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Home My WebLink AboutPC RES 4053RESOLUTION 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. IF Id L 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 13`h day March, 2007. i icy r��t.: 'rim iy ELIZABETH A. BINSACK Planning Commission Secretary 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 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: Minoo Ashabi Title Associate Planner zDate ,7•S=d77- 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? H. 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? Cl Less Than ❑ Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact Cl ❑ ❑ ED ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ED ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ 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 A_ND 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 ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 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? ❑ ❑ ❑ ❑ ❑ ❑ ED ❑ ❑ ❑ ❑ ❑ ❑ ED ❑ ❑ ® ❑ ❑ Less Than ® ❑ Significant ❑ Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ❑ ED ❑ ❑ ❑ ❑ ❑ ❑ ED ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ l) 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 groundbome vibration or groundbome noise levels? ❑ ❑ ® ❑ ❑ Less Than ® Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ 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? ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Less Than ® ❑ ❑ Significant ® ❑ Potentially With Less Than ❑ Significant Mitigation Significant ❑ Impact Incorporation Impact No Impact', I ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ❑ ® ❑ I -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 ❑ ❑ ® ❑ ❑ ❑ ® ❑ ❑ ® ❑ ❑ Cl ❑ ❑ ❑ ❑ Cl ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ED ❑ ❑ ❑ 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:�WFNWaW Nil O6�a N11 to h—. -initial nudyh ❑ Less Than ❑ Significant ❑ Potentially With Less Than Significant Mitigation Significant Impact Incorporation Impact No Impact ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 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 corner 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)l5 Private Street Standards Tustin Security Ordinance Submitted Plans Field Inspection II. 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 Significant 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, g, 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, g, h, i, 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 al 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 al 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 %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 '/4 inch laminated glass or dual pane assembly with %z 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 11 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 Impact: 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 & e — No Impact: 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 S9Cdd\MINOO\Red Hill Condos\ND analysis.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 • Fax: 310-643-5364 • Email:DavyAssoc®aolcom JN2006-44B ACOUSTICAL ANALYSIS Redhill Avenue & Walnut Avenue Tustin, California f i•T:7 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. 3 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 inter or allowable noise levels are met by requiring that windows be unoper able or closed, the design for the structure must also specify a ventilation or air -c nditioning system to provide a habitable interior environment. The ventilat on system must not compromise the dwelling unit or guest room noise reducti n." 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. 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. Bruce A. Davy, P. I.N.C.E. Board Certified Davy & Associates, Inc. C: SITE MONITORING NOISE ANALYSIS JN2006-44B PROJECT: LOCATION: TEST DATE: START TIME: END TIME: EQUIPMENT USED: TEMPERATURE: RELATIVE HUMIDITY: WIND: LEQ: LMAX: LMIN: CNEL: LDN: 69.2 90.1 55.1 70.2 70.2 TUSTIN TOWNHOMES SOUTHEAST BUILDING LINE APRIL 6, 2006 al M11u LD 820 SLM 1/2" RANDOM INCIDENCE MIC WINDSCREEN B&K 4230 CALIBRATOR TRIPOD WIND SPEED INDICATOR MICRONTA THERMOMETER/HYGROMETER 66°f 60% 0-2 mph L90: 58.8 L50: 64.3 L25: 68.3 L8: 72.6 L2: 76.8 L1: 79.4 DAVY & ASSOCIATES, INC. Consultants in Acoustics SITE MONITORING NOISE ANALYSIS JN2006-44B PROJECT: TUSTIN TOWNHOMES LOCATION: SOUTHWEST BUILDING LINE TEST DATE: APRIL 6, 2006 START TIME: 400 P.M. END TIME: 5:00 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: 650f RELATIVE HUMIDITY: 60% WIND: 0-2 mph LEQ: 67.7 L90: 53.4 LMAX: 80.4 L50: 60.1 LMIN: 49.9 L25: 67.6 CNEL: 68.7 1-8: 73.0 LDN: 67.7 1-2: 76.5 L1: 77.8 DAVY & ASSOCIATES, INC. Consultants in Acoustics Exhibit 2 Traffic Analysis 1 1 1 1 Traffic Study for a Residential Project in the City of Tustin December 2006 RECEIVED DEC 18 2006 COMMUNITY DEVELOPMENT Prepared for: Southwind Realty Group, LLC Centerpoint 19722 MacArthur Boulevard, Suite 240 Irvine, CA 92612 Prepared by: \_,Katz, Okitsu & Associates Trafc Eng --,aid Thvupon um Poaa s 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 I 1711111. Seventeenth It December 15, 2006 Suite 102 Tustin, CA 92780-2142 James Magstadt 714.573.0317 Southwind Realty Group, LLC fax: 714.573-9534 Centerpoint 'koaoc@kaaokiau.com 19722 MacArthur Boulevard, Suite 240 w Aaaokitsu.