HomeMy WebLinkAboutCC RES 00-91 0
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RESOLUTION NO. 00-91
A RESOLUTION OF THE TUSTIN CITY COUNCIL APPROVING
GENERAL PLAN AMENDMENT 00-001, AMENDING THE TUSTIN
GENERAL PLAN FOR THE REUSE AND DISPOSAL OF THE FORMER
MARINE CORPS AIR STATION (MCAS) TUSTIN.
The City Council of the City of Tustin does hereby resolve as follows:
I. The City Council finds and determines as follows:
Ao
Marine Corps Air Station (MCAS) Tustin has been determined surplus to the
needs of the federal government and has been approved for disposal by the
United States Department of the Navy (DON) in accordance with the Defense
Base Closure and Realignment Act (DBCRA) of 1990 (10 USC 2687) and the
pertinent base closure and realignment decisions of the Defense Base
Closure and Realignment Commission approved by the President and
accepted by Congress in 1991, 1993, and 1995; and,
The City of Tustin has been approved by the Department of Defense as the
Local Redevelopment Authority (LRA) for MCAS Tustin and is responsible for
preparing a Reuse Plan describing the reuse of the installation and providing
recommendations to the DON for disposal of the former base to various
public agencies and the homeless. The goal of base disposal and reuse is
economic redevelopment and job creation to help replace the economic
stimulus previously provided by the military installation. The LRA submitted
the Reuse Plan for MCAS Tustin to the Department of Defense in October
1996, and an Errata amending the Reuse Plan in September 1998; and,
The City of Tustin intends to implement the Reuse Plan through the approval
or adoption of a General Plan Amendment, Zoning Ordinance Amendment,
adoption of a Specific Plan and other discretionary actions: and,
California State law requires each City to adopt a comprehensive, long-term
General Plan for its own physical development and for any land outside its
boundaries which bears a relationship to its planning activities. The General
Plan must be periodically updated to ensure that the Plan accurately reflects
City policies, conforms to State law, reflects current court decisions, and
provides an integrated and internally consistent set of goals and policies
designed to reflect any changed characteristics or growth of the community.
The closure of MCAS Tustin and implementation of the Reuse Plan would
necessitate amendment of the Tustin General Plan; and,
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The Tustin City Council has received a request to consider General Plan
Amendment 00-001 that is intended to amend the following General Plan
Elements in support of the Reuse Plan for MCAS Tustin:
The Land Use Element which designates the proposed general distribution
and general location and extent of the uses of the land for housing,
business, industry, open space, including agriculture, natural resources,
recreation, and enjoyment of scenic beauty, education, public buildings and
grounds, solid and liquid waste disposal facilities, and other categories of
public and private uses of land; and
The Housing Element which consists of an identification and analysis of
existing and projected housing needs and a statement of goals, policies,
quantified objectives, financial resources, and scheduled programs for the
preservation, improvement, and development of housing; and
The Circulation Element which consists of the general location and extent of
existing and proposed major thoroughfares, transportation routes, terminals,
and other local public utilities and facilities, all correlated with the land use
element of the plan; and
The Conservation/Open Space/Recreation Element which describes goals
and policies for the conservation, development, and utilization of natural
resources including water and its hydraulic force, forests, soils, rivers and
other waters, harbors, fisheries, wildlife, minerals, and other natural
resources; and, describing goals and policies to secure open space for
preservation of natural resources, managed production of resources,
outdoor recreation and for the public health and safety; and
The Public Safety Element which describes goals and policies for the
protection of the community from any unreasonable risks associated with the
effects of seismically induced surface rupture, ground shaking, ground
failure, tsunami, seiche, and dam failure; slope instability leading to
mudslides and landslides; subsidence, liquefaction and other seismic
hazards, and other geologic hazards; flooding; and wildland and urban fires;
and
6. The Noise Element which identifies and appraises noise problems in the
community; and
The Growth Management Element which describes goals and policies to
ensure that growth and development is based upon the City's ability to
provide an adequate traffic circulation system; it guides Tustin's participation
in interjurisdictional planning efforts and establishes a goal that the provision
of jobs and housing be balanced; and
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On March 16, 2000 the California Department of Housing and Community
Development certified that they had reviewed and approved the Housing
Element revisions proposed in this action, pursuant to Government Code
Section 65585(b); and
Pursuant to the National Environmental Policy Act (NEPA) as implemented by
the Council on Environmental Quality Regulations (40 CFR parts 1500-1508)
and the California Environmental Quality Act (CEQA) (Calif. Public Resources
Code Sec. et. seq. 21000) and the State Guidelines (Title 14 Cal. Code of
Regulations, Section 15000 et. seq.), the City of Tustin and Department of
Navy have completed the following actions in preparing the Environmental
Impact Statement/Environmental Impact Report (EIS/EIR):
On June 30, 1994, a Notice of Preparation (NOP) to prepare a joint
EIS/EIR and Initial Study was released and published for public review
and comment.
On July 20, 1994, a Scoping meeting was held to solicit public
participation and comments on the NOP for the EIS/EIR for reuse and
disposal of MCAS Tustin.
On January 16, 1998, an initial Draft EIS/EIR was released for a 60oday
public review and comment (SCH No. 94071005). The Document
assessed the significant environmental impact, mitigation measures, and
alternatives associated with the Disposal and Reuse of MCAS Tustin,
located in Tustin and Irvine, California and the subsequent reuse of those
properties and other adjacent properties.
4. On February 5, 1998, a Public Hearing was held on the initial Draft
EIS/EIR.
On July 8, 1999, a revised Draft EIS/EIR released for a 45-day public
review and comment. A copy was also filed with the U.S. Environmental
Protection Agency and the State Clearinghouse. The comment period on
the revised Draft EIS/EIR closed on August 23, 1999.
6. On August 11, 1999, a Public Hearing was held on the revised Draft
EIS/EIR. A Final EIS/EIR (FEIS/FEIR) was then prepared.
On December 23, 1999, the FEIS/FEIR was released for a 30-day public
review and comment. The comment period on the FEIS/FEIR closed on
January 24, 2000. The FEIS/FEIR provides the required written
responses to each comment on the draft EIS/EIR pursuant to the
California Environmental Quality Act (CEQA) and the National
Environmental Policy Act (NEPA).
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Although not required by CEQA, on November 17, 2000, a Response to
Comments document on the FEIS/FEIR was released. The Response to
Comments on the FEIS/FEIR has been prepared and distributed to those
persons or agencies that commented on the FEIS/FEIR.
Prior to approving the proposed action, the City Council must certify that
the FEIS/FEIR is complete and adequate and that all impacts, mitigation
measures and project alternatives identified in the FEIS/Ft::IR have been
reviewed and considered, mitigation measures incorporated into the
proposed project that eliminate or substantially lessen the significant
environmental impacts identified in the FEIS/FEIR and it is determined
that any remaining significant effects on the environment found to be
unavoidable have been balanced against the benefits of the project and
against the project alternatives and those benefits have been found to be
overriding on each significant impact identified in the FEIS/FEIR. Findings
of Fact and Statement of Overriding Considerations supporting such
findings are comprehensively listed in Exhibit A of City Council Resolution
No. 00-90 which is incorporated herein by reference; and all mitigation
measures contained in the FEIS/FEIR Mitigation Monitor Reporting
Program for the FEIS/FEIR were also adopted as Exhibit B of City Council
Resolution No. 00-90 and will be incorporated as conditions of approval of
subsequent discretionary actions at the appropriate level of project
implementation.
On November 28, 2000, the Tustin Planning Commission held a duly-noticed
public hearing to provide a further opportunity for the general public to
comment on and respond to the proposed General Plan Amendment 00-001.
At the conclusion of the Public Hearing the Planning Commission approved
Resolution No. 3739 recommending that the Tustin City Council approve
General Plan Amendment 00-001; and
On January 16, 2001, the Tustin City Council has received, reviewed and
considered the proposed General Plan Amendment 00-001, held a Public
Hearing on the matter and considered the testimony, evidence and comments
made at the public hearing, and the FEIS/FEIR and has made the following
Findings:
That closure of MCAS Tustin and completion of the federally mandated
Reuse Plan for MCAS Tustin necessitates that the current Tustin General
Plan be amended prior to the adoption of implementing actions that will
result in the economic redevelopment of the base for civilian purposes.
That the City of Tustin has prepared General Plan Amendment 00-001 in
accordance with Section 65302 of the California Government Code to
address changes associated with planning for the reuse of MCAS Tustin.
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II.
That approval of the revisions proposed for General Plan Amendment 00-
001 will result in a General Plan that will serve as an effective guide for the
ordedy growth and development, preservation and conservation of open-
space land natural resources, and the efficient expenditure of public funds
relating to the subjects addressed in the General Plan.
That approval of the revisions proposed for General Plan Amendment 00-
001 will result in the General Plan, its elements and parts thereof being
integrated, internally consistent and compatible.
o
That the proposed General Plan Amendment 00-001 has been found to be
in the best interest of the public health, safety and welfare of the
community.
The Tustin City Council does hereby approve General Plan Amendment 00-001,
amending the Tustin General Plan as identified in "Exhibit A" attached hereto.
PASSED AND ADOPTED at a regular meeting of the Tustin City Council,
held on the 16th day of January 2001.
T R/~i3~ ~--[L ~ c~R L--~, -M a--~
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Pamela Stoker, City Clerk and ex-officio Clerk of the City Council of the City of
Tustin, California, do 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. 00-91 was duly passed and adopted at a regular meeting of the Tustin City
Council, held on January 16, 2001, by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA-STOKER
CITY CLERK
WORLEY, THOMAS, BONE,
NONE
NONE
NONE
DOYLE, KAWASH1MA
EXHIBIT A
GENERAL PLAN
CITY OF TUSTIN
GENERAL PLAN
CONTENTS
Introduction to the General Plan
Land Use
Housing
Circulation
Conservation/Open Space/Recreation
Public Safety
Noise
Growth Management
Glossary
Note:
GPA changes are reflected by strike-out of text being removed and shading of text
additions. For Tables, areas of change are shown by shading. Tables or figures that
have been added are noted by shading within the Table of Contents for each Element.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
SEPTEMBER 2000
Table I-1
Table 'I-2
LIST OF TABLES
Relationship of Tustin General Plan Elements
to State-Mandated Elements
General PIan ~nendments
Page
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10
Figure I-1
LIST OF FIGURES
Tustin Planning Area
Page
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CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
SEPTEMBER 2000
INTRODUCTION TO THE GENERAL PLAN
The City of Tustin is located in central Orange County and encompasses an area of 11.02
square miles. The City is bounded on the south by the cities oflrvine and Santa Ana, on the
north by the unincorporated portions of the County of Orange and the City of Orange, and
on the east by unincorporated County territory and the City oflrvine. Within the context of
the larger Southern California region, Tustin is located approximately two miles north of
Orange County's John Wayne Airport and is transected by two major regional freeways: the
1-5 (Santa Ana) Freeway, divides the City into north and south; and the SR-55 (Costa Mesa)
Freeway, divides westerly portions of the City. The City continues to be a discem_ible entity,
characterized physically by its strateg/c crossroads location, the existing ~afine
Corps Air Station, Tustin, ~, hillside areas which offer sweeping
panoramic views of the Pacific Coast and Saddleback Mountains, prime commercial,
industrial, and residential development, and one of the oldest historical "old towns" in
Orange County. These significant natural and man-made characteristics provide a commonly
acknowledged basis for a "sense of place". Together, they act as a foundation for Tustin's
Future...a functional desirable and attractive community to live, work or visit.
INTRODUCTION
SEPTEMBER 2000
TUS'[IN PI.ANNING ..',,REA
The Tustin Planning Area consists of approximately 17.22 square miles as
shown on Figure I-1. This area includes all of the land within the City's
incorporated boundaries (11.02 square miles), as well as the City of Tustin's
existing "sphere of influence" (an additional 6.2 square miles of
unincorporated county area) located immediately adjacent to the City's
northerly boundaries and approved by the Local Agency Formation
Commission as Tustin's probable ultimate physical boundaries and sen'ice
area. Two smaller additional areas of approximately 115 acres located
adjacent to the City of Tustin's southeasterly boundary are also included in
the Tustin Planning Area. Currently within the corporate limits of the City
of Irvine, a modification to the City's existing "sphere of influence" and a
municipal reorganization would be necessary to make them a part ofthe City
of Tustin.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
SEPTEMBER 2000
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Figure I-1
Tustin Planning Area
TUSTIN'S PAST
Tustin ','cry likely first appeared as a name on a map as a result of a real estate
venture by a Petaluma carriage maker, Columbus Tustin. Tustin and Nelson
O. Stafford, his partner, purchased 1,359 acres of the Rancho Santiago de
Santa Aha in 1868 when the Spanish land grant was being partitioned. Tustin
took the eastern 839 acres of the total and moved to his property in 1870 to
build his dream. He divided 100 acres into 300 square blocks, laid out
streets, and provided lots for sale - later giving lots to anyone who would
build. However, Tustin experienced slow growth in the 1870s, hampered by
Santa Ana's successful bid for the terminus of the Southern Pacific Railroad.
Columbus Tustin died in 1883, bitterly disappointed at the minimal success
ofhis dream city.
The land boom of the 1880s brought a second life to Tustin. The Tustin
Improvement Association established a bank and a large hotel. From 1886
to 1895, horse-drawn streetcars ("horse car") ran between the Hotel Tustin
and Santa Ana. By 1888, the Southern Pacific Railroad had established a
station in Tustin and started running two trains daily to Los Angeles.
Several prominent pioneers, David Hewes and Sherman Stevens among
them, came to town in this period, building Victorian houses which are still
showpieces in town. Sherman Stevens, together with C. E. Utt and James
Ir~Sne, developed the first agricultural acreage on the Irvine Ranch and
established the San Joaquin Fruit Company. Utt established one of the City's
earliest industries, the Utt Juice Company, and was one of Tustin's major
developers. Hewcs, who made his fortune in San Francisco before settling
in Tustin, is renowned as the man who conceived the ceremony and donated
the golden spike used to complete the first transcontinental railroad.
The successes of the 1880s were reversed by the Panic of 1893 which led to
the demise of several businesses in town and closure of the bank (1902).
With the new century came a gradual rebuilding of the economy and the
successful additions of the First National Bank of Tustin (1911), the Tustin
Lumber Company, Tustin Garage, Tustin Hardware, Piepers Feed Store, the
Utt Juice Company, and three large citrus association packing houses.
The City of Tustin incorporated in 1927 as a small agricultural community
of approximately 200 acres and 900 residents, making Tustin the third oldest
city in Orange County. Development in the communitywas slow at first due,
in part, to the Great Depression of the 1930s. Soon after World War II, urban
development began to increase in Tustin as it did throughout Southern
CiTY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
SEPTEMBER 2000
California. In 1942, the war brought a new kind ofgrowth lo Tustin when the
U.S. Navy built its Lighter-Than-Air Base on nearby beanfields. By the
1960s, rising land values and falling grove production induced agricultural
land owners to sell their land for urban development. As a result of new
development and annexations, the City's population jumped from 2,000 in
1960 to 21,000 in 1970, and contin,u, ed to grow at a steady pace to reach a
1991 p, opulation of over 52,000. ~0s~t~t' is' ~P'~c~ed {~ontinue~ f01i~wing
the blosure of. MCAS '.Tu'stm'~and:; its'. reuge: for. residential, commercial,
I~usmess/lnst~tu~onal; and recreational purposes;..
PREVIOUS PLANNING EFFORTS AND NEED FOR A REVISED PLAN
The City of Tustin adopted its first General Plan in 1966. The Plan was
prepared as a joint effort between the City of Tustin Planning Department and
the County &Orange Advanced Planning Division. At that time, the Tustin
General Plan area consisted of 20.5 square miles which included the
unincorporated area of North Iustin. The plan anticipated an optimum or
maximum population of 100,438 persons within the entire planning area.
Major changes to State law led to preparation and revisions to Tustin's
General Plan during the early 1970s. During this period of time, General
Plan Elements were developed and/or amended incrementally. However, the
real effectiveness of a City's General Plan is contingent upon the practical
applicability of the Plan to changing priorities and conditions. Monitoring
and reevaluating the validity of Plan policies and amending the Plan from
time to time is essential. A comprehensive update of the Plan should be
undertaken every five years to ensure that the Plan accurately reflects City
policies, conforms to any changes in State law, reflects current court
decisions, and provides an integrated and internally consistent set of goals
and policies designed to reflect the changing characteristics and growth of the
community. To that end, the Tustin City Council authorized a program in
February. 1991 to undertake a .c.,9..mprehensive update of~t..he General Plan
.... '." '~-:.". ' ,, .... : , :'.': ",'~,~'.~, -~,"~"~-2..~, . '~"~w-, ~'a.~e-,x,~,~ ,,,.~./.' '('~r,~, .'*.' ~ ',~"r~"~'~'~'"~' , . '.,.~,~. ' ',~ r'. ..... ' .
which, was.; adopted. . on February.~,7~'1994.',_ .. ~,A...sflbsequent~ General, . ?lan
~.. ... .~ ,%. ,~ ,., 4~. .. ~ ~ I~ ..4,o~... '.-~, ....... , .......... ,..
amendment'was also;~mtaat&l ~n ~199~_to address',/:.~es assomated w~th
planing., g f-°K_the reuse of..MCAS.Tustm m anlamp..at~on of ~ts closure m July
.!9.99....
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
SEPTEMBER 2000
PURPOSE OF THE GENERAL PLAN
California State law requires each City to adopt a comprehensive, long-term
general plan for its own physical development and any land outside its
boundaries which bears a relationship to its planning activities. In essence,
a city's general plan serves as the blueprint for future growth and
development. As a blueprint for the future, the plan must contain policies
and programs designed to provide decision makers with a solid basis for land
use related decisions.
The general plan must address many issues which are directly related to and
influence land use decisions. In addition to land use, State law requires that
the plan address circulation, housing, the conservation of natural resources,
the preservation of open space, thc noise environment and the protection of
public safety (Section 65302 of the Califomia Government Code). These
issues are to be discussed to the extent that they apply to a particular
jurisdiction. The general plan may also cover topics of special or unique
interest to a city, such as urban design and growth management.
ORGANIZATION OF TIlE GENERAL PLAN
The Tustin General Plan has been prepared in accordance with the
requirements of State law and addresses all issues and topics required. The
Plan represents a determined effort to examine and synthesize trends which
make Tustin the city it is today. Even more importantly, the Plan is intended
to project and direct future growth and development.
The Plan consists of numerous policy maps, diagrams, and text which set
forth the City's long-range goals and policies, standards, and plan programs.
The, Tustin General Plan is organized into seven chapters as follows:
Land Use
Housing
Circulation
Conservation/Open Space/Recreation
Public Safety
Noise
Growth Management
Table I-1 illustrates the relationship between the general plan's seven
elements and the seven State-mandated General Plan elements.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
6 SEPTEMBER 2000
TABLE !-1
RELATIONSlllP OF TUSTIN GENERAL PI~AN EI~EMENTS
TO STATE-MANDATEI) ELEMENTS
TUSTIN STATE-MANDATED GENERAL PLAN ELEMENTS
GENERAL PLAN OPTIONAL
ELEMENT Land Housing Circulation Noise Safety Conservation/
Use Open Space
I.and Use ·
}lousing 0
Circulation ·
Consc-rvation; 0 ·
Open Space,'
Rccreafiontn
Safety ·
Noise ~
Growth ·
Management;:'
(2)
The Recreation component of this Element is optional.
While Growth Management is not a Slate-Mandated Element, it is mandated by Measure M for all jurisdictions in
Orange Count)'.
Supporting Documentation
Several supporting documents were produced during the Tustin General Plan
preparation process, including the various Technical Reports and the General
Plan Program Environmental Impact Report (Program EIR). These
documents provide substantial ba_,ckground information for the General Plan.
~'~'.i ~'in~ "]~ir~o~'t a[ ~ ~'i:~ l~b"'~i.'~j'-rmi~mt3fl'.: ~.~i~p ~ct ]'Stat~maent
i'EIs'~ili~."}~'' P~ed" f¢i-;~' ~-~i~is.'][ b i'M C~i~ ~cm, '_w.. l~i~ h. :als°' ad.dressed
the ~S0~i~.t'~'afil.en...d~e~t'0f the. i T~.,t~. G.~e'ml Pl,~n.
The preparation of each general plan element was preceded by the preparation
of a technical report. The technical reports identify important background
information, issues, and constraints (i.e, existing conditions, infrastructure
constraints, funding considerations) which were used to guide the formulation
of General Plan policy.
The General Plan Program EIR analyzes the potential environmental impacts
associated with development of the planning area guided by the policies and
programs contained in the General Plan.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
SEPTEMBER 2000
Organization and How to Use the Plan
Each ofthe seven General Plan elements follows a similar organization:
o Introduction
o Summary of Issues, Needs, Opportunities and Constraints
o Goals and Policies
o Element Implementation Program
The Introduction describes the purpose and focus of the element, and also
introduces other plans and programs outside of the General Plan which may
be used to achieve specific General Plan goals and the relationship of that
element to the other elements of the General Plan.
The Goals and Policies section presents the City's long-term desires for the
subject area of each element. The goals and policies are arranged by issue or
subject, and a brief description of philosophy or basis behind these objectives
precedes each group of goals and policies.
Each element also includes a "plan," to implement General Plan policy. For
example, the Land Use Element contains a "Land Use Plan" which indicates
the types and intensities of land use permitted city-wide. The "Circulation
Plan" in the Circulation Element includes a Master Circulation Plan showing
streets and intersections to be improved and new infrastructure provided to
meet the circulation needs of City residents and those employed in or visiting
the City. Wherever possible, each element contains maps, diagrams, and
tables to illustrate General Plan policy.
A separate implementation section for each element identifies programs
designed to achieve goals and policies in each General Plan element. This
Implementation Section should be reviewed and updated periodically to help
identify specific time frames, responsible parties, and specific measures to
ensure that General Plan policies are implemented.
The General Plan's organization allows those using the Plan to turn to the
section that interests them and to quickly obtain a perspective on the City's
policies on the subject. However, those using the Plan should realize that
various Plan policies fi.om one element to another are interrelated and should
be viewed comprehensively. Since Plan policies are presented as both
v,~tten statements and policy maps, both text and policy maps must be
referred to when making planning decisions.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
8 SEPTEMBER 2000
The General Plan is not a zoning map. The text and policy maps are intended
to provide general, broad direction for long-range planning and should be
used as a policy guide only. The Zoning Ordinance and Specific Plans, on
the other hand, are specific implementation mechanisms which must be
consistent with the goals, policies, and standards contained in the General
Plan.
PUBLIC PARTICIPATION PROCESS
The public plays an important role in both the preparation and
implementation of the General Plan. Because the Plan reflects community
goals and objectives, citizen input was essential in identifying issues and
formulating goals. Public participation in the General Plan preparation
process occurred through the following methods which assisted City decision
makers:
Issues identification through a mail survey distributed to 25,000
households and businesses in the City. The survey questionnaire was
divided into 12 questions to assess general satisfaction with 'rustin as a
place to live, desires regarding future employment and population growth,
quality of life priorities, methods for providing affordable housing, and
improving neighborhoods, desires for recreational opportunities, and
other issues. Responses generally indicated high satisfaction with the
City. Several key areas of concern were identified, including: increased
residential densities, traffic circulation, controlled ~owth, environmental
preservation, and crime prevention (a complete summary of the surYey
results is available in the Planning Department);
o Two public "Open ttouse" sessions held early in the process to solicit
input for issues identification and goal formulation;
Opportunities to publicly address decision makers directly regarding
issues, concerns, and desires at Planning Commission and Joint City
Council/Planning Commission General Plan Workshops, both prior to
preparation and during review of the Preliminary Draft General Plan; and
o
Public review and comment on the Draft General Plan and its supporting
documents during public hearings held before the City's Planning
Commission and City Council.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
SEPTEMBER 2000
o
For amendment of the General Plan associated with the reuse of MCAS
Tustin. a oublic "Open House" was held to review the Draft Amendment.
fpll0wed bY ~ublic hearings held before the City's Planning Co.mmission
and City.Council.
GENERAL PLAN A-~IENDMENTS
s amenomems ro .tne, tJenerat, t-lan arc consloereo ano. aoooteo' o¥ mc tOIt'V~It ll~eqlel~dl
description of each"sh0~ld i~e i~l~fi fi~'a~a'iidd~'~s an h'~t'~hment tt"th~ 'in~&hi~'i~'ia the
Plan.' Amendment 0fTable 1-2 as an attach~n...e, nt to .the In..troductmn Chapter. beI0w..w!!l no.t
require an .amen'dm'e~.n..t, t6 th~ G~neral Plah."
Table 1-2 below identifies each amendment'and the General Plan elements'affected.
TABLE 1-2
GENERAL PLAN AMENDMENTS
Amendment Date of Affected Amendment Description
Name Adoption Elements
MCAS Tustin All Plannine oolicies and ~romarns for furore
Soecific Plan/ devclonment ofMCAS Tustin prpperty
Reuse Plan followin~ base closure
992001 3-1-00 Ci~culhtion Res0.1utioh'99-22
15500 Tustin Land,_Use
Villa~e Way
15580 Tustin Villal~e Way Eand Use
Lot 27 Tract 13.627;
Commercial to
Residential
Resolutmn 9648
Densit'v Reiidentia.1.._tp
Medium Density
Residential
"LOt &Tract 12~70: P.&I ........................................
to PCR P°ifid}{"i~f I.~i:'27
PCR
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
INTRODUCTION
I 0 SEPTEMBER 2000
Land Use
Element
G~ENE~RAL PLAN ~
TABLE OF CONTENTS
Section
Introduction to the Land Use Element
Purpose of the Land Use Element
Scope and Content of the Element
Related Plans and Programs
Relationship to Other General Plan Elements
Summary of Issues, Needs, Opportunities and Constraints
Balanced Development in Tustin
Compatible and Complementary Development
Revitalization of Older Commercial, Industrial
and Residential Uses and Properties
Improved City-Wide Urban Design
Economic Expansion and Diversification
Development Coordinated with Public Facilities and Sen'ices
Development Character in East Tustin
Development Character in Old Town/First Street Area
Development Character in the Pacific Center East Area
North Tustin (Unincorporated Area)
Future D. evelopment Character of MCAS T. ustin
Land Use Element Goals and Policies
Balanced Development in Tustin
Compatible and Complementary Development
Revitalization of Older Commercial, Industrial, and
Residential Uses and Properties
Improved City-Wide Urban Design
Economic Expansion and Diversification
Development Coordinated with Public Facilities and Sen, ices
Development Character in East Tustin
Development Character in Old Town/First Street Area
Development Character in the Pacific Center East Area
North Tustin (Unincorporated) .~
Related Goals and Policies
Page
1
1
2
4
6
6
7
7
8
8
8
9
9
11
12
14
16
17
18
19
20
21
22
23
25
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT i SEPTEMBER 2000
TABI.E OF CONTENTS
(Continued)
Section
Land Use Policy Maps
Land Use Plan and Policy Considerations
Implications of the Land Use Plan
Special Management Areas
Citywide Urban Desi~
Land Use Element Implementation Program
Zoning Ordinance
Subdivision and Grading Regulations
Code Enforcement
Specific Plans
Redevelopment
Capital Improvement Program
Fiscal Stability
Cooperation With Other Governmental Agencies
Municipal Services
Environmental Compatibility
Rehabilitation
Public Participation/Information
Page
27
27
41
44
53
54
54
55
56
56
57
58
61
62
63
64
64
64
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT ii SEPTEMBER 2000
'Fable
Table LU- 1
Table LU-2
Table LU-3
Table LU-4
I.IST OF TABLES
Land Use Related Goals and Policies
by Element
Development Intensity/Density Standards
Future Land Use Density/Intensity and
Population Capacity of the Land Use
Plan
Planned Land Use Composition Summary
for Planning Subareas
Page
26
29
42
44
LIST OF FIGURES
Figure
Figure LU- 1
Figure LU-2
Figure LU-3
Figure LU-4
Figure LU-5
Land Use Plan Policy Map
Floor Area Ratio Defined
Planning Subareas
Special Management Areas - Speci fig Plans
Special Management Areas - Redevelopment
Project Areas/North Tustin/Other Areas
Page
28
33
43
47
48
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT iii SEPTEMBER 2000
INTRODUCTION TO THE LAND USE ELEMENT
The Land Use Element is a guide to the allocation of land use in the City and provides a
framework or context for the issues and subject areas examined in the other Elements of the
General Plan.
PURPOSE OF THE LAND USE ELEMENT
The purpose of the Land Use Element is to describe present and planned land
use actMty, and to address issues concerning the relationship between land
uses and environmental quality, potential hazards, and social and economic
objectives. The Element identifies the general distribution and location of
residential and non-residential land uses, as well as quantifiable density and
building intensity. The Land Use Element constitutes official City policy for
the location of various land uses, and provides guidance to ensure orderly
growth and development.
Goals and policies included in the Land Use Element establish a
constitutional framework for future land use planning and decision making.
The Land Use Plan portion of the Element promotes the achievement ofthese
goals by establishing logical, organized land use patterns and standards for
future land use. The Plan accomplishes this through the use of descriptive
text, tables, charts, and maps.
SCOPE AND CONTENT OF THE ELEMENT
The Land Use Element includes the City's goals and policies for the
long-term growth, development and revitalization of Tustin. The Element
contains text describing land use goals and policies, descriptions of land use
types, a Land Use Policy Map, and a statistical summary of the City's future
land use composition. A primary component ofthis Element is the Land Use
Plan Policy Map which graphically identifies future planned land uses within
the planning area. The Land Use Element contains a narrative description of
the land use designations depicted on the Land Use Plan Policy Map.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 1 SEPTEMBER 2000
The Land Use Element Technical Memorandum, published prior to the
preparation of the Land Use Element, is a supporting background document
that contains quantitative information about the composition of land use in
Tustin in 1991. This technical memorandum may be updated periodically to
maintain a data base of current land use conditions in the planning area.
RELATED PLANS AND PROGRAMS
There are a number of state, regional, and county plans and programs which
relate to land use in the City. These plans and programs include the Southern
California Association of Governments (SCAG) Growth Management Plan,
the South Coast Air Quality Management Plan (SCAQMP), the Orange
County Growth Management Plan, and the Orange County Airport Environs
Land Use Plan (AELUP). Each of these plans is briefly described below.
SCAG Growth Management Plan
The SCAG Growth Management Plan recommends ways to redirect the
region's growth in order to minimize congestion and better protect the
environment. While SCAG has no authority to mandate implementation of
its Growth Management Plan, some of the Plan's principal goals (such as
improved jobs/housing balance) have implications for the land use
composition of the City and are being implemented through the South Coast
Air Quality Management Plan (SCAQMP) under the implementation
authority of the South Coast Air Quality Management District.
South Coast Air Quality. Management Plan
The South Coast AQMP mandates a variety of measures to reduce traffic
congestion and improve air quality, including the Regulation XV Commuter
Program which requires employers of more than 100 persons to prepare trip
reduction plans and the requirement that each jurisdiction develop an Air
Quality component within its general plan. Air Quality is included as a sub-
element to the Conservation/Open Space/Recreation Element of the Tustin
General Plan to fulfill AQMP requirements. The City's Land Use Element
organizes land uses in relation to the circulation system, and present policy
promotes commercial and industrial land uses with convenient access to
transportation.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 2 SEPTEMBER 2000
Orange County Growth Management Plan Element
The purpose of the Orange County Growth Management Plan Element is to
ensure that the planning, management and implementation of traffic
improvements and public facilities are adequate to meet the current and
projected needs of Orange County. The Plan establishes the following five
major policies:
Development Phasing: Development will be phased according to
Comprehensive Phasing Plans (CPPs) adapted by the County. Phasing
will be linked to roadway and public facility capacities.
Balanced Community Development: Development will be balanced to
encourage employrnent of local residents and both employment and
employee housing, in the County as well as in indMdual Growth
Management Areas (GMAs).
o
Traffic Level of Seth'ice: Future development creates the need for
improvements to major intersections significantly impacted by growth,
and a developer fee program is included to pay for improving affected
intersection on a pro-rata basis.
Traffic Improvement Programs: The Plan requires comprehensive
traffic improvement program to ensure that all new development provides
necessary transportation facilities and intersection improvements as a
condition of development approval.
o
Public Facility Plans: The Plan requires comprehensive public facility
plans for fire, sheriff/police, and library services. New development
participates on a pro-rata basis.
Implementation of the Plan involves the establishment off (1) Growth
Management Areas (GMAs) to implement Comprehensive Phasing Plans; (2)
Facility Implementation Plans to address the financing of public facilities for
each GMA; (3) county-wide implementation and evaluation of compliance
with development phasing and improvements; and (4) traffic
improvement/public facility development agreements.
Land Use Element policy calls for development and public facilities
provision to be managed and balanced, so that the City receives the benefits
of growth without experiencing unnecessary negative impacts.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 3 SEPTEMBER 2000
Orange County Airport Environs Land Use Plan
The Airport Land Use Commission (ALUC) for Orange County has
responsibility under state law for formulating a comprehensive airport land
use plan (ALUP) for the anticipated growth of each public use airport and its
surrounding vicinity. General Plans for cities affected by an ALUP must be
consistent with that plan. The purpose of the ALUP is to safeguard the
general welfare of the inhabitants within the vicinity of airports and to ensure
the continued operation of the airports. The Orange County ALUC has
adopted the Airport Environs Land Use Plan (AELUP) governing MCAS
Tustin, MCAS El Toro, John Wayne ,A, irport, ~.,eadowlark Airport, ~C
· . , ..... ,~~.'t: .-.~ ~'aE.,~'. ,'*.-.';~2- .... ~. ..... i"' '~' ~..,".~:
l_,p.s..A. !a..m!to..s, ap._d..F_u.!!.e..rton' .A.~.rp_.o~:_.F. ql, l.0. ~jn. g the ql.9.s,U, rg..0f.,M_ .C ,A....S..,.T,..us.t~.n
the'::AELUP may 'b~ 'amend~l t6"i'efl6~t" ~'~,: hon-milii~' flight"iSi~'~fi0ns
allowed by the MCAS Tustin Reuse/Specific Plan. Three issues areas in the
AELUP are addressed in the City's General Plan: noise, safety, and building
height. The Noise and Safety Elements of the General Plan address noise and
safety, while the Land Use Element addresses building height.
RELATIONSltlP TO OTHER GENERAL PLAN ELEMENTS
The Land Use Element is the key element of any General Plan because it has
the broadest scope ofthe mandated elements required in a General Plan. The
Element must be prepared with the full knowledge and consideration of the
information/policies contained in other General Plan Elements. Specifically,
the Land Use Element relates to the Housing Element by defining the extent
and density of future residential development in the City. The Land Use
Element is also coordinated with the Open Space/Conservation/Recreation
Element, in that open space resources are designated on the Land Use Plan
Policy Map, and environmental factors are considered in the location of land
use types. The Land Use Element relates to the Safety and Noise Elements
by integrating their land use recommendations pertaining to public safety and
noise constraints into detailed policies which apply to specific geographic
locations. The Circulation and Land Use Elements are interrelated in that
specific land use decisions depend upon traffic routes and circulation
pattems. Finally, the Land Use Element defines the amount of development
permitted to occur, coupled with the Growth Management Element which
establishes policies and procedures to ensure development occurs at a rate
consistent with the availability ofinfrastmcture and public services to support
such development.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 4 SEPTEMBER 2000
SUMMARY OF ISSUES, NEEDS, OPPORTUNITIES
AND CONSTRAINTS
The Land Use Element establishes policy which is reflected in all the other General Plan
elements. The following land use issues, needs, opportunities, and constraints have been
identified in Tustin, and are addressed in the goals and policies which follow in the next
section.
BALANCED DEVEI.OPMENT IN TUSTIN
o
There is a lack of commercial services in certain geographic areas, such
as the Irvine Business Center, which warrants consideration of additional
commercial designations.
Land use patterns encourage Tustin residents to rely on the automobile to
commute to work and shopping.
The City has thc opportunity to purchase surplus freeway parcels and
develop them with uses which capitalize on their freeway accessibility.
~°il6~}ilg: il~ ~1~sur~ Of MCAS
Tustin "--' .....-' ~'-- -' ....... '-- "':'--
~ the. MCAS ,~ustm.'Specffic Plan/Reuse:Plan,wxll grade
l-'" ."'%'-~;::',' ;'~'~'.~: ' .'-~,"', ;.,,',.~.".'~.~.~'.:"',~:: : J.';'¢~' " *~'." . ,:;~L"~.%~.~i.'-'~~ ' .,~'.
mture aevmopment on apprg~amateiy .i ;> !'1 ac. res m the C!.ty. oI-.T.UStln:
The annexation of certain areas in North Tustin could establish more
logical City boundaries.
Hillside areas within the City's sphere of influence may be subject to
slope instability. In the event of annexation, significant infrastructure
deficiencies, where they exist, shall be mitigated to the extent feasible.
COMPATIBLE AND COMPLEMENTARY DEVELOPMENT
o The intermixing of land uses in some areas without adequate buffering
has resulted in land use incompatibilities, such as those related to
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 5 SEPTEMBER 2000
physical scale, noise, and traffic. Specific types and examples of
incompatible land uses include the following:
obtrusive industrial uses adjacent to residential development;
commercial uses abutting residential development without adequate
buffering;
high density residential adjacent to lower residential densities without
adequate buffering;
noise sensitive uses adjacent to freeways, highways and railroads.
New development, if not regulated, can interfere with public vistas and
views of the surrounding hillsides, public monuments, and other
important viewsheds.
REVITALIZATION OF OLDER COMMERCIAL, INDUSTRIAL AND
RESIDENTIAL USES AND PROPERTIES
o
o
While most of Tustin's housing stock is in good condition, certain
neighborhoods, such as the Southwest area of the City, are in need of
concentrated rehabilitation and code enforcement efforts.
Tustin contains numerous historically and architecturally significant
structures whose maintenance and preservation is important to the
heritage of the community.
Some of the City's older residential areas are impacted by adjacent
freeways, commercial and industrial land uses.
Some of the City's older commercial and industrial uses are either in need
of upgrading or replacement.
IMPROVED CITY-WIDE URBAN DESIGN
Although Tustin has many individual assets, the City needs to develop an
integrated overall image that clearly connects the best parts of the
community.
o Many of Tustin's strip commercial corridors exhibit a fragmented land
use pattern and lack of design continuity.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 6 SEPTEMBER 2000
o
With the exception of several recent commercial centers, the City's
commercial districts are in need of reinforced landscape character,
stronger design coordination, improved circulation and parking linkages,
outdoor pedestrian spaces, and higher quality architecture and signage.
Tustin's design standards for multi-family development need to be
strengthened to provide for greater private and public open space, and
better buffering between adjacent incompatible land uses.
The developing and changing industrial/R&D districts are transforming
the southern part of Tustin, and are in need of standards to ensure high
quality design.
ECONOMIC EXPANSION AND DIVERSIFICATION
O
O
In order to create a better jobs/housing balance, efficient utilization of
commercial and industrial desi~ated properties is crucial.
To keep Tustin's retail space competitive, retail development should be
focused in "centers" which provide a greater variety of goods and
amenities rather than strip commercial developments.
The office and hotel markets in Tustin are not competitive with
neighboring jurisdictions due to the City's limited supply of these land
uses.
DEVELOPMENT COORDINATED WITH PUBLIC FACILITIES AND SERVICES
As new development continues to occur in Tustin and existing uses
intensify, adequate public facilities and services - such as fire and police
protection, flood control, educational and recreational opportunities -
must be available to accommodate future development.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 7 SEPTEMBER 2000
DEVELOPMENT CHARACTER IN EAST TUSTIN
The opportunity exists in East Tustin to ensure hillside development
protects the natural terrain, and that significant open space resources
(such as the eucalyptus windrows and stand of redwoods) are preserved.
In an area as large as East Tustin, the provision of land uses which
support the resident population to minimize travel distances to shopping,
recreation and sen, ice uses.
Important '~'iewsheds in East Tustin, including the Peters Canyon
ridgeline, the redwood/cedar grove, the knoll, and major tree stands,
should be protected from intrusion.
DEVELOPMENT CItARACTER IN OLD TOWN/FIRST STREET AREA
Old Town Tustin lost its focus as the community's commercial center
years ago due to the development of competing commercial corridors
outside this district.
o The unique qualities of Old Iown have yet to be fully capitalized on to
create a vital commercial district.
The integration of residential uses in Old Town could provide increased
market support for retail and commercial uses, and could improve the
vitality of the district.
o Much of the First Street corridor exhibits a fragmented pattern of land
use, and many of the buildings are in need of facade improvements.
DEVELOPMENT CHARACTER IN THE PACIHC CENTER EAST AREA
o The Pacific Center East Area, including the Warner Business Park to the
south, lacks a unified development image.
Through the development of office, hotel and business park uses in
Pacific Center East, the City has substantial opportunities to expand its
economic base.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT $ SEPTEMBER 2000
o Opportunities exist for freeway-oriented development adjacent to SR-55
and the existing and planned northbound (eastside) ramps to SR-55.
NORTH TUSTIN (UNINCORPORATED AREA)
o
The unincorporated North Tustin area has a well developed Iow-density
semi-rural character which would expand the scope of housing
availability and add a valuable housing diversity to the City.
To preserve the low density semi-rural character, there is a need to ensure
that any infill development is compatible and complimentary to this
existing community.
FUTuRE OEVEL0i~MEN~.cH~cTER OF.MC~,'S'.TUSTIN
o GiCe~a th~ size ahd'16cation oft. hi 'site,' there is an opl~ortunity for reuse
and'devel~'i~rde'nt ib' Create//.di'stin~t area 6f unique character, to pr6vide
uses Which rd~et broad commUnity'needs, ahd to accommodate a mix of
uS~.:resp0nsi36 t~'ix/~.k.e[ d.'.~.' .~.d Which .a!.s.o. a_dyance regional goals for
j .o,b.s/h..o, using ba!..a'3. C-C;
,.l.~,,n, ere21s al%.opporTunlry. TO .creare'.lmmex:nate lmerlm'uses ana reuse oi
m .any2erd. stin-A3mldings, and f~icfl~t~es ~t.th¢ s~te upon 61osure to facilitate
converston:'orT, ne msmt~auon,_xrora
'There? Is. a','COnstramtSorf tutUrq-, awation~:uses' of land"due~ to' ~mpactecl
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 9 SEPTEMBER 2000
o Streetscape design, site planning teehniq~ies, and pedestrian and bicycle
1' .mkages. i~h.6._u!d r~.n~..~6r_c.e ~.e. ll/~'tio.nS.hip, s.'....be.t~y, een'uses on the site.
Commumttes' entnes;..land,scapeges~gn along the boundaries of the site,
signage and;'deszgn ~st._as£~n'and.tl~oug!!.. the s~te are needed to create a
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 10 SEPTEMBER 2000
LAND USE ELEMENT GOALS AND POLICIES
The goals and policies contained in the Land Use Element provide the framework for land
use planning and decision-making in the City. They are an outgrowth of issues, needs,
opportunities and constraints identified during preparation of the General Plan including
concerns of Tustin residents and selection of the preferred growth alternative. They reflect
the direction and image the City seeks for the future. The goals and policies of this element
are intended to:
o Achieve balanced development;
o Ensure that compatible and complementary development occurs;
o Revitalize older commercial, industrial, and residential development;
o Improve city-wide urban design;
o Promote economic expansion and diversification;
o Coordinate development with the provision of adequate public facilities
and sen'ices;
o Ensure that the development character of East Tustin is compatible with
the surrounding man-made and natural environment;
o Strengthen the development character and mixture of uses in the Old
Town/First Street area; and
o Promote an integrated business park character for the Pacific Center East
area.
ma reus~xv__m~c_n_. _ma.j__.~mU.. zes me apg. em o~
asa m~xea~o ve.~pv_men~
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 11 SEPTEMBER 2000
BALANCED DEVELOPMENT IN TUSTIN
A broad range of land uses within the planning area- residential, commercial,
industrial, public facilities and open space - offers a balance between the
City's revenue generation needs and service provision responsibilities.
GOAL 1: Provide for a well balanced land use pattern that
accommodates existing and future needs for housing, commercial and
industrial land, open space and community facilities and services, while
maintaining a healthy, diversified economy adequate to provide future
City services.
Policy 1.1: Preserve the iow-density quality of Tustin's existing
single-family neighborhoods while permitting compatible multi-family
development to meet regional housing needs where best suited from the
standpoint of current development, accessibility, transportation and public
facilities.
Policy 1.2: Provide for and encourage the development of
neighborhood-serving commercial uses in areas of Tustin presently
underserved by such uses. Encourage the integration of retail or sen'ice
commercial uses on the street level of office projects.
Policy 1.3: Facilitate the development of vacant and underutilized freeway
parcels with commercial uses where appropriate and compatible with
surrounding uses to capitalize on their freeway access and visibility.
Policy !'...'..4. 1.5: Consider modification of present City boundaries in
unincorporated areas within the City of Tustin's sphere where they are
irregular and create inefficiencies.
Policy 1.5 1.6: Encourage compatible and complementary infill of
previously by-passed parcels in areas already predominately developed.
Policy 3:61.7: Ensure an adequate supply of commercial and industrial land
within the City of Tustin for potential commercial and industrial expansion
and development.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 12 SEPTEMBER 2000
Policy 1.7 -1~8: As part of the City's attraction to business and industry,
provide adequate sites to house future employees.
Policy .~.8 1.9: Provide incentives to encourage lot consolidation and parcel
assemblage to provide expanded opportunities for coordinated development
and redevelopment.
Policy 1~9 I.I0: Provide development of light industrial and business park
uses under strict performance development standards. Encourage industrial
and business parks as the preferred method of accommodating industrial
~owth.
Policy 1..10 I.I 1: Ensure that the distribution and intensity of land uses are
consistent with the Land Use Plan and classification system.
Policy i'.11 1.12: Where feasible, increase the amount and network ofpublic
and private open space and recreational facilities which will be adequate in
size and location to be useable for active or passive recreation as well as for
visual relief.
Policy 1.12 1.13: Evaluate all future annexation proposals within the City's
sphere of influence for their potential financial, social and environmental
impacts on the City of Tustin. The analysis of financial impacts shall include
preparation of a fiscal impact report which provides an analysis of impacts
on operating costs and costs associated with needed short and long term
capital improvements.
Policyi~1.14: Preserve the existing low density character of North Tustin
single family zoned neighborhoods.
GOAL 2: Ensure that future land use decisions are the result of sound
and comprehensive planning.
Policy 2.1: Consider all General Plan goals and policies, including those in
other General Plan elements, in evaluating proposed development projects for
General Plan consistency.
Policy 2.2: Maintain consistency between the Land Use Element, Zoning
Ordinances, and other City ordinances, regulations and standards.
Policy 2.3: Endeavor to promote public interest in, and understanding of, the
General Plan and regulations relating to it.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 13 SEPTEMBER 2000
Policy 2.4: Encourage citizen participation in planning and development of
land use programs.
Policy 2.5: Foster inter-governmental cooperation and coordination in order
to maximize the effectiveness of land use policies.
Policy 2.6: Maintain consistency with the County of Orange Airport
Environs Land Use Plan in terms of maximum allowable building height,
noise levels, safety areas, and other applicable standards.
COMPATIBLE AND COMPLEMENTARY DEVELOPMENT
Intermixing ofdifferent land uses can result in incompatibilities attributable
to differences in traffic levels, noise levels, physical scale, and hours of
operation. Incompatibility can also occur when the characteristics of a
specific land use do not match the physical characteristics of available land
(such as intensive development in hillside areas).
GOAL 3: Ensure that new development is compatible with surrounding
land uses in the community, the City's circulation networL, availabilit3.'
of public facilities, existing development constraints and the Cit)"s
unique characteristics and resources.
Policy 3.1: Coordinate and monitor the impact and intensity of land uses in
adjacent jurisdictions on Tustin's transportation and circulation systems to
provide for the efficient movement of people and goods with the least
interference.
Policy 3.2: Locate major commercial uses in areas that are easily accessible
to major transportation facilities.
Policy 3.3: Allow development clustering in hillside areas when this method
will better preserve the natural terrain and open character of the City.
Policy 3.4: In desiring hillside development, give particular attention to
maximizing view opportunities, minimizing dangers of geologic and soil
hazards, minimizing adverse visual impact on surrounding areas, ensuring
compatibility with the natural environment, to the maximum extent possible,
and recognize other General Plan policies.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 14 SEPTEMBER 2000
Policy 3.5: Hillside development should be designed to follow natural
contours, where possible, and to minimize the amount of land alteration. The
location and design of structures and access should maximize the natural
appearance of the hillside areas. Development of isolated areas which can
only be reached by going through steep terrain should be discouraged.
Policy 3.6: Regulate development in identifiable hazardous areas or in areas
that are environmentally sensitive.
Policy 3.7: Encourage the preservation and enhancement of public vistas,
particularly those seen from public places.
Policy 3.8: Encourage consolidation of parking and reciprocal access
agreements among adjacent businesses.
GOAL 4: Assure a safe, healthy and aesthetically pleasing communit3'
for residents and businesses.
