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

SOUTHERN GATEWAY TRAFFIC EVALUATION
In Southern Gateway, On an average daily trip basis the intensity of land uses over existing
for land use Alternative B increases by as much as 29% with more residential, retail and office
uses and 20% for land use Alternative A with additional residential and office uses. The ADT
generated by land use Alternatives A and B, 28,464 and 30,786, are not that different and would
result in moderate increases in traffic therefore the focus of the evaluation here will be on the
circulation alternative (i.e., Neighborhood Plan Alternative A or B). Any land use combination
selected will not likely cause adverse impacts provided the trip generation are not higher than
land use Alternative B.
With the absence of data, no definite determination can be made but it is likely that the change
of retail to residential (even if mixed-use) in the northernmost portion of Neighborhood Plan
Alternative A will impact Newport Avenue at Mitchell Avenue intersection and Newport Avenue
at the I-5 southbound off-ramp intersection particularly during the PM peak hour which today has
a high right-turning volume from the freeway ramp. Additional trips from both Center City and
Southern Gateway will be contributing to this ramp intersection.
Neighborhood Plan Alternative A in the southernmost portion of Southern Gateway includes a
proposal to either cul-de-sac or partially close the southern portion of Pasadena Avenue where
it currently connects to the Sycamore Avenue ramp to the SR-55 Freeway, and the potential
vacation of Bliss Lane and Altadena Drive west of Pasadena Avenue. The potential vacation of
Bliss Lane and western portion of Altadena Drive in the event that lot consolidation is possible
will pose no significant traffic impacts as these are local serving roadways. In addition, the
effect of potentially severing the connection of Pasadena Avenue to Sycamore Avenue would
SOUTHERN GATEWAY NEIGHBORHOOD - EXISTING
A-14 THE NEIGHBORHOODS OF TUSTIN TOWN CENTER
MARKET ANALYSIS AND NEIGHBORHOOD CONCEPT PLANS
STRATEGIC GUIDE 09.21.2010