filtering device. • Plug nearby storm drain inlets and vacuum/pump wash water to the sanitary sewer if authorized to do so if a graffiti abatement method generates wash water containing a cleaning compound (such as high pressure washing with a cleaning compound). Ensure that a non -hazardous cleaning compound is used or dispose as hazardous waste, as appropriate. Surface Removal and Repair P Schedule surface removal activities for dry weather if possible. ® Avoid creating excess dust when breaking asphalt or concrete. ■ Take measures to protect nearby storm drain inlets prior to breaking up asphalt or concrete (e.g. place hay bales or sandbags around inlets). Clean afterwards by sweeping up as much material as possible. • Designate an area for clean up and proper disposal of excess materials. • Remove and recycle as much of the broken pavement as possible to avoid contact with rainfall and stormwater runoff. ■ When making saw cuts in pavement, use as little water as possible. Cover each storm drain inlet completely with filter fabric during the sawing operation and contain the slurry by placing straw bales, sandbags, or gravel dams around the inlets. After the liquid drains or evaporates, shovel or vacuum the slurry residue from the pavement or gutter and remove from site. ® Always dry sweep first to clean up tracked dirt. Use a street sweeper or vacuum track. Do not dump vacuumed liquid in storm drains. Once dry sweeping is complete, the area may be hosed down if needed. Wash water should be directed to landscaping or collected and pumped to the sanitary sewer if allowed. Concrete Installation and Repair Schedule asphalt and concrete activities for dry weather. 2 of 5 California 5tarmwater BMP Handbook 3anuary 2003 Municipal www. cahM Dhandhooks, com • Limit the amount of fresh concrete or cement mortar mined, mix only what is needed for the job. ® Store concrete materials under cover, away from drainage areas. Secure bags of cement after they are open. Be sure to keep wind-blown cementpowder away from streets, gutters, storm drains, rainfall, and runoff. • Return leftover materials to the transit mixer. Dispose of small amounts of hardened excess concrete, grout, and mortar in the trash. e Do not wash sweepings from expensed aggregate concrete into the street or storm drain. Collect and return sweepings to aggregate base stockpile, or dispose in the trash. a Protect applications of fresh concrete from rainfall and runoff until the material has dried. ® Do not allow excess concrete to be dumped onsite, except in designated areas. ® Wash concrete trucks off site or in designated areas on site designed to preclude discharge of wash water to drainage system. Controlling .Litter ® Post "No Littering" signs and enforce anti -litter laws. ■ Provide litter receptacles in busy, high pedestrian traffic areas of the community, at recreational facilities, and at community events. ■ Cover litter receptacles and clean out frequently to prevent leaking/spillage or overflow. • Clean parking lots on a regular basis with a street sweeper. Training • Provide regular training to field employees and/or contractors regarding surface cleaning and proper operation of equipment. s 'main employee and contractors in proper techniques for spill containment and cleanup. d Use a training log or similar method to document training. Spill Response and Prevention • Refer to SC -it, Spill Prevention, Control & Cleanup. ® Have spill cleanup materials readily available and in a known location. m Cleanup spills immediately and use dry methods if possible. • Properly dispose of spill cleanup material. January 2003 Gallforn a Stormwater BMR Handbook 3 of 5 Munlclpa# vvww.cab mphandbooks,com "'C-71 S 8 .l dSidewalk 1 - Cleaning aza Other Considerations * Limitations related to sweeping activities at large parking facilities may include current sweeper technology to remove oil and grease. * Surface cleaning activities that require discharges to the local sewering agency will require coordination with the agency. ■ Arrangements for disposal of the swept material collected must be made, as well as accurate tracking of the areas swept and the frequency of sweeping. Requirements Costs ■ The largest expenditures for sweeping and cleaning of sidewalks, plazas, and parking lots are in staffing and equipment. Sweeping of these areas should be incorporated into street sweeping programs to reduce cost. maintenance Not applicable Supplemental Information Further Detail of the BW Community education, such as informing residents about their options for recycling and waste disposal, as well as the consequences of littering, can instill a sense of citizen responsibility and potentially reduce the amount of maintenance required by the municipality. Additional BMPs that should be considered for parking lot areas include: ■ Allow sheet runoff to flow into biofilters (vegetated strip and swale) and infiltration devices. ■ Utilize sand filters or oleophilic collectors for oily waste in low concentrations. ® Arrange rooftop drains to prevent drainage directly onto paved surfaces. ■ Design lot to include semi -permeable hardscape. ■ Structural BMPs such as storm drain inlet filters can be very effective in reducing the amount of pollutants discharged from parking facilities during periods of rain. References and Resources Bay Area Stormwater Management Agencies Association (BASMAA). 1996. Pollution From Surface Cleaning Folder h www.basmaa.or Model Urban Runoff Program: A How -To Guide for Developing Urban Runoff Programs for Small Municipalities. Prepared by City of Monterey, City of Santa Cruz, California Coastal Commission, Monterey Bay National Marine Sanctuary, Association of Monterey Bay Area Government, WOOdward-Clyde, Central Coast Regional Water Quality Control Board July. 1998. 4 of 5 Galifornla Stormwater BMP Handbook January 2003 Munic'spa4 wv nor. cabin r)handbooks, com Plaza ll•_ d Sidewalk 5., Cleaning Oregon Association of Clean Water Agencies. Oregon Municipal Stormwater Toolbox for Maintenance Practices. June 1998. Orange County Stormwater Program ht www.ocwatersheds.com stonnwater s` intcoducti.on.as Santa Clara Walley Urban Runoff Pollution Prevention Program. 1997 Urban Runoff Management Plan. September 1997, updated October 2000. Santa Clara Valley Urban Runoff Pollution Prevention Program. Maintenance Best Management Practices for the Construction Industry. Brochures: Landscaping, Gardening, and Pool; Roadwork and Paving; and Fresh Concrete and Mortar Application. June 2001. San Diego Stormwater Co -permittees Jurisdictional Urban Runoff Management Plan. 2001. Municipal Activities Model Program Guidance. November. January 2QQ3 California Stormwater BMP Handbook 5 of 5 Municipal www.cabMDhandbools.com Efficient irrigation Design Objectives If Maximize Infiltration Ef Provide Retention Ll Slow Runoff Mini mize Impervious Land Coverage Prohibit Dumping of Improper Materials Contain Pollutants Collect and Convey Descriptio n Irrigation water provided to landscaped areas may result in excess irrigation water berg conveyed into stormwater drainage systems. _ Approach Proj ect plan designs for development and redevelopment should include application methods of irrigation water that minimise runoff of excess irrigation water into the storrawater conveyance system. Suitable Applications Appropriate applications include residential, commercial and industrial areas planned for development or redevelopment. (Detached residential single-family homes are typically excluded from this requirement.) Design Considerations Designing New Installatio-1,ts The following methods to reduce excessive irrigation runoff should be considered, and incorporated and implemented where determined applicable and feasible by the Permittee: ■ Employ rain -triggered shutoff devices to prevent irrigation after precipitation. s Design irrigation systems to each landscape area's specific water requirements. ■ Include design featuring flow reducers or shutoff valves triggered by a pressure drop to control water loss in the event of broken sprinkler heads or lines. ■ Implement landscape plans consistent with County or City = water conservation resolutions, which may include provision Of water sensors, programmable irrigation times (for short cycles), etc. January 2003 California Stormwlater BMP Handbook i of 2 New Development and Redevelopment S DEfficientIrrigation 11 Design timing and application methods of;r igation water to minimize the runoff of excess irrigation water into the storm water drainage system. w Group plants with similar water requirements in order to reduce excess irrigation runoff and promote surface filtration. Choose plants with low irrigation requirements (for example, native or drought tolerant species). Consider design features such as: - Using mulches (such as wood chips or bar) in planter areas without ground cover to minimize sediment in runoff - installing appropriate plant materials for the location, in accordance with amount of sunlight and climate, and use native plant materials where possible and/or as recommended by the landscape architect - Leaving a vegetative barrier along the property boundary and interior watercourses, to act as a pollutant filter, where appropriate and feasible - Choosing plants that minimize or eliminate the use of fertilizer or pesticides to sustain. growth ■ Employ other comparable, equally effective methods to reduce irrigation water runoff. Redeve�oping Existing dnstcft6ons Various jurisdictional stormwater management and mitigation plans (SUSMP, WQMP, etc.) define "redevelopment' in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. The definition of" redevelopment" must be consulted to determine whether or not the requirements for new development apply to areas untended for redevelopment. if the definition applies, the steps outlined under "designing new installations" above should be followed. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plan (SUSMP), Los Angeles County Department of Public Works, May 2002. Model Standard Urban. Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan. (WQMP) for County of Orange, Orange County Flood Control District, and the incorporated Cities of Orange County, Draft February 2003. Ventura Countywide Technical Guidance Manual. for Stormwater Quality Control Measures, July 2002. 2 of 2 California Stormwater BMP Handbook 3anuary 2003 New development and redevelopment Trash Sto Via;'' twl.r Areas SD-32 s. Description Trash storage areas are areas where a trash receptacle (s) are located for use as a repository for solid wastes. Stormwater runoff from areas where trash is stored or disposed of can be polluted. In addition, loose trash and debris can be easily transported by water or wind into nearby storm drain inlets, channels, and/or creeks. Waste handling operations that may be sources of stormwater pollution include dumpsters, litter control, and waste piles. Approach This fact sheet contains details on the specific measures required to prevent or reduce pollutants in stormwater runoff associated with trash storage and handling. Preventative measures including enclosures, containment structures, and impervious pavements to mitigate spills, should be used to reduce the likelihood of contamination.. Design Objectives Maximize Infiltration Provide Retention Slow Runoff MiniMze Impervious Land Coverage Prohibit Dumping of Improper Materials Q Contain Pollutants Collect and Convey Suitable Applications Appropriate applications include residential, commercial and industrial areas planned for development or redevelopment. (Detached residential single-family homes are typically excluded from this requirement.) Design Considerations Design requirements for waste handling areas are governed by Building and Fire Codes, and by current local agency ordinances and zoning requirements. The design criteria described in this fact sheet are meant to enhance and be consistent with these code and ordinance requirements. Hazardous waste shouldbe handled in accordance with legal requirements established in Title 22, California Code of Regulation. Wastes from commercial and industrial sites are typically hauled by either public or commercial carriers that may have design or access requirements for waste storage areas. The design criteria in this fact sheet are recommendations and are not intended to be in conflict with requirements established by the waste hauler. The waste hauler should be contacted prior to the design of your site trash collection areas. Conflicts or issues should be discussed with the local agency. Desrgning New Instullations :.........: Trash storage areas should be designed to consider the following structural or treatment control BMPs: • Design trash container areas so that drainage from adjoining roofs and pavement is diverted around the area(s) to avoid run-on. This might include berming or grading the waste handling area to prevent run-on of stormwater. ■ Dake sure trash container areas are screened or walled W prevent off-site transport of trash.; a January 2003 California Stormwater BMP Handbook 1 of 2 New Development and Redevelopment www, cabmrahandbooks. oom SD-32 Trash Use lined bins or dumpsters to reduce leaking of liquid waste. * Provide roofs, awnings, or attached lids on all trash containers to minimize direct Precipitation and prevent rainfall from entering containers. * Pave trash storage areas with an impervious surface to mitigate spills. ® Do not locate storm drains in immediate vicinity of the trash storage area. Post signs on all dumpsters informing users that hazardous materials are not to be disposed of therein - Redeveloping Existing Installations Various jurisdictional storzm-vater management and mitigation plans (SUSMP, WQMP, etc.) define "redevelopment" in terms of amounts of additional impervious area, increases in gross floor area and/or exterior construction, and land disturbing activities with structural or impervious surfaces. The definition of" redevelopment" must be consulted to determine whether or not the requirements for new development apply to areas intended for redevelopment. If the definition applies, the steps outlined under "designing new installations" above should be followed. Additional Information Maintenance Considerations The integrity of structural elements that are subject to damage (i.e., screens, covers, and signs) must be maintained by the owner/operator. Maintenance agreements between the local agency and the owner/operator may be required. Some agencies will require maintenance deed restrictions to be recorded of the property title. If required by the local agency, maintenance agreements or deed restrictions must be executed by the owner/operator before improvement plans are approved. Other Resources A Manual for the Standard Urban Stormwater Mitigation Plaza (SUSMP), Los Angeles County Departinent of Public Works, May 2oo2. Model Standard Urban. Storm Water Mitigation Plan (SUSMP) for San Diego County, Port of San. Diego, and Cities in San Diego County, February 14, 2002. Model Water Quality Management Plan (WQMP) for County of Orange, Orange County.Flood Control District, and the Incorporated Cities of Orange County, Draft February 2003, Ventura Countywide Technical Guidance Manual for Stormwater Quality Control Measures, July 2002. 2 of 2 California Stormwater BMP Handbook 3anuary 2003 New Development and Redevelopment m vvw,cabmphandbooks.com m Description As a consequence of its function, the stormwater conveyance system collects and transports urban runoff and stormwater that may contain certain pollutants. The protocols in this fact sheet are intended to reduce pollutants reaching receiving waters through proper conveyance system operation and maintenance. Approach Pollution Prevention Maintain catch basins, stormwater inlets, and other stormwater conveyance structures on a regular basis to remove pollutants, reduce high pollutant concentrations during the first flush of storms, prevent clogging of the downstream conveyance system, restore catch basins' sediment trapping capacity, and ensure the system functions properly hydraulically to avoid flooding. Suggested Protocols Catch Basins/Inlet Structures ■ Staff should regularly inspect facilities to ensure compliance with the following: - Immediate repair of any deterioration threatening structural integrity. - Cleaning before the sump is 40% full. Catch basins should be cleaned as frequently as needed to meet this standard. - Stenciling of catch basins and inlets (see SC34 Waste Handling and Disposal). �1 ®bjectives s Reduce/Minimize Targeted Constituents Sediment ✓f Nutrients Trash ,0 Metals Bacteria Oil and Grease Organics S- Clifornla stormwater duality B Association January 2003 California 5torMwater BMP Handbook 1 of 6 Industrial and Commercial vvww. cabmph and books. com SC -44 Drainage SystemMaintenance _fid'3 ,1..{a_ evra:�-sx--sa-x•..r,--.-c.�s�".�:: --_ ��-.-_�;•.. -sr, _� ,o:.r�.xm::xy �-„•��r-�...-.�e�-� �rr_.s: - •.-ms -„�. ® Clean catch basins, storm drain inlets, and other conveyance structures before the wet season to remove sediments and debris accumulated during the summer. ■ Conduct inspections more frequently during the wet season for problem areas where sediment or trash accumulates more often. Clean and repair as needed. ■ Keep accurate logs of the number of catch basins cleaned. ■ Store wastes collected from cleaning activities of the drainage system in appropriate containers or temporary storage sites in a manner that prevents discharge to the storm drain. ■ Dewater the wastes if necessary with outflow into the sanitary sewer if permitted. Water should be treated with an appropriate filtering device prior to discharge to the sanitary sewer. If discharge to the sanitary sewer is not allowed, water should be pumped or vacuumed to a tank and properly disposed. Do not dewater near a storm drain or stream. Storm Drain Conveyance System ■ Locate reaches of storm drain with deposit problems and develop a flushing schedule that keeps the pipe clear of excessive buildup. ■ Collect and pump flushed effluent to the sanitary sewer for treatment whenever possible. Pump Stations ■ Clean all storm drain pump stations prior to the wet season to remove silt and trash. ■ Do not allow discharge to reach the storm drain system when cleaning a storm drain pump station or other facility. ■ Conduct routine maintenance at each pump station. ■ Inspect, clean, and repair as necessary all outlet structures prior to the wet season. Open Channel ■ Modify storm channel characteristics to improve channel hydraulics, increase pollutant removals, and enhance channel/creek aesthetic and habitat value. Conduct channel modification/improvement in accordance with existing laws. Any person, government agency, or public utility proposing an activity that will change the natural (emphasis added) state of any river, stream, or lake in California, must enter into a Steam or Lake Alteration Agreement with the Department of Fish and Game. The developer -applicant should also contact local governments (city, county, special districts), other state agencies (SWRCB, RWQCB, Department of Forestry, Department of Water Resources), and Federal Corps of Engineers and USFWS. Illicit Connections and Discharges ■ Look for evidence of illegal discharges or illicit connections during routine maintenance of conveyance system and drainage structures: - Is there evidence of spills such as paints, discoloring, etc? 2 of 6 California Stormwater BMP Handbook January 2003 Industrial and Commercial www.cabmphandbooks.com �� - System z Maintenance SC-44 •� ]E�� -� m�m=,a-..7-���r.,s�e�..,x-,� �. -. •..-, ..�nsr,,.x�s.�� ...uc-.m..� _-. .,r�-n„¢a.. .�.+._,_.�� =s.. �.s��r. _r�.,..:aa..�::n•�-as�.�.:r, .—...��:��-a - Are there any odors associated with the drainage system? - Record locations of apparent illegal discharges/illicit connections? - Track flows back to potential dischargers and conduct aboveground inspections. This can be done through visual inspection of upgradient manholes or alternate techniques including zinc chloride smoke testing, fluorometric dye testing, physical inspection testing, or television camera inspection. - Eliminate the discharge once the origin of flow is established. ® Stencil or demarcate storm drains, where applicable, to prevent illegal disposal of pollutants. Storm drain inlets should have messages such as "Dump No Waste Drains to Stream” stenciled next to them to warn against ignorant or intentional dumping of pollutants into the storm drainage system. ■ Refer to fact sheet SC -10 Non-Stormwater Discharges. Illegal Dumping m Inspect and clean up hot spots and other storm drainage areas regularly where illogal dumping and disposal occurs. w Establish a system for tracking incidents. The system should be designed to identify the following: - Illegal dumping hot spots - Types and quantities (in some cases) of wastes - Patterns in time of occurrence (time of day/night, month, or year) - Mode of dumping (abandoned containers, "midnight dumping" from moving vehicles, direct dumping of materials, accidents/spills) - Responsible parties ■ Post "No Dumping" signs in problem areas with a phone number for reporting dumping and disposal. Signs should also indicate bines and penalties for illegal dumping. A Refer to fact sheet SC -10 Non-Stormwater Discharges. Training • Train crews in proper maintenance activities, including record keeping and disposal. • Allow only properly trained individuals to handle hazardous materials/wastes. • Have staff involved in detection and removal of illicit connections trained in the following: - OSHA -required Health and Safety Training (29 CFR igwa20) plus annual refresher training (as needed). January 2003 California Stormwater BMP Handbook 3 of 6 Industrial and Commercial www.cabmphandbooks.com SC-44Drainage System s Maintenance - OSHA Confined Space Entry training (Cal -OSHA Confined Space, Title 8 and Federal OSHA 29 CFR 1910-146). Procedural training (field screening, sampling, smoke/dye testing, TV inspection). Spill Response and Prevention Investigate all reports of spills, leaks, and/or illegal dumping promptly. Clean up all spills and leafs using "dry" methods (with absorbent materials and/or rags) or dig up, remove, and properly dispose of contaminated soil. s Refer to fact sheet SC -11 Spill Prevention, Control, and Cleanup. Other Considerations (Limitations and Regulations) m Clean-up activities may create a slight disturbance for local aquatic species. Access to items and material on private property may be limited. Trade-offs may exist between channel hydraulics and water quality/riparian habitat. If storm channels or basins are recognized as wetlands, many activities, including maintenance, maybe subject to regulation and permitting. m Storm drain flushing is most effective in small diameter pipes (36 -inch diameter pipe or less, depending on water supply and sediment collection capacity). Other considerations associated with storm drain flushing may include the availability of a water source, finding a downstream area to collect sediments, liquid/sediment disposal, and prohibition against disposal of flushed effluent to sanitary sewer in some areas. m Regulations may include adoption of substantial penalties for illegal dumping and disposal. ■ Local municipal codes may include sections prohibiting discharge of soil, debris, refuse, hazardous wastes, and other pollutants into the storm drain system. Requirements Costs ■ An aggressive catch basin cleaning program could require a significant capital and O&M budget. ® The elimination of illegal dumping is dependent on the availability, convenience, and cost of alternative means of disposal. The primary cost is for staff time. Cost depends on how aggressively a program is implemented. Other cost considerations for an illegal dumping program include: - Purchase and installation of signs. - Rental of vehicle(s) to haul illegally -disposed items and material to landfills. - Rental of heavy equipment to remove larger items (e.g., car bodies) from channels. - Purchase of landfill space to dispose of illegally -dumped items and material. 