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Home My WebLink About04 TTM 17080, DR 06-011ITEM #4 � e__' v Report to the Planning Commission DATE: MARCH 13, 2007 SUBJECT: TENTATIVE TRACT MAP 17080 DESIGN REVIEW 06-011 OWNER: SUNCAL- RED HILL LLC C/O SOUTHWIND REALTY GROUP LLC 18301 VON KARMAN AVENUE, SUITE 710 IRVINE, CA 92612 ATTN: JIM MAGSTADT APPLICANT: KAREN SULLY THE SULLY GROUP INC. 161 FASHION LANE, SUITE 116 TUSTIN, CA 92780 LOCATION: 14421-14471 RED HILL AVENUE GENERAL PLAN: HIGH DENSITY RESIDENTIAL (HDR 15-25 DU/ACRE)) ZONING: MULTIPLE -FAMILY RESIDENTIAL (R-3) ENVIRONMENTAL STATUS: A MITIGATED NEGATIVE DECLARATION 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. REQUESTS: 1. TENTATIVE TRACT MAP 17080 TO MERGE TWO EXISTING PARCELS DEVELOPED WITH 57 APARTMENT UNITS INTO ONE 4 -ACRE PARCEL FOR THE PURPOSE OF SUBDIVIDING AND DEVELOPING A 75 -UNIT RESIDENTIAL CONDOMINIUM PROJECT. 2. DESIGN REVIEW 06-011 FOR APPROVAL OF BUILDING ARCHITECTURE AND SITE DESIGN AND AMENITIES OF THE CONDOMINIUM PROJECT. RECOMMENDATION That the Planning Commission: 1. Adopt Resolution No. 4053 adopting the Mitigated Negative Declaration (MND) as adequate for Tentative Tract Map 17080 and Design Review 06-011 for development of the proposed 75 residential condominium unit project. 2. Adopt Resolution No. 4054 approving Design Review 06-011 for architectural/site design and amenities of the proposed condominium project. 3. Adopt Resolution No. 4055 recommending that the City Council adopt the MND for Tentative Tract Map 17080 and Design Review 06-011 and approve Tentative Tract Map 17080 to merge two existing parcels into a 4 -acre (net area) site for the purpose of subdividing and developing 75 residential condominium units. BACKGROUND The proposed site includes two parcels that are currently developed with two apartment complexes including 57 units known as Whispering Woods and Tustin Terrace Apartments. The Whispering Woods site is 1.87 acres and contains 27 two-story apartments, and the Tustin Terrace site is 2.14 acres and includes 30 one-story apartments. All existing units on the site are proposed to be demolished. To redevelop the site with 75 condominium units, a tentative tract map and a design review application need to be approved for subdivision of the land and the site amenities and building designs. The project site is surrounded by commercial uses on the south and east, an office building and residential uses on the north, and a residential neighborhood (Broadmoor Park) on the west (Attachment A — Location Map). The site is zoned Multiple Family Residential (R-3) District and designated by the General Plan as High Density Residential (HDR) which provide for the development of residential condominiums. DISCUSSION The following discussion includes analyses of the project description and site plan, access, architecture, landscaping, and environmental documentation. Proiect Description and Site Plan The site includes two apartment sites with 57 units that were constructed in the 1960s. The proposed project is intended to demolish the existing apartments and replace them with 75 new condominium units (Attachment C — Submitted Plans). The site fronts onto Walnut Avenue on the south and Red Hill Avenue on the east. The site currently has two vehicular accesses on Red Hill Avenue and a secondary access on Walnut Avenue. The proposed site layout would eliminate the Walnut Avenue access and the only access to Planning Commission Report March 13, 2007 TTM 17080, DR 06-011 Page 2 of 9 and from the site would be provided from Red Hill Avenue approximately 120 feet from the northerly property line. The project site is designed with a main drive 36 feet wide that runs parallel to Red Hill Avenue and secondary drives that are 24 feet wide running perpendicular to Red Hill Avenue and each providing vehicular access to 10-11 units. Adequate turn around space for emergency vehicles is provided at the terminus of the main drive. The project site is proposed to be developed with 16 buildings of four-plex, five-plex and six-plex design. The buildings are designed in rows with entries facing one another and garages arranged back to back. Each unit is designed with a private patio at the front entrance and a balcony on the second floor. The end units also have an opportunity for a private patio on the side. Common landscape areas between the units would also be provided with decorative walkways and landscape areas (Attachment C — Submitted Plans). The buildings are set back 10 feet from the residential uses to the west and 16 feet from the residential and office uses on the north. The proposed buildings are typically three stories and 35 feet in height with the exception of the units located along the property lines adjoining a neighboring residential site. These "rear" units are designed with a third floor loft and an overall height of 30 feet. Four different plans are proposed which range in size as follows: Plan Bedrooms Baths Square Footaae 1 2 BR and loft 2 1,803 2 3 BR 3.5 1,863 3 36R 3 1,997 4 2BD and loft 2 1,743 The project will comply with the development standard for the City's Multiple Family Residential (R-3) District as follows: Standards Required Proposed Density max. 25 du/acre 18.75 du/acre Site Area min. 7,000 sq.ft. 174240 (net) Minimum lot area per unit 1,750 sq.ft. 2,323 sq.ft. Building Height max. 35 feet 35 feet (average) Lot Width min. 70 feet 331 feet Lot Coverage max. 65 percent Landscape Open Space min. 35 percent Front Setback min. 15 feet Side Yard Setback min. 5 feet 65 percent 35 percent (includes 2.7% decorative paving) 15 feet to the building (12 feet to balconies) 10 feet Planning Commission Report March 13, 2007 TTM 17080, DR 06-011 Page 3 of 9 Rear Yard Setback Off-street parking min. 10 feet min. 150 garage spaces plus 19 guest stalls 19 feet 150 garage spaces plus 27 guest stalls A solid block wall with stucco finish is proposed along Red Hill Avenue with several breaks to provide pedestrian access to the public right-of-way. The entrance to the project is accented by a four foot high curved wall on both sides. Access. Circulation Parking and Traffic Analysis Traffic Analysis A traffic study was submitted and reviewed by the City's Engineering Division (Exhibit 2 of MND analysis). The study concluded that the proposed project is expected to generate approximately 718 daily trips, which in comparison with the existing development, would be an increase of 342 daily trips. This is a relatively significant increase in comparison with the previously existing land use. The more detailed peak hour intersection analyses for future conditions with the project show that no significant traffic impacts would occur as a result of the project. However, for long range projections (post -year 2020), the intersection of Red Hill/Walnut is shown to have "over capacity" operations if the current intersection geometry is maintained. However, there are improvement projects anticipated to be implemented at this intersection to maintain acceptable operations for long range future conditions. Based on current City policies, the project is not anticipated to cause any significant traffic impacts. Access to and from the site is provided at Red Hill Avenue which will be open to both northbound and southbound traffic. The traffic analysis also determined that the 25 foot wide access on Red Hill Avenue is adequate to allow for one outbound lane and one inbound lane. At the completion of the project, the access is shown to maintain acceptable operations. Under the build -out (post -year 2020) scenario, the left turn egress from the Project site would result in significant project impacts. Condition 4.11 of Resolution 4054 is included to allow the City to reconsider the left turn from the project site in the future, which notes the left turn may be prohibited if determined necessary by the City's Traffic Engineer. Pedestrian Circulation The project site is designed with three direct pedestrian accesses to Red Hill Avenue and one to Walnut Avenue. The pedestrian access points to Red Hill are accented with a wood trellis at the entries that connect to a 6 foot high perimeter block wall. The main driveway is designed with a four foot sidewalk on both sides that lead to the front entries through the open space separating the building rows. Units along Walnut Avenue are Planning Commission Report March 13, 2007 TTM 17080, DR 06-011 Page 4 of 9 raised 3-4 steps from the existing grade at the public sidewalk. Each unit is designed with a private patio fence and gate to provide a buffer from the public right-of-way. In addition, a wheelchair access is provided through a paseo between the two buildings along Walnut Avenue that connects the public sidewalk on Walnut Avenue to the project site (Attachment C — Submitted Plans). Waste Management Plan To minimize trash hauler trucks backing up from the garage drives and to ensure that the trash carts do not impede site circulation, the applicant has proposed a Waste Management Plan (Attachment C — Submitted Plans) with centralized location for trash pick up. The plan proposes to use 11 of the 27 guest stalls for storing trash and recycling carts during the trash pick up days. Residents would be required to store containers next to their garage during trash collection days where an employee of the homeowners association would relocate the carts in designated parking areas; the empty containers would be returned upon collection. The parking areas designated for storing trash carts would be posted with informative signage and enforcement regulations. Condition 9.2 of Resolution No. 4054 is included to require adequate signage for the waste management plan. Parking Tustin City Code Section 9226a1(j) requires a minimum of two (2) covered parking spaces per unit and each unit is designed with a two car -garage. The Tustin City Code also requires a minimum of one (1) unassigned open guest parking space for every four (4) units or 19 guest parking spaces. The project site provides a total of 27 guest parking spaces including 25 parallel stalls and two standard parking stalls (Attachment C — Submitted Plans). The guest parking spaces are evenly dispersed along the main private drive within an adequate distance to all units. The private drives that provide access to garages are required to remain accessible at all times. Condition 3.1(J) of Resolution No. 4055 will be included in the CC&Rs to require that the garage spaces be used for vehicle storage. On -street parking is also currently available on Red Hill Avenue and Walnut Avenue. The City is currently conducting a traffic study to restrict parking on Red Hill Avenue that may be implemented in the future. Condition 4.11 of Resolution No. 4054 is included to restrict on -street parking along Red Hill Avenue and Walnut Avenue. Condition 4.1(N) of Resolution No. 4055 also includes the restriction provision in the homebuyer notification so that future residents are made aware of on -street parking issues. Architecture The buildings are designed in Country French and Italian styles. The units are staggered 2-3 feet to create an interesting street elevation. Each building includes two to three units with front porches covered by a second floor balcony. Wrought iron railing Planning Commission Report March 13, 2007 TTM 17080, DR 06-011 Page 5 of 9 is proposed for all balconies with the exception of units along Walnut Avenue that are designed with a solid stucco barrier to mitigate traffic noise. The project requires a 10 foot wide dedication along Walnut Avenue, which will remain open until future street widening is implemented. Currently, the balconies are designed with a three foot encroachment into the setback area which results in a 22 foot setback from the current right-of-way and a 12 foot setback from the future right-of-way. These balconies will be covering mainly the front entries and provide for a variety of architectural features along the street rights-of-way without compromising the setback requirements from other structures. In addition, sound attenuation is provided to make the balconies a usable outdoor space for the residents. Tustin City Code Section 9271(1) indicates that architectural features on the main building such as cornices, eaves, and canopies may extend three feet into the required front yard setback. In this case, since the balconies are designed as an architectural element enhancing the Walnut Avenue streetscape and provide a usable exterior space for the residents, staff believes that this exception can be applied to allow the proposed balcony encroachment a maximum of three feet into the required front yard setback. along Walnut Avenue. The courtyard between the buildings will be landscaped and designed with walkways connecting the parking areas to unit front entrances. Units with a raised finished floor (along the main entry and Walnut Avenue) have a small private patio separated by a three foot tall wrought iron fence. The exterior elevations are enhanced with architectural details reminiscent of Portofino, Tuscan, and Provence architecture such as dormer attic vents, wood shutters, brick veneer, decorative chimneys, Juliet balconies, and various stucco colors to create visual interest. The roof material is proposed to be concrete s -tile in various terra cotta colors to complement the proposed architectural style and color scheme. The applicant proposes five (5) stucco color schemes for each of the architectural styles. The Tuscan and Provence color scheme are earth tones and the Portofino color scheme includes brighter colors. Each unit is proposed with a base color and two accent colors and the shutters, railing, and other architectural elements are proposed with contrasting colors. Material and color sample boards for the project will be available at the Planning Commission meeting. Building Height In general, the buildings are three stories with an average height of 35 feet that include 4, 5, or 6 attached units (Attachment C — Height Exhibit). The project site is located adjacent to a planned community of single family units (Broadmoor Park) within the Suburban Residential (R-4) zoning district, developed with shallow rear yards. During early submittal, staff received complaints from the neighboring homeowners association regarding the height, shadow impacts, and possible privacy intrusion associated with Planning Commission Report March 13, 2007 TTM 17080, DR 06-011 Page 6 of 9 the proposed development of the project. In response, the applicant has revised the design to include: 1) a wider than required rear setback of 10 feet from the neighboring properties, 2) limited window and door openings and no balconies facing onto the adjacent properties, and 3) lower height for the end units with a third floor loft and a reduced overall height of 30 feet. In addition, since the buildings are placed perpendicular to the residential property line, shadow impacts to the residences are minimized (Exhibit A of Mitigated Negative Declaration — Resolution 4053). Pool/Recreation Area A common pool/recreation area would be constructed and maintained by the homeowners association that consist of a pool/spa, restrooms for men and women, pool equipment enclosure, a shower, outdoor fire place, and a seating area. The design of the pool/recreation building is similar to the Tuscan Italian architecture. A six foot wrought iron safety fence would enclose the pool area. A wood trellis is also proposed at the entrance to the pool as a focal point for the community that would be visible from Red Hill Avenue entrance. Landscane/Hardscane The project site is currently heavily landscaped along Red Hill Avenue with mature pine and palm trees. Since the project requires a 10 foot wide dedication along Red Hill Avenue, most of the existing landscaping will remain in place until the street widening project commences. Condition 8.1 of Resolution No. 4054 is included to require the minimum size and spacing of shrubs and groundcover and ensure that no additional planting is installed in the dedication area with the exception of ground cover. The project also requires a 10 -foot dedication along Walnut Avenue; however since the Walnut widening is not anticipated to take place in the near future, additional trees are permitted to be installed within the future right-of-way. On-site trees include a variety of palms, evergreens and semi -evergreens. The entrance driveway is accented by 10 date -palms and the main drive includes Tipu trees and Magnolias. Fourteen Chinese Pistache trees are proposed along Walnut Avenue accented by Brisbane box trees. To provide a diverse landscape barrier to the residential neighborhood to the west and residential and office buildings to the north, a variety of Sweet Shade, Brisbane box, Jacaranda, and Palm trees are proposed. Planning Commission Report March 13, 2007 TTM 17080, DR 06-011 Page 7 of 9 Noise Analysis The project site is located at the northwest corner of Walnut Avenue and Red Hill Avenue, and therefore is exposed to significant traffic related noise. The City's General Plan recognizes that residents adjacent to major and secondary arterials are typically exposed to a CNEL over 65 dB. Table N-2 of the Tustin Noise Element identifies potential conflicts between the land uses and the noise environment. Per Table N-2, most of the project site falls within Zone A through Zone B with the exception of units along Red Hill Avenue and Walnut Avenue which fall under Zone C. Zone A requires no mitigation measures for noise while Zone B requires minor soundproofing as needed. The City's noise ordinance requires a maximum 45 dB value for interior noise and 65 dB for exterior noise. An acoustical study was submitted by the applicant with recommendations for exterior noise barriers for balconies along Walnut Avenue and Red Hill Avenue and upgraded windows and doors to be incorporated in the building design (Exhibit 1 of MND). The noise study indicates an existing 70.2 dB reading along the southeasterly building line and 68.7 dB along the southwesterly building line, which concludes that the buildings along Red Hill Avenue and Walnut Avenue must provide an A -weighted noise reduction value of at least 26.1 dB to achieve a maximum interior 45 dB value. Condition 11.1 of Resolution No. 4054 is included to require implementation of the construction techniques recommended by the acoustical analysis be incorporated in the "project" building construction and design. Tenant Relocation Plan The existing 57 apartment units are currently rented at market rate and the residents are on a month-to-month lease. The project is privately financed and no public funds are involved that would trigger relocation pursuant to state law. The applicant has submitted a Tenant Leasing and Relocation Plan. The plan indicates that a minimum 120 -day notice will be provided prior to vacation of the property, tenants would be on a month-to-month lease basis and the last month's rent would be waived, which should provide the tenants with adequate time and monetary incentives to relocate. Public Notice A public notice for the availability of the draft mitigated declaration and the time, date, and location of the public hearing for the proposal was published in the Tustin News on February 15, 2007. Property owners within 300 feet of the site and all neighboring Broadmoor homeowners and homeowners association were notified of the hearing by mail. Public hearing signs were also posted on the site, and a notice was posted at City Hall on February 15, 2007. Planning Commission Report March 13, 2007 TTM 17080, DR 06-011 Page 8 of 9 Construction Phasing The applicant is proposing three phases for construction of the project (Attachment C - Phasing Plan). Phase one includes the models and two other buildings (total 12 units) that are proposed to be built concurrently (referred to as Phase M). Phase 1 includes 25 units and Phase 2 includes 38 units. Condition 6.1 of Resolution No. 4054 requires submittal of a model home site plan and improvement plan including a public parking area, landscaping, lighting, and construction traffic plan for the model home site. Environmental Analysis A Mitigated Negative Declaration has been prepared for this project (Exhibit A of Resolution No. 4053). The attached Initial Study discusses potential impact categories and appropriate mitigation measures. Any potential impacts can be mitigated to a level of insignificance and mitigation measures have been included as conditions of approval. The draft mitigated declaration was made available for public review from February 16, 2007, to March 7, 2007. No comments were received during the public review period. Minoo Ashabi Associate Planner Attachments: Elizabeth A. Binsack Community Development Director A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. Resolution No. 4053 and Exhibit A (Negative Declaration) E. Resolution No. 4054 and Exhibit A (Conditions of Approval Design Review 06-011) F. Resolution No. 4055 and Exhibit A (Conditions of Approval Tentative Tract Map 17080) SACdd\PCREPORT\2007\TTM 17080.doc ATTACHMENT A Location Map ATTACHMENT B Land Use Fact Sheet LAND USE APPLICATION FACT SHEET 1 LAND USE APPLICATION NUMBER(S): TENTATIVE TRACT MAP 17080, DESIGN REVIEW 06-011 2. LOCATION: NW CORNER OF RED HILL & WALNUT AVE. 3. ADDRESS: 14421-14471 RED HILL AVENUE 4. LOTS: APN(S): 432-111-03 AND 432-111-04 6 PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: NONE 7 SURROUNDING LAND USES: NORTH: RESIDENTIAUOFFICE SOUTH: WALNUT AVE./COMMERCIAL EAST: RED HILL AVE./COMMERCIAL WEST: RESIDENTIAL 8. SURROUNDING ZONING DESIGNATION: NORTH: DUPLEX RESIDENTIAL (R-2) SOUTH: CENTRAL COMMERCIAL (C-2) EAST: COMMERCIAL GENERAL (CG) WEST: SUBURBAN RESIDENTIAL PLANNED DEVELOPMENT (R-4, PD) 9 SURROUNDING GENERAL PLAN DESIGNATION: NORTH: MEDIUM DENSITY RESIDENTIAL SOUTH: COMMUNITY COMMERCIAL EAST: COMMUNITY RESIDENTIAL WEST: HIGH DENSITY RESIDENTIAL 10. SITE LAND USE: A. EXISTING: APARTMENTS B. PROPOSED: MULTIPLE FAMILY CONDOMINIUMS C. GENERAL PLAN: HDR D. ZONING: MULTIPLE FAMILY RESIDENTIAL (R-3) PROPOSED GP: SAME PROPOSED ZONING: SAME DEVELOPMENT FACTS: 11. LOT AREA: 174,240 S.F. 4 ACRES 12. BUILDING LOT COVERAGE: 65% MAX. PERMITTED 65 % PROPOSED 13. LANDSCAPING/OPEN SPACE: 35% REQUIRED 35% PROPOSED (includes 2.7% hardscape) 14. MINIMUM LOT AREA PER UNIT: 1,750 sq.ft. REQUIRED PROPOSED: 2,323 sq.ft. 15. PARKING: 19 stalls REQUIRED 27 stalls PROPOSED 16. BUILDING HEIGHT: 35 feet max. REQUIRED Average 35 feet PROPOSED 17. BUILDING SETBACKS: REQUIRED PROPOSED FRONT 15 feet 15 feet SIDE: 5 feet 10 feet REAR: 10 feet 18 feet OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES, EASEMENTS, ETC.) 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L E :-1 dg as :-1 dg :-1 . \/ �j � .� # ; ( ,\ 22: ee 43 \ / \ �j ATTACHMENT D Resolution No. 4053 and Exhibit A (Mitigated Negative Declaration) RESOLUTION NO. 4053 A RESOLUTION OF THE PLANNING COMMISSION ADOPTING THE FINAL MITIGATED NEGATIVE DECLARATION FOR TENTATIVE TRACT MAP 17080 AND DESIGN REVIEW 06-011, A PROPOSAL TO MERGE TWO PARCELS DEVELOPED WITH 57 APARTMENT UNITS INTO ONE 4 -ACRE SITE FOR DEVELOPMENT OF A NEW 75 -UNIT CONDOMINIUM PROJECT LOCATED AT 14421 TO 14471 RED HILL AVENUE The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. The applicant (Sun -Cal Red Hill LLC) has requested to merge two properties currently developed with 57 apartment units into one 4 - acre site for development of a new 75 -unit condominium project. The properties are located at 14421 to 14471 Red Hill Avenue; B. That the requested tentative tract map and design review are considered a "project' subject to the terms of the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq.); C. That City staff prepared an Initial Study to evaluate the potential environmental impacts associated with Tentative Tract Map 17080 and Design Review 06-011 that concluded that with mitigation measures potential significant impacts can be reduced to a level of insignificance and a draft Mitigated Negative Declaration (MND) was prepared; D. That a Notice of Intent to Adopt a Mitigated Negative Declaration was published and the Negative Declaration and Initial Study were made available for a 20 -day public review and comment period from February 16, 2007, to March 7, 2007, in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; E. No comments were received and a Final Negative Declaration was prepared; F. That the City Council is the final authority for the project and will consider the MND prior to action on Tentative Tract Map 17080; and, G. The Planning Commission considered the Initial Study and the Mitigated Negative Declaration (Exhibit A) and finds it sufficient for the proposed Design Review 06-011 and Tentative Tract Map 17080. Resolution No. 4053 Page 2 II. The Planning Commission hereby adopts Final Mitigated Negative Declaration for Tentative Tract Map 17080 and Design Review 06-011 for the subdivision and development of 75 condominium units on properties located at 14421 to 14471 Red Hill Avenue, attached hereto as Exhibit A. