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HomeMy WebLinkAbout3 - CUP19-30; CUP19-31; VAR18-10_301 AND 325 N TUSTIN AVENUE3-1 3-2 3-3 3-4 3-5 3-6 3-7 This page left blank intentionally. 3-8 EXHIBIT 1 3-9 This page left blank intentionally. 3-10 Resolution No. 2019-xx Page 1 of 9 LS 9.9.19 RESOLUTION NO. 2019-xx BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Richard Finkel, representing Russell Fischer LP (“Applicant”), is requesting approval of Conditional Use Permit No. 2019-30 to allow a car wash in the General Commercial (C2) zoning district at 301 North Tustin Avenue. B. Santa Ana Municipal Code (SAMC) Section 41-377.5(b) requires approval of a conditional use permit for car wash facilities. C. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the conditional use permit for this project. D. On September 9, 2019, the Planning Commission held a duly noticed public hearing for Conditional Use Permit No. 2019-30. E. The Planning Commission of the City of Santa Ana has considered the information and determines that following findings, which must be established in order to grant Conditional Use Permit No. 2019-30 for a car wash have been established as required by SAMC Section 41-638: 1. That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The car wash will provide a service to persons that are working or residing in the area. The car wash will replace the existing automated car wash at 325 North Tustin Avenue. The new facility will be bigger than the existing operation and will provide vacuum stations for the customers’ use. The site will be redeveloped with a new building with a contemporary design with smooth plaster finishes, metal canopies, ceramic tile, and landscaping contributing to the aesthetics of the area. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2019-30 AS CONDITIONED TO ALLOW A CAR WASH AT THE PROPERTY LOCATED AT 301 NORTH TUSTIN AVENUE EXHIBIT 1 3-11 Resolution No. 2019-xx Page 2 of 9 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed car wash will not be detrimental to the health, safety or welfare of those residing or working in the vicinity. The site plan was designed to meet the City’s stacking requirements and provides for queuing of approximately 15 vehicles. In addition, the stacking lane was placed at the rear of the site to reduce the chance for overflow vehicular queuing onto any public streets. There are no immediately adjacent nearby residential land uses. The uses immediately adjacent to the site include a service station to the north, a medical office building to the south (within the City of Tustin) and the Costa Mesa Freeway to the east. The closest nearby residential uses are over 500 feet from the project site - including the Village Apartments (to the north and across Fourth Street) at 521 North Tustin Avenue, and The Orchard (to the southwest and across Tustin Avenue) at 2151 East First Street. The blowers/dryers will be setback 15 feet within the car wash tunnel and the vacuums have been placed north of the car wash tunnel to buffer noise from the office building to the south. A traffic impact analysis was completed by Linscott Law & Greenspan and reviewed by the Public Works Agency and found that the project or cumulative project conditions will not significantly impact any of the nearby street intersections. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The car wash will not adversely affect the economic stability or future economic development of properties in the surrounding area. The property is within the General Commercial (C2) zoning district. Additionally, since 1973, a car wash has been in operation at 325 North Tustin Avenue which is immediately adjacent to the car wash site and interrelated to the subject site as the sites would be redeveloped concurrently. The automated car wash will replace the existing car wash and the site will be redeveloped with a new building with a contemporary design and water efficient landscaping. The car wash will provide an additional service to the community and will provide a commercial business that will generate sales tax revenue for the City. 3-12 Resolution No. 2019-xx Page 3 of 9 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed use complies with the regulations and conditions in Chapter 41 including building height and parking. A condition of approval has been added to the conditional use permit for a property maintenance agreement to be recorded against the property which will ensure that the property and all improvements are properly maintained. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The proposed car wash will not adversely affect the General Plan. The project is located in a General Commercial (GC) General Plan land use area which allows for commercial uses such as car wash facilities. The project is consistent with several goals and policies of the General Plan, including the Land Use Element and Urban Design Element. Land Use Element Goal 1 to promote a balance of land uses to address basic community needs, specifically. Land Use Element Goal 2 to promote land uses that enhance the City’s economic and fiscal viability. Furthermore, the project is consistent with Policy 2.8, to promote rehabilitation of commercial properties, and encourage increased levels of capital investment. The car wash will redevelop the site with a new commercial business that will provide a service to those working and living in the City. Urban Design Goal 1 to improve the physical appearance of the City through development of districts that project a sense of place, positive community image and quality environmental. Specifically, Policy 1.5 to enhance architectural forms, textures, colors, and materials are expected in the design of all projects. The vacant lot will be redeveloped with a new building with contemporary architecture and water efficient landscaping. Section 2. In accordance with the California Environmental Quality Act, the project is exempt from further review per Section 15332 of the Guidelines for the California Environmental Quality Act. The Class 32 exemption applies to in-fill development. The project is consistent with the General Plan and zoning designation. The combined development site is 1.46 acres and surrounded by urban uses. The site was previously developed with commercial uses and has no habitat for endangered, rare or threatened species. The project will not result in any significant impacts related to traffic, noise, air quality or water quality according to the traffic impact analysis and with implementation of water quality requirements. The project can be served by all 3-13 Resolution No. 2019-xx Page 4 of 9 required utilities and public services. As a result, Categorical Exemption, Environmental Review No. 2019-69 will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2019-30, as conditioned in Exhibit A, attached hereto and incorporated herein for the project located at 301 North Tustin Avenue. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated September 9, 2019, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this ____ day of ___________________, 2019. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: 3-14 Resolution No. 2019-xx Page 5 of 9 _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on ______________________, 2019. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 3-15 Resolution No. 2019-xx Page 6 of 9 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2019-30 Conditional Use Permit No. 2019-30 to allow a car wash is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. I. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. All proposed site improvements must conform to the Site Plan Review (DP No. 2019- 14) and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. The installation and/or use of air/blower guns at the site is prohibited. 4. Hours of operation shall be from 7:00 a.m. to 8:00 p.m. 5. Vacuuming equipment shall not be available or functional during non-operating hours. 6. Onsite employees shall be responsible for the removal of all litter and trash from the site each day. 7. Inoperable or malfunctioning equipment shall be repaired or replaced in a timely manner. 8. There shall be no overnight parking of vehicles on site. 9. Customer restrooms shall be locked during all non-operating hours. 10. There shall be no outdoor speakers or any other sound amplifying devices installed on the site. 11. Prior to Building & Safety Division plan check submittal, the Applicant shall submit a technical noise study prepared by a professional firm specializing in preparation of noise studies to the City for review by the Planning Division, Police Department, and Code Enforcement Division that demonstrates that the proposed design and 3-16 Resolution No. 2019-xx Page 7 of 9 equipment of the car wash will conform to City noise ordinances and will minimize noise impacts on adjacent properties. The Applicant shall, to the best of his or her abilities and at his or her sole cost, utilize the same noise specialists employed at the Applicant’s other location(s) to prepare the noise readings and studies. Prior to issuance of a permanent certificate of occupancy, the Applicant shall hold a “soft opening” to test all noise-generating equipment onsite and make adjustments as necessary to bring the equipment into compliance with City noise ordinance standards, to the satisfaction of the Planning and Building Agency and Police Department. The Applicant shall submit an updated and revised noise study based on updated field measurements within one (1) month of commencement of operations, and again on the one-year anniversary of the commencement of operations, to ensure compliance with the City’s noise ordinances. 12. Prior to the issuance of a building permit, a landscape and irrigation plan is to be submitted for review and approval. The landscape plan shall conform to the commercial landscape standards, Citywide Design Guidelines and the City’s Water Efficient Landscape Ordinance. 13. Prior to the issuance of a building permit, a reciprocal access and parking agreement shall be approved as to form by the City Attorney & Planning Manager and recorded against the property. 14. Prior to the issuance of a certificate of occupancy, a Property Maintenance Agreement must be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Developer (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: (a) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); (b) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses, (c) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; 3-17 Resolution No. 2019-xx Page 8 of 9 (d) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); (e) If Developer and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. (f) The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement. (g) The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. (h) The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement. II. The following are requirements that will need to be addressed and/or approved by the Police Department prior to issuance of a building permit: 1. Submitted plans must indicate that all structures and parking lots comply with the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). All applicable sections must be printed verbatim on the submitted set of plans. 3-18 Resolution No. 2019-xx Page 9 of 9 III. The following are requirements that will need to be addressed and/or approved by the Public Works Agency prior to issuance of a building permit: 1. Prior to issuance of a building permit, submit a site plan that shows compliance with trash services including: a. Depict trash trucks turning radius on the all proposed internal corners b. 42 feet on a 90-degree turn radius c. Minimum 11 feet, 6 inches lane width for turn radius d. For roll out service the desired path of travel for the bin must be level with no “lips” or major elevation changes e. Minimum one time a week service adequate for all waste to be contained within the bins, adjustments to the number of yards required for service are at the discretion of the City and Waste Management f. The maximum number of pick-ups is 2 times per week. 3-19 This page left blank intentionally. 3-20 EXHIBIT 2 3-21 This page left blank intentionally. 3-22 Resolution No. 2019-xx Page 1 of 6 LS 9.9.19 RESOLUTION NO. 2019-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING AN AMENDMENT TO VARIANCE NO. 2018-10 TO ALLOW A REDUCTION IN REQUIRED YARDS FOR A SERVICE STATION AT 325 NORTH TUSTIN AVENUE AND FOR A CAR WASH AT 301 NORTH TUSTIN AVENUE BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Richard Finkel, representing Russell Fischer LP (“Applicant”), is requesting approval of an amendment to Variance No. 2018-10 as conditioned to allow a reduced front yard for a car wash at 301 North Tustin Avenue and to allow reduced front and street side yards for a service station and convenience store at 325 North Tustin Avenue. B. Santa Ana Municipal Code (SAMC) Sections 41-368 and 41-380 require a 15 foot minimum front yard and Sections 41-369 and 41-381 require a 15 foot minimum front and street yards. The Applicant is proposing a front yard of 10 feet for a portion of the site. C. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the variance for this project as set forth by the Santa Ana Municipal Code. D. On September 9, 2019, the Planning Commission held a duly noticed public hearing for an amendment to Variance No. 2018-10. E. The Planning Commission of the City of Santa Ana has considered the information and determines that the following findings, which must be established in order to grant the amendment to Variance No. 2018-10, for reduced yards, have been established as required by SAMC Section 41- 638: 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this Chapter. There are special circumstances related to the property as street dedications are required, site plan considerations for EXHIBIT 2 3-23 Resolution No. 2019-xx Page 2 of 6 the proposed use and the irregular shape of the lot. A 2-foot dedication is required along Tustin Avenue, therefore reducing the size of the property and reducing the landscaped setback to 10 feet for a portion of the street frontage. The lot is constricted by the Costa Mesa Freeway which binds the site to the east. Due to the freeway right-of- way the lot depth narrows from the north to the south as the freeway continues. In addition, complexities of car wash stacking and circulation patterns make it difficult to create functional site plan that meets all the development standards and does not create stacking on the adjacent streets. 2. That the granting of a variance is necessary for the preservation and enjoyment of one (1) or more substantial property rights. Granting this variance is necessary for the preservation and enjoyment of substantial property rights. The interrelated property at 301 North Tustin Avenue is currently developed with a car wash, service station and convenience store with minimal landscaping. The proposed integrated development will have more landscaping than what is currently on site and will allow for continued operations of a car wash. Amending the variance to allow for a portion of the lot to have a reduced landscape setback would allow the property owner to redevelop with a car wash and provide for adequate stacking and vehicular turn movements. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. Granting this variance will not be detrimental to the public or surrounding properties. The proposed project will reduce the number of driveways to the site. In addition, the building has been designed to incorporate high quality materials, enhanced landscaping and will continue to provide a service to the nearby community and public. The surrounding uses are commercial and professional uses and will not be impacted by the reduced yards. 4. That the granting of a variance will not adversely affect the General Plan of the city. The variance for reduced yards will not adversely affect the General Plan. The project is located in a General Commercial (GC) General Plan land use which allows for commercial uses such car wash facilities and service stations. The project is consistent with several goals and policies of the General Plan, including the Land Use Element and Urban Design Element. Land Use Element Goal 1 to promote a balance of land uses to address basic community needs. Specifically, Land Use 3-24 Resolution No. 2019-xx Page 3 of 6 Element Goal 2 promotes land uses that enhance the City’s economic and fiscal viability. Furthermore, the project is consistent with Policy 2.8, to promote rehabilitation of commercial properties, and encourage increased levels of capital investment. The car wash will redevelop the site with a new commercial business that will provide a service to those working and living in the City. Urban Design Goal 1 aims to improve the physical appearance of the City through development of districts that project a sense of place, positive community image and quality environmental. Policy 1.5 promotes projects that enhance architectural forms, textures, colors, and materials are expected in the design of all projects. The vacant lot will be redeveloped with a new building with contemporary architecture and water efficient landscaping. Section 2. In accordance with the California Environmental Quality Act, the project is exempt from further review per Section 15332 of the Guidelines for the California Environmental Quality Act. The Class 32 exemption applies to in fill development. The project is consistent with the General Plan and zoning designation. The combined development site is 1.46 acres and surrounded by urban uses. The site was previously developed with commercial uses and has no habitat for endangered, rare or threatened species. The project will not result in any significant impacts related to traffic, noise, air quality or water quality according to the traffic impact analysis and with implementation of water quality requirements. The project can be served by all required utilities and public services. As a result, Categorical Exemption, Environmental Review No. 2019-69 will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. 3-25 Resolution No. 2019-xx Page 4 of 6 City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves the amendment to Variance No. 2018-10 as conditioned in Exhibit A, attached hereto and incorporated as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated September 9, 2019, and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this ____ day of ___________________, 2019. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on September 9, 2019. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 3-26 Resolution No. 2019-xx Page 5 of 6 EXHIBIT A Conditions of Approval for Amendment to Variance No. 2018-10 Variance No. 2018-10 to allow for a reduced yard at 301 and 325 North Tustin Avenue is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, they shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this variance. I. The Applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the variance. 1. All proposed site improvements must conform to the Site Plan Review (DP No. 2016- 45) and the staff report exhibits. 2. The Applicant shall comply with the Mitigation Measures within the Mitigation Monitoring and Reporting Program prepared for the project. 3. Any amendment to this variance must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the variance must be amended. 4. Prior to the issuance of a building permit a reciprocal access and parking agreement shall be approved by the City Attorney & Planning Manager and recorded to the property. 5. Prior to the issuance of a building permit, a landscape and irrigation plan shall be submitted for review and approval. The landscape plan shall conform to the commercial landscape standards, Citywide Design Guidelines and the City’s Water Efficient Landscape Ordinance. 6. Prior to the issuance of a building permit, a Property Maintenance Agreement must be recorded. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Developer (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The Maintenance Agreement shall contain covenants, conditions and restrictions relating to the following: 3-27 Resolution No. 2019-xx Page 6 of 6 (a) Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); (b) Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses, (c) Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable; (d) Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable); (e) If Developer and the owner of the property are different (e.g., if the applicant is a tenant or licensee of the property or any portion thereof), both the applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. (f) The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement. (g) The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. (h) The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement. 3-28 EXHIBIT 3 3-29 This page left blank intentionally. 3-30 Resolution No. 2019-xx Page 1 of 8 LS 9.9.19 RESOLUTION NO. 2019-xx BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Richard Finkel, representing Russell Fischer LP (“Applicant”), is requesting approval of Conditional Use Permit No. 2019-31 to allow a retail convenience store located at 325 North Tustin Avenue to operate 24 hours a day. B. Santa Ana Municipal Code (“SAMC”) Section 41-365.5(h) and 41-377.5 require approval of a conditional use permit for retail markets having less than twenty thousand (20,000) square feet of floor area which are open at any time between the hours of 12:00 a.m. and 5:00 a.m. C. Pursuant to SAMC Section 41-638, the Planning Commission is authorized to review and approve the conditional use permit (“CUP”) for this project. D. On September 9, 2019, the Planning Commission held a duly noticed public hearing for Conditional Use Permit No. 2019-31. E. The Planning Commission of the City of Santa Ana considered the information and determines that the following findings, which must be established in order to grant Conditional Use Permit No. 2019-31, to allow extended hours of operation, have been established as required by SAMC Section 41-638: 1. That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The proposed convenience store will provide an additional amenity to individuals wishing to have an early coffee and/or meal. This will thereby benefit the community by providing a convenience store offering service past 12:00 midnight, which A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2019-31 AS CONDITIONED TO ALLOW 24-HOUR OPERATIONS OF A RETAIL STORE LOCATED AT 325 NORTH TUSTIN AVENUE EXHIBIT 3 3-31 Resolution No. 2019-xx Page 2 of 8 is consistent with other similar uses in the City. By offering extended hours of operation, the business will provide an added convenience and a one-stop shopping experience. The project will redevelop the site with a new convenience store and service station. Site improvements include enhanced landscaping, pedestrian access pathways and exterior lighting. This will help activate and upgrade the street corner. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed after-hours operations will not be detrimental to the health, safety or welfare of those residing or working in the vicinity. There are no sensitive land uses immediately adjacent to the site. There is a service station to the north, a medical office building to the south (within the City of Tustin) and the SR-55 freeway to the east. The closest nearby residential uses are over 500 feet from the project site: The Village Apartments (to the north and across Fourth Street) at 521 North Tustin Avenue and The Orchard (to the southwest and across Tustin Avenue) at 2151 East First Street. Conditions have been placed on the CUP in order to mitigate any negative impacts to the surrounding community. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The approval of this application supports Policy 4.5 of the Economic Development Element of the General Plan. This policy encourages making land use decisions based not on purely fiscal considerations and stresses the importance of the qualitative implications that are associated with new uses. The approval of a 24-hour operation for the convenience store at this location will positively influence the present and future economic stability of the property and will diversify the products and services offered within the general area. Further, this will allow the convenience store to remain competitive with similar uses in the area which offer similar goods found in retail and convenience stores. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. 3-32 Resolution No. 2019-xx Page 3 of 8 The proposed after-hours conditional use permit will be in compliance with all applicable regulations of Chapter 41 of the SAMC regarding establishments that operate on a 24-hour basis. Conditions of approval have been added to ensure the project remains in compliance with all applicable codes and regulations related to 24-hour operations and to mitigate any potential impacts to the general vicinity. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The proposed project will not adversely affect the General Plan. The project is located in a General Commercial (GC) General Plan land use designation which allows for commercial uses such as service and retail establishments. The project is consistent with several goals and policies of the General Plan, including the Economic Development Element, Land Use Element, and Urban Design Element. Land Use Element Goal 1 promotes a balance of land uses to address basic community needs. Land Use Element Goal 2 promotes land uses that enhance the City’s economic and fiscal viability. Policy 2.8 promotes rehabilitation of commercial properties, and encourages increased levels of capital investment. The convenience store will contribute to the viability of the commercial corridor in which it is located and will provide a service to those working and living in the area. Policy 2.9 supports developments that create a business environment that is safe and attractive. The property maintenance condition of approval will maintain a safe and attractive environment in the community. Economic Development Element Goal 2 maintains and enhances the diversity of the City’s economic base. Policy 2.3 encourages the development of mutually beneficial and supportive business clusters within the community. Urban Design Element Goal 1 improves the physical appearance of the City through the development of districts that project a sense of place, positive community image and quality environment. The vacant lot will be redeveloped with a new building with contemporary architecture and water efficient landscaping. Section 2. In accordance with the California Environmental Quality Act, the project is exempt from further review per Section 15332 of the Guidelines for the California Environmental Quality Act. The Class 32 exemption applies to in-fill development. The project is consistent with the General Plan and zoning designation. The combined development site is 1.46 acres and surrounded by urban uses. The site was previously developed with commercial uses and has no habitat for endangered, rare or threatened species. The project will not result in any significant impacts related 3-33 Resolution No. 2019-xx Page 4 of 8 to traffic, noise, air quality or water quality according to the traffic impact analysis and with implementation of water quality requirements. The project can be served by all required utilities and public services. As a result, Categorical Exemption, Environmental Review No. 2019-69 will be filed for this project. Section 3. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the Project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2019-31, as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 325 North Tustin Avenue. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated September 9, 2019 and exhibits attached thereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this ____ day of ___________________, 2019. AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTENTIONS: Commissioners: 3-34 Resolution No. 2019-xx Page 5 of 8 _______________________ Mark McLoughlin Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By:________________________ Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Recording Secretary, do hereby attest to and certify the attached Resolution No. 2019-xx to be the original resolution adopted by the Planning Commission of the City of Santa Ana on ______________________, 2019. Date: ________________ ____________________________________ Recording Secretary City of Santa Ana 3-35 Resolution No. 2019-xx Page 6 of 8 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2019-31 Conditional Use Permit No. 2019-31 to allow for after-hours operations is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code, and all other applicable regulations. In addition, the Applicant shall meet the following conditions of approval: The Applicant must comply with each and every condition listed below prior to exercising the rights conferred by this conditional use permit. The Applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. 1. All proposed site improvements must conform to Development Project Review (DP No. 2019-14) and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or if the conditional use permit must be amended. 3. Prior to the issuance of a building permit, a full landscape and irrigation plan is to be submitted for review and approval by the Planning Manager. The landscape plan shall conform to the commercial landscape standards, Citywide Design Guidelines, and the City’s Water Efficient Landscape Ordinance. All utilities shall be properly screened. 