Policy 4.1: Mitigate traffic congestion and unacceptable levels of noise,
odors, dust and light and glare which affect residential areas and sensitive
receptors.
Policy 4.2: Ensure a sensitive transition between commercial or industrial
uses and residential uses by means of such techniques as buffering,
landscaping and setbacks.
Policy 4.3: Where mixed uses are permitted, ensure compatible integration
of adjacent uses to minimize conflicts.
Policy 4.4: Encourage the elimination of non-conforming uses and buildings.
Policy 4.5: Ensure adequate monitoring of those uses which involve
hazardous materials to avoid industrial accidents, chemical spills, fires and
explosions.
Policy 4.6: Maintain and enhance the quality of healthy residential
neighborhoods, and safeguard neighborhoods from intrusion by non-
conforming and disruptive uses.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 15 SEPTEMBER 2000
REVITAI,IZATION OF OLDER COMMERCIAL, INDUSTRIAl, AND
RESIDENTIAL USES AND PROPERTIES
Revitalization of older residential and non-residential development through
rehabilitation, prese~'ation, and redevelopment of the existing stock of land,
landscaping, buildings and public infrastructure is necessary to maintain the
quality of an urban environment.
GOAL 5: Revitalize older commercial, industrial and residential uses
and properties.
Policy 5.1: Encourage and continue the use of redevelopment activities,
including the provision of incentives for private development, joint
public-private partnerships, and public improvements, in the Town Center
and South/Central redevelopment project areas.
Policy 5.2: Provide development incentives to facilitate the consolidation of
individual parcels along the City's commercial corridors.
Policy 5.3: Encourage the rehabilitation of existing commercial facades and
signage.
Policy 5.4: Continue to provide rehabilitation assistance in targeted
residential neighborhoods to eliminate code violations and enable the
upgrading of residential properties.
Policy 5.5: Encourage the restoration and rehabilitation of properties in
Tustin eligible for inclusion on the National Register of Historic Places
according to the rehabilitation guidelines and tax incentives of the National
Trust for Historic Preservation.
Policy 5.6: Promote vigorous enforcement of City codes, including building,
zoning, and health and safety, to promote building and property maintenance.
Prioritize the Southwest area of the City for code enforcement.
Policy 5.7: Continue, as feasible, operation of a graffiti removal program to
facilitate prompt removal of graffiti on private property.
Policy 5.8: Improve edge conditions and buffers between older residential
neighborhoods and adjacent freeway edges and commercial and industrial
uses.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 16 SEPTEMBER 2000
IMPROVED CITY-WIDE URBAN DESIGN
As cities grow and mature, individual neighborhoods and districts can
become either difficult to distinguish or isolated unless strong identifiable
physical features are emphasized and access between areas is strengthened.
GOAL 6: Improve urban design in Tustin to ensure development that is
both architecturally and functionally compatible, and to create uniquely
identifiable neighborhoods, commercial and business park districts.
Policy 6.1: Develop cit3~'ide visual and circulation linkages through
strengthened landscaping, pedestrian lighting, bicycle trails (where feasible)
and public identity graphics along major street corridors.
Policy 6.2: Encourage and promote high quality design and physical
appearance in all development projects.
Policy 6.3: Improve the image of major highways through the use of
pedestrian amenities, landscaping, lighting, graphics and./or other on-site and
streetscape treatments.
Policy 6.4: Preserve and enhance the City's special residential character and
"small town" quality by encouraging and maintaining Tustin's low density
residential neighborhoods through enforcement of existing land use and
property development standards and the harmonious blending of buildings
and landscape.
Policy 6.5: Preserve historically significant structures and sites, and
encourage the conservation and rehabilitation of older buildings, sites and
neighborhoods that contribute to the City's historic character.
Policy 6.6: Improve the overall quality of Tustin's multi-family
neighborhoods through: a) improved buffers between multi-familyresidences
and adjacent freeway edges, commercial and industrial uses; b) provision of
usable private and common open space in multi-family projects; c) increased
code enforcement; and d) improved site, building, and landscape design.
Policy 6.7: Emphasize the Civic Center area as the focal point of
community, civic, cultural and recreational activities.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 17 SEPTEMBER 2000
Policy 6.8: Wherever possible, create an "office park" or "campus-like"
environment for industrial and business park developments.
Policy 6.9: Upgrade the visual quality ofedge conditions between industrial
and residential uses through street tree planting and on-site landscaping.
Policy 6.10: Reinforce Tustin's image and community identity within the
greater Orange County urban area.
Policy 6.11: Encourage the establishment of unique identity in the City's
neighborhoods.
Policy 6.12: Review and revise, as necessary, the City's development
standards to improve the quality of new development in the City and to
protect the public health and safety.
ECONOMIC EXPANSION AND DIVERSIFICATION
A broadening of the City's economic base will ensure long-term fiscal
stability and maintenance of City revenues.
GOAL 7: Promote expansion of the City's economic base and
diversification of economic activit3'.
Policy 7.1: Broaden the City's tax base by attracting businesses which will
contribute to the City's economic groarth and employment opportunities while
ensuring compatibility with other General Plan goals and policies.
Policy 7.2: Capitalize on office and hotel markets through encouraging the
development of these uses.
Policy 7.3: Coordinate efforts between the City's Redevelopment Agency
and Chamber of Commerce to actively market Tustin to prospective
industries.
Policy 7.4: Promote the maintenance, marketing and further development of
the Tustin Market Place and Tustin Auto Center as regional retail
destinations.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 18 SEPTEMBER 2000
Policy 7.5: (a) Focus retail development into consolidated, economically
viable and attractive centers of adequate size and scale which offer a variety
of retail goods and amenities; (b) reinforce quality highway and scenic
development adjacent to the City's major transportation corridors; and (c)
discourage typical strip commercial development.
DEVELOPMENT COORDINATED ~,qTH PUBLIC FACILITIES AND SERVICES
Adequate public facilities and services are essential components of urban
development. The City must be able to expand its facilities and services to
accommodate new development, as well as maintaining or.improving facility
and..service levels for existing .devel0pra~nt... Providers of services not
controlled by. City shguld..be encouraged to. pl.an, tO' accommodate new
development.
.GOAL 8: Ensure that necessar3' public facilities and services are S.hould
be available to accommodate development proposed on the Land Use
Policy Map.
Policy 8.1: Encourage within economic capabilities, a wide range of
accessible public facilities and community services including fire and police
protection, flood control and drainage, educational, cultural and recreational
.... ~.~-~.~t ', ;.'~: ~ ..-
~pportumt~es and other governmental and mtmm~pal services. Senate Bill
· .... .-~ ~. ~,&~'~.' , ~ ..... .~,-~ ~.'~"~Z ....... . .... ~ ............
{SB)'..~0.~..~_gpt~m~'99S,. pro~bi'~.the~C;~rf:nSm':usmg.the, inadequacy of
~oo~. 3rg'!_ g~_or~: .c.o. nmuomn~.me'ae,v, e~opmenr 0~
~~2 ~r.o_ po sm on~.,~_~,!, m
..
Policy 8.2: Define needs and deficiencies that are within the City, and
introduce priority projects into the City's budget process.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 19 SEPTEMBER 2000
Policy 8.3: Coordinate and collaborate with other agencies providing public
utility service to Tustin to define areawide and regional needs, projects and
responsibilities.
Policy 8.4: Coordinate the construction of all public utilities to minimize
disruption of vehicular traffic and negative impacts on roadways.
Policy 8.5: Continue to make incremental improvements to the flood control
and drainage system.
Policy 8.6: Encourage planned improvements to electricity, natural gas, and
communication service systems.
Policy 8.7: To ensure an orderly extension of essential sen'ices and facilities,
and preservation of a free-flowing circulation system, continue to require
provision of essential facilities and services at the developer's expense where
these systems do not exist or are not already part of the City's financed capital
improvement program.
Policy 8.8: Maintain and improve, where necessary, the City's infrastructure
and facilities.
DEVELOPMENT CHARACTER IN EAST TUSTIN
East Tustin will provide the majority ofnew residential development within
the planning area. The planned community approach for development ofthe
area can achieve a balance between urban use of land and maintenance of the
natural environment.
GOAL 9: Provide for a planned community in East Tustin compatible
with the land use characteristics of the local area and sensitive to the
natural environment.
Policy 9.1: Ensure the compatibility of development in East Tustin adjacent
to existing developed areas.
Policy 9.2: Provide for supporting land uses in East Tustin, including
neighborhood commercial centers, park and recreational facilities, and
schools, to serve the residential community.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 20 SEPTEMBER 2000
Policy 9.3: Continue development phasing which provides incremental
growth that is coordinated with the existing adjacent development,
infrastructure and market opportunities.
Policy 9.4: Enforce the East Tustin Hillside District Guidelines to preserve
the natural terrain of Tustin's undeveloped hillsides.
Policy 9.5: Require graded slopes to undergo permanent re-vegetation in a
timely manner to minimize chance of erosion and siltation. Encourage the
use of drought-tolerant and fire resistant plant materials.
Policy 9.6: Retain natural landscape to the maximum extent possible, and
incorporate planting in new development areas compatible with the character
and quality of the natural surrounding environment.
Policy 9.7: Encourage the clustering of development in hillside areas to
minimize grading impacts and/or retain natural features and vegetation.
Policy 9.8: Encourage clustering of residential uses to minimize impacts
from noise, flooding, slope instability and other environmental h~ards.
Policy 9.9: Site buildings and align roadways to maximize public visual
exposure to the north-south Peters Canyon ridgeline, the redwood/cedar
grove, the knoll and major tree stands.
DEVELOPMENT CHARACTER IN OLD TOWN/FIRST STREET AREA
The development character of Old Town and the First Street area can be
significantly enhanced by greater integration of residential uses and physical
renovations to existing buildings and street frontages which promote a
pedestrian orientation.
GOAL 10: Improve and strengthen the Tustin Old Town/First Street
area with a unique pedestrian environment and diverse mix of goods,
services, and uses.
Policy 10.1: Improve the Old Town District's identity as the City's historical
and architectural focus and its contribution to the City's economic base.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 21 SEPTEMBER 2000
Policy 10.2: Review and consider the possible development of residential
uses in the Old Town area both as individual residential projects, and
integrated above ground floor retail and office uses.
Policy 10.3: Encourage outdoor pedestrian spaces, such as courtyards,
arcades and open landscaped passages, to be integrated into new
development. Encourage high-qualitypedestrian-oriented building frontages
which open onto these pedestrian spaces and public sidewalks.
Policy 10.4: Develop and use signage to promote a district parking concept
that emphasizes shared parking facilities. Promote improvements which will
upgrade circulation and access in the Old Town District.
Policy 10.5: Study the potential expansion of the Cultural Resources Overlay
District north of First Street to lrvine Boulevard.
Policy 10.6: Encourage the integration of retail or service commercial uses
on the street level of office projects through flexibility in site development
standards.
Policy 10.7: Encourage the consolidation of individual parcels/consolidated
site planning and parking and access along First Street and in Old Town
through utilization of development incentives such as reduced parking, height
bonus, lot coverage relaxation, allowance for secondary uses, fee waivers,
and/or financial assistance in land acquisition and/or infrastructure
improvements.
Policy 10.8: Encourage rehabilitation of existing facades and signage to
comply with First Street Specific Plan guidelines and any future design
guidelines for Old Town.
Policy 10.9: Review the First Street Specific Plan including modifications
to Plan which would consider issues associated with eliminating and
prohibiting future automobile service-related uses and restrictions on the
expansion of existing automobile service-related uses.
DEVELOPMENT CHARACTER IN THE PACIFIC CENTER EAST AREA
The future image of the Pacific Center East area will consist of a more
intensive and integrated business park environment. The area's distinct
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 22 SEPTEMBER 2000
location adjacent to SR 55 creates a significant opportunity to capitalize on
its freeway orientation to achieve regional recognition.
GOAL 11: Provide for an integrated business park environment in the
Pacific Center East Area which both capitalizes on market opportunities
and is compatible with adjacent developed land uses.
Policy 11.1: Provide a wide range of uses and intensities which meet the
City's future needs for mixed land uses and for a variety of facilities and
services in the project area, and which capitalize on visibility and access of
freeway interchange locations.
Policy 11.2: Create a cohesive architectural image and attractive strectscape
through implementation of development standards and design guidelines to
uni fy the area.
Policy 11.3: Promote building forms that relate to the scale and character of
surrounding development while also relating new development to pedestrian
functions.
Policy 11.4: Inte~ate existing uses, new development and potential future
redevelopment uses.
Policy 11.5: Upgrade the edge conditions between industrial/business park
uses and residential development through private development standards and
onsite landscaping of industrial/business park uses.
NORTH TUSTIN (UNINCORPORATED AREA)
The North Tustin unincorporated area has a low density, semi-rural character.
This desirable character is sensitive and vulnerable.
GOAL 12: Maintain the semi-rural and low-density character of North
Tustin.
Policy 12.1: Ensure that any infill development in North Tustin is
compatible and complimentary to the existing North Tustin community.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 23 SEPTEMBER 2000
Policy 12.2: Review and consider the possible developmcnl and adoption of
pre-zoning designation for the North Tustin unincorporated area as part of
any annexation proposal.
Policy 12.3: Identify the North Tustin Specific Plan Area and entire North
Tustin unincorporated area as a Special Management Area.
FUTURE DEVELOPMENT CHARACTERO. F MCAS TUSTI .N
GO,.A.L, 1~3: Develop a Specific Plan/Reuse Plan for MCAS Tustin Which
makimizes :the. a~Peal' of, tlie;':sit6'~ as '=~/' mixed, U'se';, master~,plan'ffed
~ .~ . .,' ~,, ,-. . ,..~, · ';~...,, .,,,'.',' ~,.~ :c ' >.~,..;.-.,~ ., ":' :.':.',. ,,''.. ;.'..,:.',e"'.~:: '
development'and that includes the followm~ qualities seeking[ to'create
resultS'that are:Ver~' Special and :,wo~hy'.i of'the 'site's Present, al~d
historical importance.
Policy 13.1: Promote new uses and design which Will peacefully ~kiSt
with surrounding residences and businesses in Tustin and adjacent cities,
minimizing impacts on noise, air quality, traffic, and other environmental
features Wherever possible.
Policy 1~.2: EnCoura~e a developmeni pattern that offers a ~°nnect~l~ess
bet~een.'buildings and~Uses,: and ~a~.~. a'~. str0ng S6nse ,0f,'P.l.ac¢.~thTq'.ugh
· · . .,. ~.. . . ~ .' . . . . . . ... ....
archi.'t, ectuml style.and .cP..'ea~._'.v.e..!.ands._c_ap.~'~!6sign~
I]cy~;~.s,.~:....?~ gncourage,:~; rmxttire.?'o.z~ uses~tba$~,.9.naoter., people5 Jiving
' , *'~,, ;'~...~'.. :';;;.,:~:..-... ~.,~e.i.~..~,~¥','~':~ ~-,"4,~.,~ >,., .~;?, ,'..,~'~':?. :,/..'~ .'?~..~.~,~-':,.'~.~ ..~! '..,, ·
or wor~ng 9n .m.e.g].Te ~q..c_n..o_gs_.e.t..o_ ..m..e_es_a_.s.~gn!.n.c.an.T p .a~...9~.me~r,~].y_neeqs
wi~h'th~'Sii~.
OliCy 13..~4: ,'.Encourage' a 10alanced~ reuse plan ~at/respOnds: to-corem umty
nceas~out~wmcn .Wnl ~not~£dram'~c~ty~.;_re. sources~_&w...n~cver~possmle;~Tax
revenu es~ g~nerate, a_~oy.~..~o_n_,q _m_~n, ouLd rg_~.et~U3. _e~_~st g~q~,p u ~n c
~,.~,g'~'~?2~.~. ' ...............................................
.".~.~-..at, d-~.:.~ ' . .... - ............
~m._m2,tocanons :on~mTe~
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 24 SEPTEMBER 2000
Policy 13.7: P~-~mote ~es and institutions which will accommodate and
attract. 21 st cen~)ol~ an~'t~,~hnblOgies.
Po. hey_13.8:...: Encourage: uses~that, benefit broader community, s needs and
· . ~.~~. ~rS~r . .~.~i~:~.~,, ,~...~,.. ......... ~.. .... , .
Whi~li' are balanc~.,w~.~d~ment ttiat ~s compat~bl.e~w, tth theLTustm
: ~ ~. :~.~.~,~,~, .~::~ ..................................................... · .........
Po[~ey,'13-'10~~6~/~;'~ffil transition' fi.om military to c~v~l/an use
that reasonably. ~'a~sfies the pubhc mterests&t.local,' cotmtyw~de,' regional,
state and' federal.levels 'cons~stent.,vath.the. need for..,.apy,r..euse Plan. t0..b¢
fis~.al, ly sgund .ag..d. Jo..~f6ster. eco.n0rm._c, d..ev, elgpm._ent.
Po/icy 13~i i:' Sh-aiegicaii'Y~¢iac'e-d'e~v"el0p'ment {'n"a manner ~'esponsive to
requirements foi' h~.ardOu~ m'aieri.a.!, cleaniip, cl.rculation and'infrastructure
capacity, and market absorPtion.
RELATED GOALS AND POLICIES
The goals and policies described in the Land Use Element are related to and
support subjects included within other General Plan elements. In turn, many
goals and policies from the other elements directly or indirectly support the
goals and policies of the Land Use Element. These supporting goals and
policies are identified in Table LU-1.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 25 SEPTEMBER 2000
TABI.E LU-1
LAND USE RELATED GOALS AND POLICIES BY ELEMENT
RELATED GOALS AND POLICIES BY ELEMENT
Land Use Issue
Land Conservation/ Public Growth
Area
Use Housin~ Circulation Open Space Sa£el~' Noise Mana~emem
Balanced 1.9, 3. I I. 10, 5.2, 2.12, 8.1 I, I. l, 2.5, 2.6,
Development 5.6 14.12, 2.7, 2.8, 4. I
14.13, 15.2
Compatibl~' l.I I, 4.4, 1.3, 1.4, 7.3, 1.6, 1.2,
Complementary 4.5, 5.1, 7.4, 8. I, 8.5, 3.3, 1.9,
Development 6.2, 8.7, 8.9, 3.9, 2.3,
6.12 8.10, 8.12, 4.5, 2.4,
8.13, 7.1, 7.2 2.5,
8.16, 14.7, 2.7,2.8
14.8, 14.9,
17.3, 18.5
Revitalization of 1.2, 1.3, 12.1 9. I
Older 5.1,
Development 5.3, 5.3
Improved Ci~'- 1.18 1.2, 1.9, 1.2, 1.5,5.3, 5.2,6.5 2.6
wide Urban 1.14.6.8 7.1,
Design 8.6, I I. I, 1 1.2,
12.3, 14.1.17.2
Economic 2.5
Expansion'
Diversification
Public 1.16,6.9 2.10,5.6, 14.5, 3.2,5.3 3.1,3.2
Facilities; 14.6, 16.10,
Sen'ices 18.4
Coordination
East Tustin 7.6, 8.15, 8.17,
Character 14.14, 14.15,
15.1
Old Town/Firs!
Street Character
Pacific Center
East Character
North Tustin
(Unincorporated
Area)
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 26 SEPTEMBER 2000
LAND USE POLICY MAPS
The Land Use Policy Maps reflect the application of General Plan goals and policies to the
distribution and intensity of future land uses in the City of Tustin as well as areas which are
within the City's Sphere oflnfluence. There are three Land Use Policy Maps which are a part
of this Element. They are the Land Use Plan Policy Map and two Special Management
Areas Policy Maps.
LAND USE PLAN AND POLICY CONSIDERATIONS
Figure LU-1 represents the Land Use Plan for the Tustin Planning Area. The
plan is also reproduced at a larger scale and is available from the Tustin
Community Development Department. While the Land Use Plan describes
the general pattern ofland uses at build-out, the Plan is not a zoning map and
should be interpreted as a generalized guide to the type, intensity and
relationship of land uses. Upon adoption of the General Plan, the City will
then begin the process of modifying the Zoning Ordinance to ensure its
consistency with the Land Use Plan.
Land Use Designations
Land Use designations indicate the type and nature of development that is
allowed in a given location. While terms like "residential," "commercial" and
"industrial" are generally understood, State General Plan law requires a clear
and concise description of the land use categories shown on the Land Use
Plan Policy Map.
The Land Use Element provides for six $..e.v_,~ major land use groupings
divided into -1-4 J..5. categories or designations as listed in Table LU-2. Four
of these designations are established for residential development, ranging
from low-density single family to high-density multiple family development.
Three commercial designations, one industrial, one public/institutional, and
a military designation are included. A planned community designation,
which includes residential, commercial/business, and public institutional
com~.o~n~nts.,,.,s also .,grsv,ded.
transportation facilities are included in a single transportation category.
CITY OF TUSTIN LAND USE ELEMENT
DRAFt GENERAL PLAN AMENDMENT 27 SEPTEMBER 2000
Land Use Plan Policy Map
GENERAL
Industrial
_ industrial
Public
Public/Institutional
MCAS Tustin Planned Community
i
MCAS Tustin Specific Plan
Planned Community
PC Residential
® P(' Commercial/Business
® PC Public/lnstitutional
TABLE LU-2
DEVELOPMENT INTENSITY/DENSITY STANDARDS
MAJOR MAXIMIIM EFFEC-I'IVE I.AND USE DESIGNATION AND SUMMARY DESCRIPTION
I.AND USE DWELl. lNG DWEI.I.ING
(;ROUPINGS UNI'rS PER UNITS PER
ACRE OR ACRE OR
MAXIMUM AVERAGE
FI.OOR AREA FLOOR AREA
RATIO (a) RATIO (b)
RESIDENTIAL 1-7 5.61 LOW DENSITY R. ESIDENTIAL - Detached single family dwellings
which allows up to 7 dwelling unil~ per net acre with an average of 3.25
persons per dwelling unit
8-15 15.00 MEDIUM DENSITY RESII)ENTIAL- Multi-family dwellings including
duplexes, condominiums, townhomes, and apartments. Allows up to 15
dwelling units per net acre with an average of 2.73 persons per dwelling
unit.
15-25 21.53 t IIGI I DENSITY RESIDENTL,~L - Multi family dwellings including
duplexes, condominiums, townhomes, and apartments. Allows up to 25
dwelling units per net acre with an a,.erage of2.15 persons per dy. oiling
unit.
l-I 0 6 31 MOI~II.F. HOME PARK -Mobilc I lomc Park development which allows
up to 10 dwelling units per acre with an average of 2.15 persons per
dwelling unit.
COMMERCL&L 0.5:1 0.4:1 COMMUNITY COMMERCIAl. - Includes retail, professional office, and
service-oriented business activities serving a community-wide area and
population.
1.0:l 0.5:1 OLD TOWN COMMI:RCIAI. - Includes retail, professional office, and
service-oriented business activities serving Old Town and surrounding
areas. (May also include high density residential).
0.8:1 0.4:1 PROI:ESSIONAL - Primarily single tenant or multi-tenant offices that
include legal and medical services, financial institutions, corporate and
government offices, and other supporting uses.
INDUSTRIAL 0.6:] 0.5:1 INDUSTRIAL - A mix of industrial and office uses such as wholesale
businesses, light manufacturing, stordge, distribution and sales, research
and development laboratories, and service commercial business.
PUI-}LIC 0.6:1 0.2:1 PUBI.IC/INSTITUTIONAL - Public and private uses such as schools,
churches, City Hall, flood control channels, reservoirs, communication,
utiliW substations, and recreation/open spaces such uses az parks, golf
courses, and designated open spaces.
0.25:1 0. I:1 MII.ITARY - Federal government military operations.
PLANNED (c) (c) PC RESIDENTIAL - Includes low, medium, and high density residential
COMMUNITY described above with respective averages of 3.15, 2.45, and 2.05 persons
per dwelling unit.
1.5:1 0.4:1 PC COMMERCIAL/BUSINESS - Mix of commercial and office uses
such as hotel/motels, commercial centers, research and development, and
professional offices.
0.6:] 0.2:1 PC PUBLIC/INSTITUTIONAL - Same az Public/Institutional above.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 29 SEPTEMBER 2000
TABLE LU-2
DEVELOPMENT INTENSITY/DENSITY STANDARDS
MAJOR MAXIMUM EFFECTIVE LAND USE I)ESIGNATION AND SUMMARY DESCRIPTION
LAND USE DWELl.lNG DWELIoING
GROUPINGS UNITS PER UNITS PER
ACRE OR ACRE OR
MAXIMUM AVERAGE
FLOOR AREA FLOOR AREA
RATIO (a) RATIO (b)
dwelhn~ ~ a ~mum o~7 dmihng um~ ~~ ~am~ of
avm~ of 2.73 ~ ~ d~mg ~t.
MEDi~-I I1GH D~S~ ~IDE~L- ~iu~hi~ dmsi~
dwellinm of i~25 dwelliag ~i~ p~ ~ ~ ~ av~ge of 2.12
~ns ~ dwelling Unit.
T~NSi~0N~ERG~ HOUSING'- A~five'~Ug of milim~
domim~ t~ s~cm~ f~ ~cv housinm single ~cu~cv
hofising, or con~te mm Mth ~ av~ge of 32 ~ns ~ acm.
COMMERC~ ~D BUS~S - A ¢~v of indm~al, ~h and
d~el~t nrof~sional office, m~il, eomial ration, ~d
~ializ~ emlomt ~d mhandising ~ at
av~ge of 2.12 ~s ~ d~lling unit.
~u~i-~ublic ~ includin~ ~u~fio~l ~cilifi~ ~fiblil ~d
gh~ls.'~ll~; ne~ ~um~ ~ ~ p~, ~hil3
T~NSPOR'I'ATION ...... T~NSPORTATION - Consis~ of ~jor and phm~ an~al
and mil~ds.
(a) Maximum allowable level ofdevelopmcnt standard for individual parcels of land.
(b) Assumed overall standard level of development. Since the development which has occurred to date has not reached the maximum allowed
level of density or intensity, future development is expected to be less than the maximum. Therefore, an effective level ofdensity/int~nsity is
used when projecting R)lal future dwelling units¥opulation for residential development and future square footage for non-residential
development where floor area is used as a measurement of building intensity.
(c) Maximum density in dwelling units per acre is prescribed by individual Planned Community documents. Effective dwelling units per acre
for Iow, medium and high densit3' residential is 4.485, 11.834, and 17.3% resoectivelv.
....... ~'..'."~t.I,-.-.~, ,. ~ ~ .~,~'.n '~' - ;:.~.".,.',.',~,.t,~...',~ ' ' ," - ~" "r.',~ ,'"~" ~ 0~7" .... ~d'~~''~''''''~.
Id) M~x.~., .nAop..and effcct~ .vc...d_w~J!mg pp!.ts.p~..acrc apd floor,area .rago dcscn..'l~kl ~.n...M ..CAM_S_T~.~spn. lg~c.P, hAll~, c.~~an.d. En~...~.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
LAND USE ELEMEN~
30 SEPTEMBER 2000
Land Use Intensity/Density
State General Plan law requires that the Land Use Element indicate the
maximum intensities/densities permitted within the Land Use Plan. The land
use designations contained in this element and shown on the Land Use Plan
Policy Map are described in this way. Table LU-2 lists each ofthe land use
designations shown on the Land Use Plan and provides a corresponding
indication of maximum intensity/density of development on that parcel.
Maximum allowable development on individual parcels of land is to be
governed by these measures of intensity or density. The table also includes
the expected or effective overall levels of development within each land use
designation within the planning area. These standard levels of development
represent an anticipated intensity/density and are, therefore, less than the
absolute maximum allowed for an individual parcel of land. For various
reasons, many parcels in the City have not been developed to their maximum
intensity/density and, in the future, maximum development as described in
this Element can be expected to occur only on a limited number of parcels.
Future development on a city-wide basis is expected to occur at the effective
level of intensity/density stated in Table LU-2. Development at an intensity
or density between the effective and maximum levels can occur only where
projects offer exceptional design quality or important public amenities or
benefits above the standards required by the City's Zoning Ordinance and
other regulatory documents. For the residential land use designations,
projects are expected to build to a density at least as high as the lowest
density allowed by their respective designations. The residential categories
also include an average number of persons per dwelling unit standard as a
basis for determining the population density.
A number oftern~s are used to define the land use designations or categories
described in this element. The term "intensity" refers to the degree of
development based on building characteristics such as height, bulk, floor area
ratio and/or percent of lot coverage. Intensity is most often used to describe
non-residential development levels, but, in a broader sense, is used to express
overall levels of all development types. The overall intensity of development
within the Tustin Planning Area is similar to other urbanized areas of Orange
County, such as Anaheim, Orange, Irvine and Newport Beach.
For most non-residential land use categories (commercial, industrial,
public/institutional facilities), the measure of intensity known as "floor area
ratio" (FAR) provides the most convenient method of describing
development levels. Simply stated, the floor area ratio is the relationship of
total gross floor area of all buildings on a lot to the total land area of that lot
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 31 SEPTEMBER 2000
expressed as a ratio. For example, a 20,000 square foot building on a 40,000
square foot lot yields an FAR of.50:1 as illustrated in Figure LU-2. The
FAR describes use intensity on a lot, but not the actual building height, bulk
or coverage.
As Figure LU-2 shows, the .50:1 FAR can yield a building of one story in
height covering one halfofthe lot area, or a taller building which covers less
of the lot and provides more open space.
The term "density", in a land use context, is a measure of the population and
residential development capacity of the land. Density is described in terms
of dwelling units per net acre (du/net ac); thus, the density of a residential
development of 100 dwelling units occupying 20 net acres of land is 5.0
du/net ac. Differences in residential land use types generally produce a
corresponding difference in the number ofpersons occupying a given type of
unit (i.e., single family residential uses generally house more persons than
multiple family units). For purposes of calculating population intensity, an
average number of persons per dwelling unit for certain residential land use
designations is assumed as shown in Table LU-2 and is described in each
land use deschption beginning on page 33. Descriptions of each of the land
use designations shown on the Land Use Policy Map (Figure LU-1) are
provided in the following section to delineate the general types of uses
allowed and their corresponding intensities or densities.
Residential Designations
Low Density Residential: The Low Density Residential land use
designation provides for the development of Iow density single family
dwellings and accessory buildings. Uses such as second single family
structures on large lots, guest rooms, public institutional facilities,
churches, schools, large family day care homes, and others, which are
determined to be compatible with, and oriented toward serving the needs of
low density detached single family neighborhoods may also be allowed. This
designation allows a maximum of seven single family units per net acre of
land. Areas within the designation can be regulated in a Zoning Ordinance
with lower densities to reflect the existing character. Development in this
land use category should maintain a low density character with building
heights generally not exceeding 30 feet.
This designation allows a maximum of 7 dwelling units per net acre of land.
Building heights should generally not exceed 35 feet.,..~The average population
for this residential designation is approximately B2'3__9. persons per dwelling
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 32 SEPTEMBER 2000
Possible Building Configurations for 0.50 FAR
.~'~050% Lot ~ 1 Floor
~t! !i~
~' .......... lot width .............. )' ~ .... '"
'<' .......... lot ~idth ..............
Floors
...~'
.
~,,~12.5%
erage ~
.... " In a zone district with a maximum
FAR of 0.50, the maximum allowable
floor area of a building on a
40,000 sq. ff. lot would be 20,000
.......... lot width .............. )' sq. f. (20,0(X) sq. ft. divided
by 4o, ooo sq. ft. equ~s .5o).
NOTE: Variations may occur if upper floom are stepped back from ground level lot coverage.
Floor Area Ratio (FAR) =
Gross Building Area (All Floors)
Lot Area
fl ]mfln
GF. NERAL PLAN
Figure LU-2
Floor Area Ratio Defined
unit which represents a population density range for this land use designation
of 2 to 2.4 persons per acre. The maximum density ofthis land use category
may be exceeded to complement General Plan Housing Element Policy, only
as approved by the City Council, in accordance with the density bonus
provisions of Section 65915 of the Califomia Government Code.
Medium Densit3' Residential: The Medium Density Residential land use
designation provides for the development of a wide range of living
accommodations including typical single family units, patio homes, multiple
family dwellings such as duplexes, apartments, condominiums, townhomes,
cooperatives, and community apartments. Uses such as public/institutional
facilities, churches, schools, and others, which are determined to be
compatible with and oriented toward serving the needs of medium density
neighborhoods may also be allowed.
This designation allows a maximum of 15 dwelling units per net acre of land.
Building heights should generally not exceed 35 feet. The average population
for this residential designation is approximately 2.85 persons per dwelling
unit which represents a population density range for this land use designation
of 2 to 43 persons per acre. The maximum density of this land use category
may be exceeded to complement General Plan Housing Element Policy, only
as approved by the City Council, in accordance with the density bonus
provisions of Section 65915 of the California Government Code.
High Density Residential: The High Density Residential land use
designation provides for the development of a wide range of living
accommodations including single family units, multiple family dwellings
such as, apartments, condominiums, townhomes, cooperatives, and
community apartments. Uses such as public/institutional facilities, churches,
schools, and others, which are determined to be compatible with and oriented
toward serving the needs of high density neighborhoods may also be allowed.
This designation allows a maximum of 25 dwelling units per net acre of land.
The intent of this land use category is to maintain existing developed multiple
family areas while also providing opportunities for recycling of other
neighborhoods where maintenance efforts would produce minimal results.
Building heights should generally not exceed 35 feet. The average population
for this residential designation is approximately ~;'.~ persons per dwelling
unit which represents a population density range of 2 to5,6, persons per acre.
The maximum density of this land use category may be exceeded to
complement General Plan Housing Element Policy, only as approved by the
City Council, in accordance with the density bonus provisions of Section
65915 of the Califomia Govemment Code.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 34 SEPTEMBER 2000
Mobile llome Park: The Mobile Home Park land use designation provides
for the development of mobile home parks subject to certain zoning
restrictions. This designation allows a maximum of 10 dwelling units per net
acre of land with an average population of approximately ~21~',4 persons per
dwelling unit which,r, epresents a population density range for this land use
designation of 2 to~22 persons per acre.
Commercial Designations
Community Commercial: The Community Commercial designation is
characterized by a variety of miscellaneous retail, professional office, and
service-oriented business activities, many ofwhich, are highway oriented and
serve a community-wide area and population. Community Commercial uses
serve local, as well as broad market areas and generally include professional
and business offices, retail and commercial services, child care, restaurants,
and public/institutional facilities, along with larger-scale indoor commercial
uses such as department stores, furniture and appliance outlets, theaters and
entertainment uses. Site development standards for this land use category
should encourage large projects and provide for adequate setbacks, parking,
landscaping, buffeting from residential land use areas and other features
which will create well designed, efficient and attractive projects. The
standard intensity of development is a floor area ratio of 0.4:1 and the
maximum intensity of development is a floor area ratio of 0.5:1.
Old Town Commercial: The Old Town Commercial designation includes
retail, professional office, and service-oriented business activities which serve
Old Town and surrounding areas. Old Town Commercial use generally
include professional and business offices, retail and commercial services,
restaurants, and public/institutional facilities, along with larger scale indoor
uses such as department stores, furniture and appliance outlets, theaters and
entertainment uses. Other uses (such as residential uses) which support this
land use may be permitted subject to the discretion ofthe City. The standard
intensity of development is a floor area ratio of 0.5:1 and the maximum
intensity of development is a floor area ratio of 1.0:1. To ensure
compatibility of land uses permitted within the classification, with the
character of surrounding development and within a development area itself,
location, land use type, density and building intensity standards will be
specifically be govemed by Planned Community District provisions or
adoption of a Specific Plan as authorized by the California Govemment
Code. This includes the maximum densities for any residential uses
determined desirable by the Planning Commission or City Council, as
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 35 SEPTEMBER 2000
applicable. The overall population density range for residential use within
the Old Town Commercial designation is 2 to 54 persons per acre.
Professional Office: The Professional Office designation provides areas of
development of primarily professional offices and other supporting uses.
Permitted uses include professional, legal, medical, general financial,
administrative, corporate and general offices, business support services,
financial, insurance and real estate services and supportive commercial uses
such as restaurants, medical services, public service uses, financial
institution, cultural and public/institutional facilities, and similar uses which
together constitute concentrations of office employment or community
activity. Also included are small convenience or service commercial
activities intended to meet the needs of the on-site employee population. The
standard intensity of development is a floor area ratio of 0.4:1 and the
maximum intensity of development is a floor area ratio of0.8:l.
Industrial Designation
Industrial: The industrial designation is designed to accommodate a variety
of light industrial uses which are non-polluting and which can co-exist with
surrounding land uses and which do not, in their maintenance, assembly,
manufacture or plant operation create smoke, gas, dust, sound, vibration, soot
or glare to any degree which might be obnoxious or offensive to persons
residing or conducting business in the City. Permitted uses would include but
not be limited to wholesale businesses, light manufacturing and processing,
distribution and sales, warehousing and storage, research and development
uses, light industrial business parks and related uses. Obnoxious, heavy
industrial uses are not permitted in this land use category. The standard
intensity of development is a floor area ratio of 0.5:1 and the maximum
intensity ofdevelopment is a floor area ratio of0.6:l. Standards incorporated
in the Zoning Ordinance control the development of environmentally
compatible industries within this land use category. Special standards
including the provision of setbacks, screening barriers, berms, generous
landscaping and low profile buildings should be applied.
Public Designations
Public/Institutional: The Public/Institutional designation includes a wide
range of public and quasi-public uses distributed throughout the community
such as schools, churches, child care centers, transportation facilities, public
buildings and facilities, public utilities, libraries, museums, art galleries,
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 36 SEPTEMBER 2000
community theaters, hospitals, cultural and recreational activities, community
recreational facilities, and parks. Certain public institutional uses may be
permitted within other land use designations when determined appropriate.
In addition, land uses which support and are specifically related to the
function of the primary institutional use may also be permitted. These
support uses may include residential (for purposes of housing persons related
to an institutional use), retail and service commercial, and industrial uses
(e.g., warehousing for a city yard facility). The standard intensity of
development is a floor area ratio of 0.2:1 and the maximum intensity of
development is a floor area ratio of 0.6:1.
Militat3': The Military designation refers exclusively to the Marine Corps
Air Station. The standard intensity of development is a floor area ratio of
0.1:1 and the maximum intensity of development floor area ratio is 0.25:1.
Because of the environmental and infrastructure uses associated with closure
of the base, any reuse of the entire military facility will require a General Plan
amendment as well as all proposed uses being governed by Planned
Community District provisions or adoption of a Specific Plan as authorized
by the Califomia Government Code.
Planned Community (PC) Designations
PC Residential: The PC Residential land use designation allows for the
diversification in the relationships of various densities, building and open
spaces. The land use designation recognizes that mixed and integrated uses
can be made to be compatible and provides for the development of low,
medium and high density residential development within a wide range of
living accommodations. Single family dwellings and multi-family dwellings
such as duplexes, condominiums, townhomes, apartments, cooperatives,
community apartments and uses such as such as public/institutional facilities,
churches, schools, large family day care facilities and others which are
determined to be compatible with and oriented toward serving the needs of
residential neighborhoods may also be allowed. The actual mechanism for
defining location, density range and other building intensity standards will
specifically be governed by Planned Community District provisions or
adoption of a Specific Plan as authorized by the California Government
Code. The average population is approximately ~ persons per dwelling
unit for low density development representing a population density range of
2 to _~ persons per acre;r~ persons per dwelling unit for medium density
development r_epresenting a population density range of 2 to ~ persons per
acre; and ~ persons per dwelling unit for~high density development
representing a population density range of 2 to ~._3 persons per acre.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 37 SEPTEMBER 2000
PC Commercial/Business: The PC Commercial/Business designation
provides opportunities for a mixture of ali those activities permitted within
the Community Commercial, Professional Office, and Industrial land use
designations. To ensure compatibility of land uses permitted within the
classification, with the character of surrounding development and within a
development area itself, location, land use type, density and building intensity
standards will be specifically be governed by Planned Community District
provisions or adoption of a Specific Plan as authorized by the California
Government Code. The Planned Community Commercial designation may
also permit other uses (such as residential uses) which support this land use
designation. The standard intensity of development is a floor area ratio of
0.4: I and the maximum intensity of development is a floor area ratio of 1.5:1.
The overall population density range for residential use within the PC
Business/Commercial designation is 2 to 54 persons per acre.
PC Public/Institutional: The PC Public/Institutional designation includes
a wide range of public and quasi-public uses distributed throughout the
community such as schools, churches, child care centers, transportation
facilities, government offices and facilities, public utilities, libraries,
museums, art galleries, community theaters, hospitals, cultural and
recreational actMties including golf course/drMng ranges, community
recreational facilities, public parklands and indoor and outdoor sports/athletic
facilities. To ensure compatibility of land uses permit-ted within the
classification, with the character of surrounding development and within a
development area itself, location, land use type, density and building intensity
standards will be specifically be governed by Planned Community District
provisions or adoption of a Specific Plan as authorized by the California
Government Code. The Planned CommunityPublic/Institutional designation
may also permit other uses (such as residential for purposes of housing
persons related to an institutional use) which support this land use
designation. The standard intensity of development is a floor area ratio of
0.2:1 and the maximum intensity of development is a floor area ratio of 0.6:l.
The overall population density range for residential use within the PC
Public/Institutional designation is 2 to 54 persons per acre.
[ag
CITY OF TtJSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 38 SEPTEMBER 2000
ehaJ'~!crl;.f sun'0unding deVeloPment and w..!~h!~ the deVelOpment. area itself,
~, ~ , ' .. ~,'.... · .- ~ · . , .~:.v.k ~ .. · . , ,.,. o ~ , · . o · o
the~ SPi~ifie;.lo~eaQon: of, land.)).iiS~ typ,.es,5" dens.~ty and. building ~ntens~ty
standar~.~fl! be govemco ng a~mC rtan; ag autnonzco oy me L;mnom~a
~9,.v.,emment tzoae,~ x ne ~,ccln,c~,.man acsl .gr~... uo .n, however, WOUla anow [or
~,~, ~, ~:,, .,.... ,}[r~,'-:' ~ ~'~' ',~V.;~,., t.- ~ ~ i.~uv~. -. , o '~"8 ' ~'~.~.74~..*'., ~ .............................................
..a_n..._u. tg.,p_er of the. m~..30..w_mg.u_s..e_.s..'
I~o~.'.~_'~t~ Res,deutiaruses.at tmax~m~,u~,~,.~ens,ty of.:7, dwelhng
coopera.u.y.c, sd..~_a~c~2mm._u~._ty, caE~ menrs woumoe l~ermmea...uses
sucti'as p'.u~h'.clz .n~..Qtfittonal~faTcflmcs, child care fiicflRlcs and others
whmh arc dctermln~.,~,bc ~mpittiblc with, and oriented towards thc
needs, of thcsc.'nclghborhoO..,ds may also be allowed. Thc average
· ' .".:'. ~' .' .. '.' e. ','.'."~," 'it' '. . . ,
populaQon' for.' this pcrrmttcd land. usc zs approximately 3.25 per
. , .'... ' '"...'. .... '.'' r ';' '4:' ~,.~. ., '.' .
dwelling mt whic. h. r.epr..e..s.e.n..ts.a pop.uh~mn density range Of 3 to 23
p.e. rs.o. ns per. a.c.r.e.
o
Medium· Density, Resid&ntial.uSes' at a density range of 8-15
dwelling',imits per: a~r6 ;w}ll p'rov.!dc for development of medium
density attached' and. detached dwclhngs and accessory uses and
Str~:c'tUr~.'"A. ":~iff~ ran~'6:fh~i:0mmbdati0ns including single fathily
umts;.~.pauo.., homes,i: and,, mulhple, family dwellings .'. such as
conoomlmums; townnouscs; cooperauv,~ aha commumry aparanems
.would il,so,be perrmtt~.~O'i'~ such'as pubhe/instzmt~onal faczht~es,
child'e-a~l~acth~~. ~ lgCh'.arc dc,ermmix:l ,o be compauble
~c ~anow_extl~l ncjavem~_ul_gB.0g.' [gr this permzttexz. ~ano use zs
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 39 SEPTEMBER 2000
congregate care uses. The maximum population density for this
~Jern3. i~ed 14nd.Use._wo.u. ld. be 3.2 p&rsbns ~.adre.
b
oz a .v~e~ ox uses memmng mnusmai, rese~eh ~d. develo~men~
..... ~ ~ ........ ~.~. ,- ,~ .... .,.~.
~r~fe~mn~ o~ce, [et~l~ ~ere,a[.r~r~t, on~~zed
em~o~?,E~. ~a~m~cn~al~g?_~eggw~umr~~. pe~i~...'l ne
* ' " ~ .... ' ' '' ' ~.'"~,.-~' ' r, ~ ~.~,'.:~,'~
~~~ ~~in~s uses m ~e ~~uld
~ . . ..~..,~. , . .. . ~..
., ~... . ,.~
su chef
. . ~ .... ~ ~.. ,: ~.,
uC~Clopmen[. IO[..co~e~l~O~slnes$ uses across tBe ~p~l~C ~1~
,- .~.~.t-.,.~ ,. ~ , . u~ ~ · .~ .....
. . .,.. *,.~, ~... ..;~ .- .;,,~, ....... . '~; . , ,,.: .. ~ .-,....~,
des~a~opj ~S:.~?.floor'; ~ea m~gj~0f :35:1;?~ However? md~mdu~
. ..... '.,?..~.~ .... : : · :., ~. ..,:. , ,~ .'.,.. · ..~..;......% .~...:..
plans ~e~ ~d sp~ffic ~es of co~ercml bus~ness uses maybe
pemitt~i~;:h~e a:~h~e~ ~gmge floor ~ea rati0." 'h'.'~fi0fi;
. ' ~., ' · · ~..~ 2~ '.' .' ~&,.,'. 2, : , - ' . . · ' ~. · ,,. ~ : ,...;. ,,,~ ~.. ,
~ncre~ ~ntens~Ues may be pem~tted where development}capable
is tr~sfe~ ~6~ one ~m t0."another' in' acc0rd~ee.'~'~i~.':~e
provisions of ~e Specific Pl~ ~ addition, the floor ~ea'miio may
incre~e up t6 2.0 0n cemin b~l~g sites'~ long ~ all~.d 'Sq~e
foo~ge fo(~ ~:. Planing ~ea i's hot exce~ed,' ~' defined'~ ~e
sp~ific Pl~:i Residenti~ densit~ges of J 5-25 dWell~g ~i~'¢~
acre may bc p~m~ jn c~commerc~ ~d' busmess.'~e~
w!~g ~e Sp~ffic Pl~l~d ~ des~a~on at a population d~s~ty
.': ..,..'¢.,~&.,!,.t~~& .' g;,~,~,~XL2,: ~ , ~: ................................
~ge o~ to >J pe~ons ~
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AM ENDMENT 40 SEPTEMBER 2000
Transportation Designation
Transportation Corridor: The Transportation Corridor designation applies
to the land within the corridors for the Santa Ana Freeway (Interstate 5), the
Costa Mesa Freeway (State Route 55), the Atchison, Topeka and Santa Fe
railway, and Circulation Element roadways. Lands within these corridors are
reserved for transportation purposes as the primary use. Secondary uses, such
as open space linkages and landscaped areas, public and private parking
areas, and other transportation-related activities and facilities are also
allowed.
IMPI.ICATIONS OF TIlE LAND USE PI.AN
The implementation of the Land Use Plan contained in this Element will
permit additional development consistent with other General Plan goals and
objectives. Table LU-3 summarizes the distribution of acreage within each
land use designation in the City of Tustin and within the City's Sphere of
Influence.
Figure LU-3 delineates the boundaries of seven planning sub-areas within the
Tustin Planning Area, while Table LU-4 provides a summary of land use
distribution within each sub-area. Figure LU-3 delineates the boundaries of
these sub-areas.
A Land Use Plan has definitive implications on the City's capacity to support
a given number of people. The development capacity describes the level of
development that could occur within the parameters set by the
density/intensity standards of the Land Use Plan.
There are two concepts of development capacity. One is "maximum
development capacity" which assumes total development of the Plan on all
parcels of land at the highest permitted densities/intensities. This total build-
out at the maximum permitted density or intensity standard for a land use
designation is not expected to occur. Factors such as environmental
constraints, existing land uses, the choice ora builder to build to less than
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 41 SEPTEMBER 2000
Table LU -3
Future Land Use Density/Intensity and Population Capacity of the Land Use Plan
A For purposes of establishing densitylmtensity by land use designation, thr gross acreage for resdiential and non-residential land use is converted to net acreage through a general reduction of the gross acreage by 20% to account for
land area devoted to roadways with the exception of Mobile Home Part.
C Dwelling units in the unincorporated area are generally based on residential designation averages of 2.65 du/ac for Low Density Residential, 3.57 du/m for PC Low Density Residential, 9.75 du/ac for PC Medium Density, rad 17.0 du/ac
for High Density Residential. The difference in the number of dwelling units in the unincorporated area between Tables 3-2 and 3-1 is attributable to estimating error and variation between data sources. For General Plan purposes,
the numbers in both tables are are considered equivalent.
D square footage for non-residential designations is based on the standard intensity (FAR) for the designation represented.
