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RESOLUTION NO. 73-2 7
A RESOLUTION OF THE CITY OF TUSTIN, CALI-
FORNIA, ADOPTING A REVISED LAND USE
ELEMENT OF THE TUSTIN AREA GENERAL PLAN
The City Council of the City o~ Tustin does hereby
resolve that the Land Use Element of the Tustln Area General Plan,
the text of which is attached hereto, .and three copies of the
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map of which are on file in the office of the City Clerk of the
City of Tustin, be, and the same hereby is, adopted.
PASSED AND ADOPTED at a regular meeting of the City
Council of the 'City of Tustin, held on the 16th day of April, 1973.
ATTEST:
' CIT¥ ~RK
· ;-11-7 3
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LAND USE ELEMENT .OF TIlE GENERAL PLAN
I. PURPOSE
Section 65300 of the Government Code of the State of California
requires each city to adopt a comprehensive, long-term genel~al
plan for the physical development of the city, and of. any land'
outside its boundaries which in the planning agency's judgement
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bears relat±~n to its planning...
Section 65302(A) 'states that a land use element is required
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whirSh designates the proposed gen~r~l distribution and .oeneral
location and extent of the uses of the land for housing, busi-
ness,, industry, ope~ space, including agriculture, natural re-
sources, recreation, and enjoyment of scenic beaut~, education,
public buildings and grounds, solid waste disposal facilities,
and other categories of public and private uses of land. The
land use element shall include a statement of the standards
of .population density and building 'intensity recommended for
the various districts and other territory covered by the plan.
The land use element shall also identify areas covered by the
plan which are subject to flooding and shall be reviewed annually
with 'respect to such areas.
This objective was achieved in 1966 by the joint efforts of
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the City of Tustin, County of Orange, and Foothill Planning
Committee by the preparation and adoption of the Tustin Area
General Plan. But the Tustin area is not static- it is a
dynamic community that has gone through a period of unParal-
leled growth and change during the' past decade. The Land Use
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.Element was a desire for the future rather than an acknowledge-
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ment of rcality and probability. It has been amended on several
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o¢ca~±ons, un±laterally by both the City and County. Exist:i.n~
Zoning patterns for high density residential and conflicting
land uses were perpetuated. Ambiguities in use boundaries and
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inconsistency of the Land Use Element with Zoning Ordinances
were the basis of~mrious interPretations and controversies.
Initial theories of general plans as related to Zoning estab-
lished the role of the Land Use Element as a blueprint fQr
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future 'development that would serve as a guideline to be con-
sidered by Planning Commissions and City Councils in hearing
zone change applications. It was neither sacred nor precise.
In .1971, by the enactment of AB1301, and amendments by AB1725
and SB1239, the State of California Legislature established
~he requirement that General Plans and' Zoning Ordinances must
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be consistent by July 1, 1973, and th'e various land uses
authorized by the ordinance are compatible with the objectives,
policies, general land uses and programs specified in such a
plan. '
The intent of this element is to establish a basis for conform-
ity and recognize the realities of existing land devel'~pments
as well as to establish precise guidelines for future develop-
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ments. It is not a zoning map, nor are development standards
incorporated into this document. This element defines areas
for major land use classifications as defined in subsequent
sections. The distinctions of land use, as' related 'to popu-
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lation projections and housing unit density are contained in
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the Residential Element. ..
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The Local Agency Formation Commission in Decemb'er ].972, form-
ally adopted a "Sphere of Influence" for ~e city of Tustin,
which is the area encompassed by this element.
II. CLASSIFICATION OF USES
The following major land uses appear on the map and are identi-
fied and described as follows:
A. Single-Family Residential.
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This classification is related to the character of residen-
rial land use rather than to precise zoning classifications
or density patterns. Within the Tustin Sphere of Influence,
5,727 acres or 67.~ is designated for single-family occupancy.