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 13th day of March, 2007. BRETT FLOYD Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4053 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13th day March, 2007. ELIZABETH A. BINSACK Planning Commission Secretary Exhibit A Resolution No. 4053 INITIAL STUDY A. BACKGROUND COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 Project Title: Red Hill Town Homes Lead Agency: City of Tustin ❑ 300 Centennial Way ❑ Tustin, California 92780 Lead Agency City of Santa Ana Contact Person: Minoo Ashabi Phone: (714) 573-3126 Project Location: 14421-14471 Red Hill Avenue Project Sponsor's SunCal- Red Hill LLC Name and Address: c/o Southwind Realty Group ❑ 18301 Von Karman, Suite 710 Irvine, CA 92612 General Plan Designation: High Density Residential Zoning Designation: Multiple Family Residential (R-3) Project Description: A request to demolish two existing apartment complexes containing 57 units on a 4 -acre site and redeveloping the site with 75 three story condominium units Surrounding Uses: North: residential and office use East: commercial South: commercial West: residential Other public agencies whose approval is required ® Orange County Fire Authority ❑ City of Irvine ❑ Orange County Health Care Agency ❑ City of Santa Ana ❑ South Coast Air Quality Management ❑ Orange County District EMA ❑ Other B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. ❑Land Use and Planning ❑Population and Housing ❑Geological Problems ❑Water ❑Air Quality ❑Transportation & Circulation ❑Biological Resources ❑Energy and Mineral Resources C. DETERMINATION: On the basis of this initial evaluation: ❑Hazards ❑Noise ❑Public Services ❑Utilities and Service Systems ❑Aesthetics ❑Cultural Resources ❑Recreation ❑Mandatory Findings of Significance ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. ❑ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Preparer: / A Minoo Ashabi Title Associate Planner � e�� Date �•5-d7Z Elizabeth A. Binsack, Community Development Director I. AESTHETICS — Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? ❑ Less Than ❑ M Significant ❑ Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ M ❑ ❑ Cl M ❑ ❑ M ❑ ❑ ❑ M ❑ ❑ ❑ M ❑ ❑ ❑ ❑ M ❑ ❑ ❑ M ❑ ❑ M ❑ ❑ ❑ M ❑ ❑ ❑ M ❑ ❑ ❑ M ❑ 0 ❑ M ❑ IV. BIOLOGICAL RESOURCES: - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES: - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS: - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Less Than ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (2001), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? VII, HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? ❑ Less Than ❑ Significant ❑ Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ 23 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VIII. HYDROLOGY AND WATER QUALITY: — Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on - or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? k) Potentially impact stormwater runoff from construction activities? ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ Less Than ® Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® 0 1) Potentially impact stormwater runoff from post - construction activities? m) Result in a potential for discharge of stormwater pollutants from areas of material storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas, loading docks or other outdoor work areas? n) Result in a potential for discharge of stormwater to affect the beneficial uses of the receiving waters? o) Create the potential for significant changes in the flow velocity or volume of stormwater runoff to cause environmental harm? p) Create significant increases in erosion of the project site or surrounding areas? IX. LAND USE AND PLANNING Would the project a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? X. MINERAL RESOURCES —Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XI. NOISE — Would the project result in a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundbome noise levels? ❑ Less Than ® ❑ Significant ❑ Potentiallv With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ® 0 c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excess noise levels? XII.POPULATION AND HOUSING — Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? Other public facilities? ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 21 ❑ Less Than ® ❑ ❑ Significant ® ❑ Potentially With Less Than ❑ Significant Mitigation Significant ❑ Impact Incorporation Impact No Impact ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 21 ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ o ❑ ® ❑ XIV. RECREATION— a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XV.TRANSPORTATION/TRAFFIC — Would the project a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. UTILITIES AND SERVICE SYSTEMS — Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? ❑ Less Than ® Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 11 ❑ ❑ d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable'? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly'? S CddV IN XNRW Hill CN1dMRW Hill TownLonms ulwdl wudydw ❑ ❑ ❑ ❑ Less Than ❑ Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ❑ ID ❑ ❑ ❑ 11 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ EVALUATION OF ENVIRONMENTAL IMPACTS TENTATIVE TRACT MAP 17080 DESIGN REVIEW 06-11 RED HILL TOWN HOMES BACKGROUND The property is located within the Multiple Family Residential (R-3) zoning district and High Density Residential land use designation. The site is surrounded by commercial uses on the south and east, an office building and residential uses on the north, and a residential neighborhood on the west. The proposed site includes two parcels that are currently developed with two apartment complexes including 57 units known as Whispering Woods and Tustin Terrace Apartments. The Whispering Woods site is 1.87 acres and contains 27 units with two story buildings, and the Tustin Terrace site is 2.14 acres and includes 30 one story apartments. All existing units at the site are proposed to be demolished. To redevelop the site with 75 condominium units, a tentative tract map and a design review application need to be approved for subdivision of the land and the site and building designs. This analysis evaluates the environmental impacts of the proposed project for 75 units in comparison with the existing 57 unit apartment complex. The site is designed to include seven 4-plex buildings, seven 5-plex buildings and two 6-plex buildings designed as town homes with garage access through alleys. One main entrance is provided to the site from Red Hill Avenue, and the buildings are proposed parallel to Walnut Avenue. A pool and recreation area are provided across from the main entry. The proposed condominiums are three stories with the exception of the units along the residential properties on the west that are designed with two stories and a loft. The units include two bedrooms and a loft or three bedrooms and range in size from 1,637 square feet to 1,997 square feet. I. AESTHETICS Items a, & b — No Impact: The subject property is not located on a scenic vista. The property is a 4 -acre parcel currently developed with two story and one story apartment buildings and is surrounded by developed parcels. Significant landscaping is provided along Red Hill Avenue and Walnut Avenue, most of which will be preserved until future road widening projects. Additional trees and landscaping would be provided with emphasis at the comer and project entry. The proposed project would not disturb any trees, rock outcroppings, or historical buildings, and the site is not located on a State scenic highway. Item c & d— Less than Significant Impact: The project would involve construction of new three story residential buildings and would change the visual character of the area. The existing apartments were developed in the 1960s and appear as dated architecture; therefore, redevelopment of the site would enhance the visual characteristics of the area with new and contemporary structures and new landscaping. Since the site is adjacent to a residential neighborhood on the west, separated with a narrow buffer, the applicant has placed the buildings ten feet from the property line which is a five foot increase from the minimum side yard setback. Although the project proposes three story structures to replace existing one story and two story Red Hill Town Homes TTM 17080 DR 06-011 Page 2 structures, the proposed buildings have been designed to be sensitive to the existing neighboring residences. Specifically, units along the residential property line have been designed at two stories with a loft that are five feet lower in height than other proposed units on the site. To provide a green screen, significant landscaping in the form of up- right trees is proposed on the west and north along the residential and commercial properties. In addition, no balconies will be located on the west and the window openings are smaller in size and carefully placed to minimize intrusion of privacy on the adjacent existing residential properties. A shade and shadow study was provided comparing shade and shadow effects on the adjacent properties with existing conditions and proposed development during December at 9:00 a.m. and 12:00 a.m. when the longest shadows are experienced (Exhibit 3). The study reflects the proposed height increase and new landscaping along the westerly property line. Since the scope of the project meets the City's multiple family zoning standards and additional measures to mitigate height and aesthetic impacts associated with the new development has been incorporated, the project is not expected to result in significant aesthetic impacts. With the proposed setback, staggered building height, and design considerations, visual and shade impacts to the adjacent properties will be reduced to a level of insignificance. The project is designed to adhere to all of the City's development standards with respect to setbacks, height, parking standards and landscaping guidelines and the City's Private Street Improvement Standards. The proposed condominium complex would generate new light sources with the installation of new exterior lighting for streets, alleys, landscape areas, patios, and parking areas. However, the new sources of light would not adversely affect day- or night-time views in the area since the number of lights would be compatible with a typical residential project and would be required to comply with the City's security code standards. In addition, all lights would be required to be arranged so that no direct rays would shine onto adjacent properties. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Section 8103(w)15 Private Street Standards Tustin Security Ordinance Submitted Plans Field Inspection IL AGRICULTURAL RESOURCES Items a, b & c — No Impact: The project site is currently improved with residential buildings and surrounded by other developed residential, commercial, and office buildings. The proposed project will have no impacts on any farmland, nor will it conflict with existing zoning for agricultural use, or Red Hill Town Homes TTM 17080 DR 06-011 Page 3 a Williamson Act contract. The proposed project will not result in the conversion of farmland to a non-agricultural use. Mitigation Measures/Monitoring Required: None Required Sources: Tustin General Plan Field Inspection Submitted Plans III. AIR QUALITY Items a, b, c, d & e — Less Than Sienifrcant Impact The project will temporarily increase the amount of short-term emissions to the area due to the proposed demolition, grading, and construction activities at the property. Since the site is relatively flat, only minor grading will be required. Redevelopment of the site would result in 18 additional residential units that is well below the thresholds of significance established by Tables 6-2 (operation thresholds) and 6-3 (construction thresholds) of the Air Quality Management District's CEQA Air Quality Handbook, which notes that construction of fewer than 297 condominium units is not considered a significant impact. In addition, cumulative construction within the area does not exceed the established thresholds. Less than significant short-term emissions associated with demolition, grading, construction, and operation of the proposed project will comply with the regulations of the South Coast Air Quality Management District and the City of Tustin Grading Manual, which include requirements for dust control. As such, the proposed project will not create a significant impact related to air quality. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: South Coast Air Quality Management District Rules & Regulations Air Quality Management District's CEQA Air Quality Handbook City of Tustin Grading Manual Project Application Field Inspection IV. BIOLOGICAL RESOURCES Items a, b, c, d, e & f — No Impact: The project site is currently improved with residential buildings and surrounded by other developed residential, commercial, and office buildings. The site is not inhabited by any sensitive species of animals and would have no impacts on animal populations, diversity of species, or migratory patterns. No wetlands exist within the project site. No impacts to any unique, rare, or endangered species of plant or animal life identified in local or regional plans, policies, or regulations by the California Department of Fish and Game or U.S. Fish and Wildlife Service would occur as a result of this project. Red Hill Town Homes TTM 17080 DR 06-011 Page 4 Mitigation Measures/Monitoring Required: None Required Sources: Field Inspection Submitted Plans Tustin General Plan V. CULTURAL RESOURCES Items a — No Impact: The project site is currently improved with residential buildings built in the 1960s and surrounded by other developed residential, commercial, and office buildings. The property is not located in an area where any cultural or historic resources have been identified on the site. Mitigation Measures/Monitoring Required: None Items b, c & d - Less Than Significant with Mitigation Incorporation The proposed project is redevelopment of an existing residential site and not located in an area with undisturbed land. However, as a standard grading condition of approval, if buried resources are found during grading within the project area, a qualified archaeologist would need to assess the resource and recommend appropriate mitigation. The Native American viewpoint would be considered during this process. With the mitigation measures listed below, potential impacts to archeological resources would be reduced to less than significant. Mitigation Measures/Monitoring Required: If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. Sources: Submitted Plans Tustin General Plan VI. GEOLOGY & SOILS Items a -ii, a -iii, & b — Less Than Significant Impact: The proposed buildings will be located within an area of the City that is known to contain expansive soils which may subject people or structures to strong seismic ground shaking and seismic -related ground failure including liquefaction. However, a soils report is required to be submitted prior to issuance of building permits per the 2001 California Red Hill Town Homes TTM 17080 DR 06-011 Page 5 Building Code to demonstrate compliance with Chapter 18, which requires proper excavation and fills for buildings, structures, foundations, and retaining structures, and appropriate construction techniques to ensure seismic stability in sites depending on their soils or geological concerns. No significant impact is anticipated since the project must comply with the 2001 Uniform Building Code related to Chapter 18. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Tustin General Plan Tustin Grading Manual 2001 California Building Code Chapter 16 and 18 Project Application Field Evaluation Items a -i, a -iv, c, d, & e — No Impact: The project site is not located within an area identified as a fault zone on the Alquist- Priolo Earthquake Fault Zoning Map. However, a soils report is required to be submitted prior to issuance of building permits per the 2001 California Building Code to demonstrate compliance with Chapter 18, which requires proper excavation and fills for buildings, structures, foundations, and retaining structures, and appropriate construction techniques to ensure seismic stability in sites depending on their soils or geological concerns. The project will be required to be engineered to withstand unstable soils, possible landslide, lateral spreading, subsidence, or collapse as they relate to the this specific site. Since all new buildings in the City are required to operate on the existing sewer system, the use of septic tanks or alternative wastewater disposal systems will not be necessary. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Tustin General Plan Tustin City Code 2001 California Building Code Chapter 16 and 18 California Seismic Hazard Zone Map, Tustin Quadrangle, January 17, 2001 Project Application Field Evaluation VII. HAZARDS & HAZARDOUS MATERIALS Items a, b, c, d, e, f, e, and h — No Impact: The proposed project involves construction of 75 condominium units. No storage or transport of hazardous materials are anticipated from the proposed residential development. The project would not result in exposure to hazardous substances other than the possibility of household hazardous waste which residents could properly dispose Red Hill Town Homes TTM 17080 DR 06-011 Page 6 of at approved County drop-off locations. A residential project is not anticipated to store or emit hazardous materials which could create a hazard to the adjacent properties, school, or the general public if released into the environment. The scope and location of the project has no potential to interfere with an adopted emergency response plan or emergency evacuation plan. The site is in an urbanized area and has no potential to expose people or structures to a significant risk due to wild land fires. All grading and construction is subject to compliance with all applicable Uniform Building and Fire Codes. As such, the project is not anticipated to result in any significant hazards. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan Approved Fire Master Plan Mitigation Measures/Monitoring Required: None Required VIII. HYDROLOGY & WATER QUALITY Items a, b, f e Iti i and n— No Impact The project site is relatively flat, and the proposed project will continue to maintain a relatively flat site with improved site drainage and additional landscaping. A significant amount of stormwater received on-site will percolate into the soil where landscaping is provided and remaining stormwater will be conveyed through a fossil filter prior to entering a City stormdrain. City stromwater infrastructure is currently available to accommodate storm water from the project. The applicant must provide a drainage and hydrology report to the City and demonstrate that the private storm water drainage system will be able to handle the capacity of any storm water directed into the system. Best Management Practices are required to be implemented for construction activity to deter water from flowing off-site. Best Management Practices will also be implemented to ensure that, once the project is constructed, storm water leaving the site will be filtered prior to entering the storm drain. As such, the project will not violate any water quality standards or waste discharge requirements or degrade water quality in the area. The project by nature would not substantially deplete groundwater supplies or interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. The project is located within Zone X (areas of 0.2 percent annual chance flood), as mapped on a Flood Insurance Rate Map. Accordingly, the project will be designed and graded with an appropriate drainage system to avoid any potential flood hazards. The project site will not expose people or structures to a significant risk of loss, injury, or death as a result of the failure of a levee or dam, or by inundation by seiche, tsunami, or mudflow. Nor would the project increase significant erosion at the project site or surrounding areas. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Red Hill Town Homes TTM 17080 DR 06-011 Page 7 Sources: Field Verification Submitted Plans Tustin City Code 4900 et at Federal Flood Insurance Rate Map 06059CO281H, February 18, 2004 Items c, d, e, k, 1, in, n & o Less Than Significant Impact: The project site is relatively flat, and the proposed project will continue to maintain a relatively flat site with improved site drainage, including drive aisles, curbs and gutters, and additional landscaping. With new construction, there is the potential to impact stormwater runoff from construction and post -construction activities with stormwater pollutants from landscaped areas and trash enclosures. There is also the potential for the discharge of stormwater that could affect the beneficial uses of the receiving waters and changes in the flow velocity or volume of storm water runoff. However, the project is required to comply with the City's Water Quality Ordinance and most recently adopted NPDES permit (Santa Ana Regional Water Quality Control Board (RWQCB) Order R8- 2002-0010), thus reducing any potential impacts to a level of insignificance. Together, these regulations minimize water pollution by regulating point sources that discharge pollutants into local waters. As such, the project will not violate any water quality standards or waste discharge requirements or degrade water quality in the area. Mitigation Measures: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required Sources: Field Verification Submitted Plans Tustin City Code Section 4900 et at IX, LAND USE PLANNING Items a, b & c — No Impact: The property is designated by the General Plan Land Use Map as High Density Residential and located within the Multiple Family Residential (R-3) zoning district. The proposed residential density of 19 du/acres is consistent with the applicable land use and zoning regulations. If approved, the proposed project would increase the percentage of ownership housing consistent with Goal 3 of the City's Housing Element, the project is accessible through the City's current street system, and the project could be supported with existing transportation and public facilities. The proposed project would not divide an established community since it includes construction on an existing site that is already improved with multiple -family residences. The proposed project is not located in a habitat conservation Red Hill Town Homes TTM 17080 DR 06-011 Page 8 plan or natural community conservation plan. The proposed project would not conflict with any applicable conservation plan. Mitigation Measures: None Required. Sources: Submitted Plans Tustin General Plan Tustin Zoning Code Tustin Zoning Map X. MINERAL RESOURCES Items a & b — No Impact The proposed project is not located on a mineral resource recovery site. The construction of a condominium project on a lot which is improved with existing apartment buildings will not result in the loss of availability of a known mineral resource. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XI. NOISE Item a — Less Than Significant with Mitigation Incorporation The project site is located at the northwest corner of Walnut Avenue and Red Hill Avenue, and therefore is exposed to significant traffic related noise. The City's General Plan recognizes that residents adjacent to major and secondary arterials are typically exposed to a CNEL over 65 dB. Table N-2 of the Tustin Noise Element identifies potential conflicts between the land uses and the noise environment. Per Table N-2, most of the project site falls within Zone A through Zone B with the exception of units along Red Hill Avenue and Walnut Avenue which fall under Zone C. Zone A requires no mitigation measures for noise while Zone B requires minor soundproofing as needed. The City's noise ordinance requires a maximum 45 dB value for interior noise and 65 dB for exterior noise. An acoustical study was submitted by the project proponent with recommendations for exterior noise barriers for balconies along Walnut Avenue and Red Hill Avenue and upgraded windows and doors to be incorporated in the building design (Exhibit 1). The noise study indicates an existing 70.2 dB reading along the southeasterly building line and 68.7 dB along the southwesterly building line, which concludes that the buildings along Red Hill Avenue and Walnut Avenue must provide an A -weighted noise reduction value of at least 26.1 dB to achieve a maximum interior 45 dB value. Red Hill Town Homes TTM 17080 DR 06-011 Page 9 The noise reduction technique recommended by the acoustical analysis would be implemented and required as a condition of approval. With the mitigation measures listed below, potential noise impact would be reduced to less than significant. Mitigation Measures/Monitoring Required: • Roof ceiling construction shall be roofing on %s inch plywood. Batt insulation shall be provided in joist spaces and the interior ceiling shall be finished with one layer of 5/8 inch gypsum board. • All exterior walls shall be 2 x 4 studs at 16 inches on center with batt insulation between studs. Exterior walls shall be plaster with 5/8 inch gypsum board on the interior. • All southeast and southwest facing windows and glass doors shall be glazed with STC 32 glazing with either %< inch laminated glass or dual pane assembly with inch air space. In either case, a test report must be provided at the time of installation to ensure compliance with the minimum requirements. The report shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. • All entry doors shall be 1-3/4 inch solid core door with weather stripping seals on the sides and top. No glazing shall be permitted for the entry doors. • Since meeting the minimum levels of interior noise standard would require closed windows and doors, the structures shall be equipped with ventilation or an air- conditioning system to provide a habitable interior environment. • Balconies six feet in depth along Walnut Avenue and first units along Red Hill Avenue shall be designed with 42 inch high solid railings designed compatible with the proposed architecture. Sources: Submitted Plans Tustin City Code 4611 et al Tustin General Plan Acoustical Study (Exhibit 1) Items b. c & d— Less Than Significant Impact Although the grading and construction of the site may result in typical temporary construction noise impacts, the Tustin Noise Ordinance only allows construction activities to occur during the daytime on Monday through Saturday. The proposed project will not create excessive ground vibrations, nor will it create a permanent increase in the existing ambient noise levels beyond the City's established standards. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Section 4611 et al Tustin General Plan Red Hill Town Homes TTM 17080 DR 06-011 Page 10 Item e & f No Impact: The site is not located within an airport land use plan or within two (2) miles of a public or private airport/airstrip. The proposed project is three stories in height consistent with the City's maximum height limit and similar to other structures in the vicinity. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan Irvine Industrial Planned Community District Regulations XII. POPULATION & HOUSING Items a, b, and c — No Impact: The project involves the proposed construction of a condominium project on a site that is currently improved with apartment complexes including 57 units known as Whispering Woods and Tustin Terrace Apartments. The proposed project would remove and replace the existing 57 units and 18 additional units (total 75 units) that would not result in significant population growth in the area. The existing apartment units are rented at market rate (not considered as affordable units) and the existing residents are on a month-to-month lease. While there will be displacement of existing residents as a result of the proposed project, the displacement would not be substantial nor necessitate the construction of replacement housing elsewhere since the impact could be absorbed by the local rental market. The project is privately financed and no public funds are involved that would trigger relocation pursuant to state law. However, the applicant has submitted a Tenant Leasing and Relocation Plan that indicates that a minimum 120 -day notice will be provided prior to vacation of the property, tenants would be on a month-to-month lease basis and the last month's rent would be waived, which should provide the tenants with adequate time and monetary incentives to relocate. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan XIII. PUBLIC SERVICES Item a — Less Than Significant Impact The proposed project is in an existing urbanized area where fire and police protection are currently provided. While police patrols to the area may be needed from time to time to ensure safety, no new additional police protection would be required as a result of the proposed project. The Police Department has recommended mitigation measures to Red Hill Town Homes TTM 17080 DR 06-011 Page I1 reinforce safety and effectively patrol the area, which will be included as conditions of approval. The project would utilize existing infrastructure and is not anticipated to increase the need for new streets, public services, or infrastructure. The proposed project is located within Tustin Unified School District (TUSD). The proposed 18 additional units are not anticipated to have a significant rise in the number of students served by local schools. The TUSD will receive its statutory school impact fees per Senate Bill 50 from the residential development. As a condition of approval for the project, the developer will be required to pay applicable school fees prior to issuance of the building permit. Mitigation Measures/Monitoring Required: • The pool access gates need to be equipped with a knox box for emergency access. • Landscaping should be designed with surveillance opportunities for residents and police personnel in patrol vehicles. • Security devices such as double locking deadbolts, strike plates, with 1-1/2 inch screws and pin locks on windows and sliders shall be installed minimizing the potential for criminals to access the units. Sources: Submitted Plans Tustin City Code XIV. RECREATION Items a & b No Imnact The project would include a private community pool recreation area to benefit the residents of the project. However, since the size of the recreation area does not comply with the minimum criteria for parkland dedication, the project would be conditioned to pay in lieu fees for parkland dedication in accordance with Section 9331 of the Tustin City Code. The developer has indicated that they will pay in lieu fees to comply with Section 9331 of the Tustin City Code. While the residents of the project may use existing City parks, the increased use of these parks would not be such that substantial deterioration of the facility would occur or be accelerated, nor does the project propose recreational facilities that would have an adverse physical effect on the environment. Mitigation Measures/Monitoring Required • Prior to issuance of a building permit, the applicant shall pay park land in lieu fees based on Tustin City Code Section 9331.d.3 Sources: Submitted Plans Tustin City Code Red Hill Town Homes TTM 17080 DR 06-011 Page 12 XV. TRANSPORTATION/TRAFFIC Items a — Less Than Significant Impact with Mitigation Incorporation: A traffic study was submitted and reviewed by the City's Engineering Division (Exhibit 2). The study concluded that the proposed project is expected to generate approximately 718 daily trips, which in comparison with the existing development, would be an increase of 342 daily trips. This is a relatively significant increase in comparison with the previously existing land use. The more detailed (than daily trip comparisons) peak hour intersection analyses, however, for future conditions with the Project show that no significant traffic impacts would occur as a result of the Project. In addition, build -out (post -year 2020) evaluations were included in the study. For these long range projections, the intersection of Red Hill/ Walnut is shown to have over capacity operations (if the current intersection geometry is maintained), but the Project does not cause any significant traffic impacts, as defined by City of Tustin policies. In addition, there are improvement projects anticipated to be implemented at this intersection, to maintain acceptable operations for long range future conditions. Access to/from the site is provided at Red Hill Avenue which will be open to both northbound and south bound traffic. The traffic analysis also considered on-site circulation and determined that the 25 foot wide access on Red Hill Avenue is adequate to allow for one outbound lane and one inbound lane. For conditions at the completion of the Project, the access is shown to maintain acceptable operations. Under the build -out (post -year 2020) scenario, the left turn egress from the Project site would result in significant Project impacts. A project condition of approval may require prohibiting this movement under "longer range" conditions, as necessary, to maintain acceptable operations at the Project driveway. Mitigation Measures/Monitoring Required: Access to and from the site to Red Hill Avenue should be available with completion of the project. The left turn egress from the project site may be prohibited in the future if determined necessary by the City's Traffic Engineer. Sources: Submitted Plans Tustin City Code Traffic Impact Analysis (Exhibit 2) Items b, c d e f and g— No Impact The project will not exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways. The proposed project will not induce substantial population or growth, result in changes to air traffic patterns, or conflict with adopted policies, plans, or programs supporting alternative transportation such as bus turnouts or bicycle racks. The project Red Hill Town Homes TTM 17080 DR 06-011 Page 13 includes sufficient parking on-site to comply with current parking requirements for the proposed use. As such, no impacts to parking are anticipated. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code XVI. UTILITIES & SERVICE SYSTEMS Items a, b, c, d, e, f & g — No hm)act The proposed project will not exceed the requirements of the applicable Regional Water Quality Control Board or require or result in the construction of new water or wastewater treatment facilities. The proposed project will utilize the existing sewer and storm drain systems and thus will not require construction of a new storm water drainage facility or solid waste facility. The project proponent would be required to submit a hydrology report to ensure proper grading, drainage, and connection of planned sewer systems. The project will be served by the City's existing trash hauler contract, thus will not require a new trash hauler. Adequate water supply from existing resources will be available to serve the proposed project. Mitigation Measures/Monitoring Required: Compliance with existing rules and regulations is not mitigation under CEQA. Consequently, no mitigation is required. Sources: Submitted Plans Tustin City Code Tustin General Plan XVII, MANDATORY FINDINGS OF SIGNIFICANCE Items a, b & c — No Impact The site is located in the multiple family residential (R-3) zoning district and currently improved with 57 apartment units. The project includes redevelopment of the site with 75 condominium units. The proposed project design, construction, and operation will comply with applicable City codes and regulations. The project, by nature of its location and as designed, does not have the potential to: degrade the quality of the environment; reduce the habitat of fish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threaten to eliminate a plant or animal community; reduce the number or restrict the range of a rare or endangered plant or animal; or, eliminate important examples of the major periods of California history or prehistory. The project does not have the potential to achieve short-term environmental goals to the disadvantage of the long-term. It does not have impacts that are individually limited but cumulatively considerable or that would cause substantial adverse impacts on human beings. Red Hill Town Homes TTM 17080 DR 06-011 Page 14 Sources: Submitted Plans Tustin General Plan 5AU&MIN00\Red Hill Condos\ND annlysfs.doc Exhibit 1 Acoustical Analysis Davy Associates, Inc. Consultants in Acoustics 2627 Manhattan Beach Blvd., Suite 212 • Redondo Beach, CA 90278-1604 • Tel: 310-643-5161 • Fa . 310-643-5364 • Email:DavyAssocl�aol<om JN2006-44B ACOUSTICAL ANALYSIS Redhill Avenue & Walnut Avenue Tustin, California FOR Southwind Realty Group, LLC Irvine, California October, 2006 1.0 Introduction At the direction of Southwind Realty Group, LLC, Davy & Associates, Inc. has completed an acoustical analysis of the Redhill Avenue & Walnut Avenue project in Tustin, California. The California Administrative Code (Title 24) as enforced by the City of Tustin specifies maximum allowable interior noise levels of CNEL 45 for all habitable spaces in residential buildings where exterior noise from transportation sources exceeds CNEL 60. Section 2.0 of this report contains the results of measurements and calculations of the future exterior noise environment at the site to determine compliance with these requirements. Section 3.0 of this report contains recommendations for complying with the City of Tustin interior noise level requirements. Section 4.0 of this report contains the requirements of the State Building Code concerning ventilation. 2.0 Exterior and Future Acoustical Environment Environmental noise levels were monitored at the site in Tustin, California on April 6, 2006 between the hours of 3:00 p.m. and 5:00 p.m. The location of the site is shown in Figure 1. Noise measurements were made at the southeast and southwest building line. Noise levels at the site are dominated by traffic on Red Hill Avenue to the southeast and by traffic on Walnut Avenue to the southwest. No other significant sources of noise were noted during the site visit. Environmental noise levels were measured with a precision integrating LD 820 sound level meter that had been calibrated with a B&K 4230 Acoustical Calibrator immediately prior to use. The sound level meter measures and displays the equivalent noise level (LEQ), as well as the maximum and the minimum noise levels during the measurement period. A copy of the analysis of the acoustical data is attached to this report. Figure 1. Site Location 2 The data thus collected were analyzed to determine the CNEL level at the measurement location. The CNEL value was determined by measuring the equivalent noise level (LEQ) directly, and then calculating the equivalent noise level for each of the other 23 hours in the day.' This CNEL approach has been utilized extensively. The accuracy of this procedure has been established with automatic 24-hour measurements at the same location. The procedure has always been within acceptable accuracy limits. The results of the monitoring and calculations are summarized below in Table 1. Table 1 Measured Ambient Noise Levels in dB Location Peak Hour LEQ CNEL SE Building Line 69.2 dB 70.2 dB SW Building Line 67.7 68.7 Section 3501.(c) of the State Building Code states the following: Worst-case noise levels either existing or future, shall be used as the basis for determining compliance with this Section. Future noise levels shall be predicted for period of at least 10 years from the time of building permit application. CALTRANS, Division of Traffic Operations publishes an annual traffic volume book that contains previous traffic trends. The 2000 traffic volumes on the California State Highway System Book (the latest edition available) lists an average annual increase of 2.2% per year in annual traffic volumes for the years 1994 through 1999. Assuming that this annual growth of 2.2% would hold for this site, it was projected that traffic volumes would increase by a factor 1.24 by the year 2016. This traffic volume increase over the next 10 years would result in a 0.9 dB traffic noise increase. Therefore, the projected future year noise level is summarized in Table 2. Table 2 Exterior 2016 CNEL Value at the Site in dB Location CNEL SE Building Line 71.1 dB SW Building Line 69.6 Semple, "Insulation of Buildings Against Highway Noise," Bruce Davy and Steven Skale, Federal Highway Administration FHWA-TS-77-202. With an exterior noise level of CNEL 71.1, the building must provide an A -weighted noise reduction value of at least 26.1 dB to achieve an interior CNEL 45 value. Standard construction consisting of 2x4 studs with R-11 insulation, exterior stucco, interior gypboard, and standard glazing provides a minimum A -weighted noise reduction of 20 dB. If all southeast and southwest facing perimeter windows and glass doors are glazed with STC 32 glazing, the noise reduction of the buildings will be a minimum of 30 dB. This means that with the use of standard construction and STC 32 glazing in all southeast and southwest facing perimeter windows and glass doors, interior noise levels should not exceed CNEL 45. Therefore, the Building will comply with the California Noise Insulation Standards as enforced by the City of Tustin. STC 32 glazing can be provided with either 1/4" laminated glass or a dual pane assembly with a 1/2" airspace. In either case, the glazing supplier should submit a test report documenting the STC 32 rating. The test report should be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. 3.0 Construction Recommendations 3.1 Roof ceiling construction will be roofing on 1/2" plywood. Batt insulation will be installed in joist spaces. The ceilings will be one layer of 5/8" gypboard nailed direct. 3.2 All exterior walls will be 2x4 studs 16" o.c. with Batt insulation in the stud spaces. Exteriors will be exterior plaster or stucco. The interiors will be 5/8" gypboard. 3.3 All southeast and southwest facing perimeter windows and glass doors will be glazed with STC 32 glazing. STC 32 glazing can be provided with either 1/4" laminated glass or a dual pane assembly with a 1/2" airspace. In either case, the glazing supplier should submit a test report documenting the STC 32 rating. The test report should be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. 3.4 All other windows and glass doors may be standard glazing. 3.5 All entry doors should be 1-3/4" solid core doors with weather stripping seals on the sides and top. Glazing in entry doors should not be accepted. 4 4.0 Ventilation Requirements The California Noise Insulation Standards (Title 24) states the following paragraph concerning ventilation: "If interior allowable noise levels are met by requiring that windows be unopenable or closed, the design for the structure must also specify a ventilation or air-conditioning system to provide a habitable interior environment. The ventilation system must not compromise the dwelling unit or guest room noise reduction." With windows open, typical noise reduction values will be in the 12 dB range. This means that a ventilation system must be provided for all habitable rooms. This can normally be supplied with an FAU (forced air unit) with a summer switch. Outside air intake must be in compliance with the Uniform Building Code. 5.0 Exterior Living Area Requirements There will be balconies on the second floors of the buildings. The City of Tustin has established criteria for exterior living space. Noise Levels in exterior living space cannot exceed CNEL 65. To determine compliance with this requirement, an analysis was completed for the balconies facing SW towards Walnut Avenue and the balconies facing SE towards Red Hill Avenue. The balconies in buildings 7 and 8 face Walnut Avenue. It was assumed that the balconies would have solid railings consisting either of glass, plexiglass, wood or stucco. A railing height of 42" was assumed for this analysis. This 42" railing will be required for all 6 balconies in buildings 7 and 8. The first row of units closest to Red Hill Avenue in units 1-6 and building 16 will also require 42" high solid balcony railings. The balconies that are furthest away from Red Hill Avenue in these buildings will not require solid railings. There are no requirements for solid railings for the balconies in buildings 9-15 5 The results of this analysis for buildings facing Walnut Avenue and buildings facing Red Hill Avenue are summarized in Table 4. Table 4 Calculated CNEL Values in dB For The 2nd Floor Balconies. Orientation Bldg. CNEL SW 7&8 62.7 dB SE 1-6 & 16 60.7 dB Based on this analysis, the four exterior living spaces will comply with the requirements of the City of Tustin. 4X�� Bruce A. Davy, P. I.N.C.E. Board Certified Davy & Associates, Inc. 2 SITE MONITORING NOISE ANALYSIS JN2006-44B PROJECT: TUSTIN TOWNHOMES LOCATION: SOUTHEAST BUILDING LINE TEST DATE: APRIL 6, 2006 START TIME: 3:00 P.M. END TIME: 4:00 P.M. EQUIPMENT USED: LD 820 SLM 1/2" RANDOM INCIDENCE MIC WINDSCREEN B&K 4230 CALIBRATOR TRIPOD WIND SPEED INDICATOR MICRONTA THERMOMETER/HYGROMETER TEMPERATURE: 660f RELATIVE HUMIDITY: 60% WIND: 0-2 mph LEQ: 69.2 L90: 58.8 LMAX: 90.1 L50: 64.3 LMIN: 55.1 L25: 68.3 CNEL: 70.2 1-8: 72.6 LDN: 70.2 1-2: 76.8 L1: 79.4 DAVY & ASSOCIATES, INC. Consultants in Acoustics SITE MONITORING NOISE ANALYSIS J N2006 -44B PROJECT: LOCATION: 1111*11111.7_4r4 START TIME: END TIME: EQUIPMENT USED: TEMPERATURE: RELATIVE HUMIDITY: WIND: LEQ: LMAX: LM I N: CNEL: LDN: 67.7 80.4 49.9 68.7 67.7 TUSTIN TOWNHOMES SOUTHWEST BUILDING LINE APRIL 6, 2006 400 P.M. 5:00 P.M LD 820 SLM 1/2" RANDOM INCIDENCE MIC WINDSCREEN BOK 4230 CALIBRATOR TRIPOD WIND SPEED INDICATOR MICRONTA THERMOMETER/HYGROMETER 65°f 60% 0-2 mph L90: 53.4 L50: 60.1 L25: 67.6 L8: 73.0 L2: 76.5 L1: 77.8 DAVY & ASSOCIATES, INC. Consultants in Acoustics Exhibit 2 Traffic Analysis Traffic Study for a Residential Project in the City of Tustin December 2006 RECEIVED DEC 18 2006 COMMUNITY DEVELOPMENT BY F V Prepared for: Southwind Realty Group, LLC Centerpoint 19722 MacArthur Boulevard, Suite 240 Irvine, CA 92612 Prepared by: OWN Katz, Okitsu & Associates TraJjic Engineers and Tranrportafion P(armers 17852 E. Seventeenth Street, Suite 102 Tustin, California 92780-2412 714/573-0317 Phone 714/573-9534 Fax Project No: JA6539 Katz, Okitsu & Associates Planning and Engineering 17852 E. Seventeenth St December 15, 2006 Suite 102 Tustin, CA 92780-2142 James Magstadt 714.573.0317 Southwind Realty Group, LLC fax: 714.573-9534 Centerpoint koaoc@kamokiuu.com 19722 MacArthur Boulevard, Suite 240 w Aatzokitsu.com Irvine, CA 92612 Subject: Traffic Study for a Residential Project in the City of Tustin Dear Mr. Magstadt: Katz, Okitsu & Associates is pleased to present this revised traffic study report for a proposed residential project in the City of Tustin. The project, known as 'Red Hill Townhomes", would be located along Red Hill Avenue north of Walnut Avenue and consists of 75 condominiums on a 3.86 -acre site. The traffic study addresses access and circulation issues, potential traffic impacts of the project, and possible mitigation measures. The study has been prepared to meet the traffic study requirements of the City of Tustin for the analysis of traffic impacts associated with the proposed development. The report is being submitted to you for review and forwarding to the City of Tustin. Please contact our office if you have any questions or comments about the report, or if you need additional information to complete your submittal. If there are any comments that require response or revisions, please notify our office as soon as Los Angeles possible for prompt revision. 