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 i Bernardino '909.890.9693 Rock Miller, P.E. fax: 909.890.9694 Principal 1. INTRODUCTION.........................................................................................................................1 ' 2. PROJECT STUDY METHODOLOGY..........................................................................................4 STUDYTIMEFRAMES.................................................................................................................................4 ' PROJECT STUDY AREA..............................................................................................................................4 ANALYSISMETHODOLOGIES.....................................................................................................................4 INTERSECTION CAPACITY ANALYSIS........................................................................................................5 TRAFFICCOUNT DATA..............................................................................................................................5 FUTURETRAFFIC VOLUMES......................................................................................................................6 STANDARDSOF SIGNIFICANCE..................................................................................................................6 ' 3. EXISTING CONDITIONS.............................................................................................................7 EXISTINGCIRCULATION NETWORK..........................................................................................................7 PEAK HOUR INTERSECTION LEVEL OF SERVICE.......................................................................................7 PEDESTRIANTRAFFIC.............................................................................................................................. 11 4. FUTURE TRAFFIC CONDITIONS WITHOUT PROJECT .................................... FUTURETRAFFIC GRowTH.....................................................................................................................12 .................12 ' FUTURE INTERSECTION CONFIGURATION...............................................................................................12 PEAK HOUR INTERSECTION LEVEL OF SERVICE- FUTURE NEAR TERM................................................12 5. BUILDOUT TRAFFIC CONDITIONS WITHOUT PROJECT..................................................15 ' FUTURE TRAFFIC GRowTH.....................................................................................................................15 FUTURE INTERSECTION CONFIGURATION...............................................................................................15 ' PEAK HOUR INTERSECTION LEVEL OF SERVICE- BUE.DOUT................................................................. 6. PROJECT RELATED TRAFFIC...................................................................................................19 15 ' PROJECT TRIP 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 J L ' Katz, Okitsu & Associates City of Tustin Traffic Engineers and Transportation Planners Red Hill/Walnut Residential Project Trak Study 9 8. CIRCULATION AND ACCESS...................................................................................................33 ACCESS RoADs AND DRIvEWAYs...........................................................................................................33 PARKING DiSTRIBUTION.......................................................................................................................... 35 9. MITIGATION AND RECOMMENDATIONS...........................................................................36 10. CONCLUSIONS......................................................................................................................37 Katz, uxitsu ac Associates City of Tustin Trai/e Engineers and Transportation Planners ii Red Hill/Walnut Residential Project Trac Study 11 1 1 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 1 FIGURE 1 -PROJECT LOCATION..................................................................................................................... 2 TABLE 1 - LEVELS OF SERVICE FOR INTERSECTIONS..................................................................................... 