E A population range for the city and planning area is estimated to account for variation in projected persons per dwelling unit using 95 percent of are average persons per dwelling unit for the bottom of the range and 105 percent of the
F 291 dwelling units in the Old Town Commercial area are included in the tfigh Density Residential calculation of dwelling units and population.
G Maximum population capseity calculated by adding one dwelling unit per acre to the average dwelling unit per acre factor described in Note B above with the exception of High Density Residential at the
25 du/sc maximum (Ibr flumm development).
H Maximum population capacity calculated by adding one dwelling unit per acre to the average dwclfing unit per acre factor described in Note B and Note C above with the exception of High Density Residential at the 25 du/ac maximum.
11 IN
and 126 PC Medium Density Residential dwelling units are outside of Fast Tustin. 1,291 PC Low Density Residential dwelling units are in the Tustin Meadows and Peppertree Planned Communities, 522 PC Medium Density
Residential dwelling units are in the Planned Cottrmunityof Laumlwood. All of the PC Residential dwelling unit figures have been provided by the City of Tustin.
Cyr
Gross Acres
Gross Acres
Gross Acres
Dwelling
Dwelling Dwelling
Square
Square
Square
Population
Incorporated
Unincorporated
Total
Units
Units Units
Footage
Footage
Footage
Average
Estimated
Estimated
Estimated
Estimated
Maximum Maximum
Area
Area
Planning
Incorporated
Unincorporated Total
Incorporated
Unincorporated
Total
Persons Per
Population
Population
Population
Population
Estimated Estimated
Area
Area
Area Planning
Area
Area
Planning
Dwelling
Incorporated
Unincorporated
Total
Incorporated
Population Population
Major Land Use Groupings and
(A)
(B)
(C) Area
(000's)
(000's)
Area
Unit
Area
Area
Planning
Area
Capacity Capacity
Land Use Designations
(D)
(D)
(000's)
Area
Low
High Incorporated Total
(D)
(E)
(E) Area Planning
(G) (H) Area
Residential
Low Density Residential (1-7 du/ac)
779.1
3,221.7
4,000.8
6,832
939
Medium Density Residential (8-15 du/ac)
35.8
0.0
35.8
430
0 430
0
2y25
High Density Residential (15-25 du/ac)
618.5
0.0
618.5
0
0
bSa ,
Mobile Home Park 1-10 du/ac)
84.7
0.0
84.7
0
0
t
[08
_ - t 762
Commercial
Community Commercial
168.7
0.0
168.7
2,372
0
2,372
Old Town Commercial
72.0
0.0
72.0
(F)
(F)
1,255
0
1,255
(F)
(F)
(F)
Professional Office
55.6
0.0
55.6
775
0
775
Industrial
Industrial
165.7
15.0
180.7
2,887
261
3,149
Public
Public/Institutional
165.7
2,321
1,155
3,476
si
1,497.7
0A
1,497.7
4,839
0 X839
3,249
0
3319
2-73
3;873
0
§,974
5-107-5
0x5 5,07-5 -5
Planned Community (PC)
PC Low Density Residential
806.7
331.4
1,138.1
946
PC Medium Density Residential
58.2
454
fji]3
PC High Density Residential
3.0
41
3
PC Commercial/Business
85.9
1,197
PC Public/Institutional
20.8
145
Transportation
Transportation
528.1
63.3
591.4
Total
7,153.0
3,965.0
11,118.0
8,273
e129,i38
A For purposes of establishing densitylmtensity by land use designation, thr gross acreage for resdiential and non-residential land use is converted to net acreage through a general reduction of the gross acreage by 20% to account for
land area devoted to roadways with the exception of Mobile Home Part.
C Dwelling units in the unincorporated area are generally based on residential designation averages of 2.65 du/ac for Low Density Residential, 3.57 du/m for PC Low Density Residential, 9.75 du/ac for PC Medium Density, rad 17.0 du/ac
for High Density Residential. The difference in the number of dwelling units in the unincorporated area between Tables 3-2 and 3-1 is attributable to estimating error and variation between data sources. For General Plan purposes,
the numbers in both tables are are considered equivalent.
D square footage for non-residential designations is based on the standard intensity (FAR) for the designation represented.
E A population range for the city and planning area is estimated to account for variation in projected persons per dwelling unit using 95 percent of are average persons per dwelling unit for the bottom of the range and 105 percent of the
F 291 dwelling units in the Old Town Commercial area are included in the tfigh Density Residential calculation of dwelling units and population.
G Maximum population capseity calculated by adding one dwelling unit per acre to the average dwelling unit per acre factor described in Note B above with the exception of High Density Residential at the
25 du/sc maximum (Ibr flumm development).
H Maximum population capacity calculated by adding one dwelling unit per acre to the average dwclfing unit per acre factor described in Note B and Note C above with the exception of High Density Residential at the 25 du/ac maximum.
11 IN
and 126 PC Medium Density Residential dwelling units are outside of Fast Tustin. 1,291 PC Low Density Residential dwelling units are in the Tustin Meadows and Peppertree Planned Communities, 522 PC Medium Density
Residential dwelling units are in the Planned Cottrmunityof Laumlwood. All of the PC Residential dwelling unit figures have been provided by the City of Tustin.
Cyr
//
//
//
II
//
,/
//
II
II
I/
SOURCE: City of Tuslin
Figure LU-3
Planning Subareas
TABLE LU-4
PLANNED LAND USE COMPOSITION
SUMMARY FOR PLANNING SUBAREAS
Major Land Use Groupings and Gross Acres of Land by Subarea Total by
Land LIse Designations l,and Use
Residential
LOw Density Residential (I-7 du/ac) 422.9 120.3 12.9 20.0 221.1 3,203.6 4,000.8
Low Medium Density Residential (8-15 du~ac) 4.8 29.5 1.5 35.8
High Density Residential (15-25 du/ac) 68.2 415.6 0.6 134.1 618.5
Mobile Home Park (l-10 du/ac) 3.5 62.8 18.4 84.7
Commercial
Community Commercial 33.2 60.0 75.5 168.7
Old Town Commercial 72.0 72.0
Professional Office 48.5 1.9 5.2 55.6
Iqdustrial
Industrial I 1.0 169.7 180.7
Public
Public.'lnstitutional 68.4 94.2 64~ 105.9 165.7
52.2 486.4
MCAS Tustin Specific Plan 1',48~'.6 29.4 1,511
Planned Community (PC)
PC Residential 20.2 0.0 331.5 1.16: .g 1.8 392.0
1,215.8 1,961.3
PC Commercial. Business 136.6 188.6 403.0 224.3 19.3 6.6 979.4
PC Public.'Institutional 205..3 959.t
455.9 20.8 426.7
370,9 391.7
Transportation 40.3
'fransponation 106.3 97.4 54.1 81.1 181.5 30.7 591.4
Total by Subarea 995.6 881.7 ~ ~ 1,993.5 595.1 3,829.0 11.1,25.,.°,
~,895 ~/~.'~ ~,~8
CITY OF TUSTIN LAND USE ELEMEF
DRAFT GENERAL PLAN AMENDMENT 44 SEPTEMBER 20{,
maximum permitted density/ intensity all have an impact on the level or
intensity ofdevelopment within a particular land use designation. However,
a maximum level of development may occur on individual parcels of land
where minimal constraints exist or where a project's exceptional design
quality or important public amenities/benefits warrant development at
maximum density/intensity.
The second concept of development capacity is referred to as "effective
development capacity" which assumes that under realistic circumstances, all
development will not be at maximum density or intensity based on appraisal
of development constraints in the City which would restrict development to
less than that shown by the maximum density/intensity of the Land Use Plan.
For example, in some zoning districts, the level of development permitted
may be based on the size of a lot; smaller lots may only be authorized to
develop at densities/intensities substantially less than permitted by a
maximum density/intensity standard.
Table LU-3 provides a breakdown of land uses within the City and total
Planning area for purposes of identifying the effective development capacity
of the Land Use Plan for both dwelling units/population and square footage
of non-residential uses. In arriving at effective development capacity for
population growth and the number of units possible under build-out
conditions, the effective permitted units by each specific residential land use
designation was multiplied by the average household size estimated for each
residential land use designation.
For non-residential uses, the effective level of intensity (the average floor
area factor shown in Table LU-2) was used to determine the level of expected
future square footage of development.
The degree to which plan capacity exceeds projected population is referred
to as "overage". Some overage is desirable to make allowance for inevitable
small pockets ofundevelopable land, to allow for difficulty in recognizing
development trends in completely vacant areas, to allow for an unforeseen
need for public utilities, and to recognize that some oamers will maintain
their land in an undeveloped state beyond the time span of the Plan. The
Southern California Association of Governments (SCAG) has recommended
that plan capacity overage not exceed approximately 20 to 25 percent of
the projected population. The measurement of overage is accomplished by
dividing the maximum population capacity of the plan by the projected
population. For the Tustin Planning Area, the maximum population capacity
of the Plan is -HO;-,759 ~'_~ and the projected p,~opulation is ~
~ resulting in an overage of approximately-1--7 2_.4 percent.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 45 SEPTEMBER 2000
SPECIAL .MANAGEMENT AREAS
Certain areas within the planning area have special characteristics or unique
properties which require continuous City management to ensure that City
policy is implemented and desired results are achieved. These "Special
Management Areas" (SMAs) are regulated in different ways by the City and
other public agencies having specific responsibilities for methods and timing
of land development. For these reasons, two Special Management Area
Policy Maps have been prepared to identify these areas consistent with Land
Use Element goals and policies and related policies, contained in other
General Plan elements which impact land use decisions. Special standards
for development in Special Management Areas are applicable regardless of
other land use descriptions on a property. Figures LU-4 and LU-5 delineate
the boundaries of Special Management Areas in the Tustin planning area.
Existing Specific Plans
Specific plans are designed to implement General Plan goals and policies by
desegregating land uses, densities, developments and desi~,m standards.
Adopted specific plans within the planning area include: East Tustin, Pacific
Center East, First Street, and North Tustin.
East Tustin Specific Plan: The East Tustin Specific Plan area represents a
portion of the IiMne Company property which was annexed to the City of
Tustin incrementally in 1977, 1980, and 1981 and now forms a portion of the
City's eastern boundary. The Plan encompasses 1,746 acres and represents
the last significant area remaining to be developed in the City. The entire
Specific Plan area has been subdivided, with approximately half of the total
acreage currently developed.
The overall land use concept of the Specific Plan provides for a planned
community which is compatible with and complementary to the land use
characteristics of the local area, and is also sensitive to environmental
resources. A variety of uses are permitted in the Specific Plan including
residential uses, commercial uses, and public uses. All development
activities within this area of the City are subject to provisions of the East
Tustin Specific Plan. A more lengthy discussion of the plan can be found in
the Land Use Technical Memorandum.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 46 SEPTEMBER 2000
ii
Ii
II
,/
========================================
============================================
'.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:..
.o.,.:,:.:.:.:.:.:.:.:.:o:.: ....
SPECIFIC PLANS
~ First Street
[[~rrrr~ East Tustin
~ Pacific Center East
~ North Tustin
F:'.'-~. ,CAS Tus,.
Figure LU-4
] U ['~j ~J ]--] ]'~ ~-'~ Special Management Areas
GENERAL PLAN Specific Plans
47
//
II
II
II
II
II
f~
II
II
TOWN CENTER REDEV. PROJECT
SOUTH/CENTRAL REDEV. PROJECT
NORTH TUSTIN (unincorporated)
OTHER AREAS
FUTURE MCAS-TUSTIN/ADJOI NING
AREA REDEV. PROJECT
SOURCE: City of Tustln - An Update on Redevelopment, Mm'ch 1990
GENERAL PLAN
20OO
Figure LU-5
Special Management Areas
Redevelopment Project Areas/
North Tustin/Other Areas
Pacific Center East Specific Plan: The Pacific Center East Specific Plan
covers a 126 acre currently underutilized commercial/light industrial area
located in the southern portion of the City immediately adjacent the SR-55
freeway corridor. The overall concept for the Pacific Center East Plan is
intended to provide for a planned business park which encourages a variety
of office, commercial, light industrial and research and development uses.
More intensive land uses of up to twelve stories in height are to be
concentrated at the southwesterly portion of the Plan area, with potential
development intensity decreasing to one and two stories in height towards the
north and northwesterly portion of the edges of the Plan area in proximity to
existing residential land uses. All development activities within this area of
the City are subject to provisions ofthe Pacific Center East Specific Plan. A
more lengthy discussion of the plan can be found in the Land Use Technical
Memorandum.
First Street Specific Plan: The First Street Specific Plan encompasses
approximately one mile along the First Street commercial corridor from
central Tustin at Newport Avenue to the SR-55 (Costa Mesa) Freeway. This
corridor varies in depth on either side of the street from 80 feet in what
remains of some old single-family residential lots, to a quarter mile along
Newport Avenue where commercial centers have accumulated sites of several
acres. While the Plan area is relatively small (approximately 65 acres), it
constitutes a major entry into Tustin from the west and provides access to the
Old Town Tustin and the Civic Center (via Centennial Way). All
development activities within this area of the City are subject to provisions
of the First Street Specific Plan. A more lengthy discussion of the plan can
be found in the Land Use Technical Memorandum.
North Tustin Specific Plan: The. North Tustin Specific Plan applies to
portions of the unincorporated area ofNorth Tustin in the general vicinity of
17th Street and Newport Avenue. All development activities within this area
of the County are subject to provisions of the North Tustin Specific Plan. A
more lengthy discussion of the plan can be found in the Land Use Technical
Memorandum.
The North Tustin Specific Plan (NTSP) is a County document presently
controlling development under the County's jurisdiction. It was formulated
by community consensus in response to a perception that this area forms a
buffer zone between commercial development to the south and west and Iow
density residential to the north and east. This General Plan recognizes the
continued need for stable specific designation for this sensitive area by
requiting that development regulation in this NTSP be utilized in review of
any development proposals within this area under the Tustin General Plan.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
LAND USE ELEMENT
49 SEPTEMBER 2000
Should the subject area or any part ofit be annexed to the City of Tustin, the
NTSP document will be revised to reflect the changed jurisdiction and
authorities. In the case of ambiguity due to map scale, or other special
concerns such as topographic or environmental constraints, the County of
Orange's exhibit maps in conjunction with testimony solicited from the
surrounding property owners within 300 feet shall be used as evidence in
determining the consistency of a proposed development. The notations on
the exhibit are not intended to redefine the land use or other designations as
applied to the area, but rather to capture special considerations regarding how
they should be applied.
Community Profile Maps show boundary designations that follow
topographic or manmade features. Variance from these boundaries will be
based on the following standards:
1. The basic character of the area is retained.
2. The project is compatible with the uses identified by the Community
Profile for the area.
3. No significant adverse environmental or public service impacts will be
created.
4. No precedent is established for development within designated
environmentally significant areas.
Examples of qualif34ng considerations include:
a. Final project design provides open space equal to or greater than that
designated in the Community Profile.
b. Detailed study identifies significant environmental features unknown
or inaccurately identified during planning studies.
Significant public facilities such as parks, bikeways and horse trails
are provided which serve to define use areas, but are not otherwise
required by the Community Profile.
d. Expansion or modification of an existing use where impacts are
essentially unchanged (e.g., condominium conversion).
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 50 SEPTEMBER 2000
is located primarily Within-Tustin' ~ith the: exception of 95 acres locat~d
· , - o ~,,~ '~ ,,.:.,. ' .~.q-~',~r;,.,'~' ~¥~'rL-~'r.'. ,,~,~''.> ' .' .":, .~', ,'
within the City of Iivme:~ One pnvately~o~.w~.~ed parcel of approximately 4.1
."%L., ..... 7,'.;.'.r:'-¥;.'.-%,'.h :~.¢,.~-.:~.::~.~2?,~t~.~',e~,.;i~."~ .~:~x'a~h' :',,-'~r~,,'..'~,.'"'~,'," ." ,
acres ~s lmmeamtely'a~laeent to~me nonneasterly~ uouna..a~.~or me.u~e aha
w,ll be mclud m any lannmg closure, the
' ', ~:4',,~-':~,;~:..--';~',~ .~" .'~ ~%':'7~g~. ' ' .. ' ~4~.[~'*'. ' '
Tustm (approx~ma~ly l~5~acr.e,s),' and
.,,.:;,.~,a~q4,~,.,~.~z,g..~t~l:~,i¢.~.,;.¢:7:~- . . ...~?~,..~:, . ,,
~fll'.be, sublect to~reqmr~~n tlie. former
~'*~,.~i~.~ ',~;~ .... :'A'~ ~_-~ ....................
i ~e..ov. eratl g~~J.~late~commumty. ValUeS
O~erall des,gn an~l~~~.i._al~woi'thy:of, the
s,~fi's present and~~i'~and the region.
A variety' of land'uses Will De perm~ttedib[~the.Plan,* including res~dentml,
coiim:/erc~al/busmess, and institutional/recreational actiwtms. Through the
federal d~spostt~on process, certmn portton~ of the property will be available
io fedeml~ state', 'homeleSs,: ahd lOcal' agencms thi'ough pubhc benefit
c0nveYhnces.~, piop'ert]/Will als'o b~:'off~t0' the Local' Reuse Authority
(e.g.;' the' City of. Tustin) in' 'the'.'pm-suit(:,o.f. i6b: 6reation' and economic
dev'el°pment.'} Prop.~rty n0t'tr'.ansfefi;d "iifi'i;,' 'P"ub'iiC' 15efiefi't "Cbhveyance or
transferred.to the Loqa[ _Reu,5. e."AuthP, fitYWi!l..b.e, lS.o.!d by the Departmen.t Of
the Navy.
Future Specific Plan Study Areas
trrorder To achieve General Plan goals and objectives, other portions of the
planning area may be identified as Specific Plan study areas for specific
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 51 SEPTEMBER 2000
/rrth,z-ftmar~ lfspecific plans are adopted in these areas, amendment to the
Special Management Areas Policy Maps is not necessary.
Redevelopment Project Areas
State Redevelopment Law provides the mechanism whereby cities and
counties, through the adoption of an ordinance, can establish a redevelopment
agency. The Tustin Community Redevelopment Agency was created in 1976
and is made up of the City Council who are elected at large by popular vote.
Redevelopment law enables the Agency to undertake community projects
designed to improve certain areas within the City which have suffered
economic decline, deterioration of improvements, or which have been unable
to attract and promote new private investments to enhance the quality of life
in the area. State law provides the Agency with broad governmental
functions and authorityto facilitate revitalization including but not limited to:
issuance of bonds; the fight to acquire, sell, rehabilitate, develop, administer
or lease property; and the right to demolish buildings, clear land, and
construct public improvements and infrastructure. State Law also provides
various means of financing redevelopment implementation, the most useful
of which is tax increment financing. Tustin has two redevelopment project
areas: Town Center and South/Central which are shown on Figure LU-5. Ali
development within either Redevelopment Project areas are is subject to
review of design and analysis of conformity with each redevelopment p. lan
by the Redevclopm,ent ~ge, ncy prior to issuance of building permits. The
.... · ', , '. . , , , .~. ~.~.,,-'~ '~.~r~7'~'"~,~c ..... ~ ,... , ,,~ · .
C~ty intends to estabhsh a Redevelopment:Prolect area ~hicti encompasses
m.e enur.e,M.. CA~Tustm base ano a'smmt Pnva[.e!yro.~ixl parcel .ail. latent to
the. t~ase;~,: rrolect~ arm approvm :~or..ma[' p. omon:'oi me t>ase.ln, ll'Vllle'Wlll
reqm. r.e !ry.. _me .c.,.ty Co..u:n. ci.1..apprgy~l~
North Tustin Area (outside of North Tustin Specific Plan)
The unincorporated portion of the planning area is comprised of the North
Tustin area. These areas are included in the City's planning area because they
relate to the long range planning efforts undertaken by the City. The North
Tustin area lies within the City's Sphere of Influence (SOI) and portions or
all of this area could potentially be annexed to Tustin within the next 20
years.
Prior to annexing any unincorporated land, a zoning and General Plan land
use analysis must be conducted to determine whether there is a General Plan
or Zoning District in Tustin that is consistent with the Specific Plan land
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 52 SEPTEMBER 2000
uses. In the event that there is no similar land use designation in Tustin, an
appropriate General Plan and Zoning modification will be performed. Until
such modifications can be made, an unclassified designation shall apply
against such property and provisions of the Zoning Code which apply to the
unclassified use category shall apply. This process will ensure that only the
land uses identified in the Specific Plan will be implemented upon
annexation into the City of Tustin.
The Community Profiles (Component III of the County of Orange Advance
Planning Program) will be used to ensure the implementation of the General
Plan for the unincorporated area of North Tustin not regulated by the North
Tustin Specific Plan. Each communityprofile as these documents are named,
consists of maps, statistical information and proposed land uses for unique
geographic areas in the County. The Profiles will be used as follows:
The Community Profile area is one ofthe units of analysis which will
be used to evaluate infrastructure capabilities as they apply to
indMdual project approvals.
Any agency with land use decision making author/ty shall evaluate
and consider the Community Profiles and compendium of policies in
making Planning Decisions.
o
Prior to approval, project (development) proposals shall be found
consistent with the Community Profiles by the decision making
authority. In cases where inconsistencies exist, they shall be resolved
and the Community Profile amended concurrently with processing of
the discretionary approval.
In the administration and implementation of the Community Profiles as
amended, the Planning Agency has the responsibility to interpret and render
findings on consistency of zoning and other land use projects in conformance
with the requirements of the Government Code and the policies and
guidelines expressed in the General Plan.
Planning Area Not Within Sphere of Influence
The two smaller areas between Myford and Jamboree Road south of the I-5
freeway and in the vicinity ofMCAS, Tustin adjacent to the City of Tustin's
southeasterly boundary, represent areas that are presently included in the City
oflrvine. The two incorporated areas lie either northwest or southwest of the
alignment of Jamboree Road which was only recently extended south of
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
LAND USE ELEMENT
53 SEPTEMBER 2000
Edinger Avenue to Barranca Parkway which will be intersected by the right-
of-way for the Eastern Transportation Corridor. The roadway as well as the
future proposed corridor will create a traffic corridor that provides a strong
potential boundary line between the cities of Tustin and Irvine. At this point,
planning by Irvine &these areas could have an impact on Tustin and will be
monitored closely.
CITYWIDE URBAN DESIGN
Citywide visual linkages are important in establishing the community's
identify. Every community with a reputation as a valued place to live or visit
is known for the quality and character of its streets. The pattern of landscape,
buildings, sidewalks, lighting and graphics create an image which conveys
the personality of the city and the level of pride its citizens take in the
community. A specific discussion of the City's present image is included in
a separate Urban Design Technical Memorandum.
CITY OF TUSTIN LAND USE ELEMENT
DRAFt GEN~_,R. AL PLAN AdVlENDM~'T 54 SEPTEMBER 2000
LAND USE ELEMENT IMPLEMENTATION PROGRAM
Implementation measures for land use policy are organized around the tools available that
bear a direct relationship to the realization of land use goals. These tools include the Zoning
Code, and Subdivision and Grading ordinances, growth management program, code
enforcement, specific plans, and capital improvement programs.
The overall goals of the Land Use Element are intended to achieve balanced development
of land uses, compatible land use relationships, and a high quality of development. When
implemented, the tools will provide the City with the capability to guide the development and
revitalization of the key areas of the City. The City Council, by incorporating the
Implementation Program into the General Plan, recognizes the importance of long-range
planning considerations in day-to-day decision-making, subject to funding constraints.
ZONING ORDINANCE
1. Zoning Ordinance: The principal method by which the City implements
land use policy as it regulates the location, type of use, and development
character is the Zoning Ordinance. The Zoning Ordinance consists of two
components: (1) a map which delineates the boundaries ofzoning districts in
which similar uses developed or to be developed under similar standards are
permitted, and (2) text which explains the purpose ofthe zoning districts, lists
permitted and conditional uses, and standards for development.
The City will review and prepare Zoning Ordinance amendments to achieve
consistency as necessary with the policies and standards contained in the
General Plan. Adoption of Zoning Ordinance amendments and an associated
Zoning Map will provide a primary implementation tool for the Land Use
Element. Revisions to the Zoning Ordinance shall include but not be limited
tO:
o Provision of incentives for lot consolidation and parcel assemblage
o Review and revision of current development standards in the City's
Commemial and Industrial Zoning Districts
o Provisions which will provide more sensitive transition such as buffering,
landscaping, wall and setbacks between divergent land uses;
CITY OF TUSTIN LAND USE ELEMENrr
DRAFT GENERAL PLAN AMENDMENT 55 SEPTEMBER 2000
o Provision of incentives to encourage integration ofretail uses on street
level of office projects;
o Provision of incentives to encourage consolidation of parking and
driveway accesses between businesses;
o Revisions to encourage elimination of non-conforming uses;
o Revisions to establish special monitoring controls on those uses which
include storage, use or transport of hazardous materials;
o Revisions, if necessary, of requirements and standards for multi-family
uses;
o Establishment of disincentives for future typical strip center development;
o Potential expansion of the Cultural Resources Overlay District north of
First Street to Irvine Boulevard; and
o Consolidation of the City's current commercial districts consistent with
thc Land Use Plan, and other zoning map and text changes consistent
with the Land Use Plan designations contained in the General Plan.
Responsible Agency/Department: Community Development
Funding Source: City General Fund
Time Frame: 1993-1995
Related Land Use Element Policies: 1.1, 1.9-1.11, 2.1-2.4, 2.6, 3.3-3.8,
4.2-4.6, 5.1-5.6, 5.8, 6.2-6.6, 6.8-6.9, 6.12, 7.5, 10.2-10.5, 10.7, 10.8
SUBDIVISION AND GRADING REGULATIONS
2. Subdivision, Grading and Public Improvement: Subdivision
regulation is an exercise of the police power of a local jurisdiction to control
the manner in which land is divided, while grading regulation controls the
safety and aesthetic components of preparing and modifying landform to
accommodate development. Like the Zoning Ordinance, these regulations
must be consistent with the General Plan. The City's Subdivision, Grading
and Public Improvement ordinances will be reviewed and where necessary
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 56 SEPTEMBER 2000
amendments recommended to determine i fit reflects policy expressed in the
Land Use Element.
Responsible Agency/Department: Community Development, Public
Works/Engineering
Funding Source: City General Fund
Time Frame: 1993
Related Land Use Element Policies: 3.3-3.6, 8.3-8.8, 9.3-9.9
CODE ENFORCEMENT
3. Enforcement Program: Regulations within the City's Zoning Ordinance
and other City ordinances must be enforced to be effective. The City has an
active code enforcement program designed to achieve the desired level of
regulation and expects to continue that program.
Responsible Agency/Department: Community Development
Funding Source: City General Fund, Redevelopment Agency, Federal and
State Grants and Other Sources
Time Frame: Ongoing
Related Land Use Element Policies: 2.3, 4.4-4.6, 5.4, 5.6-5.8
SPECIFIC PLANS
4. Specific Plans: State law authorizes local jurisdictions to adopt specific
plans for implementing their general plans in designated areas. The specific
plan is intended to provide more precise descriptions of the types of uses
permitted, development standards, and public infrastructure improvements
for an area. They provide a mechanism for development of a unified design
plan for public and/or private property within the plan area.
Responsible Agency/Department: Community Development
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 57 SEPTEMBER 2000
Funding: City/Property Owners'Federal and State Grants
Time Frame: Ongoing
Related Land Use Element Policies: 1.4, 9.1-9.9, 10.1-10.9, 11.1-1.5
5. Special Study Areas: Study and prepare plans and General Plan
Amendments which will indicate desirable circulation and infrastructure
systems and specific land uses desired within Special Study areas identified
on the Land Use Plan.
Responsible Agency/Department: Community Development
Funding Source: City General Fund/Property Owners
Time Frame: Ongoing
Related I~and Use Element Policies: 9.1-9.9, 10.1-10.9,
11.1-11.5
REDEVELOPMENT
6. Redevelopment Project Areas: The Tustin Redevelopment Agency,
shall continue to implement redevelopment actions within the Town Center
and South Central Redevclop~,e, nt Proiect Areas to promote revitalization of
these areas. The City and Redevelopm` .e.,n.fl Agency s~l also supp~'r~t'creation
o f a redevelopment pro.! ect ar..e,a for the MCAS:Tu.s.t4n s~te ao.d.,.g .s,~'"gl _e, .. .sm al!
p. fiyatelYriswned pm/cel .i.mm.6d!atel~/..i~ljacent 't.0',_th_'e.'..b.' a'5~;,il The feasibility of
creating additional project areas shall also be evaluated as needed to
implement General Plan goals and policies.
Responsible Agency/Department: City Manager, Community Development
Funding: Redevelopment Agency tax increment
Time Frame: Ongoing
Related Land Use Element Policies: 5.1-5.5, 7.1, 7.3, 10.1-10.4, 10.8
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 58 SEPTEMBER 2000
CAPITAL IMPROVEMENT PROGRAM
7. Overall Capital Improvement Program: The City's Capital
Improvement Program (CIP) should be reviewed in relation to the General
Plan to ensure that plans for major expenditures are consistent with goals,
policies and recommended programs, and the improvements identi fled in the
General Plan are included in the CiP. A finding of consistency with the
General Plan must be made for each capital project or expenditure approved.
This finding should be included in any actions to approve a budget for a
specific improvement, as well as approval of the CIP.
Responsible Agency/Department:
Works/Engineering
Community Development, Public
Funding: City Capital Improvements, City General Fund, Water Fund,
Redevelopment Agency, State and Federal grants, and outside funding
SOUrCes
Time Frame: Annually
Related Land Use Element Policies: 4.1, 6.1, 6.7, 8.1-8.8
8. Parkland and School Site Dedication: The City will continue to require
dedication and/or reservation of parkland and other public facilities (such as
school sites), or a fee in lieu of, or a combination of both, as a condition of
new residential development consistent with the Subdivision Map Act and
the Quimby Act.
Responsible Agency/Department: Community Development, Community
Services and Public Works Departments
Funding Source: Property Developer
Time Frame: Ongoing
Related Land Use Element Policies: 2.2, 8.7, 9.2
9. Dedication/Improvements: The City shall continue to require dedication
of right-of-way and improvements of streets and infrastructure consistent
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 59 SEPTEMBER 2000
with the provisions ofthe Tustin City Code and in concert with other public
facility and sen'ice providers.
Responsible Agency/Department: Public Works Department
Funding Source: Property Developer
Time Frame: Ongoing
Related Land Use Element Policies: 8.4, 8.5, 8.7, 8.8
10. Urban Design Improvement Program: Tustin's identity as a city can
be strengthened by creating strong visual linkages with unifying urban design
elements on major street corridors. The Urban Design Technical
Memorandum provides specific guidance for this program which includes:
ao
bo
do
Establishment of landscaped corridors along major roadways including:
1 ) primary and secondary street and median tree plantings; 2) enhanced
landscaping, entrance markers, identity graphics, and accent lighting at
City gateways or entrances (along major roadways and at intersections);
and 3) City identity graphics signing to mark the locations of civic
buildings, parks, recreational facilities, schools, walking/biking paths,
special areas such as Old Town, and public parking areas;
Establishment or improvement of circulation linkages among public
places including: 1) improvement and completion of walking and biking
linkages between public parks and community facilities; 2) use of City
identity graphics, street furniture, lighting and other improvements to
enhance the walking and biking network; and 3) strengthening existing
public places and creating new public places connected by the linkage
network.
Preservation and enhancement of historic resources including: 1) use of
historic light standards where feasible in Old Town area; and 2)
application of the Cultural Resources Overlay District to promote
preservation and compatible development and use within the Old Town
area.
Establishment of common design features for commercial areas
including: 1) consolidation of properties and activities; 2) widening of
sidewalks and consistent street plantings; 3) using site planning to
minimize driveway openings on major streets, and encourage shared
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AM ENDMENT 60 SEPTEMBER 2000
access and circulation between adjacent developments; 4) locating
buildings near the public sidewalk with parking to the side or rear ofthe
building; 5) parking areas setback from public sidewalk with buildings or
landscaped buffers in between; 6) integrating buildings and outdoor
spaces to encourage pedestrian activity; 7) providing architecture,
landscaping, and site planning that is complementary to surrounding
development; 8) designing larger buildings in a manner that reduces their
perceived height and bulk; 9) designing building forms and elevations
that create interesting silhouettes, strong shade and shadow patterns and
architectural detail; and 10) integrating signage with site design,
buildings, and landscaping.
Responsible Agency/Department: Community Development
Funding: City General Fund/Development Exactions/Redevelopment
Agency/Water Fund/State and Federal Funds
Time Frame: Ongoing
Related Land Use Element Policies: 1.12, 3.8, 4.2-4.3, 5.3, 5.5, 5.8, 6.1-
6.12
11. Beautification Program: Encourage organization and implementation
of a city beautification program to assist residents and businesses to improve
the physical appearance of their property and build greater pride in the
community.
Responsible Agency/Department: Administration, Community Devel-
opment Department
Funding Source: ~.e...n_e_rat~.~,.~_o; State and Federal funding sources
Time Frame: -}99b ,..~-g ....g
Related Land Use Element Policies: 5.3, 5.4, 5.5, 6.2, 6.5, 6.10, 10.8, 11.2
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 61 SEPTEMBER 2000
FISCAL STABILITY
12. Economic Development: Land use activities and development
proposals generating long-term fiscal benefits to serve local and visitor needs
will be targeted as desirable land uses to attract to the City.
Responsible Agency/Department: City Manager/Community Development
Funding: City General Fund/Business Community and Redevelopment
Agency
Time Frame: Ongoing
Related Land Use Element Policies: 1.2-1.3, 1.6-1.8, 3.2, 7.2, 7.4
13. Business Attraction and Retention: Develop and undertake an
aggressive marketing effort to attract and retain business in Tustin.
Responsible Agency/Department: Community Development, City Council,
Administration, Finance Department
Funding Source: City General Fund, State and Federal funding sources
TimeFrame: 1993
Related Land Use Element Policies: 1.2, 1.7, 1.8, 5.1, 7.1, 7.2, 7.3, 7.4
14. Legislation: Support State and Federal legislation which will maintain
and expand local financing capabilities in undertaking economic development
activities and capital projects.
Responsible Agency/Department: Community Development Department,
Public Works Department
Funding Source: City General Fund, State and Federal Funding
Time Frame: Ongoing
Related Land Use Element Policies: 1.9, 5.1, 7.1, 7.3, 8.1, 10.7
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 62 SEPTEMBER 2000
15. Annexation Proposal Review: Proposals for annexation oflands within
the City's sphere of influence will be reviewed to identify the fiscal
implications of such annexations, opportunities for greater efficiency in
service delivery, and maintenance of quality of life for Tustin residents.
Responsible Agency/Department: City Manager/Community
Development
Funding: City/Annexation Applications
Time Frame: Ongoing
Related Land Use Element Policies: 1.5, 1.13
16. Maintenance of CiD' Revenues:
a. Monitor expenditures for facilities and services to identify those land uses
and developments which impose significant costs on the City
b. Modify development patterns and standards, if required, to reduce
municipal costs
c. Periodically review user charges and fees for services and utilities to be
sure that they are consistent with costs incurred by the City.
Responsible Agency/Department: All City Departments
Funding Source: City General Fund
Time Frame: Ongoing
Related Land Use Element Policies: 8.2, 8.7, 8.8
COOPERATION WITH OTHER GOVERNMENTAL AGENCIES
17. Intergovernmental Cooperation: The City will provide information
on public and private development proposals within Tustin to other
government agencies and will monitor major issues under consideration by
federal and state and other adjacent local agencies which impact Tustin.
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 63 SEPTEMBER 2000
Responsible Agency/Department: Community Development
Funding: Al1 City Departments
Time Frame: Ongoing
Related Land Use Element Policies: 2.5, 3.1, 8.1, 8.2, 8.3
18. Service Coverage: Utilize joint power and mutual aid agreements,
wherever possible for the purpose of ensuring adequate municipal service
coverage in a more efficient manner and/or at the least possible cost to the
City.
Responsible Agency/Department: Police Department, Orange County Fire
:l~zpartmem Authority, Public Works Department
Funding Source: City General Fund
Time Frame: Ongoing
Related Policies: 8.1, 8.3
MUNICIPAL SERVICES
19. Level of Service: Establish standards for provisions of municipal
services and attempt to maintain such level and/or quality of service
throughout the City.
Responsible Agency/Department: All City Departmcnts
Funding Source: City General Fund
Time Frame: Ongoing
Related Land Use Element Policies: 8.1, 8.2, 8.4, 8.5, 8.6
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 64 SEPTEMBER 2000
ENVIRONMENTAL COMPATIBILITY
20. Environmental Review: Utilize the site plan and design review process
and the California Environmental Quality Act, as applicable, in review of
development projects to minimize environmental impacts and promote high
quality design and physical appearance, compatible and sensitive to the City's
natural resources and availability of municipal services and facilities.
Responsible Agency/Department: Community Development Department
Funding Source: City General Fund/Redevelopment Agency/Developers
Time Frame: Ongoing
Related Land Use Element Policies: 1.1, 3.4, 3.6, 3.7, 4.1, 4.5, 8.1, 8.5,
8.6, 9.5, 9.6, 9.7, 9.8
REHABILITATION
21. Rehabilitation Activities: Through the Community Development Block
Grant Program (CDBG), the Housing and the U.S. Department of Urban
Development (HUD) provide funds to local governments for funding a wide
range of activities. Allocate CDBG funds, where possible, for rehabilitation
of older residential and commercial areas within the City.
Responsible Agency/Department: Community Development Department
Funding Source: County of Orange/Federal
Time Frame: Ongoing
Related Land Use Element Policies: 5.3, 5.4, 5.7, 6.10, 10.8
PUBLIC PARTICIPATION/INFORMATION
22. Public Information: Develop and distribute public information
brochures which describe current development requirements in the City and
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 65 SEPTEMBER 2000
also assist the public in understanding general land use planning principles
and municipal procedures.
Responsible Agency/Department: Community Development Department
Funding Source: City General Fund
Time Frame: Ongoing
Related Land Use Element Policies: 2.4, 5.6, 6.2
23. Public Hearing and Meetings: The Citywill allow for public input and
provide information through thc following techniques including: a) Preparing
an annual report on the General Plan to the City Council describing the status
of the Plan and progress toward its implementation, and b) Continuing the
practice of making presentations and holding informal study sessions and
workshops within community organizations and the general public to keep
all parties informed of current development activities planned or underway
in the City.
Responsible Agency/Department: Community Development Department,
City Manager
Funding Source: City General Fund
Time Frame: Ongoing
Related Land Use Element Policies: 2.1,2.3, 2.4, 7.3
CITY OF TUSTIN LAND USE ELEMENT
DRAFT GENERAL PLAN AMENDMENT 66 SEPTEMBER 2000
Housing
Element
GENERAL PLAN
TABLE OF CONTENTS
Section
Introduction to the Housing Element
Purpose of the Housing Element
Scope and Content of Element
Relationship to Other General Plan Elements
Citizen Participation
Summary of Issues, Needs, Constraints and Opportunities
Summary of Housing Needs
Housing Constraints
Housing Opportunities
Housing Element Goals and Policies
Housing Supply/Housing Opportunities
Maintenance and Conservation
Environmental Sensitivity
Related Goals and Policies
Housing Element Implementation Program
Review of Past Performance
Identification of Affordable Housing Resources
Five-Year Quantified Objectives
Housing Programs
Appendix A
Affordability Gap Analysis
Page
7
34
34
38
39
39
41
41
49
53
56
CITY OF TUSTIN HOUSING ELEMENT
DRAFT GENERAL PLAN AMENDMENT i SEPTEMBER 2000
LIST OF 'FABLES
H-1 State Housing Element Requirements
H-2 Assisted Housing Inventory
H-3 Residential Development Potential Under Land
Use Plan
H-4 Tustin Future Housing Unit Needs by
Income Group 1989-1994
H-5 Housing-Related Goals and Policies by Element
I-t-6 1984-1989 Housing Production Goals
Page
3
18
32
33
40
42
CITY OF TUSTIN HOUSING ELEMENT
DRAFT GENERAL PLAN AMENDMENT ii SEPTEMBER 2000
INTRODUCTION TO THE HOUSING ELEMENT
The availability of decent housing and a suitable living environment for every family
has been of increasing concern to all levels of government. In California, this concern
is addressed by the California Government Code which requires that each City adopt
a Housing Element as a mandatory part of any adopted General Plan.
While the City of Tustin adopted a Housing Element in 1989 which was approved by
the State Department of Housing and Community Development and found in
compliance with State law, minor changes to Housing Element requirements
prescribed by the State and comprehensive revisions to other General Plan Elements
necessitate that the City revise its Housing Element sooner than the normal 5-year
cycle to ensure internal consistency.
After'adoption Oft'he updated Housing Element in 19941 'a General Plan amendment
was initiated to address changes associated with planning, for the reuse of MCAS
Tustin 'following its closure in 1999. As a result, minor amendments to the Housing
Element are necessary to reflect base closure and the di.~position of existing military
housing, and opp0rtun, ities for new housing provided by reuse of property at MCAS
Tustin.
PURPOSE OF THE HOUSING ELEMENT
The Land Use Element is concerned with housing in a spatial context
while the Housing Element identifies housing programs aimed at
meeting the identified housing needs of the City's population.
Concerns of the Tustin Housing Element include the identification of
strategies and programs that focus on 1) housing affordability, 2)
rehabilitation of substandard housing, 3) meeting the existing demand
for new housing, and 4) conse~'ation ofthe existing affordable housing
stock. The Tustin Housing Technical Memorandum provides
background information and acts as a supporting document for the
Housing Element.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
SEPTEMBER 2000
SCOPE AND CONTENT OF ELEMENT
The State Legislature recognizes the role of the local general plan, and
particularly the housing element, in implementing Statewide housing
goals to provide decent and sound housing for all persons.
Furthermore, the Legislature stresses continuing efforts toward
providing affordable housing for all income groups. The major
concerns of the Legislature with regard to the preparation of housing
elements are:
o Recognition by local governments of their responsibility in
contributing to the attainment of State housing goals;
Preparation and implementation of City and County housing
elements which coordinate with State and Federal efforts in
achieving State housing goals;
Participation by local jurisdictions in determining efforts required
to attain State housing goals; and
o Cooperation between local governments to address regional
housing needs.
The State Department of Housing and Community Development sets
forth specific requirements regarding the scope and content of City and
county housing elements. Table H-1 summarizes State Housing
Element requirements and identifies the applicable sections of the
Tustin Housing Element and Housing Technical Memorandum where
these requirements are addressed.
In keeping with the purpose and intent of State Housing Element
regulations, the Housing Element assesses current and forecasted
housing needs and constraints to meet these needs, establishes goals
and policies to guide public action and identifies a housing program.
RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The preparation of the City's Housing Element is guided by and must
conform with Section 65580 et al of the California Government Code.
In the introduction of these Government Code sections, the Legislature
establishes a policy that the availability of housing in a suitable
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
2 SEPTEMBER 2000
TABLE !t-I
STATE ItOUSING ELEMENT REQUIREMENTS
Required Housing Element Component Reference
A. Housin2 Needs Assessment
1. Analysis of population trends in Tustin in relation to ItTM pg. 10-29
regional trends
2. Analysis of employment trends in Tustin in relation to HTM pg. 14
regional trends
3. Projection and quantification of Tustin's existing and HTM pg. 3941
projected housing needs for all income groups
4. Analysis and documentation of Tustin's housing
characteristics including the following:
a. level of housing cost compared to ability to pay; HTM pg. 21-22
b. overcrowding; HTM pg. 17
c. housing stock condition. ItTM pg. 32-24
5. An inventory of land suitable for residential development HE pg. 27-28
including vacant sites and having redevelopment potential
and an analysis of the relationship of zoning, public
facilities and sen, ices to these sites
6. Analysis of existing and potential governmental constraints lie pg. 24-26
upon the maintenance, improvement, or development of
housing for all income levels
7. Analysis of existing and potential nongovernmental and HE pg. 21-24
market constraints upon maintenance, improvement, or
development of housing for all income levels
8. Analysis of special housing need: handicapped, elderly, HE pg. 9-11
large families, female-headed households, farmworkers
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
SEPTEMBER 2000
TABLE !1-1
STATE IIOUSING ELEMENT REQUIREMENTS
(continued)
Required llousing Element Component Reference
9. Analysis concerning the needs of homeless individuals and HE pg. 11-13
families in Tustin
10. Analysis of opportunities for energy conservation with HTM pg. 45
respect to residential development
B. Goals and Policies
1. Identification of Tustin's goals, quantified objectives and IIE pg. 30-35
policies relative to maintenance, improvement, and
development of housing
C. Implementation Program
An implementation program should do the following:
1. Identify adequate sites which will be made available HE pg. 48-70
through appropriate action with required public services
and facilities for a variety of housing ~pes for all income
levels
ItE pg. 48-70
2. Program to assist in the development of adequate housing to
meet the needs of low-and moderate-income households
HE pg. 48-70
3. Identify and, when appropriate and possible, remove
governmental constraints to the maintenance, improvement,
and development of housing in Tustin
HE pg. 48-70
4. Conserve and improve the condition of the existing and
affordable housing stock in Tustin
HE pg. 48-70
5. Promote housing opportunities for all persons
HE pg. 48-70
6. Identify programs to address the potential conversion of
assisted housing developments to market rate units.
HTM - Housing Technical Memorandum
HE - Housing Element
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
SEPTEMBER 2000
environment is of vital state-wide importance, and a priority of the
highest order. It further states that local governments are to address the
housing needs of all economic segments, while considering the
economic, environmental and fiscal factors and community goals set
forth in the General Plan.
While a city must consider housing needs for all economic segments,
it must also maintain internal consistency among other elements of the
General Plan as required by state law. Neither the Housing Element
nor any other element may supersede any other required element of the
Tustin General Plan.
The Housing Element relates to other elements in a variety of ways.
The Land Use Element directly relates to the Housing Element by
designating areas ofthe City in which a variety of residential types and
densities may exist.
The Housing Element's relationship to the Conservation, Open Space,
and Recreation Element is conditioned by the need to serve a growing
population's recreational needs in the areas of the City with the highest
density. Also, housing needs for low cost land must be balanced by the
need to conserve natural resources.
The Circulation Element attempts to provide an efficient and well
balanced circulation system. This system must be designed to
accommodate allowed land uses, including residential uses, and the
intensity of allowable uses must not exceed thc ultimate capacity of the
circulation system to accommodate them.
The Safety Element relates to the Housing Element by designating
areas which are unsafe for development such as Alquist-Priolo Zones,
floodplains, et cetera.
Similar to the Safety Element, the Noise Element relates to the Housing
Element by addressing a health related issue area. Techniques for
reducing noise oRen involve buffers be~'een land uses to reduce noise.
CITIZEN PARTICIPATION
Public participation played an important role in the formulation of
Tustin's housing goals and policies, and in the development ora Land
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
5 SEPTEMBER 2000
Use Plan which determines the extent and density of future residential
development in the community. Public participation in the General
Plan process occurred through the following methods which assisted
the City decision makers:
Identi fled issues and community concerns through a survey sent
to 5,000 households in the City, of which over 1,600
responded;
Held two "Open House" sessions to solicit input for identifying
issues and formulating goals;
Provided opportunities for the public, both prior to preparation
and during review of the Preliminary Draft General Plan, to
address decision makers directly regarding issues and concems
at Planning Commission and joint City Council/Planning
Commission General Plan workshops; and
Held public heatings before the Planning Commission and City
Council to facilitate public review and comment on the Draft
General Plan and supporting documents.
o
For amendment of the General P1an ~s~)ciated with the reuse
of MCAS.Tusfin,.a p.ub!!c "01~eh House"was held to review
the Draft~ General Plan "' Amendments~; '.followed by public
h...e~ings'~eld be_f .6.'r.''e- ~.'i~y_" .s. ~iI.-anrii.i~g ~0 .m. m!-Ssion..and City
Council.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
6 SEPTEMBER 2000
SUMMARY OF ISSUES, NEEDS, CONSTRAINTS
AND OPPORTUNITIES
This section of the Housing Element summarizes the current and projected housing
needs for Tustin. The Element also estimates the number of households that meet
Federal or State criteria for special consideration when discussing specialized needs,
and evaluates assisted units at risk of conversion. Additionally, certain constraints
which may discourage the construction of new housing are described. These
constraints may include a wide range of factors that may increase the cost of new
residential development. Finally, opportunities for housing sites are examined.
SUMMARY OF HOUSING NEEDS
A number of factors will influence the degree of demand or "need" for
housing in Tustin in coming years. The major "needs" categories
considered in this Element include:
Housing needs resulting from increased population growth,
both in the City and the surrounding region;
o Housing needs resulting fi.om household overcrowding;
Housing needs resulting from the deterioration or demolition of
existing units;
Housing needs that result when households are paying more
than they can afford for housing;
Housing needs resulting fi.om the presence of "special needs
groups" such as the elderly, large families, female-headed
households, households with a handicapped person, and the
homeless; and
Housing needs resulting fi.om conversion of the assisted
housing stock to market rate.