323.260.4703 fax: 323.260.4705 It has been a pleasure to prepare this study for Southwind Realty and the City of Tustin. San Diego 619.683.2933 Sincerely, _ fax: 619.683.7982 Son Bernardino 909.890.9693 Rock Miller, P.E. fax 909.890.9694 Principal 1. INTRODUCTION.........................................................................................................................1 2. PROJECT STUDY METHODOLOGY..........................................................................................4 STUDYTIMEFRAMES.................................................................................................................................4 12 PROJECTSTUDY AREA..............................................................................................................................4 12 ANALYSISMETHODOLOGIES.....................................................................................................................4 12 INTERSECTION CAPACITY ANALYSIS........................................................................................................5 TRAFFICCOUNT DATA..............................................................................................................................5 15 FUTURETRAFFIC VOLUMES......................................................................................................................6 15 STANDARDS OF SIGNIFICANCE..................................................................................................................6 15 3. EXISTING CONDITIONS.............................................................................................................7 EXISTING CIRCULATION NETWORK..........................................................................................................7 PEAK HOUR INTERSECTION LEVEL OF SERVICE.......................................................................................7 19 PEDESTRIANTRAFFIC.............................................................................................................................. 11 4. FUTURE TRAFFIC CONDITIONS WITHOUT PROJECT.......................................................12 FUTURETRAFFIC GROWTH..................................................................................................................... 12 FUTURE INTERSECTION CONFIGURATION............................................................................................... 12 PEAK HOUR INTERSECTION LEVEL OF SERVICE — FUTURE NEAR TERM ................................................ 12 5. BUILDOUT TRAFFIC CONDITIONS WITHOUT PROJECT..................................................15 FUTURETRAFFIC GROWTH..................................................................................................................... 15 FUTURE INTERSECTION CONFIGURATION............................................................................................... 15 PEAK HOUR INTERSECTION LEVEL OF SERVICE— BUILDOUT................................................................. 15 6. PROJECT RELATED TRAFFIC...................................................................................................19 PROJECTTRIP GENERATION....................................................................................................................19 PROJECTTRAFFIC.................................................................................................................................... 19 7. FUTURE TRAFFIC CONDITIONS WITH PROJECT................................................................25 PEAK HOUR INTERSECTION LEVEL OF SERVICE.....................................................................................25 8. BUILDOUT TRAFFIC CONDITIONS WITH PROJECT...........................................................28 PEAK HOUR INTERSECTION LEVEL OF SERVICE.....................................................................................28 9. DETERMINATION OF SIGNIFICANT IMPACT......................................................................31 NEAR-TERM FUTURE (2008)...................................................................................................................31 BUILDOUT(POST-2020)..........................................................................................................................32 nmz, umtsu ac Associates City of Tustin Trak Enginars and Tramvrraiioa Planners i Red Hill/Walnut Residential Project Traffic Study 8. CIRCULATION AND ACCESS........ ACCESS ROADS AND DRIVEWAYS.................................................................... PARKINGDISTRIBUTION................................................................................... 9. MITIGATION AND RECOMMENDATIONS- 10. ECOMMENDATIONS.. 10. CONCLUSIONS.... .33 isu & Associates City of Tustin and Transportation Plannm ii Red Hill/Walnut Residential Project Traffic Study FIGURE1 -PROJECT LOCATION..................................................................................................................... 2 FIGURE 2 - PROPOSED SITE PLAN................................................................................................................... 3 FIGURE 3 - EXISTING INTERSECTION GEOMETRY.......................................................................................... 8 FIGURE 4 - EXISTING TRAFFIC VOLUMES, AM PEAK HOUR......................................................................... 9 FIGURE 5 - EXISTING TRAFFIC VOLUMES, PM PEAK HOUR........................................................................ 10 FIGURE 6 - FUTURE TRAFFIC VOLUMES WITHOUT PROJECT, AM PEAK HOUR .......................................... 13 FIGURE 7 - FUTURE TRAFFIC VOLUMES WITHOUT PROJECT, PM PEAK HOUR ........................................... 14 FIGURE 8 — BUILDOUT INTERSECTION GEOMETRY...................................................................................... 16 FIGURE 9 - BUILDOUT TRAFFIC VOLUMES WITHOUT PROJECT, AM PEAK HOUR ...................................... 17 FIGURE 10 - BUILDOUT TRAFFIC VOLUMES WITHOUT PROJECT, PM PEAK HOUR ..................................... 18 FIGURE 11 — PROJECT TRIP DISTRIBUTION.................................................................................................. 20 FIGURE 12 — PROJECT TRIPS, AM PEAK HOUR............................................................................................ 22 FIGURE 13 — PROJECT TRIPS, PM PEAK HOUR............................................................................................ 23 FIGURE 14 - FUTURE TRAFFIC VOLUMES WITH PROJECT, AM PEAK HOUR ............................................... 26 FIGURE 15 - FUTURE TRAFFIC VOLUMES WITH PROJECT, PM PEAK HOUR ............................................... 27 FIGURE 16 - BUILDOUT TRAFFIC VOLUMES WITH PROJECT, AM PEAK HOUR ........................................... 29 FIGURE 17 - BUILDOUT TRAFFIC VOLUMES WITH PROJECT, PM PEAK HOUR ........................................... 30 TABLE 1 - LEVELS OF SERVICE FOR INTERSECTIONS..................................................................................... 5 TABLE 2 - PEAK HOUR INTERSECTION CONDITIONS, EXISTING CONDITIONS ............................................. 1 I TABLE 3 - PEAK HOUR INTERSECTION CONDITIONS, FUTURE WITHOUT PROJECT ..................................... 12 TABLE 4 - PEAK HOUR INTERSECTION CONDITIONS, BUILDOUT WITHOUT PROJECT ................................. 15 TABLE 5 - TRIP GENERATION RATES........................................................................................................... 21 TABLE 6 - PROJECT TRAFFIC GENERATION................................................................................................... 21 TABLE 7 - PEAK HOUR INTERSECTION CONDITIONS, FUTURE WITH PROJECT ........................................... 25 TABLE 8 - PEAK HOUR INTERSECTION CONDITIONS, BUILDOUT WITH PROJECT ....................................... 28 TABLE 9 - LEVEL OF SERVICE ANALYSIS /DETERMINATION OF IMPACTS, FUTURE CONDITIONS ............... 31 TABLE 10 - LEVEL OF SERVICE ANALYSIS /DETERMINATION OF IMPACTS, BUILDOUT CONDITIONS......... 32 TABLE 1 I — CITY PARKING CODE REQUIREMENTS FOR THE PROPOSED PROJECT ...................................... 35 Appendix A — Existing Traffic Counts Appendix B — Intersection Level of Service Worksheets Appendix C — Intersection Level of Service Concepts Appendix D — Project Site Plan ria«, vxusu ac Associates City of Tustin Traffik Engineers and Transportation Planners iii Red Hill/Walnut Residential Project Trak Study The subject of this traffic impact study is a proposed residential project known as 'Red Hill Townhomes", consisting of a 75 -unit townhome/condominium complex in the City of Tustin. The proposed project is located on Red Hill Avenue north of Walnut Avenue. The developer of the proposed project is Southwind Realty Group of Irvine, California. The project location is shown in Figure 1 and the proposed site plan is shown in Figure 2 The project site is currently occupied by two apartment complexes: a 30 -unit complex known as "Whispering Woods" and a 27 -unit complex known as "The Terrace". The City is requesting a trip generation and distribution analysis to show the difference in trips from the site due to the proposed development, an intersection traffic analysis for the intersection of Red Hill Avenue and Walnut Avenue, and an analysis of the on-site circulation and access to Red Hill Avenue. The study also documents parking distribution within the project site. The analysis is intended to meet the requirements of the City of Tustin. Katz, Ukitsu & Associates City of Tustin Traffic Engineers and Transportation Planners 1 Red Hill /Walnut Residential Project Trak Study NProject Location 0 Study Intersection iSchool — Major Street Mirror Street -t—t- Railroad N Not to Scale Katz, Okitsu & AssociatesCity of Tustin Figure t Planning and Engineering Red Hill / Walnut Residential Project TIS Vicinity Map This chapter documents the methodologies and assumptions used to conduct the analysis for the proposed project. This section contains the following background information: • Study timeframes • Study area description • Capacity analysis methodologies Study Timeframes This report presents an analysis of the intersection operating conditions during the morning and evening peak hours during the following anticipated timeframes: • Existing Conditions (Year 2006) • Future Year 2008 • Buildout (Post -2020) Project Study Area The study area was determined through consultation with City of Tustin staff. The study area consists of the following: • Red Hill Avenue at Walnut Avenue Analysis Methodologies This section presents a brief overview of traffic analysis methodologies and concepts used in this study. Street system operating conditions are typically described in terms of "level of service." Level of service is a report -card scale used to indicate the quality of traffic flow on roadway segments and at intersections. Level of service (LOS) ranges from LOS A (free flow, little congestion) to LOS F (forced flow, extreme congestion). A more detailed description of the concepts described in this section is provided in Appendix C of this document. The local jurisdictions within the project area, including the City of Tustin, have determined that Level of Service D is the minimum acceptable level of service for peak hour operation. Any roadway segment operating at Level E or F is considered to be operating deficiently. An impact is deemed significant when the level of service is E or F and the project causes an increase in V/C or delay over the defined threshold. For further information on these significance thresholds see Appendix C. Okitsu & Associates City of Tustin gineea and Transfnnwian Planners 4 Red Hill/Walnut Residential Project Traffic Study Project Study Methodology Intersection Capacity Analysis The analysis of peak hour intersection conditions was conducted using the TRAFFIX software program developed by Dowling Associates. The following peak periods were selected for analysis: • Weekday AM (peak hour between 7:00 AM and 9:00 AM) • Weekday PM (peak hour between 4:00 PM and 6:00 PM) Traffic conditions in Southern California are often evaluated during peak hours at intersections using a methodology known as the Intersection Capacity Utilization (ICU) technique. This is the preferred analysis method for the City of Tustin. This analysis method is widely accepted and essentially measures the amount of traffic signal "green" time required for the intersection. It is a significant variation from the HCM method; however it produces results that are generally similar. The City of Tustin generally requests that this method be used in the City, so all signalized intersections were analyzed based on this method. Table 1 shows the relationship between Level of Service and the ICU Method volume/capacity criteria for signalized intersections, and Level of Service and delay for unsignalized intersections. Table 1 Levels of Service for Intersections Level of Service Signalized Intersection Volume/Capacity Ratio Unsignalized Intersection Control Delay' A 0.00-0.60 0-10 B 0.61-0.70 10-15 C 0.71-0.80 15-25 D 0.81-0.90 25-35 E 0.91 —1.00 35-50 F 1.00 and up 50 or more Note 1- Average delay in seconds/vehicle Traffic Count Data Existing daily and peak hour traffic volumes were supplied by Traffic Data Services of Santa Ana, California in March, 2006. All traffic count data used in this study is compiled in Appendix A of this report. Katz, Okitsu & Associates City of Tustin T,at(, Egma6 and Transpoatk,, Pbwn 5 Red Hill/Walnut Residential Project Traffic Study Project Study Methodology Future Traffic Volumes Peak hour traffic volumes for Red Hill Avenue and Walnut Avenue under future near term conditions were forecast based on a 1% annual growth rate from existing conditions. Peak hour volumes for buildout (Post -2020) conditions were based on traffic forecasts prepared for the Tustin MCAS Tustin Legacy Study, when these volumes were higher than existing plus an annual growth factor. When the existing volumes plus an annual growth factor were higher than the MCAS forecasts, the existing plus growth factor volumes were used per City direction. The Tustin MCAS Legacy traffic forecasts were provided by the City of Tustin. Project trips were added to the background base for each scenario to determine the relative impact of the project. Standards of Significance The City of Tustin has determined that Level of Service D is the minimum acceptable level of service during peak hours at intersections. Any roadway segment operating at Level of Service E or F is considered to be operating deficiently. An impact is deemed significant when the level of service is E or F and the project causes an increase in the Volume/Capacity ratio of .01 or more over the defined threshold. For further information on these significance thresholds see Appendix C. Katz, Okitsu & Associates City of Tustin Tmfa Engineers and Transportaiwa Planners 6 Red Hill/Walnut Residential Project Traffic Study This section documents the existing conditions in the study area, including local land uses, roadway geometry, and driveway locations. The discussion presented here is limited to specific roadways in the project vicinity. The project location is on Red Hill Avenue north of Walnut Avenue in the City of Tustin. Existing Circulation Network Streets in the project vicinity which could be affected by the proposed project include Red Hill Avenue and Walnut Avenue. The existing roadway circulation network was shown previously in Figures 1 and 2. Existing intersection geometry is shown in Figure 3. Red Hill Avenue is a 4 -lane street on a northeast -southwest alignment located immediately to the east of and adjacent to the project site. The City has designated Red Hill Avenue as a north -south roadway. The street has a signalized intersection with Walnut Avenue. The speed limit on Red Hill Avenue is 35 mph. The intersection has left -turn pockets on all approaches. The existing signal phasing is protected/permissive for the east and west approaches (Walnut Avenue), and protected for the north and south approaches (Red Hill Avenue). Land use along the street is residential north of Walnut Avenue, with single- family homes located on the east side of the street and apartments located on the west side of the street. A neighborhood commercial/shopping center is located on the west side of the street south of Walnut Avenue. Elementary and middle schools are located approximately'/4 mile south of the project site and 1/4 mile north of the project site. The traffic volume on the street is 23,800 vehicles per day. Walnut Avenue is a 4 -lane divided arterial on a northwest -southeast alignment located immediately to the south of and adjacent to the project site. The City has designated Walnut Avenue as an east -west roadway. The street has a painted median with left -turn pockets, and a signalized intersection with Red Hill Avenue. The speed limit on Walnut Avenue is 35 mph in the project vicinity. Land use along the street is residential on the north side of the street and commercial/retail on the south side of the street west of Red Hill. East of Red Hill land use is residential. The traffic volume on the street is 16,700 vehicles per day. Regional circulation is provided by the I-5 Freeway approximately'/2 mile to the north and the SR - 55 Freeway approximately % mile to the west of the project site. Peak Hour Intersection Level of Service Figure 4 illustrates the existing peak hour traffic volumes during the AM peak hour, while Figure 5 illustrates the existing peak hour traffic volumes during the PM peak hour. Based on these Katz, Okitsu & Associates City of Tustin Trak Engineers and Transportation Planners 7 Red Hill/Walnut Residential Project Traffic Study ■ Project Location • Study Intersection iSchool Major Street Minor Street N Railroad Signalized Intersection Lane Geometry Not to Scale Katz, Okitsut & AssociatesLCity of Tustin Figure 3 Planningand Engineering Red Hill / Walnut Residential Project TIS 1 Existing Geometries ® Project Location • Study Intersection School Major Street — Minor Street — Railroad --tf Turning Movement Volume N Not to Scale AuerKatz, Okitsu & Associates City of Tustin Figure 4 Planning and Engineering Red Hill/ Walnut Residential Project TIS Existing Traffic Volumes AM Peak Hour ® Project Location • Study Intersection School — Major Street Minor Street -t+ Railroad 35(4 Turning Movement Volume N Not to Scale Katz, Okitsu & Associates City of Tustin Figure5 Planning and Engineering Red Hill / Walnut Residential Project TIS Existing Traffic Volumes PM Peak Hour Existing Conditions existing traffic volumes, level of service analyses were conducted for the study intersection. The results of these analyses are summarized in Table 2 for the existing conditions. As shown in the table, the intersection currently operates at Level of Service D or better under existing conditions. Table 2 Peak Hour Intersection Conditions Existing Conditions, Year 2006 Pedestrian Traffic Significant pedestrian traffic at the Red Hill/Walnut intersection was observed, both during the peak hours and before and after school, particularly on the west leg of the intersection (Walnut). Pedestrian volumes were moderate, with about 20 pedestrians per hour crossing Red Hill and 30 per hour crossing Walnut during the AM peak hour, and about 45 per hour crossing Red Hill and 60 per hour crossing Walnut during the PM peak hour. During the afternoon school peak hour (2:00 PM to 3:00 PM) there were about 30 pedestrians per hour crossing Red Hill and about 75 per hour crossing Walnut. The majority of the pedestrians crossing Walnut in the afternoon peak hour were school children crossing on the west leg. Okitsu & Associates City of Tustin gtncers and Transportation Planners 44 Red Hill/Walnut Residential Project Traffic Study This section documents the future without project traffic conditions in the study area with ambient growth added. The year 2008 was selected for analysis based on study requirements. The project is scheduled for completion before the end of the year 2008. Future Traffic Growth Peak hour traffic volumes for the Red Hill Avenue/Walnut Avenue intersection under near-term future (Year 2008) conditions were forecast based on a 1% per year growth factor. Future Intersection Configuration The traffic signal at Red Hill/Walnut will soon be converted from the current PPLT operation to protected left -turn operation for eastbound and westbound Walnut Avenue. The lane configuration of the intersection will also be changed, restriping westbound Walnut to provide dual left -turn lanes. These changes to lane geometry and signal phasing have been incorporated into the analyses of future intersection conditions. Peak Hour Intersection Level of Service — Future Near Term To simulate the near-term growth conditions for the year 2008, the peak hour volumes in Figures 4 and 5 were increased by a factor of 1% per year for two years. Figures 6 and 7 illustrate the resulting AM and PM peak hour volumes, respectively. Table 3 illustrates the future without project intersection level of service conditions. As shown in the table, the intersection is expected to operate at Level of Service B or better under the future without project condition for the year 2008. Table 3 Peak Hour Intersection Conditions Future Without Project Conditions, Year 2008 Intersection AM Peak Hour PM Peak Hour r me/ Level Of Volum7Levelcity Service CapaciRed Hill Avenue & Walnut Avenue .678 B 648 Katz, Okitsu & Associates City of Tustin Traffic Engineers and Transportation Planners 12 Red Hil[/Walnut Residential Project Traffic Study ® Project Location • Study Intersection School — Major Street Minor Street --tom Railroad Turning Movement Volume N Not to Scale Katz, Okitsu & AssociatesCity of Tustin Figured6 Planning and Engineering Red Hill / Walnut Residential Project TIS Future Traffic Volumes Without Project, AM ® Project Location • Study Intersection School Major Street N Minor Street �---t- Railroad XXl Turning Movement Volume Not to Scale ErKatz, Okitsu & AssociatesCity of Tustin Figure 7 Planning and Engineering Red Hill / Walnut Residential Project TIS Future Traffic Volumes Without Project, PM This section documents the buildout without project traffic conditions in the study area. Post 2020 was selected for analysis based on information provided by the City from the MCAS Tustin Legacy study. Future Traffic Growth Peak hour traffic volumes for the Red Hill Avenue/Walnut Avenue intersection under buildout (Post -2020) conditions were forecast based on information from the MCAS Tustin Legacy study and existing volumes plus a growth factor. The Legacy Study takes into account certain planned roadway improvements to be completed by Year 2020. These improvements are included in all Buildout scenario analyses. Post -2020 designated lanes are illustrated in Figure 8. Future Intersection Configuration The traffic signal at Red Hill/Walnut will soon be converted from the current PPLT operation to protected left -turn operation for eastbound and westbound Walnut Avenue. The lane configuration of the intersection will also be changed, restriping westbound Walnut to provide dual left -turn lanes. Red Hill Avenue is planned to have a buildout configuration of 3 through lanes in each direction. These changes to lane geometry and signal phasing have been incorporated into the analyses of buildout intersection conditions. Peak Hour Intersection Level of Service — Buildout Buildout traffic volume forecasts for the Post -2020 conditions were provided by the City of Tustin from the MCAS Tustin Legacy study. Existing volumes plus a growth factor were used when higher than the Legacy Study forecasts. Figures 9 and 10 illustrate the resulting AM and PM peak hour volumes, respectively. Table 4 illustrates the buildout without project intersection level of service conditions. As shown in the table, the intersection is expected to operate at Level of Service E in the AM peak hour and Level of Service F in the PM peak hour under the buildout without project condition. Table 4 Peak Hour Intersection Conditions Buildout Without Project Conditions, Post 2020 JKatz, Okitsu & Associates Tra& &ginars and T n ,po.u.n Plannns 45 City of Tustin Red Hill/Walnut Residential Project Traffic Study Main St P� i` s Sao +agnaF �' k'Y 62 a �P m N U McFadden Ave Project Location c li � q� �l °e LEGEND ■ Project Location • Study Intersection iSchool Major Street Minor Street - N Railroad Signalized