1 FIGURE2 - PROPOSED SITE PLAN................................................................................................................... 3 11 FIGURE 3 - EXISTING INTERSECTION GEOMETRY.......................................................................................... 8 12 1 FIGURE 4 - EXISTING TRAFFIC VOLUMES, AM PEAK HOUR......................................................................... 9 1 TABLE 5 - TRIP GENERATION RATES........................................................................................................... FIGURE 5 - EXISTING TRAFFIC VOLUMES, PM PEAK HOUR........................................................................ 10 TABLE 6 - PROJECT TRAFFIC GENERATION.................................................................................................. FIGURE 6 - FUTURE TRAFFIC VOLUMES WITHOUT PROJECT, AM PEAK HOUR .......................................... 13 1 FIGURE 7 - FUTURE TRAFFIC VOLUMES WITHOUT PROJECT, PM PEAK HOUR ........................................... 14 TABLE 8 - PEAK HOUR INTERSECTION CONDITIONS, BUILDOUT WITH PROJECT ....................................... FIGURE 8 — BUILDOUT INTERSECTION GEOMETRY...................................................................................... 16 1 FIGURE 9 - BUILDOUT TRAFFIC VOLUMES WITHOUT PROJECT, AM PEAK HOUR ..................................... FIGURE 10 - BUILDOUT TRAFFIC VOLUMES WITHOUT PROJECT, PM PEAK HOUR ..................................... 17 18 TABLE 10 - LEVEL OF SERVICE ANALYSIS /DETERMINATION OF IMPACTS, BUILDOUT CONDITIONS......... TABLE 11 — CITY PARKING CODE REQUIREMENTS FOR THE PROPOSED PROJECT ...................................... FIGURE 11 — PROJECT TRIP DISTRIBUTION.................................................................................................. 20 1 FIGURE 12 — PROJECT TRIPS, AM PEAK HOUR............................................................................................ 22 23 FIGURE 13 — PROJECT TRIPS, PM PEAK HOUR............................................................................................ FIGURE 14 - FUTURE TRAFFIC VOLUMES WITH PROJECT, AM PEAK HOUR ............................................... 26 1 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 1 TABLE 1 - LEVELS OF SERVICE FOR INTERSECTIONS..................................................................................... 5 1 TABLE 2 - PEAK HOUR INTERSECTION CONDITIONS, EXISTING CONDITIONS ............................................. 11 TABLE 3 - PEAK HOUR INTERSECTION CONDITIONS, FUTURE WITHOUT PROJECT ..................................... 12 TABLE 4 - PEAK HOUR INTERSECTION CONDITIONS, BUILDOUT WITHOUT PROJECT ................................. 15 1 TABLE 5 - TRIP GENERATION RATES........................................................................................................... 21 TABLE 6 - PROJECT TRAFFIC GENERATION.................................................................................................. 21 TABLE 7 - PEAK HOUR INTERSECTION CONDITIONS, FUTURE WITH PROJECT ........................................... 25 1 TABLE 8 - PEAK HOUR INTERSECTION CONDITIONS, BUILDOUT WITH PROJECT ....................................... 28 TABLE 9 - LEVEL OF SERVICE ANALYSIS /DETERMINATION OF IMPACTS, FUTURE CONDITIONS ............... 31 1 TABLE 10 - LEVEL OF SERVICE ANALYSIS /DETERMINATION OF IMPACTS, BUILDOUT CONDITIONS......... TABLE 11 — CITY PARKING CODE REQUIREMENTS FOR THE PROPOSED PROJECT ...................................... 32 35 1 1 Appendix A — Existing Traffic Counts Appendix B — Intersection Level of Service Worksheets 1 Appendix C — Intersection Level of Service Concepts Appendix D — Project Site Plan 1 Katz, Okitsu & Associates City of Tustin Traffic Engineers and Transportation planner 1 iii Red Flil1/Walnut Residential Project Trak Study r., ' 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 I 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, Okitsu & Associates City of 1 ustin Tra(tk Engineers and Transyanadan Planners 1 Red Hill/Walnut Residential Project Trak Study ■ Project Location 0 Study Intersection N iSchool — Major Street — Minor Street tH Railroad Not to Scale Katz, Okitsu & Associates City of Tustin Figure 1 Red Hill / Walnut Residential Project TIS Vicinity Map Planning and Engineering ISI 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 J 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. Katz, Okitsu &Associates Tralj¢ Engineers and Transponation Planners City of Tustin 4 Red Hill/Walnut Residential Project Traffic Study t I [1 1 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 Trails Engineers and TransNnalm Planners 5 Red Hill/Walnut Residential Project Traffic Study L 1 I IJ 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 1 ustin Trait Engineers and Transportation Planus 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'/, mile south of the project site and '/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 V2 mile to the north and the