4. Prior to the issuance of a building permit, a Property Maintenance Agreement must be recorded against the property. The agreement will be subject to review and applicability by the Planning and Building Agency, the Community Development Agency, the Public Works Agency, and the City Attorney to ensure that the property and all improvements located thereupon are properly maintained, Applicant (and the owner of the property upon which the authorized use and/or authorized improvements are located if different from the Applicant) shall execute a maintenance agreement with the City of Santa Ana which shall be recorded against the property and which shall be in a form reasonably satisfactory to the City Attorney. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following: a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.). 3-36 Resolution No. 2019-xx Page 7 of 8 b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses. c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable. d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable). e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms. f. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties, obligations and responsibilities set forth under the maintenance agreement. g. The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City. h. The execution and recordation of the maintenance agreement shall be a condition precedent to the issuance of final approval for any construction permit related to this entitlement. 3-37 Resolution No. 2019-xx Page 8 of 8 5. The Applicant shall be responsible for maintaining the premises free of graffiti. All graffiti shall be removed within 24 hours of occurrence. 6. Cash register must be visible from the street at all times and shall not be obstructed at any time by temporary or permanent signage. 7. Window displays and racks must be kept at a maximum height of three (3) feet including merchandise and cannot obstruct the cashier’s view to the outside. 8. A timed-access cash controller or a money drop safe capable of easily providing the cashier the ability to quickly deposit money into it must be installed or other mitigation measures agreed upon with the Police Department. 9. Installation of a silent armed robbery alarm or other mitigation measures agreed upon with the Police Department. 10. There shall be no coin-operated games maintained on the premises at any time. 11. No pay telephones shall be located on the premises. 12. “No Loitering/Trespass” signs/placards shall be posted in the parking lot area. The posted signs must conform to Penal Code Section 602. 13. Provide a Closed Circuit Television System approved by the Police Department and capable of viewing and recording events inside the premises with a resolution which will clearly identify individuals for later identification. 14. Clearly distinguishable height markers shall be installed on the inside door jamb of all doors used by the public to access the store. Horizontal marks, one-inch wide by three-inches long, in different colors, and in a contrasting color to the background, shall be placed every six inches beginning at five feet and ending at six feet six inches. 15. A copy of the conditions of approval shall be kept on premises and presented to any authorized City official upon request. 16. Sale of alcoholic beverages shall be prohibited. 17. The outdoor storage of boxes, equipment, materials, merchandise, and other similar items shall be prohibited. 18. The Applicant shall contact the Planning Division to arrange a Planning Final Inspection of the site prior to final building inspection. 3-38 EXHIBIT 4 3-39 This page left blank intentionally. 3-40 Car Wash & Retail Store CUP No. 2019-30, CUP No. 2019-31 and VAR No. 2018-10301 and 325 North Tustin Avenue Exhibit 4 - Vicinity Zoning and Aerial View © 2019 Digital Map Products. All rights reserved. 2018 Aerial Santa Ana Boundary Zoning Buffer 250 feet 3-41 This page left blank intentionally. 3-42 EXHIBIT 5 3-43 This page left blank intentionally. 3-44 EXHIBIT 5 - SITE PLAN Car Wash & Retail Store CUP NO. 2019-30, CUP NO. 2019-31, VAR NO. 2018-10 301 and 325 North Tustin Avenue 3-45 This page left blank intentionally. 3-46 EXHIBIT 6 3-47 This page left blank intentionally. 3-48 EXHIBIT 6 – FLOOR PLAN & ELEVATIONS Car Wash & Retail Store CUP NO. 2019-30, CUP NO. 2019-31, VAR NO. 2018-10 301 and 325 North Tustin Avenue 3-49 EXHIBIT 6 – FLOOR PLAN & ELEVATIONS Car Wash & Retail Store CUP NO. 2019-30, CUP NO. 2019-31, VAR NO. 2018-10 301 and 325 North Tustin Avenue 3-50 EXHIBIT 7 3-51 This page left blank intentionally. 3-52 EXHIBIT 7 – RENDERINGS Car Wash & Retail Store CUP NO. 2019-30, CUP NO. 2019-31, VAR NO. 2018-10 301 and 325 North Tustin Avenue 3-53 This page left blank intentionally. 3-54 EXHIBIT 8 3-55 This page left blank intentionally. 3-56 REVISED FOCUSED TRAFFIC IMPACT ANALYSIS REPORT TUSTIN AVENUE RETAIL Santa Ana, California May 17, 2019 (Update of the March 13, 2018 Report) Prepared for: RUSSELL FISCHER PARTNERSHIP 16061 Beach Boulevard Huntington Beach, 92647 LLG Ref. 2-17-3881-1 Prepared by: Under the Supervision of: Angela Besa Keil Maberry, P.E. Transportation Engineer I Principal 3-57 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc i TABLE OF CONTENTS SECTION PAGE 1.0 Introduction ................................................................................................................................. 1 1.1 Scope of Work ...................................................................................................................... 1 1.2 Study Area ............................................................................................................................ 2 2.0 Project Description ..................................................................................................................... 3 2.1 Site Access ............................................................................................................................ 3 3.0 Existing Conditions ..................................................................................................................... 5 3.1 Existing Street System .......................................................................................................... 5 3.1.1 Public Transit .............................................................................................................. 5 3.2 Existing Traffic Volumes ...................................................................................................... 6 3.3 Intersection Analysis Methodologies .................................................................................... 6 3.3.1 Intersection Capacity Utilization (ICU) Method of Analysis ..................................... 6 3.3.2 Highway Capacity Manual 6 (HCM 6) Method of Analysis (Unsignalized Intersections) ......................................................................................................................... 7 3.3.3 Level of Service Criteria ............................................................................................. 7 3.4 Existing Level of Service Results ....................................................................................... 11 4.0 Traffic Forecasting Methodology ............................................................................................ 13 5.0 Project Traffic Characteristics ................................................................................................ 14 5.1 Project Traffic Generation .................................................................................................. 14 5.2 Project Trip Distribution and Assignment .......................................................................... 14 5.3 Existing Plus Project Traffic Conditions ............................................................................ 15 6.0 Future Traffic Conditions ........................................................................................................ 17 6.1 Ambient Traffic Growth ..................................................................................................... 17 6.2 Cumulative Projects Traffic Characteristics ....................................................................... 17 6.2.1 Year 2019 Traffic Volumes ...................................................................................... 17 7.0 Traffic Impact Analysis Methodology .................................................................................... 21 7.1 Impact Criteria and Thresholds ........................................................................................... 21 7.2 Traffic Impact Analysis Scenarios ...................................................................................... 22 8.0 Peak Hour Intersection Capacity Analysis ............................................................................. 23 8.1 Existing Plus Project Analysis ............................................................................................ 23 8.1.1 Existing Plus Project Traffic Conditions .................................................................. 23 8.2 Year 2019 Traffic Conditions ............................................................................................. 25 8.2.1 Year 2019 Cumulative Traffic Conditions ............................................................... 25 8.2.2 Year 2019 Cumulative Plus Project Conditions ....................................................... 25 3-58 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc ii TABLE OF CONTENTS (CONTINUED) SECTION PAGE 9.0 Site Access and Internal Circulation Evaluation ................................................................... 27 9.1 Site Access .......................................................................................................................... 27 9.2 Internal Circulation Evaluation ........................................................................................... 27 10.0 Recommended Intersection Improvements ............................................................................ 29 10.1 Existing Plus Project Traffic Conditions ............................................................................ 29 10.2 Year 2019 Plus Project Traffic Conditions ......................................................................... 29 11.0 Congestion Management Program (CMP) Compliance Assessment ................................... 30 12.0 State Of California (Caltrans) Methodology .......................................................................... 31 12.1 Highway Capacity Manual (HCM) Method of Analysis (Signalized Intersections) .......... 31 12.2 Existing Plus Project Traffic Conditions – Caltrans Methodology .................................... 33 12.2.1 Existing Traffic Conditions................................................................................. 33 12.2.2 Existing Plus Project Traffic Conditions ............................................................ 33 12.3 Year 2019 Traffic Conditions – Caltrans Methodology ..................................................... 34 12.3.1 Year 2019 Cumulative Traffic Conditions ......................................................... 34 12.3.2 Year 2019 Cumulative Plus Project Traffic Conditions ..................................... 34 12.4 Recommended Improvements – Caltrans Methodology..................................................... 37 12.4.1 Existing Plus Project Traffic Conditions ............................................................ 37 12.4.2 Year 2019 Plus Project Traffic Conditions ......................................................... 37 13.0 Roadway Segment Evaluation ................................................................................................. 38 13.1 Roadway Link Capacities ................................................................................................... 38 13.2 Roadway Link Level of Service Criteria ............................................................................ 38 13.3 Roadway Link Analysis Results ......................................................................................... 40 13.3.1 Existing Plus Project Analysis ............................................................................ 40 13.3.2 Year 2019 Plus Project Analysis......................................................................... 42 14.0 Summary Of Findings And Conclusions ................................................................................ 44 3-59 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc iii APPENDICES APPENDIX A. Traffic Study Scope of Work B. Existing Traffic Count Data C. Intersection Level of Service Calculation Worksheets D. Project Driveway Level of Service Calculation Worksheets E. Intersection Level of Service Calculation Worksheets – Caltrans 3-60 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc iv LIST OF FIGURES SECTION—FIGURE # FOLLOWING PAGE 1-1 Vicinity Map ..................................................................................................................... 2 2-1 Existing Aerial Site Photograph ....................................................................................... 3 2-2 Proposed Site Plan ............................................................................................................ 3 3-1 Existing Roadway Conditions and Intersection Controls .............................................. 5 3-2 Existing AM Peak Hour Traffic Volumes ...................................................................... 6 3-3 Existing PM Peak Hour and Daily Traffic Volumes ...................................................... 6 5-1 Project Trip Distribution Pattern – Gas Station ............................................................ 15 5-2 Project Trip Distribution Pattern – Commercial ........................................................... 15 5-3 AM Peak Hour Project Traffic Volumes ....................................................................... 15 5-4 PM Peak Hour and Daily Project Traffic Volumes ...................................................... 15 5-5 Existing Plus Project AM Peak Hour Traffic Volumes ............................................... 15 5-6 Existing Plus Project PM Peak Hour and Daily Traffic Volumes ............................... 15 6-1 Location of Cumulative Projects .................................................................................... 17 6-2 AM Peak Hour Cumulative Projects Traffic Volumes .................................................. 17 6-3 PM Peak Hour and Daily Cumulative Projects Traffic Volumes .................................. 17 6-4 Year 2019 AM Peak Hour Cumulative Traffic Volumes ............................................ 17 6-5 Year 2019 PM Peak Hour and Daily Cumulative Traffic Volumes ............................ 17 6-6 Year 2019 AM Peak Hour Cumulative Plus Project Traffic Volumes ....................... 17 6-7 Year 2019 PM Peak Hour and Daily Cumulative Plus Project Traffic Volumes ....... 17 3-61 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc v LIST OF TABLES SECTION—TABLE # PAGE 2-1 Project Development Summary ...................................................................................... 