· The character of this occupancy varies from the estate on 4
acres of hillside to the patio home on a 3600. square foot
parcel. The intent is to identify the traditional residen-
tial subdivision with detached, owner-occupied units, each
on its own parcel of land. Population densities within this
classification will vary from 2 persons to 20 persons per
acre. The density patterns for varying .housing developments
are reflected on the R_esi_dent!al- _...~_eqtion~_~_ .......... and Map= of the Land
Use Element.
B. Multi-Family Residential
It.is also 'the intent of.this classification to define the .
character of development rather than u~it density. ~,Included
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within this definition are the developments that are de-
signed fOr cluster d~velop~{ent with common open areas, con-
dominiums, townhouses, and apartment complexes. Traditional
concepts for land use elements have defined density patterns
by the number of dwelling units allocated to an acre of land.
As such, they were a distortion of reality and meaningful-
ness. As an example, a heavy density area would authorize
25 dwelling units per ac~e. The result could be 25 three
bedroom family apartments with a populatio'n three times
greater than a development with one bedroom units. To
accommodate the need for more precise definitions and
classifications of multi-family develoPments is accommodated
by the .R_esi~entia! S_.e. cti0n~ and Map of the-~and Use Element.
C. Professional
.,----- , --
This classification encompasses the office budding, either
detached or within a complex. Oc'cupancy within this area
is related to services to the individual as distinguished
from retail sales.
· ' D. Commercial
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The commercial classification, ..like the multi-family area,
is cumulative and encompasses a wide variety of activities.
Land uses include the professional office building, private
recreation facilities, individual stores and shops, shop-
ping centers, and facilities providing sales and services,
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including automobile sales and service.
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E. Public and Institutional -
This designation includes parks, schools, churches, hospi-
tals, open space and insti%utions of a public or qua.si-
public character. Open space and parks are more precisely
defined by the Conservation-Recreation-Open Space Element
of the General Plan.
F. Industrial
This classification includes those activities of heavy corn-
mercial, warehousing, and manu'facturing character that are
incompatible with residential development.
G. Military
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The reality of the Marine Corps Air Station (Helicopter)
Within the Tustin Sphere of Influence is recognized, At
such time as The Department of the Navy should declare the
use surplus to its requirements, action would be necessary
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to define its precise land use classification for private
development.
H. ~P~_9~n n~d ~c~mmu~ty ( )
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This designation is both a land use and zoning classifica-
tion. It recognizes that mixed and integrated uses can be
made to be compatible by design' standards. To assure the
objective of compatibility of land use with the character
of surrounding developments, (which is the same objective
of land use plans) precise development plans are reviewed
and approved prior to authorization for development. It
provides the developer with a high degree of flexibility
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in land uses in response to market demand. It provides the
community with assurance of the quality of development by
public review of development plans.
I. Specific Plan
L,
Section 65450 of the Government Code authorizes cities to "
adopt specific plans based on the general plan and regula-
tions for the purpose 'of implementing the gen, eral plan and
the purposes of the State Planning and Zoning Act. Not
only may a specific plan classify land uses and street de-
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sign in general terms, but it ~also precisely defines the
character and design of development. As an example,
E1 Camino Real is designated as a Specific Plan area'fo~
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the purpose of preserving .its historic .character. as well
,as promoting the concept of a village sh~pping center,
III . ASSUMPTIONS
A, The character of the.community .is establ'ished as a quality
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residential area with a commercial'and potential industrial
base adequate to support the desired 'level of government
services.
B.. The residential areas of the older town center area will be
the subject of pressure for ~edeveloPment or more i~ntense
land use. These pressures may be reduced only by requiring
property maintenance to prevent deterioration and blight.
C. Public improvements, such as the Firs.t Street project, will
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encourage and stimulate private property, owners to develop
and redevelop their properties for the highest and best use.
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area exists at the intersection of the Santa A~a Freeway with
Jamboree Road and maY be a reality through th~ cooperation and
-promotion o'f the Irvine Company. ' --.
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E. The Economic base and reputation of the commul~{[~y will be base~
upon the quantity and quality of. professional ,,I~fice space,
commercial centers, and potential of industrial parks.