SR - 55 Freeway approximately 3/4 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 Okitsu & Associates City of Tustin ginmrs and Transportation Planners 7 Red Hill/Walnut Residential Project Trak Study ■ Project Location • Study Intersection iSchool Major Street Minor Street Railroad Signalized Intersection Lane Geometry AuerKatz, Okitsu & Associat Planning and Engineering City of Tustin Red Hill / Walnut Residential Project TIS N Not to Scale Figure 3 F)dsting Geometries ■ Project Location • Study Intersection ■ School Major Street — Minor Street — Railroad +F Turning Movement Volume Katz, Okitsu & Associatescity of Tustin Planning and Engineering Red Hill / Walnut Residential Project TIS N Not to Scale Figure 4 Usting Traffic Volumes, AM Peak Hour . Project Location • Study Intersection ischool N Major Street Minor Street -+—F Railroad X Turning Movement Volume Not to Seale IrKatz, Okitsu & Associates City of Tustin Figure 5 Planning and Engineering I Red Hill / Walnut Residential Project TIS Existing Traffic Volumes, PM Peak Hour I I I I F 1 I 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 Intersection AM Peak Hour PM Peak Hour Volume/ Level Of Volume/ Level Of Capacity Service Capacity Service Red Hill Avenue & Walnut Avenue .804 D .684 B Pedestrian Trac 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 ginars and Transponailon Planners 11 Red Hill/Walnut Residential Project Trak 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 FELT 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 Volume/ Level Of Volume/ Level Of Capacity Service Capacity Service Red Hill Avenue & Walnut Avenue .678 B .648 B Katz, Okitsu & Associates City of Tustin Traffic Engineers and Transportation P/annus 12 Red Hill/Walnut Residential Project Trak Study 'J 11 I U I 1 Katz, Okiltsu & Associates Cily of Tustin Planning and Engineering Red Hill / Walnut Residential Project TIS N Not to Scale Figure 6 Future Traffic Volumes Without Project, AM Project Location • Study Intersection iSchool — Major Street — Minor Street Railroad Turning Movement Volume Katz, Okiltsu & Associates Cily of Tustin Planning and Engineering Red Hill / Walnut Residential Project TIS N Not to Scale Figure 6 Future Traffic Volumes Without Project, AM ■ Project Location • Study Intersection i School Major Street Minor Street ++ Railroad Turning Movement Volume Katz, Okitsu & AssociNor ates Planning and Engineering City of Tustin Red Hill / Walnut Residential Project TIS N Not to Scale Figure 7 Future Traffic Volumes Without Project, PNI 1 L I U 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 t(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 t 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 Con figuration 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 -tum 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 Intersection AM Peak Hour I PM Peak Hour Okitsu & Associates City of Tustin ginars and Transprnalioa Planners 45 Red Hill/Walnut Residential Project Traffic Study Level Of Volume/ Level iVolume/ I Service I Capacity I 10fCapacity Servi Red Hill Avenue & Walnut Avenue .959 E 1.030 1 F Okitsu & Associates City of Tustin ginars and Transprnalioa Planners 45 Red Hill/Walnut Residential Project Traffic Study City of Tustin Red Hill / Walnut Residential Project TIS N Not to Scale Figure 8 Buildout Geometries I� UCUa Imu ■ Project Location • Study Intersection iSchool Major Street — Minor Street �— Railroad Signalized Intersection J6 Stop Sign 1 Lane Geometry ErKatz, Okitsu & Associal Planning and Engineering City of Tustin Red Hill / Walnut Residential Project TIS N Not to Scale Figure 8 Buildout Geometries I� I 1 11 U 0 Project Location • Study Intersection iSchool — Major Street — Minor Street +-I- Railroad Turning Movement Volume Katz, Okitsu & Associates City of Tustin Planning and Engineering Red Hill / Walnut Residential Project TIS N Not to Scale Figure 9 Buildout Traffic Volumes Without Project, AM 1 1 1 1 ■ Project Location • Study Intersection jSchool Major Street Minor Street �H Railroad Turning Movement Volume Katz, Okitsu & Associates Planning and Engineering City of Tustin Red Hill / Walnut Residential Project TIS N Not to Seale Figure 10 Buildout Traffic Volumes Without Project, PM L 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, Th 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. 