HomeMy WebLinkAbout03 Specific Plan Amendment 10-001ITEM #3
TUSTIN
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DATE: FEBRUARY 9, 2010 r" .
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TO: PLANNING COMMISSION BUILDING OU0. FUTURE
1-IUNORING OUR PAST
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: SPECIFIG PLAN AMENDMENT 10-001, MINOR TEXT AMENDMENTS
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4143, recommending that that the
Tustin City Council approve Specific Plan Amendment (SPA) 10-001, implementing
minor text amendments of the MCAS Tustin Specific Plan (Attachment B).
BACKGROUND AND DISCUSSION:
On February 3, 2003, the Tustin City Council adopted the MCAS Tustin Specific Plan to
establish development regulations and procedures for reuse of the former Marine Corps
Air Station (MCAS) Tustin. The MCAS Tustin Specific Plan was formally amended on
March 7, 2005 (Ordinances 1295 and 1296), June 6, 2005 (Ordinance 1299), April 17,
2006 (Ordinance 1311) and June 5, 2007 (Ordinance 1335).
The City of Tustin is now proposing minor text amendments to the MCAS Tustin
Specific Plan through proposed Specific Plan Amendment (SPA) 10-001. SPA 10-001
does not "substantially amend" the Specific Plan. Instead, SPA 10-001 would: 1)
eliminate the current reduction of gross acreage for internal circulation systems for sub-
areas of Planning Area 1, ensuring that the calculation of gross/net acreage is the same
for all educational/institutional uses planned to be developed within sub-planning areas
1-A, 1-B, 1-C, 1-D, 1-E, 1-F and 1-G; and 2) would revise existing specific plan
language to provide additional flexibility to allow the submittal of a concept plan for any
portion of Planning Area 1sub-planning areas 1-A, 1-B, 1-C, 1-D, and 1-E; and 3) make
other minor text amendments of the MCAS Tustin Specific Plan. SPA 10-001 would not
increase the overall development potential or residential capacity allowed by the MCAS
Tustin Specific Plan.
Planning Area 1 is comprised of sub-planning areas 1-A, 1-B, 1-C, 1-D, 1-E, 1-F, and 1-
G (see Attachment A). The MCAS Tustin Specific Plan permits Planning Area 1 to be
utilized primarily for educational/institutional uses. Sub-planning area 1-A is an area
partially owned and partially subleased by the South Orange County Community
College District (SOCCCD) in support of the Advanced Technology and Education Park
(ATEP).
MCAS Tustin Specific Plan Tables 3-1 and 3-2 currently identifies no difference
between gross acreage and net acreage for sub-planning areas 1-B, 1-C, 1-D, 1-E, and
Planning Commission Report
SPA 10-001
February 9, 2010
Page 2
1-F. However, footnotes 3 and 4 of MCAS Tustin Specific Plan Tables 3-1 and 3-2
currently indicates that potential building square footage within Planning Area 1 is based
upon a calculation of floor area ratio multiplied by net acreage. According to the MCAS
Specific Plan, net acreage is defined "as an estimated allocation of land area within a
Planning Area, based on gross acreage reduced for internal circulation (local roads)
within a Planning Area." Sub-planning areas 1-B, 1-C, 1-D, 1-E, and 1-F are an
exception to this rule where gross acreage is not reduced to account for internal
circulation, because of the educational/institutional use planned for the area. Sub-
planning areas 1-A and 1-G were not included in the exception enjoyed by the other
sub-planning areas of Planning Area 1 and each site's gross acreage is currently
required to be reduced to account for internal circulation.
SPA 10-001 proposes to revise footnotes 3 and 4 of MCAS Tustin Specific Plan Tables
3-1 and 3-2 to eliminate the current reduction of gross acreage for internal circulation
systems far sub-areas of Planning Area 1, ensuring that the calculation of gross/net
acreage is the same for all educational/institutional uses planned to be developed within
that site.