F J~ No large scale annexatiOns of inhabited areas will be accom-
plished until 'such time as there is a change ~ existing state
law or residents of .unincorporated areas pay a l]igher price
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for urban services than the t~x rate for city t'esidents.
G. The advent of rapid transit facilities may hay,, a significant
effect upon the ch'aracter of the community-by ~']:eating a de-
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mand for high-quality liVing accommodations wi{l% convenient
access to employment centers.
H. The incorporated City of Tustin and unincorpor:~ted area within
the Sphere of Influence are mutually dependent and impacted by
any change in land use or character of the are~.
I. Additional park lands will be provided on a re,~{onal basis by.
..other agencies of government and neighborhood l~,~l-ks will be
provided ,as a requirement of private developer~: in conjunction
with subdivision approval.
IV. GOALS AND OBJECTIVES
A. To promote an economically balanced community w{~h complimen-
tary and buffered land uses to include indust]~!:~]., conunercial,
professional, multi-family and single-family ~.t:v~:lopment.
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B. To revitalize the economic health and vitality of the Town
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Center area.
C. To Preserve and expand the industrial base by designating
the U. S. Marine Corps Air Station (Helicopter) as an indus-
trial reserve to be developed under Planned Industrial Zon-
ing Standards at such time as the land may be made available
for private development.
D. To establish an identity as a professional office building
area, providing quality structures with design amenities.
E. To.provide neighborhood parks and open space in geographi-
· cal areas based upon the same location and distribution
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as appropriate for elementary school sites.
F. To provide a variety of housing accommodations with empha-
sis upon single-family residential areas.
G. To preserve the low density exclusive characteristic of
the foothill area.
H. To ob. tain.a distinguishable community identity related to
community pride and cohesiveness of political, social, and
economic factors.
I. To accommodate an optimum population of not more than
84,000 inhabitants within the sphere of influence.
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V. PROPOSALS
A. To relate, by zoning classification, 'the population density
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for authorized land uses in contrast to the'traditional
Classification of housing unit density.
B. To preserve the industrial areas against encroachment., of
conflicting and non-compatible land us~s.
C.~ To actively pursue the annexation of unincorporated islands
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in the interest of economy of government services, con~munity
~ identity, and uniformity of de[~elopment standards and land
use controls.
D. To provide a degree of flexibility and integration of land
use for transit'ional properties by classificati'on as Planned
Community.
E. To encourage the development of First Street between the
Newport Freeway and Newport Avenue for professional-co~ercia!
development at a depth that will result in quality improve-
ments While protecting the enjoyment of abutting residential
properties.
F. To designate the commercially zoned areas east of B street·
and south of 6th into a planned industrial classification
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compatible with existing and adj'acent uses. '
G. To establish by land use plan and zoning the professional
character of Irvine Boulevard.
To r. emove the industrial character of properties on Newport
Boulevard, northerly of the Santa Fe Railroad.
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VI.
VII.
I. To recognize existing developments and prior amendments to
the Land Use Element.
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To designate for potential. single-family development, with
reservation for recreation facilities, schools, and open
space, that area within the Sphere of Influence currently
in agriculture use easterly of Browning Avenue.
AREA OF LAND° USE ALLOCATIONS- YEAR 2000
· ~ - _ ~ ..... . _.. _ -_ _ ~ .. _ -~ _. ...... _ ~.- ~__ _ _ ~ _~ _ ~._ ~- _ _-. _~ ~_-- .-~
The
distribution
the character of
of land uses in this element is predicated upon
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existing developments, the trends of market de-
mand, and the philosophy of the ci['~ in restricting multi-family
developments to that currently authorized by zoning.