1^ 1 1 Okitsu & Associates City of Tustin ;mars and Transpanaeiva Rama 19 Red Hill/Walnut Residential Project Traffic Study ■ Project Location 0 Study Intersection N iSchool Major Street Minor Street Railroad Not to Scale Katz, Okitsu & Associates City of Tustin Figure 11 Planning and Engineering Red Hill / Walnut Residential Project TIS Project Trip Distribution Project Related Traffic Table 5 Trip Generation Rates Land Use Units Daily AM Peak Hour PM Peak Hour Total In Out Total In Out Low -Rise Apartments ITE Code 221 DU 6.59 0.46 0.10 0.36 0.58 0.38 0.20 Single -Family Detached Housing' DU 9.57 0.75 0.19 0.56 1.01 0.64 0.37 ITE Code 210 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 Land Use Size Daily AM Peak Hour PM Peak Hour Total Ia I Out Total In I Out Vehicle Trips Low -Rise Apartments ITE Code 221 57 DU 1 376 j 26 1 6 j 20 1 33 1 22 1 11 Townhomes/Ccondominiums' 75 DU 718 56 14 42 76 48 28 ITE Code 210' Net Project Vehicle Trips 342 1 30 1 8 1 22 1 43 1 26 1 17 Note 1: SFDU rate used for townhomes per direction from the City 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 Trattrc Engineers and Transportation Planners 24 Red Hill/Walnut Residential Project Traffic Study ■ Project Location • Study Intersection School N Major Street Minor Street +-1- Railroad Turning Movement Volume Not to Scale NorKatz, Okitsu & Associates City of Tustin Figure 12 Planning and Engineering Red Hill / Walnut Residential Project TIS Project Trips, AM Peak Hour I I . Project location • Study Intersection i School N Major Street Minor Street Railroad Turning.Movemert Volume Not to Scale Planning la nig and E &Associates City of Tustin Figure 13 uPlanning 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. L1 Li I LL Katz, Okitsu & Associates Traffic Enginars and Transponarion Planners City of Tustin 24 Red Hill/Walnut Residential Project Trak Study V 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. I n Table 7 Peak Hour Intersection Conditions Future With Project Conditions, Year 2008 Intersections AM Peak Hour PM Peak Hour Red Hill Avenue & Walnut Avenue .681 B .656 B Project Driveway' 27.0 D 23.3 C Note 1: Seconds per vehicle average Note 2: Delay is for poorest movement (left -tum from project driveway) Okitsu & Associates City of Tustin ginars and Transyanatin P/anxas 25 Red Hill/Walnut Residential Project Trak Study ■ Project Location • Study Intersection iSchool Major Street Minor Street tF Railroad Turning Movement Volume MKatz, Okitsu & Associates Planning and Engineering City of Tustin Red Hill/ Walnut Residential Project TIS N Not to Scale Figure 14 Future Traffic Volumes With Project, AM hi I I 1 ■ Project location • Study Intersection School — Major Street — Minor Street Railroad X Turning Movement Volume Katz, Okitsu & Associates ICity of Tustin Planning and Engineering Red Hill! Walnut Residential Project TIS N Not to Scale Figure 15 Future Traffic Volumes With Project, PM ' 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 AM Peak Hour ' I ' Red Hill Avenue & Walnut Avenue 1 .961 IJ OMEProject Driveway' 709.3 F Note 1: Seconds per vehicle average Note 2: Delay is for poorest movement (left -turn from project driveway) PM Peak Hour 87.4 1 F Katz, Okitsu & Associates City of Tustin Tial& Egineers and Tut.sponatioa Planners 28 Red Hill/Walnut Residential Project Trafc Study I [J I I I I 1 I . Project Location • Study Intersection iSchool Major Street — Minor Street — -r-F- Railroad Turning Movement Volume Katz, Okitsu & Associates City of Tustin Planning and Engineering Red Hill / Walnut Residential Project TIS N Not to Scale Figure 16 Buildout Traffic Volumes With Project, AM ■ Project Location • Study Intersection ■ School N Major Street Minor Street �H Railroad XXI Turning Movement Volume Not to Scale ErKatz, Okitsu & AssociatesCity of Tustin Figure 17 Planning and Engineering Red Hill / Walnut Residential Project TIS Buildout Traffic Volumes With Project, PM r-- I I I I I I 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 Intersection Existin Future Without Proieet Future Increase/ With Project Decrease Significant !;m Impactf ed Hill Ave. & Walnut Ave., AM Pk Hr D/.8041 B/.678 B/.681 .003 No ed Hill Ave. & Walnut Ave., PM Pk Hr B/.6841 B/.648 B 1.656 .008 No roject Driveway, AM Peak Hour N/A N/A D/27.0 N/A No roject Driveway, PM Peak Hour N/A N/A C / 23.3 N/A No Note: LUS = Level of Service; V/C = volume/Gapacity; Velay = Seconds per velucle average, poorest movement Katz, Okitsu & Associates City of Tustin Trott¢ Egi"an and TimWnatm Plannns 31 Red Hill/Walnut Residential Project Trak 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. rThe 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 !] iI Note: LOS = Level of Service; V/C = Volume/Capacity; Delay = Seconds per vehicle average, poorest movement L 'Katz, Okitsu & Associates City of Tustin Nor Trat("Enginars and Transponat ion Planners 32 Red Hill/Walnut Residential Project Traffic Study Buildout Buildout Increase/ Significant Intersection Existing Without With Decrease Impact Project P Project ed HillAve. & Walnut Ave., AM Pk Hr D/.804 E /.959 E / .961 .002 No ed Hill Ave. & Walnut Ave., PM Pk Hr B 1.694 F / 1.030 F / 1.038 .008 No roject Driveway, AM Peak Hour N/A N/A F / 709.3 N/A Yes Project Driveway, PM Peak Hour N/A N/A F / 87.4 N/A Yes Note: LOS = Level of Service; V/C = Volume/Capacity; Delay = Seconds per vehicle average, poorest movement L 'Katz, Okitsu & Associates City of Tustin Nor Trat("Enginars and Transponat ion Planners 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 tum 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 Okitsu & Associates City of Tustin ginan and Transportanm Planners 33 Red Hill/Walnut Residential Project Trak Study I I 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) t 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 tpass 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 Trafc raginan andTranspunadva Planners 34 Red HilI/Walnut Residential Project Traffic 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. 