4 3-1 Level of Service Criteria For Signalized Intersections .................................................. 9 3-2 Level of Service Criteria For Unsignalized Intersections ........................................... 10 3-3 Existing Peak Hour Intersection Capacity Analysis ....................................................... 12 5-1 Project Traffic Generation Rates and Forecast ............................................................... 16 6-1 Location and Description of Cumulative projects .................................................... 18-19 6-2 Cumulative Projects Traffic Generation Forecast .......................................................... 20 8-1 Existing Plus Project Peak Hour Intersection Capacity Analysis .................................. 24 8-2 Year 2019 Peak Hour Intersection Capacity Analysis ................................................... 26 9-1 Project Driveway Peak Hour Intersection Capacity Analysis ....................................... 28 12-1 Level of Service Criteria for Signalized Intersections (HCM 6 Methodology) ............. 32 12-2 Existing Plus Project Peak Hour Intersection Capacity Analysis – Caltrans ................. 35 12-3 Year 2019 Peak Hour Intersection Capacity Analysis – Caltrans .................................. 36 13-1 Roadway Link Capacities ............................................................................................... 39 13-2 Existing Plus Project Roadway Segment Level of Service Summary ........................... 41 13-3 Year 2019 Cumulative Plus Project Roadway Segment Level of Service Summary.... 43 3-62 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 1 REVISED FOCUSED TRAFFIC IMPACT ANALYSIS REPORT TUSTIN AVENUE RETAIL Santa Ana, California May 17, 2019 (Update of the March 13, 2018 Report) 1.0 INTRODUCTION This Focused Traffic Impact Analysis report addresses the potential traffic impacts and circulation needs associated with Tustin Avenue Retail Project (hereinafter referred to as Project) in the City of Santa Ana and has been prepared in response to the City of Santa Ana’s Development Review Committee comment from the Public Works Agency. The Project will include the development of an express car wash and a gas station with convenience store at 301 and 325 N. Tustin Avenue, respectively. The Project would include construction of a 118.5-foot express car wash tunnel to replace a 4,200 square-feet (SF) sit-down restaurant and a 12 pump gas service station with a 3,040 SF convenience store to replace the existing gas station building and car wash. 1.1 Scope of Work This traffic report documents the findings and recommendations of a traffic impact analysis conducted by Linscott, Law & Greenspan, Engineers (LLG) to determine the potential impacts associated with the proposed Project. The traffic analysis evaluates the existing operating conditions at four (4) key study intersections one (1) key roadway segment within the project vicinity, estimates the trip generation potential of the proposed Project, and forecasts future near-term (Year 2019) operating conditions without and with the proposed Project. Where necessary, intersection improvements/mitigation measures are identified. This traffic report satisfies the traffic impact requirements of the City of Santa Ana and is consistent with the current Congestion Management Program (CMP) for Orange County. It should be noted that the Scope of Work for this traffic study was previously included in Appendix A and was developed in conjunction with City of Santa Ana Public Works Department staff and approved for the previous study. The project site has been visited and an inventory of adjacent area roadways and intersections was performed. Existing weekday peak hour traffic count information has been collected at four (4) key study intersections and one (1) key roadway segment for use in the preparation of intersection level of service calculations. Information concerning cumulative projects (planned and/or approved) in the vicinity of the proposed Project has been researched at the City of Santa Ana and City of Tustin. Based on our research, there are sixteen (16) cumulative projects located in the City of Santa Ana and eight (8) cumulative projects located in the City of Tustin. The twenty-four (24) cumulative projects were considered in the cumulative traffic analysis for this project. 3-63 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 2 This traffic report analyzes existing and future weekday daily, AM peak hour and PM peak hour traffic conditions for a near-term (Year 2019) traffic setting upon completion of the proposed Project. Near-term (Year 2019) cumulative daily and peak hour traffic forecasts were projected by incorporating a one percent (1.0%) annual growth rate and the trip generation potential of twenty- four (24) cumulative projects. 1.2 Study Area Four (4) key study intersections and one (1) key roadway segment have been identified for evaluation. Of the four (4) identified intersections, two (2) are located within the City of Santa Ana and two (2) are located in the City of Tustin. The one (1) roadway segment is located within the City of Santa Ana. The four (4) intersections/one (1) roadway segment listed below provide regional and local access to the study area and define the extent of the boundaries for this traffic impact investigation. Key Study Intersections 1. Tustin Avenue at Fourth Street (Santa Ana) 2. Tustin Avenue at First Street (Tustin) 3. SR-55 SB Ramps at Fourth Street (Santa Ana/Caltrans) 4. SR-55 NB Ramps at Fourth Street/Irvine Boulevard (Tustin/Caltrans) Key roadway segment A. Tustin Avenue, between Fourth Street and First Street (Santa Ana) Figure 1-1 presents a Vicinity Map, which illustrates the general location of the Project and depicts the study locations and surrounding street system. The Level of Service (LOS) investigations at these key locations were used to evaluate the potential traffic-related impacts associated with area growth, cumulative projects and the proposed Project. When necessary, this report recommends intersection and/or roadway improvements that may be required to accommodate future traffic volumes and restore/maintain an acceptable Level of Service, and/or mitigates the impact of the project. Included in this Focused Traffic Impact Analysis are:  Existing traffic counts,  Estimated project traffic generation/distribution/assignment,  Estimated cumulative project traffic generation/distribution/assignment,  AM and PM peak hour capacity analyses for existing conditions,  AM and PM peak hour capacity analyses for existing plus project conditions,  AM and PM peak hour capacity analyses for future near-term (Year 2019) traffic conditions without and with the proposed Project,  Site Access Evaluation,  Congestion Management Program Compliance Assessment, and  Roadway Segment Evaluation. 3-64 3-65 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 3 2.0 PROJECT DESCRIPTION The Project site is comprised of two parcels and is currently occupied by an existing gas station building and car wash at 325 N. Tustin Avenue and a sit-down restaurant at 301 N. Tustin Avenue. The site is generally located south of Fourth Street and east of Tustin Avenue. Both properties are located in the Professional (P) zoning district. 301 N. Tustin Avenue has a General Plan land use designation of Professional & Administrative Office (PAO) and 325 N. Tustin has the General Plan land use designation of General Commercial (GC). As proposed, the Project requires approval of a general plan amendment to change the land use designation from PAO to GC, zone change from P to Commercial General (C2). Figure 2-1 is an existing aerial photograph of the Project site. The Project will include the development of an express car wash and a gas station convenience store at 301 and 325 N. Tustin Avenue, respectively. The Project would include construction of a 118.5- foot express car wash tunnel to replace a 4,200 SF sit-down restaurant and a 12 pump gas service station with a 3,040 SF convenience store to replace the existing gas station building and car wash. Please note that the proposed Project will provide internal access between the two parcels. Table 2-1 provides a summary of the proposed Project components. The Project is expected to be constructed and completed by Year 2019, which has been utilized to assess the Project’s potential traffic impacts at full occupancy of the site within an opening year traffic setting. Figure 2-2 presents the site plan for the proposed Project prepared by Bundy Finkel Architects. 2.1 Site Access Vehicular access to the existing gas station at 325 N. Tustin Avenue is currently provided by one (1) right in-right out driveway on Tustin Avenue and two (2) right in-right out driveways on Fourth Street. Access to the existing restaurant at 301 N. Tustin Avenue is currently provided by one (1) full access driveway and one (1) right in-right out driveway on Tustin Avenue. Vehicular access will remain generally similar to the current driveways with the exception of the removal of the one (1) right in-right out driveway at the existing restaurant along Tustin Avenue and the western right in-right out driveway along Fourth Street. A total of three (3) driveways will provide access to the proposed Project site. 3-66 3-67 3-68 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 4 TABLE 2-1 PROJECT DEVELOPMENT SUMMARY1 Project Description Project Development Totals Existing Development  301 N. Tustin Avenue o Quality Restaurant 4,200 SF  325 N. Tustin Avenue o Gas Station With Convenience Market With Car Wash 8 VFP Proposed Development  301 N. Tustin Avenue o Express Car Wash 118.5 Feet  325 N. Tustin Avenue o Gas Station With Convenience Market 12 VFP Notes:  VFP = Vehicle Fueling Positions 1 Source: TCA Architects, 11/01/17. 3-69 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 5 3.0 EXISTING CONDITIONS 3.1 Existing Street System The principal local network of streets serving the project site includes Fourth Street, First Street, and Tustin Avenue. The following discussion provides a brief synopsis of these key area streets. The descriptions are based on an inventory of existing roadway conditions. Fourth Street is a six-lane, divided roadway oriented in the east-west direction that borders the Project site to the north. The posted speed limit on Fourth Street is 40 miles per hour (mph). On- street parking is not permitted along this roadway in the vicinity of the project. A traffic signal controls the study intersection of Fourth Street at Tustin Avenue. First Street is a four to six-lane, divided roadway oriented in the east-west direction that provides two or three lanes in each direction separated by a raised median island. The posted speed limit on First Street is 40 mph. On-street parking is not permitted along this roadway. A traffic signal controls the study intersections of First Street at Tustin Avenue. Tustin Avenue is a five-lane, divided roadway, oriented in the north-south direction. On-street parking is permitted along the west side of the roadway in the vicinity of the Project. The posted speed limit on Tustin Avenue is 40 mph. Traffic signals control the study intersections of Tustin Avenue at Fourth Street and First Street. Figure 3-1 presents an inventory of the existing roadway conditions for the arterials and intersections evaluated in this report. This figure identifies the number of travel lanes for key arterials, as well as intersection configurations and controls for the key area study intersections. 3.1.1 Public Transit Public transit bus service is provided in the project area by the Orange County Transportation Authority (OCTA). Two (2) OCTA bus routes operate within the vicinity of the Project site on First Street, Fourth Street and Tustin Avenue, which consist of the following:  OCTA Route 64 (Huntington Beach to Tustin): Route 64 is a community bus route serving the Cities of Huntington Beach, Westminster, Garden Grove, Santa Ana and Tustin. The major routes of travel include Bolsa Avenue, First Street and Newport Boulevard. Nearest to the project site are bus stops on First Street - eastbound and westbound of the intersection with Tustin Avenue. Route 64 operates on approximate 30-minute headways during weekdays and 20-minute headways on weekends.  OCTA Route 71 (Newport Beach to Placentia): Route 71 is a community bus route serving the Cities of Newport Beach, Costa Mesa, Irvine, Tustin, Santa Ana, Orange, Anaheim and Placentia. The major routes of travel include Newport Boulevard, Red Hill Avenue, Newport Avenue, First Street, Tustin Avenue and Rose Avenue. Nearest to the project site are bus stops on Tustin Avenue at the intersections with First Street and Fourth Street. Route 71 operates on approximate 30-minute headways during weekdays and 45-minute headways on weekends. 3-70 3-71 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 6 3.2 Existing Traffic Volumes Four (4) key study intersections and one (1) key roadway segment have been identified as the locations at which to evaluate existing and future traffic operating conditions. Some portion of potential project-related traffic will pass through each of these intersections, and their analysis will reveal the expected relative impacts of the project. These key locations were selected for evaluation based on discussions with City of Santa Ana staff and in consideration of Orange County CMP requirements. Existing daily, AM peak hour and PM peak hour traffic volumes for the key study intersections of Tustin Avenue at Fourth Street and Tustin Avenue at First Street, as well as the one (1) key roadway segment evaluated in this report were obtained from manual turning movement counts conducted by Transportation Studies, Inc. in October 2016. Please note that counts collected in October 2016 were grown by 1% to 2017 to create a 2017 baseline condition. Existing AM peak hour and PM peak hour traffic volumes for the key study intersections of SR-55 SB Ramps at Fourth Street and SR-55 NB Ramps at Fourth Street/Irvine Boulevard were obtained from manual turning movement counts conducted by AimTD LLC in May 2017. Figures 3-2 and 3-3 illustrate the existing AM and PM peak hour traffic volumes at the four (4) key study intersections evaluated in this report, respectively. Figure 3-3 also presents the existing average daily traffic volumes for the one (1) key roadway segment in the vicinity of the proposed Project. Please note that these existing volumes include the traffic generated by the existing land uses. Appendix B contains the detailed peak hour and daily traffic count sheets for the key intersections and roadway segments evaluated in this report. 3.3 Intersection Analysis Methodologies Existing AM and PM peak hour operating conditions for the four (4) key study intersections were evaluated using the Intersection Capacity Utilization (ICU) methodology for signalized intersections and the methodology outlined in the Highway Capacity Manual 6 (HCM 6) for the unsignalized Project driveways. 