CITY OF TUST1N
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
SEPTEMBER 2000
Population Gro~vlh
Between 1980 and '1996, the City's population grew from 36,119 to
631619, an increase of 76 percent. The City's growth rate was faster
than the countywide growth rate of about 27 percent, but was not as
fast as some developing cities such as lrvine, which experienced nearly
an 80 percent increase in growth during this period.
Approximately 20 percent of Tustin's population growth can be
attributed to annexations that have occurred since 1980. The remainder
can be attributed to a variety of other factors, including new residential
construction in East Tustin a changeover in population from smaller to
larger families, rebuilding of existing developed areas, and infill
development.
Along with the City's population ~owth has been an increase in unit
overcrowding, as households "double up" to save on housing costs.
According to the 1990 Census, 4.2 percent of the owner-occupied units
and 16.2 percent of the renter-occupied units in Tustin were
overcrowded. This represents a substantial increase in overcrowding
since 1980, when only 1.2 percent of owner-occupied and 5.3 percent
of renter-occupied units were overcrowded.
Substandard Units
The majority of Tustin's housing stock is in good structural condition,
a result ofthe relatively young age of the housing stock. It is generally
accepted that housing units will be in need of major rehabilitation 30
years after construction.
The County 1984 Housing Assistance Plan (HAP) identi fled 314 units
as substandard, with 242 being suitable for rehabilitation and 72
requiring demolition. Of the 242 that were found to be suitable for
rehabilitation, 103 were owner-occupied homes and 139 were rental
units.
In 1991, approximately seven percent (7%) of the City's housing stock
was over 30 years old. However, in ten years, nearly half(48%) ofthe
City's housing stock will be over 30 years old. This indicates a
potential need for rehabilitation and continued maintenance of
approximately 9,370 dwelling units by the year 2000.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
SEPTEMBER 2000
Affordability
State and Federal standards for housing overpayment are based on an
income-to-housing cost ratio of thirty percent and above. Households
paying greater than this percentage will have less income left over for
other necessities, such as food, clothing and health care. It is
recognized, however, that upper income households are generally
capable of paying a larger proportion of their income for housing, and
therefore estimates of housing overpayment generally focus on lower
income groups.
The Regional Housing Needs Assessment (RHNA) prepared by the
Southern California Association of Govemments (SCAG) identifies
housing overpayment for the City's lower income households based on
data from the 1980 census. (Lower income households are defined as
households whose total gross income is less than 80 percent of the
County median.) According to the RHNA, an estimated 42% (or
3,507) of Tustin's lower income households were paying more than 30
percent of their income on housing in 1988. Of these overpayers, 1,838
are classified as Very Low Income and 1,668 are Low Income.
The distinction between renter and oxvner housing overpayment is
important because, while homeowners may over-extend themselves
financially to afford the option of home purchase, the owner always
maintains the option of selling the home, thereby generally lowering
their housing costs. Renters, on the other hand, are limited to the rental
market, and are generally required to pay the rent established in that
market. According to the RHNA, of the total 3,507 lower income
households identified as overpayers, 3,190 were renter households and
only 316 were owner households. This discrepancy is largely reflective
of the tendency of renter households to have lower incomes than owner
households.
Special Needs Groups
Certain segments of the population may have a more difficult time
finding decent, affordable housing due to special circumstances. These
groups may require specific alteration to housing to meet their needs.
Included as special needs groups are the elderly, handicapped, female-
headed households, large families, homeless, and military personnel.
There are no known "farmworkers" residing in T. ustin and, therefore,
this group is not discussed.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
SEPTEMBER 2000
Elderly: The special needs of many elderly households result from
lower fixed incomes, physical disabilities, and dependence needs. In
1980, 2,825 households or 19.7 percent of the total households in
Tustin were made up ofpersons 60 years of age or older. By 1990, this
number had increased to 3,748 or 20.4 percent of the population.
The majority (63%) of these elderly households in 1990 represented
households with two or more persons residing in the unit. The specific
make-up of these households follows various potential scenarios. They
may be empty-nesters IMng in a single-family home with little or no
mortgage payment. Although the home may be too large for their
needs, selling the hmne and buying or renting a smaller unit may be too
expensive to consider. Other households may have children who have
moved back in due to the high cost of housing.
The second highest percentage of elderly households in 1990 (1,065
units) were one-person households. The needs of these people could
be served by a small efficiency unit that permits an independent
lifestyle. Two important factors that come into play when planning for
this type of unit are security and access to services. Since many seniors
do not drive, these units should either be located near support sen'ices
or provide a transportation network that links seniors with ser¥ices.
Escalating housing costs, particularly in the rental market, severely
impact housing affordability for many elderly who are usually on fixed
incomes. Since 1984, there have been two new senior housing
developments constructed in the City. These projects are a 20-unit
apartment project limited solely to seniors with limited income and an
85-unit congregate care facility with 15 restricted affordable units.
Handicapped: Physical handicaps can hinder access to housing units
of traditional desih,m as well as potentially limit the ability to earn
adequate income. An estimated 1.1 percent of the population in Tustin
has a transportation disability, defined as a physical condition which
presents difficulty in the use of public transportation. Under this
definition, approximately 558 persons in Tustin are considered
"handicapped". Special housing needs of handicapped individuals
include wheelchair accessibility, railings, and special construction for
interior living spaces. The Housing Element sets forth policies to
encourage the development of handicapped-accessible housing.
Large Families: A family household containing five or more persons,
as defined by the Census, is considered a large family. Large families
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
I 0 SEPTEMBER 2000
are identified as a group with special housing needs because of the
limited availability of adequately sized, affordable housing units.
Large families are often of lower income, frequently resulting in the
overcrowding of smaller dwelling units and in turn accelerating unit
deterioration.
In 1980, 8.3 percent of Tustin's total households had five or more
persons residing in the unit. According to the 1990 Census, 2,026
family households, or 11 percent of all households, had five or more
persons. This increase in large family households is likely associated
with the increase in the City's Hispanic population.
The primary need of large families is to provide enough room for all
members of the family to avoid overcrowding. In 1980, 14.5 percent
of the City's housing units contained four or more bedrooms. Thirty-
three percent of the owner-occupied housing units contained four or
more bedrooms. Rental-occupied units accounted for 2 percent ofunits
with four or more bedrooms.
In the East Tustin area, zoning standards permit mixed types of
development, and the City has encouraged the provision ora variety of
housing unit types and sizes. Accordingly, the number of housing units
capable of accommodating large families is increasing since projects
currently under construction or recently completed include three-
bedroom apartments and four-bedroom single-family homes.
Female-Headed Households: Female-headed households tend to
have low incomes and special needs, thus limiting housing availability
for this group. One of the more dramatic changes in types of
households since the 1970 Census has been the increase in this group.
According to the 1970 Census, approximately 8 percent of the family
households in Tustin had a female head. The 1980 Census showed an
increase to 17.8 percent, or 1,578 households. However, by 1990,
while the absolute number of female-headed households increased to
2,120, their proportion of the total population declined to 11.6 percent.
Ofthe 1,578 female-headed households in 1980, 1,100 had children 18
years of age or younger. For these families it is important that the
home be close to schools and services.
Of the total number of female heads of household in 1980, 11.6 percent
were below the poverty level. Assuming the same percentage holds in
1990, this represents 245 female-headed households below the poverty
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
11
HOUSING ELEMENT
SEPTEMBER 2000
level. For these households, locating ideal housing is severely
restricted. Due to financial constraints, thc family is often not able to
find housing that is close to needed services, schools, and public
transportation.
llomeless: Throughout the country, homelessness has become an
increasing problem. Factors contributing to the rise in homeless
include the general lack of housing affordable to Low and Moderate
income persons, increases in the number of persons whose incomes fall
below the poverty level, reductions in public subsidy to the poor, and
the de-institutionalization of the mentally ill.
A survey of all jurisdictions in the SCAG planning area has been used
to identify the number of homeless persons in the region. While the
survey results provide only an estimate of the homeless population,
they may lend an order-of-magnitude sense of the problem.
Additionally, the issue of homelessness is considered regional in
nature. Nomadic tendencies of homeless persons make it difficult to
assess the population accurately.
Of the 79 municipalities responding to the survey, a total of 45,154
homeless persons were reported. The majority of these persons (75%)
were reported in the City of Los Angeles. The April 1988 Strategic
Plan of the Orange County Homeless Issues Task Force estimates there
were approximately 4,000 to 10,000 homeless persons in Orange
County.
In February, 1990, the Research Committee of the Orange County
Homeless Issues Task Force published a report ("Demographic Profile
and Survey of Homeless Persons Seeking Services in Orange County")
which provided a demographic profile of homeless persons seeking
sen'ices in Orange County. While the report did not rely on a
scientifically random sample of the homeless population, it did rely on
interviews with 1,090 homeless persons through 19 services agencies
in the County of Orange. The report showed the mean age of the
homeless persons interviewed was 31. Two-thirds were men, one-third
were women, and one-third of all men were veterans. One-quarter of
all those interviewed had dependent children. Fifty-percent of all
respondents indicated that their inability to afford housing was a major
cause of their homelessness.
The 1990 census indicates that there are 32 homeless persons housed
in emergency shelters in the City and another ten are visible in street
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
12
HOUSING ELEMENT
SEPTEMBER 2000
locations for a total of 42 homeless people. However, police repons
and windshield surveys have shown that there are no established areas
where homeless persons congregate in the City and that most persons
migrate through Tustin, rather than stay for extended periods of time.
~ ls,verY, mmc~.~~_e_~s, pecmo~;¢naractensucs ann nee. as ox
'<,c~'~'t~.c,<:'~'_aT-:'~).."~o~.';'$~n~."~.,., ' . .~.~ , ~:~.;-a".~"";~-'.-:~: '."'~, '.
lo..w~ncomc.mdzv]duals ~~. ~w~.~.hildren (_~specmlly those
w~m. ~ncome.. oe~ow.~'~u ~' o~ area m.,¢~, ..a3..2 mcome);wno are currently
nousea, out mreatenea ~w]m. nome~essness:.~t ms is oue. m part to me
.. · .... , , . .,.. ~ -.,, . ;. .~,.., ?".' .: ..~ .. '..,,,.. . .. .. ,, .. ... .
fact that homeless p~'sons' and families appear to relocate or potentially
seek assistance from shelters o/'. s~Ci~' in adjacent cities.. However,
there i~'some indication that female'" head~i h6U~eholds may'experience
the greatest threat as 'well as households with annual incomes below
30% of the City's median income.
Within the City of Tustin there are a variety of non-profit services
which provide direct housing and other services to homeless persons.
..... ~- .... 1 .... 1__, .... a s using facility,
These. include ~, ,,,~.,~,~ ~,,~,,~,~ .
temporarY, hous~g"fo~r iee. nage~:.'in~risiS",.afid'afeeding program
.. , . ...... ,. ........ -. ....... : .".< ,,., ~,. '~:~ ~.~ ~...--.
affihated w~th the Umted Way (_F__e~.qd.b_.'.ac_~k ~9~..mj~,~.dat¢..o.._n).~
tcca pro,ash which pro-,-idcs housin:g, for up to six persons. 'A number
~:~`~ ~ ;~ ~:~.~ ;~(.~:~ ~ r~.~.~`.`3~ : ~..~`~ ~ .-*`'/`~i ;...~..~i~s7~- . i~ .~. .~?-~m ~*~ ~~~ ..... ~7,. , , --
0 Leg..u[.._Ch.e.s...m.. Ttis~ti.~..~.~s~ ~{rXi.c e.~.,J_q ~th. ',e~.h_9 .m .e.1 e s ,s.
..T.h..e....t..w..o.. ~lg9~:.o.re~2n_~.erge~cy. shelters ~n Tust~n, .S.h.'~6'p~o!g~a~...cl
La~..ur..e!,:_H. 9use, ,~,. ,...o.,, ~ ~,,,v~,,"'~, '~"~"'s both serve families v~ lth
children. ,~,,,,[,.,,,'"~--'-': .... Teiiipora.~,- llousing, ., ............... ,.,-- o;,., ,,,;,,~,, pro-,~-ides
" .... -"'-- C~M ' T p a,-yll ' g ' =---'-~- .... '--"
tmxxa.ica. Stiff.th el-fa el- Oi.i$iii i-eeeiv~,,$ iullu.-,, ILUIII I. tl~,
U/IILK, LI. Vla.y, ~I. IU ]JllVtaLl~ UULIUIbo ~lLl~.btb gl. IG IlIIIIL~.U LU UU-Ua.y
.'~. ;-..-] ~.
luuot wiaE,,ui; LU ,r'u'J.~,,,., k.t-xxu .tux -'mii,l,w~ w'at~
The ~-5 }.8-bed Sheephold shelter provides shelter, food, clothing, job-
training, and job-referral services to women with children. Guests are
admitted on a first-come, first serve basis. Usually all beds are filled.
In addition to serving the immediate Tustin area, the Sheepfold Shelter
provides service to a large service area extending beyond Tustin's
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
13
HOUSING ELEMENT
SEPTEMBER 2000
boundaries, including many portions of Orange and San Bernardino
Counties.
(honieleis Md '~awaj~{th)~f6r fip;., toS'six,'(6) youths':iri' a horhe
'."~'~,~ ~.~ i',O' ~,-~t~ ~ ' ~.~'~, ~ ~',~.. ~,.~' .... ~"~-..'~;.'.,.'~ ,
access Iff m~Ioal o~ ~a Clo~mgi
· ,. ..~.,~,.~.. . ..ca~.~ . , o ~ -~,. ,. ,~ ~.. , .t. : ~. .,t, · ....
homeless, mclud,ng~. S~~_R~.~.'fll~utHeran:' Salvat,on Army
' ' ';."/?'.~'iJ~" '~,~!v. ~-~ '.;;-. ~z,".~../:lr.~.iL%~. '...*~,-fi2.LL.;'.~. :"'Y~. l"~l~l~, %5. ............
Chine.h,. Tustm'Presbyt.erA. an......c, ti.ur....c.!! and Alite .rsgates.
Numerous other agencies provide shelter and other services to the
homeless in the nearby cities of Santa Aha, h'vine, and Orange. The
Orange County Homeless Issues Task Force, a non-profit homeless
advocacy organization, maintains a list of these and other homeless
services in Orange County.
MCAS Tustin Milltai-,- Pg:i-/~oiiiig:|: A significant portion of the
Marine Corps Air Station (MCAS) is located within the City. On-base
housing historically included motel-type barracks for 2,500 single
servicemen or married servicemen who are voluntarily separated from
their families, as well as -1-;539 .1,53.7 housing units for married
serviceman and their families, housing a total of 6,000 service
personnel and dependents. As -" ' ..... ,,-,,,,, ,,o, of" .... ~' .... -"--
CITY OF TUSTIN
DIL~.FT GENERAL PLAN AMENDMENT
14
HOUSING ELEMENT
SEPTEMBER 2000
In accordancg'Witii't~e B~ ~'i'~)itire'co'~{~, Rede~eiopment and
Homeless."'" ' A~slstanc~.2":" "":'"':"~":'/~ct.'."':" '?'o f.~.l~' .... 994.' '< (the~Redevelopment" ": :";""'?<"-" ' ' ':'* "'" .... "Xc't" ',. ) the
,, ~. ,~,,.,,~ ~ .~.., , .~,'...~,.-.*id~..,,¥/~j., ~.~:',e .'a~. O" i*~~~.-' -.:-,~-')' '~ # ~" .~,b~Y'" ~*~"~' .. ' ~
.......... t; . , ,., ...... ~ .~ .,. ~_.~ , .,,a>~.;¢~: ........ ,.~ .
D~artment o~ DefeY-Cse tti~bu~_', llii/~Offic~,~6'f,F-.~nomm'Adl.u,.s.,t~,,ent,
ts responslme Ior: recogmgm~...m ~ji%ocatiKex~eve~opmen[;.',qumont35~..
....... ~.. ,.et~.~?2.. ~):. .......
.'."'~, ..:.-'{:~..~ .'~:~'J ' . ~ .,'..'il.i, .'-. ~ ' ,~.D~.
~u~es me.u~Wr ~.,me r~o~~~L~on~, to
r~uestYN0~cei~f~f=est,~h~ ~~vesFo~;. me
homeless, state ~o lOCal govementm agencies, ~o'om~ lnt~ests ~or
co~de~on..'. The Act r~mres' pr~m~on'.of.'a, reuse pl~ ~d
Homeless Assmmce Sub~ss!o~'r~me~ ~d content of~e docmmts
by ~e pubhc ~d subm~l of ~e docments to the. fed~al D~ment
Defense for fomal approve;'.-.,.. N.,M~ch,'.1998.'~D officmlly
detemin~ tfiat ~e MOAs T~stln Refise'Pi~ ~hl~6~ the ne~s of.~e
homeless in th~i~i0.0f th~.~s0ll'~Si~ ~th':~.~. need for' econ0mic
deVel0p~ent:
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
15 SEPTEMBER 2000
Tustin and Irvine of a maximum of 4,601 dwelling units which could
cgnsist' of rehabilitation or redevelopm~, of'i,53.71 existing' dwelling
.un.~ts..a$_ d .c. ons. tmcgon of 3,0..6_4. n .eE_..d. _w_e.lLm. g.u.n.!.~s.
Preservation of Low Income Units at Risk of Conversion
Subsequent to adoption of the City's 1989 Housing Element, State law
took effect requiring jurisdictions to address the preservation of
assisted housing in their housing elements. This update to the City's
Housing Element fulfills these requirements to identify, analyze, and
propose programs to preserve housing units that are currently restricted
to low income housing use and that will become unrestricted and
possibly be lost as low income housing.
Consistent with State requirements, the following are included within
the Housing Element:
1. An inventory of restricted low income housing projects in the City
and their potential for conversion;
2. An analysis of the costs of preserving and/or replacing the units
"at-risk" and a comparison of these costs;
3. An analysis of the organizational and financial resources available
for preserving and/or replacing the units "at risk" (see Review of
Past Performance under Housing Element Implementation
Program);
4. Quantified objectives for the number of "at-risk" units to be
preserved (see Quantified Objectives discussion under Housing
Element Implementation Program); and
5. Programs for preserving the "at-risk" units (see Program discussion
under Housing Element Implementation Program).
Inventory of At-Risk Units: This Housing Element addresses all of
the low income housing units in the City of Tustin that are at risk of
converting to non-low income housing uses between July 1, 1989 and
July 1, 1999. Analysis in this section is divided into five-year intervals
to coincide with the planning period of this and subsequent housing
elements.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
16 SEPTEMBER 2000
Table H-2 is an inventory ofall multi-family rental units assisted under
federal, state, and/or local programs, including HUD programs, state
and local bond programs, redevelopment programs, and local in-lieu
fee, inclusionary, density bonus, or direct assistance programs. The
inventory includes all units that are eligible to change to non-lower
income housing uses due to termination of subsidy contract, mortgage
prepayment, or expiring use restrictions.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
17
HOUSING ELEMENT
SEPTEMBER 2000
TABLE H-2
A5515TED
HOUSING
INVENTORY
Type/Length
Earliest
Owner:
of Affordability
Potential
Date
Project Name,
Name,
Controls
Conver-
Tenant Type
Built
Address
Address,
Type(s) of Gov't
(including
(� 9
sion # of
(i.e., Elderly,
Bedroom
(if
Condition
(incl. zip)
Tel. #
Assistance
Sec. 8)
Date(s) Units
Family)
Mix
known
(if known)
FEDERAL
Orange Gardens Orange Gardens HUD 236(J)(1) 40 -yr. loan 5/12/94 160 Family/ 16 1-br 1973 Good
1602 Nisson Road LDP 20 -yr. Senior 104 2-br
Tustin, CA 92680 12884 Bradley Ave prepayment 40 3-br
832-8400 Sylmar, CA 91342 Section 8 option 6/25/94 16
Tustin Gardens
Goldrich & Kest
HUD 221(D)(4)
---
---
101
Elderly
101 1-br
1979
Good
275 E. 6th
5150 Overland Ave.
Tustin, CA 92680
Culver City, CA
213-204-2050
1 90230
1 Section 8
1 9/16/95
1 100
STATE
Rancho Alisal
The Irvine Co.
Bond Financed Issue V of
Income
11/1/2001
69
Family
8 1-br
1987
Good
13800 Parkcenter
550 Irvine Ctr. Dr.
1985 Regulatory
restricted. No
49 2-br
Tustin, CA 92680
P.O. Box 1
Agreement and
rent
12 3-br
Newport Beach, CA
Declaration of Restrictant
restrictions
92660-9959
Covenants
Rancho Maderas
The Irvine Co.
Bond Financed Issue V of
Income
11/1/2001
54
Family
10 1-br
1988
Good
13408 Heritage
550 Irvine Ctr. Dr.
1985 Regulatory
restricted. No
44 2-br
Way
P.O. Box 1
Agreement and
rent
Tustin, CA 92680
Newport Beach, CA
Declaration of Restrict
restrictions
730-3700
92660-9959
Covenants
Rancho Tierra
The Irvine Co.
Bond Financed Issue V of
Income
11/1/2001
51
Family
7 3-br
1988
Good
13202 Myford Rd.
550 Irvine Ctr. Dr.
1985 Regulatory
restricted. No
44 2-br
Tustin, CA 92680
P.O. Box 1
Agreement and
rent
730-5868
Newport Beach, CA
Declaration of Restrictant
restrictions
92660-9959
Covenants
Source: Compiled by Cotton/Beland/Associates, 1992.
Thc inventory was compiled by interviews with City staff, the County
l-lousing Authority, and HUD, and review of "Inventory of Federally
Subsidized Low-Income Rental Units at Risk of Conversion"
(California Housing Partnership Corporation), and "The Use of
Housing Revenue Bond Proceeds - 1990", (California Debt Advisory
Commission).
Description of Units and Conversion Potential: Tustin has two
projects that contain units at risk ofconverting to non-low-income use
between July 1, 1989 and July 1, 1999. Orange Gardens, a 160-unit
Section 236 (J)(l)project, is eligible for prepayment in May, 1994.
Prepayment of Orange Gardens Section 236 loan is regulated by the
Low-Income Housing Preservation and Resident Homeownership Act
of 1990 (LI. HPR. HA). Tustin Gardens is a 101-unit Section 221(D)(4)
project with a Section 8 contract for 100 units due to expire in
September, 1995.
Various restrictions and incentives affect the likelihood that at risk
units will convert to other uses. LIHPRHA establishes provisions that
allow owners of federally subsidized projects that are eligible for
prepayment a fair rate of return on the equity in their projects in
exchange for continued affordability. If the owner of such a project
wishes to prepay the loan, he/she may file a Notice of Intent to prepay
up to two years in advance of the prepayment date. The filing of the
Notice of Intent begins a series of steps designed to maximize the
likelihood that the units will be maintained as affordable. Owners of
the project may continue to maintain the project as low-income housing
in exchange for additional federal incentives. The project may also be
offered for sale to qualified nonprofit entities, tenants and public bodies
and if one of those organizations offers to purchase the building at its
appraised value, the owner must sell it to that organization.
Prepayment and conversion of the housing to non-low-income use will
only occur if there is no willing buyer to purchase the project.
The two year notification period set out under LI/-IPRHA has not yet
commenced on the Orange Gardens Project.
A representative of the firm that manages Orange Gardens was
contacted for this analysis. He indicated that the owner might be
interested in prepaying the Section 236 HUD loan on the property
when the loan becomes eligible for prepayment in 1994. The
representative indicated that market rents in the area are substantially
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
19 SEPTEMBER 2000
higher than lhose that can currently be charged under the current loan
based restrictions.
Orange Gardens maintains a Section 8 contract for 16 units in the
project. Under the HUD Section 8 Program, HUD pays owners of
buildings with Section 8 units the difference between what the Section
8 tenants can pay (estimated at 30 percent of household income) and
what HUD estimates to be Fair Market Rent on the unit. It is
anticipated that the existing contract will be given the option to renew
when it expires. This contract is due to expire on June 20, 1994.
The primary reason that an owner would chose to prepay a ItUD loan
would be that he or she could receive higher rents than those currently
receivable under the rent restriction provisions ofthe loan. Because the
management representative reported market rents to be considerably
higher than current rents and also reported that the owner may prepay,
the building has a high potential to convert lo market rate housing.
There arc 100 Iow income ]lousing units in Tustin Gardens at risk of
conversion during the period between July 1, 1994 and Jul5' 1, 1999.
Tustin Gardens is a 100-unit project for elderly tenants. This project
is financed under the tlUD Section 221 (D)(4) program with a Section
8 contract. Projects financed under the Section 221 (D)(4) market rate
program alone have no binding income use restrictions. Affordability
for Tustin Gardens is, however, controlled by the Section 8 contract.
This Section 8 contract will expire on September 16, 1995 with five-
year renewal options. However, the owners of Tustin Gardens can
choose to opt out of Section 8 program as long as a Notice oflntent is
filed one year prior to contract expiration.
State lax,,' does not require a description or analysis of units that will not
be at risk of conversion until after the planning period that ends on July
1, 1999. However, in order to facilitate the long range planning for
these units, they are briefly described below, and are included in Table
H-4.
There are three housing projects in Tustin that have tenant income
restrictions scheduled to expire in the year 2001. Rancho Alisal,
Rancho Maderas and Rancho Tierra all contain units which can only
be rented by tenants below specified incomes.
Cost Analysis: This section analyzes and compares the costs of
acquiring the "at risk" Orange Gardens and Tustin Gardens by non-
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
20 SEPTEMBER 2000
profit housing organizations versus the cost of building replacement
units, should the projects convert and be lost as low-income housing.
The cost estimates used in this analysis were derived from
conversations with local agencies, economic consultants, and non-
profit housing developers.
Acquisition and Preservation Cost: The market value of the projects
can be determined by potential project income adjusted for market rent,
vacancy, operating expenses, and building condition. Market value for
Orange Gardens is approximately $9.8 million and $5.4 million for
Tustin Gardens, yielding a total valuation of$15.2 million for the two
projects. The buildings are reported to be in good condition and thus,
no major rehabilitation is anticipated.
Under LIHPRHA, HUD will provide mortgage loan insurance on
acquisition loans for up to 95 percent of Preservation Equity to priority
purchasers. While HUD also provides financing for rehabilitation and
closing costs, there may be costs that HUD does not cover, such as an
adequate level ofrchabilitation or buyer overhead costs. An additional
five percent in acquisition costs have been added to the minimum local
subsidy to cover such costs, for an estimated local subsidy contribution
equal to 10 percent of Preservation Equity.
Preservation Equity is calculated by subtracting the balance of the
existing HUD loan from the estimated fair market value for the project.
However, information on outstanding HUD debt was not available for
preparation of this document; therefore, estimated market value was
used to establish an upper limit on the preservation cost for Orange
Gardens. Actual preservation cost will be prepared by HUD when the
owner initiates the prepayment process. Assuming the availability of
a 95 percent equity loan for Orange Gardens, $490,000 would be
required as a five percent downpayment and another five percent
($490,000) to cover such costs rehabilitation and buyer overhead.
Acquisition of Tustin Gardens will not be regulated by LIHPRHA. A
ten percent downpayment of $540,000 may be required for Tustin
Gardens.
Subject to appropriations, HUD will provide Section 8 contracts on
acquired "at-risk" units. It is assumed that rental income and HUD
Section 8 subsidies will defray monthly mortgages and maintenance
costs.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
21
HOUSING ELEMENT
SEPTEMBER 2000
Replacement Cost: If Orange Gardens and Tustin Gardens were to
convert, a total of 260 units ofassisted housing could be lost (116 one-
bedroom units, 104 two-bedroom units, and 40 three-bedroom units).
Discussions with non-profit housing developers in Orange County area
indicate that the per unit cost ofconstructing new units, including land,
averages roughly $75,000 for a one-bedroom unit, S85,000 for a two-
bedroom unit, and $90,000 for a three-bedroom unit. Applying these
estimates to the number ofunits and bedroom mix for Orange Gardens
and Tustin Gardens, an estimated total replacement cost of $21.2
million would be required to replace all at-risk units in both projects.
Further discussions with the Tustin Redevelopment Agency's
consultant, David Rosen, has indicated that these replacement costs
could be even higher (see Appendix A).
Cost Comparison: Should both Orange Gardens and Tustin Gardens
convert to market rate housing, the cost of acquiring and preserving the
projects with a ~otal valuation of $15.2 million is much less than
replacing the units with new construction at an estimated value of
$21.2 million. If the "Affordable Gap" were subsidized, the required
commitment of resources for preserving units "at risk" could
conceivably be much lower.
Programs for Preservation of At-Risk Units: /he City plans to
monitor at risk housing units to ensure that those units will not be lost
as Iow income housing. The City will subsidize units and/or work with
nonprofits in the community to explore possible new construction of
replacement housing by nonprofits or nonprofit acquisition of existing
buildings with at risk units. Specific actions that the City will take to
protect (or replace) at risk units are identified in the Housing Element
Implementation Program.
Summa~' of Issues
Housing is a fundamental component of land use within a community
necessary to support the resident population. Issues associated with
housing in Tustin include the following:
Approximately 42 percent of the City's lower income house-
holds (households which earn less than 80 percent of the
County median) are currently overpaying for housing.
CITY OF TUSTIN
DP, AFT GENERAL PLAN AMENDMENT
22
HOUSING ELEMENT
SEPTEMBER 2000
o
O
O
O
O
California State law requires the Southern California Associa-
tion ofGovernments (SCAG) to allocate housing needs to local
governments. For the 1989-1994 planning period, SCAG's
Regional Housing Needs Assessment identifies a housing
~owth need of 2,085 dwelling units in Tustin. SCAG further
allocates this need among the following income categories: 724
higher-income units, 484 moderate income units, 488 Iow-
income units and 390 very low income units.
The average household size in the City increased from 2.43 in
1980 to 2.69 in 1991. This is largely due to increases in the
City's Hispanic population. Between 1980 and 1991, that
population increased from about 8 percent of the population in
1980 to about 20 percent in 1991. Hispanic families tend to
have larger households, thus indicating a potential need for
larger housing units to accommodate these families.
}tousehold overcrowding has increased significantly in Tustin
over the past decade as indMduals and families "double up" to
save on housing costs.
Based upon available information on rental rates in the City, it
is extremely difficult to find rental housing that is large enough
and affordable to large, low-income families.
As the City's population ages, the number of elderly persons
will increase. This underscores an increasing need to address
the special housing needs of the elderly.
Handicapped individuals in Tustin have particular housing
needs relating to access and adaptability.
Female-headed households make up an increasing percentage
of the City's population. Many of these households have
incomes below the poverty level and have special housing
needs such as access to childcare services.
Growing numbers of homeless persons in Southern Calif%rn!a
have created p.,~icular housin:,, and soc!,,al service needs. The
. .,-~, .. ...... ~- ..... : .."-.-~,:~F.~illffi~..-,'~.~..,~j~;-.~,:.;,.,r:~,.~. ~..,.~'¥,".,'-~w.",,~.~ .-.'."'.'".,;.
closure of MCAS'.Tustmnrom~ ~es ~26.,'i~P:oi't~ for'addit!onal
~ ~,.~,,.. i;;~.~,~,%~~ ~.~;~,~,~,,~'~'"..:c-~,,~...
nousmg:'su_pp~.!yrm,nner~at'v~ :~ud~:.ac~c,.o, mmodation.'of, the
........ ,n_..e~_ jot anoroaaie nousmg..
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
23 SEPTEMBER 2000
tall llll}ltlL, t k/Il tll~; LILllltallLl lk/ltaJlUIkltaL/IL llk/Ll~lll~ IllI Lib, till.
High housing costs have put home ownership beyond the reach
of many potential first-time homebuyers in the City.
Obtaining affordable housing has become a problem for
persons of all income groups in California.
Governmental regulations, such as land use controls, fees, and
processing procedures, can act as constraints to the mainte-
nance and production of housing in the City.
By State law, the City must identify and develop programs and
policies to address affordable housing units in the City that are
at risk of converting to market rate housing. During the
1989-1999 planning period, the City of Tustin faces the
potential conversion of 260 low-income units.
The City has an unusually high proportion of renter-occupied
housing. In 1980, 59.6 percent of the City's households were
renter-occupied, compared to 37.6 percent renter-occupied
units count)~,ide. The 1990 Census indicates the proportion of
renter-occupied households has remained constant in Tustin.
Promotion of home ownership opportunities in the City may be
necessary to maintain a balanced, stable community.
Even though the City's housing stock is relatively young and in
good condition, by the year 2000, over 45 percent of the City's
housing stock will be over 30 years old--the age at which
housing typically begins to require major repairs. Maintenance
and improvement of existing housing conditions over the long
term will require ongoing maintenance of existing units,
rehabilitation or replacement of substandard housing and
programs to maintain neighborhood quality.
Older neighborhoods in Tustin contain a considerable number
of historic, tm-of-the-century residences which should be
preserved as part of the community's heritage.
The lack of adequately size, affordable housing in the City can
lead to overcrowding and, in turn, deteriorated housing
conditions.
CI'D' OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
24
HOUSING ELEMENT
SEPTEMBER 2000
A large portion of the City's lower income housing is concen-
trated in the southwest neighborhood. Targeted programs may
be necessary to enhance this area.
Due to its sunny climate, the City is in an excellent position to
take advantage of solar energy in order to reduce reliance on
non-renewable energy supplies.
HOUSING CONSTRAINTS
Actual or potential constraints on the provision and cost of housing
affect the development of new housing and the maintenance of existing
units for all income levels. Market, governmental, infrastructural, and
environmental constraints to housing development in Tustin are
summarized below and discussed in greater detail in the Housing
Element Technical Memorandum.
Market Constraints
The high cost of renting or buying adequate housing is the primary
ongoing constraint o fproviding adequate housing in the City of Tustin.
High construction costs, land costs and market financing constraints are
all contributing to increases in the availability of affordable housing.
Construction Costs: The single largest cost associated with building
a new house is the cost of building materials, usually comprising
between 40 to 50 percent ofthe sales price ora home. These costs are
influenced by many factors such as the cost of labor, building
materials, and site preparation. The International Conference of
Building Officials (ICBO) estimates that the cost &residential wood
frame construction averages $50.70 per square foot and reaches as high
as $71.80 per square foot. Therefore, the costs attributed to
construction alone for a typical 2,200 square foot, wood frame home
would be $111,540.
A reduction in amenities and quality of building materials (above a
minimum acceptability for health, safety, and adequate performance)
could result in lower sales prices. Additionally, pre-fabricated, factory
built housing may provide for lower priced housing by reducing
construction and labor costs. An additional factor related to
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
25 SEPTEMBER 2000
construction costs is lhe number ofunits buill al the same time. As the
number of units developed increases, construction costs over the entire
development are generally reduced based on economies of scale. This
reduction in costs is of particular benefit when density bonuses are
utilized for the provision of affordable housing.
l.and: Land costs include the cost ofraw land, site improvements, and
all costs associated with obtaining government approvals. Based upon
recent cost information about new development projects in East Tustin,
land costs are approximately $18 per gross square foot for single-
family zoned property and $28 per square foot for land zoned for high
density (i.e., R-3) development (Source: The Irvine Company). Most
of thc sites in Old Town identified for future residential or mixed use
potential are presently zoned for commercial uses. Commercial land
sales in this vicinity include land sale prices in the high S20s to mid
$30s per square foot.
l~imited land is available within the unincorporated North Tustin area.
As a result, housing prices range from $350,000 to more than
$10,000,000 for homes v,'ith a panoramic view.
The unavailability of land within the developed areas of the City and
the price of land on thc fringes are constraints adding to the cost of
housing and pricing housing out of the reach of low- and moderate-
income families.
Financing: Interest rates can have an impact on housing costs which
can be felt by owners, renters, purchasers and developers. Some
mortgage financing is variable rate, which offers an initial lower
interest rate than fixed financing. The ability of lending institutions to
raise rates to adjust for inflation will cause many existing households
to overextend themselves financially, as well as a return to a situation
where high financing costs substantially constrain the housing market.
An additional obstacle for the first-time home buyer can still be the
minimum downpayment required by lending institutions.
Even if Tustin homebuyers are able to provide a 10 percent
downpayment and obtain a 10 percent 30-year loan, monthly mortgage
payments on median priced single-family detached homes in the City
place such homes out of the reach of moderate and lower-income
households in the City (see Housing Element Technical Memorandum
Table HTM-13). At a 10 percent interest rate, monthly mortgage
payments on median priced condominiums and townhouses place such
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
26
HOUSING ELEMENT
SEPTEMBER 2000
units out ofrcach of Tustin's Iow and very low income households (see
Housing Element Technical Memorandum Table HTM-6).
Under the Home Mortgage Disclosure Act (HMDA) lending
institutions are required to report lending activity by census tract.
Analysis of available }-IMDA reports does not indicate documented
cases of underserved lower income census tracts in Tustin (refer to
Technical Memorandum, page 55).
The City offers a variety of low interest rehabilitation loans through its
CDBG program.
Profit, Marketing and Overhead: Developer profits generally
comprise 10 to 15 percent of the selling price of single-family homes
and slightly lower for condominiums. However, in communities like
Tustin where the market demand for housing is high in comparison to
the available housing supply, developers are able to command higher
prices and may realize greater margins of profit, although the current
economic recession has at least temporarily dampened these profit
margins. Marketing and overhead costs also add to the price of homes.
Redevelopment Affordability Gap Analysis: In addition to
information related to Housing Constraints provided in the City's
Housing Element Technical Memorandum, David Rosen and
Associates have prepared a Background Report for the City's
Comprehensive Affordable Housing Strategy (completed in August of
1992). As part of the report, a detailed affordability gap analysis has
been completed to illustrate the "gap" between the cost of developing
housing for rent and ownership in Tustin and what households at a
variety of income levels can afford to pay toward their housing
expense. A Summary of Renter and Owner Affordability Gaps for
certain protypical unit types and incomes are provided as Appendix A
of the Housing Element.
Governmental Constraints
Housing affordability is affected by factors in both the private and
public sectors. Actions by the City can have an impact on the price and
availability of housing in the City. Land use controls, site
improvements requirements, building codes, fees and other local
programs intended to improve the overall quality of housing may serve
as a constraint to housing development.
)F TUSTIN
D ..... 'T GENERAL PLAN AMENDMENT
27
HOUSING ELEMENT
SEPTEMBER 2000
l.and Use Controls: Governmcnt agencies may place administrative
constraints on growth through the adoption and implementation ofland
use plans and ordinances. The General Plan may restrict growth i fonly
limited areas are set aside for residential land uses, and if higher
residential densities are not accommodated. '['he zoning ordinance may
impose further restrictions ifdevelopment standards are too rigid, or if
zoning designations do not conform to existing land uses.
Tustin's existing zoning ordinance allows for a range of residential
densities from a maximum effective density of 4.36 units per net acre
in the E-4 Residential Estate District to 24.9 units per net acre in the R-
3 Multiple Family Residential District and 10 units per net acre in the
MHP Mobilehome Park District.
Parking requirements in Tustin are generally two spaces per unit, with
an additional requirement of one guest space per every four units in
multi-family development.
Tustin has the highest percentage of multi-family units of any Orange
County city. Based on the 1980 Census, only 26.3 percent of the
housing stock in Tustin is devoted to single-family detached units and
71.4 percent to attached and multi-family units.
Current land use controls restrict development in single-family
residential zones to one dwelling unit on parcels 10,000 square feet in
the E-4 zone and parcels with a minimum of 7,200 square feet in the R-
I zone. However, the Planned Community District has authorized
residential subdivisions with single-family lots of 5,000 square feet
which significantly increases density potential.
The East Tustin Specific Plan provides for single-family detached
products to be developed at a variety of densities. The Estate density
description requires a minimum of lot-area of 8,000 square feet, not to
exceed 2 units per acre. The Low Density designation requires a
minimum lot area of 5,000 square feet while the Medium-Low
designation requires a minimum lot area of 3,000 square feet and
densities not to exceed 5 and 10 units per acre respectively.
Within the Multi-Family Residential District (R-3), a 35' height
limitation and 65% coverage precludes the development of high-rise
housing projects. In the interest of protecting adjoining single-family
lot owners, multifamily structures above 20 feet in height require a
conditional use permit when the structures are within 150 feet of
single-family residentially zoned lots. While these height limits may
place some restrictions on housing development, these limits are
CITY OF TUSTIN
DRAF¥ GENERAL PLAN AMENDMENT
HOUSING ELEMENT
28 SEPTEMBER 2000
designed to maintain compatibility of land use intensity and to ensure
proper and effective transportation within the community and are
commonly used by local governments as a development tool to further
this ideal.
Residential uses are permitted in the City's Old Town Commercial
District which support primarycommercial uses. Maximum residential
densities permitted will be determined by the Planning Commission or
City Council.
Limited residential uses are also permitted in areas designated
Public/Institutional provided the intended occupants are related to the
primary institutional uses.
The MCAS Tustin Specific Plan designation provides opporlunities for
development of a variety Of residential products at varied density
ranges up to 25 dwelling units per acre.
Fees and Improvements: Various fees and assessments are charged
by the City and other outside agencies (e.g., school districts) to cover
costs of processing permits and providing services and facilities, such
as utilities, schools and infrastructure. Almost all of these fees are
assessed based on the concept of cost recovery through a pro rata share
system, based on thc magnitude of the project's impact or the extent of
the benefit which will be derived.
Tustin is highly urbanized with most of it necessary infrastructure, such
as streets, sewer and water facilities already in place. Nonetheless, site
improvements can significantly add to the cost of producing housing.
Cost-effective site planning or use of housing set-aside funds for those
projects within the redevelopment project areas can minimize site
improvement costs. The Housing Element Technical Memorandum
(Table HTM-22) describes in detail required site improvements and
provides a list of fees associated with development in the City.
Building Codes and Enforcement: The City of Tustin adopts all
Uniform Building Codes (UBC), as required by State law, which
establish minimum construction standards as applied to all residential
buildings. The City's building codes are considered to be the minimum
necessary to protect the public health, safety and welfare. Only local
modifications to the codes are made which respond to local climatic or
geographic conditions and which clarify Administrative procedures.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
29
HOUSING ELEMENT
SEPTEMBER 2000
Although not mandated to do so, the City has also adopted the Stale
Historical Code which relaxes building code requirements in the City's
Cultural Resources Overlay District. This will reduce rehabilitation
costs.
Local Processing and Permit Procedures: The evaluation and
review process required by City procedures contributes to the cost of
housing in that holding costs incurred by developers are ultimately
manifested in the unit's selling price.
State law establishes maximum time limits for project approvals and
City policies provide for the minimum processing time necessary to
comply with legal requirements and review procedures.
The Community Development Department serves as the coordinating
agency to process development applications for the approval of other
in-house departments such as Fire, Police, Public Works/Engineering,
and Community Services. All projects arc processed through plan
review in the order of submission. The City has eliminated the
potential increase in financing costs caused by a delay in permit
processing by assigning priority to the plan review and permit issuance
for low-income housing projects. If a complete application is
submitted, plans are simultaneously reviewed by all Desig-n Review
Committee members and plan checking departments. This process
provides for a "one-stop" processing system which is required by State
law. Additionally, for projects of significant benefit to the low-income
community, such costs can be waived by the City Council or the use of
redevelopment set-aside funds can further reduce or eliminate these
costs to the developer of low-income projects.
Workload: Another governmental constraint is the number of staff
and amount ofstafftime available for processing development projects.
Since the workload is determined by outside and uncontrolled forces
(economy and market for housing and availability of general fund
revenue), a shortage of staff time may occur which could lead to
increased processing time for development projects.
HOUSING OPPORTUNITIES
Future residential development in the City of Tustin will take place
primarily in Tustin Ranch, a 1,750-acre specific plan area. The East
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
30 SEPTEMBER 2000
Tustin Specific Plan would accommodate up to 9,178 dwelling units
comprising more than one-third of the City's total residential land
inventory. Smaller recycling and infill housing projects throughout the
City will also contribute to the City's future housing stock. An
important new housing opportunity will be provided in Old Town
Tustin where residential uses will be permitted subject to City Council
approval on a site by site basis.
hou~i/i} and accb~/unodafion~· for' Me' hornele~;S. ' .........
Table H-3 shows the existing and potential dwelling units under each
General Plan land use category, as well as the potential net increase
within each category. Based on the City's Land Use Plan, Tustin has
a residential holding capacity of approximately ~ 29,623 dwelling
units, providing for a potential increase of Y73-7-0 6,809 units over the
January 1, 1996 total of 3x)78-78 22,814 units. The Land Use Plan
provides for a mix of unit types and densities, including low density
single-family homes, medium density townhomes, higher density
apartments, and mixed-use projects which allow for combined office
and residential uses.
Approximately 90 48 percent of the Y-;-3q0 6,8.09 potential new units in
Tustin will be built under the Planned Commu, ni..ty~ Residential
categories on vacant land in the East Tustin area and an:add~fi~ohai 45
... ,~ .. ;.~-~r,~?.~ .,-~, ..... ,...~ ,_, ': ,...,~' ;'~:.~ · .-.~',, .~%"~:'-~'~,.: ;'~".%' ".'." · , · ' ~' . .
l~ercent?~ll be ex~stmggf pg~t~.n., ta'.a!., nee umts w~thm the MCAS Tustm
Specffic Plan area:'*' F~ve Eqght-percent of the umts will be provided
through recycling of existing lower density uses and another two
percent will be built as infill units throughout the City.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
31 SEPTEMBER 2000
TABLE 11-3
RESIDENTIAl., DEVELOPMENT POTENTIAL UNI)ER
LAND USE PLAN
(2) Potential
Gross Potential DUs/ Maximum
( I ) Gross Potential Acres DUs/ Vacant & General
Land Use Existing Acres DUs/ Under- Under- Undo'r- Plan
Category DUs Vacant Vacant Utilized Utilized Utilized Buildout
Low Density
Residenlial ( 1-7 du:ac) 2,844 18.5 85 0 0 85 2,929
Medium Density
Residential (8-15 du ac) -,Lo, ,,,., 1.0 10 A,-, ~ :300 ~ 1.078
371 6.6 49 59 430
H~gh Density o,
Residential (15-25 du'ac) ~,';,345 3.2 55 27.7 256 311 .....
10,049 10,360
Mobile Home Park
( I - 10 du 'ac) 4-28 0 0 (I 0 0 4-2-8
702 702
MCAS Tustin Specific 985 (4) 380.1 3,064 .... 3.064 4,049
Plan
PC I.ow Density 2.236 486:0 4-;44-2 0 0
Residential 1,793 366.3 1,314 (6) 1,314 3,107
PC Medium Density. 44~ ~ ~ 0 0 o,.,,,, .......... .,.,,,,.,
Residential 2,779 96.2 911 (6) 911 3,690
PC High Densit) .... ?, ~ ~ 0 0 I
Residential 3,291 76.54 1,065 (6) 1,065 4,356
TOTAL ..... 94-2r5- ....... ,,o.,. r'~56 7.370
22,814 941.8 6,504 34.3 305 6,809 29,623
SOUFCe[
(2)
(3)
(4)
(6)
Tustin General Plan I.and Use Element - Existing Land Use Map and I.and Use Policy Map, 1997.
Number of existing housing units in the City of Tustin as ofgrprht;q99~. Janumy I, 1996. 'l'hi
............................ DUs d~selling units
Potential dwelling units on under-utilized parcels represent net increases over existing units on site.
291 dwelling units with in the 11 igh Density Residential categor5' are assumed for the Old Town Commercial
The McA~;'a;ii.;itin's~di~:iii;:'/,iai 'at~ v~i~ m'"°iai of'ai/iin'g units"and r~pi'"'~t'_~itl!.' th&.~
amber of newl~" con'sthict~ units ................................................
For nuru°.~/~i'0f ~stablishin ~ densitY, th~ ms acreage is ~nvened ~ ~et acCeate through a gt:n er:id reductiofi
of th~: mss adh:a~e by 20% to account for the land area devouxl lo roadways.
All ofthese:n6tential d~,ellin~ units a~ in East Tustim Usin~ thd densities (dW~n-~'U~i~;'~'~i
Tat)Id LU-2]fdi East Tii~rin fLo~;'=, 4.485. MMitim';- 11.834~ l-liala = 17.39~ the total numb~ of ~°tdniial
and e. xistifi*'di,Y~in,,~fffiits &uais 8.8O5 units which ekee~Is, th¢.mmimum de~'el, ol~t
Tustin of 8,0. 5.8.i.U,ii .ta..(as-of jafi.ua~' 1, ) 996)."
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
32 SEPTEMBER 2000
According to the Regional Housing Needs Assessment (RHNA), the City of
'Fustin had a housing need of 2,085 units during the five-year period between
July, 1989 and July, 1994, to be distributed among the following income
groups illustrated in Table H-4.
TABLE H-4
TUSTIN FUTURE HOUSING UNIT NEEDS
BY INCOME GROUP
1989 - 1994
Income Level Units
Very Low Income 390
Low Income 488
Moderate Income 484
Upper Income 724
TOTAL 2,085
Source: SCAG Regional }lousing Needs Assessment, 1988.
According to the State Department of Housing and Community Development,
housing built at densities of 18 units or more per acre is generally considered
in non-coastal areas, such as Tustin, to be affordable to Iow income
households, with housing built at densities of 25 units or more per acre
generally considered to be affordable to very Iow income households.