1 1 1 Table 11 — 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. 1 I Katz, Okitsu & Associates City of Tustin Tra((u Engimmn and Transpwwion P/ammn 35 Red Hill/Walnut Residential Project Trak 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 ginars and Transponation Plannea 36 Red Hill/Walnut Residential Project Trak Study f; [1 ' The subject of this traffic study is a proposed residential project known as "Red Hill Townhomesn, ' 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. F Okitsu & Associates City of Tustin ginwa and TmxWnadon Plannen 37 Red Hill/Walnut Residential Project Trak 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 -tum 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 RedhilVWalnut 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 tum 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. Katz, Okitsu & Associates City of Tustin ' Tra//k Engineers and Transportation Planners 38 Red Hill/Walnut Residential Project Trak Study 1 1 F 1 1 - Appendix A Existing Traffic Counts Katz, Okitsu & Associates Trait¢ Ercgmmu and Twa spo mnoa Planners City of 1 ustin Red Hill/Walnut Residential Project Traffic Study ' TRAFF DATA SERVICES, INC. LOCATION CODE 01519.111 fY 1ra111a•.Yta11r11a11aY«fi1..11aw1Y11wfYYf«r.i111rYr11rf1.firllfIC iarfarflrfraa«Iarl rf.firflfaiirif.lRkfff.ft.faat.Mfafa LOCATION - RED HILL -BTM WALNUT/NISSON VOLUMES FOR - TUESDAY 1/31/06 ♦w11.........fallYwfa•1Y11. AN 11r1Y1Y o1..r.......a1..11 w.1ual.u... uf.Y•rYf.11.f PH uY.fl....a ... 1.a•...... TIME NB SB TOTAL TIME NB $B TOTAL 41f MYN«1Hr.HHfrlraflrl•SHHria H«Mra Yfwiarf Yfl)NbHrH lirlf•i.iH.H«rblH bri.iH HbraHifir HrrlH aT.HL ' 12:00 - 12:15 23 16 39 12:00 - 12:15 209 172 381 12:15 - 12:30 20 18 38 12:15 - 12:30 189 190 379 12:30 - 12:45 17 10 27 12:30 - 12:45 180 196 376 ' 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 1:00 - 1:15 186 197 383 1:15 - 1:30 10 10 20 1:15 - 1:30 183 191 374 1:30 - 1:45 14 9 23 1:30 - 1:45 164 197 361 ' 1:45 - 2:00 8 44 5 31 13 75 1:45 - 2:00 216 749 159 744 375 1493 2:00 - 2:15 9 8 17 2:00 - 2:15 184 171 355 2:15 - 2:30 8 5 13 2:15 - 2:30 202 192 394 ' 2:30 - 2:45 9 5 14 2:30 - 2:45 224 190 414 2:45 - 3:00 2 28 4 22 6 50 2:45 - 3:00 294 904 174 727 468 1631 3:DO - 3:15 3:15 - 3:30 7 7 10 7 17 14 3:00 - 3:15 3:15 - 3:30 232 278 173 1B8 405 466 3:30 - 3:45 12 6 18 3130 - 3:45 257 155 412 3:45 - 4:00 7 33 9 32 16 65 3:45 - 4:DO 286 1053 159 674 444 1727 ' 4:00 - 4:15 10 13 23 4:00 - 4:15 278 182 460 4:15 - 4:30 12 15 27 4:15 - 4:30 267 160 427 4:30 - 4:45 10 18 28 4:30 - 4:45 308 150 458 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 - 5:15 324 184 508 5:15 - 5:30 28 36 64 5:15 - 5:30 334 184 518 5:30 - 5:45 30 63 93 5:30 - 5:45 296 184 460 ' 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 6:00 - 6:15 320 168 485 6:15 - 6:30 55 112 167 6:15 - 6:30 292 176 468 ' 6:30 - 6:45 6:45 - 7:00 81 ee 280 143 206 577 224 294 857 6:30 - 6:45 - 6:45 7:00 286 230 1128 160 150 654 446 380 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 - 7:45 191 323 514 7:30 - 7:45 156 119 275 7:45 - 8:00 180 625 379 1220 559 1845 7:45 - 8:00 124 634 104 466 228 1100 5:00 - 8:15 166 327 493 8:00 - 8:15 119 90 209 8:15 - 8:30 138 276 414 8:15 - 8:30 93 Be 181 ' 8:30 - 8:45 126 263 389 8:30 - 8:45 84 94 178 8:45 - 9:00 142 572 248 1114 390 1686 8:45 - 9:00 74 370 87 359 161 729 9:00 - 9:15 136 241 377 9:00 - 9:15 71 94 165 ' 9:15 - 9:30 120 196 316 9:15 - 9:30 74 60 134 9:30 - 9:45 122 181 303 9:30 • 9:45 56 72 128 9:45 - 10:00 114 492 190 BOB 304 1300 9:45 - 10:00 54 255 64 290 118 545 ' 10:00 - 10:15 120 176 296 10:00 - 10:15 53 56 109 10:15 - 10:30 131 132 263 10:15 - 10:30 42 60 102 10:30 - 10:45 114 158 272 10:30 - 10:45 36 34 70 10:45 . 11:00 126 491 136 602 262 1093 10:45 - 11:00 26 157 40 190 66 347 11:00 - 11:15 I58 144 302 11:00 - 11:15 34 32 66 11:15 - 11:30 154 155 309 11:15 - 11:30 22 31 53 11:30 - 11:45 169 170 339 11:30 - 11:45 27 26 53 11:45 - 12:00. 192 673 157 626 349 1299 11:45 - 12:00 24 107 12 101 36 208 •wtarirflafft.iafl.lrfr.aroll«r.ff«1.«tnuf•firalirtafrr•tw•aaa•a».laifa••aa•a.1111.1.faa.11rf+«rfiaarfRlt«uf•f.t.a TOTALS 3,479 5,392 8,871 8,554 6,396 14,950 ADZ'S 12,033 11,788 23,821 •HNaalrf•ail.fff i.fulR.le..lalf•r•1r.rb•urt.rrl.arr.f ritafrralla i.af.N1.1r11ar1.f lraa aalrfugtaailaNrlfaaaRR.at TRAFFIC DATA SERVICES, INC. LOCATION CODE C1519.147 H b.H••UH.IHf.MHMH• i f f •f HbN'trMRi•••fi of •fIf HHf HMtf f RNfNfvNffriltrl l•riHi•IH •f HHf,IH ff HMtH fflRf LOCATION - WALNUT-BTN RED HILL/NEWPORT VOLUMES FOR - TUESDAY 11/22/05 •uf.fff •.f u•1.