4 of 6 California Stormwater SMP Handbook January 2003 industrial and Commercial wthow rnhmnhanrihnnkc_rnm wrainage System Maintenance SC -44 im Methods used for illicit connection detection (smoke testing, dye testing, visual inspection, and flow monitoring) can be costly and time-consuming. Site-specific factors; such as the level of impervious area, the density and ages of buildings, and type of land use will determine the level of investigation necessary. Maintenance m Two -person teams maybe required to clean catch basins with vactor trucks. v, Teams of at least two people plus administrative personnel are required to identify illicit discharges, depending on the complexity of the storm sewer system. • Arrangements must be made for proper disposal of collected wastes. • Technical staff are required to detect and investigate illegal dumping violations. Supplemental Information Further Detail of the BMP Storm Drain Flushing Flushing is a common maintenance activity used to improve pipe hydraulics and to remove - pollutants in storm drainage systems. Flushing may be designed to hydraulically convey accumulated material to strategic locations, such as an open channel, another point where flushing will be initiated, or the sanitary sewer and the treatment facilities, thus preventing resuspension and overflow of a portion of the solids during storm events. Flushing prevents "plug flow" discharges of concentrated pollutant loadings and sediments. Deposits can hinder the designed conveyance capacity of the storm drain system and potentially cause backwater conditions in severe cases of clogging. Storm drain flushing usually takes place along segments of pipe with grades that are too flat to maintain adequate velocity to keep particles in suspension. An upstream manhole is selected to place an inflatable device that temporarily plugs the pipe. Further upstream, water is pumped into the line to create a flushing wave. When the upstream reach of pipe is sufficiently full to cause a flushing wave, the inflated device is rapidly deflated with the assistance of a vacuum pump, thereby releasing the backed up water and resulting in the cleaning of the storm drain segment. To further reduce impacts of stormwater pollution, a second inflatable device placed well downstream may be used to recollect the water after the force of the flushing wave has dissipated. A pump may then be used to transfer the water and accumulated material to the sanitary sewer for treatment. In some cases, an interceptor structure may be more practical or required to recollect the flushed waters. It has been found that cleansing efficiency of periodic flush waves is dependent upon flush volume, flush discharge rate, sewer slope, sewer length, sewer flow rate, sewer diameter, and population density. As a rule of thumb, the length of line to be flushed should not exceed loo feet. At this maximum recommended length, the percent removal efficiency ranges between 65- 375% for organics and 55-65% for dry weather grit/inorganic material. The percent removal efficiency drops rapidly beyond that. Water is commonly supplied by a water truck, but fire hydrants can also supply water. To make the best use of water, it is recommended that reclaimed water be used or that fire hydrant line flushing coincide with storm sewer flushing. January 2003 California 5tormwater BMP Handbook 5 of 6 Industrial and Cornmercial www.cabmphandbooks.com aiN.�, &+.. x �r _��a - til -` 3 ■�' _�-�_.,.n._ti��,�:�.-_,�,.,err.,.�-., �r�,;::,.,�--�:.�._x��.:,..��-:,�,,n:��:a--..=.�::•�.,:��-.YAM--.�_.,- References and Resources California's Nonpoint Source Program Pian http://www.swrcb.ca.gov/nps/index.html Clark County Storm Water Pollution Control Manual LtW:I/www.co-clarl�.wa.us/pubworks/bmi)man.pdf Ferguson, BIC 1991. Urban Stream Reclamation, P. 324-322> Journal of Soil and Water Conservation. King County Storm Water Pollution Control Manual hup:lldnr.metrolce.gov./wIr.L!IssLspem.htm Oregon Association of Clean Water Agencies. Oregon Municipal Stormwater Toolbox for Maintenance Practices. June 1998. Santa Clara Valley Urban Runoff Pollution Prevention Program ft_ //www.scvurppu.org The Storm Water Managers Resource Center htW://www.stormwatercenter.net United States Environmental Protection Agency (USEPA). 2002. Pollution Prevention/Good Housekeeping For Municipal Operations Storm Drain System Cleaning. On line: - h=:Zlwww-oa.gov/apdes/menuofbMps/poll 16.htm 6 of 6 California Stormwater BMP Handbook January 2003 Industrial and Commercial www.cabmDhandbool:s.com Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment 6 Calculations Airspace Tustin North OC Priority WQMP Template August 17 2011 L 1000 900 800 700 ,.We .04E m m w c �- 400 v 350 0 o 300 c 0 250 J I— 150 w E al LVA I,kwA TcI LIMITATIONS- 100 1, Maximum length = 1000 Feet 90 2. Maximum area = 10 Acres 80 L=191.38' Undevelo Fair over g a 6 0 H = '0 H=2.75 14 ndeveloped gsoo400 20 19 Poor Cover 100 0 zo z 7 ^ C 300 60 Tc=6 min o a o 200 17 N spm o 50Eoc 0 O „ w 0 60 a 0 067 40 19 E 30 _KE 20 CL 0) c c 20 L -H -Tc - K -Tc' � i c � 35 c a K P1 30 Undeveloped Good Cover 0 Tc 5-7 (min) 2 7 m ie 10 3 6 I I 13 25 Undevelo Fair over 0 a 6 0 30 = 14 ndeveloped l Z� 15 20 19 Poor Cover 100 0 zo z •2 16 18 Single Family °¢ c 17 1 (5-7 DU/AC) 18 6 15 Commercial (Paved) -` 19 14 u _KE 20 13 L -H -Tc - K -Tc' 12 II � 10 Pi Development 9 0- Apartment 75- Mobile Home 8 65- C d 7 6 100 5 4 ORANGE COUNTY HYDROLOGY MANUAL 25 IV V" ommwm 60- Single Family -5,000 ft 2 Lot j 40 -Single Family -1 /4 Acre Lot 35 20- Single Family - I Acre Lot 15 - Developed Open Space 10 - Single Family -2 1/2 Acre Lot 40 EXAMPLE= (I) L= 550, H=5.0', K=Single Family (5-7 DU/AC) Development, Tc=12.6 min. (2) L= 550'9 H= 5.011 K= Commercial Development Tc=9.7 min. TIME OF CONCENTRATION NOMOGRAPH FOR INITIAL SUBAREA D-4 Figure D-1 0 u w 0 30 m V" ommwm 60- Single Family -5,000 ft 2 Lot j 40 -Single Family -1 /4 Acre Lot 35 20- Single Family - I Acre Lot 15 - Developed Open Space 10 - Single Family -2 1/2 Acre Lot 40 EXAMPLE= (I) L= 550, H=5.0', K=Single Family (5-7 DU/AC) Development, Tc=12.6 min. (2) L= 550'9 H= 5.011 K= Commercial Development Tc=9.7 min. TIME OF CONCENTRATION NOMOGRAPH FOR INITIAL SUBAREA D-4 Figure D-1 L 1000 900 800 700 ,.We ... m m w G �- 400 v 350 0 o 300 c 0 250 J L aGi 200 J I— 150 w C O V 0 w E TcI E N LIMITATIONS: o 100 0 1, Maximum length = 1000 Feet Tc 90 g 2. Maximum area = 10 Acres 5-7 80 70 60 L=170.26' H=1.94 Tc=6 d ki H500 g •2 ^ m `ao 400 300 200 (mw 6 - 7- 0 I- 0 w m c E c u F- C 0 O G m u G PI Development 0 9 0- Apartment ,.. 0 75- Mobile Home 30- 8 65- C d0 7 6 100 5 4 ORANGE COUNTY HYDROLOGY MANUAL V" ommwm 60- Single Family -5,000 ft 2 Lot P j 40 -Single Family -1 /4 Acre Lot 35 20- Single Family - I Acre Lot 15 -Developed Open Space 10 - Single Family -2 1/2 Acre Lot 40 EXAMPLE= (I) L= 550, H=5.0', K=Single Family (5-7 DU/AC) Development, Tc=12.6 min. (2) L= 550'9 H= 5.011 K= Commercial Development Tc=9.7 min. TIME OF CONCENTRATION NOMOGRAPH FOR INITIAL SUBAREA D-4 Figure D-1 N m a0= o 50Eoc 0 O „ w 0 60 g 0 067 40 0"A 30 90 (r) m 20 35 c a 0 ie 10 3 K PL 4 (!) I I 30 Undeveloped 0 Good Cover m 2 25 Undeveloped 0 c 1.0 Fair Cov 13 6 14 Und oped0 = 0 '4 1 15 �2 20 19 P r Cover , zo 2 16 18 Single Family °¢ c 17 17 (5-7 DU/AC) 4) 18 16 1 Commercial (Paved) -` 19 14 u _KE 20 13 L -H -Tc -K -Tc' 12 II�25 10 0 I- 0 w m c E c u F- C 0 O G m u G PI Development 0 9 0- Apartment ,.. 0 75- Mobile Home 30- 8 65- C d0 7 6 100 5 4 ORANGE COUNTY HYDROLOGY MANUAL V" ommwm 60- Single Family -5,000 ft 2 Lot P j 40 -Single Family -1 /4 Acre Lot 35 20- Single Family - I Acre Lot 15 -Developed Open Space 10 - Single Family -2 1/2 Acre Lot 40 EXAMPLE= (I) L= 550, H=5.0', K=Single Family (5-7 DU/AC) Development, Tc=12.6 min. (2) L= 550'9 H= 5.011 K= Commercial Development Tc=9.7 min. TIME OF CONCENTRATION NOMOGRAPH FOR INITIAL SUBAREA D-4 Figure D-1 L 1000 900 800 700 .04E m m w c �- 400 V 350 0 OF 300 c 0 250 J L aci 200 J I— 150 w E DMA -C Tc' LIMITATIONS- 100 1. Maximum length = 1000 Feet 90 2. Maximum area = 10 Acres Tc 5-7 (min) 7 6 -- 7 8— 35 c 10 a 0 ie 80 L=91.81' 3 K PL � H (!) I I 7 0 H=1.8 Undeveloped 0 500 � g aao 60 Undeveloped ' .�aD Tc=6.5min Fair Cover = 13 5 200 Undeveloped -.1c, 0 a 1 15 �2 20 Poor Cover 6. CL pp E o'c o 50 6. 0 .� 0 „ *0 o 60 18 17 Single Family 0 0 (D 6740 17 16 (5-7 DU/AC) E o "� 30 15 0) 90 -` m 20 14 � i c _KEY 20 Tc 5-7 (min) 7 6 -- 7 8— 35 c 10 a 0 ie 3 K PL � 3 (!) I I 30 Undeveloped 0 Good Cover m m 2 25 Undeveloped 0 c 1.0 Fair Cover = 13 5 14 Undeveloped -.1c, 0 a 1 15 �2 20 Poor Cover 0 19 20 16 18 17 Single Family 17 16 (5-7 DU/AC) a� 18 15 Commerci (Pave 90 -` m 19 14 u _KEY 20 13 m L -H -Tc - K -Tc' 12 `Zl_ II�25 a� 10 as I- 0 w m c E c u F- c 0 0 c m u c P Development u 9 80- Apartment ,.. 6 �Xo 5 4 ORANGE COUNTY HYDROLOGY MANUAL 0 75- Mobile Home 30 65- Condominium m 60- Single Family -5,000 ft2 Lot j 40 - Single Family -1 /4 Acre Lot 35 20- Single Family - I Acre Lot 15 - Developed Open Space 10 - Single Family -2 1/2 Acre Lot 40 EXAMPLE. (I) L= 550, H=5.0', K=Single Family (5-7 Du/AC) Development, Tc=12.6 min. (2) L=550'9 H=5.0 I I K= Commercial Development Tc=9.7 min. TIME OF CONCENTRATION NOMOGRAPH FOR INITIAL SUBAREA D-4 Figure D-1 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA -A Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 6 Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= 225 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— .225 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.69 acres 2 Enter Project Imperviousness, imp (unitless) imp= .78 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .74 4 Calculate design flowrate, Qdesign— (C x Idesign x A) Qdesign= 0.1 1 4 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations 90% U 90% — u 70% 60 �- CL Q 50% 40% _ I r cu 30 M +doe 20% � trr �r �r 10% r 011A — 0_00 0.05 Tic >= 60 minutes a.—Tc = 30 minutes _Tc = 20 minutes Te = 10 minutes —Tc <= 5 minutes Extrapolated Data —1 . - 0.10 0.15 0.20 4.25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA- B Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 6 Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= 225 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— .225 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.46 acres 2 Enter Project Imperviousness, imp (unitless) imp= .89 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .82 4 Calculate design flowrate, Qdesign— (C x Idesign x A) Qdesign= 0.09 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations 90% U 90% u 70% 60 CL 40% _ cu 30 M I'Fle 20%]? 10% r 00/0 — 0_00 0.05 Tic >= 60 minutes —&—Tc = 30 minutes —Tc = 20 minutes Te = 10 minutes _Tc <= 5 minutes - - Extrapolated Data —1 . . . 0.10 0.15 0.20 4.25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA -C Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 6.5 Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= .25 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A % Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— .25 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0,24 acres 2 Enter Project Imperviousness, imp (unitless) imp= .91 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .84 4 Calculate design flowrate, Qdesign— (C x Idesign x A) Qdesign= 0.05 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 100% 8D% ���M iiii AAAAeeee���� 1� 7i 60% YL •f 4f - I ' Tc >- 60 renin Mises —'Te = 30 minutes a 30110 4F —Tc;-- 20 Minutes o �r ,�'' Tc = 14 minutes orF —Q Tc <= 5 minutes 1 i* Extrapolated data 0-00 0.05 0-10 0.15 O] 20 0-25 0.30 O1 35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA- D Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 5.5 Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= .25 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A % Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— .25 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.18 acres 2 Enter Project Imperviousness, imp (unitless) imp= .57 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .58 4 Calculate design flowrate, Qdesign— (C x Idesign x A) Qdesign= 0.026 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations 90% - U 90% u 0 70% 60 a.+ CL Zo M 50% 40% _ I r r jF W 30 M I'Fle 20% ]? 10% r 01/8 — 0_00 0.05 —Tc >= 60 minutes —B—Tc = 30 minutes _Tc = 20 minutes Te = 10 minutes -—Tc <= 5 minutes - - Extrapolated Data —1 I I 0.10 0.15 0.20 0_25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA -El Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 5. Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= .375 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— •375 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.07 acres 2 Enter Project Imperviousness, imp (unitless) imp= .73 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .7 4 Calculate design flowrate, Qdesign— (C x Idesign x A) Qdesign= 0.01 9 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations 90% - U 90% II u 0 70% 60 CL Zo M 50% 40% _ I r r �} cu 30 M I'Fle 20% ]? 10% r 00A — 0_00 0.05 —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 II I —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA -E2 Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 5. Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= .375 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— •375 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.03 acres 2 Enter Project Imperviousness, imp (unitless) imp= .82 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .77 4 Calculate design flowrate, Qdesign— (C x Idesign x A) Qdesign= 0.01 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations 90% - U 90% II u 0 70% 60 CL Zo M 50% 40% _ I r r �} cu 30 M I'Fle 20% ]? 10% r 00A — 0_00 0.05 —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 II I —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA -E3 Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 5. Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= .375 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— •375 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.01 acres 2 Enter Project Imperviousness, imp (unitless) imp= 1.0 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .9 4 Calculate design flowrate, Qdesign= (C x Idesign x A) Qdesign= 0.002 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations 90% - U 90% II u 0 70% 60 CL Zo M 50% 40% _ I r r �} cu 30 M I'Fle 20% ]? 10% r 00A — 0_00 0.05 —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 II I —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA -E4 Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 5. Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= .375 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— •375 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.04 acres 2 Enter Project Imperviousness, imp (unitless) imp= 1.0 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .9 4 Calculate design flowrate, Qdesign— (C x Idesign x A) Qdesign= 0.01 5 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations 90% - U 90% II u 0 70% 60 CL Zo M 50% 40% _ I r r �} cu 30 M I'Fle 20% ]? 10% r 00A — 0_00 0.05 —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 II I —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES DMA -E5 Worksheet D: Capture Efficiency Method for Flow -Based BMPs Step 1: Determine the design capture storm depth used for calculating volume 1 Enter the time of concentration, Tc (min) (See Appendix IV.2) Tc= 5. Using Figure III.4, determine the design intensity at which the estimated time of concentration (TJ achieves 80% capture 1,= .375 in/hr 2 efficiency, 11 3 Enter the effect depth of provided HSCs upstream, dHsc dHsc= N/A inches (inches) (Worksheet A) Enter capture efficiency corresponding to dHsc, Y2 4 (Worksheet A) Y2= N/A Using Figure III.4, determine the design intensity at which 5 the time of concentration (Tc) achieves the upstream capture 12= N/A efficiency(Y2), /2 Determine the design intensity that must be provided by 6 BMP, ldesign= 11-12 Idesign— •375 Step 2: Calculate the design flowrate 1 Enter Project area tributary to BMP (s), A (acres) A= 0.01 acres 2 Enter Project Imperviousness, imp (unitless) imp= 1.0 3 Calculate runoff coefficient, C= (0.75 x imp) + 0.15 C= .9 4 Calculate design flowrate, Qdesign— (C x Idesign x A) Qdesign= 0.004 cfs Supporting Calculations Describe system: Provide time of concentration assumptions: III -24 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet D: Capture Efficiency Method for Flow -Based BMPs Graphical Operations 90% - U 90% II u 0 70% 60 CL Zo M 50% 40% _ I r r �} cu 30 M I'Fle 20% ]? 10% r 00A — 0_00 0.05 —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 II I —Tc >= 60 minutes —a—Tc = 30 minutes _Tc = 20 minutes Te - 10 minutes —� Tc <= 5 minutes $ - Extrapolated Data -I . 0.10 0.15 0.20 0-25 0.30 0.35 0-40 Design Intensity, in/hr Provide supporting graphical operations. See Example III.7. III -25 December 20, 2013 L 1000 900 800 700 .04E m w c �- 400 v 350 0 o 300 c ° 250 J L 200 J I— 150 9 A F."M Tc' 100 LIMITATIONS: 1. Maximum length = 1000 Feet TC 90 2. Maximum area = 10 Acres 5 .. (min) 80 L=53.17' d '° H =1.77 $ H 6 a g 60 ' •Q ^ 300 ' Tc=5.5min mao 200 7 m N EOC 100 m E 50 0 so E CL o"o 60 CL m m 6 ao m m E °`"'" 30 0 CL 0) c m 20 g p m 35 - 0 m 1e 10 E CL 1i K Ell4 (/ 11 30 Undeveloped 0 m 2 12 c Good Cover y N °1 25 Undeveloped 0 c 1. 13 Fair Cover 6 14 ° w E x Undeveloped 1 l2 15 0 c 20 Poor Cover 2 19 20 .2 16—.s 8 � Single Family 17 E 18—S 16 c o_ 15 Commercial-` (Paved) 19 14 u _KE 20 6.13 m L -H -Tc -K -Tc' c c U 12 a� ..// 25 u PI evelopment v E 9 - Apartment o �. 5- Mobile Home 30- 8 65- C dm 7 100 5 4 ORANGE COUNTY HYDROLOGY MANUAL V" ominlum 60- Single Family -5,000 ft 2 Lot j 40 - Single Family -1 /4 Acre Lot 35 20- Single Family - I Acre Lot 15 -Developed Open Space 10 - Single Family -2 1/2 Acre Lot 40 EXAMPLE. (I) L= 550', H=5.0', K=Single Family (5-7 DU/AC) Development, Tc=12.6 min. (2) L= 550'9 H= 5.0', K= Commercial Development Tc=9.7 min. TIME OF CONCENTRATION NOMOGRAPH FOR INITIAL SUBAREA D-4 Figure D-1 m m000000000 ���N�soso N 0 V1 a 0 0 0 0 0 0 0 0 0 0 M M 0 0 0 0 0 M M M 0 0 0 Z C C m m vt N tD 111 0 0 V1 1l1 0 0 0 V1 1l1 V1 u r N o r N M 0 0 0 OC W u i vta n m N O n ao n N x LL W tD = M N r � .i o m n � 1Mr1 Z W � � Q N� 111 N� O N O N d .0 Y N N N N V1 N V1 V1 V1 a a r ao o 0 0 0 0 0 0 0 0 � VN n ao 0 0 a m m 1n 0 0 0 1� n n 0 0 O O O m m m 0 0 0 off° n� M M n O O n N N M M N G N O O n M N e e e Q N K W a N V1 O1 ^1 1n m m m m Q W m (.1 m W N M V Vl W a v1 OW m .ti n 1n v M O o o N M N W a 6 0 W e a 0 0 0 0 0 0 0 0 0 0 1' Q M d M M O N M M K N O O n M H N N N Q N Z W Q D Q C U > O N V � y E E o 0 0 N p 1 v }v 5 a 5 a d � d U N U C7 z m ci m F- 0 u o x v u m v o ao m o v 1n v1 n� n o m o� h O N N o r N M 0 0 0 OC W a VI Vf W a N 0 0 N 7 N W a 1p N V N a eaN°.+°00000 W O o o o o o o o o 1' Q V 1p n� M M n O O n N N M M N G N O O n M N N Q N Z Q W m (.1 m W N M V Vl Q g rl W J u N m V m N V N Zb ti M LD r1l m W N O W m N N O N N O U E n W W ui rn W rn rn rn jp U w- Ln 0 0 0 0 0 0 0 0 0 c n O F O O Ln n z O W Il m W v Cl W Lq 0 O o al 0 O 0 O 0 O a 0 0 0 0. 0 v a E N N O n N m 0 0 0 lD K3 i m m o a n W 0 0 0 W 'j o o c -i o o o o ci o o O ` M N N O I, M N r ri M E VI V N . o 0 0 0 0 V _i X a Q N Q y M N V W V M o O Ol 7 W M V M 0 r^ Ln rn M N Del N .i "'� N O Ol m Vl V N M V c -I lA N Ol c-1 O V lD O v a 0 d L Q N n Ln o W W 7 O n O tD N W N N O D N m o r" 0 0 0 W OJ t a OM O 10 N O O O oo W W W W W W W W W Z + N ei N N ci N N N N gala ,O G .� O o o o o o o O O K OOl tD V W Qb u1 tD O u O M M Ln p G! w w v mm Ln •--I o vl ^4 m m v W O M N NO V l!1 N M M Q 7 N NN I n M �--I ei N N Q W OD W W W W W W W _ 01 ¢ m U O•--� w N w m w V w Ln w N p O c "" 0 0 0 0 0 0 0 0 0 � a 0 m W U W m N N O N N O p. V V O O 'T I, to O Ln jp U E W O W O concLn O O ul O ro O O o m O O 6 c T F Ln n O a acO 3 N N O n N m 0 0 0 lD o m m o a n W 0 0 0 W 'j o o c -i o o o o ci o o v a E v Q O y M N V W V M o O Ol w r N O O O O o O O d' .i u O O O O O O O O O ci a N Q O OM O 10 N O O O oo N oo O o m -4 c -I ci gala v ¢ u1 W O u O M M Ln lD"�"� N �' Ln •--I N N 111 O -I N � r v L a O� W OD W W W W W W W 40 G "" 0 0 0 0 0 0 0 0 0 6 o i m a W m V 14 m Q t6 0 0 0 0 0 0 0 0 0 rl o N w m mo Ln Q fp m Ni O N O N n O I N V1 Ln I, Q N Q 0m ¢ W U 0 •-i w N w M w V w Ln w o c 'a 0 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment C Orange County Technical Guidance Maps Airspace Tustin North OC Priority WQMP Template August 17 2011 Pxw SlZdI IOL mainianO�a{ompuno��olgldap-pZ-IAXa�n6y 39ZS6\S IZOIIOL A{iligosoa3uoi{oi{I4ul\sl�odab\sPxW\$19-9\39256\-d V0 '00 3°JNVNO —' o HbCPAamn0 xa)M,pa>nps, ^�./uJAa��HobrUMiM V vb�UM N (02 abdMa a3ddrm �1� A.LMRoa HCHWHO aJLH©M X Pxw SlZdI IOL mainianO�a{ompuno��olgldap-pZ-IAXa�n6y 39ZS6\S IZOIIOL A{iligosoa3uoi{oi{I4ul\sl�odab\sPxW\$19-9\39256\-d Vo '00 30NVNO } Bu..aau.ea3,a m P--py cu N3HU3 ELLOAM-12oUEVE MdcS OMHH161d ����d� oRtl� 3:�dd °' CMAIVNe A.LMWJLLda3Rn8 AIM= 3UKWUO � X pxw't EE0010L NII!9oltlaongpays2�oMAaai�aloAo��alpo�uo5-oE-I�Xain6�d 39696\S 1601106 A,pqosoa9\39696\:d 1/10/2020 Precipitation Frequency Data Server (D NOAA Atlas 14, Volume 6, Version 2 Location name: Tustin, California, USA* Latitude: 33.7145*, Longitude: -117.8372° Elevation: 69.83 ft** * source: ESRI Maps ** source: USGS POINT PRECIPITATION FREQUENCY ESTIMATES Sanja Perica, Sarah Dietz, Sarah Heim, Lillian Hiner, Kazungu Maitaria, Deborah Martin, Sandra Pavlovic, Ishani Roy, Carl Trypaluk, Dale Unruh, Fenglin Yen, Michael Yekta, Tan Zhao, Geoffrey Bonnin, Daniel Brewer, Li -Chuan Chen, Tye Parzybok, John Yarchoan NOAA, National Weather Service, Silver Spring, Maryland PF tabular I PF graphical I Maps & aerials PF tabular 11 PDS -based point precipitation freauencv estimates with 90% confidence intervals (in inches)l 11 Average recurrence interval (years) 1 2 5 10 25 50 100 200 500 1000 5 -min 0.114 0.149 0.195 0.235 0.290 0.334 0.379 0.428 0.495 0.550 (0.096-0.137) (0.124-0.179) (0.163-0.236) (0.194-0.286) (0.232-0.366) (0.261-0.431) (0.289-0.503) (0.316-0.585) (0.350-0.708) (0.374-0.815) 10 -min 0.163 0.213 0.280 (0.137-0.196) (0.178-0.257) (0.234-0.339) 15 -min 0.197 0.257 0.339 (0.166-0.238) (0.216-0.310) (0.283-0.409) 0.336 0.415 0.478 0.544 0.613 0.710 0.788 (0.279-0.410) (0.332-0.525) (0.374-0.618) (0.414-0.722) (0.453-0.838) (0.502-1.01) (0.537-1.17) 0.407 0.502 0.578 0.658 0.741 0.859 0.953 0 ( .337-0.496) (0.401-0.635) (0.452-0.748) (0.500-0.873) (0.548-1.01) (0.607-1.23) (0.649-1.41) 30 -min 0.275 0.358 0.472 0.566 0.699 0.805 0.916 1.03 1.20 1.33 (0.231-0.331) (0.300-0.432) (0.394-0.570) (0.469-0.691) (0.559-0.884) (0.629-1.04) (0.697-1.22) (0.763-1.41) (0.845-1.71) (0.904-1.97) 60 -min 0.380 0.496 0.653 0.784 (0.319-0.458) (0.416-0.598) (0.545-0.789) (0.649-0.956) 2 -hr 0.548 0.716 0.944 1.13 (0.460-0.660) (0.600-0.864) (0.788-1.14) (0.939-1.38) 0.968 2.79 F 1.27 1.43 1.66 1.84 (0.773-1.22) (0.870-1.44) (0.964-1.68) 1 (1.06-1.95) 1 (1.17-2.37) 1 (1.25-2.72) --l.