While the City's Land Use Plan provides more than adequate land capacity to
fulfill these needs, current development costs in Tustin may preclude thc
private housing market from providing affordability for Iow and very low
income households without subsidies. The City and Redevelopment Agency
will further assist in the development of affordable housing through programs
set forth in the Housing Element, including the East Tustin Affordable
Housing Program, density bonus, rental assistance, and effective utilization of
its 20 percent set-aside fund.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
33
HOUSING ELEMENT
SEPTEMBER 2000
HOUSING ELEMENT GOALS AND POLICIES
This section ofthe Housing Element contains the goals and policies the City intends
to implement to address a number of important housing-related issues. The following
five major issue areas are addressed by the goals and policies ofthe Housing Element:
1) ensure that a broad range of housing types are provided to meet the needs of both
existing and future residents; 2) provide equal housing opportunities for all City
residents; 3) ensure a reasonable balance between rental and owner occupied housing;
4) preserve existing housing and neighborhoods; and 5) ensure housing is sensitive
to the existing natural and built environment.
HOUSING SUPPLY/HOUSING OPPORTUNITIES
Tustin is and will continue to be home to persons requiring a variety
of housing options. At different stages in their lives, people require
different housing arrangements. Additionally, thc City must respond
to the housing needs of all economic segments of community and
ensure that housing discrimination does not serve as a barrier to
housing in Tustin. It is also important that the City maintain a balance
of housing types and that the City's housing stock is not overly skewed
towards the provision of one type of housing. Finally, the continuing
need for low income housing in the region requires the City attempt to
preserve low income housing units that are at risk of converting to
other uses.
GOAL 1: Provide an adequate supply of housing to meet the
City's need for a variety of housing D'pes to meet the diverse
socio-economic needs of all community residents.
Policy 1.1: Promote the construction of additional dwelling units to
accommodate Tustin's share of regional housing needs identified by
the Southem California Association of Governments (SCAG), in
accordance with adopted land use policies.
Policy 1.2: Provide for new affordable housing opportunities through
acquisition and rehabilitation.
CI'D' OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
34
HOUSING ELEMENT
SEPTEMBER 2000
Policy 1.3: Preserve affordable housing units in the City, v,'herevcr
possible, through actions such as the maintenance ora mobile home
park zone, restrictions on R-3 zone uses, facilitating resident access to
funding sources for Iow income housing, and preservation of assisted
housing.
Policy 1.4: Promote the dispersion and integration ofhousing for low-
and very-low income families throughout the community as opposed
to within any particular geographic area or neighborhood.
Policy 1.5: Encourage the County of Orange to exercise its
responsibilities for housing accommodations for low- and very-low
income families within its jurisdiction in Tustin's sphere of influence.
Policy 1.6: Utilize the acquisition authority of the Redevelopment
Agency, where feasible, to assist in creating opportunities which will
expand opportunities to permit development of housing in the
community.
Policy 1.7: Allow second (attached/detached) units in single- and
multi-family districts subject to land use policy and any criteria of the
zoning ordinance.
Policy 1.8: Achieve a housing market that recognizes housing as
shelter and not merely as speculative investment so as to deter rapid
turnover and deterioration which results from speculation.
Policy 1.9: Utilize Planned Community Districts and Specific Plans
to authorize and promote a variety of lot sizes and housing types
within subdivisions.
Policy 1.10: Promote cluster housing within the land use density
standards of the General Plan for the purpose of reducing the cost of
housing construction.
Policy 1.11: Encourage the availability of affordable housing for
large, low-income families.
Policy 1.12: Encourage incentives to assist in the development of
affordable housing such as 1) reducing permit processing time and
waiving or reducing applicable permit fees; 2) on-site density bonuses
when appropriate; 3) tax-exempt financing; 4) flexibility in zoning or
development standards.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
35 SEPTEMBER 2000
Policy 1.13: Use tax increment housing set-aside funds of thc South
Central and Town Center Redevelopment Areas to assist in
encouraging housing opportunities within the jurisdiction of the City.
Policy 1.14: Encourage the design and occupancy of housing for
senior citizens and the disabled. Promote the construction or
rehabilitation and adaption of dwelling units accessible to seniors or
the disabled.
Policy 1.15: Promote, assist, and.. facilitate the~ dev.e.!gpm.ent of
and t~,~,~,,.,,t ~,~, ~, ~ transmonal housing at MCAS Tustin
emergency ........ -' ..... ~- -' ..... ' '
as may be identified in the MCAS Tustin retise planning process and
through continued support of the County Homeless Assistance
Program and other programs in adjacent cities.
Policy 1.16: Encourage the provision of grants, donations, and
technical assistance to various organizations and agencies who provide
assistance to persons with special needs such as the homeless,
handicapped, iow-income, and elderly persons.
Policy 1.17: Participate in federal and state housing assistance and
rehabilitation programs aimed at assisting households in need.
Policy 1.18: Utilize design and siting criteria in evaluating projects to
ensure compatibility with surrounding developments, while t~ing into
consideration ways to minimize housing costs.
Policy 1.19: Develop incentives to encourage non-profit and other
for-profit private sector interests to use available federal and state
programs for new or rehabilitated affordable housing.
Policy 1.20: Support state-enabling legislation for employers to
contribute to the cost of housing for their employees.
GOAL 2: Ensure equal housing opportunities for all existing and
future Cit3.' residents regardless of race, religion, ethnicity, sex,
age, marital status or household composition.
Policy 2.1: Promote equal opportunity housing programs within the
community.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
36 SEPTEMBER 2000
Policy 2.2: Provide active support and participation with the Orange
County Fair I-lousing Board to provide fair housing opportunities.
Policy 2.3: Support the South County Senior Services Homesharing
Program to match elderly and low and moderate income individuals
who want to share housing costs in a joint living arrangement.
Policy 2.4: Support public and private efforts to eliminate all forms
of illegal discrimination in housing.
Policy 2.5: Reduce the isolation of income and ethnic/racial grouping
in the City through promotion of citizen interaction and encourage
provision of expanded economic opportunities.
Policy 2.6: Minimize displacement o flower income and special needs
households, whenever possible and, where necessary, to ensure that
displacement is carried out in an equitable manner.
GOAL 3: Increase the percentage of ownership housing to ensure
a reasonable balance of rental and owner-occupied housing within
the Cit3'.
Policy 3.1: Encourage new housing construction for home-ownership
in a mixture of price ranges.
Policy 3.2: The Redevelopment Agency shall explore provision of
favorable home purchasing options to low- and moderate-income
households, such as interest rate write-downs, downpayment
assistance, mortgage credits, and mortgage revenue bond financing.
Policy 3.3: Encourage alternative forms ofhomeownership, such as
shared equity ownership and limited equity cooperatives.
GOAL 4: Preserve the existing supply of affordable housing in
the Cil3'.
Policy 4.1: Continue to use Federal and State housing subsidies
available for low-income families.
Policy 4.2: Identify on an ongoing basis all federal, state and local
funds available to preserve and/or replace lower income units at risk
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
37 SEPTEMBER 2000
of converting to non lower income housing, including redevelopment
tax increment funds.
Policy 4.3: Assist non-profit organizations in securing the resources
necessary to preserve and/or replace lower income units at risk of
converting to non lower income housing.
Policy 4.4: Consider incentives to non-profit housing and for-profit
private sector interests to purchase and/or maintain lower income units
at risk of converting to non lower income housing.
MAINTENANCE AND CONSERVATION
Maintenance and preservation of a City's housing stock serves many
ends. It prevents unhealthy living conditions and also eliminates the
need for more costly housing rehabilitation later on. Housing
preservation and maintenance also helps prevent neighborhood
deterioration and encourage community pride. The City enforces
codes and provides incentives to promote maintenance and
conservation.
GOAL 5: Conserve maintain, rehabilitate and/or replace existing
housing in neighborhoods which are safe, healthful and attractive,
in accordance with adopted Land Use Policy. Improve the
residential character of the City. with an emphasis on revitalizing
neighborhoods showing signs of deterioration. Promote
conservation of the City's sound housing stock, rehabilitation of
deteriorated units where they may exist Cit?'-wide, and
elimination of dilapidated units which endanger the health, safet3'
and well-being of occupants.
Policy 5.1: Through available financial incentives, encourage owners
of rental housing units which are determined to be substandard, in
need ofrepair and a hazard to the health and safety of the occupants to
remove and replace or rehabilitate the structures.
Policy 5.2: Advertise and promote the availability of funds for the
rehabilitation of single-family dwellings, mobile homes and
apartments.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
38
HOUSING ELEMENT
SEPTEMBER 2000
Policy 5.3: Periodically evaluate housing conditions in the City and,
when appropriate, seek an increase in State and federal rehabilitation
funds to address any increase in deteriorated housing conditions.
Policy 5.4: Continue to enforce health, safety, and zoning codes to
eliminate conditions which are detrimental to the health, safety and
general welfare of residents.
Policy 5.5: Preserve historic and architecturally-significant residential
properties.
ENVIRONMENTAL SENSITIVITY
Housing design and land use patterns can have substantial impacts on
the natural as well as the built environment. City policies and
programs seek to minimize negative environmental impacts.
GOAL 6: Ensure that new housing is sensitive to the existing
natural and built environment.
Policy 6.1: Attempt to locate new housing facilities in proximity to
sen'ices and employment centers thereby enabling walking or
bicycling to places of employment.
Policy 6.2: Promote energy conservation measures in the design of
new housing units and the redevelopment of older housing units.
Policy 6.3: Require design review of lot placement in subdivisions to
maximize passive solar energy and solar
aCCCSS.
RELATED GOALS AND POLICIES
The goals and policies described in the Housing Element are related
to and support subjects included within other General Plan elements.
In turn, many goals and policies from the other elements directly or
indirectly support the goals and policies of the Housing Element.
These supporting goals and policies are identified in Table H-5.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
39
HOUSING ELEMENT
SEPTEMBER 2000
TABLE !1-5
liOUSING RELATED
GOAI.S AND POLICIES BY ELEMENT
RELATED GOALS AND POLICIES BY ELEMENT
I Iousing Land Conservation\ Public Growth
Issue Area Use Housin[l Circulation Open Space Safety Noise Mana[lement
I lousing .1.8, 10.2
Opponunities 13.3,
13.4,
13.10
Maintenance 1.1,4.6, 1.7, 2.2
and 5.8, 6.4,
Prese~'ation 6.6
Affordable
I lousing
Support
Service, Fair
Housin~
Environmental 3.6,9.6, 2.12,3.1,4.1 4.12 1.11,
Sensitivily 9.7, 9.8, I. 12
13.1
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
40 SEPTEMBER 2000
HOUSING ELEMENT IMPLEMENTATION PROGRAM
The Housing Element Implementation Program provides specific actions the City
intends to undertake to achieve the goals and policies of the Element. This section
describes the City's past performances, identifies quantified Five-Year objectives,
available financial resources and provides a list of specific programs the City intends
to pursue. Housing programs include both those currently in operation in the City and
new programs added to address unmet housing needs. A description ofeach program
is provided, along with the program funding source, responsible agency, and time
frame for implementation.
REVIEW OF PAST PERFOILMANCE
This section will outline the progress, effectiveness, and appro-
priateness of the 1984 Housing Element affordable housing
development objectives.
State law establishes a five-year cycle regulating housing clement
updates. In compliance with the SCAG cycle, the Tustin Housing
Element was updated in 1989 at which time it was found to be in
compliance with State law, and will be updated again in 1994. The
City of Tustin is currently undertaking a comprehensive General Plan
update, and the Housing Element is being updated now to ensure
consistency with other General Plan Elements, as well as to address
recent changes in State law. However, in order to keep the element on
track with the SCAG five year cycle, certain parts of this element are
referenced against that five year planning cycle. For this reason,
discussion relating to past accomplishments refers to accomplishment
during the 1984-1989 planning period and the quantified objectives in
the element are objectives sought to be achieved over the 1989 through
1994 planning period.
Review of 1983-1988 Objectives
The SCAG Regional Housing Allocation Model indicated a new
construction need in Tustin by 1988 of 2,952 units, of which 506 units
were for very low income households, 633 for low income, 727 for
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
41
HOUSING ELEMENT
SEPTEMBER 2000
moderate income and 1,086 upper income. The City, however, in the
1984 Housing Element, identified specific objectives they felt could be
met based on available private and public funding resources. The
following objectives set forth in Table H-6 were the projected numbers
and type of units to be constructed within the time frame of the 1984
Housing Element.
TABLE !t-6
1984-1989 ItOUSING PRODUCTION GOALS
Very
Low Low Moderate Total
New Construction
East Tustin Subdivision -- 100 500 600
Senior Citizen lfousing 10 50 50 110
(special needs)
Granny Flats'Second Units 5 10 -- 15
Apartments (in-fill and 20 55 150 225
Redevelopment Projects)
Apartments (integration within -- 150 -- 150
sphere of influence - outside
Tustin)
TOTAL UNITS 35 365 700 1,100
Maintenance and Rehabilitation ...... 50
Conversion of A ffordabilit7 ...... 780
The following discussion will outline the progress, effectiveness and
appropriateness of 1984 Housing Element Objectives.
East Tustin
The East Tustin Ranch Area had set out projections of 100 new units
for low-income residents, and 500 new units for moderate-income
residents, for a total of 600 units. As of January 1, 1989, 69 units for
low-income residents were achieved. The remaining units held for
low-income and moderate income persons were under construction
during preparation of the 1989 Housing Element and will be completed
bythe end of 1989. These numbers fell short of the 1984 objectives of
100 low and 500 moderate-income housing units due to delays in the
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
42 SEPTEMBER 2000
start of construction by thc property owner and the economy for
property loans. This schedulc is anticipated to be back on track and all
anticipated units will be constructed in thc 1989-1994 planning period.
By the time thc East Tustin Ranch project is completed, thc amount of
projected low- and modcrate-income units is projected to exceed the
original figures in thc 1984 element as follows: 169 low-income units
and 500 moderate-income units.
Senior Citizen ltousing Needs
As of 1989, staff has calculated the following units available for
seniors:
1. 67 Section 8 (Existing l-{ousing Certificates) for very iow-income;
2. 20 units of(Senior Apartments at 17442 Mitchell Avenue); 15 units
for low-income (Tustin Royale 1682 Bryan Avenue);
3. Unknown number ofeldcrly residing at Orange Gardens Apartments
Complex;
4. 16 units for Iow-income seniors (530 "C" Street--Tustin Courts).
The number of units available for moderate-income seniors is
unknown. Because of the availability of apartments and mobile homes
in the City, hundreds of units in the City are available for senior
citizens at moderate rents. However, the total number of new units
provided in the 1984-89 planning period was 51 units.
What wc have learned from this cxperience is that the City needs to
incorporate a monitoring system that would track available housing
types and costs for senior housing that might suit the needs of seniors.
Reasons for not meeting the 1984 objectives for senior housing of 110
units (only 51 known units provided in the 1984-1989 period) can be
attributed to several factors. One of these is the economy and the
interest rates for housing and construction loans. Typically the housing
market slows during these periods and such a slow down occurred from
1982-1985. Secondly, while the City continues to provide services and
programs, there has been a general lack of participation fi'om the
development community resulting in a lack of interest to provide such
units.
CITY OF TUSTrN
DRAFT GENERAL PLAN AMENDMENT
43
HOUSING ELEMENT
SEPTEMBER 2000
Granny Flats and Second Units
According to City records, two (2) Granny Flats were constructed and
six (6) second units were constructed during the 1984-89 review
period. These figures fell short of the anticipated 15 units. There was
an assumption that Granny Flats would be a very popular method of
suppl>ring additional housing for very low- and low-income persons
(especially seniors). The Tustin Zoning Code also allows second
single-family units with a conditional use permit and second units with
no kitchens (guest rooms). Unfortunately, despite incentives provided
by the City, this housing type has proven not to be popular method of
supplying additional housing.
What we have learned from this type of program is that it is difficult to
monitor because the units are on private property and there is no
guarantee ofwhether these types of units are housing units for relatives
or rental units. Even ifa monitoring program were initiated, it would
take a great deal of cooperation on the part of these private
homeowners to agree in advance or over time to hold units for lower
income indMduals, lfthcy choose not to cooperate, the City would be
legally unable to force compliance.
While the program has been popularly recognized by the residential
property owners, the costs of construction and the 1982-1985 economic
slow down may have deterred owners from participating. The City
regulations on providing such units were designed to be flexible
enough to accommodate existing lot configurations and yet ensure
compatibility of design. Although such units require a Use Permit for
approval, the fees could be waived for projects where the owner agrees
to hold the unit for low income use. In the future, the City will
encourage such projects and attempt to ensure maintenance of
affordable units through use of CC&R's which guarantee affordability
of the unit in perpetuity.
Apartments (In-Fill Units and Redevelopment Projects)
Review of City records indicates 13 apartment projects with a total of
1,078 apartment units were constructed in Tustin during the 1984-1989
time period. Eight of these projects were developed within
redevelopment project areas. Over ten percent, or 174 units, developed
during this period were rent restricted to lower income households. In
addition, over 150 very low income households were receiving Section
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
SEPTEMBER 2000
8 rent certificates or vouchers during this period. These figures
indicate the City well exceeded its goals for construction of 20 very
Iow, 55 low, and 150 moderate income apartment units.
Apartments (Integration Within Sphere of Influence)
The City's goal for the unincorporated area of Orange County within
Tustin's sphere of influence was a very unrealistic goal for the
following reasons: 1) The City of Tustin has no land use jurisdiction
over the unincorporated areas; 2) The County of Orange has its own
goals and objectives; 3) The County of Orange adopted a North Tustin
Specific Plan which requires that all single-family land uses remain at
a very-low-density with parcels that front on Newport to be garden
office. Very few multi-family (apartment) units are located in that area.
Recognizing what we believe to be obvious exclusionary policies in
this County area, North Tustin, the City has previously requested that
a portion of our fair share "affordable housing" distribution be
reallocated to the portion of County area within our sphere of
influence.
Annexations of unincorporated County territory are regulated by State
Law (Knox-Cortese Act) which specifies that pre-annexation zoning
agreements may be formulated. Based on the City's conversations with
major resident representatives in potential annexation areas, there may
not be support for a large annex3,tion of the City's Sphere of Influence
without such an agreement. This could severely limit the City of
Tustin's ability to pre-zone potential annexation areas to higher
intensity land uses so that more residential or commercial land uses
could be built, particularly with this being the major agreement fueling
residents in opposition to annexation. Based upon the existing land
uses and zoning in the northern County areas (North Tustin) it is
legally impossible to identify programs which would intensify land
uses to promote affordable housing. Such changes must be
accomplished by the County prior to annexation. Also, most of this
area was only built out to low-density single-family uses in the last 10-
20 years with only small vacant, remnant parcels remaining.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
Maintenance and Rehabilitation of Existing Units
According to City records and information supplied by the County of
Orange Home Improvement Program, the following number of units
HOUSING ELEMENT
45 SEPTEMBER 2000
were rehabilitated between 1984-1989 in the City of Tustin utilizing
Community Development Block Grant (CDBG) Funds:
18 Owner-occupied homes
31 Mobile Homes
5 Secured barns
76 Rental rehabilitations
130 Total
The City first began receiving CDBG rehabilitation funds in 1983 and
by 1984 was attempting to project the success of this program. The
success of the rehabilitation pro,,m'am has been largely in the rental
rehabilitation and mobile home categories. What we have learned from
this program is that there is a real need in the city for such rehabil-
itation programs. In the future, thc City should attempt to expand the
program by requesting larger grants for these housing sen'ices.
However, since the program is administered by the County and funded
with Federal grants, the City is unsure as to the future availability of
funding and has therefore projected conservatively over the next
program period. Tustin will, however, become an entitlement
jurisdiction in Fiscal Year 93/94, and receive CDBG funds directly
from HUD. ttUD has not as yet provided the City with funding
projections, but it is likely the City will receive an increase in current
funding levels, thereby providing for expansion for rehabilitation
program activities.
Current Housing Program Achievements and Recent Actions
In addition to a review of performance in achieving 1983-84 objectives,
the City has taken a number of actions to further the provision of
housing and improve the City's existing housing stock. Many of these
actions are described below.
Provision of Adequate Sites: As described in the section on Housing
Opportunities, adequate sites have been designated in the General Plan
at a wi~21ariety of densities which would permit the construction of
--7;,-3--70.6.,.8..0...9 additional units. A large part of this capacity was made
available by annexation in the early 80s and adoption ofthe East Tustin
Specific Plan in 1986. The East Tustin Specific Plan authorizes
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
46 SEPTEMBER 2000
development ora total of ~,950 8,805 dwelling units; over two-thirds
ofthese units have received approvals, ofwhich one-quarter have been
built.
Mixed-Use Zoning and Design Flexibility: The City has adopted
Planned Community Districts and Specific Plans which authorize and
encourage mixed-use developments and provide for flexibility and
innovative approaches in design. In this regard, the remaining 5,943
units in the East Tustin Specific Plan area have yet to be built. The use
of the Planned Community zoning, especially in East Tustin, has
resulted in use of zero-lot line configurations and clustered
developments which help to reduce development costs and make
housing more affordable.
Equity-Sharing: An equity-sharing ownership program has been
approved and is operating at the Rancho San Juan condominium
conversion located on Red Hill Avenue at San Juan.
Secondar?, Residential Units: The Zoning Ordinance has been
amended to authorize granny flats in the E-4 Estate Residential District
and secondary residential dwelling units in the R-1 Single-family
Residential District which are subject to a use permit.
Condominium Conversion: The City has adopted a condominium
conversion ordinance requiring developers converting apartments to
condominiums to process a use permit, provide relocation assistance,
and/or to provide incentives and assistance for purchase of the units by
lower-income households.
Enforcement of Building and Housing Codes: The enforcement of'
building and housing codes is an on-going process with notification to
taxing agencies upon failure to gain code compliance from the property
owner. A minimum of 300 resolved building-related cases are
currently resolved per year.
Pre-Application Conferences: The Community Development
Department has established procedures for pre-application conferences
and processing procedures to expedite permit processing. All
applications for new construction benefit from this service.
Fair Housing: The Orange County Fair Housing Council provides
services to the City of Tustin to assure equal housing opportunities
within the City. Complaints are referred to the Orange County Agency.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
47
HOUSING ELEMENT
SEPTEMBER 2000
As with lenant protection services, the resolution of fair housing
disputes are processed by the County Agency.
Shared-ltousing: A shared-housing program is available designed for
individuals seeking an alternative to their living arrangement by
sharing space with another. The program is funded in part by the
Feedback Foundation, Inc. as part of TLC (Transportation Lunch and
Counseling) and the Orange County Housing Authority. The City of
Tustin provides support for the program at the Tustin Senior Center.
Provisions for Mobile Homes: There are seven (7) mobile home
parks within the City limits. Mobile homes or manufactured homes on
individual lots are subject to a use permit. The City has adopted a
mobile home park zone that establishes density and development
standards which allow for travel trailer parks at 15 units per acre and
mobile home parks at 10 per acre (excluding public streets). As of
April, 1992, the City has a total of 427 mobile homes.
Housing Authority: The City contracts with the Orange County
Housing Authority for the development and operation of federally
assisted low and moderate income housing programs.
Permit Processing and Coordination: The processing of permits for
low and moderate income housing is fast-tracked with low and
moderate income housing permits being given priority over other
permit applications.
The Community Development Department is the central clearinghouse
and indMduals are assigned the responsibility for expediting
development permits required from various departments and agencies.
Article 34 Election: A referendum election was conducted in June,
1980, which authorized public housing for senior and lower income
households in Tustin, subject to certain conditions.
HCDA Funds: Residents ofthe City are beneficiaries of HCDA Block
Grants administered by the County of Orange. Funding for such
projects varies from year to year. Under current contract which is
effective until 1991, a minimum of $100,000 in funds are annually
anticipated.
Rental Assistance: Elderly, low and very Iow income residents of the
City are eligible to apply for Section 8 rental assistance certificates and
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
48
HOUSING ELEMENT
SEPTEMBER 2000
voucher certificate program assistance funds allocated through thc
Orange County Housing Authority. The total amount allocalcd to each
household varies based on rental rates, household size and income.
Maintaining existing and establishing new certificates depends on
Federal funds.
State Home-Ownership Assistance: The state program in
homeownership assistance has been used for first-time home buyers.
This program is administered by the County Administrative Office.
Tax Increment Financing: The South/Central and Town Center
Redevelopment Projects provide for a 20% set-aside of tax increments
to assist in providing housing accommodations for low-income
families. Housing projects for low-income units proposed in these
areas may apply for financial assistance through the agency for these
set-aside funds.
Affordable Senior Housing Project: Twenty units of affordable
housing for Seniors are located at 17142 Mitchell Avenue. This
affordable project was approved with a density bonus and reduced
parking requirements.
Senior Citizen Board and Care Facility: A senior citizen board and
care facility is in operation at 1282 BD'an Avenue. This project was
funded with Industrial Development Bond money for 85 units of which
15 are reserved for low- to moderate-income persons.
Energy Conservation: All new construction is subject to the state
energy conservation requirements (Title 24) as a condition for the
issuance of a building permit. All new units are subject to these
requirements. In addition, the City requires common facilities in the
East Tustin Area to be pre-wired for passive solar installations.
Housing for the Handicapped: New multi-family housing units and
apartment conversions to condominiums are required to comply with
State specifications for accommodation of the handicapped.
IDENTIFICATION OF AFFORDABLE HOUSING RESOURCES
The City has prepared a Comprehensive Report identifying and
describing all funding programs available to the City of Tustin and
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
49
HOUSING ELEMENT
SEPTEMBER 2000
Tustin Redevelopment Agency to assist in the meeting of the Cit.Vs
housing needs. Included in the report are descriptions ora wide variety
of major housing assistance programs available from federal and state
agencies and private lending institutions. The report emphasizes
family income targeted by each program and eligible programs.
The City has also projected annual CDBG, HOME, and
Redevelopment Agency Housing Set-Aside fund revenues to the City
and Redevelopment Agency of Tustin over a five year time frame.
These projections indicate that Tustin will have available
approximately S3.5 million in housing funds from these three sources
through July 1, 1994.
Identification of Resources for Preservation of At Risk Units
This section discusses two types of resources available for presen'ing
at risk units: a) financial resources potentially available to purchase or
supplement existing units, or to build replacement housing, and b)
entities with the interest and ability to purchase and/or manage units at
risk.
Financing/Subsidy Resources: There are a variety of potential
funding sources for potential acquisition, subsidization or replacement
of units at risk. Due to both the high costs of developing and
preserving housing and limitations on both the amount and uses of
funds, a variety of funding sources may be required.
HUD bun&: Subject to appropriations, HUD will provide most - and
in some cases all - of the financial incentives necessary for acquisition
of federally subsidized, at-risk projects by non-profit organizations,
tenants, and local governments. These incentives include the
following:
Project-based Section 8 contracts, with HUD-subsidized rents set at
levels high enough to provide an eight percent return to owners who
retain the project or to cover debt sen, ice on an acquisition loan for
new purchasers;
Grants to non-profit buyers that would fill any gap between fair
market rent or local market rent (whichever is higher) and allowable
rents; and
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
50 SEPTEMBER 2000
Mortgage insurance both for equity take-out loans and acquisition
loans. Insured equity take-out loans are limited to 70 percent of
equity, while acquisition loans are available at 95 percent of equity.
Redevelopment Set-Aside: State law requires redevelopment agencies
to set aside at least 20 percent of tax increment revenues for increasing
and improving the community's supply of Iow and moderate income
housing, unless certain exceptions apply. The Tustin set aside fund
currently has a projected 1992-1993 unencumbered balance of
approximately $1.8 million from the South Central Project Area.
Projections through fiscal year 1998/99 indicate an estimated $12.2
million in set-aside funds in the Town Center and South Central
Project Areas combined. The City is in the process of studying how
best to use those funds to increase housing opportunities. It is
anticipated that some of this money may go to the provision of low
interest loans and could be used to provide financial incentives for at-
risk projects where federal assistance is insufficient.
CDBG Funds: Through the Community Development Block Grant
(CDBG) program, HUD provides funds to local governments for
funding a wide range of community development activities. CDBG
funds are subject to certain restrictions and can not be used for new
construction of housing but can be used for rehabilitation and
acqus ono exs n ousng. ,u~,,,,~,.~,.~,.,,..,~u,,u~m~au,,,,,,,~t~,~d
~, o~,~ ,~, ,,~,,~,,,~ progranas. Tustin became an entitlement
jurisdiction in Fiscal Year 1993/94 and administer CDBG funds
di tly p d ' - ~''--~:'--'
Housing Authority Reserves: Another potential source of funding are
the reserves of housing authorities. The Orange County Housing
Authority currently has roughly S8.5 million to use to provide housing
opportunities for low and moderate income households throughout the
County. This money is subject to some restrictions and priority is
given to projects which provide for the leverage and recycling of funds.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
51
HOUSING ELEMENT
SEPTEMBER 2000
GeneraIRevenues: The City does not currently fund housing programs
out of general revenue funds and does not have any general revenue
funds set aside for housing.
Orange County aIffordable Housing Clearinghouse: The Clearinghouse
is a consortium of lending institutions and community groups focused
on providing funds for affordable housing through team lending.
Sixteen lending institutions are currently members of the coalition.
Because the coalition is new, it does not yet have a track record in the
community. However the financial assets and expertise of coalition
members indicate that this should be a significant source of low-
income housing funds in Orange County. A representative of the
Clearinghouse indicated that the Clearinghouse would be very
interested in participating in the finm~cing of "at risk" projects in
Tustin.
Administrative Resources: According to the State Department of
Housing and Community Development, three nonprofit agencies in
Orange County have expressed interest in purchasing and or managing
at risk or replacement units in the Tustin area.
77~e Orange Count3., Community Housing Corporation (OCCI1C):
OCCHC is the oldest and largest nonprofit affordable housing
developer in Orange County. With assets exceeding $6.6 million,
OCCHC has been involved in 14 developments throughout Orange
County. OCCHC participates in the management as well as the
development of low income housing and may have interest in at risk
units in Tustin.
Civic Center Barrio Housing Corporation: Civic Center Barrio
Housing Corporation also has considerable experience in and resources
for the development and or management of low income housing and
has also expressed interest in at risk units in Tustin. Barrio Housing
owns and operates over 130 housing units in Orange County and San
Diego County and has been involved in the development of over 400
additional units. Barrio Housing has staffof3 full time employees and
has been operating in Orange County for 16 years.
Council of Orange Count)', Society of Saint Vincent De Paul: The
Society of Saint Vincent De Paul has also expressed interest in "at risk"
units in Tustin. The Society provides many social services in Orange
County such as food distribution and medical services. The Society is
also in the process of developing a congregate housing project in
Orange County and plans to continue to expand its housing operations.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
52
HOUSING ELEMENT
SEPTEMBER 2000
Including the value of donalcd time and goods, the Society has an
annual rex'enue of $9.8 million and employs a staffof 75 persons.
FIVE YEAR QUANTIFIED OBJECTIVES (1989-1994)
State lax,,' requires the City to accommodatc its fair sharc of thc Statc's
housing need. In doing so, the City must quantify the number of homes
that are projected to be built and conserved. The following quantified
objectives are adopted as guidelines toward meeting Tustin's housing
needs through 1994. While the Land Use Plan provides adequate sites
to fulfill needs established by the Regional Housing Needs Assessment,
construction ofnew units will depend upon the timing ofthe landowner
and developer for the submission of subdivision plans to meet market
demands. Housing subsidies will depend upon the availability of
government funds - Federal, State, and local. Redevelopment projects
are subject to the interests of private developers. The construction of
secondary units depends upon the desires of the property owners as
related to family needs for housing and economic resources. The
achievement of the housing objectives are thus dependent upon the
privale sector and other governmental agencies. The responsibility of
the City is to encourage the construction of affordable housing by
providing pro,ams and assistance to developers and to assist in its
creation by facilitating the review and approval of development
permits.
Future Housing Needs/Provision of Additional Units Pursuant to
RHNA
New Construction Objectives - Total 2085 units: 390 very low income,
484 Iow income, 487 moderate income, 724 high income.
The Regional Housing Needs Assessment figures for Tustin (as
revised) show that an additional 2,085 housing units are needed
through 1994. Of these units, 1,751, or 84%, are anticipated to be
needed to accommodate g'rowth in the number of Tustin households.
An additional 267 units are needed to adjust for the ideal vacancy
factor, and 67 units to adjust for units anticipated to be demolished, for
a total of 2,085 units.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
53
HOUSING ELEMENT
SEPTEMBER 2000
As described under thc Housing Opportunities Section, tile Tustin Land
Use Plan provides for a net increase in-ff-DffO 6,809 dwelling units
under General Plan buildout, more than adequate capacity Io fulfill the
Cily's regional housing needs.
The City has a remaining capacity for 1,376 units at densities up to 25
units per acre in the High Density Residential, and Planned Community
High Density Residential categories. The City will strive to ensure at
least 484 of these units are developed at densities of 18 units an acre in
an attempt to assist in fulfillment of low income needs, and 390 units
are developed at 25 units an acre in an attempt to assist in fulfillment
ofve .ry low income needs. The MCAS Tustin Specific Plan Area also
has the potential to support additional Medium Density (8-15 dwelling
units per acre) and Medium-High Density development (15-25
dwelling units per acre). It is intended that any MCAS Tustin Specific
Plan would also accommodate a minimum percentage of affordable
units, transitional units and opportunities for emergency housing.
However, given the current Affordability Gap in the City of Tustin, the
City and Redevelopment Agency will need to further assist in the
development of affordable housing through programs set forth in the
Housing Element, including the East Tustin Affordable Housing
Program, density bonus, rental assistance, and utilization of
Community Development Block funds and 20 percent Redevelopment
Agency Itousing set-aside funds.
As part of the East Tustin Affordable Housing Program, a total of 100
low-income units and 500 moderate income units are to be required to
be provided in the East Tustin Area.
tn addition to increased densities to provide affordability, very-low
income units are also provided through the use ofSection 8 certificates
and other Federal, State and County rental assistance programs.
It is important to note that while the quantified objectives of the RItNA
are required to be part of the Housing Element and the City will strive
to attain these objectives, Tustin cannot guarantee that these needs will
be met given its own limited financial resources and the present
Affordability Gap in the City of Tustin. Satisfaction of the City's
regional housing needs will partially depend upon cooperation of
private funding sources and the funding levels of the State, Federal, and
County programs that are used to support the needs of the very-low,
low and moderate-income persons. Additionally, outside economic
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
54
HOUSING ELEMENT
SEPTEMBER 2000
forces heavily influence the housing market. The program references
used to further the attainment of these goals are listed below.
(Programs - Existing: 1,3, 4, I 1, 15-22; New: 23-25, 28, 30-32, 35, 41-
45)
Maintenance and Rehabilitation of Existing Units
Rehabilitation Objectives- Minimum 80 units: 15 very Iow income, 19
Iow income, 19 moderate income, 27 other
Participation in the CDBG program, as administered by Orange
County, with funds available for renovation and rehabilitation of
apartments, single-family dwellings and mobile homes during the five
year period of this element should accommodate the rehabilitation of
at least 80 housing units. In addition, AgencyHousing Set-Aside funds
will be committed to assisting lower and moderate income households
in rehabilitation.
(Programs - Existing: 8, 10, 17 and 19; New: 26, 29)
Conservation of Affordable Housing
Conservation Objectives - Total 960 Units: 384 very loaf income, 576
loar income.
The means by which the City of Tustin has determined to conserve
affordable housing units includes the maintenance ofthe mobile home
park zone, restrictions on R-3 zone uses, (condominium conversion
restrictions) providing access to sources of funds for housing assistance
to low income residents and preservation of assisted housing at risk
through the 1989-1994 time frame. Some of these homes will be
removed for freeway widening by Cal Trans, however the remaining
units will stay in the MHP zone.
(Programs - Existing: 2, 5, 6, 7, 13; New: 31)
The R-3 zone has certain restrictions to conserve the number of
apartments in the City. New apartments are allowed by right in this
zone. Apartment-to-condominium conversions require a use permit
that encourages conservation of apartment uses. The construction of
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
55
HOUSING ELEMENT
SEPTEMBER 2000
new condominiums in this zone, also requires a use permit. These
requirements enable the Tustin Community Development Department
to monitor the sources of affordable housing units in the City.
(Programs - Existing: 4, 5, 6, 7; New: 31 )
In 1988, the City adopted a Cultural Resources district to facilitate
historic preservation and to conserve potentially historic residential
units. This program specifically limits rezoning of residential areas to
commercial uses by limiting lot sizes and establishing residential
oriented policies. The program also includes a Historic Survey
(completed in Mid 1989) which can be used to declare historic
landmarks which may be rehabilitated through the use of State and
Federal historic preservation funds.
(Programs - Existing: 10; New: 26, 36)
Tustin has two assisted housing projects - Orange Gardens and Tustin
Gardens - at risk of con`.'erting to non-lower income use prior to July
1999. These two projects combined provide 260 low income housing
units. If the project owners choose to convert the projects to market
rate housing, financial and administrative resources are available to
preserx, e the units as low income. The City's objective ,.,,,ill be to
preserve all 260 units through 1999 but in particular 160 units at
Orange Gardens in the 1989-1994 time frame.
(Programs - New: 40)
HOUSING PROGIL-XM S
The following identifies both existing and new housing programs to be
implemented in Tustin during the 1989-1994 period.
Ongoing Implementation Programs
A review of suggested implementation measures contained in the
General Plan Guidelines, Office of Local Government Affairs, as
revised December, 1982, reveals that the City has developed and
utilized the following programs and will continue to use them as on-
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
56 SEPTEMBER 2000
going programs for the purpose of providing assistance to Iow and
moderate income families in housing accommodations:
1. Mixed-use Zoning: Continue to utilize Planned Community
Districts and Specific Plans to authorize and encourage mixed-usc
developments.
Responsible Agency: Community Development Department, City
Council
Funding Source: None necessary
Time Frame: Ongoing.
Related Policies: 1.1, 1.9, 1.10
Expected. Results: A minimum of 5,000 units in East Tustin within
the 1989-94 planning period.
2. Mobile Homes: Continue to maintain the City's mobile home park
zone and process conditional usc permit applications as received for
manufactured homes.
Responsible Agency: Community Development Departmcnt, City
Council
Funding Source: None necessary
Time Frame: Ongoing
Related Policies: 1.1, 1.3
Expected Results: Maintain existing mobile homes.
3. Secondary. Residential Units: Continue to provide opportunities
for affordable granny flats and secondary residential dwelling units in
the Single-family Residential District lots through existing Zoning
Ordinance provisions.
Responsible Agency: Community Development Department, City
Council
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
57 SEPTEMBER 2000
Funding Source: City General Fund
'rime Frame: Ongoing.
Related Policies: 1.1, 1.7, 1.14
Expected Results: 10 units during the 1989-94 planning period.
4. Condominium Conversions: Continue to require developers
converting apartments to condominiums to process a use permit, pro-
vide relocation assistance, and/or to provide incentives and assistance
for purchase of the units by low and moderate income households.
Responsible Agency: Community Development Department, City
Council
Funding Source: City General Fund
Time Frame: Ongoing.
Related Policies: 3.1, 3.2, 3.3
Expected Results: 20 low income units conserved.
5.. Replacement Housing: The Redevelopment Agency shall replace
housing units demolished when the Agency undertakes a project
pursuant to the requirements of the California Community
Redevelopment Law. In terms ofreplacement housing for units lost as
a result of freeway widening, the City shall explore requests for
CalTrans funds for replacement housing.
Responsible Agency: Redevelopment Agency, Community
Development Department
Funding Source: Redevelopment Agency Funds, CalTrans Funds.
Time Frame: Ongoing.
Related Policies: 2.6, Goal 5
Expected Results: No current plans for demolition.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
58
HOUSING ELEMENT
SEPTEMBER 2000
6. Tenant Protection: The protection o£tenant rights is incorporatcd
within State law and rent control is believed to be best controlled by
the supply and demand ofthe market place. Encourage the County to
continue its contract under the "Urban County" program for the
provision of counseling and dispute resolution services by the Fair
Housing Agency.
Responsible Agency: County, Community Development Department
Funding Source: CDBG funds
Time Frame: Ongoing.
Related Policies: 2.1,2.2, 2.4
Expected Results: A minimum of 20 existing or desired Tustin
residents assisted through 1994.
7. Deed Restrictions: Require appropriate deed restrictions to ensure
continued affordability for low or moderate income housing
constructed or rehabilitated with the assistance of any public or
Redevelopment Agency funds as may be legally required by the use of
such funds.
Responsible Agency: Community Development Dcpartment,
Redevelopment Agency, City Council
Funding Source: None necessary
Time Frame: Ongoing.
Related Policies: Goal 4
Expected Results: Restrictions imposed on 100 units by 1994.
8. Enforcement of Building and Housing Codes: Continue to
enforce building and housing codes including notification of taxing
agencies upon failure to gain code compliance fi.om the property
ox~mer.
Responsible Agency: Community Development Department
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
59 SEPTEMBER 2000
Funding Source: City General Fund, Redevelopment Agency
Time Frame: Ongoing.
Related Policies: 5.3, 5.4
Expected Results: 300 cases per year; 1,500 cases by 1994.
9. Pre-application Conferences: Continue to utilize procedures for
pre-application conferences and processing procedures to expedite
permit processing. Approximately 100 projects per year may use this
system.
Responsible Agency: Community Development Department
Funding Source: City General Fund
Time Frame: Approximately 100 cases per year, minimum 500 cases
by 1994.
Related Policies: 1.12
Expected Results: All applicants to City benefit from this service.
10. Housing Rehabilitation: Allocate available CDBG and
Redevelopment Agency funds to finance both public improvements
and rehabilitation of residential units in target areas within the City.
Responsible Agency: Community Development Department, County
of Orange, Federal Department of Housing and Urban Development.
Funding Source: CDBG and Redevelopment Agency funds.
Time Frame: Ongoing.
Related Policies: 1.2, 5.1, 5.2
Expected Results: 80 units by 1994.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
60
HOUSING ELEMENT
SEPTEMBER 2000
11. Fair llousing: In addition to the State Department of Fair
Employment and Housing, continue the provision of services by the
Orange County Fair ltousing Council to the City of Tustin to assure
equal housing opportunities within the City. Complaints are referred
to the Orange County Agency.
Responsible Agency: Orange County Fair Housing Council, County
of Orange
Funding Source: County CDBG funds
Time Frame: Ongoing.
Related Policies: 2.1,2.2, 2.4
Expected Results: Processing of all complaints received.
12. Shared-Housing: Continue to provide coordination and support
to a home sharing program funded in part by the Feedback Foundation,
Inc. as part o£ TLC (Transportation Lunch and Counseling) and the
Orange County Housing Authority.
Responsible Agency: ILC, Orange County Housing Authority, and
Community Services Department
Funding Source: County CDBG funds
Related Policies: 2.3
Expected Results: 5 cases per year or 25 cases by 1994.
Time Frame: Ongoing.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
13. Housing Authority: Contracts with the Orange County Housing
Authority where necessary for the development and operation of
federally assisted low- and moderate-income housing programs.
Responsible Agency: Orange County Housing Authority
Funding Source: HUD
Time Frame: Ongoing, depending on Federal Funding.
HOUSING ELEMENT
61 SEPTEMBER 2000
Related Policies:
Expected Results:
1.5, 1.16, 1.17
On an as-needed basis.
14. Permit Processing and Coordination: Ensure that processing of
permits for low- and moderate-income housing are fast-tracked with
Iow and moderate income housing permits being given priority over
other permit applications. Continue the services of the City's
Community Development Department as a central clearinghouse with
individuals assigned the responsibility of expediting development
permits required from various departments and agencies.
Responsible Agency: Community Development
Funding Source: None necessary
Time Frame: Ongoing.
Related Policies: 1.12
Expected Results: Prioritization o flow and moderate income projects
depends on number ofprojects processed. Processing ofapproximately
100 new cases per year and 500 cases by 1994 is anticipated
15. Rental Assistance: Encourage the availability of Section 8 rental
assistance certificates and voucher certificate program assistance funds
through the Orange County ltousing Authority. To encourage the
maintenance of existing and establishment of new certificates, support
the County's efforts to obtain continued Federal funding.
Responsible Agency: County of Orange Housing Authority
Funding Source: HUD
Time Frame: Ongoing as funding available
Related Policies: 4.1, 4.2
Expected Results:
County
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
10 new certificates by 1994; letters of support to
HOUSING ELEMENT
62 SEPTEMBER 2000
16. State llome-Ownership Assistance: Provide support for the
State Home-Ownership Assistance program used for first-time home
buyers in Tustin.
Responsible Agency: State of California and County of Orange
Funding Source: California Housing Finance Agency
Time Frame: Ongoing as funding available.
Related Policies: 3.1,3.3
Expected Results: 50 cases by 1994.
17. a'ax Increment Financing: Provide 20% housing set-aside tax
increment funds from the South Central and Town Center
Redevelopment Projects, where available, to assist in providing
housing accommodations for low and moderate income households.
Responsible Agency: Community Development
Funding Source: Redevelopment Set-Aside Fund
Time Frame: Ongoing as funding available
Related Policies: 1.6, 1.13, 3.2, 4.2
Expected Results: Assistance to 5 projects
18. Energy Conservation: Require all new construction to be subject
to State energy conservation requirements (Title 24) as a condition for
the issuance ora building permit.
Responsible Agency: Community Development Department
Funding Source: None necessary
Time Frame: Ongoing
Related Policies: 6.2
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
63 SEPTEMBER 2000
Expected Results: All new units in City in 1989-1994 planning
period.
19. Housing for the Handicapped: Require new multi-family
housing units and apartment conversions to condominiums to comply
with State specifications for accommodation of the handicapped.
Responsible Agency: Community Development Department
Funding Source: None necessary
Time Frame: Ongoing
Related Policies: 1.14
Expected Results: 25 units by 1994.
20. Affordable Senior ltousing Project and Senior Board and Care
Facility: Encourage the maintenance of twenty units of affordable
housing for Seniors located at 17142 Mitchell Avenue and a senior
citizen board and care facility in operation at 1282 Bryan Avenue,
funded with Industrial Development Bonds.
Responsible Agency: Community Development Department
Funding Source: None necessary
Time Frame: Ongoing.
Related Policies: 5.1,5.2, 5.3, 5.4
Expected Results: Maintain 20 dwelling u. nits between 1989-1994
and 20 affordable units at the board and care facility in same time
period.
21. Non-profit Shelters for Homeless Women and Children:
Encourage the continuation of the two (2) Sheepfold homes in Tustin
which provide housing facilities for homeless women and children.
These homes are located in single-family neighborhoods and provide
a much-needed service for homeless women and children.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
64
HOUSING ELEMENT
SEPTEMBER 2000
Responsible Agency: Various Non-Profit Organizations
Funding Source: Variety of funds
Time Frame: Ongoing.
Related Policies: 1.15, 1.16
Expected Results: Retain current bed counts.
22. Pre-Wiring for Passive Solar: Continue to require all common
facilities in the East Tustin Area to be pre-wired for passive solar
installations.
Responsible Agency: City ot'Tustin Building Division.
Funding Source: None necessary
Time Frame: Through complete development of East Tustin
Related Policies: 6.2, 6.3
Expected Results: Applicable to all East Tustin developments.
New and Expanded Implementation Programs
23. Housing Opportunities for All Economic Segments: Monitor the
implementation ofthe affordable housing program adopted as a part of
the East Tustin Specific Plan.
Responsible Agency: Private developers in East Tustin; Community
Development Department
Funding Source: None
Time Frame: Ongoing
Related Policies: 1.1, 1.8, 1.9, 1.10, 1.12
Expected Results: 100 low and 500 moderate income units by 1994.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
65
HOUSING ELEMENT
SEPTEMBER 2000
24. Bonding Programs: Study recent bonding authority legislation
and encourage utilization of State or County issue of these bonds. In
keeping with the community goal of encouraging owner-occupied
housing units, place special emphasis on those bonding programs that
promote homeownership, such as SB 1862, AB 3507 and Section 235
of the Housing and Urban Recovery Act of 1983. Consider those
programs, where needed, to provide for rental-occupied construction.
Responsible Agency: City of Tustin
Funding Source: State and Municipal Bonds
Time Frame: Ongoing.
Related Policies: 1.12, 3.3
Expected Results: Complete analysis of available programs and
applicability to Tustin by i 994.
25. I,and Cost Write-Downs: Utilize 20% housing set-aside funds as
subsidies (i.e., land write downs, acquisition and rehabilitation
assistance grants and loans, etc.) from the South/Central
Redevelopment Project to reduce the affordability gap for developing
new and rehabilitating existing owner and rental units for low and
moderate income households.
Responsible Agency: Redevelopment Agency
Funding Source: Redevelopment Agency Housing Set-Aside Fund
Time Frame: Ongoing and funds available
Related Policies: 1.13, 3.2
Expected Results: Preparation of a comprehensive affordable housing
strategy that identifies actual funds to be allocated for subsidy. At
minimum, it is expected that 2.5 million will be allocated for assistance
through 1994.