••f. ffu•ff AM ..r•..•lf... lf... aff....f• •.f•f o•. 1•.t•• ... Q.l.ffe PI1 ...o• ... ••..ff •. •.f ••••. 1 TIME EB WB TOTAL .TIME EB WB TOTAL -- J .. bl....f f Haff f•..f.•H.H f L IH.ff Ht11 Hff I•fH H. •H.f.•• ffHf•b M..••H H.f.f.f••M Y.fff.f•f a. M1..Y N..f.LHb 12:00 - 12:15 11 14 25 12:00 - 12:15 120 148 268 12:15 - 12:30 6 10 16 12:15 - 12:30 134 118 252 12:30 - 12:45 8 6 14 12:30 - 12:45 145 100 245 12:45 - 1:00 10 35 10 40 20 75 12:45 - 1:00 133 532 126 494 261 1026 1:00 - 1:15 9 5 14 1:00 - 1:15 118 105 223 1:15 - 1:30 4 12 16 1:15 - 1:30 130 110 240 1:30 - 1:45 7 6 13 1:30 - 1:45 153 110 263 1:45 - 2:00 3 23 9 32 12 55 1:45 - 2:00 139 540 111 436 250 976 2:00 - 2:15 6 3 9 2:00 - 2:15 114 132 246 2:15 - 2:30 1 3 4 2:15 - 2:30 128 128 256 2:30 - 2:45 3 3 6 2:30 - 2:45 129 154 283 2:45 - 3:00 10 20 2 11 12 31 2:45 - 3:00 100 471 148 562 248 1033 3:00 - 305 3 5 8 3:00 - 3:15 111 168 279 3:15 - 3:30 4 9 13 3:15 - 3:30 98 149 .247 3:30 - 3:45 7 3 10 3:30 - 3:45 104 180 284 3:45 - 4:00 16 30 2 19 18 49 3:45 - 4:00 128 441 205 702 333 1143 4:00 - 4:15 12 3 15 4:00 - 4:15 110 218 328 4:15 - 4:30 15 4 19 4:15 - 4:30 116 226 342 4:30 - 4:45 15 8 23 4:30 - 4:45 120 259 379 4:45 - 5:00 28 70 11 26 39 96 4:45 - 5:00 134 480 270 973 404 1453 5:00 - 5:15 26 11 37 5:00 - 5:15 126 269 395 5:15 - 5:30 33 12 45 5:15 - 5:30 148 260 428 5:30 - 5:45 75 17 92 5:30 - 5:45 176 270 446 5:45 - 6:00 81 215 24 64 105 279 5:45 - 6:00 168 618 258 1077 426 1695 6:00 - 605 76 28 104 6:00 - 6:15 138 282 420 6:15 - 6:30 94 34 128 6:15 - 6:30 138 234 372 6.30 - 6:45 140 42 182 6:30 - 6:45 137 210 347 6:45 - 7:00 183 493 66 170 249 663 6145 - 7:00 93 506 192 918 285 1424 7:00 - 7115 174 78 252 7:00 - 7:15 96 162 258 7:15 - 7:30 206 120 326 7:15 - 7:30 106 128 234 7:30 - 7:45 240 112 352 7:30 - 7:45 80 112 192 7:45 - 8:00 254 874 142 452 396 1326 7:45 - 8:00 96 378 65 487 181 865 8:00 - 8:15 192 128 320 8:00 - 8:15 70 72 142 5:15 - 8:30 174 110 284 8:15 - 8:30 66 70 136 8:30 - 8:45 153 100 253 8:30 - 8:45 64 60 124 8:45 - 9:00 126 647 82 420 210 1067 8:45 - 9:00 50 250 53 255 103 505 9:00 - 9:15 87 57 144 9:00 - 9:15 59 58 117 9:15 - 9:30 92 82 174 9:15 - 9:30 56 54 110 9:30 - 9:45 90 66 156 9:30 - 9:45 41 49 90 9:45 - 10:00 90 359 70 275 160 634 9:45 - 10:00 38 194 26 187 64 381 10:00 - 10:15 86 85 171 10:00 - 10:15 36 53 89 10:15 - 10:30 63 77 140 10.15 - 10:30 32 42 74 10:30 - 10145 82 59 141 10:30 - 10:45 23 36 59 10:45 - 11:00 85 316 82 303 167 619 10:45 - 11:00 32 123 46 177 78 300 11:00 - 11:15 80 68 148 11:00 - 11:15 19 32 51 1105 - 11:30 86 120 206 11:15 - 11:30 12 28 40 11:30 - 11:45 104 138 242 11:30 - 11:45 13 25 38 11.45 - 12:00 111 381 123 449 234 830 11:45 - 12:00 8 52 13 98 21 150 , •f •tl..f bff. b.b H.N R.i. b..U. Hf.•.M b.Mf Hf N•HH•f Hb.•.L HNH.MtlNtlf f H•f1.l R.f.. H..H.•.f..f •.fi.•Hi TOTALS 3,463 2,261 5,724 4,585 6,366 10,951 ADTIS 8,048 8,627 16,675 f•.•. .... •......... .rN•.r.....f ... .f• ....... f•.K1.••!•....•...... ..ff ... r...••f.f....... u.•)f.. ufH.......••...... I TRAFFIC DATA SERVICES, INC SUMMARY OF VEHICULAR TURNING MOVEMENTS N/S ST: RED HILL. AVE ENV ST: WALNUT AVE CITY: TUSTIN FILENAME: 0361801 DATE: 3NSU6 DAY: WEDNESDAY PERIOD NORTHBOUND SOUTHBOUND EASTBOUND WESTROUND BEOINS IR HT NR SL ST SR EL ET ER WL WT WR TOUT 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 55 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 8:00AM 21 92 33 16 206 17 38 113 99 111 165 37 948 15 AM 9 84 31 10 152 7 11 55 44 53 40 19 515 30AM 14 80 35 22 188 13 10 51 53 69 70 30 635 45 AM 26 59 21 11 241 13 19 47 56 71 75 28 667 PEAK HOUR BEGINS AT: PHF; 0.91 715 AM VOLUM 109 405 154 91 968 52 129 394 328 302 435 98 3485 FILENAME: 0361MIP DATE: 312301 DAY: THURSDAY PERIOD NORTHBOUND SOUrNBOUID EASTBOUND WESTBOUND BEGINS NL NT NR 51. ST SR EL ET ER NTL Wr WR TOUT 4�0 PM 57 280 35 19 139 20 39 70 24 75 195 37 970 15 PM SO 194 38 26 97 18 25 83 20 55 141 19 765 30 PM 83 217 35 50 100 21 27 67 28 72 187 38 915 45 PM 47 242 38 26 97 21 32 85 21 64 160 29 862 5.'00 PM 68 278 38 30 88 22 26 98 22 66 181 39 958 15 PM 65 272 48 33 140 33 29 102 33 56 170 32 1013 30 PM 80 238 46 32 112 31 32 107 27 73 198 40 996 45 PM 55 276 39 33 131 24 29 91 21 66 150 33 937 PEAK HOUR BEGINS AT: PHP 0.96 1700 PM VOWAEB. 