-84--]F--2.-07--]F-2.41 3.664.69 11.8 2.68 1.40 1.61 (1.12-1.77) 1 (1.26-2.09) 1 (1.40-2.44) 1 (1.53-2.84) 1 (1.70-3.44) 1 (1.82-3.97) 3 -hr 0.679 0.887 1.17 1.40 1.73 2.00 2.28 2.57 2.99 3.33 (0.569-0.817) (0.743-1.07) (0.976-1.41) 1 (1.16-1.71) 1 (1.39-2.19) 1 (1.56-2.58) 1 (1.73-3.02) 1 (1.90-3.52) 1 (2.11-4.27) 1 (2.27-4.93) 6 -hr (0. 00--13151 (1.04-215501 (1.37-1.98) 6 (1.639740) 11 12 -hr 1.25 1.63 2.15 (1.05-1.51) (1.37-1.97) (1.80-2.60) 24 -hr 1.65 2.16 2.86 (1.46-1.91) (1.91-2.50) (2.52-3.31) 2 -day 2.04 2.70 3.59 (1.80-2.35) (2.38-3.12) (3.16-4.16) 3 -day 2.31 3.08 4.11 ) (2.04-2.66) (2.72-3.56) (3.62-4.77 4 -day 2.49 3.33 4.47 (2.20-2.87) (2.94-3.85) (3.93-5.18) 7 -day 2.83 3.79 5.10 (2.50-3.27) (3,35-4.38) (4.49-5.91) 2.58 14-3.1 3.44 00-4.0 4.34 2.42 2.79 3.18 3.59 4.16 4.63 (1.94-3.07) (2.18-3.61) (2.42-4.22) (2.65-4.90) (2.94-5.95) (3.15-6.86) 3.18 3.664.69 11.8 7.77 5.43 6.02 (2.54-4.03) 1 (2.86-4.74) 1 (3.17-5.53) 1 (3.47-6.42) 1 (3.84-7.76) 1 (4.10-8.92) 4.26 4.90 5.58 6.29 7.29 8.09 30-5.13) 1 (4.06-6.04) (4.52-7.03) 11 (4.96-8.15) 1 (5.52-9.83) 1 (5.92-11.3) 5.38 4.98 11 6.19 (4.35-5.82) 1 (5.23-7.46) 6.20 7.06 7.96 9.22 10.2 (5.14-7.63) (5.71-8.90) (6.27-10.3) (6.98-12.4) (7.48-14.3) 7.14 8.13 9.18 10.6 11.8 7.77 (6.58-10.3) (7.23-11.9) (8.05-14.3) (8.64-16.5) 5.42 6.75 7.80 8.89 10.0 11.7 12.9 (4.73-6.33) (5.71-8.14) (6.46-9.60) 1 (7.20-11.2) 1 (7.91-13.0) 1 (8.82-15.7) 1 (9.47-18.0) 6.21 7.77 9.02 10.3 11.7 15.3 (5.42-7.25) (6.57-9.37) (7.48-11.1) (8.36-13.0) (9.24-15.2) .4-1 (10.4-18.4) 1 (11.2-21.3) 10 -day 3.06 4.10 5.53 6.75 8.48F--9-88F--11-.4--]F--12-.9--]F )( 15.2 17.0 (2.70-3.53) (3.62-4.74) (4.87-6.41) (5.89-7.88) (7.17-10.2) (8.19-12.2) (9.19-14.3 10.2-16.7)( 11.5-20.5) ( 12.4-23.7) 20 -day 3.70 5.00 6.82 8.38 10.6 12.4 14.4 16.5 19.5 22.0 (3.27-4.27) (4.42-5.78) (6.00-7.90) (7.32-9.78) (8.98-12.8) 10.3-15.3) (11.7-18.1) (13.0-21.4) (14.8-26.3) 1 (16.1-30.6) 30 -day 4.35 5.92 8.10 9.99 12.7 14.9 17.3 19.9 23.6 26.7 (3.85-5.03) (5.22-6.84) (7.13-9.39) (8.73-11.7) (10.8-15.3) (12.4-18.4) 1 (14.0-21.8) (15.7-25.8) (17.9-31.8) (19.5-37.2) 9. 1 11.7 45 -day (4.51-5.89) (6.12-8.02) (8.38-11.0) (10.3-13.7) (1215 8:1) (1416- 2.7) (16.6-25.8) (18?6- 0.5 (21.2-37,B) (23.2-44.2) 60 -day 5.95 8.05 11 11.011 13.6 17.3 20.4 23.7 27.3 32.4 36.7 (5.26-6.87) (7.11-9.30) (9.69-12.8) (11.9-15.9) (14.6-20.9) 11 (16.9-25.1) 11 (19.2-29.8) 11 (21.5-35.3) 11 (24.5-43.7) 11 (26.8-51.1 1 Precipitation frequency (PF) estimates in this table are based on frequency analysis of partial duration series (PDS). Numbers in parenthesis are PF estimates at lower and upper bounds of the 90% confidence interval. The probability that precipitation frequency estimates (for a given duration and average recurrence interval) will be greater than the upper bound (or less than the lower bound) is 5%. Estimates at upper bounds are not checked against probable maximum precipitation (PMP) estimates and may be higher than currently valid PMP values. Please refer to NOAA Atlas 14 document for more information. Back to Top PF graphical https:Hhdsc.nws.noaa.gov/hdsc/pfds/pfds_Printpage.html?lat=33.7145&Ion=-117.8372&data=depth&units=english&series=pds 1/4 1/10/2020 40 35 30 CL 25 a� zs 20 .2 +u 15 U cu �- 10 recipitation Frequency Data Server PDS -based depth -duration -frequency �DDF) curves Latitude: 33.71451, Longitude: -117.83721 •. -- . --- ,,-.. - - E C E C E L L 6. ` — 30 -min 3, :;, }, 71 9. }. >1 T:�, -- 30 -day — 5 -hr — 45 -day — 12 -hr — 60 -day — 24 -hr E C E E N 6 CY A Y Q A 6 6 r -I f V N r, 0 €9 O Ln O ri ri M 0 rl ['V rf5 V ko Duration 40 35 e 30 oL 25 20 01 1 ------------------ ---------- .... 2 5 10 25 50 100 200 500 1000 Average recurrence interval (years) 40AAAtlas 14. 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Palrnda le etarville Santa Barbara Santa Clarity Oxnara f' Los Ange ". ,Riverside Heim Cathae€frat Lon gBeach 4city .,,.Indio aArTa Parr� ",Murrieta �]ceansrde a _ San Oleg 100km `Tf' xI 1 9al1ai— 60m Large scale aerial https://hdsc.nws.noaa.gov/hdsc/pfds/pfds_printpage.htm ?lat=33.7145&Ion=-117.8372&data=depth&units=english&series=pds /4 1/10/2020 recipitation Frequency Data Server Back to Top US Departm nt of Com rce National O eanic and Atm spheric Adm nistration National W ather Service National W ter Center 1325 East W st Highway Silver Spring, M 20910 Q estions?: HDSC.Q estions@ oaa.gov Disclaim r https:Hhdsc.nws.noaa.gov/hdsc/pfds/pfds_printpage.htm ?lat=33.7145&Ion=-117.8372&data=depth&units=english&series=pds VC '00 30NV?JO s s�roo2o 6uuee.6u3,ajem Pajuenpy ladn(Due IS -23's AMIE HOLL LIHINIw 3:)dd cN MOICHOAH Pxw 9IZZI IOZ sLOSosPAH 1ZIIAXain6ld 99L96\IZ0110Z hlJlQosoaiuoilosllllul\sl�oday\sPxw\SI'J-9\39256\d Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment D Drainage Maps & Hydrology Reports Airspace Tustin North OC Priority WQMP Template August 17 2011 f 3 �' Z LU q1 ® m ��� W ¢m J r J Q W Z F g6 ®^ J I� �Z�� W a" co d. gU ®1 ®1 Z W Q �uE M� m� J N Jo< W W z� v O =Q== u ��u ®® —�r �-LLLLLLII W as aw�z 00% L)� o I �> �M W>�Ny - Ids U Q U aAi r] �s m � uri _ r 1 nom. Q �2 %2 �2 - - - - - - ---- - - ' �° ° I _- � ':i177i I•� 0 A CJ �' I= m J J I� co m� m v —�r �-LLLLLLII W 8 s, g ti JQ R I R �I= W I F ]IIII ii 1111111 IIHIIIIIIIIII III I 1 s A. W P Fo ------------------------—�_� =— ------------------------------------- II II I I I li I li I II I= —�r �-LLLLLLII I I I I I I W Z W I co I J co CoW W L.L W I � I 1 s A. W P Fo ------------------------—�_� =— ------------------------------------- II II I I I li I li I II Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment E Geotechnical Report Airspace Tustin North OC Priority WQMP Template August 17 2011 s�RI September 27, 2019 Project 8304-04 Steelwave SERv We Just Do A Better Job! 4553 Glencoe Avenue Marina del Rey, California 90292 Attention: Mr. Gene D. Bark, AIA, LEED AP Vice President — Design & Construction Subject: Geotechnical Evaluation Proposed Mezzanine 1382 Bell Avenue Tustin, California Dear Mr. Bark: 1. INTRODUCTION N a) In accordance with your request, we are providing you with geotechnical recommendations relating to the construction of the proposed addition at the above referenced property located in the city of Tustin, California. b) The proposed construction will include a mezzanine supported by either new footings or strengthened existing footings within the warehouse area. C) We reviewed the city permit set prepared for the original building dated 1984. The quality of the permit is not very good and not all the information is legible. d) The grading plan was prepared by K. W. Lawler and Associates, Inc. The plans indicated the building pad was recommended to be overexcavated but the depth of the overexcavation was not clear. It can be safely presumed that the building pad was overexcavated and the depth of it was extended below the bottom of the proposed footings. e) Structural plans prepared for the original construction indicate that the prior geotechnical engineer, GeoSoils, Inc. prepared a geotechnical report on October 22, 1983 (Project No. 1041 -OC) and recommended an allowable bearing capacity of 1,500 lb/ft2. The interior footings were recommended to be 24 inches deep. 8941 Atlanta Ave., #518, Huntington Beach, CA 92646-7121 / 714-330-6333 / Fax: 877-764-3939 Steelwave September 27, 2019 Project 8304-04 Page 2 f) We reviewed the in-house geologic hazard map for the subject site. The site is located in a State of California delineated Seismic Hazard Zone for potential liquefaction. However, the proposed improvements are within the existing building, as such, liquefaction evaluation was not deemed necessary. g) No subsurface exploration was conducted during the course of preparing this report. However, we presume that the stability of the underlying soils has been assessed and approved in conjunction with the development of the property. Detailed analysis of the fill settlement was beyond the scope of our work. h) Evaluation of the structural and geotechnical aspects of the existing structure and other structures was beyond the scope of our services. The soils present below the planned construction were not investigated, and therefore the quality of the soils is not known. It is possible that the subgrade fill soils may impact the future performance of the planned addition. i) This report is subject to the Terms and Conditions enclosed to this report and incorporated herein by reference. 2. SCOPE The scope of services we provided was as follows: a) Preliminary planning and preparation; b) Review of available geologic maps covering the site area; C) Site visit to observe the existing conditions and collect a representative soil sample for laboratory testing; ,d) Limited laboratory testing to determine the sulphate content and expansion potential; C) Geotechnical analyses of the field and the laboratory test data; f) Preparation of a geotechnical report presenting our findings, conclusions and recommendations. 3. SITE DESCRIPTION 3.1 Location a) The subject property is located along the southwest side of Bell Avenue, approximately 500 feet northwest of Redhill Avenue, in the city of Tustin, California. Steelwave September 27, 2019 Project 8304-04 Page 3 b) An approximate location of the site is shown on the enclosed Location Map, Figure 1. 3.2 Surface Site Conditions a) The subject site is developed with a two-story commercial building and an attached warehouse area at the rear (southwest) part of the structure. A loading dock is present at the southwestern end of the building. b) The building is founded on relatively level ground. Grass, shrub and tree planters generally surround the outside of the structure. The building/planters are surrounded either by asphalt concrete pavement or concrete walkways. C) The floor within the warehouse area exposes the slab -on -grade. d) The existing structure appears to be in good fair condition with no significant distress noted. e) No geotechnical restrictions are known to exist on the subject lot. 3.3 Geology 3.3.1 Regional. Geologic Setting The property is located within the northwestern portion of the Peninsular Ranges Geomorphic Province of California. The Peninsular Ranges consist of a series of mountain ranges separated by longitudinal valleys. The ranges trend northwest -southeast and are sub parallel to faults branching from the San Andreas Fault. The Peninsular Ranges extend from the southern side of the Santa Monica Mountains into Baja, California (CDMG, 1997). 3.3.2 Local Geoloaic Settin Based on our review of a Quaternary Geologic Map of the Tustin Quadrangle enclosed in Seismic Hazard Zone Report 012, published by the California Geological Survey, the natural material underlying the site area is comprised of Holocene -aged alluvial fan deposits LOCATION MAP BASE MAP: USGS 7.5 -Minute Topographic Map, Tustin Quadrangle, 1981 N O 2000 0 2000 4000 R T H SCALE FEET 1382 Bell Avenue `� d 'Apj Tustin, California "►11 "V Date: September 2019 Figure No: Project No.: 8304-04 1 Steelwave September 27, 2019 Project 8304-04 Page 4 3.3.3 Subsurface Conditions a) A shallow test pit was excavated within the landscape area existing along the south side of the building. Generally, the upper 24 inches of the soil was found to consist of damp to moist and soft to medium stiff Clayey SILT. The material present at approximately 24 inches below ground surface was found to be medium stiff. b) Historical groundwater monitoring well data within the site area was researched on the California Department of Water Resources online water data library. The closest groundwater monitoring well with the most recent data is shown to be located approximately 2,700 feet northeast of the project site. Several measurements have been obtained and recorded from this well during the period from 1993 to 2019. Groundwater level data collected from the nearby well indicates that the groundwater levels have ranged from as shallow as 15.49 feet below ground surface (June 2006) to as deep as 37.83 feet below ground surface (November 2016). C) The latest recorded groundwater level measurement is shown to be 31.58 feet below ground surface on March 19, 2019. 3.4 Potential Seismic Hazards 3.4.1 General a) The property is located in the general proximity of several active and potentially active faults, which are typical for sites in the Southern California region. Earthquakes occurring on active faults within a 70 -mile radius are capable of generating ground shaking of engineering significance to the proposed construction. b) In Southern California, most of the seismic damage to manmade structures results from ground shaking and, to a lesser degree, from liquefaction and ground rupture caused by earthquakes along active fault zones. In general, the greater the magnitude of the earthquake, the greater the potential damage. 3.4.2 Ground Rupture a) The subject property is not within an Earthquake Fault Zone (previously known as an Alquist-Priolo Special Studies Zone). The closest known active fault is the Newport -Inglewood Fault, located at a distance of approximately 8.8 miles southwest of the project site. Steelwave September 27, 2019 Project 8304-04 Page 5 b) Other nearby active faults include the Elsinore Fault and the Whittier Fault, located 12.7 miles and 13.4 miles from the project site, respectively. Due to the distance of the closest active fault to the site, ground rupture is not considered a significant hazard at the site. 3.4.3 Deterministic Seismic Hazard Analysis We utilized the California Office of Statewide Health Planning and Development (OSHPD) Seismic Design Maps internet program to calculate the peak ground acceleration (PGA) at the project site location. Using the ASCE 7-10 standard and Site Class D, the PGA at the subject property resulted to be 0.56g. 3.4.4 Liquefaction The project site is located in a State of California delineated Seismic Hazard Zone for liquefaction potential. 3.4.5 Landslides The project site is not located in a State of California delineated Seismic Hazard Zone for earthquake -induced landsliding. 4. LABORATORY TESTING Sulfate Content A representative soil sample was analyzed for the sulphate content in accordance with California Test Method CA417. The results are given below: Sample No. Sample Depth Soil Sulphate Content (ft) Description (/o) S-1 0.5-1.0 Clayey SILT 0.0308 5. CONCLUSIONS AND RECOMMENDATIONS 5.1 General a) It is our opinion that the site will be suitable for the proposed development from a geotechnical aspect, assuming that our recommendations are implemented during construction. Steelwave September 27, 2019 Project 8304-04 Page 6 b) We are of the opinion that the proposed additions may be supported on the new footings founded in the competent soils. C) We are also of the opinion that with due and reasonable precautions, the proposed construction will not endanger adjacent property nor will construction be affected adversely by adjoining property. d) The earthwork operations should be observed by a representative of a geotechnical engineer. e) The design recommendations in the report should be reviewed during the grading phase when soil conditions in the excavations become exposed. 5.2 Gradin 5.2.1 Processing of On -Site Soils a) At this time, no overexcavation is required below the bottom of the footings, provided the footings are founded in the existing competent soils. b) No new slab -on -grade is proposed. C) Wherever structural fills, if any, are to be placed, the upper 6 to 8 inches of the exposed subgrade should be scarified and reworked. d) Any loosening of reworked or native material, consequent to the passage of construction traffic, weathering, etc., should be made good prior to further construction. e) The depths of overexcavation, if any, should be reviewed by the Geotechnical Engineer during construction. Any surface or subsurface obstructions, or any variation of site materials or conditions encountered during grading should be brought immediately to the attention of the Geotechnical Engineer for proper exposure, removal or processing, as directed. f) No underground obstructions or facilities should remain in any structural areas. Depressions and/or cavities created as a result of the removal of obstructions should be backfilled properly with suitable materials, and compacted. Steelwave September 27, 2019 Project 8304-04 Page 7 5.2.2 Material Selection for any new fills After the site has been stripped of any debris, excavated on-site soils are considered satisfactory for reuse in the construction of on-site fills. Concrete pieces greater than 4 inches in diameter should not be incorporated in compacted fill below slab -on -grade. 5.2.3 Compaction Requirements a) Reworking/compaction shall include moisture-conditioning/drying as needed to bring the soils too slightly above the optimum moisture content. All reworked soils and structural fills should be densified to achieve at least 90 percent relative compaction with reference to laboratory compaction standard. b) The optimum moisture content and maximum dry density should be determined in the laboratory in accordance with ASTM Test Designation D1557. C) Fill should be compacted in lifts not exceeding 8 inches (loose). 5.2.4 Excavating; Conditions a) Excavation of on-site materials may be accomplished with standard earthmoving or trenching equipment. b) Dewatering is not anticipated in excavations shallower than 15 feet below ground surface. C) Portions of the demolished structures, if any, should be removed entirely from within the structural areas. Care should be taken not to undermine the foundations to be left in place. 5.2.5 Expansion Potential Expansion testing of the subgrade soils was conducted as no slab -on -grade is proposed. However, the recommendations provided in the following paragraphs consider the effects of the subgrade soils with medium expansion potential. 5.2.6 Sulphate Content a) The sulphate exposure of the subgrade soils was determined in the laboratory. Steelwave September 27, 2019 Project 8304-04 Page 8 b) Based on test results, the sulphate exposure is considered to be negligible. However, we recommend using Type V cement. 5.2.7 GradingControl a) All grading and earthwork should be performed under the observation of a Geotechnical Engineer in order to achieve proper subgrade preparation, selection of satisfactory materials, placement and compaction of all structural fill. b) Sufficient notification prior to stripping and earthwork construction is essential to make certain that the work will be adequately observed and tested. UPDATE TO CBC 2019 5.2.8 Surface Drainage In accordance with*sope4 gawaKyyait�gg�raieRnt , the ground adjacent to the foundation should bof 5 percent. If the ground adjacent to the residence is covered with impervious material, the area adjacent to the foundations may be sloped away at 2 percent gradient. 5.3 Slab -on -Grade (if any) a) The upper 12 inches of the slab subgrade should be overexcavated and replaced as compacted fill using the on-site soils. 15 mil per MI standard b) A 4 -inch thick SAND layer should be placed below slab -on -grad . 10 -mil thick plastic vapor barrier is recommended to be installed at the mi eig t the SAND. C) It is recommended that 4d nor, ^„ V), I, ^n -GaWr ^r equivalent, both ways, be provided. as minimum reinforcement in slabs -on -grade. Joints 6" SOG W/ #3 should be provided and slabs should be at least 6 inches thick. However, @ 18"OC EW the recommendations from the project structural engineer may be more stringent. If any fork lift traffic is anticipated, the lab should be at least 6 inches thick and reinforced with 44 bees _tt 4^ :__L eemei bothways. d) The slab should be dowelled into the existing footings/slab by #4 bars at a maximum spacing of 12 inches. e) The FFL should be at least 6 inches above highest adjacent grade, if feasible. f) The subgrade should be kept moist prior to the concrete pour. Steelwave September 27, 2019 Project 8304-04 Page 9 5.4 Spread foundations The proposed addition can be founded on shallow spread footings. The minimum criteria are presented below. 