3.3.1 Intersection Capacity Utilization (ICU) Method of Analysis In conformance with City of Santa Ana, City of Tustin, and Orange County CMP requirements, existing AM and PM peak hour operating conditions for the key signalized study intersections were evaluated using the Intersection Capacity Utilization (ICU) method. The ICU technique is intended for signalized intersection analysis and estimates the volume to capacity (V/C) relationship for an intersection based on the individual V/C ratios for key conflicting traffic movements. The ICU numerical value represents the percent signal (green) time, and thus capacity, required by existing and/or future traffic. It should be noted that the ICU methodology assumes uniform traffic distribution per intersection approach lane and optimal signal timing. 3-72 3-73 3-74 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 7 Per City of Santa Ana requirements, the ICU calculations use a lane capacity of 1,700 vehicles per hour (vph) for through lanes and 1,600 vph for left-turn lanes and right-turn lanes. A clearance adjustment factor of 0.05 was added to each Level of Service calculation. Per City of Tustin requirements, the ICU calculations use a lane capacity of 1,700 for through and all turn lanes. A clearance adjustment factor of 0.05 was added to each Level of Service calculation. The ICU value translates to a Level of Service (LOS) estimate, which is a relative measure of the intersection performance. The ICU value is the sum of the critical volume to capacity ratios at an intersection; it is not intended to be indicative of the LOS of each of the individual turning movements. The six qualitative categories of Level of Service have been defined along with the corresponding ICU value range and are shown in Table 3-1. 3.3.2 Highway Capacity Manual 6 (HCM 6) Method of Analysis (Unsignalized Intersections) Two-way stop-controlled intersections are comprised of a major street, which is uncontrolled, and a minor street, which is controlled by stop signs. Level of service for a two-way stop-controlled intersection is determined by the computed or measured control delay. The control delay by movement, by approach, and for the intersection as a whole is estimated by the computed capacity for each movement. LOS is determined for each minor-street movement (or shared movement) as well as major-street left turns. The worst side street approach delay is reported. LOS is not defined for the intersection as a whole or for major-street approaches, as it is assumed that major-street through vehicles experience zero delay. The HCM control delay value range for two-way stop- controlled intersections is shown in Table 3-2. 3.3.3 Level of Service Criteria According to the Cities of Santa Ana and Tustin, LOS D is the minimum acceptable condition that should be maintained during the peak commute hours. However, the City of Santa Ana has defined exceptions to this criterion at specific locations within the study area. The City of Santa Ana has defined major development areas where LOS “E” is considered acceptable. Caltrans “endeavors to maintain a target LOS at the transition between LOS “C” and LOS “D” on State highway facilities”; it does not require that LOS “D” (shall) be maintained. However, Caltrans acknowledges that this may not always be feasible and recommends that the lead agency consult with Caltrans to determine the appropriate target LOS. Caltrans has determined that all state owned facilities that operate below LOS D should be identified and improved to an acceptable LOS. The Caltrans Traffic Impact Study Guidelines dated December 2002 does state that if an existing state owned facility operates at less than LOS D, the existing service level should be maintained. Based on the above, the following summarizes the LOS required for each key study intersection: 3-75 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 8 LOS “D” Requirements 2. Tustin Avenue at First Street 4. SR-55 NB Ramps at Fourth St/Irvine Blvd 3. SR-55 SB Ramps at Fourth Street LOS “E” Requirements 1. Tustin Avenue at Fourth Street 3-76 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 9 TABLE 3-1 LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS Level of Service (LOS) Intersection Capacity Utilization Value (V/C) Level of Service Description A  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 – 1.000 POOR. Represents the most vehicles intersection approaches can accommodate; may be long lines of waiting vehicles through several signal cycles. F > 1.000 FAILURE. Backups from nearby locations or on cross streets may restrict or prevent movement of vehicles out of the intersection approaches. Potentially very long delays with continuously increasing queue lengths. 3-77 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 10 TABLE 3-2 LEVEL OF SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS (HCM 6 METHODOLOGY)2 Level of Service (LOS) Highway Capacity Manual (HCM) Delay Per Vehicle (seconds/vehicle) Level of Service Description A  10.0 Little or no delay B > 10.0 and  15.0 Short traffic delays C > 15.0 and  25.0 Average traffic delays D > 25.0 and  35.0 Long traffic delays E > 35.0 and  50.0 Very long traffic delays F > 50.0 Severe congestion 2 Source: Highway Capacity Manual 6, Chapter 20: Two-Way Stop-Controlled Intersections. The LOS criteria apply to each lane on a given approach and to each approach on the minor street. LOS is not calculated for major-street approaches or for the intersection as a whole. 3-78 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 11 3.4 Existing Level of Service Results Table 3-3 summarizes the existing peak hour service level calculations for the four (4) key study intersections based on existing traffic volumes and current street geometrics. Review of Table 3-3 indicates that three (3) of the four (4) key study intersections currently operate at an acceptable level of service during the AM and PM peak hours. The exception is SR-55 SB Ramps at Fourth Street, which currently operates at unacceptable LOS E during the AM peak hour. Appendix C presents the ICU/LOS calculation worksheets for the four (4) key study intersections for the AM peak hour and PM peak hour. 3-79 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 12 TABLE 3-3 EXISTING PEAK HOUR INTERSECTION CAPACITY ANALYSIS Key Intersection Jurisdiction Minimum Acceptable LOS Control Type Time Period ICU/HCM LOS 1. Tustin Avenue at Fourth Street Santa Ana E 8 Traffic Signal AM 0.602 B PM 0.783 C 2. Tustin Avenue at First Street Tustin D 6 Traffic Signal AM 0.490 A PM 0.517 A 3. SR-55 SB Ramps at Fourth Street Santa Ana/ Caltrans D 3 Traffic Signal AM 0.902 E PM 0.783 C 4. SR-55 NB Ramps at Fourth Street/Irvine Boulevard Tustin/ Caltrans D 3 Traffic Signal AM 0.699 B PM 0.757 C 3-80 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 13 4.0 TRAFFIC FORECASTING METHODOLOGY In order to estimate the traffic impact characteristics of the proposed Project, a multi-step process has been utilized. The first step is traffic generation, which estimates the total arriving and departing traffic on a peak hour and daily basis. The traffic generation potential is forecast by applying the appropriate vehicle trip generation equations or rates to the project development tabulation. The second step of the forecasting process is traffic distribution, which identifies the origins and destinations of inbound and outbound project traffic. These origins and destinations are typically based on demographics and existing/expected future travel patterns in the study area. The third step is traffic assignment, which involves the allocation of project traffic to study area streets and intersections. Traffic assignment is typically based on minimization of travel time, which may or may not involve the shortest route, depending on prevailing operating conditions and travel speeds. Traffic distribution patterns are indicated by general percentage orientation, while traffic assignment allocates specific volume forecasts to individual roadway links and intersection turning movements throughout the study area. With the forecasting process complete and project traffic assignments developed, the impact of the proposed project is isolated by comparing operational (LOS) conditions at selected key intersections using expected future traffic volumes with and without forecast project traffic. The need for site- specific and/or cumulative local area traffic improvements can then be evaluated and the significance of the project’s impacts identified. 3-81 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 14 5.0 PROJECT TRAFFIC CHARACTERISTICS 5.1 Project Traffic Generation Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land use. Generation equations and/or rates used in the traffic forecasting procedure are found in the 9th Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE) [Washington D.C., 2012]. Table 5-1 summarizes the trip generation rates used in forecasting the vehicular trips generated by the proposed Project and also presents the project’s forecast peak hour and daily traffic volumes. As shown in the upper portion of Table 5-1, ITE Land Use 931: Quality Restaurant and ITE Land Use 946: Gasoline/Service Station With Convenience Market and Car Wash trip rates will be used to forecast the trip generation of the existing development. ITE Land Use 945: Gasoline/Service Station With Convenience Market will be used to forecast the trip generation of the gas station portion of the proposed Project. Empirical trip generation estimates at Victorville Speedwash collected on February 7, 2014 will be used to forecast the trip generation of the express car wash portion of the proposed Project. A review of the middle portion of this table indicates that the existing land uses generate 1,257 daily trips, with 39 trips (21 inbound, 18 outbound) produced in the AM peak hour and 66 trips (37 inbound, 29 outbound) produced in the PM peak hour. A review of the lower portion of Table 5-1 indicates that the proposed Project is forecast to generate 2,235 daily trips, with 89 trips (48 inbound, 41 outbound) produced in the AM peak hour and 152 trips (76 inbound, 76 outbound) produced in the PM peak hour. Review of the last row of Table 5-1 shows that with application of existing trip credits, the proposed Project is forecast to generate a new of 978 daily trips, a net of 50 (27 inbound, 23 outbound) AM peak hour trips, and a net of 86 (39 inbound, 47 outbound) PM peak hour trips. 5.2 Project Trip Distribution and Assignment Figures 5-1 and 5-2 present the trip distribution pattern for the gas station and commercial components proposed Project, respectively. Project traffic volumes both entering and exiting the project site have been distributed and assigned to the adjacent street system based on the following considerations:  location of site access points in relation to the surrounding street system,  the site's proximity to major traffic carriers and regional access routes,  physical characteristics of the circulation system such as lane channelization and presence of traffic signals that affect travel patterns,  presence of traffic congestion in the surrounding vicinity, and  ingress/egress availability at the project site. 3-82 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 15 The anticipated near-term AM and PM peak hour project traffic volumes associated with the proposed Project (the net trip volumes and existing trip credits) are presented in Figures 5-3 and 5-4, respectively. Figure 5-4 also presents the daily Project traffic volumes. The traffic volume assignments presented in Figures 5-3 and 5-4 reflect the traffic distribution characteristics shown in Figures 5-1 and 5-2 and the traffic generation forecast presented in Table 5-1. 5.3 Existing Plus Project Traffic Conditions The Existing Plus Project traffic conditions have been generated based upon existing conditions and the estimated project traffic. These forecast traffic conditions have been prepared pursuant to the California Environmental Quality Act (CEQA) guidelines, which require that the potential impacts of a Project be evaluated upon the circulation system as it currently exists. This traffic volume scenario and the related intersection capacity analyses will identify the roadway improvements necessary to mitigate the direct traffic impacts of the Project, if any. Figures 5-5 and 5-6 present projected AM and PM peak hour traffic volumes at the four (4) key study intersections and three (3) Project driveways with the addition of the trips generated by the proposed Project to existing traffic volumes. Figure 5-6 also presents the Existing Plus Project daily traffic volumes. 3-83 3-84 3-85 3-86 3-87 3-88 3-89 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 16 TABLE 5-1 PROJECT TRIP GENERATION RATES AND FORECAST3 Description Daily 2-Way AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total Trip Generation Rates:  931: Quality Restaurant (TE/TSF) 89.95 100% 0% 0.81 67% 33% 7.49  945: Gasoline/Service Station With Convenience Market (TE/VFP) 162.78 50% 50% 10.16 50% 50% 13.51  946: Gasoline/Service Station With Convenience Market and Car Wash (TE/VFP) 152.84 51% 49% 11.84 51% 49% 13.86  Empirical Trip Generation Estimates for Speedwash (TE/LFWT) 5 8.663 0.275 0.204 0.479 0.450 0.463 0.913 Existing Development Trip Generation:  Gas Station With Market With Car Wash (8 VFP) 1,223 48 47 95 57 54 111 Pass-By (Daily 25%, AM 62%, PM 56%) -306 -30 -29 -59 -32 -30 -62 Existing Gas Station Subtotal 917 18 18 36 25 24 49  Quality Restaurant (4,200 SF) 378 3 0 3 21 10 31 Pass-By (Daily 10%, AM 0%, PM 44%) -38 0 0 0 -9 -5 -14 Existing Restaurant Subtotal 340 3 0 3 12 5 17 Proposed Project Trip Generation:  Gas Station With Market (12 VFP) 1,953 61 61 122 81 81 162 Pass-By (Daily 25%, AM 62%, PM 56%) -488 -38 -38 -76 -45 -46 -91 Proposed Gas Station Subtotal 1,465 23 23 46 36 35 71  Express Car Wash (118.5 Feet of Tunnel) 1,027 33 24 57 53 55 108 Pass-By (Daily 25%, AM 25%, PM 25%) -257 -8 -6 -14 -13 -14 -27 Proposed Car Wash Subtotal 770 25 18 43 40 41 81 Total Existing Development Trip Generation (A) 1,257 21 18 39 37 29 66 Total Proposed Project Trip Generation (B) 2,235 48 41 89 76 76 152 Total Net Project Trip Generation (C) = (B) – (A) 978 27 23 50 39 47 86 Notes:  TE/TSF = Trip End per 1,000 Square Feet of Gross Floor Area  TE/VFP = Trip End per Vehicle Fueling Position  TE/LFWP = Trip End per Linear Feet of Wash Tunnel 3 Source: Trip Generation, 9th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2012). 5 Based on driveway traffic counts conducted on Friday (2/7/2014) at Victorville Speedwash (12147 Industrial Boulevard, Victoriville). 