the neighborhoods of tustin town center: a new ... - City of Tustin

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CITY CENTER NEIGHBORHOOD - ALTERNATIVE A CITY CENTER NEIGHBORHOOD - ALTERNATIVE B A-12 THE NEIGHBORHOODS OF TUSTIN TOWN CENTER MARKET ANALYSIS AND NEIGHBORHOOD CONCEPT PLANS STRATEGIC GUIDE 09.21.2010
Table 2 TUSTIN TOWN CENTER – CENTER CITY LAND USE AND TRIP GENERATION SUMMARY AM Peak Hour PM Peak Hour Land Use Amount/Unit In Out Total In Out Total ADT Trip Rates 1. Residential (ITE 8th 220) DU .10 .41 .51 .40 .22 .62 6.65 2. Retail (ITE 8th 820) TSF .61 .39 1.00 1.83 1.90 3.73 42.94 3. Office (ITE 8th 710) TSF 1.36 .19 1.55 .25 1.24 1.49 11.01 4. Motel (ITE 8th 320) Room .16 .29 .45 .25 .22 .47 5.63 6. Industrial (ITE 8th 110) TSF .81 .11 .92 .12 .85 .97 6.97 Existing 1. Residential (ITE 8th 220) 763 DU 76 313 389 305 168 473 5,074 2. Retail (ITE 8th 820) 358.82 TSF 219 140 359 657 682 1,339 15,408 3. Office (ITE 8th 710) 72.21 TSF 98 14 112 18 90 108 795 4. Motel (ITE 8th 320) 230 Room 37 67 104 58 51 109 1,295 6. Industrial (ITE 8th 110) 271.52 TSF 220 30 250 33 231 264 1,892 TOTAL 650 564 1,214 1,071 1,222 2,293 24,464 Alternative A 1. Residential (ITE 8th 220) 1,780 DU 178 730 908 712 392 1,104 11,837 2. Retail (ITE 8th 820) 445.1 TSF 272 174 446 815 846 1,661 19,113 3. Office (ITE 8th 710) 106.6 TSF 145 20 165 27 132 159 1,174 4. Motel (ITE 8th 320) 177 Room 28 51 79 44 39 83 997 TOTAL 623 975 1,598 1,598 1,409 3,007 33,121 Changes over existing -27 411 384 527 187 714 8,657 % changes over existing -4.2% 72.9% 31.6% 49.2% 15.3% 31.1% 35.4% Alternative B 1. Residential (ITE 8th 220) 1,614 DU 161 662 823 646 355 1,001 10,733 2. Retail (ITE 8th 820) 389.2 TSF 237 152 389 712 739 1,451 16,712 3. Office (ITE 8th 710) 860 TSF 1,170 163 1,333 215 1,066 1,281 9,469 TOTAL 1,568 977 2,545 1,573 2,160 3,733 36,914 Changes over existing 918 413 1,331 502 938 1,440 12,450 % changes over existing 141.2% 73.2% 109.6% 46.9% 76.8% 62.8% 50.9% Abbreviations: ADT – average daily trips DU – dwelling unit ITE – Institute of Transportation Engineers Trip Generation Manual – Eighth Edition (2008) achieved because of the close proximity to the I-5 northbound on-ramp. The same movement on Red Hill Avenue at El Camino Real presents more of a challenge even with two left-turn lanes because of the signals at the I-5 northbound ramp intersection that are approximately 130 feet away. Although no data is available to make a definite determination, the office in Alternative B will likely create a hot spot at El Camino Real/Sixth Street intersection with a potential need to improve/provide northbound left on El Camino Real and eastbound right on Sixth Street. Should office be desirable the intensity of other land uses in the area would need to be reduced accordingly so that overall trip generation is less than Alternative A. A proposed vacation of El Camino Way is identified under Neighborhood Plan Alternatives A and B. The vacation would not be an issue provided the current access is not completely eliminated and is relocated and other access driveways are built and/or modified. STRATEGIC GUIDE 09.21.2010 THE NEIGHBORHOODS OF TUSTIN TOWN CENTER A-13 MARKET ANALYSIS AND NEIGHBORHOOD CONCEPT PLANS