248 1064 171 128 471 110 118 395 103 250 699 144 3904 ' COMMENTS: enn iennisn '�UT''"AC VTVn' 1TJJWT n7n7T*C%T/ 4 J OT•TT nAA7,%,inn ' 2s. Baa IM 8 Nalaat Post -2020 Reuse llttrutive 1 : AR Pf "HOOK PM PM HOUR LMRMS Um CLPACny VOL VIC VOL VIC RBL 1 1700 60 .04* 150 .0 NBT 3 5100 150 .04 1900 .43* IN 0 0 120 .07 280 SBL SBL 2 3400 40 .01 10 .00 SBT 3 5100 2220 .49* 780 .17 SBR 0 0 280 70 80 SBL m 1 1700 160 .09 390 .23* MT 2 3400 390 .17* 280 .09 m 0 0' 200 30 30 NBL NBL 1 1700 200 .12* 370 .22 IBT 2 3400 470 .14 710 .21* NB! 1 1700 20 .01 70 .04 Clearance Interval .05* .05* OS* .05* I= CAPI= OTTLIte" .47 Post -2020 Reuse liternative 2 IN PK MM PR PR BOOR BOOR LMRMS CAPACITY VOL V/C VOL V/C m 1 1700 50 .03* 130 .06 0 3 5100 150 .04 1970 .45* MR 0 0 140 .08 320 320 SBL 2 3400 30 .01 10 .00 SBT 3 5100 2300 .50* 850 .18 SBR 0 0 260 270 70 90 SBL 1 1700 130 .08 400 .24* sw 2 3400 410 .19* 290 .09 &BR 0 0 220 260 30 30 NBL 1 1700 170 .10* 390 .23 NBT 2 3400 470 .14 660 ' .19* m 1 1700 20 .01 90 .05 Clearance Interval Clearance interval .05* .05* OS* .92 T04AL CLRCM UTILISLTIE .87 Post -2020 Ramo alternative 3 IN PR BOOR PR K BOOR LAMES CAPICITY VOL V/C VOL VIC !BL 1 1700 50 .03* 150 .09 1BT 3 5100 160 .05 1950 .4S* MBR 0 0 120 .07 320 SOL 2 3400 40 .01 20 .01* SBT 3 5100 2330 .51* 870 .19 SBR 0 0 270 90 MIL 1 1700 140 .06 410 .24* 8BT 2 3400 460 .21* 280 .09 MR 0 0 260 30 NBL 1 1700 190 .11* 370 .22 NBT 2 3400 490 .14 670 .20* NBR 1 1700 20 .01 70 .04 Clearance interval .05* .05* TOTAL QPACIT7 oYRL uffoN .91 .95 .93 TRAFFIC DATA SERVICES, INC. (714)541-2228 PEDESTRIAN COUNT I N/S ST: RED HILL AVE FILENAME: 03616PIA E!W ST: WALNUT AVE DATE: 3/15/06 CITY: TUSTIN DAY: WEDNESDAY Time CROSSED AT CORNER CROSSED MIDOLOCK 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 2 10 2 1 15 :15 AM 3 1 0 14 18 :30 AM 0 1 1 6 8 :45 AM 0 5 5 2 12 ' 8:00 AM 1 1 1 5 8 :15 AM 1 3 5 8 17 :30 AM 1 6 6 2 15 ' :45 AM 2 4 3 7 16 9:00 AM :15 AM :30 AM :45 AM 10:00 AM ASAM ' :30 AM :45 AM ' 11:00 AM :15 AM :30 AM :45 AM 12:00 PM :15 PM :30 PM :45 PM ' COMMENTS: I TRAFFIC DATA SERVICES, INC. (714)541-2228 PEDESTRIAN COUNT N/S ST: RED HILL AVE FILENAME: 03616P1 M ENV ST: WALNUT AVE DATE: 3/15/06 CITY: TUSTIN 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 NIS ST: RED HILL AVE FILENAME: 03616P1P EAN ST: WALNUT AVE DATE: 3/15/06 CITY: TUSTIN 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 4 10 9 14 37 :15 PM 9 4 2 13 28 ' :30 PM 5 4 4 6 19 :45 PM 4 4 6 2 18 5:00 PM 1 7 13 6 27 :15 PM 3 0 1 5 9 :30 PM 3 3 2 9 17 :45 PM 2 1 3 3 9 ' 6:00 PM :15 PM :30 PM :45 PM COMMENTS: Appendix B Intersection Level of Service Worksheets Okitsu & Associates City of Tustin ;ineen and hunspnrtarion P/nnkrs Red Hill/Walnut Residential Project Trak Study � . } ;�1�1:4•: !_ � : �� i ;�§ �!�' ■ no •� : ° ! � I I I I I I I !! !|` /\ ............. \\\..\ §�/) `\\\\\\/ {t nom: \ .......... � g2 §! « 2xz2:E2ge52w! /£R//§\j / � §!)(JEagaEg��Qz�a{#e .E 6Z�j� 8 � 9 a 8n88€_884 18 ` 2� $' y p $EyS P5�1=opn'2t 111MU 4! 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O � �� ri ri .. li X"� X♦ Mie R i'] OiaC: T:Y:� M.]i� Wi N: Vi:FFrO°� -It%rK�%%♦,M•":q pPp: n ry .y nV ♦pU Y' x•a♦m'Z m„e_~~_ nynn _„� .Ye N ne n° n �¢y{ M%M% :p -�~ Pry Vo o'urvtimF�%•_ o .] ' 4 - ♦V� q : Y♦O - �O-B ••O _ V U'n �£Op^pew m.♦>� �OH F� >q r V> p]YNdo CI00gV�Op.i:V ] o ♦ V• ♦ � u� .. � E.y C� - 4 O T > O nA q � T U p U O >m.1q > �' A�iON.4 C £ Y U] G p0 r] L u V :� Y Ya♦d♦ q: gUiMb-�V>CA MgROOY VY)�H� VUi OY�VggVgqA• ♦U♦M♦MY�YL �]VV YYmYM ]q 'gtiYV��YTY "eY> > VXMgMMMYy C ' O�O�OACOO w .'CS VwMyO� C000 a' ppmmpUUV.�UUa£>�SnUs24wmmw44♦2 g 20 LLGLp6♦O a ♦ 4♦4E�Um��>m0'+4 I f ( § § )( �� / )� : 1 0 f ( § § Appendix C Intersection Level of Service Concepts Katz, Okitsu & Associates City of Tustin Trak Eagman and Transp mam Manners Red Hil1/Walnut Residential Project Trak Study E I 1 1 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 fust 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 Dght 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 ;imam and Transponasas P/annus City of Tustin Red Hil1/Walnut Residential Project Trak Study DEFINITIONS OF LEVEL OF SERVICE FOR SIGNALIZED INTERSECTIONS LEVEL OF SERVICE DEFINITIONS FOR SIGNALIZED INTERSECTIONS (Source: City of Los Angeles Trac Studies Policies and Procedures, November 4993) Level of Volume/Capacity Service Ratio Definition A 0.000 - 0.600 EXCELLENT. No vehicle waits longer than one Red light and no approach phase is fully used. B 0.601- 0.700 VERY GOOD. An occasional approach phase is fully utilized; many drivers begin to feel somewhat restricted within groups of vehicles. C 0.701— 0.800 GOOD. Occasionally, drivers may have to wait through more than one red light; backups may develop behind turning vehicles. D 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. E 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. F 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. or Katz, Okitsu & Associates City of Tustin TrafcEnginanand Transportation Planners Red Hill/Walnut Residential Project Trak Study 1 Appendix D Project Site Plan Okitsu & Associates City of Tustin gineen and Transp+aadoa Plannen Red Hill/Walnut Residential Project Trak Study L 0 Ti 1 A 3nN3NV inNIVM \ _ I dP+•'WV P{G609WUSIRI'OM(1'I 0 h l O �V U c H 4� � s E - �x �P�-4 U Exhibit 3 Shade and Shadow Study Es L d h y Q + O ANIL L d h y Q + O � v � H t x N_xx ,O W �✓N W 11 0 A I Y: O 1) C E