26. CDBG Funds for Rehabilitation: Continue to make applications
for CDBG Funds through the Urban County Program to be
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
66 SEPTEMBER 2000
administered by the Orange County Environmental Management
Agency for the rehabilitation o fsingle-family, mobile homes and multi-
family units. In Federal Fiscal Year 1993-94, the City is expected to
become an entitlement city and will be able to apply directly to HUD.
Promote the availability of these funds for rehabilitation by newspaper
articles, announcements in Tustin Today (a City publication that is
mailed to all households), spot announcements on City water bills, and
direct mailing to property owners.
Responsible Agency: City of Tustin, County of Orange
Funding Source: CDBG
Time Frame: Ongoing as program is reauthorized
Related Policies: 1.2, 5.1, 5.2, 5.3, 5.4
Expected Results: Receipt ofup to $425,000 in Grant funds by 1994.
27. Economic Integration within Sphere of Influence: Request that
the Orange County Planning Commission and the Environmental
Management Agency notice the City of Tustin of any proposed
development activities within Tustin's sphere of influence. When
suitable sites are identified, the City will request the implementation of
the State, County and City housing objectives for affordable housing
to be incorporated within the development plans.
Responsible Agency: County of Orange
Funding Source: None
Time Frame: Ongoing, as applicable to County activities.
Related Policies: 1.1, 1.4, 1.5
Expected Results: The City has no .jurisdiction over County area.
28. Senior Citizen Housing: Continue to identify sites that are
suitable for senior citizen housing projects. These sites will be
promoted for private development and applications will be made for
any available subsidy funds.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
67
HOUSING ELEMENT
SEPTEMBER 2000
Responsible Agency: City ofTustin, Redevelopment Agency
Funding Source: None necessary
Time Frame: Ongoing
Related Policies: 1.1, 1.14, 1.16
Expected Results: 25 units in the 1989-94 planning period.
29. Substandard Housing: Continue to identify substandard housing
units and those that are otherwise identified as being a threat to the
health and safety of the occupants. 'rake actions pursuant to the law to
demolish, rebuild or correct the code violations.
Responsible Agency: City of Tustin, Redevelopment Agency
Funding Source: City General Fund, Redevelopment Agency funds
Time Frame: Ongoing
Related Policies: 5.3, 5.4
Expected Results: Correct all units identified.
30. Solar Energy and Conservation: Require that Environmental
Impact Reports and subdivision plans address energy conservation
measures and solar access. Include, as necessary, mitigating measures
to ensure that developers implement the requirements of Title 24.
Responsible Agency: City of Tustin
Funding Source: None necessary
Time Frame: Ongoing
Related Policies: 6.3
Expected Results: All new units in City are subject to
Title 24.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
68
HOUSING ELEMENT
SEPTEMBER 2000
31. Recycling Single-Family Uses in R-3 Zones Into Multiple-
Family Units: Continue to encourage developers to consolidate
individual Jots into larger cohesive developments. Density bonuses
may be considered as an incentive to consolidate lots.
Responsible Agency: City of Tustin
Funding Source: None necessary
Time Frame: Ongoing
Related Policies: 1.12
Expected Results: 5 new units per year or 25 units during 5 year
period.
32. Basic Housing: To reduce initial housing costs, continue to
encourage the construction of housing units that incorporate design
features providing the opportunity to expand habitable area as family
needs change.
Responsible Agency: City of Tustin
Funding Source: None necessary
Time Frame: Ongoing.
Related Policies: 1.11, 1.14, 1.18
Expected Results: Support flexibility in housing design.
33. Ongoing Review of Housing Element Programs: From the date
of adoption of the Housing Element, prepare an annual report to the
Planning Commission assessing previous years accomplishments
toward meeting Housing Element objectives. Submit the Annual
Report to the State HCD.
Responsible Agency: City of Tustin, Community Development
Department
Funding Source: None necessary
Time Frame: Ongoing
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
69 SEPTEMBER 2000
Related Policies: Goals 1-6; Policy 1.1
Expected Results: Annual Repons
34. Comprehensive Housing Affordability Strategy (CHAS): The
County of Orange has developed a CHAS for ali non-entitlement
jurisdictions in the County, which includes the City of Tustin. Upon
obtaining entitlement status under the CDBG program, the City of
Tustin shall prepare a CHAS of its own which provides a
comprehensive assessment of housing needs, a housing development
plan incorporating Federal, State and local public and private resources,
and a one year implementation plan.
Responsible Agency: County of Orange, Community Developmen!
Department
Funding Source: Variety of State, Federal, and local funding
Time Frame: Ongoing.
Related Policies: Goals 1-6; Policies 1.17, 5.2
Expected Results: Preparation of a CHAS by Federal Fiscal Year
193-94.
35. Temporar).' tlousing for llomeless: The City will als0 support
coumy.-wide, efforts to crca;.¢ & ibi-o.~-~i-fi, iii z.,., ........ ~..~,,o~.~.'~'-"-- of ~sist
approved homeless ~rovide~ ~ pm of~e MCAs Tusfin rede Process
in.i~Plementing ~ek aPpr0¢ed vm~s'~0u~ '{ec~cal. support
~d in identi~ng ~ding ~es0~ces.~m might be av~lable. ~einporai¢
., ~ ,~,~ ,.~, j~,~,~...~ ,. r~ngc ~.u,.). ~ addition,
explore additional proem options to assi~[jn the provision and
fu di g .... ' .... ~ ................ '--- h fo iii Ih i g
single room occup~cy housing. ~plem~ted..~ a ~fl pro~, a
homeless prevention emergency 1o~ proem (i.e., for first mon~ ~d
last mon~'s rent of s~ufity deposit).
Responsible Agency: County of
Funding Source: General Fund, CDBG, HUD
Ci'lh' OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
7O
HOUSING ELEMENT
SEPTEMBER 2000
Time Frame: Ongoing.
Related Policies: 1.15, 1.16
Expected Results: Support where needed;
36. Cultural Resources District: There are a large number of
structures in the City that were constructed before and after the turn of
the century following the Columbus Tustin Subdivision in 1887.
Continue to utilize the City's Cultural Resources Overlay District to
safeguard the heritage of the City by preserving neighborhoods and
structures which reflect the City's heritage and past. Through the
District, promote the public and private enjoyment, use and
preservation of culturally significant neighborhoods and structures.
Continue to require that any alteration of a designated resource or
construction improvements in the District conform to the requirements
of the Cultural Resources Overlay District.
Responsible Agency: City of Tustin, Community I)evelopment
Department
Funding Source: CDBG, City General Fund, State grants
Time Frame: Ongoing
Related Policies: Goal 5
Expected Results: 5 landmarks designated and 25 units rehabilitated
by 1994.
37. Housing Referral Program: Continue to provide housing referral
sen'ices to families in need of housing assistance and information.
This program consists of three City departments disseminating
information to the public at all times.
The Police Department refers homeless people to different agencies
which provide shelters and food for various seLnnents of the
population.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
71
HOUSING ELEMENT
SEPTEMBER 2000
The Community Sen'ices Department provides housing information
and social senSce information to the senior citizen population.
The Community Development Department provides housing and social
service information to all segments of the population during regular
city hall business hours. This Department also serves as a
clearinghouse for the Community Development Block Grant Program
and represents the City at Housing Authority and OCHA Advisory
Committee Meetings.
The three city departments utilize the following documents and also
make these documents available to the public:
Directory of Senior Citizen's Sen'ices - prepared by the Area
Agency on Aging - Senior Citizen's Office.
Senior Housing Resources - prepared by Orange County Shared
Itousing Steering Committee.
Social Service Assistance Booklet - prepared by Connection
Plus.
o
Orange County Housing Directory- prepared by OCHA and the
OCHA Advisory Committee.
Responsible Agency: City of Tustin
Funding Source: City General Fund, CDBG Funds
Time Frame: Ongoing
Related Policies: 2.2, 2.3, 2.4, 2.5, 2.6
Expected Results: Continue sen, ice
38. Zoning Studies: In order to facilitate the new construction goals
of the 1989-1994 Regional Housing Needs Assessment, initiate studies
to consider new programs to encourage and promote affordable
housing. These studies include: (1) Potential for creating mixed-use
zones in the City; (2) Incorporate mandatory inclusionary policies in
the zoning provisions (either on or off-site) for housing units developed
or rehabilitated by the Redevelopment Agency or by other public or
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
72
HOUSING ELEMENT
SEPTEMBER 2000
private cntitics (since 30% of units dcvclopcd by an Agcncy must bc
affordablc and 1 $% of units developed or rchabilitatcd by other public
or private entities); and (3) Consider relaxation ofcertain development
standards and incentives that could be provided for projects which
include affordable housing units.
Responsible Agency: City of Tustin
Funding Source: City General Fund, Redevelopment Agency funds
Time Frame: Ongoing
Related Policies: 1. I, 1.12
Expected Results: Complete studies by 1994 as staffing permits
39. Private Streets: The City of Tustin has adopted standards for
private streets in new residential developments. To reduce construction
costs, developers may be permitted to install phvate rather than public
streets, wherever feasible.
Responsible Agency: City of Tustin
Funding Source: None necessary
Time Frame: Ongoing.
Related Policies: 1.18
Expected Results: Creation of private streets, wherever feasible.
40. Preservation of Assisted Housing: Tustin has two low income
housing projects (Tustin Gardens and Orange Gardens) with a total of
260 units at risk of conversion to market rate prior to 1999. If project
owners choose to convert the projects to market rate housing,
coordinate the provision of financial and administrative resources to
preserve these units as affordable housing. The following four specific
actions will be taken to protect (or replace) at risk units:
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
73
HOUSING ELEMENT
SEPTEMBER 2000
a) Monitor unils al risk; b) Provide tenant education; c) Work with
nonprofits; and d) Earmark Funds. The following is a more thorough
discussion of each action.
a)
Monitor Units at Risk: Maintain contact with owners of at risk
units as potential conversion dates approach to determine whether
Section 8 contracts have been renewed or are planned to be
renewed. Discuss with the owner ofthe "at risk" projects the City's
desire to preserve the units as affordable.
b)
Tenant Education: Work with tenants ofat risk units in danger of
converting. Provide tenants with information regarding potential
tenant purchase of buildings including written information and any
related workshops. Act as a liaison between tenants and nonprofits
potentially involved in constructing or acquiring replacement
housing, lfexisting staff is not able to provide adequate staffing for
this program, provide outside consultants to support the program.
c)
Work With Nonprofits: Work with nonprofit housing providers
to explore and if appropriate, facilitate acquisition or replacement
of at risk units.
d)
Reserve Fund: Earmark development housing set-aside funds to
assist priority purchasers with the downpayment and closing costs
associated with purchasing projects at risk. Continue to monitor
other potential funding sources, such as State grants and HUD
L[HPRHA funds.
Responsible Agency: City of Tustin, Community Development
Department, Redevelopment Agency
Funding Source: CDBG, Redevelopment ltousing Set-Aside Funds,
State and Federal Funds
Time Frame: At least one year prior to potential expiration of Iow
income use restrictions
Related Policies: 4.1, 4.2, 4.3, 4.4
Expected Results: Preserve 160 units by 1994 and an additional 100
units through 1999.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
74
HOUSING ELEMENT
SEPTEMBER 2000
Removal of (-;overnmental Constraints
Tustin will pursue the following programs to minimize governmental
constraints to affordable housing production.
41. Building Codes: The State of California has deterrnincd that thc
over-riding value is the protection of the health and safety of residential
occupants. Continue to adopt the Uniform Building Code pursuant to
the state directives and where local amendments are proposed to reflect
local climatic, geologic or topographic conditions, and minimize,
wherever possible, impacts on provision of housing.
Responsible Agency: City of Tustin, Community Development
Department
Funding Source: None necessary
Time Frame: Ongoing
Related Policies: 5.4
Expected Results: Amendments justified to State Uniform Building
Code
42. Site Improvements: The requirement for the developer to
construct site improvements often result in passing these costs on to the
housing consumer. These costs are reflected in the cost of housing
which eliminates an even greater proportion of the population from
financially qualifying for the purchase of housing. The financing of
public improvements by a special assessment district on a per parcel
benefit basis may enable a greater proportion of the market to qualify
for housing. Assessment district financing has been implemented in
the East Tustin area and is being used to pay for public improvements.
In creating any new assessment districts, an evaluation should be
completed of the developer's activity to advance pay off bonds at the
close of escrow.
Responsible Agency: City of Tustin
Funding Source: Developer funded
Time Frame: Ongoing.
CITY OF TUSTIN
DRAFT GENERAL PLAN AlVlENDMENT
:5
HOUSING ELEMENT
SEPTEMBER 2000
Related Policies: 1.12
Expected Results: Difficult to verify
43. Fees, Exactions, and Permit Procedures: Consider waiving or
modif~ving various fees or exactions normally required where such
waiver will reduce the affordability gap associated with providing
housing of the elderly and for low income households.
Responsible Agency: City of Tustin
Funding Source: City General Fund
Time Frame: Ongoing.
Related Policies: 1.12
Expected Results: Respond to all request received.
44. Environmental Constraints: Continue to alleviate the necessity
of delays in processing, and mitigating requirements incorporated into
the development plans by requiring program environmental impact
reports (EIR) on all major development projects. A program EIR was
developed for the East Tustin Specific Plan.
Responsible Agency: City of Tustin
Funding Source: Developer funded
Time Frame: On-going
Related Policies: 1.12
Expected Results: 2 major Program EIRs by 1994.
45. Density Bonus Program: The City of Tustin has a draft Density
Bonus Policy. Applicants under State law may file for density bonuses
when projects incorporate 25% of units for low income persons; 10%
of units for very low-income units; or 50% of units for senior citizens.
Upon receipt of thc City's first application, pursuant to this provision
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
HOUSING ELEMENT
76 SEPTEMBER 2000
of law, the City shall adopt a density bonus policy within 90 days of
receipt ora density bonus application as required by lax,,.'.
Responsible Agency: City of Tustin
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: 1.12
Expected Results: Adopt Policy with 90 days of an application.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
77
HOUSING ELEMENT
SEPTEMBER 2000
Appendix to
llousing Element
Summary of Per Unit Rent Affordabili~' Gaps
City of Tustin
1992
Level I Level II Level III
Income Level Definition Less than 50% of 51% to 80% of 81% to 120% of
Median Income Median Income Median Income
Under S26,350 $26,351 to $42,160 S42,161 to $63,240
Affordable Ilousing Cost
Definition:
Midpoint of Income Range 30% of40% of 30°A of 60% of 3(1% of 100% of
Median Income, Median Income, Median Income,
Adjusted for Family Size Adjusted for Family Size Adjusted for Family Size
Maximum of Income Range
30% of 50% of 30% of 80% of 30% of 120% of
Median Income, Median Income, Median Income,
Adjusted for Family Size Adjusted for Family Size Adjusted for Family Size
Affordability Gap:
Fourplex. Moderate
Rehabilitation Midpoint Midpoint Midpoint
I Bedroom $97,100 S75,300 $32,100
2 Bedroom S87.200 $60,200 S6,000
3 Bedroom S84,000 S54,800 SO
l.arge Proiecl Modcrale
Rehabilitation
I Bedroom S77, 100 $55,300 S 12,100
2 Bedroom S67,200 $40,200 SO
New Multi-Family Rental
(Cosmopolitan Apts. Site)
2 Bedroom Midpoint Maximum Midpoint Maximum Midpoint Maximum
3 Bedroom S92,000 S78,500 $65,000 S37,900 S10,800 $0
4 Bedroom S 103.800 S89,200 $74,600 S45,400 $16,100 SO
S112,500 S96,800 S81,I00 S49,800 $18.300 S0
Tustin Affordability Gap Analysis
Background Report
David Rosen and Associates
August, 1992
Summa~' of Per Unit Owner Affi}rdability Gaps
City of Tustin
1992
Income Level Definition:
Affordable th}using Cost
Definition:
Affordability Gap:
Fourplex,
Moderate Rehabilitation
I Bedroom
2 Bedroom
3 Bedroom
Townhome,
Neg' Construction
2 Bedroom
3 Bedroom
Level I1
50% to 80% of Median
Income
S26,351 to $42,160
30% of 80% of Median
Income,
Adjusted for Family Size
Level 111
80% 1o 120% of Median
Income
$42,161 lo $63,240
30% of 120% of Median
Income,
Adjusted for Family Size
542,000
$17,900
59,000
S24,000
S30,600
SO
SO
SO
SO
SO
Tustin Affordability Gap Analysis
Background Report
David Rosen and Associates
August, 19
Tustin Affordability Gap Analysis
Background Report
David Rosen and Associates
August, 1992
81
Circulation
Element
GENERAL PLAN
'FABLE OF CONTENTS
SECTION
PAGE
Introduction to the Circulation Element
Purpose of the Circulation Element
Scope and Content of the Element
Related Plans and Prog'rams
Relationship to Other General Plan Elements
Summary of Issues, Needs, Opportunities, and Constraints
Local Thoroughfares and Transportation Routes
Intercity and Regional Transportation
Transportation System/Demand Management
Transit, Bicycle, Pedestrian and Equestrian Facilities
Parking
Alternative Financing
Circulation Element Goals and Policies
Local Thoroughfares and Transportation Routes
lntercity and Regional Transportation
Transportation System/'Demand Management
Transit, Bicycle, Pedestrian and Equestrian Facilities
Parking
Alternative Financing
Related Goals and Policies
Circulation Plan
Roadway Facility Classifications
Performance Criteria
Relationship to Land Use
General Plan Circulation System
CoUnty Smari Streets
Grade Separated Intersections
Additional Crossings of the I-5 Freeway
Relationship to County MPAH
Public Transit
Bikeways
Pedestrian Circulation and Paratransit
Air
I
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6
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6
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7
7
8
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39
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43
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDIVtENT
CIRCULATION ELEMENT
SEPTEMBER 2000
'FABLE OF CONTENTS
(Continued)
SECTION
Rail
Trucking
Harbor-Pon
Circulation Element Implementation Program
Arterial Highway System Improvements
lntercity and Regional Transportation
Transportation System/Demand Management
Bicycle, Pedestrian and Equestrian Facilities
Parking
Financing
PAGE
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53
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
Table C-I
Table C-2
Table C-3
Table C-4
Table C-5
Table C-6
Table C-7
Table C-8
Figure C-1
Figure C-2
Figure C-3
Figure C-4
Figure C-5
LIST OF TABI.ES
Circulation Related Goals and Policies by Element
Circulation System Performance Criteria
Peak Hour Level of Sen'ice Descriptions
Land Use and Trip Generation Summary
Arterial Highway Plan
OCTA Bus Sen'ice Through Tustin
Bikeway Classification Descriptions
Weight-Restrictions On Commercial Tracking
LIST OF FIGURES
Typical Cross-Sections
Arterial Highway Plan
Existing Public Bus Routes
Existing Bikeways
Master Bikeway Plan
Page
18
25
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42
44
Page
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41
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
iii
CIRCULATION ELEMENT
SEPTEMBER 2000
INTRODUCTION TO THE CIRCULATION ELEMENT
The Circulation Element is one of seven mandated elements of the General Plan and is
intended to guide the development of the City's circulation system in a manner that is
compatible with the Land Use Element. Because of the importance of awell-planned
circulation system, the State of California has mandated the adoption of a Citywide
Circulation Element since 1955. The anticipated level and pattern of development, as
identified in the Land Use Element, will increase capacity demands on the City's roadways.
To help meet these demands and achieve balanced growth, the City has adopted specific
goals and policies which serve as the basis for the Circulation Element.
PURPOSE OF THE CIRCULATION ELEMENT
The purpose of the Circulation Element is to provide a safe, efficient and
adequate circulation system for the City. To meet this purpose and the
requirements of Government Code Section 65302 (b), the Circulation
Element addresses the circulation improvements needed to provide adequate
capacity for future land uses. Corresponding goals and policies have been
adopted to ensure that all components of the circulation system will meet the
needs of the City of Tustin. The Element establishes a hierarchy of
transportation routes with specific development standards described for each
category of roadway.
Insofar as they pertain to the community, the following subjects are included
in the Circulation Element of the general plan:
o Streets and highways
o Transportation Corridors
o Transportation System Management and Transportation Demand
Management
o Transit and rapid transit
o Railroads
o Paratransit (e.g., jitneys, carpooling, vanpooling and taxi service)
o Bicycle and pedestrian facilities
o Commercial, general and military airports
This Element is designed to comply with the directive of state law and
guidelines in order to achieve the objectives of promoting the efficient
CITY OF TUSTIN CIRCULATION ELEMENT
DRAFT GENERAL PLAN AMENDMENT I SEPTEMBER 2000
transport ofgoods and the safe, efficient movement oftraffic within the Git3'.
SCOPE AND CONTENT OF THE ELEMENT
The Circulation Element contains goals and policies designed to improve
overall circulation in Tustin and to address circulation issues that concern the
City. For highway transportation, the physical attributes involve a network
of existing and future roadways defined according to designated roadway
types, each with specific design standards. Other modes are defined by
appropriate physical attributes (i.e., bicycle trails).
The General Plan Traffic Analysis technical report prepared by Austin-Foust
Associates, Inc., and the Circulation Technical Memorandum published prior
to preparation of the Circulation Element provide background information
and act as supporting documents for the Circulation Element.
RELATED PLANS AND PROGRAMS
There are a number of transportation plans that affect circulation planning for
the City of Tustin. Several transportation plans have been prepared by the
County of Orange, focusing on the development ora regional transportation
system to handle the anticipated traffic loads expected from future
development. A number of plans have also been prepared identifying the
location of future routes for mass transit including light rail and conventional
buses. Plans and programs related to the Circulation Element include the
following:
County of Orange Master Plan of Arterial Highways (MPAH) - The
MPAH forms part of thc Orange County General Plan and designates the
arterial system in the circulation element of the general plan. Defined
according to specific arterial functional classifications, the MPAH serves to
define the intended future road system for the County. Cities within the
County are expected to achieve consistency with the MPAH in their
individual general plan circulation elements.
Eastern Transportation Corridor (ETC) - The ETC is one of the three
transportation corridors being planned for Orange County. They will initially
be constructed as toll facilities and then eventually revert to free facilities
when the facility costs are paid off. The west leg of the ETC serves the City
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
of Tustin and runs east of and parallel to Jamboree Road from its intersection
with the east leg in the City of Orange to Jamboree Road north of Edinger
Avenue near the border between the City of Tustin and the City of l~'ine.
South Coast Air Basin and Air Quality Management Plan - The South
Coast Air Quality Management District (AQMD) is a regulatory body
responsible for improving ~ qu..a, lity. in the South Coast Air Basin. Of
· . ~ ';, ~"' ...%~5;~; ",,,~-~":~PF~' ,~:~.x~,?-,,,- ' '."-, .......
p~.~jmpo~ance to 9!rg_gJ~.gg~...~~~0~ Control Me~ures
........ s)~ tr~ispo~ation is ..... '-"--- 15, ..... :-' ...... : .... T o~ation
.,~,~ ,,,~,, ~ ~,,,~,~j~.. ~esc TDM*,,~,~s,~*:-- ~,,~ i,,~,~,,,* The
me.utes ~e aimed at increasing the average number of persons per vehicle
a~iving during the ~ peak periods. The Air Quality Management
District (AQMD) has adopted the 1997 Air Quality Management Plan
(AQMP), an adviso~ document which identifies a number of air pollution
reduction goals, measures ~d policies. Local jurisdictions have been
mandated to reduce a fair share propo~ion of vehicle pollution through the
adoption of a menu of optional Transpo~ation Control Measures (TCMs)
which have been dete~ined by the local agency to be politically and
economically feasible· *~
The Orange County League of Cities has provided each Orange County city
its fair share trip reduction goal. The City of Tustin has been recently
recognized as having met 122% of its allocated vehicle trip reduction goal.
Therefore, it is currently assumed that the City will not need to adopt any
additional Transportation Control Measures to comply with the 1997 AQMP.
In addition, the City closely monitors air quality matters with the intent of
complying with future revisions of the AQMP. Therefore, the mitigation
measures and policies identified within this document or other measures
acceptable to the AQMD will be implemented by the City who will have the
discretion to select those transportation control measures that are
economically feasible and will achieve compliance with the 1997 AQMP.
County of Orange Congestion Management Plan - With the passage of the
gas tax increase (Proposition 111 ) in June of 1990, it became a requirement
that urbanized areas such as Orange County adopt a Congestion Management
Program (CMP). The goals of the CMP are to reduce traffic congestion and
to provide a mechanism for coordinating land use development and
transportation improvement decisions. For the most part, the Orange County
CMP is a composite of local agencys' submittals in which each local
jurisdiction develops the required data in accordance with the guidelines
established by the Orange County Transportation Authority (OCTA). The
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
OCTA compiles the data and submits the results to the Southern California
Association of Governments (SCAG) for a finding of regional consistency.
County of Orange Growth Management Plan - On November, 1990 voters
approved Measure M, the revised Traffic Improvement and Growth
Management ordinance, which authorized the imposition of a one-half
percent sales tax to fund needed transportation improvements. To be eligible
to receive funds, local jurisdictions must satisfy a variety of requirements as
set out in the Orange County Local Transportation Authority (LTA)
Ordinance No. 2. Included in these requirements are the need to adopt a
traffic circulation plan consistent with the MPAH, to adopt and adequately
fund a local transportation fee program, to satisfy maintenance requirements,
and to adopt a seven year capital improvement program that includes all
transportation projects funded partially or fully by Measure M funds. The
GMP requirements include certain provisions that are contained within the
City's Growth Management Element.
County of Orange Master Plan of Scenic ltighways - The County's
General Plan includes a scenic highway element which designates certain
highways as scenic routes. With this designation specific guidelines are
given for enhancing the scenic amenities of these facilities.
County of Orange Master Plan of Count3'wide Bikeways - Also part of the
Countywide General Plan, the Master Plan of Countywide Bikeways
designates various classes of bike routes throughout the county. One of the
primary considerations is to provide continuity throughout the county and to
provide a consistency between count)~'ide and local jurisdiction bikeway
plans.
Los Angeles/San Diego Corridor Commuter Rail Action Plan - This is
one component of the overall rail plan for the Southern California area, and
seeks to provide increased commuter train service along the Los Angeles/San
Diego corridor with designated stops at various locations between the two
cities. One of the commuter rail stations for this system ~'i!~ m'ayq~
located in the City of Tustin in the vicinity of Edinger Avenue near Jamboree
Road.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
RELATIONSIllP 'FO OTllER GENERAl., PLAN EI.EMENTS
The preparation of the Circulation Element is guided by and must conform
with Section 65302(b) ofthe California Govemment Code. A major goal in
the update of the Tustin General Plan is to achieve internal consistency
throughout the various General Plan elements. The Circulation Element
relates to the other elements of the general plan in a variety of ways. For
instance, the Circulation Element portrays the roadway system needed to
serve traffic generated by the uses permitted in the Land Use Element. It is
also associated with the Noise Element and air quality since traffic forecasts
are used, in conjunction with other data, to determine noise contours and air
quality impacts of the General Plan land uses.
The Circulation Element is also related to the Safety and Consen'ation/Open
Space/Recreation Elements and Air Quality Subelement. The Safety Element
addresses evacuation routes and minimum road widths to accommodate City
residents in the event of a catastrophe, and the Conservatiort/Open
Space/Recreation Element can identify standards for roadways, scenic
highways and multi-use recreation trails.
Because ofits transportation-related issues, the Growth Management Element
has a relationship with the Circulation Element. In November 1990, Orange
County voters approved Measure M which increases sales tax revenues to
fund needed transportation improvements throughout the County. To qualify
to receive a portion of these revenues, each jurisdiction within the County
must adopt a Growth Management Element. The City of Tustin adopted its
Growth Management Element in February 1992. The Growth Management
Element contains a policy that establishes a minimum Level of Service (LOS)
to be maintained at intersections impacted by new development. It also
contains a policy to promote TDM measures in the City and a Phasing
Program to ensure coordination between new development and roadway
capacities. These issues are addressed in a consistent fashion be~'een the
Circulation and Growth Management Elements.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
SUMMARY OF ISSUES, NEEDS, OPPORTUNITIES,
AND CONSTRAINTS
This section summarizes circulation-related issues, needs, opportunities and constraints
identified in the General Plan preparation process, and which are addressed within the goals
and policies and the proposals contained in the physical description of the Circulation
Element.
LOCAL THOROUGHFARES AND TRANSPORTATION ROUTES
Through traffic impacts many residential neighborhoods in Tustin.
A lack of adequate landscaping and buffering exists between many of
Tustin's arterial roadways and freeway segments and adjacent land uses.
Tustin's commercial corridor roadways contain a proliferation of
driveways, inhibiting traffic flow.
Some streets are presently operating beyond their design capacity.
Standards need to be ~reelopeda maintained, such as level of service
and performance criteria, to monitor the traffic-related impacts of land
use decisions on the circulation system.
Truck routes need to be clearly identified and should avoid residential
streets.
INTERCITY AND REGIONAL TRANSPORTATION
The City of Tustin has limited control over freeway improvements being
undertaken by Caltrans.
Tustin has limited control over substantial regional traffic which proceeds
through its jurisdiction.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
The completion ofthe western Icg ofthe Eastern Transportation Corridor
will have a significant effect on traffic circulation in Tustin.
TRANSPORTATION SYSTEM/DEMAND MANAGEMENT
Traffic Demand Management (TDM) strategies are required under both
current air quality legislation and requirements of Proposition 111
legislation (Congestion Management Program).
A comprehensive transportation system/demand management program
will serve to improve traffic congestion and reduce parking demand.
TRANSIT, BICYCLE, PEDESTRIAN, AND EQUESTRIAN FACILITIES
In order to maximize use of public transit, new development should be
designed to accommodate bus stops.
Particularly with development ofEast Tustin, there is a need for "Park-N-
Ride" facilities to enhance bus ridership for non-local trips.
With portions of the Planning Area not currently served with bikeways
(the southwest, west, east, and north), bicycles are forced to compete with
automobiles along right-of-ways.
Some of Tustin's sidewalks are not wheelchair accessible.
The trail system within the City is incomplete and connections of local
and regional trails are needed.
PARKING
Certain areas of Tustin have inadequate off-street parking which in turn
places a burden on public streets or other properties to correct this
deficiency.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
Separate parking areas for small parcels are often inefficient, and result
in a proliferation of driveways along arterials. Shared parking provisions
should be considered.
o On-street parking along key City arterials inhibits efficient traffic flow
and optimization of roadways for carrying traffic.
ALTERNATIVE FINANCING
o Alternative financing mechanisms need to be explored for
implementation of circulation system management and maintenance.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
CIRCULATION ELEMENT GOALS AND POLICIES
The following goals and policies form the basis for providing a circulation system which
adequately serves the development intensity anticipated in the Land Use Element. They are
designed to reflect and support the Citywide goals of the General Plan, and acknowledge the
changing economic and environmental conditions in the City and surrounding regions.
LOCAL TItOROUGHFARES AND TRANSPORTATION ROUTES
A well-planned street system provides safe and convenient access to land use
development in the City and serves the primary mobility needs of the
community. To provide such a system, the Circulation Element includes a
planned hierarchy of arterial roadways, each roadway serving a specific
function and carrying a portion of the anticipated traffic demands.
GOAL 1: Provide a system of streets that meets the needs of current and
future inhabitants and facilitates the safe and efficient movement of
people and goods throughout the City consistent with the CiO"s abiliW
to finance and maintain such a system.
Policy 1.1: Develop and maintain a circulation system that is based upon and
is in balance with the Land Use Element &the General Plan.
Policy 1.2: Develop and implement circulation system standards for roadway
and intersection classifications, right-of-way width, pavement width, design
speed, warrant requirements, capacity, maximum grades and associated
features such as medians and bicycle lanes or trails that are adjacent or off-
road.
Policy 1.3: Coordinate roadway improvements with applicable regional,
state and federal transportation plans and proposals.
Policy 1.4: Develop and implement thresholds and performance standards
for acceptable levels of service.
Policy 1.5: Develop a program to identify, monitor and make
recommendations for improvements to roadways and intersections that are
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
approaching, or have approached, unacceptable levels of sen'ice or
experiencing higher than expected accident rates.
Policy 1.6: Develop and improve the City's transportation network consistent
with available funding; scheduling shall be coordinated with land use plans
to ensure the orderly extension of facilities and to presen'e a free-flowing
circulation system.
Policy 1.7: Provide for and work with responsible agencies regarding the
safe and expeditious transport ofh~ardous materials.
Policy 1.8: Limit driveway access on arterial streets to maintain a desired
quality of flow.
Policy 1.9: Design local and collector streets to discourage their use as
alternate through routes to secondary, primary, and major streets.
Policy 1.10: Require that proposals for major new developments include a
future traffic impact analysis which identifies measures to mitigate any
identified project impacts.
Policy 1.11: Encourage new development which facilitates transit sen, ices,
provides for non-vehicular circulation and minimizes vehicle miles traveled.
Policy 1.12: Minimize pedestrian and vehicular conflicts through street
design and well-marked pedestrian crossings.
Policy 1.13: Minimize effects of transportation noise wherever possible so
as to comply with the Noise Element.
Policy 1.14: Enhance the important role that streetscapes play in defining the
character of the City by expanding street planning and design procedure to
include aesthetic and environmental concerns, as well as traffic
considerations. Develop a circulation system which highlights environmental
amenities and scenic areas.
Policy 1.15: Ensure construction of existing roadways to planned widths, as
new developments are constructed.
Policy 1.16: Continue to require dedication of right-of-way and construction
of required public improvements on streets adjacent to construction projects
at the developer's expense.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
10
CIRCULATION ELEMENT
SEPTEMBER 2000
Policy l.l 7: Direct existing through traffic from local streets to collector,
secondary, and arterials to reduce traffic on local streets, improve
neighborhood safety and environmental quality.
Policy 1.18: Assist and develop safe school routes in conjunction with the
Tustin Unified School District.
GOAL 2: Provide for a truck circulation system that provides for the
effective transport of commodities while minimizing the negative impacts
throughout the City.
Policy 2.1: Provide primary truck routes and describe such routes on selected
arterial streets to minimize the impacts of truck traffic on residential areas.
Policy 2.2: Provide appropriately designed and maintained roadways for the
primary truck routes.
Policy 2.3: Provide loading areas and accessways that are designed and
located so as to avoid conflicts with efficient traffic circulation.
Policy 2.4: Consider safety regulations addressing trucks hauling materials
within the City.
Policy 2.5: Discourage on-street loading and unloading of commercial and
industrial products.
INTERCITY AND REGIONAL TRANSPORTATION
The Circulation Element is set in a regional context which recognizes the
related transportation needs and planning activities of the surrounding
County, Region, and State.
GOAL 3: Support development of a network of regional transportation
facilities which ensure the safe and efficient movement of people and
goods from within the City to areas outside its boundaries, and which
accommodate the regional travel demands of developing areas outside
the City.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
11
CIRCULATION ELEMENT
SEPTEMBER 2000
Policy 3.1: Support the completion of the Orange County Master Plan of
Arterial Highways.
Policy 3.2: Support capacity and noise mitigation improvements such as
high-occupancy vehicle lanes, general purpose lanes, auxiliary lanes and
noise barriers on the I-5 and SR-55 freeways.
Policy 3.3: Monitor and coordinate with Caltrans freeway work as it affects
Tustin's roadway and require modifications as necessary.
Policy 3.4: Maintain a proactive and assertive role with appropriate agencies
dealing with regional transportation issues affecting the City.
Policy 3.5: Work with adjacent cities to ensure that the traffic impacts of
development projects in these cities do not adversely impact the City of
Tustin.
Policy 3.6: Support the presence of a major airport consistent with it
maintaining safe operation, avoiding noise impacts and ensuring
compatibility with land uses in Tustin.
Policy 3.7: Monitor the "corridor" (urban rail) design study process to ensure
opportunities for future linkages in Tustin are examined and mass transit
alternatives are explored.
Policy 3.8: Monitor Commuter Rail Action Plan implementation zaid
atU~.J lkJL'tatlL/lli~ JUl }JUtg.,lltltal Lt~J~J~OILLIJIILI~. Ill I U~LIII, HIlU
oppor~un!tics for~coml~lete develgpment of a rad staUon sttg-l~'at/ma xn
· .: ~;'': *r'.'7',.. '.;~, . ' "~...' ";'~'7~ '. ' . '""">?'" ' .' ' '' ~,.":,." ' .
Tusttn adlacent to the ,f'.6.rmer MCAS~Tust~n near the xnterseclaon of Edmger
Ave, nue and Jamboree..S.c.9k alternative funding sources to finance a
~'---:' '- Commuter rail statiOn in Tustin.
Policy 3.9: Work with the Southern California Regional Rail Authority, the
Orange County Transportation Authority (OCTA and AT & SF) to reduce or
eliminate current traffic interruptions due to rail crossings along arterials.
TRANSPORTATION SYSTEM/DEMAND MANAGEMENT
Effective Circulation planning includes the application of Transportation
System Management (TSM) and Transportation Demand Management
(TDM) strategies. Together, these improve the efficiency of the
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
12
CIRCULATION ELEMENT
SEPTEMBER 2000
transportation system and reduce vehicular demands, thereby reducing the
impacts of future development.
GOAL 4: Maximize the efficiency of the circulation system through the
use of transportation system management and demand management
strategies.
Policy 4.1: Implement traffic signal coordination on arterial streets to the
maximum extent practical, consistent with financial resources, integrate
signal coordination efforts with those of adjacent jurisdictions, and
implement other operational measures where possible to maximize the
efficiency of the existing circulation system and to minimize delay and
congestion.
Policy 4.2: Implement intersection capacity improvements where feasible.
Policy 4.3: Encourage the implementation of employer Transportation
Demand Management (TDM) requirements included in the Southern
California Air Quality Management District's Regulation -I-5 2202 of the Air
Quality Management Plan and as required by Proposition 111 as part ofthe
Congestion Management Program (CMP) and participate in regional efforts
to implement TDM requirements.
Policy 4.4: Require that proposals for major new non-residential
developments include submission of a TDM plan to the City, including
monitoring and enforcement provisions.
Policy 4.5: Encourage the development of additional regional public
transportation ser¥ices and support facilities including park-and-ride lots near
the SR-55 and I-5 freeways.
Po!,i. cv 4.6: Encourage the promotion of ridesharing b3~"those ~Pioyers
",:: ~' ,".'"' ' ~'~ 't,'," ?."%'.~','.,$",'.~':"~ ' ~.':.¥'*~',1,~..?,'-i.~ :~r~-.r?~! ,.'._,;,.' ,.~.; ,:~" ,.,~ . , . , . ,
reqmred...;to, cqmp!y~.. _w~.._tl3~ ..S .o. u~2 ..C...al__i.f.o....m~a~-.A..;,r- ,Qu..al..~ty...M....~agemen.t
D sm.'e(i gul i'ti6 ii.s through publicity and provision of information to the
public.
GOAL 5: Support development of a public transportation system that
provides mobility to all City inhabitants and encourages use of public
transportation as an alternative to automobile travel.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
13
CIRCULATION ELEMENT
SEPTEMBER 2000
Policy 5.1: Support the efforts of the appropriate transportation agencies to
provide additional local and express bus service to the Tustin community, and
to provide park-and-ride lots near the SR-55 and I-5 freeways.
Policy 5.2: Require new development to fund transit facilities, such as bus
shelters and turn-outs, where deemed necessary to meet public needs arising
in conjunction with development.
Policy 5.3: Ensure accessibility of public transportation for elderly and
disabled persons, consistent with City responsibilities for accessibility.
Policy 5.4: Encourage employers to reduce vehicular trips by offering
employee incentives, such as subsidized bus passes and vanpool/carpool
programs.
Policy 5.5: Promote ne',,,, development that is designed in a manner which
facilitates provision or expansion of transit sen'ice, and provides non-
automobile circulation within the development.
Policy 5.6: Encourage developers to work with agencies providing transit
sen, ice with the objecti'.'e of maximizing the potential for transit use by
residents and/or employees.
Policy 5.7: Promote the provision of safe transit stops and shelters.
TRANSIT, BICYCLE, PEDESTRIAN AND EQUESTRIAN FACILITIES
Non-vehicular modes of travel scrYe certain mobility needs and also provide
recreational opportunities. Where possible, the Element provides for these
modes of travel by separate trails, walkv~'ays and bike lanes.
GOAL 6: Increase the use of non-motorized modes of transportation.
Policy 6.1: Promote the safety of pedestrians and bicyclists by adhering to
uniform standards and practices, including designation of bicycle lanes, off-
road bicycle trails, proper signage, and adequate sidewalk, bicycle lane, and
off-road bicycle trail widths.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
14
CIRCULATION ELEMENT
SEPTEMBER 2000
Policy 6.2: Maintain existing pedestrian facilities anti require new
development to provide pedestrian walkways between developments, schools
and public facilities.
Policy 6.3: Ensure accessibility of pedestrian facilities to the elderly and
disabled.
Policy 6.4: Support and coordinate the development and maintenance of
bikeways in conjunction with the County of Orange Master Plan of
Countywide Bikeways to assure that local bicycle routes will be compatible
with routes of neighboring jurisdictions.
Policy 6.5: Require the provision of showers and an accessible and secure
area for bicycle storage on certain size non-residential developments as
required by the City's TDM ordinance.
Policy 6.6: Develop programs that encourage the safe utilization of
easements and/or rights-of-way along flood control channels, public utility
rights-of-way, and street rights-of-way wherever possible for the use of
bicycles and/or pedestrian/equestrian trails.
Policy 6.7: Ensure link-up of trails within the City to the regional trail
system.
Policy 6.8: Support retrofit installation of sidewalks in industrial districts
and Planned Community Business Parks as development occurs.
Policy 6.9: Support and coordinate the development and maintenance of
bikeways and trails in conjunction with the master plans of the appropriate
agencies.
Policy 6.10: Encourage safe biking by supporting safety clinics/courses
sponsored by various local and state agencies.
Policy 6.11: Consider the provision of unique transportation methods, such
as shuttle buses fi.om outlying parking areas, for special events.
Policy 6.12: Provide for a non-vehicular circulation system that encourages
bicycle transportation and pedestrian circulation.
Policy 6.13: Maintain a City of Tustin Bikeway Plan (that complements and
is coordinated with the County's Plan as well as neighborhood jurisdictions)
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
15
CIRCULATION ELEMENT
SEPTEMBER 2000
which will idcnti fy existing and future routes within the City to accommodate
such uses.
Policy 6.14: Require new development to dedicate land and fund
improvement of bicycle, pedestrian and equestrian facilities, where deemed
necessary to meet public needs arising in conjunction with development.
PARKING
Adequate and convenient parking facilities are an important part of the
transportation amenities provided by a City. The Circulation Element
therefore contains policies which ensure the provision of such amenities.
GOAL 7: Provide for ',veil-designed and convenient parking facilities.
Policy 7.1: Consolidate parking, where appropriate, to eliminate the number
of ingress and egress points onto arterials.
Policy 7.2: Provide sufficient off-street parking for all land uses.
Policy 7.3: Encourage the efficient use of parking facilities, including
provisions for shared usc of facilities, smaller vehicles and other provisions
to improve the effectiveness of City codes and ordinances.
Policy 7.4: Reduce use of arterial streets for on-street parking in an effort to
maximize traffic flow characteristics of roadways.
ALTERNATIVE FINANCING
Implementation of the Circulation Element requires an adequate source of
funding for the improvements that will be required. The goal and policies
which follow emphasize the importance of this aspect of the Element.
GOAL 8: Define and evaluate alternative financing methods for
circulation system management and maintenance costs on a CiDnvide
and areawide basis.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
16
CIRCULATION ELEMENT
SEPTEMBER 2000
Policy 8.1: Develop a transportation improvement fee program which will
enable circulation improvements to be funded by new development.
Policy 8.2: Prepare a phasing plan for cumulative circulation improvements
that identifies project specific responsibilities and requires fair share funding.
Policy 8.3: Maintain County standards set to qualify for new revenue sources
provided by the passage of Measure M and Proposition 111.
RELATED GOALS AND POLICIES
The goals and policies described in the Circulation Element are related to and
support subjects included within other General Plan elements. In turn, many
goals and policies from the other elements directly or indirectly support the
goals and policies of the Circulation Element. These supporting goals and
policies are identified in Table C-I.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
17
CIRCULATION ELEMENT
SEPTEMBER 2000
TABI,E C-1
CIRCUI.,ATION RELATED GOALS AND POLICIES BY ELEMENT
RELATED GOALS AND POLICIES BY ELEMENT
Circulation
Issue Area Land Conservation/ Public Growth
Circulation Housing Use Open Space Safety Noise Management
Local 3.1,4.1, 1.2 4.3, 4.7 l.I 1 1.2, 1.3
Thoroughfares 6.3, 7.5,
and 8.4, 8.7
Transportation
Roules
Intercity and 11.1 2.4,2.5,2.10, 3.8,4.2 1.12
Regional 13. I 2.13
Transportation 13.5
Transportation 2.1,2.2, 2.3 1.4
System'Demand
Management
Bicycle, 6.1 6.1, 10.3, 1.4, 1.5, 1.7,
Pedestrian and I 1.3 2.6, 8.14, 14.3
Equestrian
Facilities
3.8 2.8
Parking
2.1,2.2, 2.3,
Financing 2.4, 2.9
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
18
CIRCULATION ELEMENT
SEPTEMBER 2000
CIRCULATION PLAN
This section ofthe Circulation Element defines a circulation plan for the City that meets the
requirements for safe and convenient movement of persons and goods at the development
intensity anticipated in the Land Use Element. It includes a classification system that applies
to all roadways that serve the City, and identifies specific improvements that will be required
to implement this plan. A bikeway plan is delineated, and other components of the element
such as public transit are discussed.
ROADWAY FACILITY CLASSIFICATIONS
The arterial highway system in Tustin is defined using a classification system
which describes a hierarchy of facility types. The categories of roadways
included in this classification system differentiate the size, function and
capacity of the roadway links for each type of roadway. ]'here are four basic
categories in the hierarchy, ranging from "major" with the highest capacity
to "local" streets with the lowest capacity, and these can be summarized as
follows:
Major: A six- to eight-lane dMded roadway with no on-street parking,
with a typical fight-of-w~ay.., w.,!d..th of 120 t..~.!....~., feet and a curb-to-curb
pavement width of 102 t92!,2...6 feet. Major arterials typically carry a
significant volume of regional traffic. When the tr.affic volumes warrant
a major arterial highway in areas where a full 120 to 144 feet of right-of-
way is not fea~jble.d_,u~.t.9.,existing structures or topography, a lesser fight-
of-way (e:g:;., no les~ th. _an 100 feet) can be used to accommodate a six-
lane facility. This is referred to as a "modified major"-orrthe-C-emm~
.......... '-- -" ' -- -' .... : .......... ' ......) on the City Arterial High ay
Plan.
Primary: A four-lane dMded roadway, with a typical right-of-way width of
100 feet and curb-to-curb pavement width of 84 feet. Regional traffic will
typically be less than for a major arterial, but primary medals form an
important component of the regional transportation system. When the traffic
volumes warrant a primary arterial highway in areas where a full 100 feet of
right-of-way is not feasible due to existing structures or topography, a lesser
right-of-way (e:g:;., n6';l~*'~ 80 feet) can be used to accommodate a four-
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
19
CIRCULATION ELEMENT
SEPTEMBER 2000
lane facility. This is referred to as a "modified primary" rm
-'-- "' ......... ' .... "'~--'-' ':--'- ........ ' Cit>
, ,,~,, ,,1~-,, I ,,,u on the , .Arterial
Highway Plan.
Secondae3': A four-lane undivided roadway, with a typical right-of-way
width of 80 feet and a curb-to-curb pavement width of 64 feet. These
roadways serve as collectors, distributing traffic between local streets, and
major and prima,ry.~arterials..~ For: the.MCAS.'..Tustin Specific Plan; gO-foot
right-of-way was modified,to.a~92-f6o[ngh?of-way to promde a Painted
median for two-way left turn lanes and Class II bmycle lanes.
~.)L] I~...~t ,qilU (:3. J_J,q~. ~,,iilqb, llL ',,~, l~..Itll ~.Jl ..7~ L~) '-t'x.; J.L,~L. .t ill5 L. GLL,._¥L]I.y ~..JL I ~.)C3.U',,",, G.y J~
JIUI, iiI~IL.JU,'L, LL Ill LIP,., ~,.,11L, UJ.C].LIUIi L,I~,J. IJ~,IIL U. llll,~:)~)
~.LILII I,LJ~.,lU~iUII JUl ])~)05~,~
The Circulation Element roadway classification system does not include
private streets. Prix.ate street widths and cross-sections will vary from those
described for roadways in this Element. Standard cross-sections represent the
obx'ious and accepted answer to most situations. However, the standard
cross-sections do not always provide the best solution to any given need or
set of objectives. Reasonable flexibility and variety is provided for in the
City's private street standards.