5.4.1 Dimensions/Embedment Depths 5.4.2 Allowable Bear ng Capacity The following bearing capacities, based on the presumptive 2016 CBC values are recommended for the foundation design. Embedment Depth (ft) Minimum Width Minimum Embedment 1,500 (ft) Below Lowest Finished Surface (ft) 2 -story Wall Footings 1.5 2.0 Square Column Footings to 50 kip _ 2.0 5.4.2 Allowable Bear ng Capacity The following bearing capacities, based on the presumptive 2016 CBC values are recommended for the foundation design. Embedment Depth (ft) Allowable Bearing Capacity (lb/ft2) 1.0 1,500 Notes: • The allowable bearing capacity may be increased by 300 lb/B:2 for each additional foot increase in depth and by 3001b/ft' for each additional foot increase in width, to a maximum value of 3,000 lb/W; • These values may be increased by one-third in the case of short -duration loads, such as induced by wind or seismic forces; • Planter areas should not be sited adjacent to walls. In case planter areas are sited next to the walls the footings should be deepened by additional six inches; • Footing excavations should be observed by the Geotechnical Engineer to verify the footings are excavated in the competent soils and are in one type of soils; • Footing excavations should be kept moist prior to the concrete pour; Steelwave September 27, 2019 Project 8304-04 Page 10 + It should be insured that the embedment depths do not become reduced or adversely affected by erosion, softening, planting, digging, etc.) 5.5 Seismic Coefficients needs to be per CBC 2019 which uses the ASCE 7-16 The following table provides the most ecent s ' c coefficients for the site area calculated in accordance with ASCE 7-10 Standards ITEM VALUE Site Latitude (Decimal -degrees) 33.71512 -117.83783 Site Longitude (Decimal -degrees) Site Class Seismic Design Category Mapped Spectral Response Acceleration -Short Period (0.2 Sec) - SS D D 1.503 0.555 Mapped Spectral Response Acceleration -I Second Period — S Short Period Site Coefficient -F$ Long Period Site Coefficient F„ Adjusted Spectral Response Acceleration @ 0.2 Sec. Period (Sms) 1.0 1.5 1.503 0.832 Adjusted Spectral Response Acceleration @ ISec.Period (Sm,) Design Spectral Response Acceleration @ 0.2 Sec. Period (SDS) Design Spectral Response Acceleration @ 1 -Sec. Period (SDI) 1.002 0.555 6. LIMITATIONS a) Soils and bedrock over an area show variations in geological structure, type, strength and other properties from what can be observed sampled and tested from specimens extracted from necessarily limited exploratory borings. Therefore, there are natural limitations inherent in making geologic and soil engineering studies and analyses. Our findings, interpretations, analyses and recommendations are based on observation, and our professional experience; and the projections we make are professional judgments conforming to the usual standards of the profession. No other warranty is herein expressed or implied. b) In the event, that during if construction, conditions are exposed which are significantly different from those described in this report, they should be brought to the attention of the Geotechnical Engineer. C) The recommendations included in this report are intended to minimize the potential of distress caused by the underlying soils. However, it should be noted that certain amount of cracking, uplifting and tilting of may be unavoidable and should be anticipated during the lifetime of the proposed structures. Steelwave September 27, 2019 Project 8304-04 Page 11 The opportunity to be of service is sincerely appreciated. If you have any questions or if we can be of further assistance, please call. Very truly yours, STRUCTURAL OBSERVATION G MOHAN B I'` 1_ UPASANI 0 Mohan B.B. Upas j Exp. Date 03/31/ m Principal Geotechnical Engineer 1�: 2301 J. -i RGE 2301 (Exp. March 31, 2021) qi' � QF F C H0� �. `�OAI.I}�' MBU:mbu Enclosures: Location Map - Figure 1 Terms and Conditions Steelwave September 27, 2019 Project 8304-04 Page 12 TERMS AND CONDITIONS OF AUTHORIZATION Consultant shall serve Client by providing professional counsel and technical advice regarding subsurface conditions consistent with the scope of services agreed -to between the parties Consultant will use his professional judgment and will perform his services using that degree of care and skill ordinarily exercised under similar circumstances, by reputable foundation engineers and/or engineering geologists practicing in this or similar localities. • In assisting Client, the Consultant may include or rely on information and drawings prepared by others for the purpose of clarification, reference or bidding; however, by including the same, the Consultant assumes no responsibility for the information shown thereon and Client agrees that Consultant is not responsible for any defects in its services that result from reliance on the information and drawings prepared by others. Consultant shall not be liable for any incorrect advice; judgment or decision based on any inaccurate information furnished by the Client or any third party, and Client will indemnify Consultant against claims, demands, or liability arising out of, or contribute to, by such information. Unless otherwise negotiated in writing, Client agrees to limit any and all liability, claim for damages, cost of defense, or expenses to be levied against Consultant on account of design defect, error, omission, or professional negligence to a sum not to exceed ten thousand dollars or charged fees whichever is less. Further, Client agrees to notify any construction contractor or subcontractor who may perform work in connection with any design, report, or study prepared by Consultant of such limitation of liability for design defects, errors, omissions, or professional negligence, and require as a condition precedent to their performing the work alike limitation of liability on their part as against the Consultant. In the event the Client fails to obtain a like limitation of liability provision as to design defects, errors, omissions or professional negligence, any liability of the Client and Consultant to such contractor or subcontractor arising out of a negligence shall be allocated between Client and Consultant in such a manner that the aggregate liability of Consultant for such design defects to all parties, including the Client shall not exceed ten thousand dollars or charged fees whichever is less. No warranty, expressed or implied of merchantability or fitness, is made or intended in connection with the work to be performed by Consultant or by the proposal for consulting or other services or by the furnishing of oral or written reports or findings made by Consultant. The Client agrees, to the fullest extent permitted by law, to indemnify, defend and hold harmless the Consultant, its officers, directors, employees, agents and subconsultants from and against all claims, damages, liabilities or costs, including reasonable attorney's fees and defense costs, of any nature whatsoever arising from or in connection with the Project to the extent that said claims, damages, liabilities or costs arise out of the work, services, or conduct of Client or Client's contractors, subconsultants, or other third party not under Consultant's control. Client further agrees that the duty to defend set forth herein arises immediately and is not contingent on a finding of fault against Client or Client's contractors, subconsultants, or other third parties. Client shall not be obligated under this provision to indemnify Consultant for Consultant's sole negligence or willful misconduct Client shall grant free access to the site for all necessary equipment and personnel and Client shall notify any and all possessors of the project site that Client has granted Consultant free access to the project site at no charge to Consultant unless expressly agreed to otherwise in writing. If Client is not the property owner for the subject Project, Client agrees that it will notify the property owner of the terms of this agreement and obtain said property owner's approval to the terms and conditions herein. Should Client fail to obtain the property owner's agreement as required herein, Client agrees to be solely responsible to Consultant for all damages, liabilities, costs, including litigation fees and costs, arising from such failure that exceed that limitation of Consultant's liability herein Client shall locate for Consultant and shall assume responsibility for the accuracy of his representations as to the locations of all underground utilities and installations. Consultant will not be responsible for damage to any such utilities or installation not so located. • Client and Consultant agree to waive claims against each other for consequential damages arising out of or relating to this agreement. Neither party to this agreement shall assign the contract without the express, written consent of the other party. Consultant agrees to cover all open test holes and place a cover to carry a 200 -pound load on each hole prior to leaving project site unattended. Consultant agrees that all test holes will be backfilled upon completion of the job. However, Client may request test holes to remain open after completion of Consultants work. In the event Client agrees to pay for all costs associated with covering and backfilling said test holes at a later date, and Client shall indemnify, defend and hold harmless Consultant for all claims, demands and liabilities arising from his request, except for the sole negligence of the Consultant, to the extent permitted by law. • Consultant shall not be responsible for the general safety on the job or for the work of Client, other contractors and third parties. Consultant shall be excused for any delay in completion of the contract caused by acts of God, acts of the Client or Client's agent and/or contractors, inclement weather, labor trouble, acts of public utilities, public bodies, or inspectors, extra work, failure of Client to make payments promptly, or other contingencies unforeseen by Consultant and beyond reasonable control of the Consultant • In the event that either party desires to terminate this contract prior to completion of the project, written notification of such intention to terminate must be tendered to the other party. In the event Client notifies Consultant of such intention to terminate Consultant's services prior to completion of the contract, Consultant reserves the right to complete such analysis and records as are necessary to place files in order, to dispose of samples, put equipment in order, and (where considered necessary to protect his professional reputation) to complete a report on the work performed to date. In the event that Consultant incurs cost in Client's termination of this Agreement, a termination charge to cover such cost shall be paid by Client. • If the Client is a corporation, the individual or individuals who sign or initial this Contract, on behalf of the Client, guarantee that Client will perform its duties under this Contract. The individual or individuals so signing or initialing this Contract warrant that they are duly authorized agents of the Client. LIMITATIONS Our findings, interpretations, analyses, and recommendations are professional opinions, prepared and presented in accordance with generally accepted professional practices and are based on observation, laboratory data and our professional experience Consultant does not assume responsibility for the proper execution of the work by others by undertaking the services being provided to Client under this agreement and shall in no way be responsible for the deficiencies or defects in the work performed by others not under Consultant's direct control, No other warranty herein is expressed or implied. stR March 9, X020 Project 8304-06 S ERv\ We just Do A Better job! Steelwave 4553 Glencoe Avenue Marina del Rey, California 90292 Attention: Mr. Gene D. Bark, AIA, LEED AP Vice President — Design & Construction Subject: Infiltration Rate Recommendations 1382 Bell Avenue Tustin, California Reference: Structural Observation Group, Inc. - Geotechnical Evaluation, Proposed Mezzanine, 1382 Bell Avenue, Tustin, California Project 8304-04 dated September 27, 2019 Dear Mr. Bark: 1. INTRODUCTION a) As requested, we have conducted an infiltration test for the proposed on-site storm water disposal system to be constructed the proposed improvements at the above referenced site located in the city of Tustin, California. b) We understand that the existing property will be improved with a mezzanine addition and parking areas. A retention basin is proposed for the storm water runoff. C) The purpose of our study was to conduct a percolation testing to determine the infiltration rate for the proposed on-site storm water disposal system. 2. SCOPE The scope of services we provided was as follows: a) Preliminary planning and preparation; b) Review of available geotechnical reports and maps, pertaining to the site; C) Field exploration, consisting of excavating three borings to depths of 20 feet and 5.3 feet below ground surface using a hollow stem auger drill rig; 8941 Atlanta Ave., #518, Huntington Beach, CA 92646-7121 / 714-330-6333 / Fax: 877-764-3939 Steelwave March 9, 2020 Project 8304-06 Page 2 d) Logging of the borings by our Engineering Geologist; e) Visual classification of the subsurface soils; f) Conducting a percolation testing; g) Preparation of a geotechnical report presenting our findings, conclusions and recommendations. 2. FIELD EXPLORATION On February 17, 2020, we drilled one 8 -inch boring on the subject site to a depth of 20 feet to determine depth to the ground water and two 8 -inch diameter 5.3 feet deep boring for percolation testing to determine infiltration rate. The borings were drilled to the east of the building using a truck mounted hollow stem auger drill rig. The code requires that there should be at least ten feet of separation between the bottom of the infiltration basin and the ground water. Logs of Borings are enclosed as Figures 2 through 4. Approximate locations of all the borings are shown on Boring Location Plan, Plate 1. 3. SITE DESCRIPTION 3.1 Location a) The subject property is located along the southwest side of Bell Avenue, approximately 500 feet northwest of Redhill Avenue, in the city of Tustin, California. b) An approximate location of the site is shown on the enclosed Location Map, Figure 1. 3.2 Surface Site Conditions a) The subject site is developed with a two-story commercial building and an attached warehouse area at the rear (southwest) part of the structure. A loading dock is present at the southwestern end of the building. b) The building is founded on relatively level ground. Grass, shrub and tree planters generally surround the outside of the structure. The building/planters are surrounded either by asphalt concrete pavement or concrete walkways. C) The floor within the warehouse area exposes the slab -on -grade. d) The existing structure appears to be in good fair condition with no significant distress noted. LOCATION MAP 60, / 4VF. r all +�ifiQi tGv+e MARINE CORPS � AIR �a cH EdC M so BASE MAP: USGS 7.5 -Minute Topographic Map, Tustin Quadrangle, 1981 N O 2000 0 2000 4000 R T H SCALE FEET 0 ®� r� 1382 Bell Avenue Tustin, California " eDate: March 2020 Figure No: Project No.: 8304-06 1 STRUCTURAL OBSERVATION GROUP 1382 Bell Avenue Tustin, California 8304-06 LOG OF BORING B-1 Date February 17, 2020 Logged By KBY Drilling Company . Cal Pac Drilling Rig Mobile B-53 0 U M CL a� t C O 090 O N J 2 N 'n () > Q E N D Z` 0 N (a U) 0 LL 0 F00 r 151 1152 10 CL 5 15.7 106.6 10 SM ® 10 21.9 104.6 6 15 �'D Ili� 21.8 103.1 1 4 I I CL 20 30- 35 0- 35 Drilling Method Hollow Stem Sampling Method California Modified Hammer Weight (lbs) 140 Hammer Drop (in) 30 Sample Type Water Levels ® Ring Z Groundwater Encountered ® Bulk Seepage Encountered U Standard Penetration Testing 2 EL DESCRIPTION C7 77 Asphalt Concrete: 4 inches Aggregate Base: 4 inches Silty CLAY: olive brown, moist, soft to firm with caliche stringers, slightly porous Silty SAND: fine grained, yellow brown, slightly moist to moist, loose Sandy Silty CLAY: yellow brown, moist, soft @14' olive gray Bottom of Boring at 20 feet: Notes: 1. Caving to 18 feet after augers were removed 2. No groundwater or seepage encountered 3. Boring backfilled Figure 2 ALLUVIUM LOG OF BORING P-1 STRUCTURAL OBSERVATION GROUP Date February 17, 2020 1382 Bell Avenue Logged By KBY Tustin, California Drilling Company Cal Pac Drilling Rig Mobile B-53 Project 8304-06 C 0 U l6 L a '� LL i7 n U U c a) 2 0 U > J 2 t a a E i" o O v 3 0 in LD LL o D m OC C7 CL 5 10— Drilling Method Hollow Stem Sampling Method California Modified Hammer Weight (lbs) .140 Hammer Drop (in) .30 Sample Type Water Levels ® Ring Groundwater Encountered ® Bulk Seepage Encountered Standard Penetration Testing DESCRIPTION Asphalt Concrete: 4 inches Aggregate Base: 5 inches Silty CLAY: olive brown, moist, soft to firm with gravels @5' more Sandy Bottom of Boring at 5.3 feet: Notes: 1. No groundwater or seepage encountered 2. Perforated pipe and gravel installed for percolation testing Figure 3 STRUCTURAL OBSERVATION GROUP 1382 Bell Avenue Tustin. California 8304-06 10— LOG OF BORING P-2 Date February 17, 2020 Logged By KBY Drilling Company Cal Pac Drilling Rig Mobile B-53 Drilling Method Hollow Stem Sampling Method California Modified Hammer Weight (lbs) 140 Hammer Drop (in) 30 Sample Type Water Levels ® Ring _ Groundwater Encountered ® Bulk N7 Seepage Encountered U Standard Penetration Testing 0 LO DESCRIPTION Asphalt Concrete: 5 inches Aggregate Base: 4 inches f Silty CLAY: olive brown, moist, soft to firm CL Bottom of Boring at 5.3 feet: Notes: 1. No groundwater or seepage encountered 2. Perforated pipe and gravel installed for percolation testing Figure 4 0 _J m L a 7 'p li rn •N U N c �� a�i9 0 > J r m E m Z o m u? is LD m 0 10— LOG OF BORING P-2 Date February 17, 2020 Logged By KBY Drilling Company Cal Pac Drilling Rig Mobile B-53 Drilling Method Hollow Stem Sampling Method California Modified Hammer Weight (lbs) 140 Hammer Drop (in) 30 Sample Type Water Levels ® Ring _ Groundwater Encountered ® Bulk N7 Seepage Encountered U Standard Penetration Testing 0 LO DESCRIPTION Asphalt Concrete: 5 inches Aggregate Base: 4 inches f Silty CLAY: olive brown, moist, soft to firm CL Bottom of Boring at 5.3 feet: Notes: 1. No groundwater or seepage encountered 2. Perforated pipe and gravel installed for percolation testing Figure 4 Steelwave March 9, 2020 Project 8304-06 Page 3 e) No geotechnical restrictions are known to exist on the subject lot. 3.3 Geolo 3.3.1 Regional Geologic Setting, The property is located within the northwestern portion of the Peninsular Ranges Geomorphic Province of California. The Peninsular Ranges consist of a series of mountain ranges separated by longitudinal valleys. The ranges trend northwest -southeast and are sub parallel to faults branching from the San Andreas Fault. The Peninsular Ranges extend from the southern side of the Santa Monica Mountains into Baja, California (CDMG, 1997). 3.3.2 Local Geologic Setting Based on our review of a Quaternary Geologic Map of the Tustin Quadrangle enclosed in Seismic Hazard Zone Report 012, published by the California Geological Survey, the natural material underlying the site area is comprised of Holocene -aged alluvial fan deposits 3.3.3 Subsurface Conditions a) Generally, the upper 5 feet of the soil below the asphalt pavement was found to consist of moist and soft to medium stiff Silty CLAY underlain by a 4 -foot thick slightly moist to moist, loose Silty SAND. Moist and soft to medium stiff Sandy Silty CLAY was encountered below the Silty SAND layer. NO ground water was encountered in our borings. b) Historical groundwater monitoring well data within the site area was researched on the California Department of Water Resources online water data library. The closest groundwater monitoring well with the most recent data is shown to be located approximately 2,700 feet northeast of the project site. Several measurements have been obtained and recorded from this well during the period from 1993 to 2019. Groundwater level data collected from the nearby well indicates that the groundwater levels have ranged from as shallow as 15.49 feet below ground surface (June 2006) to as deep as 37.83 feet below ground surface (November 2016). C) The latest recorded groundwater level measurement is shown to be 31.58 feet below ground surface on March 19, 2019. Steelwave March 9, 2020 Project 8304-06 Page 4 4. PERCOLATION STUDY a) The percolation borings were thoroughly pre-soaked for a period of 24 hours. The percolation testing was conducted on the next day following the pre-soak. b) From a fixed reference point, the drop in the water level in Boring P-1 was measured in 15 -minute intervals for a period of just over two hours, refilling after every reading. It was decided to conduct an expedited test due to the presence of sandy soils. Similarly, the drop in the water level in Boring P-2 was measured in 60 -minute intervals for a period of six hours, refilling after every reading. The results of the field percolation test are included in Figure 5. The drop in the water during the last reading period in each boring was: Boring No. I(Inches) Drop Date P-1 31 for the last period of 10 minutes February 18, 2020 P-2 20 for the last period of 60 minutes February 18, 2020 c) The computed infiltration rate using a Porchet method was: Boring No. Percolation Rate (inch/hour) P-2 0.77 d) We recommend using an infiltration rate 0.77 inch/hour. These rates are calculated using a factor of safety of 1.0. Appropriate factor of safety should be utilized while designing the basin. The opportunity to be of service is sincerely appreciated. If you have any questions or if we can be of further assistance, please call. Very truly yours, STRUCUTRAL OBSERVATIN GRQV;-1NC'4,� ` MOHAN B X11. UPASANI��. Mohan B. Upasani " Date o3/3it�Princi al Geotechnical En ineer 2301p g �Exp. ,� .2. RGE 2301 (Exp. March 31, 202 1) ,n�M-J MBU/KBY:mbu ^ Field Percoaltion Test Data 1382 Bell Avenue Tustin, California Project 8304-04 March 2020 Figure 5 P-1 Date Depth to Water Level Time Drop in Water Initial (inches) Final (inches) Elapsed(min) Level (inches) 18 -Feb -20 0.00 32.00 15 32.00 18 -Feb -20 0.00 32.00 15 32.00 18 -Feb -20 0.00 32.00 15 32.00 18 -Feb -20 0.00 32.00 15 32.00 18 -Feb -20 0.00 32.00 15 32.00 18 -Feb -20 0.00 31.00 15 31.00 18 -Feb -20 0.00 31.00 15 31.00 18 -Feb -20 0.00 31.00 15 31.00 18 -Feb -20 0.00 31.00 15 31.00 18 -Feb 20 0.00 31.00 15 31.00 1382 Bell Avenue Tustin, California Project 8304-04 March 2020 Figure 5 P-2 Date Depth to Water Level Time Drop in Water Initial (inches) I Final (inches) Elapsed(min) Level (inches) 18 -Feb -20 0.00 20.00 60 20.00 18 -Feb -20 0.00 20.00 60 20.00 18 -Feb -20 0.00 20.00 60 20.00 18 -Feb -20 0.00 20.00 60 20.00 18 -Feb -20 0.00 20.00 60 20.00 18 -Feb -20 0.00 20.00 60 20.00 1382 Bell Avenue Tustin, California Project 8304-04 March 2020 Figure 5 Steelwave March 9, 2020 Project 8304-06 Page 5 Enclosures: Terms and Conditions Location Map Logs of Borings Field Percolation Test Data Boring Location Plan - Figure 1 - Figures 2 through 4 - Figure 5 - Plate 1 Steelwave March 9, 2020 Project 8304-06 Page 6 TERMS AND CONDITIONS OF AUTHORIZATION Consultant shall serve Client by providing professional counsel and technical advice regarding subsurface conditions consistent with the scope of services agreed -to between the parties. Consultant will use his professional judgment and will perform his services using that degree of care and skill ordinarily exercised under similar circumstances, by reputable foundation engineers and/or engineering geologists practicing in this or similar localities. • In assisting Client, the Consultant may include or rely on information and drawings prepared by others for the purpose of clarification, reference or bidding; however, by including ilre same, the Consultant assumes no responsibility for the information shown thereon and Client agrees that Consultant is not responsible for any defects in its services that result from reliance on the information and drawings prepared by others. Consultant shall not be liable for any incorrect advice; judgment or decision based on any inaccurate information famished by the Client or any third party, and Client will indemnify Consultant against claims, demands, or liability arising out of, or contribute to, by such information Unless otherwise negotiated in writing, Client agrees to limit any and all liability, claim for damages, cost of defense, or expenses to be levied against Consultant on account of design defect, error, omission, or professional negligence to a sum not to exceed ten thousand dollars or charged fees whichever is less Further, Client agrees to notify any construction contractor or subcontractor who may perform work in connection with any design, report, or study prepared by Consultant of such limitation of liability for design defects, errors, omissions, or professional negligence, and require as a condition precedent to their performing the work a like limitation of liability on their part as against the Consultant. In the event the Client fails to obtain alike limitation of liability provision as to design defects, errors, omissions or professional negligence, any liability of the Client and Consultant to such contractor or subcontractor arising out of a negligence shall be allocated between Client and Consultant in such a manner that the aggregate liability of Consultant for such design defects to all parties, including the Client shall not exceed ten thousand dollars or charged fees whichever is less. No warranty, expressed or implied of merchantability or fitness, is made or intended in connection with the work to be performed by Consultant or by the proposal for consulting or other services or by the furnishing of oral or written reports or findings made by Consultant. The Client agrees, to the fullest extent permitted by law, to indemnify, defend and hold harmless the Consultant, its officers, directors, employees, agents and subconsultants from and against all claims, damages, liabilities or costs, including reasonable attorney's fees and defense costs, of any nature whatsoever arising from or in connection with the Project to the extent that said claims, damages, liabilities or costs arise out of the work, services, or conduct of Client or Client's contractors, subconsultants, or other third party not under Consultant's control. Client further agrees that the duty to defend set forth herein arises immediately and is not contingent on a finding of fault against Client or Client's contractors, subconsultants, or