3-90 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 17 6.0 FUTURE TRAFFIC CONDITIONS 6.1 Ambient Traffic Growth Horizon year, background traffic growth estimates have been calculated using an ambient traffic growth factor. The ambient traffic growth factor is intended to include unknown and future cumulative projects in the study area, as well as account for regular growth in traffic volumes due to the development of projects outside the study area. The future growth in traffic volumes has been calculated at one percent (1.0%) per year. Applied to the Year 2017 existing traffic volumes, this factor results in a 2.0% growth in existing volumes to the near-term horizon year 2019. 6.2 Cumulative Projects Traffic Characteristics In order to make a realistic estimate of future on-street conditions prior to implementation of the proposed Project, the status of other known development projects (cumulative projects) within a two-mile radius of the proposed project has been researched at the City of Santa Ana and City of Tustin. With this information, the potential impact of the proposed Project can be evaluated within the context of the cumulative impact of all ongoing development. Based on our research during the scoping process, there are sixteen (16) cumulative projects in the City of Santa Ana and eight (8) cumulative projects in the City of Tustin that are being processed for approval. These twenty-four (24) cumulative projects have been included as part of the cumulative background setting. Table 6-1 provides a brief description for each of the twenty-four (24) cumulative projects. Figure 6-1 graphically illustrates the location of the twenty-four (24) cumulative projects. These cumulative projects are expected to generate vehicular traffic, which may affect the operating conditions of the key study intersections. Table 6-2 summarizes the trip generation potential for all twenty-four (24) cumulative projects on a daily and peak hour basis for a typical weekday. As shown, the cumulative projects are expected to generate 30,720 daily trips, with 2,501 trips (1,176 inbound, 1,325 outbound) anticipated during the AM peak hour and 2,962 trips (1,506 inbound, 1,456 outbound) produced during the PM peak hour. The AM and PM peak hour traffic volumes associated with the twenty-four (24) cumulative projects in the Year 2019 are presented in Figures 6-2 and 6-3, respectively. Figure 6-3 also presents the daily related project traffic volumes. 6.2.1 Year 2019 Traffic Volumes Figures 6-4 and 6-5 present the AM and PM peak hour cumulative traffic volumes (existing traffic + ambient growth + cumulative projects) at the four (4) key study intersections for the Year 2019. Figure 6-5 also presents the Year 2019 daily cumulative traffic volumes. Figures 6-6 and 6-7 illustrate the Year 2019 forecast AM and PM peak hour traffic volumes, with the inclusion of the trips generated by the proposed Project. Figure 6-7 also presents the Year 2019 daily cumulative plus project traffic volumes. 3-91 3-92 3-93 3-94 3-95 3-96 3-97 3-98 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 18 TABLE 6-1 LOCATION AND DESCRIPTION OF CUMULATIVE PROJECTS7 No. Cumulative Project Location/Address Description City of Santa Ana Development 1. Artist Gateway 117 South Sycamore Street 14 DU Live/Work 2. Depot at Santiago 923 North Santiago Street 70 DU Apartments, 12.623 TSF Retail/Office 3. Lotus Townhomes 627 East Washington Avenue 8 DU Townhomes 4. Rocket Express Car Wash 1703 East Seventeenth Street 4.995 TSF Car Wash, 20.146 TSF Existing Commercial Demolition 5. Sexlinger Homes and Orchard 1584 East Santa Clara Avenue 24 DU Single Family Detached 6. First Street Family Apartments 1440 East First Street 69 DU Apartments, 47.04 TSF Existing Office Demolition 7. One Broadway Plaza 1109 North Broadway 518.000 SF Office Tower with 16.000 TSF of Restaurant Floor Area 8. East First Street Apartments 2222 East First Street 419 DU Senior Residential Apartments 9. First Street Care Home 2151 East First Street Convert 75 Room Motel to 72 DU Supportive Housing Apartments 10. Tom’s Trucks Residential Development 1008 East Fourth Street 170 DU Single Family Detached 11. The Madison 200 N. Cabrillo Park Drive 260 DU Apartments, 6,561 TSF Commercial 12. 2114 East First Apartments 2114 East First Street 694 DU Affordable Apartments, 9.700 TSF Commercial 13. 888 Adaptive Reuse 888 North Main Street 146 Condominiums 14. Elk’s Lodge 1701 East St. Andrew Place 46.438 TSF Lodge 15. Hampton Inn Hotel 2129 North Main Street 135 Room Hotel 16. Tustin Avenue Retail 1660 E. First Street 601 DU Apartments, 16.430 TSF Commercial City of Tustin Development 17. Tustin Red Hill Mixed-Use 13751-13841 Red Hill Avenue 201 DU Apartments, 3.000 TSF Health Club, 10.000 TSF General Office, 4.000 TSF Shopping Center, 3.000 TSF High- Turnover Restaurant 18. 4 Unit Condominium Complex 1051 Bonita Street 4 DU Condominiums 19. 5 Detached Residential Condos 1381-1391 San Juan Street 5 DU Condominiums 20. New Office Building 721 West First Street 7.200 TSF Office 21. Restaurant 14232 Newport Avenue 1.800 TSF Fast-Food Restaurant w/ Drive-Thru 7 Source: City of Santa Ana and City of Tustin Planning Department staff. 3-99 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 19 TABLE 6-1 (CONTINUED) LOCATION AND DESCRIPTION OF CUMULATIVE PROJECTS8 No. Cumulative Project Location/Address Description 22. Grace Harbor Church 12881 Newport Avenue 10.015 TSF 2-story Classroom 23. Habitat for Humanity 140 South A Street 2 DU Condominiums 24. Intracorp So Cal-1 420 West 6th Street 140 DU Single Family Attached 8 Source: City of Santa Ana and City of Tustin Planning Department staff. 3-100 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 20 TABLE 6-2 CUMULATIVE PROJECTS TRIP GENERATION FORECAST9 Cumulative Project Description Daily 2-Way AM Peak Hour PM Peak Hour Enter Exit Total Enter Exit Total 1. Artist Gateway 93 1 6 7 6 3 9 2. Depot at Santiago 658 15 32 47 31 24 55 3. Lotus Townhomes 46 1 3 4 3 1 4 4. Rocket Express Car Wash 529 15 15 30 21 20 41 5. Sexlinger Homes and Orchard 229 5 13 18 15 9 24 6. First Street Family Apartments 459 7 28 35 28 15 43 7. One Broadway Plaza 6,175 641 94 735 198 596 794 8. East First Street Apartments 1,524 30 59 89 60 51 111 9. First Street Care Home 479 7 30 37 29 16 45 10. Tom’s Trucks Residential Development 1,618 32 96 128 107 63 170 11. The Madison 2,010 30 104 134 115 69 184 12. 2114 East First Apartments 4,988 76 286 362 291 163 454 13. 888 Adaptive Reuse 848 11 53 64 51 25 76 14. Elk’s Lodge 1,571 63 32 95 62 65 127 15. Hampton Inn Hotel 1,103 42 30 72 41 40 81 16. Tustin Avenue Retail 4,464 67 240 307 257 155 412 17. Tustin Red Hill Mixed-Use 2,098 57 102 159 115 81 196 18. 4 Unit Apartment Complex 27 0 2 2 1 1 2 19. 5 Detached Residential Condos 29 0 2 2 2 1 3 20. New Office Building 122 15 2 17 3 13 16 21. Restaurant 670 21 21 42 15 14 29 22. Grace Harbor Church 155 29 23 52 5 7 12 23. Habitat for Humanity 12 0 1 1 1 0 1 24. Intracorp So Cal-1 813 11 51 62 49 24 73 Cumulative Projects Total Trip Generation Potential 30,720 1,176 1,325 2,501 1,506 1,456 2,962 9 Source: Trip Generation, 9th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2012). 3-101 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 21 7.0 TRAFFIC IMPACT ANALYSIS METHODOLOGY The relative impact of the proposed Project during the AM peak hour and PM peak hour was evaluated based on analysis of future operating conditions at the four (4) key study intersections, without, then with, the proposed Project. The previously discussed capacity analysis procedures were utilized to investigate the future volume-to-capacity relationships and service level characteristics at each study intersection. The significance of the potential impacts of the Project at each key intersection was then evaluated using the following traffic impact criteria. 7.1 Impact Criteria and Thresholds 7.1.1 City of Santa Ana For the study intersection solely under the jurisdiction of the City of Santa Ana, impacts to local and regional transportation systems are considered significant if:  An unacceptable peak hour Level of Service (LOS) at any of the key intersections is projected and the project increases traffic demand at the study intersection by 1% of capacity (ICU increase  0.010). The City of Santa Ana considers LOS D (ICU = 0.801 - 0.900) to be the minimum acceptable LOS for all intersections, except for those locations located within the City’s defined major development areas, where LOS E is considered acceptable. Based on the above, the following summarizes the LOS required for the Santa Ana key study intersection: LOS “D” Requirements 3. SR-55 SB Ramps at Fourth Street LOS “E” Requirements 1. Tustin Avenue at Fourth Street  At unsignalized intersections, an impact is considered to be significant if the project causes an intersection at LOS D or better to degrade to LOS E or F and the traffic signal warrant analysis determines that a signal is justified. 7.1.2 City of Tustin For the study intersection within the jurisdiction of the City of Tustin, impacts to local and regional transportation systems are considered significant if:  An unacceptable peak hour Level of Service (LOS) at any of the key intersections is projected and, for this analysis, if the project increases traffic demand at the study intersection by 1% of capacity (ICU increase  0.010), causing or worsening LOS E or F (ICU > 0.901), the impact is considered significant. The City of Tustin considers LOS D to be the minimum acceptable condition that should be maintained during the peak commute hours at the intersection listed below: 3-102 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 22 LOS “D” Requirements 2. Tustin Avenue at First Street 4. SR-55 NB Ramps at Fourth Street/Irvine Boulevard 7.2 Traffic Impact Analysis Scenarios The following scenarios are those for which volume/capacity calculations have been performed at the four (4) key intersections for existing plus project, near-term (Year 2019) traffic conditions: A. Existing Traffic Conditions; B. Existing Plus Project Traffic Conditions; C. Scenario (B) with Improvements, if necessary; D. Near-Term (Year 2019) Cumulative Traffic Conditions, E. Near-Term (Year 2019) Cumulative plus Project Traffic Conditions; F. Scenario (E) with Improvements, if necessary; and G. Scenario (H) with Improvements, if necessary. 3-103 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 23 8.0 PEAK HOUR INTERSECTION CAPACITY ANALYSIS 8.1 Existing Plus Project Analysis Table 8-1 summarizes the peak hour Level of Service results at the four (4) key study intersections for existing plus project traffic conditions. The first column (1) of ICU/LOS values in Table 8-1 presents a summary of existing AM and PM peak hour traffic conditions (which were also presented in Table 3-3). The second column (2) lists existing plus project traffic conditions. The third column (3) shows the increase in ICU value due to the added peak hour Project trips and indicates whether the traffic associated with the Project will have a significant impact based on the LOS standards and significant impact criteria defined in this report. The fourth column (4) presents the resultant level of service with the inclusion of recommended traffic improvements, where needed, to achieve an acceptable level of service. 8.1.1 Existing Plus Project Traffic Conditions Review of columns (2) and (3) of Table 8-1 indicate that traffic associated with the proposed Project will not significantly any of the four (4) key study intersections, when compared to the LOS standards and significant impact criteria specified in this report. Although the intersection of SR-55 SB Ramps at Fourth Street is forecast to operate at LOS E during the AM peak hour with the addition of Project traffic, the proposed Project is expected to add less than 0.010 to the ICU value. The remaining three (3) intersections are forecast to continue to operate at an acceptable LOS with the addition of project generated traffic. Appendix C presents the existing plus project ICU/LOS calculations for the four (4) key study intersections. 3-104 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 24 TABLE 8-1 EXISTING PLUS PROJECT PEAK HOUR INTERSECTION CAPACITY ANALYSIS SUMMARY Key Intersection Minimum Acceptable LOS Time Period (1) Existing Traffic Conditions (2) Existing Plus Project Traffic Conditions (3) Significant Impact (4) Existing Plus Project Plus Improvements Traffic Conditions ICU LOS ICU LOS Increase Yes/No ICU LOS 1. Tustin Avenue at Fourth Street E AM 0.602 B 0.609 B 0.007 No -- -- PM 0.783 C 0.794 C 0.011 No -- -- 2. Tustin Avenue at First Street D AM 0.490 A 0.496 A 0.006 No -- -- PM 0.517 A 0.528 A 0.011 No -- -- 3. SR-55 SB Ramps at Fourth Street D AM 0.902 E 0.905 E 0.003 No -- -- PM 0.783 C 0.788 C 0.005 No -- -- 4. SR-55 NB Ramps at Fourth St/Irvine Blvd D AM 0.699 B 0.701 C 0.002 No -- -- PM 0.757 C 0.761 C 0.004 No -- -- Note:  Bold ICU/LOS values indicate adverse service levels based on the Cities LOS standards. 3-105 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 25 8.2 Year 2019 Traffic Conditions Table 8-2 summarizes the peak hour Level of Service results at the four (4) key study intersections for the Year 2019 horizon year. The first column (1) of ICU/LOS values in Table 8-2 presents a summary of existing AM and PM peak hour traffic conditions. The second column (2) lists projected cumulative traffic conditions (existing plus ambient plus cumulative projects traffic) based on existing intersection geometry, but without any traffic generated from the proposed Project. The third column (3) presents forecast Year 2019 near-term traffic conditions with the addition of Project traffic. The fourth column (4) shows the increase in ICU value due to the added peak hour Project trips and indicates whether the traffic associated with the Project will have a significant impact based on the LOS standards and significant impact criteria defined in this report. The fifth column (5) presents the resultant level of service with the inclusion of recommended traffic improvements, where needed, to achieve an acceptable level of service. 8.2.1 Year 2019 Cumulative Traffic Conditions An analysis of future (Year 2019) background traffic conditions indicates that with the addition of ambient traffic growth and cumulative projects traffic, one (1) of the four (4) key study intersections will operate at an adverse LOS. The location identified below is forecast to operate at an unacceptable level of service: AM Peak Hour PM Peak Hour Key Intersection ICU/HCM LOS ICU/HCM LOS 6. SR-55 SB Ramps at Fourth Street 0.968 E -- -- The remaining three (3) key study intersections are forecast to continue to operate at an acceptable LOS based on the LOS criteria identified in this report. 8.2.2 Year 2019 Cumulative Plus Project Conditions Review of columns (3) and (4) of Table 8-2 indicate that traffic associated with the proposed Project will not significantly impact any of the four (4) key study intersections, when compared to the LOS standards and significant impact criteria specified in this report. Although the intersection of SR-55 SB Ramps at Fourth Street is forecast to operate at an adverse LOS E during the AM peak hour, with the addition of Project traffic, the proposed Project is expected to add less than 0.010 to the ICU value. The remaining three (3) key study intersections are forecast to continue to operate at an acceptable LOS with the addition of project generated traffic in the Year 2019. Appendix C also presents the near-term ICU/LOS calculations for the four (4) key study intersections. 