U_s~e_C_at egi0 r y ZO.n. i~ng _Gr o_~S_S_ Acres_
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Single-Family R-1 5,387
Multi-Family R-3 455
Mobile Homes M.P.H. 62
Professional Pr 52
Commercial C-1 236
Industrial PM 704
Public & Insti. P&I 387
Freeway · · - 419
Military Base - ' 728
% of Total
63.8
5.4
.7
.6
2.8
8.5
4.6
5.0
8.6
TOTAL 8,430 100.0
Total. area within
Total area wi thin
Table 1.
incorporated limits
1973 - 4.5 square miles
Sphere of Influence- 1973
- 13.1
s.quare miles
POPULATION PROJECTIONS
The following population
data is based upon the '1970 Census for
the areas wit'hi~n the Sphere of Influence, and projections to the
year 2,000 are based upon trends and planned developments.
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VIII.
s__p_h?re._o f i_n f ~l~?e_nce_
POPULATION
1970' 60,028
1973 66,000
1975 76,000
1980 78,000
2000 84,000
HOUSING UNITS
20,096
23,000
25,300
26,000
28,000
'1970 Federal Census for
Table 2.
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area within Sphere of
Influence
GENERAL CONCERNS AND CONSIDERATIONS
A. An, n, exation Poli¢y.
The City of Tustin is not expected to
increase its corporate limits ;.~y any significant amount re-
sulting from annexation of inhabited areas, unless there is
a substantial change
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annexations require
are willing to vote
in State annexation laws. inhabited
a vote of the electorate,, and few people
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an increase in taxes, even for a higher
level of services.
An additional consideration to that of the required vote of
the persons living in an area proposed for annexation, is
the financial impact upon the city taxpayer. Econcmic analy-
sis from various sources indicate that the annexation of in-
habited single-family residences at densities less than 12
units per acre are a financial liability upon the city.
Development Research Associates, in their
economic analysis
of the City of Tustin (1970) reported the following:
"Since the provisions of local public services to
residents is subsidized by commerce and industry,
the City must attract additional c.ommercia,'l and
/
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industrial development if it allows residential
expansion. At current valuations and levies, 40
acres of additional industrial improvements or
20 acres of additional con%mercial development
would be needed to offset the net public costs of
maintaining an additional 1,000 residents in single-
family homes.
There are considerations other than financial, as related to
annexation. These factors include development control, en-
vironmental control, community identity, economy of services,
and the philosophy of "home rule" and political representa-
tion 'by permitting the-residents of an area to have, voice and
participation in the affairs of the community. ·
As a matter of policy, it would be the intent of the city to
approve annexation requests for inhabited areas upon .petition
of the residents, .when such annexation would contribute toward
the objective of "squaring" the boundaries and providing commun-
ity identity.
B. Revitalization of the Town Center. The adoptin of a Specific
Plan for E1 Camino Real was one step toward the objective of
increasing the economic viabili-.%y of the town center area by
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providing encouragement for private development. Failure o~
private property owners to foster the objectives of a unique
village center may necessitate positive assistance of the city
toward this end'
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Critical to the quality of the Tustin Community is the preser-
vation of residential structures that have been permitted to
deteriorate with %he intent of creating blight that will eh-'
courage higher density authorization for redevelopment. The
City has adopted .a policy of restricting the density of the
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old town area to a single-family charac~ter. To effectuate tkis'
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policy without blight, a property maintenance ordinance is a
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necessity to prevent deterioration and preserve the quality
of the area.
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STATE OF CALIFORNIA)
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
RUT}! C. POE, City Clerk and ex-officio Clerk of the City
Council of the City of Tustin, California, does hereby
certify that the whole number of the members of the City
Council of the City of Tustin is five ; that the above and
foregoing Resolution No._73-2. ..7 was duly and regularly
introduced, 'read, passed and ad'op'~d at a regular meeting
of the City 'Council held on the 16th day of April ,
1973, by the following vote- - .......
AYES: COUNCILMEN__SALTARELLI, LANGLEY, MILLER, WOODRUFF
NOES- COUNCILMEN NONE
JLBSENT · COUNCILMEN WELSH
City Clerk, ~of TuS~i~', Ca~lif0rni-~~-