Figure C-I shows schematic cross sections of each category of arterial
roadway. These sections represent desirable standards, but variation in right-
of-way width and specific road improvements will occur in certain cases due
to physical constraints and/or right-of-way limitations. In particular, the
median width in eighMag..e.', six-lane and four-lane roadways will vary
according to the area being served and the available fight-of-way constraints
and turn lane requirements. Hence, any of the arterial classifications may
deviate fi.om the standards where physical constraints exist or where
preservation of community character dictates special treatment. Bikeway
facilities are another factor which affect the specific standards applied for
various facilities.
The desirable goal for every classified street section is that it carry the
designed volume of traffic at the desired level of service. Within this
requirement, descriptions of width and facilities are offered as basic
guidelines and as noted above, variation in design is expected, depending on
different community design characteristics. Different optional facilities are
also expected (on-street parking, sidewalks versus pathways, bicycle lanes or
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
20
CIRCULATION ELEMENT
SEPTEMBER 2000
L
'72'
56'
60'
[9'I
14'
, i I
S-LANE MA30R ARTER/AL 120' R,/*W
50'
50'
PPJY.U~ .,CRTERIAL 100'
sgco~'~a¥ ~rg~u, 9~' ~/~
(wn'a a.~ n mc~az ~)
8' 32' ] 32' 8'
I
~:~ONDkEY ~ Bo' R/'~
SOURCE: Ausfln-Foust Associates, Inc.
Figure C-1
Typical Cross-Sections
21
paths, extra parkway or median landscape treatment, etc.). Another design
consideration is the need to provide for the capacity requirements as speci fled
in the County Master Plan of Arterial Highways. Specific design
requirements for construction are available for public streets from the Public
Works Department.
To accommodate the estimated future traffic on the arterial highway system,
two qualifiers are included into the highway component of the Circulation
Element:
Modified Right-of-way
This qualifier is used in the" ........
the City's em'rent Arterial Highway Plan. It allows for achieving the same or
similar traffic-carr34ng capacity ofbasic roadway classifications and typical
sections identified for each classification type, but within a reduced right-of-
way. Typical changes to the basic section may include reductions in median
width and sidewalk/pathway width, reduced lane standards and elimination
of parking and bike lanes.
Augmented Capacity
The traditional approach to providing additional capacity on an arterial
system is to upgrade individual arterials to a higher facility type or to add
lanes. Typical examples would be upgrading a four-lane primary to a six-
lane major and upgrading a six-lane major to an eight-lane major. The
implication is that additional capacity should be provided by additional thru
lanes along the length of the arterial.
The augnaented capacity concept focuses on sections ofarterial where the link
capacity is deficient and provides additional capacity by a variety of means
ranging from traffic operations measures to actual roadway widening.
· ,,7 .. -,..-.rt~ ',~:.;~ *;~" ',E' ~', '~ ·
Typical measures include; but.are not hm~te, cl to:
o Addition ofthrou~ or turn lanes
o Preferential traffic signal timing and synchronization
o Auxiliary lanes
o Removal ofon-street parking
o Intersection grade separations
o Grade separated turning movements
o Access consolidation
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CIRCULATION ELEMENT
SEPTEMBER 2000
o Access limitation: right-tums only, or no access (streets and/or
driveways)
o Pedestrian grade separations
o Bus turnouts
o Other traffic engineering or traffic management strategies which
provide enhanced capacity
The intent of these measures is to minimize conflicts with cross-traffic, to
improve traffic-carrying capacity, and to facilitate improved traffic flow along
arterials. The augmented capacity concept is therefore intended to represent
a strategy that can be utilized on all or a portion of a section of roadway to
enhance traffic-carrying capacity.
Common applications of augmented capacity include auxiliary lanes which
allow for right-turn movements into and out of driveways or side streets, and
additional lanes at intersections. An example of auxiliary lane deplo)xnent
is on a section of arterial adjacent to a freeway interchange. A significant
increase in capacity can be gained by providing auxiliary lanes on the arterial
which serve as dedicated lanes for the on and off-ramps. An example of an
auxiliary lane can be seen on the section of Jamboree Road north of I-5 where
Jamboree Road has three lanes plus an auxiliary lane. Intersection widening
is another form of capacity augmentation, and may include additional turn
lanes as a means of increasing capacity, and additional thru lanes may be
added if necessary. Also, as noted above, any traffic engineering or traffic
management strategy which enhances capacity, can be considered as
contributing to the augmented capacity.
Use of this qualifier recognizes that in augmenting capacity from a basic
arterial capacity, indMdual locations have different traffic characteristics and
therefore, need to be addressed individually. Actual improvements will be
determined from special design studies, and by using the augmented capacity
designation, the General Plan has a means of showing where such
improvements might be needed in the future.
PERFORMANCE CRITERIA
Evaluating the ability of the circulation system to serve the desired future
land uses requires establishing suitable "performance criteria". These are the
means by which future traffic volumes are compared to future circulation
system capacity, and the adequacy of that circulation system assessed.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
23
CIRCULATION ELEMENT
SEPTEMBER 2000
Performance criteria have a policy component which establishes a desired
level ofservice (LOS) and a technical component which specifies how traffic
forecast data can be used to measure the achievement of the criteria. The
performance criteria used for evaluating volumes and capacities on the City
street system are summarized in Table C-2 and include both average daily
traffic (ADT) link volume and peak hour intersection volume criteria.
The City of Tustin has established level of service LOS "D" as a threshold
standard to monitor capacity needs for both ADT link volumes and peak hour
volumes. Because of the significant amount of regional traffic on the
designated Smart Streets (Irvine Boulevard, Edinger Avenue, and Jamboree
Road south of Irvine Boulevard) level of service "E" is the recommended
standard for these facilities, consistent with CMP guidelines.
Table C-3 describes traffic flow quality for different levels of service. Such
criteria would be applied consistently for evaluating land use and circulation
system changes and are the basis for the General Plan circulation
recommendations contained in this report.
RELATIONSHIP TO LAND USE
Future traffic volumes and highway capacity needs are directly related to
future land use. Table C-4 compares existing and buildout land use and the
corrqsp.o.nding trip generation.. !~i~)g Daily trip generation for the entire
,C!ty in. [99.3 is around 4q9;400 5.,_8..9,_5.3..3.~vehicle trips per day. Approximat~y
.40 -36 percent of this is attributed to residential uses, with the remaining .6.0_
64 percent generated by non-residential uses. For buildout of the proposed
General Plan !a..n~,gs.e.s, the comparative total ADT trip generatig.n, is
approximately 1,0. 8~.1,058 766,P,P_,P, average daily trips, an increase of 83 6-3
percent.
The Arterial Highway Plan presented in the next section is designed to carry
the added trips that will occur with buildout of the City's General Plan land
uses and with the buildout ofthe general plans of the surrounding cities and
the county. Traffic increases from the latter involve significant amounts of
through traffic on certain facilities, such as Irvine Boulevard and Redhill
Avenue.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
24
CIRCULATION ELEMENT
SEPTEMBER 2000
Table C-2
CIRCULATION SYSTEM PERFORMANCE CRrrERIA
The following are the performance criteria used for comparing volumes and opacities on the city sweet and
highway system:
AVERAGE DAILY TRAFFIC (AD'r) ~ VOLUMES
Level of Service D - All roadways, except designated ~i'~~.~ highways
Level of Service E - CMl) highways
Table A below shows ADT vohtrnes corresponding to these levels of service.
II. PEAK HOUR INTERSECTION VOLUM~
Level of Service D - Thre~old level of service.
Level of Service E - CMP highway intersections.
Table B below sho{vs how these levels of service are specified.
Note: For evaluating land use and circulation system changes in accordance with the Growth Management
Element of the General Plan, the peak hour intersection portion of the performance criteria is applied.
Table A
ADT LEVEL OF SERVICE VOLUNI~ BY FACILITY TYPES
FACR.f~f TYPE
MAXIMUM VOLUME
LOS D LOS E
Major (8 lanes divided) 67,500
Major (6 lanes divided) 50,600
Primary (4 lanes divided) 33,800
Secondary (4 lanes undivided) 22,500
Colleaor (2 lanes undivided) 11,300
75,000
56,300
37,500
25,000
12,500
Table B
PEAK HOUR LEVEL OF SERVICE
Peak hour intersection Level of Service (LOS) to be based on Intersection Capacity Utilization CICU)
value~ calculaled as follows:
Saturation flow rate
Clearan~ ir,terval
1700 Vehicles Per ho~r (VPH)
None
Levels of Service are as follows:
LEVEL OF SERVICE
MAXIIVfUM ICU VALUE
LOS A .60
LOS B .70
LOS C .80
LOS D 30
LOS E 1.00
LOS F Above 1.00
Note:
For evaluating land use and circulation system changes in accordance with the Growth
,Management Element of the General Plan, the peak ho~r intersecxion portion of the
performance criteria is applied.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
25
CIRCULATION ELEMEI~rr
SEPTEMBER 2000
LEVI!L OF
SERVICE
Table C-3
PEAK IIOUR LEVEL OF SERVICE DESCRIPTIONS
TRAFFIC FI ,OW QLJAI.H'Y
V.C
VAI.I;E
I. VOI.UME.'CAPACI]'~/ RELATIONSI III'S~
A
l.ow volumes; high speeds; speed not restricted by other vehicles; all signal cycles clear
with no vehicles waiting through more than one signal cycle.
0.00 - 0 60
Operating speeds beginning to be affected by other traffic; between one and 10 percent
of the signal cycles have one or more vehicles which wait through more than one signal cycle
during peak traffic periods.
0 61 - 0.70
Operating speeds and mancuvcrabihty closely controlled by other traffic; between I I and
30 percent of the signal cycles have one or more vehmles which wait through more than one s~gna]
cycle during peak traffic periods; recommended ,deal design standards.
0.71 - 0.80
Tolerable operating speeds; 31 to 70 percent of thc signal cycle have one or more vehicles
which wait through more than one signal cycle during peak traffic periods; often used as design
standard in urban areas.
0.81 - 0 90
Capacity; the maximum traffic volume an intersection can accommodate; restricted speeds:
71 to 100 percent of the signal cycles have one or more vehicles which waft through more than one
signal cycle during peak Iraffic periods.
0.91 - 1.00
l.ong queues of traffic; unstable flow; stoppages of long duration: traffic ,~olume and traffic abo,,e 1.00
speed can drop to zero; traffic volume will be less than the volume which occurs at Lex'c! of Service "F.".
II. INTERSF. CTION DF.I.AY RI'71.ATIONSHIPS:
A
l.~v,' delay (less than 5.0 seconds per veh,cle). Occurs when progression is extremely favorable, and most
vehicles arrive during the green phase and do not stop at all.
B
Delay in the range of 5 to 15 seconds per vehicle. Generally occurs with gt'xxt progression and'or short cycle
lengths.
Delay in the range of 15 to 25 seconds per vehicle. These higher delays may result from fair progression and or
longer cycle lengths. The number of vehicles stopping is significant at this level, although man)' still pass through
the intersection without stopping.
D
Delay in a range of 25 to 40 seconds per vehicle, and thc influence of congestion becomes mom noticeable.
b. mger delays may result from some combinations of unfavorable progression, long cycle lengths, or high VIC
ratios. Many vehicles stop, and the proportion of,.ehicles not stopping declines. Individual cycle failures are
noticeable.
Delay in the range of 40 to 60 seconds per vehicle. This is considered to be the limit of acceptable delay. These
high delay values generally indicate poor progression, long cycle lengths, and high V/C ratios, lndMdual cycle
failures are frequent occurrences.
Delay in excess of 60 seconds per vehicle. This is considered to be unacceptable to most drivers. This condition
often occurs with ovc'r saturation, i.e., when arrival flow rates exceed the capacity of the intersection. Poor
progression and long cycle lengths may also be major contributing causes to such delay levels.
Source: (i, lliehwav Capacity Manual, I Jighway Research Board Special Report 87, national academy of sciences, 1965.
l:' Highway Capacity Manual, 'l'ranspormtion Research Board Special Report 209, National Research Council, 1985.
Note:
For evaluating land use and circulation systems changes in accordance with the Growth Management Element of the
General Plan, the peak hour intersection potion of the performance criteria is applied.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
26
CIRCULATION ELEMENT
SEPTEMBER 2000
'fable C-4
I.ANI) USF. AND TRII' GI:NERA'! ION SUMMARY
.... 1993 ........ Future ....
Land Use Calegory Units Amount ADT Amount ADT
1. CH'Y OF TUS'HN
2. SPHERE OF INFLUENCE
TOTAl.
2. Comrnercial!Office'lnd. TSF 11,926 275,434 28,555 625,744
3. Other .... ,~ 43.241 ~ 79,197
Sub-Total 3.66,888 955,613
1. Residential I)U ~i'~'~ '.l'o.T.,.~4.. ~ ~'~J~'~ '10313"~3
2. Commercial*Office!Ind. TSF 75 . ;2,~! 3 113 2,467
3. Other .... ..ri? .19.089 --- ..i9,635
Sub-Total 122,645 125,445
1. Residenual DU 25,756 ~Z46,:~5~ 38/153 354~1~1 ~
2. Comrnerc:al.'O ffi cc.'Ind. TSF 12,001 277,947 28,668 628.211
3. Other .... .-.- 62330 -- 98,832
Sub-Total 589,533 1,081,058
Note: DU ~ Dy, oiling Units, TSF = 'l'housand Square Feet. ADT = Average Daily Traffic
Thc "Other" land use catego~' refers to schools, churches, hospitals, hotels, parks, etc., v, hich do not have a square foot based
trip rate (see trip rates m Appendix A). The square footage, equivalents are shown in parenthesis to provide consistency with
the data given in the Land Use Element.
Source: City of Tustin General Plan Amendment Trffic Study, Austin-Foust Associates, October 1995.
GENERAL PLAN CIRCULATION SYSTEM
The goals and policies included in this Element emphasize the need for a
circulation system that is capable of serving both existing and future residents
while preserving communit3, values and character. The location, design, and
constituent modes of the circulation system have major impacts on air
quality, noise, community appearance, and other elements of the
environment.
The highway network designated in the Arterial Highway Plan is illustrated
in Figure C-2, and indicates all of the designated Major arterials, Primary
arterials, Secondary arterials, and the sections of roadway designated for
modified right-of-way or augmented capacity. Table C-5 provides an
additional description of the Arterial Highway Plan links. Discussions on
sections of roadway for which these two qualifiers are proposed as follows:
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
27
CIRCULATION ELEMENT
SEPTEMBER 2000
17~4
$?
East ~'n Trs~-~portatton
Corridor ~]iEn~nent is
diagrammatic only.
/
~I~ --
NORTH not to scale
SOURCE: Ausfin-Foust Associates, Inc.
GENEI~M., PLAN
Sepl~ber 2O0O
LEGEND
Major (8 lanes)
M~jor (6 lan~s)
Modified M~jor (6 l~es)
Mo~iet P~ (4 l~es~
Secon~ (4 or 2 l~es)
A~ted Roadwa~
pl~_. ~a Bo~d~
Figure C-2
Arterial Highway Plan
TABI,E C-5
ARTERIAl. ltlGHWAY
Link Classification Link Classification
Armstrong. so I,oop Rd N Sccondaq' Irvinc w:o Yorba Major (A)
Armstrong s'o ~'amcr $ccondar) Irvine w;o Prospect Major (A)
Armstrong n.'o Barranca Secondary Irvine e:o Prospect Major
Irvine e'o I Iolt Major
Barranea c'o Red Ihll Major I~'ine e o Newport Major (M, A)
Barranea w.'o Von Karman Major Irvine ~.'o Red I lill Major (M, A)
P, arranea w/o Jamboree Major l~'ine w/o Browning Major (M, A)
lrvine w/o Tustin Ranch Major (A)
Browning s'o Irvine Secondary lrvine e'o Tustin Ranch Major
Browning s.'o Bryan Secondary Irvine w;o Jamboree Major
Browning n'o Nisson Secondao' Jamboree n;o Tustin Ranch Rd. Major
Browning s,o Nisson Secondary Jamboree s,'o 'l'ustin Ranch Road Major
BD'an e'o Newport Secondary
Bryan w o Red lhll Secondary Jamboree s o Porlola Major
Bo'an w o Browning Secondary Jamboree s. o In'ine Major (A)
Bryan w'o Tustm Ranch Primary Jamboree s 'o BE,"an Major (A)
Bryan w:o Myfozd Priming.' Jamboree s.:o El (:amino Major (A)
B~'an w o Jamboree Primm3' Jamboree s o Walnut Major
Jamboree s o Edinger Major
Del Arno s'o Edmger SecondaW Jamboree s,o Warner Major
East Connector do F, dinger Secondary Loop Rd e/o Red I lill Secondary
Loop Rd N e/o Armsl~'ong Secondary
Edinger w,o Del Arno Major Loop Rd w/o Tusfin Ranch Secondary
Edinger w o Red Ilill Major Loop Rd N e/o Tusfin Ranch Secondary
Edinger e'o Red Ilill Major Loop Rd rdo Warner Secondary
Edinger w o 'l'ustin Ranch Major Loop Rd S e/o Tustin Ranch Secondary
Edinger ~'o Tustin Ranch Major Loop Rd S e/o Armstrong Secondary
Edinger w:o Jamboree Major
Edinger clo Jamboree Major Main w/o El Camino Real Primary
./~lii'~i e/~. F_,'I 'C,a'mi~o Real Primary
El Carnino wo 1'~ Seeondary Main e.'o Prospect Secondary
El Camino s~o Main Secondary Main c/o Newport Primary
El Camino e.'o Newport SeeondaD' Primary
El Camino e:o Red Hill Secondary McFadden w,:o Williams Primary
F.I Camino e,'o Browning .c, eeonda~' McFadden e,'o Williams
El C,'amino e/o Tustin Ranch Secondary
E1 Camino e/o Myford PrimaD, McFadden w;o Walnut Primary
McFadden w/o Newport Primary
1" w/o Yorha Primary
I'~ e/o Yorba Primary Myford s,'o lrvine Secondary
I" w/o Prospect Primary Myford s/o Bryan Secondary
1~ w/o Newport Primary Myford s,'o El Camino Real Secondary
Mydord n/o Walnut Secondary
Harvard n/o ICD Secondary
I la~'ard s;o lCD Primary Newport n/o Ir~'ine Primary'~A)
Harvard n/o Warner Primary Newport n/o Holt Primary (A)
Nevqaort s/o Holt Primary (A)
Holt s/o 17* Secondary Ne~9ort s/o 1 '~ Primary (A)
Holt .~'o Irvine Blvd. Secondary Newport n/o Main Primary (A)
Newport rdo El Camino Real Primary (A)
Newport s/o E1Camino Primary (A)
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
29
CIRCULATION ELEMENT
SEPTEMBER 2000
TABI~E
ARTERI..XL ilIGltWAY i'I~..',,N
l .ink Classification l.mk Classifica:mn
Newport s/o I-5 Major(M) 'l'ustin n.'o I" Major
Ncwporl n'o McFadden Major(M)
Ncwporl s/o Walnut Major(M) Tustin Ranch s'o .lamborcc Major
Newport n/o F.,dinger Major Tustin Ranch n 'o I,a Co]ina Major
Newport s/o F, dingcr Major Tustin Ranch s/o La Colina Major
Newport n'o Valencia Major Tustin Ranch s.'o l~'ine Major
Tustin Ranch s/o Bryan Major
Old I~'ine e.'o Newport Secondary Tustin Ranch s,'o El Cm Real Major
Tustin Ranch n/o Walnut Major
Portola w,'o Jamboree Primary Tustin Ranch n/o Edinger Major
Pr,,sp~ct s/o Sa.~ Clara Seconda,~' ~'~;~i'i;i~ifi'~/~; ~/~e;- Ma{o;
Prospecl s/o 17a' Secondary rr~i(t~ ~'~:h's~' W;rner Major
Prospecl s,'o I~'inc SecondaD' Tustin Ranch n :o Barranca Major
Red l lill s,'o l~'ine Primary Valencia w/o Red Hill Primary(A)
Red thll s,'o Bryan Major
Red [dill s,'o E! Camino Rea] Major Walnut v. o Newport Primary
Red I hH n/o Nisson Major Walnut w,o Red I hll Primary
Red I lil] n o Walnut Major \Valnut v.. o Browning PrimaD'
Red Hd] n,o Sycamore Major \Valnut ~. o 'l'ustin Ranch PrimaD'
Red I lill n,,'o [Mmger Major Walnut v, 'o Myford PrimaD'(A)
Red Ihll s,'o t:dinger Major(A) Warner ,,s, o Red I lill Major
Red I hll s,'o Valencia Major
Red I li]l s,o Warner Major Warner ~o Red Hill Major
Wah~er e./o Armsu-ong Major
Santa Clara v..,'o Yorba S¢condaD' Warner b../o Tustm Ranch Major
Santa Clara w,'o Prospect Secondary W~'~'er ~/o Loop ROad Prirna~
17~' e/o SR-55 NB Ramps Major(A)
17~' w/o Yorba N. Major(A)
17~' w/o Prospect S. Major Williams n/o McFadden Secondary
17'~ w,'o Prospect N. Major
Yorba s/o Santa Clara Secondary
Sycamore w,'o Ne~.port Secondary(A) Yorba s.'o 17a' Secondary
Sycamore eYo Newport SecondaD' Yorba s/o l~'ine Secondary
Notes: (A) denotes augmented facility; (M) denotes modified section.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CIRCULATION ELEMENT
SEPTEMBER 2000
Modified Right-of-Way
As noted earlier in this chapter under the description of individual roadway
classifications, major and primary arterial designations may not always imply
the full right-of-way requirements as indicated in the standard cross-sections.
Locations where such modi fled cross-sections are designated are as follows:
o Irvine Boulevard, Ne~vport Avenue to Browning Avenue:
Classification: Modified Major (six-lane major arterial with
modified cross-section)
o Newport Avenue, I-5 to Sycamore Walnut Avenue:
Classification: Modified Major (six-lane major arterial with modified
cross-section)
"'-'"--'-'--" ............ "B lng
o Walnut Avenue,. - own
VIII ~aa~gll ~tl get tO gfl~t gl i .........
I lllllrtl.y [l~JLll-lta/l~ l..JlllilO..l.~ talL~tJenl ~n, lLll
In each case it has been assumed that the modified cross-section will not
affect the ADT capacity (e.g., a modified major will have the same capacity
as a major).
Augmented Capacity
As noted in the earlier discussion on this concept, the actual improvements
for capacity augmentation will be determined during special design studies.
The following are the roadway sections for which the augmented qualifier is
proposed:
Irvine Boulevard: This is a designated "Smart Street" on the County MPAH
(previously referred to as "superstreet"). As such, capacity enhancements
could range from maximization of intersection capacity under a basic six-lane
facility, to a wider facility with potential grade separation at major
intersections. As part ofthe countywide smart street program, the county will
undertake the requisite design studies to identify future improvements along
this facility. The two sections noted here as needing augmented capacity are
fi'om SR-55 to Prospect Avenue, and Newport Avenue to Tustin Ranch Road.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
31
CIRCULATION ELEMENT
SEPTEMBER 2000
Redhill Avenue: Thc Circulation Element includes thc southward extension
of Newport Avenue to Valencia Avenue as a six-lane major arterial and
Valencia Avenue is designated as a four-lane roadway from that connection
point to Redhill Avenue. At the point where Valencia Avenue meets Redhill
Avenue, there is essentially a convergence of a four-lane and a six-lane
facility ""' ....... '-:---J---' ....... :--': ....... -' *' ................ : .... ~'"'- ~'-:"
The Cities of Tustin and Irvine have negotiated an agreement concerning the
mitigation of traffic impacts resulting from the City of Irvine's decision to
increase the allowable intensity of development within the Irvine Business
Complex (IBC). Under the agreement, a Project Design Report will be
prepared which recommends improvements necessary to City of Tustin
standards for mitigation of traffic on Red Hill Avenue between Barranca
Parkway, Dyer Road, and the I-5 freeway. Each City will pay its fair share
of the cost of the necessary traffic improvements in accordance with the
agreement.
The future closure of the MCAS, Tustin may provide opportunities for other
means ofcapacity increases in this area (e.g., an extension of Valencia into
the Base and then south to Von Karman). Roadway assumptions will be
determined at the time roadway analysis is prepared.
Newport Avenue: On the section of Newport Avenue north of I-5, future
traffic volumes will exceed the ADT capacity ofthe current four-lane primary
designation. Augmentation is recommended in the form of auxiliary lanes
and additional turn lanes at intersections·
Seventeenth Street, SR-55 to Yorba Street (north): This section of
roadway near the SR-55 interchange will require some form of capacity
augmentation, and the specific treatment should be determined in relation to
the intersection capacity needs of the ramps and of Yorba Street.
Jamboree Road, north of BD'an Avenue to 1-5: The southbound direction
on this section of roadway is already augmented (except for a final widening
project between E1 Camino Real and the northbound I-5 on-ramp). Future
improvements on the northbound side were proposed for similar auxiliary
lane treatment in the East Tustin Specific Plan.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
32
CIRCULATION ELEMENT
SEPTEMBER 2000
Valencia Avenue: With the southward extension of Newport Avenue to
Valencia Avenue, this roadway will need to be designated as an augmented
primary.
Walnut Avenue, Tustin Ranch Road to Myford Road: Future volumes on
this roadway indicate a need for augmentation, probably in the form of
intersection treatment at Myford Road, as traffic from the industrial area in
this vicinity is attracted to the future Eastern Transportation Corridor
interchange with Walnut Avenue.
In 1984', ~e.0rang~ Cot~nt3/Tr~';~.o.'rtati6~i e0mmi~sior~ ~:OCTC) adopted the
Superstreets Program for Orange County in an effort to increase the traffic
flow and vehicle capacity of major arterial highways. The program identified
potential Superstreet candidates, various roadway improvements, financial
costs and ftmding sources. Since that time, the Superstreets in conjunction
with the County's State Highways, have been designated as the Congestion
Management Program (CMP) Highway System. Recently, the term
"Superstreet" has been changed to "Smart Street".
Withi'n the 'city oi Tustini.l~dinger A~efi~e}.:Jamb~ree Road'sOuth 0f Irvine
Boulevm'd,"and Irvine B0ule~'~d ~ ii~cl'ud~d 6nthe CMP Highway System.
~ ,-,,,' ;.~ ,.. i,.'?~:,,. ?~ :~,;%,,q;.', ,' .?., , . · ..o %; :
.The~e Yb'a,d. ways must mam~ini~sp'~ffie.d: leyel"'of, servace (LOS) standards
t '-'~ ~(,'2:' .~.'. ~,,' - ' : b~'~'i.oV''' ~:.~ ~_"~'.~'~ ',~' :,'hA ;,~: '..';'::~',~ ' ~' ',
CL,OS.."E~['or beg.'.er.)to be eh~ble f6r tl/e' fuiii:Wgenerated by thepassage of
Potent-tM Smart Street Progeamlimisrbv~m~ents for Edinger Avenue (Moulton
"~" "i'e:'~,..~'-~' '~ ~ ', ~,~,% ' ,~..,..¢.I- '.' ~,,',t,<,~, ~,~,~' ~: .~' .',.~,4 i~'~ , ,;~" ' ;" '
Parl~//y)."as ~denttfied':m'tlie'.!!,M~oulton" Parl~way Superslxeet Study (see
., '...,? . .:..:,. .'.. ~...., ..:...:'..,:~.,-.~',~.,~_.2~,, :-~.~..~ .:'~ :...:.:. :..'.. . . .; .
Reference~5 :m'. Chapter '1); mclfide,s~..~.al~..eoordmalaon' and. modffication,
~,~ , '. , ~, ,',,x.,~'~', -.; .-,e.,~ *~-'-~ ~,,r,~..,N~ .~ct-,~ ""I~ ' ~ ~ '~' ~-' ' ' *~'-' * ' ·
.. .? ..... ., . ~: ..... ~.: ....... .,...~/~ ..... .......... ~ .t',.,, .....~ .,. .... [. .... ..- .
creat~o.n of bus mmouts;'wid, eru.ng and res~p, mg of mtersecttons; restriction
~'."2~;.~'~ ~:~ ,. ,.~ ?' "' ." ~' -~{* ,-~ ~-*~4 '~.':~.;.~'~ ~.'~.~£~'_~_!~;: ,;~;. ~,, ,: .~'~,~,: ~ ,,,;' %-.',:
Sti-bet;~.but:.has'n.o,t yet: been me
~~l~t6I~xp~t;:~L~: capacity
.,,;
'~~V~a Sm~l~e malo~.menm;:' ~
~~~i-~,~; .,.,-', ....... '.
~~~<r :~ ~- ' ..............
ueXe'~onm cap~:
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
33
CIRCULATION ELEMENT
SEPTEMBER 2000
GRADE SEPARATED INTERSECTIONS
Jamboree Road south of lrvine Boulevard is part of Orange County's Smart
Street (Superstreet) system, v,,hich makes it a candidate for various types of
capacity enhancements. For the section south of I-5, Jamboree Road joins the
So..u..t. hg..r. Jy termination of the ETC west leg, and eap.ac;ty enhancements are
ha.v.e.b, een in the form of grade-separated intersections. The Warner Avenue
intersection is already constructed as a grade-separated interchange, and grade
separated interchanges were constructed for Edinger Avenue and Barranca
Parkway.
R'e~l' Fliii')(~) ~hu;'¢-ur~.entiy i~'~.'~'~c ~ ~'~'~"~'i~;: ~i'~' 11~ ~'~-T'& S~' R~ ir0';,d,
and w°Uid achie(,e both 'safet~b'S~d'[hb'~:ity benefi't~;"Fr~5~h'fuim'6 grade
separation. Two other maiOr hrterials.which' Will cross this railroad in the
future; Newport Avenue and Tustin R~/$fi Road m-e planned to have grade
separations.
ADDITIONAL CROSSINGS OF THE 1-5 FREEWAY
The Arterial Highway Plan includes two crossings of the I-5 freeway which
do not exist today. A discussion on each of these follows.
Browning Avenue
The existing Circulation Element includes a Browning Avenue overcrossing
of the I-5 Freeway. Adequate development set-back has been established on
the north site of the freeway to enable the overcrossing to connect with El
Camino Real.
Long-range traffic forecasts for the overcrossing show a future demand of
around 10,000 vehicles per day. This is well within the capacity of a four-
lane secondary roadway (its current Circulation Element designation). The
traffic forecast data indicates that future trips using the overcrossing are
largely local in nature, and the facility will provide local traffic with an
alternative to Redhill Avenue or Tustin Ranch Road as a means of crossing
the fi'eeway. Hence, it does not have any direct major role as a regional
connection, and is primarily a local circulation facility.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
34
CIRCULATION ELEMENT
SEPTEMBER 2000
Without the overcrossing, additional traffic would be carried by Redhill
Avenue and Tustin Ranch Road and Walnut Avenue. The volume increases
could cause the ADT link capacities on Redhill Avenue to be exceeded. Of
more concern would be peak hour operational characteristics, particularly at
Redhill Avenue, as additional turn movement traffic is generated at the
Walnut Avenue and Nisson Road intersections. Special traffic operation
strategies (including changes in lane configurations) could possibly be
required at those locations and at the ramp intersections.
Browning Avenue is on the County MPAH, and hence, a detailed study
would need to be undertaken to support any deletion of this facility. Since
future volumes on both Redhill Avenue and Tustin Ranch Road will be
influenced by future land uses in the event of closure of Marine Corps Air
Station, any detailed studies for potential deletion of the Browning Avenue
overcrossing should be made only after some general indication of any future
land uses and infrastructure on the Base are established. Hence, at this time
the Browning Avenue overcrossing on the Arterial Highway Plan should be
retained.
Myford Road
An overcrossing of Myford Road was considered during the planning work
carried out for the East Tustin Specific Plan. Although the overcrossing was
never placed on the City's Circulation Element, right-of-way was reserved for
its construction should the need for such a facility be established in the future.
The sections of roadway north and south of the freeway are on the City's
Arterial Highway Plan. While future forecasts indicate that the north-south
traffic demand in this area can be adequately carried by Jamboree Road and
the west leg of the Eastern Transportation Corridor (ETC), such a finding is
dependent on the capacity provided by the ETC west leg op.e~ating as a free
c. -,.. , ,_,:,., .... ~ _, .............,,-___, ...... ,~,,-,---~ ~i~'x ~a.,.*..~.4 O.,ad
overcrossmg iiieji.iuii~g ~ o-,:¢rero$siii~ SBOUlO continue to ce a .p~rt oltne
U]ty's A~.e,.rlal Highway Plan until more aevelopment.P, lans ar~evatuatecl m
,?"~ ; 'zl"i',"~.I' ?' ~ ................. ~ ............ ~ ......... ~ .............
RELATIONSHIP TO COUNTY MPAH
The City's Circulation Element recognizes that the County of Orange's Master
Plan of Arterial Highways (MPAH) considers augmented capacity arterials
as those regionally significant arterials on the Smart Street (formerly Super
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
35
CIRCULATION ELEMENT
SEPTEMBER 2000
Strccl) Network wilh an enhanced traffic-carrying capacity. Where such
augmented capacity has been found necessary on those streets within the
City, then it has been included on the City's Circulation Element. The
Circulation Element further recognizes that the opportunities for and the
benefits of the "Augmented Capacity" concept may also be realized at certain
locations on other arterial roadways as a capacity enhancement strategy.
The highway component of the Circulation Element is consistent with the
County MPAH, and as discussed previously, with the augmented qualifier in
specific locations, is able to carry the projected traffic volumes.
MCAs Tustin Amendment
The MCAS Tustin Specific Plan/Reuse Plan identifies new Circulation
Element roadways, such as the southerly extension of Tusfin Ranch Road and
the east west extension. of Warner Avenue through the site, as well as the
addition of a new loop roadway within the site. Within the Specific Plan
area, two alignments are shown for both Tustin Ranch Road and Warner
Avenue. The final aligmment of both roads will be' determined when a
decision on the disposition of the southerly blimp hanger is reached. The
addition of these roadways also requires an amendment to the County of
Orange Master Plan of Arterial Highways (MPAH).
PUBLIC TRANSIT
An existing network of public bus routes providing access to employment
centers, shopping and recreational areas is illustrated in Figure C-3. Service
is provided by the Orange County Transportation Authority (OCTA). The
established network includes Routes 22, 60, 61, 65, 66, 71, 75 and 8-5 .463
and Table C-6 summarizes the origin and destination of these routes.
OCTA is also planning for future facilities and the completion of the Eastern
Transportation Corridor (ETC) could introduce "Park-N-Ride" facilities into
the area, thereby enhancing ridership for non-local trips. ~~
Stahon 'will be' located ;Twithin,:.tlie, C~,ty.~near~ tn~~~,r,~o~
.J"_a!~,.b.]6..' ~r .ee R. 0_ad;and E..dinger A~enue .n..e~.. ~.e..S_C~~ As
noted in the policies for Goal 5, the City will continue to work with OCTA
to provide additional service and encourage maximum use of public
transportation.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
36
CIRCULATION ELEMENT
SEPTEMBER 2000
rOIJ~m ST
VVVVVV
]r~ S'T
NORTH not to scale
SOURCE: Ausfin-Foust Associates, Inc.
St'pttnlb~ 20~0
Figure C-3
Existing Public Bus Routes
$7
IANE
Table C-6
OCTA BUS SERVICE 'tHROUGH TUSTIN
OR IGIN 'DESTINATION
Route 22
Route 60
Route 61
Route 65
Route 66
Roule 7 I
Route 75
Route $5
Brca Mall to l.arwin Square via Newport
Larwin Square to Long Beach via Newport and Seventeenth
Santa Ana Civic Center to Fashion Island, Ne~'port Beach via Edinger and Redhill
Sanla Aha to Balboa Peninsula via First, Prospect, Newporl and Irvinc'Bl~'d., Tustin Ranch
and E1 Camino Real
Larwin Square to Golden West College,'Huntington Center via Newporl and McFadden
Mall of Orange to UCI Marketplace via First, Newport, BD'an and Redh-~ Hill
Santa Aha Civic Center Io Lag~na Hills Mall via McFadden, Newport, ~ Walnut, and
Myford
Santa Ana T;r,...i; Transportation Center to Capistrano Beach/San Clernente via Newport,
Nisson and I-5
Source: Tr~sit Gui~l~, Orange Count)' T~.isk Transportation D/s~ei.et AuthoritY (OCTDJ,) "g,3 ~,.~k, R:,-atc
......... ' ................. February
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
38
CIRCULATION ELEMENT
SEPTEMBER 2000
BIKEXVAYS
The existing bikeway system within the City of Tustin and the Planning Area
is illustrated in Figure C-4. There is one Class I bike trail along Newport
Avenue between E1 Camino Real and Irvine Boulevard, and sev.eral.Class II
lanes throuehout the remainder of the City and ~lannin~ Area. The County
· ' , .' ' . ..r,~"'.' "~: :'~.',"~,."~:~ -'%', ,~' '.. ~.' ~./: .... ~.~ "'. . ':.
Remonal :. Trad-. (..C!~s. I). curren_t.ly,._e_.x~t.s~....fi'_6~m_'3. P..e~t._ers~.~anyo.n.,.Rpad to.
Jamboi'ee R0adi~-The network of bicycle routes is only partially established,
and with few exceptions, most bicycles share street right-of-ways with
automobiles.
To provide adequate accommodations in the future, a City Bikeway Plan has
been developed. Missing links in the existing system and constraints for
future routes were considered with the resulting Bikeway Plan illustrated
in Figure C-5. Table C-7 describes and summarizes classifications relating
to the Plan. The future network is comprehensive with several new facilities
and extensions to existing routes. A conscious effort was exerted to ensure
the Bikeway Plan achieved a continuity of routes and trails that did not
terminate except at logical locations such as schools or parks.
A Class I trail is proposed along the Peters Canyon Wash on the. eastern
boundary of the City. This trail is part of the East Tustin and Lower Peters
Canyon Specific Plans and will also,orovide facilities for oedestrians and
ea uestrians. The trail also extends north of Tustin Ranch Road alone Pioneer
Way, then inland adiacent to the Cedar GrovePark site and hillsJde,.arcas.to
the west providing access to P. eters Canyon Regional Park....The trail is part
of the regional trail network.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
39
CIRCULATION ELEMENT
SEPTEMBER 2000
.~ANTA
J~
%
WAY
NORTH not to scale
SOURCE: Ausfin-Foust Associates, Inc.
L~GEND
Claas I e~ City Boundary
Cl~u I~ * Sohool Site
County R~tonal Trail
Figure C-4
Existing Bikeways
4O
A~
f
·
mmm
·
·
·
...
...
NORTH not to scale
SOURCE: Austin-Foust Associates, Inc.
A
~E~T~RAL PLAN
2000
mm ~n. I '0'~' City Boundary
m Cla~s Il ~, ~ planning_ Area
m Damh~ ~m m~ca~ po~n~
Figure C-5
Master Bikeway Plan
Table C-7
BIKEWAY CLASSIFICATION DESCRItrrIONS
CLASS I BIKE PATH or BIKE TRAIL
Provides a compleu:ly separated right-of-way designamd for the cxclusivc use of bicycles and
pedestrians; crossflows with motorized vehicles minimized.
Sizing:Minimum width for Class I (two-way) is eight feet. Desirable width is 10-12 fe~,~.
Minimum shoulder width of two fee', each side.
Minimum width for Class I (one-way) is five feet. Minimum shoulder width of two fe~t
each side.
CLASS ri BIKE LANE
Provides a restricted right-of-way on a roadway's shoulder designated for the exclusive or semi-
exclusive use of bicycles with thru travel by motor vehicles or pedestrians prohibited; vehicle
parking and crossflows by pedestrians and motorists permitted. Vehicle parking in a Class I'1' bike
lane is not desirable and should be discouraged and/or restricted where possible. Additional lane
width (12 feet minimum and 13 fee~ desirable) shall be required if on-sweet parking is permitted.
Sizing:
Typical width of eight feet. A reduction in width to allow for restriping of an existing roadway or
for added turning lanes may be permiued. In such cases, a five foot width, or gutter width plus
three feet, wh/chever is greater, is the minimum width.
CLASS m BIKEWAY
Provides for shared use of roadway facilities. These bikeways share the su'm:t with motor vehicles
or share the sidewalk with pedestrians. In both of these conditions, bicycle use is a secondary
function of the pavement.
References: 1. Caltrans 'Planning and Design Criteria for Bikeways in California'
2. County of Orang~ adopted standard Plans for Biimways
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
42
CIRCULATION ELEMENT
SEPTEMBER 2000
PEDESTRIAN CIRCULATION AND PARATRANSIT
As related to safety, guidelines are administered through the development
review process for the construction of pedestrian facilities (i.e., sidewalks,
paths, wheelchair ramps, etc.), based on City policy and federal/state
mandates. Sidewalks are typically required as a condition of approval or
permit issuance for all development. Wheelchair ramp curb improvements
are also required to meet access provisions under the American Disabilities
Act.
Paratransit sen'ices, or transportation services for the mobility-impaired, are
provided by OCTA's Dial-A-Ride for senior citizens and the disabled, and by
special services for senior citizens participating in programs at the Senior
Center.
AIR
Air travel is available from John Wayne Airport (JWA) in Orange County,
approximately five miles to the south by surface roadway. As the closest of
the regional airports, J WA would be the major facility for air travel for Tustin
residents. Other regional airports are located approximately 20-50 miles to
the north in Long Beach, Ontario and Los Angeles.
9t The former United States Marine Corps helicopter station (MCAS Tustin)
was located in the southem portion of the City. Thc~a,~,,,t~',~'---": ...... ,,,-,,,~.'~-'-'~ is
~.}.~UI, g..IIIIIIg.,IIL-UJ. Jg.~IgXLGLL, 1~ JAUL U[Jt-.II lUX I./LIUII~ I.J~..
.... 0fth "" ' ..... '
...... ; e b'aSe'will result in the
~,,,., ¥ ,,.,, ,,,~ ~,,,.,~,,~,,,,. A. soecific plan for reuse
eliminaiioh Of ~iviation Uses:. wi~"thd 'exc~tion Of heti'p.orts in~vidually
permitted or blimpoperations'' .int m"'" use.
RAIL
Passenger rail sen'ice is provided from two Amtrak depots in neighboring
cities; Irvine to the east and Santa Ana to the west.
Commuter rail sen, ice is planned under the Los Angeles/San Diego
(LOSSAN) Corridor Commuter Rail Action Plan. Commuter sen, ice within
the corridor will require stations at various locations. One of the stations
contemplated by OCTA for this system W,!I.1 may be located in the City of
Tustin in the vicinity of Edinger Avenue near Jamboree Road. At maximum
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
43
CIRCULATION ELEMENT
SEPTEMBER 2000
operational capacity, the LOSSAN line could include as many as nine
Commuter Rail round trips, nine Amtrak round trips, and four freight trains.
Full implementation of service along the corridor is expected by 1995. and
The Orange County Transportation Authority is also evaluating the regional
rail system through its Countywide Rail Study (CRS). This study is assessing
congested traffic corridors and identifying rail and bus enhancements to the
existing transportation system. While additional rail lines and improved
service are being evaluated as part of this study, stops in Tustin are not
currently proposed.
TRUCKING
Two routes have been previously identi fled for designated truck travel within
the City of Tustin, including Irvinc Boulevard along its entire length, and
Redhill Avenue in the vicinity of Irvine Boulevard.
In addition to local streets where truck travel is prohibited, weight restrictions
for commercial trucking have been imposed on several facilities and these are
summarized in the following table:
Table C-8
WEIGHT-RESTRICTIONS ON COMMERCIAL TRUCK lNG
Street
Weight
Location l.imit
"A" St
"B" St
"B" St
First St
Garland Ave
Mountain View Dr
Olwyn Dr
Walnut Ave
Woodland Dr
First St to lrvine Blvd 3 Tons
First St to h-vine Blvd 3 Tons
Main St to Sixth St 2 Tons
Newport Ave to Redhill Ave 3 Tons
Woodland Dr to Redhill Ave 3 Tons
First St to Irvine Blvd 3 Tons
Redhill Ave to Woodland Dr 3 Tons
Redhiil Ave to Tustin Ranch Rd 3 Tons
Irvine Blvd to Olwyn Dr 3 Tons
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CIRCULATION ELEMENT
SEPTEMBER 2000
HARBOR-PORT
The closest harbor facilities arc located in the City of Newport Beach.
Newport Harbor provides a variety of recreation opportunities including the
chartering of private vessels and regular passenger service to other seaport
destinations, such as Catalina Island. Commercial port facilities are located
in the Cities of Long Beach and Los Angeles.
CITY OF TUSTIN
DILa, FT GENERAL PLAN AMENDMENT
45
CIRCULATION ELEMENT
SEPTEMBER 2000
CIRCULATION ELEMENT IMPLEMENTATION PROGRAM
Many of the Circulation Element policies call for specific implementing actions to be taken
by the city. Other policies refer to subsequent programs and/or actions which will implement
the provisions of the General Plan Circulation Element. The City Council, by incorporating
the Implementation Program into the General Plan recognizes the importance of long-range
planning considerations in day-to-day decision-making, subject to funding constraints. The
following summarizes the various actions to be taken to implement the Circulation Element
of the General Plan.
ARTERIAL HIGHWA. Y SYSTEM IMPROVEMENTS
I. Improvements to Arterial Highway System: Implementing the General
Plan Circulation Element will require adding to or improving the existing
arterial hi,way system. An implementation program to achieve this will
monitor improvement priorities, establish funding sources, and incorporate
the needed improvements into the City's Capital Improvement Program (CIP)
on a regular (e.g. annual) basis. This program is related to the Growth
Management Element which contains a mandate to identify short-range
deficiencies and make necessary improvements. Specific implementing
actions are as follows:
Evaluate and if necessary refine the current CIP mechanism to ensure a
formalized method of i dentif54ng the roadway improvements that need
to be made in a five to seven year time frame.
Establish guidelines for traffic impact fees so that an equitable means
can be established for requiring new development to pay a fair share of
the needed transportation improvements.
Make an annual determination of potential sources of highway funding,
such as Proposition 1 1 1 (Congestion Management), Measure M, and thc
r~,,,,~ ~,,~,,,,~,,~,., Santa Ana/Tustin TSIA.
Coordinate improvement plans with regional activities so that
improvements within the City will obtain maximum benefit from other
improvement activities in surrounding jurisdictions. An example would
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDIvlENT
46
CIRCULATION ELEMENT
SEPTEMBER 2000
be future improvements to lrvine Boulevard and Edinger Avenue, two
designated CMP countywide roadways.
Responsible Agency/Department: Engineering/Public Works, City Council
Funding Sources: Developer exactions, Federal, State and County grants,
City General Fund, other sources
Time Frame: Annual update
Related Circulation Element Policies: 1.1-1.17, 3.1-3.5, 8.1-8.3
2. At-Grade Railroad Crossings:
Continue to encourage Southern California Regional Rail Authority
(SCRRA) to set time schedules and limit train transfer actMties of AT
& SF to off-peak traffic hours.
Through the Moulton Parkway Smart Street Project attempt to eliminate
spur line crossings along Edinger Avenue and study the feasibility, costs
and environmental impacts of a depressed or elevated grade separation
at Red Hill Avenue rail tracks, north of Edinger Avenue.
Explore State, Federal and local funding sources to finance construction
of alternative types of crossings.
ResponsibleAgency/Department: Engineering/Public Works Department,
City Council
Funding Source: State and Federal Grants
Time Frame: On-going
Related Circulation Element Policies: 1.3 and 3.4
3. Dedication/Improvements: The City shall:
o Establish setback lines for future right-of-way to protect ultimate
roadway integrity.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
47
CIRCULATION ELEMENT
SEPTEMBER 2000
o As part of development review, continue to require dedication of
necessary right-of-way and improvement of streets at developer's
expense pursuant to the Tustin City Code.
Responsible Agency/Department: Engineering/Public Works Department
Funding Source: Property Developer
Time Frame: On-going
Related Circulation Element Policies: 1.1, 1.15, 1.16, 5.2 and 5.7
4. Monitoring System: The City shall design and implement a land use and
trip generation monitoring system to be used in determining a projects long
range impact on the City street system.
Responsible Agency/Department: Community Development Department,
Public Works Department
Funding Source: City General Fund
Time Frame: 1993-1994
Related Circulation Element Policies: 1.1, 1.6., 4.4 and 8.1
5u Monitoring Congestion: The City shall monitor congestion on major
streets. As traffic volumes approach or exceed LOS D, increase capacity
through restricting on street parking, improved sig-nal timing, intersection
widening and other traffic transportation system management measures.
Responsible Agency/Department: Engineering/Public Works Department,
Community Development Department
Funding Source: State, Federal and local funding
Time Frame: On-going
Related Circulation Element Policies: 1.4, 1.5, 1.17, 4.1, 4.2, 7.2 and 7.4
CITY OF TUSTIN
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48
CIRCULATION ELEMENT
SEPTEMBER 2000
6. Development Review:
o As part of development review, consider impacts of new driveway
locations and midblock access points on traffic.
o Review all information on projects for consistency with Circulation
Element.
o Review Traffic Demand Management (TDM) submittals and impose
requirements consistent with the City's TDM Ordinance.
