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

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Nevertheless, a potential hot spot that may need to be improved would likely be at the intersection of Tustin Village Way and McFadden Avenue because of additional traffic that is expected from the proposed land uses of either alternative as well as changes to Southern Gateway and the proximity to the SR-55 Bridge. CONCLUSIONS Table 4 TUSTIN TOWN CENTER – WEST VILLAGE 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 Existing 1. Residential (ITE 8th 220) 2,796 DU 280 1,146 1,426 1,118 615 1,733 18,593 2. Retail (ITE 8th 820) 68.95 TSF 42 27 69 126 131 257 2,961 TOTAL 322 1,173 1,495 1,244 746 1,990 21,554 Alternative A 1. Residential (ITE 8th 220) 2,920 DU 292 1,197 1,489 1,168 642 1,810 19,418 2. Retail (ITE 8th 820) 76.6 TSF 47 30 77 140 146 286 3,289 TOTAL 339 1,227 1,566 1,308 788 2,096 22,707 Changes over existing 17 54 71 64 42 106 1,153 % changes over existing 5.3% 4.6% 4.7% 5.1% 5.6% 5.3% 5.3% Alternative B 1. Residential (ITE 8th 220) 3,147 DU 315 1,290 1,605 1,259 692 1,951 20,928 2. Retail (ITE 8th 820) 91.7 TSF 56 36 92 168 174 342 3,938 TOTAL 371 1,326 1,697 1,427 866 2,293 24,866 Changes over existing 49 153 202 183 120 303 3,312 % changes over existing 15.2% 13.0% 13.5% 14.7% 16.1% 15.2% 15.4% Abbreviations: ADT – average daily trips DU – dwelling unit ITE – Institute of Transportation Engineers Trip Generation Manual – Eighth Edition (2008) With the exception of the highly intense land use Alternative B in Center City, any combination of the proposed Tustin Town Center land uses and circulation (i.e., Neighborhood Plans) are not expected to have any significant traffic impacts in the immediate surrounding area provided the resulting trip generation is not higher than presented in each Neighborhood Area (land use Alternative A in Center City, and land use Alternative B in Southern Gateway and West Village). However, the following are potential hot spots mainly dealing with operational issues at certain intersections that would need to be monitored and addressed (i.e., lane or signal operation improvements, if possible) as each neighborhood plan is developed: A-20 THE NEIGHBORHOODS OF TUSTIN TOWN CENTER MARKET ANALYSIS AND NEIGHBORHOOD CONCEPT PLANS STRATEGIC GUIDE 09.21.2010
Center City Newport Avenue at El Camino Real, I-5 Northbound Ramps and I-5 Southbound Ramps – Physical constraints due to the close proximity of the I-5 northbound on-ramp would limit improvements needed to accommodate additional traffic on the northbound left turn on Newport Avenue (e.g. a second northbound left-turn on Newport Avenue at El Camino Real). Red Hill Avenue at El Camino Real, I-5 Northbound Ramps and I-5 Southbound Ramps – Physical constraints due to the close proximity of the I-5 northbound on-ramp intersection would limit improvements needed to accommodate additional traffic on Red Hill Avenue (e.g. longer pocket for the dual northbound left-turn lanes on Red Hill Avenue). El Camino Real and Sixth Street – Office use in Alternative B will likely cause a need to improve El Camino Real at Sixth Street (e.g. provide a separate northbound left-turn on El Camino Real or separate eastbound left-turn on Sixth Street or change signals at intersection to allow north/ south and east/west split phase). Southern Gateway Newport Avenue at Mitchell Avenue and I-5 Southbound Ramps – The change of retail to residential (even if mixed-use) in the northernmost portion of Neighborhood Plan Alternative A will add traffic that has different a directionality in the peak hours. The I-5 southbound off-ramp in particular will be affected in the PM peak hour, with homebound residential trips adding to an already high right-turning volume from the freeway ramp. Additional trips from both Center City and Southern Gateway will be contributing to this ramp intersection. McFadden Avenue at Pasadena Avenue, Myrtle Avenue, Newport Avenue – Additional traffic that is rerouted due to closure/vacation of Pasadena Avenue at Sycamore Avenue in both Neighborhood Plan alternatives could require lane/signal operation improvements or addition of signals in the case of Myrtle Avenue and McFadden Avenue intersection. Newport Avenue at Myrtle Avenue – This is likely to meet signal warrants due to closure of Pasadena Avenue at Sycamore Avenue, additional land uses and lot consolidation in Neighborhood Plan Alternative A. Newport Avenue at New East-West Road – This is likely to meet signal warrants due to the closure of Pasadena Avenue at Sycamore Avenue, additional land uses and lot consolidation in Neighborhood Plan Alternative B. West Village Tustin Village Way and McFadden Avenue – This may need to be improved due to additional traffic from West Village and Southern Gateway and close proximity to the SR-55 Bridge. STRATEGIC GUIDE 09.21.2010 THE NEIGHBORHOODS OF TUSTIN TOWN CENTER A-21 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 and 18: CENTER CITY TRAFFIC EVALUATION For
Page 19 and 20: Table 2 TUSTIN TOWN CENTER - CENTER
Page 21 and 22: SOUTHERN GATEWAY NEIGHBORHOOD - ALT
Page 23 and 24: Table 3 TUSTIN TOWN CENTER - SOUTHE
Page 25: WEST VILLAGE NEIGHBORHOOD - ALTERNA
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
Page 75 and 76: Southern Gateway Character Southern
Page 77 and 78:
West Village Character West Village
Page 79 and 80:
C: In some cases it may be OK to us
Page 81 and 82:
West Village - Comments (C), Q&A C:
Page 83 and 84:
A.6.3 WORKSHOP #2 - MATERIALS Note:
Page 85 and 86:
Public Comments from Workshop #1 EL
Page 87 and 88:
Opportunity Sites 1,2 & 3 SITE FEAT
Page 89 and 90:
Existing Conditions Existing Condit
Page 91 and 92:
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
Page 107 and 108:
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
Page 113 and 114:
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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