In addition, SPA 10-001 proposes to revise MCAS Tustin Specific Plan Section 4.2.2.A
to provide additional flexibility far the development of concept plans by
educational/institutional uses. The purpose of a concept plan is to ensure:
1. The necessary linkages are provided between the development project and the
Planning Area/Neighborhood in which it is located;
2. The integrity of the Specific Plan and purpose and intent of each Neighborhood is
maintained; and
3. Applicable considerations of City requirements other than those spelled out in
this Specific Plan are identified and satisfied.
The MCAS Tustin Specific Plan currently requires the preparation of a concept plan for
each planning area except Planning Area 2 (Community Park), and sub-planning areas
1-A, 1-B, 1-C, 1-D, and 1-E within Planning Area 1. For Planning Area 1, the existing
specific plan language requires the preparation of a concept plan for an entire sub-
planning area and does not allow the submittal/approval of a concept plan for only a
portion of asub-planning area.
Educational/institutional users may only have a partial understanding at present as to
how a particular sub-planning area might be used. SPA 10-001 would provide some
flexibility in allowing educational/institutional entities the ability to prepare and submit
concept plans for portions of the sub-planning area where opportunities to develop the
property evolve. Proposed SPA 10-001 would allow the submittal of a concept plan for
any portion of asub-planning areas 1-A, 1-B, 1-C, 1-D, and 1-E.
SPA 10-001 also proposes a minor text clean-up to correct a typographical error within
MCAS Tustin Specific Plan Section 3.2.2.A
Planning Commission Report
SPA 10-001
February 9, 2010
Page 3
Again, SPA 10-001 would not increase the overall development potential or residential
capacity currently allowed by the MCAS Tustin Specific Plan.
ENVIRONMENTAL ANALYSIS
On January 16, 2001, the City of Tustin certified the Program Final Environmental
Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal
of MCAS Tustin. On April 3, 2006, the City Council adopted Resolution No. 06-43
approving an Addendum to the Final Environmental Impact Statement/Environmental
Impact Report for the Disposal and Reuse of MCAS Tustin. The FEIS/EIR and its
Addendum is a program EIR under the California Environmental Quality Act (CEQA).
The FEIS/FEIR and its Addendum considered the potential environmental impacts
associated with development on the former Marine Corps Air Station, Tustin.
SPA 10-001 is exempt from environmental review under CEQA pursuant to Section
15061(b)(3) of the State CEQA Guidelines, since it can be seen with certainty that there
is no possibility that the activity in question may have a significant effect on the
environment since the proposed refinement is administrative in nature and would not
increase the overall development potential of residential capacity currently allowed for
Planning Area 1 by the currently adopted MCAS Tustin Specific Plan.
PUBLIC NOTICE, CHAMBER OF COMMERCE REVIEW
An eighth page public notice was published in the Orange County Register on January
31, 2010, informing the public of proposed SPA 10-001. Also, notices were mailed to
every property owner within 300 feet of the Planning Area 1. A copy of the staff report
and proposed SPA 10-001 was also forwarded to the Chamber of Commerce prior to
the Planning Commission's hearing on the matter.
Dana L. Ogdon
Assistant Director
Elizabeth A. Binsack
Director of Community Development
Attachment A: Planning Area 1Sub-Planning Area Location Map
Attachment B; Planning Commission Resolution No. 4143, SPA 10-001 (Ordinance No. 1379)
S:1CddlpcreporelSPA 10-001(Concept Plan Amendment) report.doc
ATTACHMENT A
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ATTACHMENT B
RESOLUTION NO. 4143
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING
THAT THE TUSTIN CITY COUNCIL APPROVE SPECIFIC
PLAN AMENDMENT (SPA) 10-001 IMPLEMENTING
MINOR TEXT AMENDMENTS OF THE MCAS TUSTIN
SPECIFIC PLAN
The Planning Commission of the City of Tustin does hereby resolve as follows:
The Planning Commission finds and determines as follows:
A. That the City of Tustin is proposing minor text amendments to the MCAS
Tustin Specific Plan through proposed Specific Plan Amendment (SPA)
10-001. SPA 10-001 does not "substantially amend" the Specific Plan.