3-106 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 26 TABLE 8-2 YEAR 2019 PEAK HOUR INTERSECTION CAPACITY ANALYSIS SUMMARY Key Intersection Minimum Acceptable LOS Time Period (1) Existing Traffic Conditions (2) Year 2019 Cumulative Traffic Conditions (3) Year 2019 Plus Project Traffic Conditions (4) Significant Impact (5) Year 2019 Plus Project Plus Improvements Traffic Conditions ICU LOS ICU LOS ICU LOS Increase Yes/No ICU LOS 1. Tustin Avenue at Fourth Street E AM 0.602 B 0.746 C 0.766 C 0.020 No -- -- PM 0.783 C 0.849 D 0.860 D 0.011 No -- -- 2. Tustin Avenue at First Street D AM 0.490 A 0.606 B 0.612 B 0.006 No -- -- PM 0.517 A 0.599 A 0.607 B 0.008 No -- -- 3. SR-55 SB Ramps at Fourth Street D AM 0.902 E 0.968 E 0.971 E 0.003 No -- -- PM 0.783 C 0.847 D 0.852 D 0.005 No -- -- 4. SR-55 NB Ramps at Fourth St/Irvine Blvd D AM 0.699 B 0.777 C 0.779 C 0.002 No -- -- PM 0.757 C 0.822 D 0.827 D 0.005 No -- -- Notes:  Bold ICU/LOS values indicate adverse service levels based on the Cities LOS standards. 3-107 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 27 9.0 SITE ACCESS AND INTERNAL CIRCULATION EVALUATION 9.1 Site Access Vehicular access to the existing gas station at 325 N. Tustin Avenue is currently provided by one (1) right in-right out driveway on Tustin Avenue and four (4) right in-right out driveways on Fourth Street. Access to the existing restaurant at 301 N. Tustin Avenue is currently provided by one (1) full access driveway and one (1) right in-right out driveway on Tustin Avenue. Vehicular access will remain generally similar to the current driveways with the exception of the removal of the one (1) right in-right out driveway at the existing restaurant along Tustin Avenue and the westerly right in-right out driveway along Fourth Street. A total of three (3) driveways will provide access to the proposed Project site. Table 9-1 summarizes the intersection level of service results for the three (3) proposed Project driveways under near-term (Year 2019) traffic conditions at completion and full occupancy of the proposed Project. As shown, these key study intersections are forecast to operate at LOS C or better during the AM peak hour and PM peak hour. Appendix D presents the near-term HCM/LOS calculations for the three (3) Project driveways. 9.2 Internal Circulation Evaluation The on-site circulation was evaluated in terms of vehicle-pedestrian conflicts. Based on our review of the preliminary site plan, the overall layout does not create any unsafe vehicle-pedestrian conflict points and the driveway throating is sufficient such that access to parking spaces is not impacted by internal vehicle queuing/stacking. Curb return radii have been confirmed and are adequate for service/delivery trucks and trash trucks. The on-site circulation is very good based on our review of the proposed site plan, whereas the alignment, spacing, and throating of the Project driveways is adequate. The circulation around the buildings is adequate with sufficient sight distance along the drive aisles. 3-108 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 28 TABLE 9-1 PROJECT DRIVEWAY PEAK HOUR INTERSECTION CAPACITY ANALYSIS SUMMARY Key Intersection Intersection Control Time Period (1) Year 2019 Plus Project Traffic Conditions Delay (s/v) LOS A. Project Driveway 1 at Fourth Street One-Way Stop AM 23.3 C PM 21.7 C B. Tustin Avenue at Project Driveway 2 One-Way Stop AM 12.6 B PM 16.5 C C. Tustin Avenue at Project Driveway 3 One-Way Stop AM 14.6 B PM 25.0 C Notes:  Bold Delay/LOS values indicate adverse service levels based on the Cities LOS standards  s/v = seconds per vehicle 3-109 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 29 10.0 RECOMMENDED INTERSECTION IMPROVEMENTS For those intersections where projected traffic volumes are expected to result in unacceptable operating conditions, this report recommends (identifies) improvement measures that change the intersection geometry to increase capacity. These capacity improvements involve roadway widening and/or re-striping to reconfigure (add lanes) to specific approaches of a key intersection. The identified improvements are expected to:  mitigate the impact of existing traffic, Project traffic and future non-project (ambient traffic growth and cumulative project) traffic and  improve Levels of Service to an acceptable range and/or to pre-project conditions. 10.1 Existing Plus Project Traffic Conditions The results of the intersection capacity analysis presented previously in Table 8-1 shows that the proposed Project will not significantly impact any of the four (4) key study intersections under the “Existing Plus Project” traffic scenario. Given that there are no significant project impacts, no improvements are required under this traffic scenario. 10.2 Year 2019 Plus Project Traffic Conditions The results of the intersection capacity analyses presented previously in Table 8-2 shows that the proposed Project will not significantly impact any of the four (4) key study intersections under the “Year 2019 Plus Project” traffic scenario. Given that there are no significant project impacts, no improvements are required under this traffic scenario. 3-110 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 30 11.0 CONGESTION MANAGEMENT PROGRAM (CMP) COMPLIANCE ASSESSMENT This analysis is consistent with the requirements and procedures outlined in the current Orange County Congestion Management Program (CMP). The CMP requires that a traffic impact analysis be conducted for any project generating 2,400 or more daily trips, or 1,600 or more daily trips for projects that directly access the CMP Highway System (HS). Per the CMP guidelines, this number is based on the desire to analyze any impacts that will be 3.0% or more of the existing CMP highway system facilities’ capacity. However, as noted in this focused traffic study, the proposed Project is expected to generate a net of 878 daily trips, and thus does not meet the criteria required for a CMP traffic analysis. Therefore, it is concluded that the proposed Project will not have any significant traffic impacts on the Congestion Management Program Highway System. 3-111 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 31 12.0 STATE OF CALIFORNIA (CALTRANS) METHODOLOGY In conformance with the current Caltrans Guide for the Preparation of Traffic Impact Studies, existing and projected AM and PM peak hour operating conditions at the two (2) state-controlled study intersections within the study area have been evaluated using the Highway Capacity Manual 6th Edition operations method of analysis. These state-controlled locations include the following intersections: 3. SR- 55 Ramps at Fourth Street 4. SR-55 NB Ramps at Fourth St/Irvine Blvd Caltrans “endeavors to maintain a target LOS at the transition between LOS “C” and LOS “D” on State highway facilities”; it does not require that LOS “D” (shall) be maintained. However, Caltrans acknowledges that this may not always be feasible and recommends that the lead agency consult with Caltrans to determine the appropriate target LOS. For this analysis, LOS D is the target level of service standard and will be utilized to assess the project impacts at the state-controlled study intersections. 12.1 Highway Capacity Manual (HCM) Method of Analysis (Signalized Intersections) AM and PM peak hour operating conditions for the key study intersections were evaluated using the methodology outlined in Chapter 19 of the Highway Capacity Manual 6 (HCM 6) for signalized intersections. Based on the HCM operations method of analysis, level of service for signalized intersections and approaches is defined in terms of control delay, which is a measure of the increase in travel time due to traffic signal control, driver discomfort, and fuel consumption. Control delay includes the delay associated with vehicles slowing in advance of an intersection, the time spent stopped on an intersection approach, the time spent as vehicles move up in the queue, and the time needed for vehicles to accelerate to their desired speed. LOS criteria for traffic signals are stated in terms of the control delay in seconds per vehicle. The LOS thresholds established for the automobile mode at a signalized intersection are shown in Table 12-1. 3-112 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 32 TABLE 12-1 LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS (HCM 6 METHODOLOGY)10 Level of Service (LOS) Control Delay Per Vehicle (seconds/vehicle) Level of Service Description A < 10.0 This level of service occurs when progression is extremely favorable and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. B > 10.0 and < 20.0 This level generally occurs with good progression, short cycle lengths, or both. More vehicles stop than with LOS A, causing higher levels of average delay. C > 20.0 and < 35.0 Average traffic delays. These higher delays may result from fair progression, longer cycle lengths, or both. Individual cycle failures may begin to appear at this level. The number of vehicles stopping is significant at this level, though many still pass through the intersection without stopping. D > 35.0 and < 55.0 Long traffic delays At level D, the influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle lengths, or high v/c ratios. Many vehicles stop and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. E > 55.0 and < 80.0 Very long traffic delays This level is considered by many agencies to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths and high v/c ratios. Individual cycle failures are frequent occurrences. F  80.0 Severe congestion This level, considered to be unacceptable to most drivers, often occurs with over saturation, that is, when arrival flow rates exceed the capacity of the intersection. It may also occur at high v/c ratios below 1.0 with many individual cycle failures. Poor progression and long cycle lengths may also be major contributing factors to such delay levels. 10 Source: Highway Capacity Manual 6, Chapter 19: Signalized Intersections. 3-113 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 33 12.2 Existing Plus Project Traffic Conditions – Caltrans Methodology Table 12-2 summarizes the existing plus project peak hour HCM level of service results at the two (2) state-controlled study intersections within the study area. The first column (1) of HCM/LOS values in Table 12-2 presents a summary of existing traffic conditions. The second column (2) presents existing plus project traffic conditions. The third column (3) indicates whether the traffic associated with the Project will have an impact based on the LOS standards defined in this report. The fourth column (4) presents the resultant level of service with the inclusion of recommended traffic improvements, where needed, to achieve an acceptable level of service. 12.2.1 Existing Traffic Conditions Review of column (1) of Table 12-2 indicates that all two (2) state-controlled study intersections currently operate an acceptable LOS C or better during the AM and PM peak hours. 12.2.2 Existing Plus Project Traffic Conditions Review of columns (2) and (3) of Table 12-2 indicates that traffic associated with the proposed Project will not significantly impact any of the two (2) state-controlled study intersections, when compared to the LOS standards and significant impact criteria specified in this report. Appendix E presents the Caltrans level of service calculation worksheets for the two (2) state- controlled study intersections. 3-114 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 34 12.3 Year 2019 Traffic Conditions – Caltrans Methodology Table 12-3 summarizes the Year 2019 peak hour HCM level of service results at the two (2) state- controlled study intersections within the study area. The first column (1) of HCM/LOS values in Table 12-3 presents a summary of existing traffic conditions. The second column (2) presents Year 2019 cumulative traffic conditions based on existing intersection geometry, but without any project generated traffic. The third column (3) presents future forecast traffic conditions with the addition of Project traffic. Column four (4) indicates whether the traffic associated with the Project will have an impact based on the LOS standards defined in this report. The fifth column (5) presents the resultant level of service with the inclusion of recommended traffic improvements, where needed, to achieve an acceptable level of service. 12.3.1 Year 2019 Cumulative Traffic Conditions An analysis of future (Year 2019) cumulative traffic conditions indicates that with the addition of ambient traffic growth and related projects traffic, both state-controlled study intersections currently operate an acceptable LOS C or better during the AM and PM peak hours. 12.3.2 Year 2019 Cumulative Plus Project Traffic Conditions Review of columns (3) and (4) of Table 12-3 indicates that traffic associated with the proposed Project will not significantly impact any of the two (2) state-controlled study intersections, when compared to the LOS standards and significant impact criteria specified in this report. Appendix E presents the Caltrans level of service calculation worksheets for the two (2) state- controlled study intersections. 3-115 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 35 TABLE 12-2 EXISTING PLUS PROJECT PEAK HOUR INTERSECTION CAPACITY ANALYSIS - CALTRANS Key Intersection Time Period (1) Existing Traffic Conditions (2) Existing Plus Project Traffic Conditions (3) Impact (4) Existing Plus Project Plus Improvements Traffic Conditions HCM (s/v) HCM (s/v) HCM (s/v) LOS Yes/No HCM (s/v) LOS 3. SR-55 SB Ramps at Fourth Street AM PM 25.8 C 26.0 C No -- -- 22.3 C 22.4 C No -- -- 4. SR-55 NB Ramps at Fourth Street/Irvine Blvd AM PM 22.6 C 22.7 C No -- -- 21.0 C 21.2 C No -- -- Notes:  s/v = seconds per vehicle 3-116 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 36 TABLE 12-3 YEAR 2019 PEAK HOUR INTERSECTION CAPACITY ANALYSIS - CALTRANS Key Intersection Time Period (1) Existing Traffic Conditions (2) Year 2019 Cumulative Traffic Conditions (3) Year 2019 Cumulative Plus Project Traffic Conditions (4) Impact (5) Year 2019 Cumulative Plus Project Plus Improvements Traffic Conditions HCM (s/v) LOS HCM (s/v) LOS HCM (s/v) LOS Yes/No HCM LOS 3. SR-55 SB Ramps at Fourth Street AM PM 25.8 C 32.7 C 32.8 C No -- -- 22.3 C 25.0 C 25.8 C No -- -- 4. SR-55 NB Ramps at Fourth Street/Irvine Blvd AM PM 22.6 C 26.9 C 27.0 C No -- -- 21.0 C 27.0 C 27.4 C No -- -- Notes:  s/v = seconds per vehicle 3-117 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 37 12.4 Recommended Improvements – Caltrans Methodology 12.4.1 Existing Plus Project Traffic Conditions The results of the Caltrans assessment presented previously in Table 12-2 shows that the proposed Project will not significantly impact either of the two (2) key study intersections under the “Existing Plus Project” traffic scenario. Given that there are no significant project impacts, no improvements are required under this traffic scenario. 