Intersection J6 Stop Sign 1 Lane Geometry Not to Scale Katz, Okitsu & Associates City of Tustin Figure 8 P/anningandEngineenng Red Hill / Walnut Residential Project TIS Buildout Geometries ■ Project Location • Study Intersection ■ School — Major Street Minor Street +-t- Railroad XX -4 Turning Movement Volume N Not to Scale Katz, Okitsu & Associates City of Tustin Figure9 Planning and Engineering Red Hill / Walnut Residential Project TIS Buildout Traffic Volumes Without Project, AM EProject Location • Study Intersection ischool — Major Street Minor Street �H Railroad Turning Movement Volume N Not to Scale Katz, Okitsu & Associates City of Tustin Figure 10 Planning and Engineering Red Hill / Walnut Residential Project TIS Buildout Traffic Volumes Without Project, PM The proposed project consists of 75 townhome/condominium units. This residential development is expected to generate additional traffic volumes as documented below. Project Trip Generation Trip generation is a measure or forecast of the number of trips that begin or end at the project site. All or part of these trips will result in traffic increases on the streets where they occur. Traffic generated is a function of the extent and type of development proposed for the site. Trip generation is generally equal to the traffic volume expected at project driveways. The trip generation rates are equivalent to the number of trips that start or end (in and out) at the project site, and are specific by land use for a given time period (i.e. AM peak hour). Trip generation rates are expressed as a function of a given characteristic of the land use area (i.e. floor area, site area, number of employees, or seating capacity). The rates are based on regression analysis, and are derived from field observations from as many sources as possible. At each site, trips in and out of the site are counted, trip rate modifiers are identified and regression analysis is used to derive a "best fit" for a particular land use. An equation is developed which calculate an average trip generation rate for the specific land use. Project Traffic The trip generation for the proposed project consisting of 75 townhome/condominiums is shown in Table 5. The project trips summarized in these tables are based on trip generation rates provided by ITE Trip Generation, 7`h Edition with consideration of comparable trip generation rates for similar uses in this region. This report is widely used in Southern California and indicates the probable traffic generation rates for various land uses based on studies of existing developments in comparable settings. City staff directed Katz, Okitsu & Associates to use single- family detached housing trip generation rates for the proposed project due to the size of the proposed units. Figure 11 illustrates the expected trip distribution for these project trips. Katz, Okitsu & Associates City of Tustin Tra(/ic Enginurs anATrnnspnrrarion Plaxners 19 Red Hill/Walnut Residential Project Traffic Study Main St s San tagnaF ?0 � B2 a� w m 0 U McFadden Ave Project 40% Location r Fac 30% �60% ■ � 20% R� 40% 1' 30, 15% 15% 70 10. s% aa% �% / 4 °Or �� ./O% �o 1 G s� �0 Oe 0 ,So LEGEND . Project Location t♦ Study Intersection ■ School N Major Street Minor Street Railroad Not to Scale Katz, Okitsu & Associates City of Tustin Figure 11 Pla mgand fttneenng Red Hill / Walnut Residential Project TIS Project Trip Distribution Land Use Project Related Traffic Table 5 Trip Generation Rates Units Daily AM Peak Hour I PM Peak Hour ITotall In I Out ITotall In I Out Low -Rise Apartments !TE Code 221 DU 6.59 0.46 0.10 0.36 0.58 0.38 0.20 Single -Family Detached Housingt !TE Code 210 DU 9.57 0.75 0.19 0.56 1.01 0.64 0.37 Note 1: SFDU rate used for townhomes per City direction. Existing Land Use Traffic 57 apartment units currently occupy the project site. These apartment units will be demolished upon approval of the proposed project. The trip generation currently associated with the project site is also shown on Table 6. Figures 12 and 13 show the added trips expected as a result of the project less the existing use trips. Table 6 Project Traffic Generation As shown in Table 6, the proposed project is expected to generate approximately 718 daily trips. Of this amount, 56 are expected to be in the AM peak hour, including 14 trips entering and 42 trips exiting the site. There are expected to be 76 trips during the PM peak hour, including 48 trips entering and 28 trips exiting the site. Katz, Okitsu & Associates City of Tustin T,.&&gm.,r and T,..,pwwwi PM.m 24 Red Hill/Walnut Residential Project Traffic Study NProject Location • Study Intersection School — Major Street Minor Street ++- Railroad XXZ Turning Movement Volume N Not to Scale Katz, Okitsu & Associatescity of Tustin Figure 12 Planning and Engineering Red Hill / Walnut Residential Project TIS Project Trips, AM Peak Hour E Project Location • Study Intersection iSchool — Major Street Minor Street +-t- Railroad Turning Movement Volume N Not to Scale Katz, Okitsu & AssociatesCity of Tustin Figure 13 Planning and Engineering Red Hill / Walnut Residential Project TIS Project Trips, PM Peak Hour Project Related Traffic The project will have 718 vehicles per day going in and out onto Red Hill Avenue. This is an increase of 342 vehicles per day above the existing land use. The resulting "NET Project Vehicle Trips" are shown in Table 6. Adding 342 vehicles per day to a street that is currently serving 23,800 vehicles per day (Red Hill Avenue) is less than a 1.5% increase. This additional traffic will have little impact on Red Hill Avenue. Katz, Okitsu & Associates City of Tustin Trate Engineers and Transpnrrarion Planners 24 Red Hill/Walnut Residential Project Traffic Study This section documents the near-term future traffic conditions with the addition of project - related traffic to the surrounding street system. It evaluates near term traffic conditions in the study area with ambient growth (1% per year) and the proposed project added. The proposed project completion date of 2008 was selected for analysis to be conservative. Peak Hour Intersection Level of Service Table 7 summarizes the results of the level of service analyses for this scenario. As shown in the table, the intersection of Red Hill at Walnut continues to operate at Level of Service B or better with the addition of project -related traffic. Figures 14 and 15 illustrate the resulting AM and PM peak hour volumes, respectively. Table 7 Peak Hour Intersection Conditions Future With Project Conditions, Year 2008 Note 2: Delay is for poorest movement (left -turn from project driveway) Katz, Okitsu & Associates City of Tustin Trate Engineers and Transportation planners 25 Red Hill/Walnut Residential Project Traffic Study ■ Project Location • Study Intersection aSchool — Major Street — Mirror Street 1f Railroad 35( Turning Movement Volume N Not to Scale Katz, Okitsu & AssociatesCity of Tustin Figure 14 Planning and Engineering Red Hill / Walnut Residential Project TIS Future Traffic Volumes With Project, AM Main St P� s Sd nleAna t` F� �e e2 d �P VriJ McFadden Ave Project Location 'F 9 'e i d 4 r 77� ��' i ------------ 17 0 96e 9� �f R'P LEGEND ® Project Location • Study Intersection School — Major Street N Minor Street tr Railroad XXl Turning Movement Volume Not to Scale Katz, Okitsu & AssociatesCity of Tustin Figure 15 Red Hill 1 Walnut Residential Project TIS Future Traffic Volumes With Project, PM Planning and Engineering This section documents the buildout traffic conditions with the addition of project -related traffic to the surrounding street system. It evaluates buildout traffic conditions in the study area with traffic from the proposed project added. Buildout Post -2020 was selected for analysis based on information received from the City for the MCAS Tustin Legacy study. Peak Hour Intersection Level of Service Table 7 summarizes the results of the level of service analyses for this scenario. As shown in the table, the intersection of Red Hill at Walnut continues to operate at Level of Service E in the AM peak hour and Level of Service F in the PM peak hour with the addition of project -related traffic. Figures 16 and 17 illustrate the resulting AM and PM peak hour volumes, respectively. Table 8 Peak Hour Intersection Conditions Buildout With Project Conditions, Post 2020 Intersections I AM Peak Hour Red Hill Avenue & Walnut Avenue j .961 Project Driveways I 709.3 I F Note 1: Seconds per vehicle average Note 2: Delay is for poorest movement (left -turn from project driveway) PM Peak Hour 1.038 1 F 87.4 1 F Katz, Okitsu & Associates City of Tustin Trak Enginan and Transportation Planners 28 Red Hill/Walnut Residential Project Traffic Study E Project Location • Study Intersection School — Major Street Minor Street i Railroad Turning Movement Volume N Not to Scale Katz, Okitsu & Associates City of Tustin Figure 16 Planning and Engineering Red Hill / Walnut Residential Project TIS Buildout Traffic Volumes With Project, AM Main St P� S 3gn�gng F ?0 'Y B2 a � X50 a LL \P W � 1 0' McFadden Ave zB7 r Project 2q / Location s , ------------- i � zest fr 0 '904 ?eo �-qLg 4q LEGEND ■ Project Location • Study Intersection School Major Street N Minor Street +i-- Railroad Turning Movement Volume Not to Scale Katz, Okitsu & Associates City of Tustin Figure 17 Planning and Engineering Red Hill / Walnut Residential Project TIS Buildout Traffic Volumes With Project, PM Traffic impacts are identified if the proposed project will result in a significant change in traffic conditions on a roadway or intersection. A significant impact is normally defined when project related traffic would cause level of service to deteriorate to below the minimum acceptable level by a measurable amount. Impacts may also be significant if the location is already below the minimum acceptable level and project related traffic causes a further decline. The City of Tustin has identified Level of Service D as the minimum allowable service level during peak hours at signalized intersections in the City. Most arriving traffic will clear the intersection on the first allowable green cycle under this level of service. Any roadway segment operating at Level of Service E or F is considered to be operating deficiently. An impact is deemed significant when level of service is E or F and the project causes an increase in the V/C ratio of 0.01 or more over the defined threshold. Mitigation measures should be considered when traffic conditions are forecast to decline to poorer levels of service. Near -Term Future (2008) The level of service analyses for the Near -Term Future (Year 2008) study scenarios determined that level of service will remain at Level B or better under both the 'Future Without Project' and "Future With Project" scenarios. The project will not create a significant impact at the study intersections in the Future scenarios. Table 9 provides a comparison of the levels of service and volume/capacity ratios of all study scenarios for the Future condition. Traffic impacts created by the project can be evaluated by comparing the "Future Without Project" condition to the "Future With Project" condition. Table 9 Level of Service Analysis /Determination of Impacts for Future Conditions Katz, Okitsu & Associates City of Tustin Traffic Engineers and Transpor anon Planners 34 ReAHrll/Walnut Residential Project Traffic Study Determination of Significant Impact Buildout (Post -2020) The level of service analyses for the Buildout (Post 2020) study scenarios determined that level of service will be at Level E in the AM peak hour and Level F in the PM peak hour under both the "Buildout Without Project" and "Buildout With Project" scenarios. Although the intersection will be operating at Level F under the buildout scenario, the project will not create a significant impact at the study intersection. The project driveway will operate at Level of Service F under buildout conditions. The poor level of service at the project driveway is due to a relatively small number of vehicles turning left from the driveway onto Red Hill. This condition can be tolerated or it can be improved by prohibiting left turns from the project onto Red Hill, requiring right turns only. Traffic conditions at the project driveway under buildout conditions may be adequate due to the effect of platooning traffic from the nearby signalized intersection at Red Hill/Walnut. However the City may want to consider mitigating the condition in the future by prohibiting the left turn from the project driveway onto Red Hill. Table 10 provides a comparison of the levels of service and volume/capacity ratios of all study scenarios for the Buildout condition. Traffic impacts created by the project can be evaluated by comparing the "Buildout Without Project" condition to the "Buildout With Project" condition. Table 10 Level of Service Analysis /Determination of Impacts for Buildout Conditions Katz, Okitsu & Associates City of Tustin Trafo Engineers and Tainsponatimt Plutners 32 Red Hill/Walnut Residential Project Traffic Study Access Roads and Driveways The project is proposed to access Red Hill Avenue at one location near the north end of the project site. This is the only site access for project entry. Currently the apartment complexes on the site access Red Hill Avenue near the center of the project site and Walnut Avenue near the west boundary of the project site. There will be no entry gates regulating access to this project. The project site plan with existing street dimensions and recommended turn pocket configuration is presented in Appendix D of this report. The designated site access on Red Hill Avenue will be accessible to both northbound and southbound traffic on Red Hill. Analysis indicates that there is sufficient distance between the project driveway and Walnut Avenue to allow both the existing southbound left -turn pocket at Redhill/Walnut as well as a northbound left -turn pocket at the project entrance. A southbound left -turn pocket on Red Hill of 160 feet in length will be adequate to accommodate all traffic expected to make this move during the peak hours under buildout conditions. This includes left - turn traffic from the project. A northbound left -turn pocket of 80 feet in length at the project driveway will be adequate to accommodate project traffic during the peak hours. Allowing for a 90 -foot southbound transition and a 90 -foot northbound transition for the turn pockets the total length required would be 420 feet. The distance available on Red Hill Avenue between the project driveway centerline and the crosswalk limit line at Walnut Avenue is 450 feet. There is therefore more than adequate distance available to accommodate both turn pockets. The turn pockets can be separated from opposing traffic lanes with a painted median, and can be configured "back to back" to maximize turn pocket vehicle storage capacity. The proposed turn pockets with street dimensions are shown on the site plan in Appendix D of this report. The proposed driveway has sight distance to comply with the Caltrans 7.5 second sight distance criteria for a roadway speed of 40 mph or higher. The proposed Red Hill Avenue access roadway is about 450 feet from the Red Hill/Walnut intersection and has sight distance over 600 feet to the north and 500 feet to the south. Near-term future expected traffic volumes at Redhill/Walnut indicate that an eastbound left -turn pocket storage length of 140 feet will be adequate to accommodate expected traffic volumes in the near term, including project traffic. Buildout (post -2020) traffic volumes indicate however that increased capacity for the eastbound left movement will be required. If projected buildout Katz, Okitsu & Associates City of Tustin Tm/(a Engineers and Transportation Planners 33 Red Hill /Walnut Residential Project Trak Study On -Site Circulation and Access volumes occur, split -phase signal timing could be installed to accommodate the increase in traffic volumes, allowing left turns from the adjacent through lane. It should be noted that this signal will soon be converted from the current PPLT operation to protected left- turn operation for eastbound and westbound Walnut Avenue at Red Hill Avenue. The lane configuration of the intersection will also be changed, restriping westbound Walnut to provide dual left -turn lanes. The project site plan was reviewed for internal circulation. The site access roadway to Red Hill Avenue is 25 feet in width. This is adequate to allow for one outbound lane and one inbound lane. Parking must be prohibited on the north side of this roadway. The south side of the roadway has parking "cutouts" that allow for 3 visitor parking spaces on the south side while maintaining the 25 -foot roadway width for the traffic lanes. Parking should be prohibited on all other 25 -foot width project streets. Concern over 'dead end" drive aisles has been addressed through a Waste Management Plan documented in the Design Review package. Maximum outbound project traffic volume is expected to be 42 vehicles in the AM peak hour. Approximately 40%, or 17 of these vehicles are expected to tum left from the project driveway. This is only one vehicle every 3.5 minutes. The low expected volume of left turns indicates that a separate left -turn pocket will not be required at the project entrance in the near-term future. Level of service is indicated as Level D or better for the project entrance in the near-term future with one inbound and one outbound lane and STOP sign control. Projected traffic volumes under buildout conditions (from the MCAS Tustin Legacy study) indicate Level of Service F for the project driveway with one inbound and one outbound lane. The level of service reported is for a relatively small number of vehicles turning left from the driveway onto Red Hill. The AM and PM peak conditions at this intersection are expected to be adequate due to the effect of platooning traffic from the nearby signalized intersection at Red Hill/Walnut. The condition can be mitigated in the future by prohibiting the left turn from the project driveway onto Red Hill. The interior street running roughly parallel with Red Hill Avenue is 36 feet in width, and is therefore adequate for vehicles to pass each other and to allow for curbside parking on both sides of the street. Parking should be prohibited on all other project streets except the south side of the project entry roadway, as noted above. This restriction will allow adequate space for vehicles to pass each other and emergency vehicle access. ADA access is provided from the public right-of-way at the site's Red Hill Avenue entry to all of the development's accessible units as well as the pool area. Curb ramps will be provided Katz, Okitsu & Associates City of Tustin Traffic Engineers and Transportation planners 34 Red Hill/Walnut Residential Project Trak Study On -Site Circulation and Access throughout the development per City of Tustin Standard Drawings. Two handicap parking stalls are also provide near the development's private pool area. An ADA accessible path will also be provided into the community from the Walnut Avenue pedestrian entry. Parking Distribution The City of Tustin has established parking space requirements for the multi -family residential land use category (Tustin Municipal Code Chapter 9224 P -D, Section G-7). The requirements vary by number of units, and are shown for the proposed project in Table 11. Table i l — City Parking Code Requirements for the Proposed Project Red Hill Townhomes Project Residential Units City Requirement Project Requirement Resident Spaces 2 Spaces per Unit 150 Spaces Visitor Spaces 1 Space per 4 Units 19 Spaces Total Project 75 Units 169 Spaces As shown in the table, the parking code requirement for the proposed project is a minimum of two assigned covered parking spaces per unit, plus one visitor parking space for every 4 residential units (Ord. No. 573, Sec. 2; Ord. No. 906, Sec. 2, 2-21-84). The project provides 150 resident and 27 visitor parking spaces. The project parking supply is therefore adequate for the use per City code. All parking stalls are accessible, and all parking areas comply with accepted design standards for stall and aisle width. Parking is distributed relatively evenly throughout the project. Katz, Okitsu & Associates Trak Enginrers and Transporraswn Planners City of Tustin 35 Red Hill/Walnut Residential Project Traffic Study Mitigation measures are required if approval and construction of the project will result in or significantly increase unacceptable traffic conditions. They are also appropriate if cumulative traffic conditions will result in an unsatisfactory level of service and the proposed development contributes to these conditions significantly. Although the intersection of Red Hill Avenue and Walnut Avenue will operate at an unacceptable level of service under Buildout (Post 2020) conditions, the project does not significantly contribute to these conditions. The poor level of service at the project driveway under buildout conditions can be mitigated by prohibiting the left turn from the project driveway onto Red Hill. Traffic exiting the project to travel north on Red Hill would be required to make a U-turn at Walnut or use an alternate route. Okitsu & Associates City of Tustin gineers and Transportation Planners 36 Red Hill/Walnut Residential Project Traffic Study The subject of this traffic study is a proposed residential project known as "Red Hill Townhomes", consisting of a 75 -unit condominium/townhome complex in the City of Tustin. The proposed project is located on Red Hill Avenue north of Walnut Avenue. The City requested a trip generation analysis to show the difference in trips from the site due to the proposed development, a level of service analysis for one study intersection, an analysis of on- site circulation, and an analysis of access to Red Hill Avenue and Walnut Avenue. The intersection studied was Red Hill Avenue and Walnut Avenue. The results of the trip generation analysis showed that the project is expected to generate approximately 718 daily trips. Of this amount, 56 are expected to be in the AM peak hour, including 14 trips entering and 42 trips exiting the site. There are expected to be 76 trips during the PM peak hour, including 48 trips entering and 28 trips exiting the site. The analysis showed that the existing apartment complex on the site currently generates 376 daily trips, including 26 trips in the AM peak hour and 33 trips in the PM peak hour. These are the existing use 'trip credits". The net daily trips from the proposed project are the project -generated trips less the existing use "trip credits". The net daily trips due to the proposed project less the existing use trip credit are therefore 342 daily trips, including 30 trips in the AM peak hour and 43 trips in the PM peak hour. These are the traffic volume increases on Red Hill Avenue and Walnut Avenue that can be expected as a result of the project. The level of service analyses for the near-term future year (2008) conditions showed that the study intersection will operate at Level of Service B or better (good), including project trips, during both the AM and PM peak hours. The analysis for buildout (post -2020) conditions showed that the study intersection will operate at Level of Service F (fail) during the AM and PM peak hours. The project does not significantly contribute to this condition however. The on-site circulation analysis showed that traffic conditions should be adequate and the entrance/exit on Red Hill should provide adequate width for one outbound and one inbound lane. Level of service is indicated as Level D or better for the project entrance in the near-term future with one inbound and one outbound lane and STOP sign control. Okitsu & Associates City of Tustin gineers and Transporradon Planners 37 Red Hill/Walnut Residential Project Traffn: Study Conclusions Expected future traffic volumes at Walnut Avenue and Red Hill Avenue indicate that the southbound left -turn pocket storage length required to accommodate the expected queue of vehicles turning left from southbound Red Hill Avenue onto eastbound Walnut Avenue is 160 feet. The recommended northbound left -turn pocket storage length at the project driveway is 80 feet. Expected near-term future (2008) volumes indicate that a left -turn pocket length of 140 feet will be required for eastbound Walnut Avenue to northbound Red Hill Avenue. Buildout (post 2020) traffic volumes indicate that increased capacity for the eastbound left movement will be required. If projected buildout volumes occur, split -phase signal timing could be installed to accommodate the increase in traffic volumes, allowing left turns from the adjacent through lane. The designated site access on Red Hill Avenue will be accessible to both northbound and southbound traffic on Red Hill. Analysis indicates that there is sufficient distance between the project driveway and Walnut Avenue to allow both the existing southbound left -turn pocket at Redhill/Walnut as well as a northbound left -turn pocket at the project entrance. Traffic conditions at the project driveway in the near-term future are adequate with this configuration. Buildout conditions however indicate a poor level of service for traffic turning left onto Red Hill from the project driveway with this configuration. This condition can be mitigated by prohibiting the left turn from the project driveway onto Red Hill. The traffic impact study for the proposed project will be submitted to the City of Tustin, who will review the plan for compliance with applicable City standards. We anticipate that any minor internal circulation issues will be addressed in conjunction with this review. Katz, Okitsu & Associates recommends that the City find that the traffic impacts of the project have no adverse effect on the surrounding street system for the future year. Okitsu & Associates City of Tustin gineers and Transportation Planners 38 Red Hill /Walnut Residential Project Traffic Study Appendix A Existing Traffic Counts Katz, Okitsu & Associates City of Tustin Tra((u Engineers and Transportation Planners Red Hill/Walnut Residential Project Traffic Study TRAFFIC DATA SERVICES, INC. baf.H tr wfbfMaH Hfwfb Mrrwf ar bfrf rraMfwf of uru rfwNatfHbfa Nfwff rffbff afrtf bf Hff HffLLOCATIONCODE 01519.111 LOCATION - RED NILL-BTM WALNUT/NISSON VOLUMES FOR - TUESDAY 1/31/06 afrewrarfff arYr♦wf wraff aaaf AM rrww arwfarafaf rafrf arfarfwrf rr fwr•w dwarf ur+fw«a+rf TIME NB PM arffwrff arfraffafffff wafa iff afwu uaiff riatf effawfffa tf faYf if Biffff afffraf aOTAL Niiaaa trfrffaf ea+f of Mfrff♦f rf ufrf t8f uawrf naffa8tf if ra+ff+u TOTAL f TOTAL 12:00 - 12:15 23 16 39 12:15 - 12:30' 20 12:00 - 12:15 209 172 381 12:30 12:45 17 18 38 12:15 - 12:30 189 190 10 27 12:30 - 12:45 180 379 376 12:45 - 1:00 9 69 9 53 18 122 12:45 - 1:00 206 784 193 751 399 1535 1:00 - 1:15 12 7 19 1:15 - 1:3010 10 1:00 - 1:15 186 197 383 1:30 - 1:45 14 20 1:15 - 1:30 183 191 374 9 23 1:45 2:00 1:30 - 1:45 164 197 - 8 44 5 31 13 75 361 1:45 2:00 216 749 159 744 375 1493 2:00 - 2:15 9 8 17 2:15 - 2:30 82:00 - 2:15 184 171 355 5 73 2:15 - 2:30 202 192 2:30 - 2:45 9 5 14 394 2:45 - 3:00 2 28 4 2:30 - 2:45 224 190 414 22 6 50 2:45 - 3:00 294 904 174 727 468 1631 3:00 - 3:15 7 10 17 3:00 - 3:15 232 3:15 - 3:30 7 7 14 173 405 3:30 - 3:45 12 3:15 - 3:30 278 188 466 6 18 3:45 - 4:00 3:30 - 3:45 257 155 412 7 33 9 32 16 65 3:45 - 4:00 286 1053 158 674 444 1727 4:00 - 4:15 10 13 23 4:00 - 4:15 278 182 4:15 - 4:30 12 15 27 460 4:30 - 4:45 10 4:15 - 4:30 267 1 427 18 28 4:30 - 4:45 308 1550 0 458 4:45 - 5:00 16 48 31 77 47 125 4:45 - 5:00 318 1171 184 676 502 1847 5:00 - 5:15 18 30 48 5:00 - 5:15 324 184 5:15 - 5:30 28 36 64 508 5:30 - 5:45 30 5:15 - 5:30 334 184 518 63 93 5:30 - 5:45 296 184 480 5:45 - 6:00. 