Instead, SPA 10-001 would: 1) eliminate the current reduction of gross
acreage for internal circulation systems for sub-areas of Planning Area 1,
ensuring that the calculation of gross/net acreage is the same for all
educational/institutional uses planned to be developed within sub-planning
areas 1-A, 1-B, 1-C, 1-D, 1-E, 1-F and 1-G; and 2) would revise existing
specific plan language to provide additional flexibility to allow the submittal
of a concept plan for any portion of Planning Area 1sub-planning areas 1-
A, 1-B, 1-C, 1-D, and 1-E; and 3) make other minor text amendments of
the MCAS Tustin Specific Plan. Approval of SPA 10-001 would not
increase the overall development potential or residential capacity currently
allowed by the MCAS Tustin Specific Plan.
B. That a public hearing was duly called, noticed, and held on said
application on February 9, 2010, by the Planning Commission.
C. That on January 16, 2001, the City of Tustin certified the Program Final
Environmental Impact Statement/Environmental Impact Report (FEIS/EIR)
for the reuse and disposal of MCAS Tustin. On April 3, 2006, the City
Council adopted Resolution No. 06-43 approving an Addendum to the
Final Environmental Impact Statement/Environmental Impact Report for
the Disposal and Reuse of MCAS Tustin. The FEIS/EIR and its
Addendum is a program EIR under the California Environmental Quality
Act (CEQA). The FEIS/FEIR and its Addendum considered the potential
environmental impacts associated with development on the former Marine
Corps Air Station, Tustin.
D. That SPA 10-001 is exempt from environmental review under CEQA
pursuant to Section 15061(b)(3) of the State CEQA Guidelines, since it
can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the environment since the
proposed refinement is administrative in nature and would not increase
Resolution No. 4143
Page 2
the overall development potential of residential capacity currently allowed
for Planning Area 1 by the currently adopted MCAS Tustin Specific Plan.
E. SPA 10-001 is consistent with the Tustin General Plan. The Land Use
Element includes the following City goals and policies for the long-term
growth, development, and revitalization of Tustin, including the MCAS
Tustin Specific Plan area.
1. Achieve balanced development.
2. Ensure that compatible and complementary development occurs.
3. Improve city-wide urban design.
4. Promote economic expansion and diversification.
5. Implement a reuse plan for MCAS Tustin which maximizes the
appeal of the site as a mixed-use, master-planned development.
The Planning Commission hereby recommends that the City Council approve
Ordinance No. 1379 adopting Specific Plan Amendment (SPA) 10-001 attached
hereto as Exhibit A.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 9th day of February, 2010.
STEVE KOZAK
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4143 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held
on the 9th day of February, 2010.
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHTBIT A
ORDINANCE NO. 1379
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
ADOPTING SPECIFIC PLAN AMENDMENT (SPA) 10-001
IMPLEMENTING MINOR TEXT AMENDMENTS OF THE MCAS
TUSTIN SPECIFIC PLAN.
The City Council of the City of Tustin does hereby ordain as follows:
SECTION 1. The City Council finds and determines as follows:
A. That the City of Tustin is proposing minor text amendments to the MCAS Tustin
Specific Plan through proposed Specific Plan Amendment (SPA) 10-001. SPA 10-001
does not "substantially amend" the Specific Plan. Instead, SPA 10-001 would: 1)
eliminate the current reduction of gross acreage for internal circulation systems for all
sub-planning areas of Planning Area 1, ensuring that the calculation of gross/net
acreage is the same for all educational/institutional uses planned to be developed
within sub-planning areas 1-A, 1-B, 1-C, 1-D, 1-E, 1-F and 1-G; and 2) would revise
existing specific plan language to provide additional flexibility to allow the submittal of
a concept plan for any portion of Planning Area 1sub-planning areas 1-A, 1-B, 1-C, 1-
D, and 1-E; and 3) make other minor text amendments of the MCAS Tustin Specific
Plan. SPA 10-001 would not increase the overall development potential or residential
capacity allowed by the MCAS Tustin Specific Plan.
B. That a public hearing was duly called, noticed, and held on said application on
February 9, 2010, by the Planning Commission.