other third parties. Client shall not be obligated under this provision to indemnify Consultant for Consultant's sole negligence or willful misconduct. Client shall grant free access to the site for all necessary equipment and personnel and Client shall notify any and all possessors of the project site that Client has granted Consultant free access to the project site at no charge to Consultant unless expressly agreed to otherwise in writing. If Client is not the property owner for the subject Project, Client agrees that it will notify the property owner of the terms of this agreement and obtain said property owner's approval to the teras and conditions herein. Should Client fail to obtain the property owner's agreement as required herein, Client agrees to be solely responsible to Consultant for all damages, liabilities, costs, including litigation fees and costs, arising from such failure that exceed that limitation of Consultant's liability herein. • Client shall locate for Consultant and shall assume responsibility for the accuracy of his representations as to the locations of all underground utilities and installations Consultant will not be responsible for damage to any such utilities or installation not so located • Client and Consultant agree to waive claims against each other for consequential damages arising out of or relating to this agreement Neither party to this agreement shall assign the contract without the express, written consent of the other party. • Consultant agrees to cover all open test holes and place a cover to carry a 200 -pound load on each hole prior to leaving project site unattended. Consultant agrees that all test holes will be backfilled upon completion of the job. However, Client may request test holes to remain open after completion of Consultants work. In the event Client agrees to pay for all costs associated with covering and backfilling said test holes at a later date, and Client shall indemnify, defend and hold harmless Consultant for all claims, demands and liabilities arising from his request, except for the sole negligence of the Consultant, to the extent permitted by law. • Consultant shall not be responsible for the general safety on the job or for the work of Client, other contractors and third parties. • Consultant shall be excused for any delay in completion of the contract caused by acts of God, acts of the Client or Client's agent and/or contractors, inclement weather, labor trouble, acts of public utilities, public bodies, or inspectors, extra work, failure of Client to make payments promptly, or other contingencies unforeseen by Consultant and beyond reasonable control of the Consultant. • In the event that either party desires to terminate this contract prior to completion of the project, written notification of such intention to terminate must be tendered to the other party. In the event Client notifies Consultant of such intention to terminate Consultant's services prior to completion of the contract, Consultant reserves the right to complete such analysis and records as are necessary to place files in order, to dispose of samples, put equipment in order, and (where considered necessary to protect his professional reputation) to complete a report on the work performed to date In the event that Consultant incurs cost in Client's termination of this Agreement, a termination charge to cover such cost shall be paid by Client. • If the Client is a corporation, the individual or individuals who sign or initial this Contract, on behalf of the Client, guarantee that Client will perform its duties under this Contract. The individual or individuals so signing or initialing this Contract warrant that they are duly authorized agents of the Client • Any notice required or permitted under this Contract may be given by ordinary mail at the address contained in this Contract, but such address may be changed by written notice given by one party to the other from time to time. Notice shall be deemed received in the ordinary course of the mail. This agreement shall be deemed to have been entered into the County of Orange, State of California. LIMITATIONS Our findings, interpretations, analyses, and recommendations are professional opinions, prepared and presented in accordance with generally accepted professional practices and are based on observation, laboratory data and our professional experience. Consultant does not assume responsibility for the proper execution of the work by others by undertaking the services being provided to Client under this agreement and shall in no way be responsible for the deficiencies or defects in the work performed by others not under Consultant's direct control. No other warranty herein is expressed or implied. Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment F Water Quality Impairment List Airspace Tustin North OC Priority WQMP Template August 17 2011 3/4/2020 ttps://www.waterboards.ca.gov/water_issues/program Am 1/2014_16state_ir_reports/category5_report.shtm 8 2 Newport Bay & 80114000 Bay, H rbor / Lower 18070201 (entire lower bay, including Rhine Channel, Turning Basin and South Lido Channel to east end of H J M orings) 2 1 PJ 1 1 • Chlordane 767 Acres 006 B 013 o See TM L docum ntation • Copper 767 Acres 006 A 019 o M rinas and Recreational Boating • DDT (Dichlorodiphenyltrichloroethane), 767 Acres 990 B 013 o See TM L docum ntation • Indicator Bacteria 767 Acres 010 B 000 o Source Unknown The following LOEs had been incorrectly linked to Lower Newport Bay during the 2010 cycle : 8147, 8148, 8149, 8150, 8151, 8152, 8153, 8154, 8155, 8156, 8157, 8158, 8159, 8160, 8161, 8162, 28355, 28357, 28361, 28367, 28373, 28377, 28379, 28381, 28383. They have not been used in the Final Use Rating in the 2014 cycle and will be retired prior to the next cycle. They have been copied over to Upper Newport Bay (where the sampling points are located) and have new LOE #'s. LOE 26162 was created during the 2010 cycle and incorrectly combined sampling locations in both Upper and Lower Newport Bay. The data in LOE 26162 has been reanalyzed and 2 new LOEs have been created for those data in the proper waterbodies. LOE 26162 is not used in the Final Use Rating in the 2014 cycle and will be retired prior to the next cycle. In the 2010 cycle, the Shellfish Harvest Objective that was used in the LOEs was the Ocean Plan Total Coliform value, rather than the existing Region 8 Basin Plan Objective that was based on Fecal Coliform. W ile combining the LOEs written using the Ocean Plan Total Coliform objective results in a delisting for the Shellfish Harvest Beneficial Use, analysis of the 2008 -2010 Fecal Coliform data from the Beach Watch program resulted in 7 months of exceedance out of 23 months (where samples were collected) and based on weight of evidence, the decision was made to leave the Shellfish Harvest listing in place for Fecal Coliform. • Nutrients o Source Unknown • PCBs (Polychlorinated biphenyls). 767 Acres 992 B 999 767 Acres 990 B 013 https://www.waterboards.ca.gov/water_issues/program Am 1/2014_16state_ir_reports/category5_report.shtm 1/2 2 3/4/2020 ttps://www.waterboards.ca.gov/water issues/program Am 1/2014_16state_ir_reports/category5_report.shtm o See TM L docum ntation • Toxicity_ 767 Acres 014 A 019 o Source Unknown https://www.waterboards.ca.gov/water_issues/program Am 1/2014_16state_ir_reports/category5_report.shtm 212 1/13/2020 ttps://www.waterboards.ca.gov/water_issues/program Am 1/2014_16state_ir_reports/category5_report.shtm 8Peters River 80111000 • Benthic Com nity Effects 3 M les 014 A 027 Canyon & / o Source Unknown ChannelStream 18070201 • DDT (Dichlorodiphenyltrichloroethane) 3 M les 006 B 013 o See TM L docum ntation The USEPA approved the Newport Bay Organochlorine compounds TM L on November 12, 2013 which includes this pollutant (Total DDT -sum of 4,4'- and 2,4 '- isomers of DDT, DDE, and DDD) for Peters Canyon Channel. • Indicator Bacteria o Source Unknown 3 M les 010 A 021 W ile this Decision was based on a sufficient number of exceedances of the E. coli Single Sample objective, it should be noted that Enterococcus, Fecal Coliform and Total Coliform objectives no longer apply to the REC 1 Beneficial Use for fresh waters in Region 8. As such the Enterococcus, Fecal Coliform and Total Coliform LOEs will be retired. Further, the Single Sample objective was only used because of the lack of representative 30 -day, S -sample Geomean values. W en representative 30 -day, S -sample Geomean values are collected the Single Sample E. coli LOE will be retired. • M lathion o Source Unknown • Selenium o Source Unknown • Toxaphene o See TM L docum ntation • Toxicity o Source Unknown • pH o Source Unknown 3 M les 014 A 027 3 M les 014 A 027 3 M les 006 B 013 3 M les 014 A 025 3 M les 010 A 021 https://www.waterboards.ca.gov/water_issues/program Am 1/2014_16state_ir_reports/category5_report.shtm 1/1 Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment G Infiltration BMP Feasibility Worksheet & Summary of Harvested Airspace Tustin North OC Priority WQMP Template August 17 2011 TECHNICAL GUIDANCE DOCUMENT APPENDICES Table X.8: Minimum Irrigated Area for Potential Partial Capture Feasibility General Landscape Type Closest ET Station Design Capture Storm Depth, inches 0.60 0.65 0.70 0.75 0.80 0.85 0.90 0.95 1.00 Conservation Design: KL = 0.35 1 Active Turf Areas: KL = 0.7 Irvine Santa Ana I Laguna I Irvine I Santa Ana I Laguna Minimum Required Irrigated Area per Tributary Impervious Acre for 5 Potential Partial Capture, ac/ac inches 6 0.66 0.68 0.72 0.33 0.34 0.36 0.72 0.73 0.78 0.36 0.37 0.39 0.77 0.79 0.84 0.39 0.39 0.42 0.83 0.84 0.90 0.41 0.42 0.45 0.88 0.90 0.96 0.44 0.45 0.48 0.93 0.95 1.02 0.47 0.48 0.51 0.99 1.01 1.08 0.49 0.51 0.54 1.04 1.07 1.14 0.52 0.53 0.57 1.10 1.12 1.20 0.55 0.56 0.60 Worksheet J: Summary of Harvested Water Demand and Feasibility 1 What demands for harvested water exist in the tributary area (check all that apply): 2 Toilet and urinal flushing ❑ 3 Landscape irrigation 4 Other: ❑ 5 What is the design capture storm depth? (Figure III.1) d 0.75 inches 6 What is the project size? A 1.73 ac 7 What is the acreage of impervious area? IA 1.43 ac For projects with multiple types of demand ( toilet flushing, indoor demand, and/or other demand) 8 What is the minimum use required for partial capture? (Table X.6) N/A gpd 9 What is the project estimated wet season total daily use? N/A gpd 10 Is partial capture potentially feasible? (Line 9 > Line 8?) For projects with only toilet flushing demand N/A 11 What is the minimum TUTIA for partial capture? (Table X.7) N/A 12 What is the project estimated TUTIA? N/A X-13 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet J: Summary of Harvested Water Demand and Feasibility 13 Is partial capture potentially feasible? (Line 12 > Line 11?) For projects with only irrigation demand 14 What is the minimum irrigation area required based on 1.20 ac conservation landscape design? ( Table X.8) 15 What is the proposed project irrigated area? (multiply 0.29 conservation landscaping by 1; multiply active turf by 2) ac 16 Is partial capture potentially feasible? (Line 15 > Line 14?) No Provide supporting assumptions and citations for controlling demand calculation: Line 14: KL x Line 7 Line 14: 1.43x0.84= Line 15: Landscape area = 0.30 Line 15 < Line 14 ; Therefore, re -sure for irrigation is not feasible X-14 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet I: Summary of Groundwater -related Feasibility Criteria 1 Is project large or small? (as defined by Table VIII.2) Lar e g Small circle one 2 What is the tributary area to the BMP? A 1.73 acres 3 What type of BMP is proposed? Bio -Filtration BMP's 4 What is the infiltrating surface area of the proposed BMP? ABMp 0 sq -ft What land use activities are present in the tributary area (list all) Uncovered Parking Areas, Landscape Areas & Trash/Debris Collection Areas 5 6 What land use -based risk category is applicable? L 0 H If M or H, what pretreatment and source isolation BMPs have been considered and are proposed (describe all): All grated inlets will be equipped with Catch Basin Filter Inserts with model selection 7 designed to treat specific pollutants of concern. Also applicable structural and non-structural source control BMP's What minimum separation to mounded seasonally high 8 groundwater applies to the proposed BMP? 5 ft loft See Section VIII.2 (circle one) Provide rationale for selection of applicable minimum separation to seasonally high mounded groundwater: Per Section VI11.2 "BMP's for which 5 -foot minimum separation applies include" 9 -Rain gardens and dispersion trenches -Bioretention and planters -Permeable pavement -Similar BMPs infiltrating over an extensive surface area and providing robust pretreatment or embedded treatment processes. 10 What is separation from the infiltrating surface to seasonally SHGWT N/A ft high groundwater? 11 What is separation from the infiltrating surface to mounded Mounded N/A ft seasonally high groundwater? SHGWT Describe assumptions and methods used for mounding analysis: 12 13 Is the site within a plume protection boundary (See Figure Y L N N/A VIII -13 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet I: Summary of Groundwater -related Feasibility Criteria Note: if a single criterion or group of criteria would render infiltration infeasible, it is not necessary to evaluate every question in this worksheet. VIII -14 December 20, 2013 VIII.2)? 14 Is the site within a selenium source area or other natural plume area (See Figure VIII.2)? Y N N/A 15 Is the site within 250 feet of a contaminated site? Y N N/A If site-specific study has been prepared, provide citation and briefly summarize relevant findings: 16 17 Is the site within 100 feet of a water supply well, spring, septic E] system? Y N/A 18 Is infiltration feasible on the site relative to groundwater- Y related criteria? Provide rationale for feasibility determination: Although groundwater was not encountered until depths of 15 feet below ground surface, the design infiltration, 0.21 in/hr, does not meet the minimum infiltration rate of 0.3 in/hr. Note: if a single criterion or group of criteria would render infiltration infeasible, it is not necessary to evaluate every question in this worksheet. VIII -14 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES VIL4.1. Site Suitability Considerations Suitability assessment related considerations include (Table VII.3): • Soil assessment methods - the site assessment extent (e.g., number of borings, test pits, etc.) and the measurement method used to estimate the short-term infiltration rate. • Predominant soil texture/percent fines - soil texture and the percent of fines can greatly influence the potential for clogging. • Site soil variability - site with spatially heterogeneous soils (vertically or horizontally) as determined from site investigations are more difficult to estimate average properties for resulting in a higher level of uncertainty associated with initial estimates. • Depth to seasonal high groundwater/ impervious layer - groundwater mounding may become an issue during excessively wet conditions where shallow aquifers or shallow clay lenses are present. Table VII.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors 3 2 Consideration High Concern Medium Concern Low Concern Direct measurement of >_ Direct measurement 50 percent of infiltration Use of soil survey of >: 20 percent of area with localized Assessment methods maps or simple infiltration area with infiltration measurement texture analysis to localized infiltration methods (see explanation below) estimate short-term measurement or infiltration rates methods (e.g., Use of extensive test pit infiltrometer) infiltration measurement methods Silty and clayey Granular to slightly loamy Texture Class soils with significant Loamy soils fines soils Highly variable soils indicated from site Soil borings/test pits Multiple soil borings/test Site soil variability assessment or indicate moderately pits indicate relatively limited soil borings homogeneous soils homogeneous soils collected during site assessment Depth to groundwater/ <5 ft below facility 5-10 ft below facility >10 below facility bottom impervious layer bottom bottom Localized infiltration testing refers to methods such as the double ring infiltrometer test (ASTM D3385-88) which measure infiltration rates over an area less than 10 sq -ft, may include lateral VII -31 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES flow, and do not attempt to account for heterogeneity of soil. The amount of area each test represents should be estimated depending on the observed heterogeneity of the soil. Extensive infiltration testing refers to methods that include excavating a significant portion of the proposed infiltration area, filling the excavation with water, and monitoring drawdown. The excavation should be to the depth of the proposed infiltration surface and ideally be at least 50 to 100 square feet. In all cases, testing should be conducted in the area of the proposed BMP where, based on review of available geotechnical data, soils appear least likely to support infiltration. VII.4.2. Design Related Considerations Design related considerations include (Table VII.4): Size of area tributary to facility - all things being equal, risk factors related to infiltration facilities increase with an increase in the tributary area served. Therefore facilities serving larger tributary areas should use more restrictive adjustment factors. Level of pretreatment/ expected influent sediment loads - credit should be given for good pretreatment by allowing less restrictive factors to account for the reduced probability of clogging from high sediment loading. Also, facilities designed to capture runoff from relatively clean surfaces such as rooftops are likely to see low sediment loads and therefore should be allowed to apply less restrictive safety factors. Redundancy - facilities that consist of multiple subsystems operating in parallel such that parts of the system remains functional when other parts fail and/or bypass should be rewarded for the built-in redundancy with less restrictive correction and safety factors. For example, if bypass flows would be at least partially treated in another BMP, the risk of discharging untreated runoff in the event of clogging the primary facility is reduced. A bioretention facility that overflows to a landscaped area is another example. Compaction during construction - proper construction oversight is needed during construction to ensure that the bottoms of infiltration facility are not overly compacted. Facilities that do not commit to proper construction practices and oversight should have to use more restrictive correction and safety factors. VII -32 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Table VII.4: Design Related Considerations for Infiltration Facility Safety Factors 3 2 Consideration High Concern Medium Concern Low Concern Greater than 2 acres but2 Tributary area size Greater than 10 acres. less than 10 acres. acres or less. Pretreatment from gross solids removal devices only, such as Good pretreatment with Excellent pretreatment BMPs that mitigate coarse hydrodynamic sediments such as with BMPs that mitigate Level of separators, racks and vegetated swales AND fine sediments such as pretreatment/ screens AND tributary influent sediment loads bioretention or media area includes filtration OR expected influent landscaped areas, steep from the tributary area are sedimentation or facility sediment loads slopes, high traffic areas, expected to be relatively only treats runoff from or any other areas low low traffic, mild relatively clean surfaces, expected to produce es, disconnected slopes, d such as rooftops. impervious areas, etc.). high sediment, trash, or debris loads. High redundancy, multiple components Medium redundancy, other capable of operating BMPs available in Redundancy of No redundancy in BMP independently and in treatment treatment train. treatment train to maintain parallel, maintaining at at least 50% of function of least 90% of facility facility in event of failure. functionality in event of failure. Heavy equipment Construction of facility actively prohibited from Compaction during on a compacted site or Medium probability of infiltration areas during elevated probability of unintended/ indirect construction and low construction unintended/ indirect compaction. probability of compaction. unintended/ indirect compaction. VII -33 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES VIL4.3. Determining Factor of Safety A factor of safety shall be used. To assist in selecting the appropriate design infiltration rate, the measured short term infiltration rate should be adjusted using a weighted average of several safety factors using the worksheet shown in Worksheet H below. The design infiltration rate would be determined as follows: 1. For each consideration shown in Table VII.3 and Table VIIA above, determine whether the consideration is a high, medium, or low concern. 2. For all high concerns, assign a factor value of 3, for medium concerns, assign a factor value of 2, and for low concerns assign a factor value of 1. 3. Multiply each of the factors by the corresponding weight to get a product. 4. Sum the products within each factor category to obtain a safety factor for each. 5. Multiply the two safety factors together to get the final combined safety factor. If the combined safety factor is less than 2, then 2 shall be used as the safety factor. 6. Divide the measured short term infiltration rate by the combined safety factor to obtain the adjusted design infiltration rate for use in sizing the infiltration facility. The design infiltration rate shall be used to size BMPs and to evaluate their expected long term performance. This rate shall not be less than 2, but may be higher at the discretion of the design engineer. VII -34 December 20, 2013 TECHNICAL GUIDANCE DOCUMENT APPENDICES Worksheet H: Factor of Safety and Design Infiltration Rate and Worksheet Note: The minimum combined adjustment factor shall not be less than 2.0 and the maximum combined adjustment factor shall not exceed 9.0. VII -35 December 20, 2013 Assigned Factor Product (p) Factor Category Factor Description Weight (w) Value (v) p = w x v Soil assessment methods 0.25 2 5 3 Predominant soil texture 0.25 .6 Suitability Site soil variability 0.25 2 A .5 Assessment Depth to groundwater/ impervious layer 0'25 2 .5 Suitability Assessment Safety Factor, SA = Ep 2.1 Tributary area size 0.25 1 .25 Level of pretreatment/ expected sediment loads 0'25 2 .5 B Design Redundancy 0.25 2 .5 Compaction during construction 0.25 2 .5 Design Safety Factor, SB = Ep 1.75 Combined Safety Factor, STotal— SAX SB 3.675 Observed Infiltration Rate, inch/hr, Kobserved (corrected for test -specific bias) 0.77 Design Infiltration Rate, in/hr, KDESIGN = KObserved / STotal 0.21 SupportingData Briefly describe infiltration test and provide reference to test forms: Note: The minimum combined adjustment factor shall not be less than 2.0 and the maximum combined adjustment factor shall not exceed 9.0. 