48 124 101 230 149 354 5:45 - 6:00 288 1242 212 764 500 2006 6:00 - 6:15 56 116 172 6:15 - 6:30 55 6:00 - 6:15 320 168 468 112 167 6:15 - 6:30 292 176 468 6:30 - 6:45 81 143 224 6:45 - 7:00 88 280 206 577 294 857 6:45 - 7:00 230 1128 150 654 380 1782 7:00 - 7:15 112 238 350 7:00 - 7:15 196 122 318 7:15 - 7:30 142 280 422 7:15 • 7:30 158 121 279 7:30 - 7:45 7:45 - 8:00 191 323 514 7:30 - 7:45 156 119 275 180 625 379 1220 559 1845 7:45 - 8:00 124 634 104 466 228 1100 8:00 - 8:15 166 327 493 8:15 - 8:30 1388:00 - 8:15 119 90 209 8:30 - 8:45 126 276 414 8:15 - 8:30 93 88 181 8:45 - 9:00 263 389 8:30 • 8:45 64 94 178 142 572 248 1114 390 1686 8:45 - 9:00 74 370 87 359 161 729 9:00 - 9:15 136 241 377 9:15 - 9:30 1209:00 - 9:15 71 94 165 9:30 - 9:45 122 196 316 9:15 - 9:30 74 60 134 9:45 - 10:00114 492 190 808 304 1300 9:45 - 10:00 54 255 64 290 118 545 10:00 - 10:15 120 176 296 10:15 - 10:30 131 10:00 - 10:15 53 56 109 10:30 • 10:45 114 132 263 10:15 - 10:30 42 60 102 158 272 10:30 10:45 36 34 70 10:45 - 11:00126 491 136 602 262 1093 10:45 - 11:00 26 157 0 190 66 347 11:00 - 11:15 158 144 302 11:00 - 11:15 34 11:15 • 11:30 154 155 309 32 66 11:30 - 11:45 169 11:15 - 11:30 22 31 53 11:45 - 12:00 192 673 157 626 339 11:40 - 11:45 27 26 53 wi bflrf iwtawi ifaH Hwiwiffflwwt bfiifrrfffifaffil9af H299ftiifaff♦ �rtffHt0024 tiffi 107 wrHrriiYif 101 of 36208TOTALS 3,479 5,392 8,871 8,554 6,396 14,950 ADT'S fffifafrfrfaafafaafaffuifffrffafffaifafrbffrfffYf«fafaaffaaffwfafffruaaffffaafaaf 12,033 11, 2,011,778823,821 TRAFFIC DATA SERVICES, INC. w afa•ru baaraw•Ha•u••rawa.waa•fawa r••ra ar••rb•uH••w..•••wf•H•awr Hf••a•.••f. a •ra ••rrw••w. LOCATION• CODE a•w•9.af7 LOCATION - WALNUT-BTN RED HILL/NEWPORT VOLUMES FOR - TUESDAY 11/22/05 •...••....•...w•..•.•.••••« AN ..r.. ....... wu.•........ TIME .••.••u.••.r.•..•wu.r+.a« PN ...u. EB WB TOTAL TIME w•baf•Mw• 11 •af•H•H• 1H••Y•u•H•fww•awMaaaa••b«•M•a uruwr•r••♦••.a•B. we TOTAL 12:00- 12:15 11 f w•a• 12:00 14 25 12:15 - 12:30 6 1012:00 - 12:15 120 148 268 12:30 - 12:45 16 12:15 - 12:30 134 118 8 6 252 12:45 - 1:00 : 14 1230 - 12:45 145 100 245 10 35 10 40 20 75 12:45 - 1:00 133 532 128 494 261 1026 1:00 - 1:15 9 5 14 1:15 - 1:30 412 1:00 - 1:15 118 105 223 1:30 - 1: <5 7 16 1:15 - 1:30 130 110 240 6 13 1:45 - 2:00 3 23 1:30 - 1:45 153 110 9 32 12 55 263 1:45 - 2:00 139 540 111 436 250 976 2:00 - 2:15 6 3 9 2:15 - 2:30 1 3 2:00 - 2:15 114 132 246 2:30 - 2:45 3 4 2:15 - 2:30 128 128 256 3 6 2:30 - 2:45 129 15< 2:45 - 3:00 10 20 2 11 12 31 287 2:45 - 3:00 100 471 148 562 248 1033 3:00 - 3:15 3 5 8 3:00 - 3:15 111 168 3:15 - 3:30 4 9 11 try 3:30 - 3;45 7 3:15 - 3:30 98 149 .247 3:45 - 4:00 16 30 2 19 10 3:30 - 3:45 104 180 284 18 49 3:45 - 4:00 128 441 205 702 333 1143 4:00 - 4:15 12 3 15 4:15 - 4:3015 4 4:00 - 4:15 110 218 328 4:30 - 4:45 15 19 4:15 - 4:30 116 226 342 4:45 - 5:00 15 23 4:30 - 4:45 120 259 379 28 70 11 26 39 96 4:45 - 5:00 134 480 270 973 404 1453 5:00- 5:15 26 11 37 5;15 - 5:30 33 12 5:00 - 5:15 126 269 395 5:30 - 5:45 45 5:15 - 5:30 148 280 428 75 5:45 - 6:00 17 92 5:30 - 5:45 176 270 446 81 215 24 64 105 279 5:45 - 6:00 168 618 258 1077 426 1695 6:00 - 6:15 76 28 1D4 6:00 • 6:15 138 282 420 6:15 - 6:30 94 34 128 6:30 - 6:45 140 6:15 - 6:30 138 234 372 6:45 - 7:00 183 493 66 170 182 6:30 - 6:45 137 210 347 249 663 6:45 - 7:00 93 506 192 918 285 1424 7:00 - 7:15 174 78 252 7:15 - 7:30 2067:00 - 7:15 96 162 258 7:30 - 7:45 240 120 326 7:15 - 7:30 106 128 234 7;<5 - 8:00254 12 192 874 142 452 396 1326 7:45 - 8:00 96 378 185 487 181 1565 8:00 - 8:15 192 128 320 8:15 8:30 174110 8:00 - 8:15 70 72 142 8:30 - 8:45 153 100 284 8:15 - 8:30 66 70 136 8:<5 - 9:00253 8:30 - a:45 64 60 124 128 647 82 420 210 1067 8:45 - 9:00 0 250 255 103 505 9:00 - 9:15 87 57 144 9:15 - 9:30 929:00 - 9:15 59 58 117 9:30 - 9:45 90 62 174 9:15 - 9:30 56 54 110 66 156 9:45 - 10:00 9:30 - 9:45 41 49 90 90 359 70 275 160 634 9:45 - 10:00 38 194 26 187 64 381 10:00 - 10:15 B6 85 171 10:15 10:30 63 77 10:00 - 10:15 36 53 89 10:30 - 10145 82 140 10:15 10:30 32 42 74 10:45 11:00 85 316 82 303:45 23 36 59 167 619 10:45 - 11:00 32 123 6 177 78 300 11:00 - 11:15 80 68 148 11:15 - 11:3086 120 206 11:00 - 11:15 19 32 51 11:30 - 11:45 ID44 11:15 - 11:30 12 28 40 12:00 11:45 - 138 242 11:30 - 11:45 13 25 38 111 381 123 449 234 830 11:45 - 12:00 52 .w.wwgfwwwMMafwwfwfbawd•a•wtraffa••Nbr•9rfbra}r•u•wu bwa Nfw••uraw.raw•u8a a«ww•rar•w13 •w98«rwo n•aw•• w• 21 0 TOTALS 3,463 2,261 5,724 4,585 6,366 10,951 ADT'S ...w•.•......a•.«•.••wa.••••.•wra..a•...«•••.••••a...w«...••.«..•.•......••.•....•••8,0.B..w.•. ... 8 6..••«a.aa••16,675 TRAFFIC DATA SERVICES, INC SUMMARY OF VEHICULAR TURNING MOVEMENTS NIS ST: RED HILL. AVE ENV ST: WALNUT AVE CITY: TUSTIN FILENAME: 0361801 DATE: 3/16106 DAY: WEDNESDAY POBoo NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND SEGM NL NT NR SL ST SR EL ET ER WL WT WR Total LANES: 1 3 0 1 2 0 1 2 0 1 2 0 7:00 AM 10 67 43 23 189 11 18 81 45 60 55 26 628 15 AM 21 129 65 25 262 8 35 109 78 74 92 27 915 30 AM 14 80 34 19 240 9 25 65 72 50 72 18 698 45 AM 53 104 32 31 261 18 31 107 77 67 107 16 904 81)0AM 21 92 33 16 206 17 38 113 99 111 165 37 948 15 AM 9 84 31 10 152 7 11 65 44 53 40 19 515 30AM 14 80 35 22 188 13 10 51 53 59 70 30 635 45 AM 25 59 21 11 241 13 19 47 56 71 75 28 567 PEAK HOUR BWINS AT. PHF: 0.21 715 AM VOLUMES. 109 405 164 M 969 52 129 394 328 302 438 98 3465 FILENAME: 0361601 P DATE: 3/23/06 DAY: THURSDAY PERIOD NORTHBOUND SOUTNSOUND EASTBOUND WESTBOUND BEGINS NL NT NR SL ST 8R EL ET ER WL WT WR Torr 4:00 PM 57 260 35 19 139 20 39 70 24 75 195 37 970 15 PM 60 194 38 26 97 16 26 83 20 55 141 19 765 30 PM 83 217 36 50 100 21 27 67 28 72 187 38 915 45 PM 47 242 38 26 97 21 32 86 21 64 160 29 862 500 PM 58 278 38 30 88 22 28 98 22 66 181 39 968 i6 PM 65 272 48 33 140 33 29 102 33 66 170 32 1013 30 PM 60 238 46 32 112 31 32 107 27 73 198 40 996 45 PM 55 276 39 33 131 24 29 91 21 55 150 33 937 PEAK HOUR BEOW AT: PHP 0.96 1700 PM VOLLAWS. 248 1064 171 128 471 110 118 398 103 260 ON 144 3904 COMMENTS: vna/inn F& •nkTT"CMAC VTV/f 1TJJv T n7O7T*0%T1 WJ OT -TT Onn>iweinn t 28. led 8111. i Walnut i Yost -1020 Reuse Alternative 1 la PK HOOK PH PK HOOK LARP.B CAPACITY VOL VIC VOL V/C UL 1 1700 60 .04* 150 .OD NOT 3 5100 150 .04 1900 .43* OR 0 0 120 .07 280 SBL 2 3400 40 .01 10 .00 SBT 3 5100 2226 .49* 780 .17 SBR 0 0 280 80 EBL 1 1700 160 .09 390 .23* EBS 2 3400 390 .17* 280 .09 EBR 0 0' 200 30 IBL 1 1700 200 .12* 370 .22 BT 2 3400 470 .14 710 .21* VER 1 1700 20 .01 70 .04 Claaraace IaterVal .05* .05* TOTAL CAPACCYY ORILISATIOH .47 .92 Post -2020 Reuse Alterative 3 AH PN EM PH PR BOOR LANES CAPACITY VOL V/C VOL V/C IBL 1 1700 50 .03* 150 .09 IBY 3 $100 160 .05 1950 .45* W8l 0 0 120 .07 320 SBL 2 3400 40 .01 20 .01* SBT 3 5100 2330 .51* 870 .19 SBR 0 0 270 90 BBL 1 1700 140 .08 410 .24* EBT 2 3400 460 .21* 280 .09 EBR 0 0 260 30 IBL 1 1700 180 .11* 370 .22 WBT 2 3400 490 .14 670 .20* WE 1 1700 20 .01 70 .04 Clearance Interval .05* .05* 7MAL CAPACITY OTI IMON .91 .95 Past -2020 Reale Altera Uve 2 AH PK MR PW PK BUR USE CAPACITY VOL V/C VOL V/C NBL 1 170D 50 .03* 130 .08 NBT 3 5100 150 .04 1970 .45* NER 0 0 140 .08 320 SBL 2 3400 30 .01 10 .00 SBR 3 5100 2300 .50* 850 .18 SBR 0 0 260 70 EBL 1 1700 130 .06 400 .24* EBT 2 3400 410 .19* 290 .09 SBR 0 0 220 30 WDL 1 1700 170 .10* 390 .23 WBT 2 3400 470 .14 660 .19* WBR 1 1700 20 .01 90 .05 Clearace Iaterul .05* 05* TOTAL CAPACITY DTILISATIUI .87 .93 TRAFFIC DATA SERVICES, INC. (714)541-2228 PEDESTRIAN COUNT WS ST : RED HILL AVE ENV ST: WALNUT AVE CITY: TUSTIN FILENAME: 03616PIA DATE: 3/15/06 DAY: WEDNESDAY Time CROSSED AT CORNER CROSSED MIDBLOCK Period Beginning N -LEG S -LEG E -LEG W=LEG N -LEG S -LEG E -LEG W -LEG TOTAL 6:00 AM :15 AM :30 AM :45 AM 7:00 AM :15 AM :30 AM :45 AM 8:00 AM :15 AM :30 AM :45 AM 9:00 AM :15 AM :30 AM :45 AM 10:00 AM :15 AM :30 AM :45 AM 11:00 AM :15 AM :30 AM :45 AM 12:00 PM :15 PM :30 PM :45 PM COMMENTS: 2 10 2 1 15 3 1 0 14 18 0 1 1 6 8 0 5 5 2 12 1 1 1 5 8 1 3 5 8 17 1 6 6 2 15 2 4 3 7 16 TRAFFIC DATA SERVICES, INC. (714) 541-2228 PEDESTRIAN COUNT WS ST: RED HILL AVE ENV ST: WALNUT AVE CITY: TUSTIN FILENAME: 03616P1 M DATE: 3/15/06 DAY: WEDNESDAY Time CROSSED AT CORNER CROSSED MIDBLOCK Period Beginning N -LEG S -LEG E -LEG W -LEG N -LEG S -LEG E -LEG W -LEG TOTAL 9:00 AM :15 AM :30 AM :45 AM 10:00 AM :15 AM :30 AM :45 AM 11:00 AM :15 AM :30 AM :45 AM 12:00 PM :15 PM :30 PM :45 PM 1:00 PM 1 5 3 17 26 :15 PM 1 3 0 5 9 :30 PM 2 4 1 11 18 :45 PM 2 4 0 2 8 2:00 PM 2 5 2 5 14 :15 PM 4 2 1 18 25 :30 PM 5 1 4 24 34 :45 PM 4 8 7 14 33 3:00 PM 7 3 8 10 28 :15 PM 3 8 6 4 21 :30 PM :45 PM COMMENTS: TRAFFIC DATA SERVICES, INC. (714) 541-2228 PEDESTRIAN COUNT N/S ST : RED HILL AVE ENV ST: WALNUT AVE CITY: TUSTIN FILENAME: 03616P1 P DATE: 3/15/06 DAY: WEDNESDAY Time CROSSED AT CORNER CROSSED MIDBLOCK Period Beginning N -LEG S -LEG E -LEG W -LEG N -LEG S -LEG E -LEG W -LEG TOTAL 12:00 PM :15 PM :30 PM :45 PM 1:00 PM :15 PM :30 PM :45 PM 2:00 PM :15 PM :30 PM :45 PM 3:00 PM :15 PM :30 PM :45 PM 4:00 PM :15 PM :30 PM :45 PM 5:00 PM :15 PM :30 PM :45 PM 6:00 PM :15 PM :30 PM :45 PM COMMENTS: 4 10 9 14 37 9 4 2 13 28 5 4 4 6 19 4 4 8 2 18 1 7 13 6 27 3 0 1 5 9 3 3 2 9 17 2 1 3 3 9 Appendix B Intersection Level of Service Worksheets Katz, Okitsu & Associates City of Tustin Trar Engineers and Transportation Prannns Red Hill/Walnut Residential Project Trak Study � j E, \. .., ! � {. �• gs e, gig, [ \ §M : aQ gu \ � , f : ( � {. �• gs e, � ):)i•.;u �i!| t2tr EQ(§.8 EQ(§.8 �!! - .� \ , / /! --. --. ! � � ( \ \§{� ).� \\A \ \i \ \} ) J : � \\ \\ J§ } )! M j � !;� �• !` ` ` ,.. ,,, ! \ \ \ \ \� \� \ � \ ' . . 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Us C' - O >O.rV rr.i igg0' Y q�'ONN 0 b I a N N. q O O 0- N> •v' •4E✓ 'Ei L M A ?� D O 4 4 3 +✓1 U Y U U O i. y D D V Dm.l 4i o.+.�+ro� .rCyE'+ MaEav •O qq+(Y voo• ✓ iY�d>'CNC� O��Dm.✓iNddVdY Y'~�dwYOti�iNCNiNNMNdd.O �~OSA d' �H•%•dO�O+a �OgMCD�v 5F yrv000GLL{dd�0 ' ' • •4.4£iUO.]�>mGN4 X00 7nw cU•p.UUdiUFi £>i.l V.]£mmmm44 2 Appendix C Intersection Level of Service Concepts Katz, Okitsu & Associates City of Tustin Traffic Engineers and Transportation Planners Red Hill /Walnut Residential Project Traffic Study THRESHOLDS OF SIGNIFICANCE A project will normally have a significant adverse impact on traffic and circulation if it results in any of the following conditions: • An increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., results in a substantial increase in either the number of the vehicle trips, the volume to capacity ratio on roads, or congestion at intersections); or, An increase in the level of service standard established by the Orange County Transportation Authority for designated roads or highways. An increase in the number of the peak hour trips over and above a residential project in conformance with the General Plan land use designation. To understand how well a roadway or intersection is handling traffic, several concepts have been devised. The first is a qualitative measure, referred to as Level of Service, which evaluates a roadway's operation based on observations. A LOS "A" is an optimal traffic condition, while a LOS "F" represents service congestion. A second, more quantitative measure, referred to as Volume to Capacity Ratio (V/C), is the ratio of an intersection's or roadway's traffic volumes to its design capacity. The relationship between the LOS and V/C Ratio are summarized below in Table C-1. TABLE C-1 DEFINITIONS OF LEVEL OF SERVICE Level ofservice Definitions LOS ICU Range (V/C Ratio) Description A Less than 0.60 Free flowing traffic conditions, no congestion. B 0.60 to less than 0.70 Generally free from congestion. All vehicles may clear signal in a single cycle. C 0.70 to less than 0.80 Lght congestion with occasional back-ups at critical approaches. D 0.80 to less than 0.90 Congestion at critical approaches. E 0.90 to less than 1.0 Moderate to severe congestion during peak period. F 1.00 or greater Severe congestion. Source: Blodgett/Baylosis Associates, 2000 Okitsu & Associates City of Tustin ginanand nans"nwiv. Planners Red Hill /Walnut Residential Project Traffic Study Level of Service A B C D E F DEFINITIONS OF LEVEL OF SERVICE FOR SIGNALIZED INTERSECTIONS LEVEL OF SERVICE DEFINITIONS FOR SIGNALIZED INTERSECTIONS (Source: City of Los Angeles Traffic Studies Policies and Procedures, November 1993) Volume/Capacity Ratio Definition 0.000 - 0.600 EXCELLENT. No vehicle waits longer than one Red light and no approach phase is fully used. 0.601- 0.700 VERY GOOD. An occasional approach phase is fully utilized; many drivers begin to feel somewhat restricted within groups of vehicles. 0.701— 0.800 GOOD. Occasionally, drivers may have to wait through more than one red light; backups may develop behind turning vehicles. 0.801 — 0.900 FAIR. Delays may be substantial during portions of the rush hours, but enough lower volume periods occur to permit clearing of developing lines, preventing excessive backups. 0.901-1.00 POOR. Represents the most vehicles that intersection approaches can accommodate; may be long lines of waiting vehicles through several signal cycles. Greater than 1.000 FAILURE. Backups from nearby intersections or on cross streets may restrict or prevent movement of vehicles out of the intersection approaches. Tremendous delays with continuously increasing queue lengths. Katz, Okitsu & Associates City of Tustin Tra((io Enginars and Transportation Planners Red Hill/Walnut Residential Project Trak Study Appendix D Project Site Plan Utatsu & Associates City of Tustin gineers and Transportation Planners Red Hill/Walnut Residential Project Traffic Study r S I � i z I a w CIO I IW I> z 1= U I� w m i CIO 41 m . 1 ar FeCl —_— --------- 3nN3AV D)NIVM \ � o I �.r ¢.... �.. � � sag,_y-veto soovsrrz�'�rov „+e�w�vnh.m-mawnru etssvW �o i 3nN3AV inNlVM LM h O � O O H s 'z O U v x U O U m U O � r -r ae ,^ o 4� z 3 �!�'WV 29�LE�b0900Lf IRI a.... Exhibit 3 Shade and Shadow Study E, Ti P.) IN m 2,E:1 i 7 7 FIN Ll IN ❑ El CIO O re - ri 0 0 c. N 0! d E V Qj3 O m t Thy W 0 CL 0 CL A h h d 0 x 0 x ATTACHMENT E Resolution No. 4054 and Exhibit A (Design Review 06-011 Conditions of Approval) RESOLUTION NO. 4054 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING DESIGN REVIEW 06-011 AUTHORIZING THE DEVELOPMENT OF A 75 -UNIT CONDOMINIUM PROJECT ON A 4 -ACRE SITE LOCATED AT 14421 TO 14471 RED HILL AVENUE (NORTHWEST CORNER OF WALNUT AND RED HILL AVE.) The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application for Design Review 06-011 was submitted by Sun -Cal Red Hill LLC requesting authorization to demolish 57 apartment units and construct a 75 -unit condominium project located at 14421 to 14471 Red Hill Avenue (APN 432-111-03 and 432-111-04); B. That a public hearing was duly called, noticed, and held for said application on March 13, 2007, by the Planning Commission; C. That the site is located General Plan land use Residential zoning district; in the High Density Residential (HDR) designation and Multiple Family (R-3) D. That, as conditioned, the proposed subdivision and development will be in conformance with the Tustin Area General Plan, zoning regulations, State Subdivision Map Act, and the City's Subdivision Code; E. Pursuant to the MCAS Tustin Specific Plan and Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. Resolution 4054 DR 06-011 Page 2 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and appearance of equipment located outside an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Proposed signage. 14. Development Guidelines and criteria as adopted by the City Council. F. The project requires a 10 foot wide dedication in fee along Walnut Avenue, which will remain open until future street widening is implemented. The buildings along Walnut Avenue are designed with balconies that provide protection over the front entries, offer a usable exterior open space for the residents, and create a variety of architectural features along the street rights-of-way. It was determined that provisions of Tustin City Code Section 9271 Q) can be applied to the balconies allowing them to encroach a maximum of three feet into the required front yard setback along Walnut Avenue which results in a 22 foot setback from the current right-of- way and 12 feet from the future right-of-way without compromising the setback requirements from other structures. In addition, sound attenuation is provided to make the balconies a usable outdoor space for the residents. G. The project includes dedication in fee along a portion of Red Hill Avenue and Walnut Avenue to revise ownership of an existing street with 33 foot wide highway easement as depicted on Tentative Tract Map 17080. H. That the applicant has requested approval of Tentative Tract Map 17080 in conjunction with the application for Design Review 06-011, and findings and conditions of approval related to site design, street design, open space and park site design, dedication of necessary rights-of-way, and provision of necessary infrastructure improvements have been included in Resolution No. 4055 recommending City Council approval of Tentative Tract Map 17080. That a Mitigated Negative Declaration was adopted by Resolution No. 4053 for the proposed development. Resolution 4054 DR 06-011 Page 3 II. The Planning Commission hereby approves Design Review 06-011 for development of a 75 -unit condominium project on a 4 -acre site located at 14421 to 14471 Red Hill Avenue, subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 13th day of March, 2007. BRETT FLOYD Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4054 duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13th day of March, 2007. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A DESIGN REVIEW 06-011 RESOLUTION NO. 4054 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall conform with the Tustin City Code and Tustin Design Guidelines and standards and be consistent with submitted plans for the project date stamped March 13, 2007, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are consistent with the provisions of the Tustin City Code and other applicable codes. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Resolution No. 4054 shall become null and void in the event that Resolution No. 4055 approving Tentative Tract Map 17080 is not approved by the City Council. (1) 1.4 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within 24 months. All time extensions may be considered if a written request is within thirty (30) days prior to expiration date. (1) 1.5 The development of the project described in Design Review 06-011 shall be designed and constructed in accordance with Tentative Tract Map 17080 application as approved by Resolution Nos. 4053 and 4055 which are incorporated herein by reference. (1) 1.6 Approval of Design Review 06-011 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk -Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Resolution 4054 DR 06-011 Page 2 (1) 1.7 As a condition of approval of Design Review 06-011, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. GRADING PLAN SUBMITTAL (1) 2.1 Prior to issuance of a grading permit all requirements related to private infrastructure contained within Resolution No. 4055 shall be met. (1) 2.2 Four (4) sets of final grading plans, including a site plan, and consistent with the landscaping plans, as prepared by a registered civil engineer, shall be submitted and shall include the following: A. Technical details and plans for all utility installations including telephone, gas, water, and electricity. B. Three (3) copies of a precise soils report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on-site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. C. Information demonstrating that all site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties. D. Information demonstrating that drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the City of Tustin's "Construction Standards for Private Streets, Storm Drain and On -Site Private Improvements," revised April 1989. E. Two (2) copies of a hydrology report. F. Information demonstrating that vehicle parking, primary entrance to the building, primary paths of travel, sanitary Resolution 4054 DR 06-011 Page 3 facilities, drinking fountain, and public telephones for the recreation building shall be accessible to persons with disabilities. G. Building and landscape setback dimensions and dimensions for all drive aisles, back up areas, each covered parking stall, and open parking stalls. H. Details indicating that a maximum streetlight spacing of 200 feet staggered from side to side along the street shall be used for on-site street lighting (per City standards for local private residential streets) and placement of streetlights in relation to the intersection locations and other driver decision points for safe pedestrian access through the site. (1) 2.3 The engineer of record must submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. (1) 2.4 The engineer of record must submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit. (1) 2.5 Prior to issuance of a grading permit, the applicant shall be required to provide a performance bond to assure grading work is completed in accordance with approved plans. The engineer's estimated cost shall be submitted to the Building Official for determination of the bond amount. (1) 2.6 A note shall be provided on the final plans indicating that a six (6) foot high chain link fence shall be installed around the site prior to grading. A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. BUILDING PLAN SUBMITTAL (3) 3.1 At the time of building permit application, the plans shall comply with the 2001 California Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 California Plumbing Codes (CPC), 2001 California Electrical Code (CEC), California Title 24 Accessibility Regulations, Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations. It is expected that a new set of California Codes will take effect on January 1, 2008. Please note that the current conditions are based on current codes that maybe subject to change with adoption of new codes. Resolution 4054 DR 06-011 Page 4 (3) 3.2 Building plan check submittal shall include the following: • Four (4) sets of construction plans, including drawings for mechanical, plumbing, and electrical. • Two copies of structural calculations. • Two copies of Title 24 energy calculations. • The location of any utility vents or other equipment shall be provided on the roof plan. • Details of all proposed lighting fixtures and a photometric study showing the location and anticipated pattern of light distribution of all proposed fixtures. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties, including the adjacent streets. Wall - mounted fixtures shall be directed at a 90 -degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) foot-candle of light coverage, in accordance with the City's Security Ordinance. • A note shall be provided on the plans that "All parking areas shall be illuminated with a minimum of one (1) foot-candle of light, and lighting shall not produce light, glare, or have a negative impact on adjacent properties." • Noise attenuation features as required by Condition 11.1 of this Resolution. • Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. (1) 3.3 Sufficiently sized concrete pad in front of mailbox structures shall be provided to allow mail carrier to place mail and homeowner to retrieve mail without standing in the street or landscape area. (3) 3.4 Submitted plans shall comply with 2001 California Building Code Chapter 3, Chapter 5, and minimum egress requirements in Table 10A or the latest adopted codes at the time of plan check submittal. (3) 3.5 Area of third floors exceeding 550 sq. ft. shall have at least two means of egress per CBC Section 1007.7.1 and as modified by the City of Tustin Building Division Policy #C6. (3) 3.6 All buildings shall be within maximum allowable floor area per Table 5-B of the 2001 CBC or the latest adopted codes at the time of plan check submittal. (3) 3.7 Escape or rescue windows shall be provided in all sleeping rooms, in accordance with the 2001 California Building Code (Section 310.4). Resolution 4054 DR 06-011 Page 5 (1) 3.8 The clear and unobstructed interior garage dimensions for each parking space shall be a minimum of 10 feet in width and 20 feet in length and shall be shown on the plans. (1) 3.9 No structures shall be permitted to be developed over active pipelines, abandoned lines, or utility easements, except where approved by the City Engineer and/or Building Official. The SCE easements shall be quitclaimed prior to issuance of any grading permit. (1) 3.10 Prior to issuance of a demolition, precise/rough grading, and/or building permit with valuation of $50,000 or greater, the applicant shall submit for approval by the City of Tustin, Construction & Demolition (C&D) debris collection, disposal, and diversion information on the City -prescribed forms. At least 50 percent of the construction debris shall be diverted from landfill to the recycling plants. A security deposit in the amount of $50 per ton (not to exceed $5,000 per project) for a C&D security deposit will be collected prior to issuance the permit. Prior to final inspection, the applicant shall submit to the City of Tustin documents (i.e. receipt from vendor) showing actual weight or volume of each material of C&D diverted to the recycling center. For any questions or concerns, please contact Joe Meyers at (714) 573-3173. (1) 3.11 The applicant shall comply with all City policies regarding short- term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. PUBLIC WORKS DEPARTMENT (1) 4.1 A 24" x 36" street improvement plan, prepared by a California Registered Civil Engineer, shall be required for all construction within the public right-of-way, including the Project entrance on Red Hill Avenue. (1) 4.2 A 24" x 36" reproducible construction area traffic control plan, prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation, shall be required for work within the public right-of-way. (1) 4.3 Preparation and submittal of a final grading plan showing all pertinent elevations as they pertain to the public right-of-way along with delineating the following information: Resolution 4054 DR 06-011 Page 6 1. Final street elevations at key locations. 2. Final pad/finished floor elevations and key elevations for all site grading. All pad elevations shall be a minimum of 1.0 foot above base flood elevation as defined by FEMA. 3. All flood hazards of record. (1) 4.4 Adequate horizontal and vertical intersection sight line shall be provided. In general a 25' x 25' limited use area triangle provides adequate sight at typical driveways. Additional sight evaluation, however, could be required to satisfy City of Tustin Standard Drawings and Design Standards for Public Works Construction No. 510 for all affected streets. The sight lines would be shown on the grading plan and landscape plan. If detailed analyses are requested, all landscaping within the limited use area would need to comply with City of Tustin Standard Drawings and Design Standards for Public Works Construction No. 510. (1) 4.5 Existing sewer, domestic water, reclaimed water, and storm drain service laterals shall be utilized whenever possible. (1) 4.6 Any damage done to existing street improvements and utilities shall be repaired before issuance of a Certificate of Occupancy for the development. (1) 4.7 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 4.8 Applicant shall provide and maintain the landscaping within the new 10 foot right-of-way dedications in fee on Red Hill Avenue and Walnut Avenue. No new trees shall be planted along Red Hill Avenue. Lawn, shrubs, and ground covers are acceptable. (1) 4.9 With the exception of the 66 KV power lines and other aerial utility lines sharing the poles on Walnut Avenue, the applicant shall provide for the undergrounding of all existing and proposed utility distribution facilities within the public right-of-way adjacent to the project as well as within the project, unless exempt per the Development Code. The applicant shall be responsible for the associated costs and arrangement with each public utility. (1) 4.10 Parking shall be restricted along the project frontage on both Red Hill Avenue and Walnut Avenue. (1) 4.11 The left turn from the project site onto Red Hill Avenue may be prohibited in the future if determined necessary by the City's Traffic Engineer. Resolution 4054 DR 06-011 Page 7 (1) 4.12 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at the drive aprons and sidewalk. (1) 4.13 Prior to issuance of any Building Permit, the applicant shall provide written approval from the Orange County Sanitation District for sewer connections to the Tustin Public Works Department. (1) 4.14 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. (1) 4.15 Project Recycling Requirement — The City of Tustin is required to comply with the recycling requirements contained in the California Integrated Waste Management Act of 1989. To facilitate City compliance with this law, the Project Applicant is required to comply with Section 4327 of the Tustin City Code which details requirements for developing and implementing a Waste Management Plan. (1) 4.16 Multi -Family Recycling: a. Pursuant to City Code Section 9275, The Applicant, Property Owner, and/or tenant(s) are required to participate in the City's recycling program. b. Prior to issuance of a Grading Permit, a solid waste recycling plan shall be submitted and approved by the City of Tustin Public Works Department. The plan shall contain the following information: i. The total quantity (lbs. or tons) of waste material to be generated by the proposed development use(s). ii. The types of waste materials likely to be generated by the proposed use(s). iii. The proposed method of recycling, including material types and quantities. iv. Identify any outside recycling equipment or services, other than the City franchise hauler, proposed to service the development. v. Identify any special waste materials (cooking oils, hazardous materials, lumber, etc.) which require special handling. vi. Identify the types and number of collection receptacles to be utilized and the proposed frequency of collection. Resolution 4054 DR 06-011 Page 8 vii. Demonstrate that waste and recycling collection locations are clearly identified and are equally and readily accessible by property owners and tenants viii. Demonstrate that waste collection locations can be readily accessed by waste and recycling collection vehicles. (1) 4.17 A complete hydrology study and hydraulic calculations shall be submitted to the City for review and approval. (1) 4.18 All sanitary sewer facilities shall be submitted as required by the local sewering agency. (1) 4.19 Water improvement plans shall be prepared and submitted for City's review. (1) 4.20 Water Improvement Plans shall be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and the distribution of fire hydrants will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. (1) 4.21 Hydraulic analysis of the proposed water system and ability to meet OCFA fire flow demands and requirements be performed and certified by the developer. (1) 4.22 Location of fire hydrants to be approved by the City of Tustin and the Orange County Fire Authority. (1) 4.23 The Developer is responsible for all costs related to the abandonment, at the water main, of all existing potable water and fire service connections. (1) 4.24 The Developer shall be responsible for all costs related to the installation of new potable and firewater services. (1) 4.25 Approval from Water Services Division is required for permitting or construction of any new service connections, abandonment or relocation of existing services, or improvements that will affect the City's water facilities. (1) 4.26 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. Resolution 4054 DR 06-011 Page 9 (1) 4.27 Water system improvements to be designed in accordance with the requirements and standards of the City of Tustin Department of Public Works or the American Water Works Association (AWWA). (1) 4.28 Prior to issuance of Building Permit, the applicant shall provide fire protection access easements, water easements and dedicate them to the City. The easements shall be located within unobstructed areas and clear access shall be provided at all time. (1) 4.29 In addition to the normal full size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of surrey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required to be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 2004 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD -based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG' format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2004. Drawings created in AutoCAD Release 2004 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting the "as built' conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built' CADD files have been submitted. WATER QUALITY (1) 5.1 The applicant shall comply with the following conditions pertaining to the requirement for a Water Quality Management Plan: A. Prior to issuance of any permit, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on-site to control predictable pollutant run-off. This WQMP shall identify the structural and non-structural measures specified detailing implementation of BMPs whenever they are applicable to the project; the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance Resolution 4054 DR 06-011 Page 10 association, lessee, etc.); and, reference to the location(s) of structural BMPs. B. Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $5,000.00 for the estimated cost of review of the WQMP to the Building Division. The actual costs shall be deducted from the deposit, and the applicant shall be responsible for any additional review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. C. Prior to issuance of any permits, the property owner shall record a Notice of Water Quality Management Plan (WQMP) with the County Clerk Recorder on a form provided by the Community Development Department to inform future property owners of the requirement to implement the approved WQMP. D. The Community Development and Public Works Departments shall determine whether any change in use requires an amendment to an approved Water Quality Management Plan. (1) 5.2 Prior to issuance of grading permits, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. Evidence that the NOI has been obtained shall be submitted to the Building Official. In addition, the applicant shall include notes on the grading plans indicating that the project will be implemented in compliance with the Statewide Permit for General Construction Activities. (1) 5.3 The following requirements shall be defined on permit plan cover sheets as either general or special notes and the project shall be implemented in accordance with the notes: A. Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. B. Discharges of material other than stormwater are allowed only when necessary for performance and completion of construction practices and where they do not cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution, contamination, or nuisance; Resolution 4054 DR 06-011 Page 11 or, contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. C. Potential pollutants include, but are not limited to, solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes, pesticides, herbicides, wood preservatives, and solvents; asbestos fibers, paint flake or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water, concrete, detergent or floatable wastes; wastes from any engine equipment steam cleaning or chemical degreasing; and chlorinated potable water line flushing. During construction, disposal of such materials shall occur in a specified and controlled temporary area on-site, physically separated from potential storm water run-off, with ultimate disposal in accordance with local, State, and Federal requirements. D. Dewatering of contaminated groundwater or discharging contaminated soils via surface erosion is prohibited. Dewatering of non -contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from the California State Regional Water Quality Control Board. MODEL HOME PLAN AND CONSTRUCTION PHASING (1) 6.1 A site plan, street improvement plan including a public parking area, landscape plans, lighting plans and striping plan for the model home complex shall be submitted for review and approval of the Community Development Department, in accordance with the phasing requirements for the project contained within Resolution 4054. All required improvements for streets, landscaping, ADA compliance, emergency access, security lighting, etc. shall be installed prior to final inspection for the model homes and the sales office. (1) 6.2 The recreation area (pool/spa, pool buildings, etc.), all perimeter block walls including a new 6' 8" block wall along the westerly and northerly property lines, landscaping, and infrastructure shall be installed with the first phase of development. (1) 6.3 Temporary construction fencing shall be permitted to encroach into required travelways of private streets or drives once constructed and shall be removed prior to issuance of Certificate of Occupancy for the model homes. (1) 6.4 The developer shall close and convert the model homes to occupancy within 90 days from the last home sale of the same style Resolution 4054 DR 06-011 Page 12 home. Prior to issuance of building permits for the model homes, the developer shall submit a bond to ensure the conversion. ARCHITECTURE (4) 7.1 Window trims, surrounds, and mullions shall be provided on all elevations consistent with the architectural treatment and of the buildings subject to final approval of the Community Development Department. (4) 7.2 All exterior colors and textures shall be submitted to review and approval of the Community Development Department and final inspection. Colors, materials, and textures shall be coordinated with the architectural styles and noted in construction plans. (4) 7.3 All mechanical and electrical fixtures and equipment shall be adequately and decoratively screened. The screen shall be included as an element of the overall design of the project and blend with architectural design of the building. All telephone and electrical boxes shall be identified on the construction plans. Electrical transformers shall be located toward the interior of the project to minimize visual impacts from Harvard Avenue and Moffett Avenue screened by adequate landscaping or other effective screening devices. (4) 7.4 All portions of the buildings shall be located 15 feet from the ultimate right-of-way along Walnut Avenue. The balconies along Walnut Avenue that enhance the streetscape and provide a usable open space for the residents can encroach a maximum of three feet into the required front yard setback. LANDSCAPING/HARDSCAPE (1) 8.1 Submit at plan check complete detailed landscaping and irrigation plans for all landscaping areas, including the model complex, consistent with adopted City of Tustin Landscaping requirements. The plans shall include the following: • Include a summary table identifying plan materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. ■ Show planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. Resolution 4054 DR 06-011 Page 13 ■ Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. ■ The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. • Add a note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. • Turf is unacceptable for grades over 25 percent. A combination of planting materials shall be used. On large areas, ground cover alone is not acceptable. ■ Shrubs shall be a minimum of five (5) gallon size and shall be placed a maximum of five (5) feet on center. • Ground cover shall be planted eight (8) to twelve (12) inches on center. ■ Fences, wall, and equipment areas shall be screened with walls, vines, and/or trees. • All plant materials shall be installed in a healthy vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. ■ Major points of entry to the project, private streets, and private drives and internal circulation shall receive specimen trees to create an identifying theme. ■ No additional trees shall be planted within the future right-of- way along Red Hill Avenue. The existing trees and landscaping shall be maintained or replaced if necessary until the road widening project is progress. • Any tree removed on the northerly property line shall be replaced with a minimum 36 -inch box tree to provide adequate screening. (4) 8.2 On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments. Interior wall/fences Resolution 4054 DR 06-011 Page 14 shall be made of durable materials subject to review and approval of the Community Development Department. USE RESTRICTIONS (4) 9.1 Parallel guest parking spaces, parking stalls, and driveway parking spaces shall be maintained as shown on the approved "Site Plan" and "Waste Management Plan." Any changes to the number, location, or size of parking spaces shall be reviewed and approved by the Director of Community Development. (1) 9.2 Trashcans shall be placed only in the locations identified on the approved "Waste Management Plan" up to twelve (12) hours prior to regularly scheduled trash collection and shall be removed within twelve (12) hours of trash collection. Adequate signs that post the Waste Management Plan and designated parking spaces shall be provided subject to final approval of the Community Development Department. (1) 9.3 No outdoor storage shall be permitted during grading or building stages, except as approved by the Tustin Community Development Director. (1) 9.4 During construction, permission from adjacent property owners shall be required for any work located on adjacent properties. (1) 9.5 Access to and from the site to Red Hill Avenue should be available with completion of the project. The left turn egress from the project site may be prohibited in the future if determined necessary by the City's Traffic Engineer. (1) 9.6 All on-site signs (i.e. stop signs, no parking signs) shall be designed with decorative posts complementary to the light posts throughout the site. ORANGE COUNTY FIRE AUTHORITY (5) 10.1 Prior to the issuance of any building permits, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the applicable water district and submitted to the Fire Chief for approval. (5) 10.2 Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in all structures to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Resolution 4054 DR 06-011 Page 15 Sprinkler Systems." Prior to the issuance of a certificate of occupancy, this system shall be operational in a manner meeting the approval of the Fire Chief. (5) 10.3 Prior to the issuance of any building permits, the applicant shall submit plans and obtain approval from the Fire Chief for fire lanes on required fire access roads less than 36 feet in width. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke and colors of the lettering and its contrasting background. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access Roadways and Fire Lane Requirements." Prior to the issuance of any certificate of occupancy, the fire lanes shall be installed in accordance with the approved fire master plan. The CC&R'S's or other approved documents shall contain a fire lane map, provisions prohibiting parking in the fire lanes and a method of enforcement. (5) 10.4 Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. (5) 10.5 Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." This system shall be operational prior to the issuance of a certificate of occupancy. (5) 10.6 Prior to the issuance of any building permits, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. Prior to the issuance of a building permit, the applicant shall submit evidence of the on-site fire hydrant system to the Fire Chief and indicate whether it is public or private. If the system is private, it shall be reviewed and approved by the Fire Chief prior to building permit issuance, and the applicant shall make provisions for the repair and maintenance of the system in a manner meeting the approval of the Fire Chief. Please contact the OCFA at (714) 573- 6100 or visit the OCFA website for a copy of the "Guidelines for Private Fire Hydrant &/or Sprinkler Underground Piping." Resolution 4054 DR 06-011 Page 16 Prior to the issuance of any certificate of occupancy, all fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street as approved by the Fire Chief, and must be maintained in good condition by the property owner. Please contact the OCFA at (714) 573-6100 or visit the OCFA website for a copy of the "Guideline for Installation of Blue Dot Hydrant Markers." NOISE (') 11.1 The following mitigation shall be included in the plan check submittal to mitigate the noise impacts: • Roof ceiling construction shall be roofing on '/z inch plywood. Batt insulation shall be provided in joist spaces and the interior ceiling shall be finished with one layer of 5/8 inch gypsum board. • All exterior walls shall be 2 x 4 studs at 16 inches on center with batt insulation between studs. Exterior walls shall be plaster with 5/8 inch gypsum board on the interior. • All southeast and southwest facing windows and glass doors shall be glazed with STC 32 glazing with either '% inch laminated glass or dual pane assembly with '/z inch airspace. In either case, a test report must be provided at the time of installation to ensure compliance with the minimum requirements. The report shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. • All entry doors shall be 1 3/4 inch solid core door with weather stripping seals on the sides and top. No glazing shall be permitted for the entry doors. • Since meeting the minimum levels of interior noise standard would require closed windows and doors, the structures shall be equipped with ventilation or an air-conditioning system to provide a habitable interior environment. • Balconies six feet in depth along Walnut Avenue and the first units of the multiple unit complexes along Red Hill Avenue shall be designed with 42 inch high solid railings designed compatible with the proposed architecture. ENVIRONMENTAL (*) 12.1 If buried resources are found during grading within the project area, a qualified archaeologist would need to assess the site significance and perform the appropriate mitigation. The Native American viewpoint shall be considered during this process. This could include testing or data recovery. Native American consultation shall also be initiated during this process. Resolution 4054 OR 06-011 Page 17 POLICE DEPARTMENT (*) 13.1 The pool access gates need to be equipped with a knox box for emergency access. (*) 13.2 Landscaping should be designed with surveillance opportunities for residents and police personnel in patrol vehicles. (*) 13.3 Security devices such as double locking deadbolts, strike plates, with 1 1/2 inch screws and pin locks on windows and sliders shall be installed minimizing the potential for criminals to access the units. FEES (1)(5) 14.1 Prior to issuance of any building permits, payment shall be made of all applicable fees, including but not limited to, the following. Payment shall be required based upon those rates in effect at the time of payment and are subject to change. a. Building plan check and permit fees to the Community Development Department based on the most current schedule at the time of permit issuance. b. Engineering plan check and permit fees to the Public Works Department based on the most current schedule at the time of plan check and permit issuance. C. Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule at the time of permit issuance. d. Major Thoroughfare and Bridge Fees to the Tustin Public Works Department based on the most current schedule at the time of building permit issuance. e. Transportation System Improvement Program (TSIP), Benefit Area 'B" fees in the amount of $3.31 per square foot of new or added gross square floor area of construction or improvements to the Community Development Department. f. Water and sewer connection fees to City of Tustin Water Services. g. New development tax is $350.00 per unit. h. School facilities fee in the amount as required by Tustin Unified School District. Resolution 4054 DR 06-011 Page 18 Applicable parkland in -lieu fees as required by Resolution No. 4054. (1) 14.2 Within forty-eight (48) hours of final approval of the project, the applicant shall deliver to the Community Development Department, a CASHIER'S CHECK payable to the County Clerk in the amount of $50.00 to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. ATTACHMENT F Resolution No. 4055 and Exhibit A (Tentative Tract Map Conditions of Approval) RESOLUTION NO. 4055 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING THAT THE CITY COUNCIL ADOPT MITIGATED NEGATIVE DECLARATION (MND) FOR TENTATIVE TRACT 17080 AND DESIGN REVIEW 06-011 AND APPROVE TENTATIVE TRACT MAP 17080 TO MERGE TWO EXISTING PARCELS CONTAINING 57 APARTMENT UNITS INTO ONE 4 -ACRE PARCEL FOR DEVELOPMENT OF A 75 UNIT CONDOMINIUM PROJECT LOCATED AT 14421 TO 14471 RED HILL AVENUE The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Tentative Tract Map 17080 was submitted by Sun -Cal Red Hill LLC requesting approval to merge two parcels into one 4 -acre parcel for development of a 75 -unit condominium complex on properties located at 14421 to 14471 Red Hill Avenue; B. That a public hearing was duly called, noticed, and held for said map on March 13, 2007, by the Planning Commission; C. That the proposed subdivision is in conformance with the Tustin General Plan land use designation of High Density Residential (HDR) and Multiple Family Residential (R-3) zoning district in that these designations provide for the development of residential condominium units; D. As conditioned, the map would be in conformance with the State Subdivision Map Act and Tustin City Code Section 9323 (Subdivision Code); E. That the Public Works Department has reviewed the tentative map and determined that it is technically correct; F. That the site is physically suitable for the proposed density and type of development; G. That the design of the subdivision or the types of improvements proposed are not likely to cause serious public health problems; H. The proposed subdivision is not located within a 100 -year flood plain according to the Federal Emergency Management Agency map for the area dated February 18, 2004; That development of the site will require the developer to dedicate in fee title property to the City of Tustin including a 10 -foot side dedication Resolution No. 4055 Tentative Tract Map 17080 March 13, 2007 Page 2 in fee along Red Hill Avenue and 10 -foot side dedication in fee along Walnut Avenue for future roadway widening. J. The project includes dedication in fee along a portion of Red Hill Avenue and Walnut Avenue to revise ownership of an existing street with 33 foot wide highway easement as depicted on Tentative Tract Map 17080. K. That the Building Official has considered and approved deviations to the Private Improvement Standard to allow turning radii of less than 25 feet for private drives accessing private garages; L. That the parcel map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife in their habitat; M. That a Notice of Intent to Adopt a Mitigated Negative Declaration (MND) was published and the Draft Negative Declaration and Initial Study were made available for a 20 -day public review and comment period from February 16, 2007, to March 7, 2007, in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; II. The Planning Commission hereby recommends that the City Council approve the Mitigated Negative Declaration and Tentative Tract Map 17080 to merge two existing parcels into one 4 -acre parcel for development of a 75 -unit condominium project located at 14421 to 14471 Red Hill Avenue, subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 13th day of March, 2007. BRETT FLOYD Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4055 Tentative Tract Map 17080 March 13, 2007 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4055 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13th day of March, 2007. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4055 TENTATIVE TRACT MAP 17080 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted improvement plans on file, and the Tentative Tract Map 17080, dated March 13, 2007, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are to be consistent with the provisions of the Tustin City Code and other applicable codes. (1) 1.2 Approval of Tentative Tract Map 17080 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk -Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval' form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.3 As a condition of approval of Tentative Tract Map 17080, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third -party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. (1) 1.4 Within twenty-four (24) months from tentative map approval, the subdivider shall record with appropriate agencies a final map prepared in accordance with subdivision requirements of the Tustin Municipal Code, the State Subdivision Map Act, and applicable conditions contained herein unless an extension is granted pursuant to Section 9323 of the Tustin Municipal Code. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODES (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4055 TTM 17080, DR 06-011 Page 2 (1) 1.5 The subdivider shall conform to all applicable requirements of the State Subdivision Map Act, the City's Subdivision Ordinance, and the City's zoning regulations. (1) 1.6 Prior to final map approval by the City Council, the subdivider shall execute a hold -harmless agreement and provide a Certificate of Insurance pursuant to Section 9325 of the Tustin City Code. (1) 1.7 Prior to final map approval, the subdivider shall submit: A. A current title report; and, B. A duplicate mylar of the Final Map, or 8'Y2 inch by 11 inch transparency of each map sheet prior to final map approval and "as built" grading, landscape, and improvement plans prior to Certificate of Acceptance. (') 1.8 Prior to recordation of the final map or issuance of the grading permit, the existing SCE easement shall be quitclaimed to the subdivider. PUBLIC WORKS DEPARTMENT (1) 2.1 Dedication in Fee Title of 10 feet additional street right-of-way along Red Hill Avenue and Walnut Avenue plus the appropriate corner cut-off shall be required for future street widening. (1) 2.2 Dedication in fee along a portion of Red Hill Avenue and Walnut Avenue to revise ownership of an existing street with 33 foot wide highway easement as depicted on Tentative Tract Map 17080. (1) 2.3 A statement shall be placed on the Final Map indicating that at the time Red Hill Avenue and/or Walnut Avenue is widened, a 10 foot temporary construction easement shall be granted to the City of Tustin beyond the public right-of-way to accommodate construction. Such temporary construction easement shall be granted at no cost to the City. The right of entry (temporary construction easement) shall terminate on the date that the notice of completion is recorded at the orange County Recorder's office. (1) 2.4 Prior to issuance of building permit or approval of final map, whichever occurs first, the applicant shall be required to enter into a Landscape Maintenance Agreement with the City of Tustin for parkway improvements with public right-of-way along Red Hill Avenue and Walnut Avenue. The applicant shall submit the Landscape Maintenance Agreement to the Public Works Department for review and approval. (1) 2.5 The subdivider shall satisfy grant in fee, dedication and/or reservation requirements as applicable, including but not limited to dedication of all Exhibit A Resolution No. 4055 TTM 17080, DR 06-011 Page 3 required street and flood control right-of-way easements, vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer and other agencies. (1) 2.6 Subdivider's execution of a subdivision and monumentation agreement and furnishing the improvement and monumentation bonds as required by the City Engineer prior to recordation of the final map. (1) 2.7 Preparation and recordation of a final subdivision map shall be required. (1) 2.8 Prior to approval of Final Map or issuance of any Building Permit, whichever occurs first, the applicant shall obtain a new address from the Engineering Division. (1) 2.9 In addition to the normal full size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required to be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 2004 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD -based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2004. Drawings created in AutoCAD Release 2004 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting the "as built" conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. COVENANTS. CONDITIONS, AND RESTRICTIONS (CC&Rs) (1) 3.1 All organizational documents for the project including any covenants, conditions, and restrictions (CC&Rs) shall be submitted to and approved by the Community Development Department and the City Attorney's Office. Costs for such review shall be borne by the subdivider. The approved CC&Rs shall be recorded with County Recorder's Office at the same time as recordation of the final map. A copy of the final documents shall be submitted to the Community Development Department after recordation. No dwelling unit in the development shall be sold or a Certificate of Occupancy issued, unless a homeowners association has been legally formed with the right to assess all these properties which are jointly owned or Exhibit A Resolution No. 4055 TTM 17080, DR 06-011 Page 4 benefited to operate and maintain all other mutually available features of the development including, but not limited to, open space, amenities, landscaping, slope maintenance/landscaping, private streets, and utilities. No dwelling unit shall be sold unless all approved and required open space, amenities, landscaping, or other improvements, or approved phases thereof, have been completed or completion is assured by a development agreement or financing guarantee method approved by the City. The CC&Rs shall include, but not be limited to, the following provisions: A. The City shall be included as a party to the CC&Rs for enforcement purposes of those CC&R provisions in which the City has interest as reflected in the following provisions. However, the City shall not be obligated to enforce the CC&Rs. B. The requirement that association bylaws be established. C. Provisions for effective establishment, operation, management, use, repair, and maintenance of all common areas and facilities including recreational buildings and amenities, landscaped areas and lots, walls and fences, private roadways (i.e., walks, sidewalks, trails), parkland facilities and bikeways, and open space areas. D. Membership in the homeowners association shall be inseparable from ownership in individual units. E. Architectural controls shall be provided and may include, but not be limited to, provisions regulating exterior finishes, roof materials, fences and walls, accessory structures such as patios, sunshades, trellises, gazebos, awnings, exterior mechanical equipment, television and radio antenna, consistent with the Tustin City Code and the MCAS Tustin Specific Plan. F. Maintenance standards shall be provided for applicable items listed in Section C above in CC&Rs. Examples of maintenance standards are shown below. 1. All common area landscaping and private areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, debris, and weeds. All trees and shrubs shall be trimmed so they do not impede vehicular or pedestrian traffic. Trees shall be pruned so they do not intrude into neighboring properties and shall be maintained so they do not have droppings or create other nuisances to neighboring properties. All trees shall also be root pruned to eliminate exposed surface roots and damage to sidewalks, driveways, and structures. Exhibit A Resolution No. 4055 TTM 17080, DR 06-011 Page 5 2. All private roadways, sidewalks, and open space areas shall be maintained so that they are safe for users. Significant pavement cracks, pavement distress, excessive slab settlement, abrupt vertical variations, and debris on travel ways should be removed or repaired promptly. 3. Common areas shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare. G. Homeowners association approval of exterior improvements requiring a building permit shall be obtained prior to requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the City and the CC&Rs. H. Private open space areas within the common area shall be illustrated on a "Private Open Space Exhibit' and shall be made part of the CC&Rs and shall specify those portions of the common open space area that are allocated for private use and public use and access rights in perpetuity. The CC&Rs shall include a separate 8'/z inch by 11 inch dimensioned site plan for each unit that is allocated private open space. The approved site plan showing the dedication areas and provisions for maintenance of these areas by the Homeowners Association. J The approved "Site/Parking Plan Exhibit' and "Waste Management Plan Exhibit' shall be made part of the CC&Rs and shall be enforced by the homeowners association. In addition to the exhibit, provisions regarding parking shall be included in the CC&Rs, including the following: 1. All units are required to maintain a two -car garage. 2. A minimum of 27 unassigned guest parking spaces shall be permanently maintained in locations shown on the "Site/Parking Exhibit." 3. Residents shall not store or park any non -motorized vehicles, trailers or motorized vehicles that exceed 7 feet high, 7 feet wide, and 19 feet long in any parking space, driveway, or private street area except for the purpose of loading, unloading, making deliveries or emergency repairs except that Exhibit A Resolution No. 4055 TTM 17080, DR 06-011 Page 6 the homeowners association may adopt rules and regulations to authorize exceptions. 4. Residents shall park vehicles in garage spaces. Storage of personal items may occur in the garages only to the extent that vehicles may still be parked within the required garage spaces. 5. The homeowners association shall be responsible for monitoring and enforcing all parking and traffic regulations on private streets. The proposed CC&Rs shall include provisions requiring the association to develop and adopt an enforcement program for parking and traffic regulations within the development which may include measures for fire access and enforcement by a private security company. K. Provisions for enforcing the "Waste Management Plan" to minimize backing into private streets. Residents are required to store their trash and recycling carts within the area designated within the garage. Prior to collection day, the residents need to move the carts to an area immediately outside their garage, where a Homeowner Association Employee will be in charge of relocating them to the designated parking stalls that are marked and designated accordingly. The carts shall be placed in the common drives no earlier than noon on the day before scheduled collections and removed within twelve (12) hours of collection. L. Maintenance of lettered and numbered Lots A and B containing dedication areas, common areas, streets, alleys, paseos, etc., shall be by the homeowners association. M. Television and radio antennas shall be installed in accordance with the requirements of the Tustin City Code. N. All utility services serving the site with the exception of the 66 KV power lines shall be installed and maintained underground. O. The homeowners association shall be required to file the names, addresses, and telephone numbers of at least one member of the homeowners association Board and, where applicable, a manager of the project before January 1st of each year with the City of Tustin Community Development Department for the purpose of contacting the association in the case of emergency or in those cases where the City has an interest in CC&R violations. P. The homeowners association shall be responsible for establishing and following procedures for providing access to public utilities for Exhibit A Resolution No. 4055 TTM 17080, DR 06-011 Page 7 maintenance of their facilities within the project area, subject to those agencies' approval. Q. No amendment to alter, modify, terminate, or change the homeowners association's obligation to maintain the common areas and the project perimeter wall or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, terminate, or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall, shall be permitted without the prior written approval of the City of Tustin Community Development Department. R. No delivery and or moving trucks larger than 40 feet shall be permitted on the private drives of the condominium projects with less than 25 foot radius turns. S. Balconies along Walnut Avenue shall be provided with a solid stucco barrier. The balconies shall be used for open space. Storage of any item visible from the public right-of-way with the exception of live potted plants is prohibited. T. Access to and from the site to Red Hill Avenue should be available with completion of the project. The left turn egress from the project site may be prohibited in the future if determined necessary by the City's Traffic Engineer. HOMEBUYER NOTIFICATION (1) 4.1 Prior to recordation of the final map, the subdivider shall submit to the Community Development Department for review and approval a homebuyer notification document that includes the notifications listed below. The notification document shall be signed by each homebuyer prior to final inspection and occupancy, and a copy of the signed notification shall be provided to the Community Development Department prior to final inspection and/or issuance of each Certificate of Occupancy. A. A notice for roadway noise from Red Hill Avenue and Walnut Avenue that may impact the subdivision. B. A notice, to be reviewed by the City of Tustin and the Tustin Unified School District, regarding the location of existing and proposed elementary, middle, and high schools which will serve the subdivision (text and map). C. A notice regarding units that are adjacent to aboveground utilities or structures (such as light standards and fire hydrants) identifying the type of structure and their locations. Exhibit A Resolution No. 4055 TTM 17080, DR 06-011 Page 8 D. A notice indicating that any use of a residence for a business shall be subject to the City's Home Occupation Ordinance and may require zoning clearance and a business license. E. A notice explaining the easements, facilities, amenities, and dedications that will be provided on lettered lots and indicating all on- site streets, alleys, paseos, and common areas are to be maintained by the homeowners association. F. A notice, to be approved by the City Attorney, indicating that neither the site, nor the project nor any part thereof any street or sidewalk, alleyway, or paseo thereon shall be privately gated, provided however that any swimming pool and/or spa facility within the common area and any indoor common area improvements, including any clubhouse and bathrooms, may be gated or locked and made available solely to residents of the project and their guests. G. A notice stating trash bins shall be placed in designated areas as shown on the approved "Waste Management Exhibit" no earlier than noon on the day before scheduled collections and removed within twelve (12) hours of collection. H. A notice indicating that surrounding properties may be developed in accordance with City ordinances in a manner which may partially or totally obstruct views from the owner's unit and that the City of Tustin makes no claim, warranty, or guarantee that views from any unit will be preserved as development of surrounding properties occurs. I. A notice explaining and providing a copy of a "Private Open Space Exhibit" and separate 8'/z inch by 11 inch dimensioned site plan for each unit that is allocated private open space within the common area. J. A notice explaining and providing a copy of the approved "Site/Parking Exhibit" and related CC&R provisions. K. A notice explaining the phasing of construction within the subdivision and that activity may be disruptive. L. The developer shall notify all homebuyers that future Assessment/Maintenance Districts may affect the property. M. Access to and from the site to Red Hill Avenue should be available with completion of the project. The left turn egress from the project site may be prohibited in the future if determined necessary by the City's Traffic Engineer. Exhibit A Resolution No. 4055 TTM 17080, DR 06-011 Page 9 N. A notice stating that on -street parking currently available along Red Hill Avenue and Walnut Avenue would be restricted in the near future and upon construction of the project. O. A notice about the location and upgrade of units that are required to be constructed with sound attenuation per submitted acoustical report. FEES (1) 5.1 Prior to issuance of the first building permit, the subdivider shall submit in - lieu parkland dedication fees in an amount and form as required by the Director of the Parks and Recreation Department. (1) 5.2 The applicant shall submit all fees required by the City and other agencies as identified in Resolution No. 4054. (1) 5.3 The applicant shall reimburse the City of Tustin for the actual cost incurred to the City by the City Attorney for review of the CC&Rs and homebuyer notification per City Council Resolution 06-85.