C. That on January 16, 2001, the City of Tustin certified the Program Final Environmental
Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal
of MCAS Tustin. On April 3, 2006, the City Council adopted Resolution No. 06-43
approving an Addendum to the Final Environmental Impact Statement/Environmental
Impact Report for the Disposal and Reuse of MCAS Tustin. The FEIS/EIR and its
Addendum is a program EIR under the California Environmental Quality Act ("CEQA").
The FEIS/FEIR and its Addendum considered the potential environmental impacts
associated with development on the former Marine Corps Air Station, Tustin.
D. That SPA 10-001 is exempt from environmental review under CEQA pursuant to
Section 15061(b)(3) of the State CEQA Guidelines, since it can be seen with certainty
that there is no possibility that the activity in question may have a significant effect on
the environment since the proposed refinement is administrative in nature and would
not increase the overall development potential of residential capacity currently
allowed for Planning Area 1 by the currently adopted MCAS Tustin Specific Plan.
E. SPA 10-001 is consistent with the Tustin General Plan. The Land Use Element
includes the following City goals and policies for the long-term growth, development,
and revitalization of Tustin, including the MCAS Tustin Specific Plan area.
1. Achieve balanced development.
2. Ensure that compatible and complementary development occurs.
3. Improve city-wide urban design.
4. Promote economic expansion and diversification.
5. Implement a reuse plan for MCAS Tustin which maximizes the appeal of the
site as a mixed-use, master-planned development.
SECTION 2. The relevant portions of Tables 3-1 and 3-2 of the MCAS Tustin Specific Plan are
hereby amended to read as follows (new text in bold/underline; deleted text in strikeout):
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SECTION 3. Section 3.3.2.A of the MCAS Tustin Specific Plan is hereby amended to read as follows
(new text in bold/underline; deleted text in strikeout):
E. Special Development or Reuse Requirements
1. A concept plan approval shall be required for individual subplanning areas 1-A, 1-B, 1-
C, 1-D, and 1-E prior to reuse or new development (refer to Section 42.?-2 of this
Specific Plan).
SECTION 4. Section 4.2.2.A of the MCAS Tustin Specific Plan is hereby amended to read as follows
(new text in bald/underline; deleted text in strikeout):
A. Purpose and Application
City of Tustin
A concept plan shall be prepared and submitted or updated for Zoning Administrator approval
concurrent with the submission of a new development proposal, reuse project, or Sector B
level map. A concept plan is required for each +r~elividual-Planning Area, except Planning Area
2 (Community Park)_,~r~d-#ar-tt~e--fotlAVVieg-For Planning Area 1, a cOnCept~)lal1 may be
submitted for any_por~tion of_sub=planning areas:- PA 1-A, PA 1-B, PA 1-C, PA 1-D, and PA 1-
E, regardless of whether subdivision approvals are being requested or required. Concept
Plans may be processed concurrently with a Sector B map or with a site plan and design
review where a Sector B map is not necessary, as addressed in Section 4.2.1.
The purpose of the concept plan is to document and insure that:
The necessary linkages are provided between the development project and the
Planning Area/Neighborhood in which it is located;
2. The integrity of the Specific Plan and purpose and intent of each Neighborhood is
maintained; and
3. Applicable considerations of City requirements other than those spelled out in this
Specific Plan are identified and satisfied.
SECTION 5. Severability
If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for
any reason held to be invalid or unconstitutional by the decision of any court of
competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Tustin hereby declares that it
would have adopted this ordinance and each section, subsection, sentence, clause,
phrase, or portion thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this _ day
of 2010.
JERRY AMANTE, MAYOR
PAMELA STOKER, CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF TUSTIN
ORDINANCE NO. 1379
PAMELA STOKER, 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 Ordinance No. 1379 was duly and regularly introduced and
read at the regular meeting of the City Council held on the _ day of 2010, and was given its
second reading, passed and adopted at a regular meeting of the City Council held on the _ day of
2010, by the following vote:
COUNCILPERSONS AYES:
COUNCILPERSONS NOES:
COUNCILPERSONS ABSTAINED:
COUNCILPERSONS ABSENT:
PAMELA STOKER, City Clerk