Page 1: APPENDIX THE NEIGHBORHOODS OF TUSTI
Page 5 and 6: Table of Contents APPENDIX A.1 Glos
Page 7 and 8: A.1 Glossary of Terms MAJOR IMPROVE
Page 9 and 10: A.2 Development Thresholds CENTER C
Page 11 and 12: WEST VILLAGE POTENTIAL NEW DEVELOPM
Page 13 and 14: OPPORTUNITY SITES - COMPARISON OF D
Page 15 and 16: Table 1 LEVEL OF SERVICE DESCRIPTIO
Page 17: CENTER CITY TRAFFIC EVALUATION For
Page 21 and 22: SOUTHERN GATEWAY NEIGHBORHOOD - ALT
Page 23 and 24: Table 3 TUSTIN TOWN CENTER - SOUTHE
Page 25 and 26: WEST VILLAGE NEIGHBORHOOD - ALTERNA
Page 27 and 28: Center City Newport Avenue at El Ca
Page 29 and 30: INTERSECTION LOCATION MAP EXISTING
Page 31 and 32: 5. Red Hill & I-5 NB Ramps (6/14 &
Page 33 and 34: 13. Williams & McFadden (2005) 14.
Page 35 and 36: SUMMARY TABLE FINANCIAL FEASIBILITY
Page 37 and 38: B. Center City, Site 3 (Alternative
Page 39 and 40: Total Development Costs KMA anticip
Page 41 and 42: Net Operating Income - Residential
Page 43 and 44: TABLE A-2 SITE 3 ALTERNATIVE B CENT
Page 45 and 46: Site 9 Alternative B Pro Forma Anal
Page 47 and 48: TABLE B-3 SITE 9 ALTERNATIVE B SOUT
Page 49 and 50: TABLE C-2 SITE 12 ALTERNATIVE B WES
Page 55 and 56: The Redevelopment Agency recognizes
Page 57 and 58: STRATEGIC GUIDE 09.21.2010 THE NEIG
Page 69 and 70:
Area Circulation Public Transit TUS
Page 71 and 72:
Residential Development Opportuniti
Page 73 and 74:
For Next Meeting Please tell us: Di
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Southern Gateway Character Southern
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West Village Character West Village
Page 79 and 80:
C: In some cases it may be OK to us
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West Village - Comments (C), Q&A C:
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A.6.3 WORKSHOP #2 - MATERIALS Note:
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Public Comments from Workshop #1 EL
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Opportunity Sites 1,2 & 3 SITE FEAT
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Existing Conditions Existing Condit
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Key Differences between Alternative
Page 93 and 94:
Opportunity Sites 8 & 9: Alternativ
Page 95 and 96:
Existing Conditions Existing Condit
Page 97 and 98:
Key Differences between Alternative
Page 99 and 100:
Opportunity Sites 14 & 15: Alternat
Page 101 and 102:
A.6.4 WORKSHOP #2 - PUBLIC COMMENTS
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City Center ALTERNATIVE B POSITIVE
Page 105 and 106:
Southern Gateway Neighborhood Discu
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Southern Gateway ALTERNATIVE B POSI
Page 109 and 110:
West Village Neighborhood Discussio
Page 111 and 112:
West Village ALT A. SITES 12-13 POS
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SIGN IN SHEET September 29, 2009 6:
Page 115 and 116:
ATTENDEE LIST BY ADDRESS SIGN IN SH
Page 117 and 118:
SIGN IN SHEET October 6, 2008 Commu
Page 120:
150 CALIFORNIA 7TH FLOOR SAN FRANCI
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the neighborhoods of tustin town center: a new ... - City of Tustin

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