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N O a to > N ) U > Q N O O C O p a_U L O O N C f6 >+ cu Lp � C r O C O ~ ' C r O i Q a) 7(6 7 (6 •� •� ("rC •E � l6 m t6 R Y�' N d 0 0 0 0 J U a 0 0 0 0 U a 0 0 2 U a L u Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment H Proprietary BMP's info & Details Airspace Tustin North OC Priority WQMP Template August 17 2011 M O D U L A R WETLANDS Advanced 5tormwater Biofiltration MWS Linear _ Eor— wl i+ 4� Contents 1 Introduction Z Applications 3 Configurations 4 Advantages 5 Operation b Orientations Bypass 7 Performance Approvals 8 Sizing 9 Installation I Maintenance I Plants The Urban Impact For hundreds of years natural wetlands surrounding our shores have played an integral role as nature's stormwater treatment system. But as our cities grow and develop, these natural wetlands have perished under countless roads, rooftops, and parking lots. Plant A Wetland Without natural wetlands our cities are deprived of water purification, flood control, and land stability. Modular Wetlands and the MWS Linear re-establish nature's presence and rejuvenate water ways in urban areas. MWS Linear The Modular Wetland System Linear represents a pioneering breakthrough in stormwater technology as the only biofiltration system to utilize patented horizontal flow, allowing for a smaller footprint and higher treatment capacity. While most biofilters use little or no pre- treatment, the MWS Linear incorporates an advanced pre-treatment chamber that includes separation and pre -filter cartridges. In this chamber sediment and hydrocarbons are removed from runoff before it enters the biofiltration chamber, in turn reducing maintenance costs and improving performance. www M odo la rWetLa n ds.co m Applications The MWS Linear has been successfully used on numerous new construction and retrofit projects. The system's superior versatility makes it beneficial for a wide range of stormwater and waste water applications - treating rooftops, streetscapes, parking lots, and industrial sites. Industrial Many states enforce strict regulations for discharges from industrial sites. The MWS Linear has helped various sites meet difficult EPA mandated effluent limits for dissolved metals and other pollutants. Streets Street applications can be challenging due to Limited space. The MWS Linear is very adaptable, and offers the smallest footprint to work around the constraints of existing utilities on retrofit projects. Commercial Comparedto bioretention systems,the MWS Linear can treat far more area in less space - meeting treatment and volume control requirements. Residential Low to high density developments can benefit from the versatile design of the MWS Linear. The system can be used in both decentralized LID design and cost-effective end -of -the -line configurations. Parking Lots Parking lots are designed to maximize space and the MWS Linear's 4 ft. standard planter width allows for easy integration into parking lot islands and other landscape medians. Mixed Use The MWS Linear can be installed as a raised planter to treat runoff from rooftops or patios, making it perfect for sustainable "live -work" spaces. More applications are available on our website: www.ModularWetLands.com/Applications Agriculture Reuse • Low Impact Development • Waste Water Configurations The MWS Linear is the preferred biofiltration system of Civil Engineers across the country due to its versatile design. This highly versatile system has available "pipe -in" options on most models, along with built-in curb or grated inlets for simple integration into your stormdrain design. Curb Type The Curb Type configuration accepts sheet flow through a curb opening and is commonly used along road ways and parking lots. It can be used in sump or flow by conditions. Length of curb opening varies based on model and size. Grate Type The Grate Type configuration offers the same features and benefits as the Curb Type but with a grated/drop inlet above the systems pre-treatment chamber. It has the added benefit of allowing for pedestrian access over the inlet. ADA compliant grates are available to assure easy and safe access. The Grate Type can also be used in scenarios where runoff needs to be intercepted on both sides of landscape islands. Vault Type The system's patented horizontal flow biofilter is able to accept inflow pipes directly into the pre-treatment chamber, meaning the MWS Linear can be used in end -of -the -line installations. This greatly improves feasibility over typical decentralized designs that are required with other biofiltration/bioretention systems. Another benefit of the "pipe in" design is the ability to install the system downstream of underground detention systems to meet water quality volume requirements. Downspout Type The Downspout Type is a variation of the Vault Type and is designed to accept a vertical downspout pipe from roof top and podium areas. Some models have the option of utilizing an internal bypass, simplifying the overall design. The system can be installed as a raised planter and the exterior can be stuccoed or covered with other finishes to match the look of adjacent buildings. www.ModuLarWetLands.com I Page 3 Advantages & Operation The MWS Linear is the most efficient and versatile biofiltration system on the market, and the only system with horizontal flow which improves performance, reduces footprint, and minimizes maintenance. Figure -1 and ig�illustrate the invaluable benefits of horizontal flow and the multiple treatment stages. Featured Advantages Horizontal Flow Biofiltration • Greater Filter Surface Area • Pre -Treatment. Chamber • Patented Perimeter Void Area • Flow Control No Depressed Planter Area 1 Pre -Treatment Separation • Trash, sediment, and debris are separated before entering the pre -filter cartridges Designed for easy maintenance access Pre -Filter Cartridges • Over 25 ft2 of surface area per cartridge • utilizes BioMediaGREEN filter material • Removes over 80% of TSS & 90% of hydrocarbons • PreventsAmRutants that cause clogging from migrating to the biofiltration chamber In.ii..M -.1 U-4— C91#—, Curb Inlet filter Cartridge n - / --177 Vertical Underdrain Manifold �ioMediaGREEN 1 ?hand EV IA- �� Fig. 2 -Thp View Peri 4 metLqr'10id Area it IN% - I =_ 2x to 3x More Surface Area Than Traditional Downward Flow 8loretention Systems. 2 Biofiltration Horizontal Flow • Less clogging than downward flow biofilters • Water flow is subsurface • Improves biological filtration Patented Perimeter Void Area • Vertically extends void area between the walls and the WetlandMEDIA on all four sides. • Maximizes surface area of the media for higher treatment capacity letlandMEDIA Contains no organics and removes phosphorus Greater surface area and 48% void space Maximum evapotranspiration High ion exchange capacity and light weight 1 LVYY 4VIIL1 VL 1\1]CI - ____ __ Outlet Pipe 3 Discharge Flow Control • Orifice plate controls flow of water through WetlandMEDIA to a level lower than the media's capacity. • Extends the life of the media and improves performance Drain -Down Filter ■ The Drain -Down is an optional feature that completely drains the pre-treatment chamber • Water that drains from the pre-treatment chamber between storm events will be treated www,ModuLafWetlands.com I Page 5 Orientations Side -By -Side The Side -By -Side orientation places the pre- treatment and discharge chamber adjacent to one another with the biofiltration chamber running parallel on either side. This minimizes the system Length, providing a highly compact footprint. It has been proven useful in situations such as streets with directly adjacent sidewalks,as half of the system can be placed under that sidewalk. This orientation also offers internal bypass options as discussed below. Internal Bypass Weir (Side -by -Side only) The Side -By -Side orientation places the pre- treatment and discharge chambers adjacent to one another allowing for integration of internal bypass. The wall between these chambers can act as a bypass weir when flows exceed the system's treatment capacity, thus allowing bypass from the pre-treatment chamber directly to the discharge chamber. External Diversion Weir Structure This�aditional offline diversion method can be used with the MWS Linear in scenarios where runoff is being piped to the system. These simpte and effective structures are generally configured with two outflow pipes. The first is a smaller pipe on the upstream side of the diversion weir - to divert low flows over to the MWS Linear for treatment. The second is the main pipe that receives water once the system has exceeded treatment capacity and water flows over the weir. Flow By Design This method is one in which the system is placed jtust-upstream of a standard curb or grate inlet to intercept the first flush. Higher flows simply pass by the MWS Linear and into the standard inlet downstream. End -To -End The End -To -End orientation places the pre-treatment and discharge chambers on opposite ends of the biofiltration chamber therefore minimizing the width of the system to 5 ft (outside dimension). This orientation is perfect for linear projects and street retrofits where existing utilities and sidewalks limit the amount of space available for installation. One limitation of this orientation is bypass must be external. DVERT Low Flow Diversion DVERT Trough This simple yet innovative diversion trough can be installed in existing or new curb and grate inlets to divert the first flush to the MWS Linear via pipe. It works similar to a rain gutter and is installed just below the opening into the inlet. It captures the Low flows and channels them over to a connecting pipe exiting out the wall of the inlet and leading to the MWS Linear. The DVERT is perfect for retrofit and green street applications that allows the MWS Linear to be installed anywhere space is available. Performance The MWS Linear continues to outperform other treatment methods with superior pollutant removal for TSS, heavy metals, nutrients, hydrocarbons and bacteria. Since 2007 the MWS Linear has been field tested on numerous sites across the country. With it's advanced pre-treatment chamber and innovative horizontal flow biofilter, the system is able to effectively remove pollutants through a combination of physical, chemical, and biological filtration processes. With the same biological processes found in natural wetlands, the MWS Linear harnesses natures ability to process, transform, and remove even the most harmful pollutants. Approvals The MWS Linear has successfully met years of challenging technical reviews and testing from some of the most prestigious and demanding agencies in the nation, and perhaps the world. Washington State TAPE Approved The MWS Linear is approved for General Use Level Designation (GULD) for Basic, Enhanced, and Phosphorus treatment at 1 gpm/ft2 loading rate. The highest performing BMP on the market for all main pollutant categories. DEO Assignment The Virginia Department of Environmental Quality assigned the MWS Linear, the highest phosphorus removal rating for manufactured treatment devices to meet the new Virginia Stormwater Management Program (VSMP) Technical Criteria. Maryland Department Of The Environment Approved Granted ESD (Environmental Site Design) status for new construction, redevelopment and ro_I% retrofitting when designed in accordance with the Design Manual. MASTEP Evaluation The University of Massachusetts at Amherst - Water Resources Research Center, issued a technical evaluation report noting removal rates up to 84% TSS, 70% Total Phosphorus, 68.5% Total Zinc, and more. Rhode Island DEM Approved Approved as an authorized BMP and noted to achieve the following minimum removal efficiencies: 85% TSS, 60% Pathogens, 30% Total Phosphorus, and 30% Total Nitrogen. www.ModularWetLands.com I Page 7 Total Ortho Dissolved Total TSS Nitrogen Dissolved Zinc Total Zinc Motor Oil Phosphorus Phosphorus Copper Copper 85% 64% 67% 45% 66% 38% 69% 50% 95% DEO Assignment The Virginia Department of Environmental Quality assigned the MWS Linear, the highest phosphorus removal rating for manufactured treatment devices to meet the new Virginia Stormwater Management Program (VSMP) Technical Criteria. Maryland Department Of The Environment Approved Granted ESD (Environmental Site Design) status for new construction, redevelopment and ro_I% retrofitting when designed in accordance with the Design Manual. MASTEP Evaluation The University of Massachusetts at Amherst - Water Resources Research Center, issued a technical evaluation report noting removal rates up to 84% TSS, 70% Total Phosphorus, 68.5% Total Zinc, and more. Rhode Island DEM Approved Approved as an authorized BMP and noted to achieve the following minimum removal efficiencies: 85% TSS, 60% Pathogens, 30% Total Phosphorus, and 30% Total Nitrogen. www.ModularWetLands.com I Page 7 Flow Based Sizing The MWS Linear can be used in stand alone applications to meet treatment flow requirements. Since the MWS Linear is the only biofiltration system that can accept inflow pipes several feet below the surface it can be used not only in decentralized design applications but also as a large central end -of -the -line application for maximum feasibility. Treatment Flow Sizing Table Model # Dimensions WetLandMedia Surface Area Treatment Flow Rate (cfs) MWS -L-4-4 4'x 4' 23 ft 0.052 MWS -L-4-6 4'x 6' 32 ft 0.073 MWS -L-4-8 4'x 8' 50 ft 0.115 MWS -L-4-13 4'x 13' 63 ft 0.144 MWS -L-4-15 4'x 15' 76 ft 0.175 MWS -L-4-17 4'x 17' 90 ft 0.206 MWS -L-4-19 4'x 19' 103 ft2 0.237 MWS -L-4-21 4'x 21' 117 ft 0.268 MWS -L-8-8 8'x 8' 100 ft 0.230 MWS -L-8-12 8'x 12' 151 ft 0.346 MWS -L-8-16 8'x 16' 201 ft 0.462 Volume Based Sizing Many states require treatment of a water quality volume and do not offer the option of flow based design. The MWS Linear and its unique horizontal flow makes it the only biofilter that can be used in volume based design installed downstream of ponds, detention basins, and underground storage systems. Treatment Volume Sizing Table Model # Treatment Capacity (cu. ft.) @ 24 -Hour Drain Down Treatment Capacity (cu. ft.) @a 48 -Hour Drain Down MWS -L-4-4 1140 2280 MWS -L-4-6 1600 3200 MWS -L-4-8 2518 5036 MWS -L-4-13 3131 6261 MWS -L-4-15 3811 7623 MWS -L-4-17 4492 8984 MWS -L-4-19 5172 10345 MWS -L-4-21 5853 11706 MWS -L-8-8 5036 10072 MWS -L-8-12 7554 15109 MWS -L-8-16 10073 20145 Installation The MWS Linear is simple, easy to install, and has a space efficient design that offers lower excavation and installation costs compared to traditional tree -box type systems. The structure of the system resembles pre- cast catch basin or utility vaults and is installed in a similar fashion. The system is delivered fully assembled for quick installation. Generally,the structure can be unloaded and set in place in 15 minutes. Our experienced team of field technicians are available to supervise installations and provide technical support. Maintenance r 7� Reduce your maintenance costs, man hours, and materials with the MWS Linear. Unlike other biofiltration systems that provide no pre-treatment, the MWS Linear is a self-contained treatment train which incorporates simple and effective pre-treatment. Maintenance requirements for the biofilter itself are almost completely eliminated, as the pre-treatment chamber removes and isolates trash, sediments, and hydrocarbons. What's left is the simple maintenance of an easily accessible pre-treatment chamberthat can be cleaned by hand or with a standard vac truck. Only periodic replacement of low-cost media in the pre -filter cartridges is required for long term operation and there is absolutely no need to replace expensive biofiltration media. Plant Selection Abundant plants, trees, and grasses bring value and an aesthetic benefit to any urban setting, but those in the MWS Linear do even more - they increase pollutant removal. What's not seen, but very important, is that below grade the stormwater runoff/flow is being subjected to nature's secret weapon: a dynamic physical, chemical, and biological process working to break down and remove non -point source pollutants. The flow rate is controlled in the MWS Linear, giving the plants more "contact time" so that pollutants are more successfully decomposed, volatilized and incorporated into the biomass of The MWS Linear's micro/macro flora and fauna. A wide range of plants are suitable for use in the MWS Linear, but selections vary by location and climate. View suitable plants by selecting the List relative to your project location's hardy zone. Please visit www.ModutarWetLands.com/Plants for more information and various plant Lists. www.ModuLarWetLands.com I Page 9 @ Modular Wetland Systems, Inc. www.ModularWetlands.com 1 (855) 5MOD-WET I info@Modu[arWettands.com 14� Installation Guidelines for WETLANDS Modular Wetland System Delivery & Unloading/Lifting 1. Modular Wetland Systems, Inc. shall deliver the unit(s) to the site in coordination with the Contractor. 2. The Contractor will require spreader bars and chains/cables to safely and securely lift the main structure, lids and risers (if applicable). Modular Wetlands will supply a set of suitable lifting hooks, knuckles, shackles and eye bolts with each project at no extra charge. 3. The main structure and lid can be lifted together or separately. Please see Modular Wetland Weights and Lifting Details. Contact Modular Wetlands for additional lifting details. Inspection Inspection of the Modular Wetland unit and all parts contained in or shipped outside of the unit shall be inspected at time of delivery by the site Engineer/Inspector and the Contractor. Any non-conformance to approved drawings or damage to any part of the system shall be documented on the Modular Wetland shipping ticket. Damage to the unit during and after unloading shall be corrected at the expense of the Contractor. Any necessary repairs to the Modular Wetland unit shall be made to the acceptance of the Engineer/Inspector. Site Preparation 1. The Contractor is responsible for providing adequate and complete site/inlet protection when the Modular Wetland unit is installed prior to final site stabilization (full landscaping, grass cover, final paving, and street sweeping completed). 2. The Contractor shall adhere to all jurisdictional and/or OSHA safety rules in providing temporary shoring of the excavation. 3. The Contractor or Owner is responsible for appropriately barricading the Modular Wetland unit from traffic (in accordance with local codes). www. mod ularwetlands.com 1�� M 4 d U L A R Installation Guidelines for WETLANDS Modular Wetland System Installation 1. Each unit shall be constructed at the locations and elevations according to the sizes shown on the approved drawings. Any modifications to the elevation or location shall be at the direction of and approved by the Engineer. 2. The unit shall be placed on the compacted sub -grade with a minimum 6 -inch gravel base matching the final grade of the curb line in the area of the unit. The unit is to be placed such that the unit and top slab match the grade of the curb in the area of the unit. Compact undisturbed sub -grade materials to 95% of maximum density at +1 % to 2% of the optimum moisture. Unsuitable material below sub -grade shall be replaced to site engineer's approval. Please see Modular Wetlands Weights and Lifting Details. Contact Modular Wetlands for guidance where slope exceeds 5%. 3. Once the unit is set, the internal wooden forms and protective silt fabric cover must be left intact (if WetlandMedia pre-installed). The top lid(s) should be sealed onto the box section before backfilling, using a non -shrink grout, butyl rubber or similar waterproof seal. The boards on the top of the lid and boards sealed in the unit's throat must NOT be removed. The Supplier will remove these sections at the time of activation. 4. Outlet connections shall be aligned and sealed to meet the approved drawings with modifications necessary to meet site conditions and local regulations. The correct outlet will be marked on the Modular Wetland unit. 5. Backfilling should be performed in a careful manner, bringing the appropriate fill material up in 6 -inch lifts on all sides. Precast sections shall be set in a manner that will result in a watertight joint. In all instances, installation of the Modular Wetland unit shall conform to ASTM specification C891 "Standard Practice for Installation of Underground Precast Utility Structures" unless specified otherwise in contract documents. 6. It is the responsibility of the Contractor to provide curb and gutter and transition to the Modular Wetland unit for proper stormwater flow into the system through the throat, pipe or grate opening. A standard drawing of the throat and gutter detail is available in the following section; however the plans and contract documents supersede all standard drawings. Several variations of the standard design are available. Effective bypass for the Modular Wetland System is essential for correct operation (i.e. bypass to an overflow at lower elevation). www.modularwetlands.com I-L Installation Procedure WETLANDS A set of lifting hooks, shackles, knuckles and eye bolts are provided by Modular Wetlands with the first delivery of every project. The contractor MUST provide all rigging And lifting apparatus, such as all cables and chains or straps. It is the contractor's responsibility to provide suitable lifting equipment to off-load the Modular Wetland unit. i•rrm�rar��r�IFrr�ml designed to be off-loaded using the contractor's spreader bar. 1. Apply Butyl Tape Seal Apply butyl tape seal along the top of the box section. Butyl tape seal is provided with every unit. Modular Wetland installed protective throat board and installed silt fabric must be left in place to protect the unit from construction sediment. www.modularwetlands.com 2. Unload and Set Box Unload the Modular Wetland unit the prepared hole with appropriate sub -grade. * Compacted sub -grade with a minimum of six inches of gravel base which must match the final grade of curb line the area of the unit. 3. Set Top On Box Set the top slab on the box. The Contractor is responsible for providing adequate and complete site/inlet protection when the Modular Wetland is installed prior to final site stabilization (full landscaping, grass cover, final paving, and street sweeping completed). 4. Connect Outfall Pipe The correct outlet will be marked on the Modular Wetland. Invert of outlet pipe MUST be even with the floor of the system. I-L M 0 D U L A R WETLANDS www.modularwetiands.com 5. Install Curb & Gutter It is the responsibility of the Contractor to provide curb and gutter and transition to the Modular Wetland for proper flow into the system through a 5% 7" throat opening. A standard drawing of the throat and gutter detail in the following section. CONTRACTOR RESPONSIBLE FOR GROUTING IN ANY VISIBLE LIFTING POINTS. 6. Activation Activation is performed ONLY by Modular Wetland personnel. Activation can occur once the project site is fully stabilized (full landscaping, grass cover, final paving and street sweeping completed) and there is a 5" - 7" throat opening. Call 760-433-7640 to schedule your activation. NOTE: WetlandMedia Installation 12�� L M O D U L A R WETLANDS For Larger models (MWS -L-4-13 and above) the system will be delivered without WetlandMedia pre-installed to minimize pick weight and prevent contamination of the media during construction. For these models the WetlandMedia will be delivered in bulk or in super sacks. It will be responsibility of the contractor to fill the system with the WetlandMedia during the installation process. Installation of the WetlandMedia can be done after the unit is fully installed to avoid contamination. See following pages for details. www.modularwetlands.com WetlandMedia Install (if applicable) 1. Fill WetlandMedia Position super sack of WetlandMedia over wetland chamber. Bottom of sack should not be more than 2' above top of system. Open sack and fill evenly*. * One to several hundred cubic yards of WetlandMedia will be required based upon the model number and size of the system. For large scale jobs WetlandMedia will be delivered in bulk and will require a bobcat of similar to fill the system. All equipment is the responsibility of the contractor. 