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

Neighborhood Retail Center:
A Neighborhood Retail Center is typically anchored by a grocery store or
a drug store. Some of the smaller neighborhood centers may not have
an anchor tenant and are comprised of shops. Tenants could include a
coffee house, a nail salon, locally-owned businesses and restaurants. A
neighborhood center generally ranges in size from 30,000 to 100,000
square feet, surface parked, adjacent to a heavily traveled roadway, and
located on three to ten acres. These centers serve populations ranging
from 3,000 to 40,000 and provide convenience due to the proximity to their
customer base.
Anchor Store:
A large store, such as a grocery store or department store, that is
prominently located in a shopping center to attract customers who are then
expected to patronize the other shops in the center.
Amenity Open Space:
An open space that is privately owned and maintained as part of a
development but is accessible to the public . Certain restrictions, such as
public access times, rules, types of allowed activities, may apply.
ABBREVIATIONS AND DEFINITIONS
Gross Scheduled Income (GSI):
The total rental and other income generated by a project before vacancy and operating
expenses are deducted.
Net Operating Income (NOI):
The gross scheduled income generated by a project
after deducting vacancy and operating expenses but before paying debt service.
Area Median Income (AMI):
The midpoint of income distribution within a specific geographic area, whereas, 50% of
households earn less than the median income and 50% earn more. The U.S. Department
of Housing and Urban Development (HUD) calculates AMI levels for different communities
annually, with adjustments for family size.
Level of Service (LOS):
The transportation LOS system uses the letters A through F, with A being best and F being
worst. The Highway Capacity Manual and AASHTO Geometric Design of Highways and Streets
(“Green Book”) list the following levels of service:
LOS Traffic Flow
A= Free flow
B=Reasonably free flow
C=Stable flow
D=Approaching unstable flow
E=Unstable flow
F=Forced or breakdown flow
LOS At-Grade Intersections (Average Vehicle
Control Delay)
Signalized Intersection Unsignalized Intersection
A ≤10 sec ≤10 sec
B 10-20 sec 10-15 sec
C 20-35 sec 15-25 sec
D 35-55 sec 25-35 sec
E 55-80 sec 35-50 sec
F ≥80 sec ≥50 sec
A-2 THE NEIGHBORHOODS OF TUSTIN TOWN CENTER
MARKET ANALYSIS AND NEIGHBORHOOD CONCEPT PLANS
STRATEGIC GUIDE 09.21.2010