12.4.2 Year 2019 Plus Project Traffic Conditions The results of the Caltrans assessment presented previously in Table 12-3 shows that the proposed Project will not significantly impact either of the two (2) key study intersections under the “Year 2019 Plus Project” traffic scenario. Given that there are no significant project impacts, no improvements are required under this traffic scenario. 3-118 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 38 13.0 ROADWAY SEGMENT EVALUATION Per City of Santa Ana requirements, this section of the report analyzes the daily operating conditions of the key roadway segment within the vicinity of the proposed Project. One (1) key roadway segment within the City of Santa Ana has been selected for evaluation and is listed below: A. Tustin Avenue, between Fourth Street and First Street (Santa Ana) 13.1 Roadway Link Capacities Daily operating conditions for the one (1) key roadway segment (links) identified above have been investigated according to the daily volume-to-capacity (V/C) of each link. The daily V/C relationship is used to estimate the LOS of the roadway segment with the volume based on 24-hour traffic count data and the capacity based on the Orange County Master Plan of Arterial Highways (MPAH) street classifications. The daily and peak hour roadway link capacity of each street classification according to the Orange County MPAH is presented in Table 13-1, along with the six corresponding service levels and associated V/C ratios. 13.2 Roadway Link Level of Service Criteria According to the City of Santa Ana, LOS D is the minimum acceptable condition that should be maintained for roadway segments. However, the City of Santa Ana has defined exceptions to this criteria in major development areas where LOS E is considered acceptable. LOS “D” Requirements A. Tustin Avenue, between Fourth Street and First Street If the daily roadway V/C ratio results in unacceptable LOS conditions, a peak hour link analysis is conducted to determine if the roadway operates at a satisfactory service level during the peak hours. 3-119 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 39 TABLE 13-1 ROADWAY LINK CAPACITIES11 Facility Type Number of Lanes Level of Service Criteria With Associated Roadway Capacity Daily Values (VPD) Peak Hour Capacity (VPH)12 Level of Service (LOS) A B C D E F Principal 8-lanes divided 45,000 52,500 60,000 67,500 75,000 -- 7,500 Major 6-lanes divided 33,900 39,400 45,000 50,600 56,300 -- 5,630 Primary 4-lanes divided 22,500 26,300 30,000 33,800 37,500 -- 3,750 Divided Collector 2-lanes divided 9,000 12,000 15,000 20,000 22,000 -- 2,200 Secondary 4-lanes undivided 15,000 17,500 20,000 22,500 25,000 -- 2,500 Commuter 2-lanes undivided 7,500 8,800 10,000 11,300 12,500 -- 1,250 V/C Ratio ≤ 0.600 0.601-0.700 0.701-0.800 0.801-0.900 0.901-1.000 ≥ 1.01 Notes:  VPD = vehicles per day  VPH = vehicles per hour 11 Source: Most current Orange County Master Plan of Arterial Highways. 12 Peak hour capacity based on 10% of the daily LOS “E” capacity. 3-120 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 40 13.3 Roadway Link Analysis Results 13.3.1 Existing Plus Project Analysis Table 13-2 summarizes the results of the Existing Plus Project daily analysis for the one (1) key roadway segment. The first column (1) shows the number of lanes, the second column (2) shows the arterial classification and the third column (3) shows the existing LOS “E” capacity. The fourth column (4) shows the daily volume, V/C ratio and resulting level of service for “Existing” traffic conditions. The fifth column (5) shows the daily volume, V/C ratio and resulting level of service for “Existing Plus Project” traffic conditions and indicates whether the traffic associated with the Project will have an impact based on the LOS standards defined in this report. Existing Traffic Conditions Review of column (4) of Table 13-2 indicates that the one (1) key roadway segment currently operates at LOS A. Existing Plus Project Traffic Conditions Review of column (5) of Table 13-2 indicates that the one (1) key roadway segment is forecast to continue to operate at an acceptable service level on a daily basis with the addition of Project generated traffic to existing traffic and will not have a significant impact. 3-121 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 41 TABLE 13-2 EXISTING PLUS PROJECT ROADWAY SEGMENT LEVEL OF SERVICE SUMMARY Key Roadway Segment (1) No. of Existing Lanes (2) Arterial Classification (3) Existing Capacity at LOS “E” (4) Existing Traffic Conditions (5) Existing Plus Project Traffic Conditions Daily Volume V/C Ratio LOS Daily Volume V/C Ratio LOS Increase Impact (Yes/No) A. Tustin Avenue, between Fourth Street and First Street 5D Major 46,90013 17,315 0.369 A 17,923 0.382 A 0.013 No 13 Major 5-lane LOS E capacity was interpolated between Major 6-lane and Primary 4-lane arterials. 3-122 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 42 13.3.2 Year 2019 Plus Project Analysis Table 13-3 summarizes the results of the Year 2019 Plus Project daily analysis for the one (1) key roadway segment. The first column (1) shows the number of lanes, the second column (2) shows the arterial classification and the third column (3) shows the existing LOS “E” capacity. The fourth column (4) shows the daily volume, V/C ratio and resulting level of service for “Year 2019 Cumulative” traffic conditions. The fifth column (5) shows the daily volume, V/C ratio and resulting level of service for “Year 2019 Cumulative Plus Project” traffic conditions and indicates whether the traffic associated with the Project will have an impact based on the LOS standards defined in this report. Year 2019 Cumulative Traffic Conditions An analysis of future (Year 2019) background traffic conditions indicates that the addition of ambient traffic growth and cumulative projects traffic will not adversely impact the one (1) key roadway segment. The one (1) key study roadway segment is forecast to continue to operate at acceptable LOS A on a daily basis with the addition of ambient traffic growth and cumulative projects traffic. Year 2019 Cumulative Plus Project Traffic Conditions Review of column (5) of Table 13-3 indicates that traffic associated with the proposed Project will not significantly impact the one (1) key roadway segment, when compared to the LOS standards specified in this report. The one (1) key roadway segment is forecast to continue to operate at an acceptable LOS with the addition of project generated traffic in the Year 2019. 3-123 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 43 TABLE 13-3 YEAR 2019 CUMULATIVE PLUS PROJECT ROADWAY SEGMENT LEVEL OF SERVICE SUMMARY Key Roadway Segment (1) No. of Existing Lanes (2) Arterial Classification (3) Existing Capacity at LOS “E” (4) Year 2019 Cumulative Traffic Conditions (5) Year 2019 Cumulative Plus Project Traffic Conditions Daily Volume V/C Ratio LOS Daily Volume V/C Ratio LOS Increase Impact (Yes/No) A. Tustin Avenue, between Fourth Street and First Street 5D Major 46,90014 22,716 0.484 A 23,324 0.497 A 0.013 No 14 Major 5-lane LOS E capacity was interpolated between Major 6-lane and Primary 4-lane arterials. 3-124 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 44 14.0 SUMMARY OF FINDINGS AND CONCLUSIONS  Project Description – The Project site is comprised of two parcels and is currently occupied by an existing gas station building and car wash at 325 N. Tustin Avenue and a sit-down restaurant at 301 N. Tustin Avenue. The site is generally located south of Fourth Street and east of Tustin Avenue. Both properties are located in the Professional (P) zoning district. 301 N. Tustin Avenue has a General Plan land use designation of Professional & Administrative Office (PAO) and 325 N. Tustin has the General Plan land use designation of General Commercial (GC). As proposed, the Project requires approval of a general plan amendment to change the land use designation from PAO to GC, zone change from P to Commercial General (C2). The Project will include the development of an express car wash and a gas station convenience store at 301 and 325 N. Tustin Avenue, respectively. The Project would include construction of a 118.5-foot express car wash tunnel to replace a 4,200 SF sit-down restaurant and a 12 pump gas service station with a 3,040 SF convenience store to replace the existing gas station building and car wash. Please note that the proposed Project will provide internal access between the two parcels.  Study Scope – The following four (4) key study intersections and one (1) key roadway segment were selected for detailed peak hour and daily V/C / level of service analyses under Existing Traffic Conditions, Existing Plus Project Traffic Conditions, Year 2019 Cumulative Traffic Conditions and Year 2019 Cumulative plus Project: Key Study Intersections 1. Tustin Avenue at Fourth Street (Santa Ana) 2. Tustin Avenue at First Street (Tustin) 3. SR-55 SB Ramps at Fourth Street (Santa Ana/Caltrans) 4. Sr-55 NB Ramps at Fourth Street/Irvine Boulevard (Tustin/Caltrans) Key roadway segment A. Tustin Avenue, between Fourth Street and First Street (Santa Ana)  Existing Traffic Conditions – Three (3) of the four (4) key study intersections currently operate at an acceptable level of service during the AM and PM peak hours for the Existing traffic conditions. The exception is SR-55 SB Ramps at Fourth Street, which currently operates at unacceptable LOS E during the AM peak hour.  Project Trip Generation – With the application of existing trip credits, the proposed Project is forecast to generate a new of 978 daily trips, a net of 50 (27 inbound, 23 outbound) AM peak hour trips, and a net of 86 (39 inbound, 47 outbound) PM peak hour trips.  Cumulative Projects Traffic Characteristics – Twenty-four (24) cumulative projects were considered as part of the cumulative background setting. The twenty-four (24) cumulative projects are forecast to generate 30,720 daily trips, with 2,501 trips (1,176 inbound, 1,325 3-125 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 45 outbound) anticipated during the AM peak hour and 2,962 trips (1,506 inbound, 1,456 outbound) produced during the PM peak hour.  Existing Plus Project Traffic Conditions – The proposed Project will not significantly any of the four (4) key study intersections, when compared to the LOS standards and significant impact criteria specified in this report. Although the intersection of SR-55 SB Ramps at Fourth Street is forecast to operate at LOS E during the AM peak hour with the addition of Project traffic, the proposed Project is expected to add less than 0.010 to the ICU value. The remaining three (3) intersections are forecast to continue to operate at an acceptable LOS with the addition of project generated traffic under the Existing Plus Project traffic conditions.  Year 2019 Cumulative Traffic Conditions Plus Project –Traffic associated with the proposed Project will not significantly impact any of the four (4) key study intersections, when compared to the LOS standards and significant impact criteria specified in this report. SR-55 SB Ramps at Fourth Street is forecast to operate at LOS E during the AM peak hour with the addition of Project traffic, the proposed Project is expected to add less than 0.010 to the ICU value. The remaining three (3) key study intersections are forecast to continue to operate at an acceptable LOS with the addition of project generated traffic in the Year 2019.  Site Access Assessment – The three (3) proposed Project driveways under near-term (Year 2019) traffic conditions at completion and full occupancy of the proposed Project. As shown, these key study intersections are forecast to operate at LOS C or better during the AM peak hour and PM peak hour.  Internal Circulation Evaluation – The on-site circulation was evaluated in terms of vehicle- pedestrian conflicts. Based on our review of the preliminary site plan, the overall layout does not create any unsafe vehicle-pedestrian conflict points and the driveway throating is sufficient such that access to parking spaces is not impacted by internal vehicle queuing/stacking. Curb return radii have been confirmed and are adequate for service/delivery trucks and trash trucks. The on- site circulation is very good based on our review of the proposed site plan, whereas the alignment, spacing, and throating of the Project driveways is adequate. The circulation around the buildings is adequate with sufficient sight distance along the drive aisles.  CMP Compliance Assessment – The proposed Project is expected to generate a net of 878 daily trips, and thus does not meet the criteria required for a CMP traffic analysis. Therefore, it is concluded that the proposed Project will not have any significant traffic impacts on the Congestion Management Program Highway System.  State of California (Caltrans) Analysis for Existing Plus Project Traffic Conditions– Based on the evaluation using Caltrans criteria, the proposed Project will not significantly impact either of the two (2) state-controlled study intersections. Both intersections are forecast to continue to operate at acceptable LOS C with the addition of project generated traffic under the Existing Plus Project traffic conditions. 3-126 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 2-17-3881-1 Tustin Avenue Retail, Santa Ana N:\3800\2173881 - Tustin Avenue Retail, Santa Ana\Report\3881 - Tustin Avenue Retail, Santa Ana TIA 05-17-19.doc 46  State of California (Caltrans) Analysis for Year 2019 Plus Project Traffic Conditions– Based on the evaluation using Caltrans criteria, the proposed Project will not significantly impact either of the two (2) state-controlled study intersections. Both intersections are forecast to continue to operate at acceptable LOS C with the addition of project generated traffic under the Year 2019 Plus Project traffic conditions.  Existing Roadway Segment Evaluation – The one (1) key roadway segment currently operates at LOS A under Existing traffic conditions.  Existing Plus Project Roadway Segment Evaluation – The one (1) key roadway segment is forecast to continue to operate at an acceptable service level on a daily basis with the addition of Project generated traffic to existing traffic and will not have a significant impact.  Year 2019 Cumulative Plus Project Roadway Segment Evaluation – The proposed Project will not significantly impact the one (1) key roadway segment, when compared to the LOS standards specified in this report. The one (1) key roadway segment is forecast to continue to operate at an acceptable LOS with the addition of project generated traffic in the Year 2019. 3-127 This page left blank intentionally. 3-128