2. Install Plant Propagation Layer Fill WetlandMedia up to 9" below the top of the wetland chamber. Level out the WetlandMedia as shown. Ensure that the level does not vary more than one inch or plant growth will be affected. 3. Install Plant Propagation Layer Utilize plant propagation blocks provided by the manufacturer. Each block is approximately 40" by 6" by 3" thick. Blocks shall be placed side by side and end to end and cover the entire length and width of the wetland chamber unless specified. M ETLANDS www.modularwetlands.com 4. Finish Filling WetlandMedia After plant propagation blocks are installed repeat step 1 and fill the system to the top of the wetland chamber as shown. WetlandMedia must be filled within 2" of the top of the unit. 5. Planting After system is filled with WetlandMedia planting of vegetation can begin. Utilizing 1 gallon plants dig down until The plant propagation blocks are reached. Remove plant and it's root ball from the container. Set the bottom of the root ball on the tops of the blocks. Fill hole back in with WetlandMedia. After planting a thorough watering of the plants is necessary. The plant propagation blocks must be saturated to provide a water source for the plants during the establishment phase. It is recommended that hand watering is done three times a week for the first two months. Hand water can be supplemented with drip or spray irrigation after the second week. Please call the manufacturer for more details on plants, planting arrangement and irrigation options. NOTE: planting is required on all units, including units delivered with WetlandMedia pre-installed. V1 www.modularwetlands.com Curb and Gutter Details Modular Wetland System, Inc. P. 760.433-7640 F. 760-433-3176 E. Info@modularwetlands.com www.modularwetlands.com lik WETLANDS — k— WE A�b� d PRECAST MWS TOP SLAB CAST IN—PLACE DEPRESSED GUTTER AND THROAT OPEN/NG . (BY CONTRACTOR) r ' p 6 =8' CLEAR 44 A ° a THROAT d OPENING e e d o d a p ' a e 0 a e a \ c e THREADED RE34R INSERTS SUPPLIED BY MANUFACTURE INSTALLED BY CONTRACTOR SIZE AND TYPE MAY VARY 4 ' PRECAST MWS WALL r ,. THROAT PROTECTION DEVICE DO NOT REMOVE — LEAVE IN PLACE UNTIL SITE IS STABILIZED AND MWS UNIT IS ACTIVATED SECTION VIEW STANDARD MODULAR WETLAND CURB OPENING THREADED REBAR INSERTS SUPPLIED BY MANUFACTURE PRECAST MWS WALL INSTALLED BY CONTRACTOR SIZE AND TYPE MAY VARY FRONT VIEW STANDARD MODULAR WETLAND CURB OPENING MODULAR WETLAND SYSTEMS INC. NAME DATE %/TLE° MWS /�/ / n / Q OCEANSIDE, SCA9 92049 DRAWN John 515113 / V l V V S L 11 `l EA l � 2.0 www.ModulorWetIGnds.com EDITED C v /FB INLET DETAILS PROPRIETARY AND CONFIDENTIAL THE INFORMATION CONTAINED IN THIS DRAWING IS COMMENTS: SIZE DWG. NO. REV THE SOLE PROPERTY OF MODULAR WETLAND SYSTEMS INC. ANY REPRODUCTION IN PART OR AS A WHOLE WITHOUT THE WRITTEN PERMISSION OF MODULAR WETLAND SYSTEMS INC. IS PROHIBITED, SCALE NTS FUNITS = INCHES SHEET 1 OF I PRECAST MWS TOP SLAB a: ..4 .'4 CAST—IN—PLACE '.'. DEPRESSED GUTTER CURB OPENING 6'-8' CLEAR • AND THROAT OPENING THROAT (BY CONTRACTOR) WIDTH MAY VARY OPENING 77.a p, 4. a... d. d' !, �' °a a d' as � . °d ° .a •.7... A4 THREADED REBAR INSERTS SUPPLIED BY MANUFACTURE PRECAST MWS WALL INSTALLED BY CONTRACTOR SIZE AND TYPE MAY VARY FRONT VIEW STANDARD MODULAR WETLAND CURB OPENING MODULAR WETLAND SYSTEMS INC. NAME DATE %/TLE° MWS /�/ / n / Q OCEANSIDE, SCA9 92049 DRAWN John 515113 / V l V V S L 11 `l EA l � 2.0 www.ModulorWetIGnds.com EDITED C v /FB INLET DETAILS PROPRIETARY AND CONFIDENTIAL THE INFORMATION CONTAINED IN THIS DRAWING IS COMMENTS: SIZE DWG. NO. REV THE SOLE PROPERTY OF MODULAR WETLAND SYSTEMS INC. ANY REPRODUCTION IN PART OR AS A WHOLE WITHOUT THE WRITTEN PERMISSION OF MODULAR WETLAND SYSTEMS INC. IS PROHIBITED, SCALE NTS FUNITS = INCHES SHEET 1 OF I Weights and Lifting Details Modular Wetland System, Inc. P. 760.433-7640 F. 760-433-3176 E. Info@modularwetlands.com www.modularwetlands.com ]ZL M O D U L A R WETLANDS MWS -L 2.0 Max Pick Weights Model # Size (O.D) Size (I.D) Unit Weight (Ibs) Media Weight (Ibs) Total Weight (Ibs) MWS -L-4-4 5' x 5' 4'x 4' 7500.0 1447.1 8947.1 MWS -L-4-6 MWS -L-4-6.5 5'x 7' 5 x 7.5' 4'x 6' 4'x 6.5' 11,000 11,500 1619.2 12,619.2 13,119.2 MWS -L-4-8 5' x 9' 8'x 4' 12500 3570 16070 MWS -L-4-13 5'x 14' 13'x 4' 21200 5306 26506 MWS -L-4-15 5'x 16' 15'x 4' 23700 7236 30936 MWS -L-4-17 5'x 18' 17'x 4' 26500 9165 35665 MWS -L-4-19 5'x 20' 19'x 4' 28300 11095 39395 MWS -L-4-21 5' x 22' 21'x 4' 30000 13024 43024 Max Pick Weight if Shipped Max Pick Weight if Without Media Installed Shipped With Media Installed Note: All weights listed hereon are standard max pick weights, actual pick weights may vary based upon state and local regulations and variation in concerte and rebar standards. For project specific pick weights contact the manufacturer prior to shipping of the unit(s). Is is the contractors responsibility to off-load the unit with an adequate size crane. Units are shipped with WetlandMEDIA in superbags and installed by contractor. When Available see project contract terms, if lifting points are on the inside of the unit due to custom designs or installations requiring pionts to be on the inside the media will be shipped in bags and the contractor will be reponsibile to install after the unit is installed. For example, units places against a wall. For Questions or Comments Please Call 760-433-7640 or email: info@modularwetlands.com M O D U L A R WETLANDS Connection Details M©D ]ZL UL WETLANDS Modular Wetland System, Inc. P. 760.433-7640 F. 760-433-3176 E. 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L .. �' �i J a �,: f Priority Project Water Quality Management Plan (WQMP) Airspace Tustin Attachment I Master Covenant and Agreement and Maintenance & Operation Plan Airspace Tustin North OC Priority WQMP Template August 17 2011 Maintenance Procedures Screening Device 1. Remove grate or manhole cover to gain access to the screening device in the Pre - Treatment Chamber. Vault type units do not have screening device. Maintenance can be performed without entry. 2. Remove all pollutants collected by the screening device. Removal can be done manually or with the use of a vacuum truck. The hose of the vacuum truck will not damage the screening device. 3. Screening device can easily be removed from the Pre -Treatment Chamber to gain access to separation chamber and media filters below. Replace grate or manhole cover when completed. Separation Chamber 1. Perform maintenance procedures of screening device listed above before maintaining the separation chamber. 2. With a pressure washer spray down pollutants accumulated on walls and cartridge filters. 3. Vacuum out Separation Chamber and remove all accumulated pollutants. Replace screening device, grate or manhole cover when completed. Cartridge Filters 1. Perform maintenance procedures on screening device and separation chamber before maintaining cartridge filters. 2. Enter separation chamber. 3. Unscrew the two bolts holding the lid on each cartridge filter and remove lid. 4. Remove each of 4 to 8 media cages holding the media in place. 5. Spray down the cartridge filter to remove any accumulated pollutants. 6. Vacuum out old media and accumulated pollutants. 7. Reinstall media cages and fill with new media from manufacturer or outside supplier. Manufacturer will provide specification of media and sources to purchase. 8. Replace the lid and tighten down bolts. Replace screening device, grate or manhole cover when completed. Drain Down Filter 1. Remove hatch or manhole cover over discharge chamber and enter chamber. 2. Unlock and lift drain down filter housing and remove old media block. Replace with new media block. Lower drain down filter housing and lock into place. 3. Exit chamber and replace hatch or manhole cover. www.modularwetlands.com ]:k M 0 D U L A R WETLANDS Maintenance Notes Following maintenance and/or inspection, it is recommended the maintenance operator prepare a maintenance/inspection record. The record should include any maintenance activities performed, amount and description of debris collected, and condition of the system and its various filter mechanisms. 2. The owner should keep maintenance/inspection record(s) for a minimum of five years from the date of maintenance. These records should be made available to the governing municipality for inspection upon request at any time. 3. Transport all debris, trash, organics and sediments to approved facility for disposal in accordance with local and state requirements. 4. Entry into chambers may require confined space training based on state and local regulations. 5. No fertilizer shall be used in the Biofiltration Chamber. 6. Irrigation should be provided as recommended by manufacturer and/or landscape architect. Amount of irrigation required is dependent on plant species. Some plants may require irrigation. www.modularwetlands.com Maintenance Procedure Illustration Screening Device The screening device is located directly under the manhole or grate over the Pre -Treatment Chamber. It's mounted directly underneath for easy access and cleaning. Device can be cleaned by hand or with a vacuum truck. Separation Chamber The separation chamber is located directly beneath the screening device. It can be quickly cleaned using a vacuum truck or by hand. A pressure washer is useful to assist in the cleaning process. www.modularwetlands.com Cartridge Filters The cartridge filters are located in the Pre -Treatment chamber connected to the wall adjacent to the biofiltration chamber. The cartridges have removable tops to access the individual media filters. Once the cartridge is open media can be easily removed and replaced by hand or a vacuum truck. Drain Down Filter The drain down filter is located in the Discharge Chamber. The drain filter unlocks from the wall mount and hinges up. Remove filter block and replace with new block. 1 WETLANDS www.modularwetiands.com Trim Vegetation Vegetation should be maintained in the same manner as surrounding vegetation and trimmed as needed. No fertilizer shall be used on the plants. Irrigation per the recommendation of the manufacturer and or landscape architect. Different types of vegetation requires different amounts of irrigation. 1�, U L WETLANDS www.modularwetlands.com WETLANDS Inspection Form Modular Wetland System, Inc. P. 760.433-7640 F. 760-433-3176 E. Info@modularwetlands.com www.modularwetlands.com r� III*$ CLEAN" Inspection Report I €hvraorMeNra StRvrk=, Nr. Modular Wetlands System\VFT1,�,f F)-, Project Name Project Address (city) (Zlp Code) Owner/ Management Company Contact Phone For Office Use Only Office personnel to complete section to the left. Inspector Name Date / / Time AM / PM Type of Inspection ❑ Routine ❑ Follow Up ❑ Complaint ❑ Storm Storm Event in Last 72 -hours? ❑ No ❑ Yes Weather Condition Additional Notes Inspection Checklist Modular Wetland System Type (Curb, Grate or UG Vault): Size (22', 14' or etc.): Structural Integrity: Yes No Comments Damage to pre-treatment access cover (manhole cover/grate) or cannot be opened using normal lifting pressure? Trash / Bags / Bottles Damage to discharge chamber access cover (manhole cover/grate) or cannot be opened using normal lifting pressure? Green Waste / Leaves / Foliage Does the MWS unit show signs of structural deterioration (cracks in the wall, damage to frame)? Is the inlet/outlet pipe or drain down pipe damaged or otherwise not functioning properly? Working Condition: Is there evidence of illicit discharge or excessive oil, grease, or other automobile fluids entering and clogging th unit? Is there standing water in inappropriate areas after a dry period? Is the filter insert (if applicable) at capacity and/or is there an accumulation of debris/trash on the shelf system? Does the depth of sediment/trash/debris suggest a blockage of the inflow pipe, bypass or cartridge filter? If yes specify which one in the comments section. Note depth of accumulation in in pre-treatment chamber. Depth: Does the cartridge filter media need replacement in pre-treatment chamber and/or discharge chamber? Chamber: Any signs of improper functioning in the discharge chamber? Note issues in comments section. Other Inspection Items: Is there an accumulation of sediment/trash/debris in the wetland media (if applicable)? Is it evident that the plants are alive and healthy (if applicable)? Please note Plant Information below. Is there a septic or foul odor coming from inside the system? Waste: Yes No Sediment / Silt / Clay Trash / Bags / Bottles Green Waste / Leaves / Foliage Additional Notes: Recommended Maintenance No Cleaning Needed Schedule Maintenance as Planned Needs Immediate Maintenance 2972 San Luis Rey Road, Oceanside, CA 92058 P (760) 433-7640 F (760) 433-3176 Plant Information to Plants Plant Replacement Plant Trimming 1�� M 0 D U L A R WETLANDS Maintenance Report Mw Modular Wetland System, Inc. P. 760.433-7640 F. 760-433-3176 E. Info@modularwetlands.com www.modularwetlands.com 8111JAWk CLEAN - Project Name Project Address Owner / Management Company Contact Inspector Name Type of Inspection ❑ Routine ❑ Follow Up ❑ Complaint Weather Condition Cleaning and Maintenance Report Modular Wetlands System EfLAhbg Phone ( ) Date / ❑ Storm Additional Notes (city) (Zip Code) For Office Use Only (Reviewed By) ate Office personnel to complete section to the left. / Time AM/PM Storm Event in Last 72 -hours? ❑ No ❑ Yes Site Map # GPS Coordinates of Insert Manufacturer / Description / Sizing Trash Accumulation Foliage Accumulation Sediment Accumulation Total Debris Accumulation Condition of Media 25/50/75/100 (will be changed @ 75%) Operational Per Manufactures' Specifications (If not, why?) Lat: MWS Catch Basins Lon MWS Sedimentation Basin Media Filter Condition Plant Condition Drain Down Media Condition Discharge Chamber Condition Drain Down Pipe Condition Inlet and Outlet Pipe Condition Comments: 2972 San Luis Rey Road, Oceanside, CA 92058 P. 760.433.7640 F. 760.433.3176 ATTACHMENT ORDINANCE NO. 1514 EXHIBIT A: ZC 2020-0001, ATTACHMENTS 1 & 2 ORDINANCE NO. 1514 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING ZONE CHANGE 2020-0001 TO CHANGE THE ZONING DESIGNATION OF 1382 BELL AVENUE FROM PLANNED COMMUNITY INDUSTRIAL (PC -IND) TO PLANNED COMMUNITY INDUSTRIAL/BUSINESS (PC-IND/BUS) AND TO APPLY CITY CODE PARKING STANDARDS FOR OFFICES EXCEEDING 25,000 SQUARE FEET 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 a proper application for Zone Change (ZC) 2020-0001 was filed by Seth Hiromura on behalf of SteelWave LLC requesting authorization to change the Zoning Designation of 1382 Bell Avenue from Planned Community Industrial (PC -IND) to Planned Community Industrial/Business (PC-IND/BUS) (APN 430-231-05) and to apply City Code parking standards for offices exceeding 25,000 square feet in the Planned Community Industrial (PC-IND/BUS) District. B. That a public hearing was duly called, noticed, and held on said application on June 8, 2021, by the Planning Commission. The Planning Commission adopted Resolution No. 4430 recommending that the City Council approve ZC 2020-0001. C. That the proposed ZC to PC-IND/BUS District is consistent with the Tustin Area General Plan and, in particular, the Land Use Element which designates this property as industrial and accommodates a broad range of industrial/commercial uses and development. D. That the Tustin City Council approved similar zone changes from PC -IND to PC-IND/BUS in 1979, 1985, 1995, and 2008 for nearby properties located to the east, south, and southwest of the subject site. E. That the proposed ZC will not adversely impact the public health, safety, and welfare of the community; but benefit the community by increasing the marketability of the current project site and therefore, increase the future economic viability through employment opportunities and additional tax revenues. Moreover, the proposed project has been reviewed for compliance with all applicable provisions of the City of Tustin Zoning code. F. That an Initial Study was prepared to evaluate the potential environmental impacts associated with ZC 2021-0001 and concluded that there is no Ordinance No. 1514 Page 2 of 3 substantial evidence that the proposed project may have a significant effect on the environment and a draft Negative Declaration (ND) was prepared. SECTION 2. The City Council hereby approves ZC 2020-0001 to amend the Tustin Zoning Map to rezone the property located at 1382 Bell Avenue to Planned Community Industrial/Business (PC-IND/BUS) Zoning District, as identified in Exhibit A, and to apply City Code parking standards for offices exceeding 25,000 square feet as identified in Exhibit B, attached hereto. SECTION 3. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held out 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, 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 _t" day of , 2021. LETITIA CLARK Mayor ERICA N. YASUDA City Clerk APPROVED AS TO FORM: DAVID E. KENDIG City Attorney Ordinance No. 1514 Page 3 of 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF TUSTIN ) CERTIFICATION FOR ORDINANCE NO. 1514 I, Erica N. Yasuda, City Clerk and ex -officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1514 was duly and regularly introduced at a regular meeting of the Tustin City Council, held on the 20t' day of July, 2021, and was given its second reading, passed, and adopted at a regular meeting of the City Council held on the _th day of , 2021, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: ERICA N. YASUDA City Clerk Published: EXHIBIT A ORDINANCE NO. 1514 Existing Zoning — PC -IND Proposed Zoning — PC-IND/BUS PROPOSED MODIFICATIONS TO PLANNED COMMUNITY DISTRICT REGULATIONS ZONE CHANGE 2020-0001 1382 BELL AVENUE PLANNED COMMUNITY DISTRICT REGULATIONS CITY OF TUSTIN MARCH 1968 ADOPTED BY: ORDINANCE NO. 400, JUNE 3, 1968 AMENDED BY: ORDINANCE NO. 816, DECEMBER 3, 1979 ORDINANCE NO. 925, JANUARY 7, 1985 ORDINANCE NO. 1158, SEPTEMBER 18, 1995 ORDINANCE NO. 1347, JANUARY 15, 2008 DRAFT ORDINANCE NO. 1514, , 2021 STATISTICAL ANALYSIS* GroupI: Industrial.......................................................................................................................................115.05 Acres Special Landscape Area..................................................................................................................................2.71 Acres Total...................................................................................................117.76 Acres *Statistical Analysis is for informational purposes only TABLE OF CONTENTS INTRODUCTION.............................................................................................................................................................1 PARTI. INDUSTRY..........................................................................................................................................................2 SECTION I. PERMITTED USES.....................................................................................................................................2 SECTION II. DEVELOPMENT STANDARDS..................................................................................................................4 A. Setbacks.......................................................................................................................................................4 B. Site Coverage...............................................................................................................................................4 C. Signs.............................................................................................................................................................4 D. Sign Standards..............................................................................................................................................5 E. Parking.........................................................................................................................................................5 F. Landscaping..................................................................................................................................................6 G. Loading Areas...............................................................................................................................................7 H. Storage Areas...............................................................................................................................................7 I. Refuse Collection Areas................................................................................................................................7 J. Telephone and Electrical Service.................................................................................................................7 K. Sidewalks......................................................................................................................................................7 L. Nuisances.....................................................................................................................................................7 PART II. SPECIAL REGULATIONS.....................................................................................................................................8 SECTION I. SERVICE STATION DEVELOPMENT STANDARDS......................................................................................8 A. Setbacks.......................................................................................................................................................8 B. Minimum Site Area......................................................................................................................................8 C. Signs.............................................................................................................................................................8 D. Sign Standards..............................................................................................................................................9 E. Parking.........................................................................................................................................................9 F. Landscaping..................................................................................................................................................9 G. Screening....................................................................................................................................................10 H. Refuse Collection Area...............................................................................................................................10 I. Application of City of Tustin Service Station Standards .............................................................................10 PART III: INDUSTRY/BUSINESS.....................................................................................................................................11 SECTION I: PERMITTED USES...................................................................................................................................11 SECTION II: DEVELOPMENT STANDARDS................................................................................................................12 SECTION III: SPECIAL REGULATIONS........................................................................................................................12 Special Landscape Street CITY OF TUSTIN ADOPTED BY. ORDINANCE NO. 400 QUNE 3,1968) PLANNED COMMUNITY AMENDED BY: ORDNANCE NO. 816 (DECEMBER- 3,1979); ORDNANCE NO. 925 (JANUARY 7, 1985), ORDNANCE NO. 1158 INDUSTRIAL, INDUSTRIAL BUSINESS (SEPTEMBER 18, 1995) ORDNANCE NO. 1347 {JANUARY 15, 2008) INTRODUCTION The P.C. (Planned Community) District for the City of Tustin is part of the Irvine Industrial Planned Community Plan developed in conjunction with the Irvine Ranch Southern Sector General Land Use Plan approved by the Orange County Planning Commission and the Orange County Board of Supervisors. As designated on the General Plan of Land Use for the City of Tustin, the area is considered most appropriate for industrial development. The purpose of this P.C. (Planned Community) District is to provide a method whereby property may be classified and used for various types of industry and other uses compatible therewith. The specifications of this district are intended to provide flexibility for both the land use and development standards in planned building groups. Except as expressly stated within the text of this PC (Planned Community) Ordinance, all applicable provisions and requirements of the City of Tustin Zoning Code shall apply. 1 PART I. INDUSTRY SECTION I. PERMITTED USES Minimum Site Area — 30,000 square feet Intent and Purpose It is the intent of this section to allow the location of industries engaged in research and/or testing and general manufacturing activities, provided that such activities are confined within a building or buildings and do not contribute excessive noise, dust, smoke, or vibration to the surrounding environment nor contain a high hazard potential due to the nature of the products, material, or process involved. Permitted Uses 1. Uses primarily engaged in research activities, including but not limited to research laboratories and facilities, developmental laboratories and facilities and compatible light manufacturing similar to the following list of examples: • Bio -Chemical • Chemical • Development facilities for national welfare on land, sea and air • Film and Photography • Medical or Dental • Metallurgy • Pharmaceutical ■ X -Ray 2. Manufacture, research assembly, testing, and repair of components, devices, equipment, and systems and parts and components such as but not limited to the following list of examples: • Coils, Tubes, Semi -conductors • Communication, Navigation Control, Transmission and Reception Equipment, Control Equipment and Systems, Guidance Equipment and Systems • Data Processing Equipment and Systems • Glass Edging, Beveling, and Silvering • Graphics and Art Equipment • Metering Instruments • Optical Devices, Equipment, and Systems • Phonographs, Audio Units, Radio Equipment, and Television Equipment • Photographic Equipment • Radar, Infra -Red, and Ultra -Violet Equipment and Systems • Scientific and Mechanical Instruments • Testing Equipment 3. Manufacturing to include but not limited to the following list of examples: A. Manufacture and/or assembly of products such as but not limited to the following list of examples: ■ Aircraft and Related Components ■ Ceramic Products ■ Automobiles and Automobile Parts • Concrete Products ■ Boats • Electrical Appliances • Clocks and Watches ■ Farm Equipment • Coffins • Heating and Ventilating Equipment 7 • Linoleum • Sheet Metal Products • Machinery and Machine Tools • Silk Screens • Musical Instruments • Sporting Goods • Neon Signs • Springs ■ Novelties ■ Stencils • Oil Well Valves and Repairs ■ Toys • Optical Goods ■ Trailers • Refrigeration ■ Trucks • Screw Machine Products • Yarn B. The manufacture of products or products made from materials such as but not limited to the following list of examples: ■ Aluminum • Linoleum • Bags, except Burlap Bags or Sacks • Matches ■ Batteries ■ Mattresses ■ Boxes, Paper ■ Paper • Brass • Steel • Cans ■ Tin ■ Copper • Tools ■ Glass ■ Wool ■ Grinding Wheels • Yarn • Iron C. The manufacturing, compounding, processing, or treatment of items such as but not limited to the following list of examples: ■ Acids, Non -Corrosive ■ Candles ■ Cigarettes and Cigars • Detergents • Disinfectants • Dye • Food Products • Lubricating Oil • Pharmaceutical Products • Plastics • Toiletries • Vitamin Products • Waxes and Polishes D. Woodworking shops, such as (Provided that, if a planer, router, sticker, or moulder is maintained, all doors and windows in the outside walls of the room in which said machinery is located shall be kept closed while said machine is in use): ■ Box • Furniture • Wood Products E. Distribution and Warehousing Plants 4. Administrative, professional, and business offices associated with and accessory to any of the above. 5. Blue printing, photostating, photo -engraving, printing, publishing and bookbinding, provided that no on-site commercial service is associated with said uses. 6. Cafeteria, cafe, restaurant, or auditorium associated with and incidental to any of the foregoing uses. 7. Service stations will be permitted subject to the development standards contained in this ordinance. 3 8. Agriculture, as a continuation of the existing land use, and all necessary structures and appurtenance shall be permitted. 9. State, County, and Municipal facilities such as fire and police stations, civic centers, libraries, etc. SECTION II. DEVELOPMENT STANDARDS A. Setbacks All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right-of-way line of the frontage street. 1. Front Yard Setback Thirty (30) feet, except that unsupported roofs or sun screens may project six (6) feet into the setback area. 2. Side Yard Setback Ten (10) feet, except that unsupported roofs or sun screens may project three (3) feet into the setback area. In the case of a corner lot, the street side setbacks shall be thirty (30) feet, except that unsupported roofs and sun screens may project six (6) feet into the setback area. Interior lot lines for a corner lot shall be considered side lot lines. 3. Rear Yard Setback No rear yard setback is required. B. Site Coverage Maximum building coverage of fifty (50) percent is allowed. Parking structures shall not be calculated as building area, however, said structures shall be used only for the parking of company vehicles, employee's vehicles, or vehicles belonging to persons visiting the subject firm. C. Signs 1. Sign Area Only one (1) single faced or double faced sign shall be permitted per street frontage. No sign or combination of signs shall exceed one (1) square foot in area for each six hundred (600) square feet of total site area. However, no sign shall exceed two hundred (200) square feet in area per face. An additional twenty (20) square feet shall be allowed for each additional business conducted on the site. 2. Sale or Lease Sign A sign, advertising the sale, lease, or hire of the site shall be permitted in addition to the other signs listed in this section. Said sign shall not exceed a maximum area of thirty-two (32) square feet. 3. Ground Sign All ground signs shall not exceed four (4) feet above grade in vertical height. Also, ground signs in excess of one hundred fifty (150) square feet in area (single face) shall not be erected in the first twenty (20) feet, as measure from the property line, of any street side setback area. However, the above standards shall not apply to the Community Directional Sign, Special Purpose Sign, Construction Sign, or Future Tenant Identification Sign. 4 4. Special Purpose Sign Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and shall be permitted in addition to the other signs listed in this section. 5. Wall Sign Wall signs shall not comprise more than ten (10) percent of the area of the elevation upon which the site is located. Said signs shall be fixture signs; signs painted directly on the surface of wall shall not be permitted. 6. Construction Sign One (1) construction sign denoting the architects, engineers, contractor, and other related subjects, shall be permitted upon the commencement of construction. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, or the tenant is occupying said building(s), whichever occurs first. (Page A) 7. Future Tenant Identification Sign A sign listing the name of future tenants, responsible agent or realtor, and identification of the industrial complex shall be permitted. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structures fit for occupancy or tenant is occupying said building(s), whichever occurs first. (Page A) 8. Community Directional and/or Identification Sign Permanent directional and identification signs, not exceeding two hundred fifty (250) square feet (single face), shall be permitted to give directions to and identify areas within the P.C. (Planned Community) District. (Page B) D. Sign Standards 1. Signs visible from the exterior of any building may be lighted, but no signs or any other contrivance shall be devised or constructed so as to rotate, gyrate, blink or move in any animated fashion. 2. Signs shall be restricted to advertising only the person, firm, company, or corporation operating the use conducted on the site or the products produced or sold thereon. 3. A wall sign with the individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or the pictorial symbol and calculating the area enclosed by such line. (See the attached Sign Standard Sheet Page C) 4. All signs attached to the building shall be flush mounted. E. Parking Adequate off-street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on -street parking. Required off-street parking shall be provided on the site of the use served, or a contiguous site or within six hundred (600) feet of the subject site. Where parking is provided on other than the site concerned, a recorded document shall be filed with the Building and Planning Departments and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking 5 The following guide shall be used to determine parking requirements: Office Three (3) spaces for each one thousand (1,000) square feet of total office space (excluding such areas as pedestrian corridors, rest rooms, elevator shafts, equipment areas). Manufacture, Research, and Assembly Two (2) parking spaces for each three (3) employees, but in no event less than two (2) spaces for each one thousand (1,000) square feet of gross floor area. Warehouse Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each one thousand (1,000) square feet of gross floor area for the first twenty thousand (20,000) square feet; one (1) space for each two thousand (2,000) square feet of gross floor area for the second twenty thousand (20,000) square feet; one (1) space for each four thousand (4,000) square feet of gross floor area for areas in excess of the initial forty thousand (40,000) square feet of floor area of the building. If there is more than one shift, the number of employees on the largest shift shall be used in determining parking requirements. F. Landscaping As a portion of the total landscaping scheme of the Industrial P.C. (Planned Community) District, certain streets have been designated as "Special Landscaped Streets." Landscape treatment along the frontages of said streets require special consideration and, therefore, are referred to under separate sections in the following landscaping standards. All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback Area a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover, and shrubbery. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. c. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any driveway in said area. 2. Side and Rear Yard Setback Area a. General Statement All unpaved areas not utilized for parking and storage shall be landscaped utilizing ground cover and/or shrub and tree materials. N. b. Undeveloped areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition but need not be landscaped. c. Screening Areas used for parking shall be landscaped in such a manner as to interrupt or screen said areas from view from access streets, freeways, and adjacent properties. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and/or trees. G. Loading Areas 1. No loading areas shall be allowed which is visible from adjacent streets. 2. On other than Special Landscaped Streets, street side loading shall be allowed, provided the loading dock is set back a minimum of seventy (70) feet from the street right-of-way line, or one hundred ten (110) feet from the street centerline, whichever is greater. Said areas must be screened from view from adjacent streets. H. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways, and adjacent property. Said screening shall form a complete opaque screen up to a point eight (8) feet in vertical height, but need not be opaque above that point. 2. Outdoor storage shall be meant to include all company owned and operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. I. Refuse Collection Areas 1. All outdoor refuse collection areas shall be visually screened from access streets, freeways, and adjacent property by a complete opaque screen. 2. No refuse collection areas shall be permitted between a frontage street and the building line. J. Telephone and Electrical Service All "on-site" electrical lines (excluding lines in excess of 12KV) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties. K. Sidewalks Sidewalks are not required in the Industrial P.C. (Planned Community) Area. L. Nuisances No portion of the property shall be used in such a manner as to create a nuisance to adjacent sites, such as but not limited to vibration, sound, electro -mechanical disturbance and radiation, electro -magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic, or noxious matter. VA PART II. SPECIAL REGULATIONS SECTION I. SERVICE STATION DEVELOPMENT STANDARDS A. Setbacks All setbacks shall be measured from the property line. For the purpose of this ordinance, a street side property line is that line created by the ultimate right-of-way line of the frontage street. 1. Front Yard Setback a. Special Landscaped Streets Thirty (30) feet, except that unsupported roofs, sunscreens and canopy roofs may project six (6) feet into the setback area b. Other Streets Thirty (30) feet, except that unsupported roofs, sunscreens and canopy roofs may project within ten (10) feet of the property line. 2. Interior Setbacks Twenty (20) feet from the side and rear lot lines. Unsupported roofs, sunscreens and canopy roofs may project three (3)feet into the setback area. B. Minimum Site Area A minimum site area of 15,000 sq. ft. is required. C. Signs 1. One (1) free standing sign, limited to a maximum height of seventeen (17) feet shall be permitted. Sign face shall not exceed a maximum area of forty-five (45) sq. ft. per face, double faced. 2. One (1) identifying sign or symbol, mounted on the building. Maximum area of the sign or symbol shall be eight (8) square feet. Maximum letter height shall be one (1) foot. 3. Sale or Lease Sign A sign advertising the sale, lease, or hire of the site shall be permitted in addition to the other signs listed in this section. Said sign shall not exceed a maximum area of thirty-two (32) square feet. 4. Special Purpose Sign Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and shall be permitted in addition to the other signs listed in this section. 5. Construction Sign One (1) construction sign denoting the architects, engineers, contractor, and other related subjects shall be permitted upon the commencement of construction. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates that structure(s) fit for occupancy, whichever occurs first. (Page A) 8 6. Future Tenant Identification Sign A sign listing the name of future tenants, responsible agent or realtor and identification of the industrial complex shall be permitted. Said sign shall conform to the criteria contained in the attached Sign Standard Sheet and will be permitted until such time as a final inspection of the building(s) designates said structure(s) fit for occupancy, whichever occurs first. (Page A) D. Sign Standards 1. All signs, symbols, etc., shall not revolve, rotate or simulate animation in any manner. 2. Lighting of signs may be integral or by direct rays confined to the sign. Neon lighting and flashing lights are prohibited. 3. All advertising devices, including tires, oil, accessories, posters, etc., shall be located within the main building. 4. All signs attached to the building shall be flush mounted. E. Parking A minimum of eight (8) parking spaces shall be provided on the site. F. Landscaping All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover, and shrubbery. b. Special Landscaped Street The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. c. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped, except for any driveway in said area. 2. Interior Setbacks a. All unpaved areas not utilized for parking and storage shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Boundary Areas Boundary landscaping is required on all interior property lines. Said areas shall be placed along the entire length of these property lines or be of sufficient length to accommodate the number of required trees. Trees, equal in number to one (1) tree per twenty-five (25) lineal feet of each property line, shall be planted in the above defined areas. W* c. All landscaped areas shall be separated from adjacent vehicular areas by a wall or curb, at least six (6) inches higher than the adjacent vehicular area. d. Landscaping, except trees, along all streets and boundaries shall be limited to a height of not more than 3 % feet within twenty (20) feet of the point of intersection of streets and/or drives. G. Screening A masonry wall or landscaping forming an opaque screen shall be installed along property lines which abut property zoned for agricultural or residential uses. Said wall or landscaping shall be six (6) feet in height. Wall or landscaping shall be no higher than three (3) feet (except trees) within twenty (20) feet of any ultimate street right-of-way line. Where there is a difference in elevation on opposite sides of the wall, the height shall be measured from the highest grade level adjacent to the wall. No signs or sign supports shall be permitted on any required screening. H. Refuse Collection Area All trash and refuse shall be stored within an area enclosed by a wall at least six (6) feet in height. Wall material shall match exterior building material. I. Application of City of Tustin Service Station Standards In addition to the standards outlined in this section of the ordinance, the Service Station Development Standards of the City of Tustin shall also apply to all such development in the P.C. (Planned Community) District, except that approval of a Use Permit is not required 10 PART III: INDUSTRY/BUSINESS (ORDINANCE NO. 816, DECEMBER 3, 1979) SECTION I: PERMITTED USES 1. All uses authorized in Part I, Section I of these regulations. 2. Professional offices, subject to a site development permit, similar to the following examples: a. Architects b. Attorney c. Dentist d. Optometrist e. Physician f. Others licensed by the State of California to practice the healing arts, including clinics for out-patients only laboratories for x-ray and diagnostic purposes generally associated with any of the above. g. Engineer h. Surveyor 3. General offices, subject to a site development use permit, similar to the following examples: a. Accountants b. Building consultants c. Drafting d. Economic consultant e. Escrow f. Insurance Agency g. Real estate h. Personnel agency i. Answering service j. Land and property management k. Management, technical, or professional consultant 4. Retail business, subject to a site development use permit, exemplified by the following when conducted within a building: a. Art and drafting supplies b. Bakeries c. Bicycle sales (including repairs, no outside display) d. Books and stationery e. Furnishings, household and business f. Equipment repairs g. Restaurants, cafes (See Section III) h. Small convenience stores (grocery) (See Section III) 5. Services business, exemplified by the following sales incidental thereto, when conducted within a building, subject to a site development permit: a. Banks and finance companies b. Blueprinting c. Equipment repair d. Interior Decorator e. Job printing f. Locksmith 11 g. Public utility business offices (excluding corporation yards) h. Travel agency i. Typing and addressing service 4:14kIIs] L1IIA111TJ4119WLTA 14►Ill I&IIF—MI 107_1.1R1•1 1. Setbacks as required in Section IIA (Ordinance No. 400) 2. Site coverage as required in Section IIB (Ordinance No. 400) 3. Signs a. All signs shall conform strictly to provisions of Sign Code No. 6841. b. Master sign plans shall be required for all business/professional uses at the time of Use Permit submittal. 4. Parking As required in Section IIC (Ordinance No. 400) with the following additions: Office: One (1) space for each 250 square feet of gross floor area for the first 25,000 square feet and one (1) space for each 300 square feet thereafter. Retail commercial: One (1) parking space for each 200 square feet of gross floor area. Service commercial: Same as office parking requirements Restaurants: One (1) parking space for each three (3) seats. 5. Physical development Development shall conform to provisions IIF, G, H, I, J, K, and L of these Guidelines (Ordinance No. 400) SECTION III: SPECIAL REGULATIONS Any sale of alcohol beverages requires a conditional use permit. 1 Editor's Note: Sign Code No. 684 refers to Ordinance No. 684, which adopted the Tustin Sign Code. The current Tustin Sign Code can be found in Section 9400 of the Tustin City Code. 12 SITE FOR: SYMBOL COMPANYNAME (]F ANY) (ANY COLOR UTTER) IRVINE INDUS1R A . COMPLEX REALTOR 9/4" MOLDING k7-0" m r^xa^xV - s FOSE 2 V7 4-01 0" HMSH-- GRADE 4'- 0" LJ FROM SECTION u u END SECTION NOTE ALL WOOD CONSTRUCTION SIGN A WHITE BACKGROUND, BLACK LETTERS (EXCEPT COMPANY NAME) WHITE BACKSIDE, WHITE POSTS SIGN B: BLACK BACKGROUND, WHITE LETTERS BLACK BACKSIDE IRVINE INDUSTRIAL COMPLEX FUTURE TENANT IDENTIFICATION SIGN NOTE ALL WOOD CONSTRUCTION SIGN W MUST RELATE TO T EALTOR7 SIGN IN HEIGHT (4' - 0' ABOVE GRADE) SIGNS B, C, D CAN BE PLACED ACCORDING TO QUANTITY OF INFORMATION REQUIRED TO BE ERECTED NEXT TO TENANT IDENTIFICATION SIGN IRVINE INDUSTRIAL. COMPLEX—CONSTRUCTION SIGN Page A 20' - 0" UNIVERSITY OF CALIFORNIA UNIVERSITY PARK TURTLE ROCK IRVINE TOWN CENTER Page B -1k 1][]r\V']nL(e ( o ]r]nl > a]Cll b Method for Determination of Wall Sign Area A wall sign with irregular or individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or pictorial symbol and calculating the area of the area enclosed by such line (a x b). Page C Valencia Avenue Lot 11 2.891 acres Lot 12 2.529 acres Lot 13 2.397 acres a Lot 14 2.510 acres Project 939-65-105-118 Lot 10 2.797 acres 2.452 acres Lot 7 Lot 6 1.585 acres 1.620 acres Not a part of this subdivision Morgan Circle Lot 4 Parcel 1 0.89 acres Lot 5 2.002 acres Lot 4 Parcel 2 1.088 acres Lot 3 Lot 1 1.06 acres 6.168 acres Bell Avenue LANDMARK INDUSTRIAL PARK TRACT NO 7721 CITY OF TUSTIN IRVINE INDUSTRIAL COMPLEX