Responsible Agency/Department: Community Development Department,
Engineering/Public Works Department
Funding Source: City General Fund, Property Developer
Time Frame: On-going
Related Circulation Element Policies: 1.1, 1.8, 1.10, 1.11, 4.3, 4.4, 6.5,
and 7.1
INTERCITY AND REGIONAL TRANSPORTATION
7. Traffic Impacts Generated from Outside Sources:
o
Continue to review and respond to Environmental documents for
projects from other jurisdictions, specifically analyzing traffic related
impacts to the City of Tustin.
Continue to require measures of other jurisdictions to mitigate traffic
impacts to the City of Tustin.
Work within the powers of the Interjurisdictional Planning Forums and
Joint Powers Agreements to discuss and evaluate new development
proposals which may have traffic related impacts to the City of Tustin.
Responsible Agency/Department: Community Development, Public
Works, City Council
Funding Source: City General Fund, County, other cities
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
49
CIRCULATION ELEMENT
SEPTEMBER 2000
Time Frame: On-going
Related Circulation Element Policies:
1.9, 1.10, 3.4 and 3.5
8. Intergovernmental Coordination: Continue to coordinate with the City
of Santa Ana on Transportation System Improvement Authority (TSIA)
projects.
Responsible Agency/Department:
Engineering/Public Works, City Council
Community Development,
Funding Source: City General Fund, State and Federal funding, T.S.I.A.
funds
Time Frame: On-going
Related Circulation Element Policies: 1.16, 3.4, 3.5, and 8.1
9. Rail Transportation Network: Regional Orange County rail travel does
include an Urban Rail System and the Commuter Rail (Metrolink) System as
an alternative travel mode. The City shall:
Continue efforts to work with the OCTA and adjacent cities in
identifying a station site &iiu available funding sources ~'--,,~, ,,,~ ~,,,,,,,,-,~,"- - ~ ............
......... '-- .... ..... -'-- ,o.'
~.~,,, ~.~,,, to s¢i-,-¢ t,,,. ~,,y ,,, ,,.~,,,, c mplete design and
construction of a commercial station in Tustin.
Continue to monitor studies and participate in the "corridor" (urban rail)
meetings.
Responsible Agency/Department: Community Development/Public Works
Department
Funding Source: City General Fund, State and Federal Grants, Developer
Contribution, Measure "M"
Time Frame: On-going
Related Circulation Element Policies: 1.6, 3.4, 3.7 and 3.8
CITY OF TUSTIN
DR. AFT GENERAL PLAN AMENDMENT
50
CIRCULATION ELEMENT
SEPTEMBER 2000
TRANSPORTATION SYSTEM/DEMAND MANAGEMENT
10. Transportation System Demand Management Strategies: The
Circulation Element requires maximizing the efficiency of the Circulation
System through use of Transportation System Demand Management
strategies. Implementing actions can be summarized as follows:
Implement traffic signal coordination on arterial streets to the maximum
extent practical.
o
Encourage the implementation of Employer Transportation Demand
Management (TDM) measures as required by the Southern California
Air Quality Management District's Rule-l-5 2202 and by Proposition 111
as part of the Congestion Management Program.
o
Require that major new non-residential developments include the
submission of a TDM plan to the City, including monitoring and
enforcement provisions.
Requir.e applicable developments to provide on-site, in a central location
accessible to all employees and tenants, informational sen'ices that will
enhance fi&sharing and the use ofother non-vehicular commute modes.
For public transportation, the desire to maximize transit use is contained in
the Circulation Element. Implementing actions to be undertaken for this are
as follows:
Support the efforts of the appropriate transportation agencies, such as the
Orange County Transportation Authority, to continually upgrade local
and express bus service to and from the Tustin community and to
provide Park and Ride lots near the freeways.
Require new development to participate in transit amenities, such as bus
shelters, turn-outs, landing pads and similar items.
o
Coordinate roadway improvements with transit service so that where
applicable, special features, such as bus tm-outs, can be provided in the
improvement program.
Responsible Agency/Department: Engineering Division, Community
Development
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
51
CIRCULATION ELEMENT
SEPTEMBER 2000
Funding Source: Developer exactions, Measure "M", Proposition 111
'rime Frame: On-going
Related Circulation Element Policies: 3.7, 3.8, 4.1-4.6, 5.1-5.7
BICYCLE, PEDESTRIAN AND EQUESTRIAN FACILITIES
11. Alternative Transportation Modes: These components of the General
Plan Circulation Element provide alternative modes of transportation (in the
case of bicycle), and recreation-related facilities (in the case of bicycle,
pedestrian, and equestrian). Implementing actions are as follows:
Provide uniform standards and practices for the safety of pedestrians and
bicyclists by providing adequate sidewalks, bicycle lanes, and off-road
bicycle trails and requiring dedication and improvement of these
facilities where deemed necessary to meet public needs arising as a
result of development.
Include pedestrian walkway standards as requirements on new
development.
Coordinate the development and maintenance o fbikeways with the work
carried out by the County of Orange for the Master Plan of Countywide
Bikeways.
Encourage City-wide development to participate in transit amenities,
such as bus shelters, turn-outs, and similar facilities.
Responsible Agency/Department: Community Development, Public Works
Funding Source: Developer exactions, Federal and State grants, City
General Fund
Time Frame: On-going
Related Circulation Element Policies: 6.1-6.13
12. Sidewalks in Industrial Areas: Continue to study and implement, if
feasible, the creation of an assessment district for sidewalk construction
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
52
CIRCULATION ELEMENT
SEPTEMBER 2000
within each industrial area which would spread the cost of said sidewalk
construction and administrative district costs over a multi-year payoffperiod
or 10 or 20 years.
Responsible Agency/Department: Public Works Department
Funding Source: Assessment District
Time Frame: 1993/1994
Related Circulation Element Policies: 1.12, 1.16, 6.1, 6.2 and 6.8
PARKING
13. Parking Ordinance Study: The City shall complete a Parking
Ordinance study which will include issues such as guest parking standards,
shared use of parking facilities, parking for smaller vehicles and necessary
changes to City codes and regulations.
Responsible Agency/Department: Community Development Department
Funding Source: City General Fund
Time Frame: 1993
Related Circulation Element Policies: 2.3, 2.5, 7.1, 7.2, 7.3
FINANCING
14. Overall Capital Improvement Program:
Review the City's Capital Improvement Program (CIP) in relation to the
General Plan to ensure that circulation related projects are consistent
with the goals, policies and programs identified in the General Plan.
o Annually review City's funding sources for street and lighting needs.
Responsible Agency/Department: Community Development, Public
Works/Engineering
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
53
CIRCULATION ELEMENT
SEPTEMBER 2000
Funding Source: City General Fund, State and Federal funding, Measure
"M", Landscape and Lighting District
Time Frame: On-going
Related Circulation Element Policies: 1.1, 1.6, 4.2 and 8.3
15. Scheduling Improvements: Schedule improvements as part ofcapital
budgeting process. Improve the streets and intersections delineated in the
Circulation Element.
Responsible Agency/Department: Public Works Department
Funding Source: City General Fund, State and Federal funds, Measure "M",
TS!A
Time Frame: On-going
Related Circulation Element Policies: 1.6, 1.12 and 4.2
CITY OF TUSTIN
DRAFT GENEIL~L PLAN AMENDMENT
54
CIRCULATION ELEMENT
SEPTEMBER 2000
Conservation./
Open Space/
·
Recreation
Element
GENERAL PLAN
TABLE OF CONTENTS
Section
Page
Introduction to the Conservation, Open Space, and Recreation Element
Purpose of the Conservation, Open Space, and Recreation Element
Related Plans and Programs
Scope and Content of the Element
Relationship to Other General Plan Elements
1
2
4
4
Summary of Issues, Needs, Opportunities, and Constraints
7
Air Quality
Natural Resources and Unique Natural Features
Solid Waste Recycling
Energy Resource Conservation
Historic, Cultural, Archaeologic, and Paleontologic Resources
Parks and Open Space System
7
7
9
9
9
10
Conservation, Open Space, and Recreation Element Goals and Policies
11
Air Quality
Natural Resources and Unique Natural Features
Solid Waste Recycling
Energy Resource Conservation
Historic, Cultural, Archaeologic, and Paleontologic Resources
Parks and Open Space System
Related Goals and Policies
11
13
17
18
18
19
24
The Consen, ation and Open Space Plan
25
Conservation and Open Space for Public Health and Safety
Conservation and Open Space for the Preservation
of Natural/Cultural Resources
25
3O
Conservation and Open Space Used for the Managed Production
of Resources
38
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
TABLE OF CONTENTS
(continued)
Section
Page
The Recreation Plan
Relation to Land Use Plan
Park Classification and Standards
Future Recreation Facilities
Conservation, Open Space, and Recreation Element Implementation Program
Air Quality
Energy Conser~'ation
Soil Related Hazards
Water Resources and Riparian Habitats
Plant and Animal Habitat
Topography, Soils, Paleontology, and Archaeology
Managed Resources
Historic Resources
Scenic Resources
Solid Waste
Recreation Facilities
40
4O
4O
48
49
49
53
57
58
60
62
63
63
64
65
66
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
LIST OF TABLES
COSR-1
COSR-2
COSR-3
COSR-4
Conservation, Open Space, and Recreation
Related Goals and Policies by Element
Existing City Parks and Recreational Facilities
Proposed City Parks and Recreational Facilities
Existing and Future Park Acreage Needs
Page
24
41
43
43
COSR-1
COSR-2
COSR-3
COSR-4
COSR-5
LIST OF FIGURES
Hazard Planning Areas
Important Natural Resources
Historic Resources
Scenic Resources
Recreation Plan
Page
29
32
35
37
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
iii
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
INTRODUCTION TO THE CONSERVATION, OPEN SPACE,
AND RECREATION ELEMENT
Due to its location both on the coastal plain and in the Santiago Foothills, the Tustin
Planning Area possesses a wide variety of natural and open space resources. Protecting,
conserving, and managing these resources is the main purpose of the Conservation/Open
Space/Recreation Element. The Conservation/Open Space/Recreation Technical
Memorandum provides the necessarybackground information and supporting documentation
for this element.
According to the California State Government Code, all general plans must include a
conservation element and an open space element. For the City of Tustin General Plan, these
two elements have been combined along with the optional Recreation Element, primarily due
to the overlapping nature of the issues dealt with in the elements.
The conservation element deals primarily with the preservation of natural resources, such as
water, soils, minerals, and animal life. An Air Quality "Sub-element" is also included in the
conservation element. The open space element deals primarily with the preservation of
"open-space land", or land that is used for a~icultural production, scenic enjo.vment, and
natural resource extraction, while the recreation element addresses recreational resources and
needs. The commonality between the three elements includes preservation and management
of natural resources.
PURPOSE OF THE CONSERVATION, OPEN SPACE, AND
RECREATION ELEMENT
This Element meets State requirements concerning the Conservation and
Open Space Elements as defined in Sections 65302d and 65302e of the
Government Code. According to these requirements, the Conservation
Element must contain goals and policies that further the protection and
maintenance of the State's natural resources such as water, soils, wildlife,
minerals, and other natural resources, and prevents their wasteful exploita-
tion, degradation, and destruction.
The Open Space Element must contain goals and policies concerned with
managing all open space areas, including undeveloped lands and outdoor
recreation areas. Specifically, the Open Space Element must identify open
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
space that is left undeveloped for public health and safety reasons and open
space that is used for the preservation of natural resources, for the managed
production of resources, and for outdoor recreation.
The Recreation Element identifies planned park and recreation facilities
designed to support the recreational needs of Tustin's population.
While air quality is not a mandatory General Plan element, the South Coast
Air Quality Management Plan now contains specific requirements for air
quality to be addressed in the Plan. Air quality has been included as a sub-
element to the Tustin Conservation/Open Space/Recreation Element to fulfill
AQMP requirements. The purpose of the Air Quality Sub-element is to
reduce current and projected emission levels through stationary source
control measures; mobile source, transportation and land use control
measures; and energy conservation measures.
RELATED PLANS AND PROGRAMS
]'here are a number of existing plans and programs which are directly
applicable to the aims and objectives of this Element. These plans and
programs were enacted through Federal, State, and local legislation and are
administered by agencies or special districts that have been delegated with
powers to enforce Federal, State and local laws. Federal laws that are
concerned with the protection of significant cultural and natural resources
include the Endangered Species Act of 1973 (as amended in 1978), the
Antiquities Act and the National Historic Preservation Act of 1966 and the
National Environmental Policy Act (N-EPA).
California Environmental Quality Act Law and Guidelines
The California Environmental Quality Act (CEQA) was adopted by the State
legislature in response to a public mandate that called for a thorough
environmental analysis of those projects that might adversely affect the
environment. The provisions of the law, review procedure, and any
subsequent analysis are described in the CEQA Law and Guidelines as
amended in 1991. CEQA will continue to be instrumental in ensuring that
the impacts of all potentially significant projects are assessed.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Air Quality Management Plan
In March-of-t-989 1997, the South Coast Air Quality Management District
ap.d..the Southern Call fomia Association of Governments (SCAG) adopted an
Updated Air Quality Management Plan designed to achieve the National
Ambient Air Quality Standards. '""-- act - ~' ..... : .......... ' ..... -' :- ~- ........
I Jig,
-~' ..... '- ~, "'--'-: ..... ' ........ gg ' - .... "-'- fo '
III~LUI.~ UI t'lll ~.JUIIIILIUII ~UIILIUI 111 OUIILIIg.,.III ~,~,talllUllllgl,
, ,,~l. Since '~--~,,~..,.,~,vL,~,,,--' .... : .... ,.,~"'~'-~,,~ ,"'---,.,,,, 1989 the South Coast Air uality
Management District has witnessed significant regulatory achievements in
reducing emissions from mobile and stationary sources and consumer
products.
California Fish and Game Regulations
Ihe California Fish and Game Code was adopted by the State legislature to
protect the fish and wildlife resources of the State. Special pen'nits are
required for any lake or stream alterations, dredging or other activities that
may affect fish and game habitat.
Other Plans
Plans and programs that contribute to the planning related to conservation,
open space, and recreation include the following documents:
CounD' of Orange Master Plan of Local Parks: The County's Master
Parks Plan provides goals, objectives, and policies and provides implemen-
tation programs for a comprehensive county-wide park plan. In conjunction
with the County's Local Park Code, specific criteria are intended to provide
an adequate supply of usable county parkland. This Plan provides a regional
park planning context for the Tustin Conservation, Open Space, and
Recreation Element.
CounD' of Orange Master Plan of Regional Riding and Hiking Trails:
The County's trails plan provides policies and programs to implement the
future development and operation of the County-wide trails system. The Plan
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
includes an inventory of existing and proposed trails and standards and
criteria for new trails.
County of Orange Recreation Element: The Recreation Element of the
County of Orange General Plan provides an inventory of existing and
proposed parks and open space and includes the Master Plan of Local Parks
and Trails component.
Count), of Orange Resources Element: The County's Resources Element
includes an inventory of the County-wide resources such as agricultural,
mineral, and wildlife resources, energy, water, air, open space, and cultural-
historic resources. The element also includes goals, policies, and pro~n'ams
for the development, management, preservation, and conservation of the
county's resources. This Element provides sources of regional information
affecting the Tustin area.
SCOPE AND CONTENT OF THE ELEMENT
In addition to the Introduction, the Conscrx'ation, Open Space, and Recreation
Element includes four sections: Summary of Issues, Needs, Opportunities,
and Constraints; Goals and Policies; the Conservation and Open Space Plan;
and the Recreation Plan. The issues, needs, opportunities, and constraints
identified in the Technical Memorandum lead to the formulation of Goals and
Policies designed to address the issues identified. The Plan specifically
explains how the Goals and Policies will bc achieved and implemented.
RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
All Elements of a general plan must be internally consistent. This assumes
an interrelationship between each element. The Conservation, Open Space,
and Recreation Element contains goals and policies which support goals and
policies within each of the other elements.
The Conservation/Open Space/Recreation (COSR) Element relates to other
elements in a variety of ways. The Land Use Element directly relates to the
Element by designating areas of the City where open space/recreational
opportunities exist and by designating resources that should be conserved.
Jobs/housing balance issues addressed in the Land Use Element are directly
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
related to the achievement ofair quality goals which are addressed within this
Element.
The City's Land Usc Element contains two land use designations that
encompass open space land uses: Public/Institutional and Planned
Community Public/Institutional.
Public/Institutional: The Public/Institutional designation includes a wide
range of public and quasi-public uses distributed throughout the community
such as schools, churches, child care centers, transportation facilities, public
buildings and facilities, public utilities, libraries, museums, art galleries,
community theaters, hospitals, cultural and recreational activities, community
recreational facilities, and parks. Certain public institutional uses may be
permitted within other land use designations when determined appropriate.
In addition, land uses which support and are specifically related to the
function of the primary institutional use may also be permitted. These
support uses may include residential (for purposes ofhousing persons related
to an institutional use), retail and sen'ice commercial, and industrial uses
(e.g., warehousing for a city yard facility).
PC Public/Institutional: The range of permitted uses is identical to the
Public/institutional Land Use designation. To ensure compatibility of land
uses permitted within the classification, with thc character of surrounding
development and within a development area, the location, land use type,
density and building intensity standards will be specifically govemed by
Planned Community District provisions or adoption of a Specific Plan as
authorized by the California Government Code.
The COSR Element's relationship to the Housing Element is conditioned by
the need to serve a growing population's recreational needs in the areas of the
City with the highest density. Also, housing requirements for land must be
balanced by the need to conserve natural resources.
The Circulation Element attempts to provide an efficient and well balanced
circulation system. The COSR Element includes multi-use recreation trails
which can also serve as elements of the circulation system. In addition, the
air quality component of the COSR Element is closely linked with the
Circulation Element, in that both concerned with reducing vehicle trips and
improving traffic flow.
The Public Safety Element relates to the COSR Element by designating areas
which are unsafe for development such as fault line areas and floodplains.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Although these areas are unsafe for intensive development, such lands may
be suitable for recreation and open space purposes.
Similar to the Public Safety Element, the Noise Element relates to the COSR
Element by discussing a health and safety related issue area. Techniques for
reducing noise often involve open space or some sort ofbuffer zone between
noise sources and noise-sensitive land uses.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
SUMMARY OF ISSUES, NEEDS,
OPPORTUNITIES, AND CONSTRAINTS
This section describes the issues, needs, opportunities, and constraints of the Tustin Planning
Area relative to open space, conservation, and recreation.
AIR QUALITY
o State and federal air quality standards, especially ozone, are often
exceeded.
Extensive use of motorized transportation modes and large particulate
generating uses in area contribute to poor air quality.
Topography, climate, and emissions combine to create an air quality
environment which must be managed for the public health, safety, and
welfare.
New regulations must be implemented to fulfill Air Quality Management
Plan requirements. These regulations include trip reduction, jobs/housing
balance, point source reduction, efficient land use, and alternate forms of
transportation and energy.
NATURAL RESOURCES AND UNIQUE NATURAL FEATURES
Water
o Protection of domestic groundwater supply.
o Continued drought conditions highlight need for continuing
conservation efforts.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACF_J
RECREATION ELEMENT
SEPTEMBER 2000
Riparian llabitat
o Limited riparian habitat exists in the Planning Area.
o The northern half of the Peters Canyon retarding basin supports an
assemblage of riparian vegetation which, when fully restored, would
provide many plant and animal species with suitable habitat.
o Jurisdictional wetlands ar~ preseo, t on.,th.e.M.C.6S.T_.u_~.tm.s]te,.
Eucalyptus, Cedar, and Redwood Trees
The Eucalyptus groves and remaining Eucalyptus windrows in East
Tustin lend a nostalgic rural and agricultural character to the local
landscape. Many of these remaining Eucalyptus trees are dying or in
need of substantial care.
There is a Ccdar,'Redwood grovc on a proposed passive community
park site in the northeasterly portion of East Tustin that is unique and
visually prominent.
Special Management Areas
o Peters Canyon retarding basin and wash offers opportunity for
preservation and conservation of open space and natural amenities.
Hillside areas in East Tustin and the northcasterly portion of Planning
Area are an important identifying feature. There is significant
potential to enhance City's living environment and overall image
through creative and sensitive treatment of major topographic
features.
o The Peters Canyon ridgeline is a prominent visual feature in East
Tustin which should be protected.
Natural hillside features and open space should be used to protect the
public health and safety in areas of potential flooding, severe slope,
poor soil conditions, or geologic h~ards.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Managed Production of Resources
o Limited amounts ofagricultural land rcmain in Tustin.
o Most of remaining farmland is designated Prime Farmland.
SOLID WASTE RECYCLING
o
Southern California continues to generate increasing amounts of solid
waste while landfill space is limited.
Assembly Bill 939 mandated jurisdictions to reduce solid waste by 50
percent by the year 2000.
Implementation of recycling and other solid waste reduction programs
will require cooperation of local residents and businesses and a strong
effort by City government.
ENERGY RESOURCE CONSERVATION
o Limited conventional energy resources require conservation and
development and use of alternative energy resources.
HISTORIC, CULTURAL, ARCHAEOLOGIC, AND PALEONTOLOGIC
RESOURCES
o
There is a wide range of historically significant resources in Tustin.
The tWo Lighter-Than-Air-Hangars at the Marine Corps Air Station are
included on the National Register of Historic Places '""-- '- .... ~' .......
Tustin's location and geology make it an important archaeological and
paleontological resource area.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
CONSERVATION/OPEN SPACE./
RECREATION EI.EMENT
SEPTEMBER 2000
o Methods ofprotccting archaeological and paleontological resources while
pcrmitling development must be addressed.
PARKS AND OPEN SPACE SYSTEM
A comprehensive integrated plan for parks, open space, and scenic
highways docs not exist, and so, a complementary system of such
resources is difficult to create or maintain.
o
Without the support of school facilities, Tustin faces a shortage of
recreational facilities, especially in the southern and western portions of
the community where densities are higher.
The City currently has ---'-' .-,,
~,,,,) A-, 82.4 acres of existing local and
community parks, but needs an additional I"'",,~ 106 acres to serve its
present population based on a standard of three acres per 1,000 persons.
The sphere of influence contains I0 acres ofparkland leaving it 69 acres
short of meeting the needs of both existing and projected populations.
o Regional recreation facilities will be located in Tustin, requiting
coordination with adjacent jurisdictions.
o Limited recreation space often precludes programs for all s%m'nents of
population. Increasing population will aggravate this problem.
o Given the limited recreation space, careful planning is needed to provide
a balance of diverse facility needs.
o The community's facilities are limited and disrepair would create a severe
deficiency in facilities.
o Thc City has lost two parks - Utt Parkette and North Tustin/Santa Clara
Parkette - due to freeway widening improvements.
o
The City has limited resources, so various segments of community must
assume some responsibility for providing facilities, services and
programs.
o Land acquisition for park and open space purposes and development of
recreational facilities must compete for very limited funding sources.
o As Tustin approaches buildout, little vacant or unplanned land remains,
placing additional constraints on future recreational opportunities.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
l0
CONSERVATION/OPEN SPACE,"
RECREATION ELEMENT
SEPTEMBER 2000
CONSERVATION, OPEN SPACE, AND
RECREATION ELEMENT
GOALS AND POLICIES
A substantial portion of the City's natural open space and biological habitat has been replaced
with urban development. However, a significant portion of the community remains in a
natural state in East Tustin. Although much of this area is being developed, the conservation
of open space and natural landforms can help to preserve the character of the area. The
future development of the area will respect these natural features of the community.
The goals and supporting policies included in this Element address specific issues and
opportunities to conserve the City's remaining sensitive lands and to enhance the open space
within thc City.
AIR QUALITY
The quality ofair in the South Coast air basin must be improved to meet state
and federal mandates. Cooperation on a regional basis is necessary to
achieve improvement of air quality.
GOAL 1: Reduce air pollution through proper laud use, transportation
and energy use planning.
Policy 1.1: Cooperate with the South Coast Air Quality Management District
and the Southern California Association of Governments in their effort to
implement provisions of the region's Air Quality Management Plan, as
amended.
Policy 1.2: Design safe and efficient vehicular access to commercial land
uses from arterial streets to insure efficient vehicular ingress and egress.
Policy 1.3: Locate multiple family developments close to commercial areas
to encourage pedestrian rather than vehicular travel.
Policy 1.4: Develop neighborhood parks near concentrations &residents to
encourage pedestrian travel to the recreation facilities.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
I1
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Policy 1.5: Provide commercial areas that are conducive to pedestrian
circulation.
Policy 1.6: Cooperate and participate in regional air quality management
plans, programs, and enforcement measures.
Policy 1.7: Create the maximum possible opportunities for bicycles as an
alternative transportation mode and recreational use.
GOAL 2: Improve air quality by influencing transportation choices of
mode, time of da>', or whether to travel and to establish a jobs/housing
balance.
Policy 2.1' Reduce vehicle trips through incentives, regulations anti/or
Transportation Demand M'anagcment (TDM) programs.
Policy 2.2: Reduce total vehicle miles traveled (VMT) through incentives,
regulations and/or Transportation Demand Management.
Policy 2.3: Promote and establish, where feasible, the use of incentives and
regulations to reduce peak period auto travel congestion.
Policy 2.4: Participate in efforts to achieve increased designation,
construction, and operation of High Occupancy Vehicle (HOV) lanes on local
freeways.
Policy 2.5: Promote all forms of transit serving the City and the urbanized
portions of Orange Count>'.
Policy 2.6: Encourage non-motorized transportation through the provision of
bicycle and pedestrian pathways.
Policy 2.7: Encourage employer rideshare and transit incentives programs by
local businesses.
Policy 2.8: Manage non-residential parking supply to discourage auto use,
while ensuring that economic development goals will not be sacrificed.
Policy 2.9: Encourage businesses to alter truck delivery routes and local
delivery schedules during peak hours.
CITY OF TUSTIN
DRAFT GENEILa, L PLAN AMENDMENT
12
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Policy 2.10: Implement Citywide traffic flow improvements outlined in thc
Circulation Element.
Policy 2.11' Promote State and Federal legislation which would improve
vehicle/transportation technology and cleaner fuels.
Policy 2.12: Implement land use policy contained in the Land Use Element
toward the end of achieving jobs/housing balance goals.
Policy 2.13: Integrate air quality planning with the land use and
transportation process.
GOAL 3: Reduce particulate emissions to the greatest extent feasible.
Policy 3.1: Adopt incentives, regulations, and/or procedures to minimize
particulate emissions from paved and unpaved roads, agricultural uses,
parking lots, and building construction.
GOAL 4: Reduce emissions through reduced energy consumption.
Policy 4.1: Promote energy conservation in all sectors of the City including
residential, commercial, and industrial.
Policy 4.2: Promote local recycling of wastes and the use of recycled
materials.
NATURAL RESOURCES AND UNIQUE NATURAL FEATURES
Tustin possesses important natural resources and features that warrant
protection, preservation, and management as the community grows.
GOAL 5: Protect water quality and conserve water supply.
Policy 5.1: Local drainage courses, channels, and creeks should be improved
to protect vegetation and wildlife habitat wherever possible.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
13
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Policy 5.2: Protect groundwater resources From depiction and sources of
pollution.
Policy 5.3: Conserve imported water by requiring water conservation
techniques, water conserving appliances, and drought-resistant landscaping.
Policy 5.4: Support the expansion of reclaimed water production and use
wherever possible and economically feasible.
Policy 5.5: Protect water quality by responsible agency support of
enforcement of water quality standards for water imported into the County,
and to preserve the quality of water in the groundwater basin and streams.
Policy 5.6: Coordinate water quality and supply programs with all
responsible water agencies, and cooperate and participate in plan preparation
and programs.
Policy 5.7: Reduce and eliminate contamination of water supply from
industrial operations.
GOAL 6: Identify, designate, and preserve significant or unique
riparian habitats.
Policy 6.1: Encourage the County of Orange to restore riparian habitat above
the Lower Peters Canyon Retarding Basin to be used as off-site mitigation for
biologic impacts associated with projects located inside or outside the
Planning Area.
GOAL 7: Conserve and protect natural plant and animal communities.
Policy 7.1: Inventory unique or significant tree stands, with particular
attention given to the cedar stand, eucalyptus groves, and eucalyptus
windrows in East Tustin. Develop standards to retain or incorporate the
eucalyptus windrows and groves into development plans where feasible. The
redwood/sequoia stand will be retained within a park site and integrated into
any future park design.
Policy 7.2: Conserve important plant communities and wildlife habitats,
such as riparian areas, wildlife movement corridors, wetlands, and significant
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
14
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
tree stands through the practice of creative site planning, rcvegetation, and
open space easements/dedications.
Policy 7.3: Require development proposals in areas expected to contain
important plant and animal communities to include biological assessments.
Policy 7.4: Require new development to revegetate graded areas.
Policy 7.5: Where feasible and consistent with flood control requirements,
the treatment of Peters Canyon Wash should retain a natural appearance by
minimizing concrete channelization, retaining or replanting indigenous
vegetation and/or retaining open space areas along the drainage course.
Policy 7.6: Incorporate planting in new development areas in East Tustin to
be compatible with the character and quality of the natural surrounding
environment.
GOAL 8: Conserve and protect significant topographical features,
important watershed areas, resources, and soils.
Policy 8.1: Develop standards to preserve the unique variety of land forms
indigenous in hillside areas, and ensure that the development process is
structured to ensure that grading and siting practice reflects the natural
topography.
Policy
proper
proper
8.2: Control erosion during and following construction through
grading techniques, vegetation replanting, and the installation of
drainage control improvements.
Policy 8.3: Encourage the practice of proper soil management techniques to
reduce erosion, sedimentation, and other soil-related problems.
Policy 8.4: Place restrictions upon and apply standards to the development
of floodplain areas, ecologically sensitive areas and potentially hazardous
areas.
Policy 8.5: Review applications for building and grading permits, and
applications for subdivision for adjacency to, threats from, and impacts on
geological hazards arising from seismic events, landslides, or other geologic
hazards such as expansive soils and subsidence areas.
CITY OF TUSTIN
DRAFF GENERAL PLAN AMENDMENT
15
CONSERVATION/OPEN SPACF_J
RECREATION ELEMENT
SEPTEMBER 2000
Policy 8.6: Site planning and architectural design shall respond to the natural
landform whenever possible to minimize grading and vicwshcd intrusion.
Policy 8.7: Consider public acquisition ofsignificant land resources for open
space when funds are available.
Policy 8.8: Require geotechnical studies for developments that are proposed
for steep slopes and where geological instability may be suspected. Where
a precise location ofthe El Modena fault is determined, appropriate building
setbacks shall be established per State law.
Policy 8.9: Significant natural features shall be preserved and incorporated
into proposed development projects.
Policy 8.10: Mitigate the impacts ofdevelopment on sensitive lands such as
steep slopes, wetlands, cultural resources, and sensitive habitats through the
environmental review process.
Policy 8.11: Encourage retention of permanent open space through
dedication as a part of the development review/subdivision process.
Policy 8.12: Concentrate higher intensity uses in areas containing less
sensitive landforms and preserve the most sensitive landform resources as
open space.
Policy 8.13: Non-developable or constrained areas should be evaluated for
possible use as open space or recreational use.
Policy 8.14: Design an inte~ated open space system in the City that includes
landscaped medians and parkways in City streets, the City's park system,
bicycle and pedestrian trail systems, and active and passive open space with
consideration given to developing guidelines to integrate the system with
private open space.
Policy 8.15: Preserve the open space value of the central Peters Canyon
ridge by excluding buildings and overhead utility lines from being developed
on top and careful siting and landscaping of structures adjacent to the
ridgeline.
Policy 8.16: Site buildings and align roadways to maximize public visual
exposure to natural features.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
16
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Policy 8.17: Maintain the natural profile and landform character of the
"knoll" park site in East Tustin.
GOAL 9: Manage the production of economically valuable agricultural
resources to achieve a balance between current market forces and long-
term community values.
Policy 9.1: Provide the opportunity to continue using land for agq-icultural
crops as an interim use prior to further development.
Policy 9.2: Minimize and eliminate the adverse impact of resource
production actMties, where possible.
SOLID WASTE RECYCIJNG
Managing the creation, use and disposal of solid waste is an essential part of
life in an urban community.
GOAL 10: Reduce solid waste produced within City.
Policy 10.1: Implement policies of the adopted Tustin Source Reduction and
Recycling Element and Household Hazardous Waste Management Element.
Policy 10.2: Achieve 25 percent source reduction by 1995 and 50 percent
reduction by 2000 as mandated by AB 939.
Policy 10.3: Maximize public awareness of all source reduction programs,
including opportunities for community feedback and school education.
Policy 10.4: Maximize integration of all source reduction programs.
Policy 10.5: Assist in the development of local, regional, and statewide
markets for materials collected and processed through the source reduction
programs.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
17
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
ENERGY RESOURCE CONSERVATION
Energy resources are highly valued and their conservation is important for
sustaining the community and meeting future demands.
GOAL 11: Conserve energy resources through use of available energy
technology and conservation practices.
Policy 11.1: Encourage the use of new technologies and innovative building
design, site design and orientation techniques which minimize energy use by
taking advantage of sun/shade patterns, prevailing winds, landscaping, and
building materials.
l'olicy 11.2: Maintain local legislation to establish, update and implement
energy performance building code requirements established under State Title
24 Energy Regulations.
HISTORIC, CULTURAl.,, ARCHAEOLOGIC, AND PALEONTOLOGIC
RESOURCES
Tustin possesses important cultural resources which provide a sense of
history and origin. These resources can be conserved through proper
recognition and planning.
GOAL 12: Maintain and enhance the City's unique culturally and
historically significant building sites or features.
Policy 12.1: Identify,.~ designate, and protect facilities of historical
sibmificance, where feasible.
Policy 12.2: Retain and protect significant areas of archaeological,
paleontological, or historical value for education and scientific purposes.
Policy 12.3: Development adjacent to a place, structure or object found to
be of historic significance should be designed so that the uses permitted and
the architectural desi~ will protect the visual setting of the historical site.
CITY OF TUSTIN
DP, A. FT GENERAL PLAN AMENDMENT
18
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
GOAl. 13: Preserve Tustin's archaeological and paleontologic resources.
Policy 13.1: Require a site inspection by certified archaeologists or
paleontologists for new development in designated sensitive areas.
Policy 13.2: Require mitigation measures where development will affect
archaeological or paleontological resources.
PARKS AND OPEN SPACE SYSTEM
The park and open space system in Tustin is a vital part of life in the
community. The existing and future need for parks and open space can be
met through a proactive effort addressing requirements for land, facilities,
and programs.
GOAL 14: Encourage the development and maintenance of a balanced
system of public and private parks, recreation facilities, and open spaces
that serves the needs of existing and future residents in the City of
Tustin.
Policy 14.1: Provide Iustin with a full range of recreational and leisure
opportunities that reflect the community's current and future population size
and demographic character.
Policy 14.2: Design new and renovated parks for convenient and accessible
use by the disabled, elderly, and otherwise less mobile persons within the
community.
Policy 14.3: Evaluate and, where feasible, utilize for low-maintenance
greenbelts and multi-use trails, the opportunities offered by abandoned road
and railroad rights-of-way, and similar environmentally impacted or unused
linear open space.
Policy 14.4: Preserve public and private open space lands for active and
passive recreational opportunities.
Policy 14.5: Coordinate with the Tustin Unified School District and other
public and quasi-public agencies for the maximum feasible use of public
facilities to meet recreational needs.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
19
CONSERX, ATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Policy 14.6: Encourage ali future public neighborhood and community parks
in the City to be designed as joint-use facilities contiguous with public
schools and sharing playfields, playgrounds, and other amenities wherever
possible.
Policy 14.7: Require the incorporation and maintenance ofopen space areas
which are located within and primarily benefit particular subdMsions to be
a financial responsibility of the benefitting property owners.
Policy 14.8: Encourage and, where appropriate, require the inclusion of
recreation facilities and open space within future residential, industrial and
commercial developments.
Policy 14.9: Ensure that the design and development of public open space
results in low cost maintenance, visually unobscured, and readily accessible
open space areas.
Policy 14.10: Explore and utilize an acquisition program for open space
areas other than an in-fee acquisition; such as open space casements,
leaseholds, land donations, and gift annuities.
Policy 14.1 I: Utilize zoning and land use control as a means to preserve
open space areas.
Policy 14.12: Ensure that the City's laws and related implementation tools
relating to park dedication and development (e.g., ordinances, regulations, in-
lieu fee schedules, etc.) reflect current land and construction costs, and are,
in fact, providing adequate park land and facilities concurrent with population
growth.
Policy 14.13: Where sites become available, the City should explore the
feasibility of their purchase for additional parkland or recreational facilities
in the park sen, ice areas where deficiencies exist.
Policy 14.14: Coordinate with the County of Orange to
.... -"-'- '-':--':--- and to ensure phased development of Peters Canyon
[JUDDI I.,I 1 U U ~,,U 1 ~.¢:X L I I,J 11
Regional Park.
Policy 14.15: Ensure retention of the Tustin Ranch Golf Club as a private
recreational facility which continues to be "open" and accessible to the
general public and not restricted to use by adjoining property owner's
associations or members.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
20
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
GOAL 15: Coordinate local open space and trail areas with the regional
facilities of the County and adjoining cities.
~9!!.cy. 15.1: Support Orange County's acceptance completiOn of additional
linkages of the Peters Canyon Regional M.u, lti-use Trail, ~xtending south
, o ...... . ~.; -- ~,~ ,:-,.: ..... ,~.~..;..,~,~
beyond C~ty of Tust~n ~ncorpo. rated botm.,danes.
Policy 15.2: Coordinate with and support efforts by County Community
Services Area 5, the County of Orange, City of Irvine, and other local cities
in providing trails, recreational facilities, and open space of value to Tustin
Planning Area residents.
GOAL 16: Provide a range of informal opportunities and organized
recreational, cultural, sports, and life enrichment programs and services
which will enable community, residents of all ages, interests, and abilities
to participate and experience self-satisfaction, personal growth, and
fulfillment in leisure activities.
Policy 16.1: Maintain a high level of public awareness as to the full range
of park and recreation opportunities available to residents of the community.
Policy 1 6.2: Actively solicit and respond to the expressed needs and desires
of participants (and non-participants) in the City's parks and recreation
program.
Policy 16.3: Promote a constant level of perceived quality and a predictable
level of budgeting for recreational programs and services.
Policy 1 6.4: Provide, as feasible, programs tailored to the needs of special
segments of the community, including seniors, teenagers, single working
parents, persons working nights, etc.
Policy 16.5: Utilize on a contract basis the expertise and specialized
facilities of the private sector where it is more economical and can provide
a service of equal or unique quality.
Policy 16.6: Maximize the utilization of existing parks, open space, and
facilities within the community for recreational purposes.
Policy 1 6.7: Obtain the ongoing support of community groups, corporations,
and other segments of the private sector in sponsoring specific parks,
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
21
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
improvement programs, and special community events (c.g., 'Filler Days, July
4th Celebration, etc.).
Policy 16.8: As long as MCAS Tustin operates, encourage the base to
continue its own on-base recreation and leisure programs and sen'ices.
Policy 16.9: Cooperate with and provide active support for non-profit and
other community organizations in the City which provide recreational
programs which supplement or coordinate with City programs.
Policy 16.10: Work cooperatively with the Tustin Uni fled School District to
provide after-school and other non-school hour activity programs.
Policy 16.11: Explore additional recreation programs in those areas of the
City where recreational deficiencies exist.
Policy 16.12: Promote and support volunteerism and involvement in the
community to enhance recreation programs and sen, ices.
GOAL 17: Operate and maintain existing and future parks and
recreation facilities so they are safe, clean, and attractive to the public;
and preserve, protect, and enhance both existing and potential natural
recreation areas to ensure that long-term public investments and values
are not un reasonably preempted, compromised, or prevented by neglect
or short-term considerations.
Policy 17.1: Estimate and evaluate the cost of operating and maintaining
parks and recreation facilities as an integral part of the park design and
development process so that Tustin does not accept responsibility for parks
and recreation areas which it may not be able to adequately maintain over the
long run.
Policy 17.2: Require park designs (including landscape treatments,
buildings, irrigation, etc.) that are durable, reasonably standardized, and
economical to maintain.
Policy 17.3: Explore the creation, either directly or by condition of
development plan approval, Special Benefit or Maintenance Districts and/or
community facilities districts for all future public parks.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
22
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Policy 17.4: Conserve City resources by not accepting maintenance
responsibilities for recreational facilities within Planned Unit Developments
or similar development projects, which by location, layout, design, or
otherwise, are limited in their value to non-residents or owners, and which are
more properly the responsibility of a local Homeowners' Association or
Commercial/Industrial Owners' Association.
Policy 17.5: Utilize, where feasible, significant landscape features and
drainage corridors/flood control channels (e.g., Peters Canyon Wash) as
potential multi-use trail rights-of-way and special-use trail rights-of-way and
special use recreation sites wherever possible.
GOAL 18: Ensure that the recreational goals and policies are pursued
and realized in an organized, incremental, and cost-effective manner and
consistent with the CiD' of Tustin's financial resources and legal
authorities and the appropriate responsibilities of other agencies, the
private sector, and individual and group users.
Policy 18.1: Incrementally promote a financially self-supporting system of
recreational programs and facilities through various types of user fees and
funding opportunities.
Policy 18.2: While promoting a self-supporting recreation system, explore
means of providing low-cost programs to those who cannot afford to pay.
Policy 18.3: Identify, evaluate, and where possible, introduce appropriate
revenue-generating actMties into future community-level and regional-level
parks and recreation centers, consistent with park dedication regulations.
Policy 18.4: Develop long-term agreements with the School District and, as
appropriate, other agencies that will maximize joint-use and multiple-use of
facilities, eliminate program uncertainty, and reduce overall operations and
maintenance costs.
Policy 18.5: Conserve the City's Quimby Act authority by utilizing,
wherever practicable, the City's broad powers to enact and enforce its General
Plan, Specific Plan(s), Redevelopment Plan(s), subdi~s.i.6g'.".o.~.rCi..'..h'ance and
Zoning Ordinance to secure public and private recreation sites, open space,
trails, and other related land use objectives of community planning
significance.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
23
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
RELATED GOAI.S AND POLICIES
Goals and policies of the other General Plan Elements also relate to
conservation, open space, and recreation issues. A major requirement ofali
general plans is internal consistency. Table COSR-1 shows each element;
conservation, open space, and recreation issues; and goals and policies which
relate to both.
'FABLE COSR-I
CONSERVATION, OPEN SPACE, AND RECREATION
RELATED GOALS AND POI,ICIES BY ELEMENT
Related Goals and Policies by Element
Conservation, Land IIousing Circulation Noise Public Conservation, Growth
Open Space, Use Safety Open Space, Management
Recreation Recreation
Issue Area
Air Quality' 13. I 4.3
Natural Resources 3.3,
and Unique Natural 3.4,
Fc~atures 3.5,
9.4,
9.9
Solid Waste
R ec,vclin/lll
Energy Resource 6.2, 6.3 5.4
Consen'ation
History, Cultural, 5.5, 5.5
Archaeologic, 6.5,
and Paleontologic 10.. 1,
Resources 13.6
Parks and Open ,1.:12, 6.6, 6.7
Space S~,slem 13.5
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
24
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
THE CONSERVATION AND
OPEN SPACE PLAN
The Conservation and Open Space Plan describes the approaches to be used in implementing
the Conservation, Open Space, and Recreation Element goals and policies. Implementation
of any individual action program will be subject to further citizen input, funding availability
and the discretion of the City Council. The Conservation and Open Space Plan identifies
those measures implemented for conservation purposes, including air quality measures. The
Plan also identifies undeveloped lands reserved for public health and safety, the preservation
of natural resources, and the managed production of resources.
CONSERVATION AND OPEN SPACE FOR PUBLIC HEAI,Tll AND SAFETY
Tustin must protect the public health and safety of thc community. This
involves identifying areas that pose a potential threat to health and safety and
implementing proper planning techniques to minimize potential threats to
health and safety. Improving air quality and minimizing soil-related and
water quality hazards are vital components of conservation for public health
and safety.
Air Quality
Air quality has become an issue of such regional and critical importance that
the Southern California Association of Governments now requires local
jurisdictions to address air quality within a separate element or as a major
section of the General Plan. As a component of the Conservation/Open
Space/Recreation Element, the air quality section provides direction for
implementing programs which will support regional efforts to improve air
quality in the South Coast basin. Goals 1 through 4 set forth the City's Goals
for air quality and the policies established to attain those goals.
Of primary importance in attaining air quality goals is a coordinated regional
effort. Tustin will cooperate with the South Coast Air Quality Management
District and the Southern California Association of Governments to
implement the goals of this element and the Air Quality Management Plan
(AQMP).
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
25
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Transportation anfl-'car, a:t-~ Control Measures: Measures related to
transportation --- j '--- j ....
,,,,., ,..,,., ,,,,. been identified in the AQMP that need to be
addressed by a~ ~I-,¢ local government level (i.e. City of Tustin) in partnership
with SCAQMD and SCAG. These measures are generally aimed at reducing
the total number of vehicle trips, improving traffic flow, and utilizing clean
fuels in motor vehicles. ""-- ' "'"" * ""' "-' -'---'---' ........... " .... ,-.,.-. A ~-- -,-: ___
The goal of the Transportation Control Measures (TCMs) is to influence
transportation choices of mode, time of day, or whether to travel. The
strategies also address fuel selection and applications of technology to
motivate a shift from petroleum-based fuels.
These control measures include the following advanced transportation
technology measures:
(a) Telecommunications;
Co) Smart shuttle transit;
lc') Zero emissions vehicles/infrastructure:
(d) Alternative fuel.vehicledinfrastmcture;
(e) Intelligent' vehi~:le highway systems
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
26
CONSERVATION/OPEN SPACE,'
RECREATION ELEMENT
SEPTEMBER 2000
Rule .2202,'-,:On-Road Motor.. ehmle.;M~Ratlon Options: The 1997
AQMp'al~o'hi~iudeS Rifle 2205- ~5~o~i~lihf~:'~'16~;ers::with'a'inemi if options
" ;,"-'~' :'.~A, .'"~":,('," '?,;r~.,'".,,".~'' ;~?,'.,;'. ':,Qf ~'',;'.,',, ' ' ,'; :'. ',' ' '
~to reduce mobtle source ..cm..~ss~o~ generated, from emplpyee, comments. 'As
: ??;:, '.:~' '.'~,;.'~"~&" ~.':- '..A ~*~';~ ':'~r~';'--*'~'~:-'"~:~',r~:~'~,':'~-~~:,~-~'', ~.",,,' ,.~" ";: .';.,?~.~X' ',: ,,' ,
o.t. Julle;.. I..?V~S; l~U.le zz?,z appue_s, to any. emp.t.o, yer ,w, no employs/-~u or more
i-',";¢'~'.~ ',~.'. ,' ~;~;~:~:~. ~;%`~`~'~i`~;~:`~ :~`?;.`~/`; :~`~?r.~;.~:~'. "~,:.,',., , ,~, /':.',::*~ .'.'
employees on a mu' to-part-time t)as~s at a.,,w...orKs~te mr a consecutive slx-
(ERTi' ~th SCA~QMD 'tisingo'n'e ~r'i~i&~':;f'ti~" following options:
(a) Mobile source emissions reduction credits;
(b) Emission reduction credits from stationary sources;
(c) air quality investment program; and/or
(d) other emission reduction strategies, such as i~eak commute trip reduction,
alternative fuel vehicles or vehicle miles traveled reduction.
Dust Control and Particulates: Grading activity, building, and road
construction result in paniculate emissions from both the materials used
(including sealers, paints, and solvents) and construction methods (such as
sawing wood, grinding concrete, and spraying paint).
Two strategb~ control .methods designed to reduce particulate emissions
(PM 10) to the atmosphere are: (a) storage and movement of fine particulate
matter and (b) the paving of unpaved roads and parking lots.
Energy Conservation: Energy use contributes significantly to emissions of
criteria pollutants as well as global warming gases. The District, in the
pursuit of achieving all criteria pollutant air quality standards and reducing
adverse global impacts, is committed to reduce energy-related emissions by
implementing two major policies:
o Promoting clean energy
o Reducing the demand for energy
The AQMP calls for a significant increase in the use of' alternative, cleaner
types of energy, relative to the traditional petroleum-based fuels.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
27
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Energy conservation provides one of the major avenues of achieving clean
air, providing resource diversity, and energy independence. The AQMP
relies on the energy savings from future utility programs, building and
appliance standards, and local government programs to provide the majority
of savings necessary to meet conservation goals proposed in the -t-99-1-1997
AQMP until further program cost-effectiveness can be completed.
In addition to these energy conservation measures, the City of Tustin can also
play a vital role in increasing the recycling of waste glass, paper and plastic
throughout the City. The use of recycled materials by local glass and paper
manufacturers lower air emissions due to decreased energy consumption.
In 1989, the State approved comprehensive recycling and source reduction
legislation in the form of AB 939. That bill requires cities and counties to
adopt source reduction and recycling elements designed to divert 25 percent
of all solid waste from landfill or transformation facilities by January 1, 1995
through source reduction, recycling, and composting activities. With some
exceptions, cities and counties are also required to divert 50 percent by
January 1,2000. This legislation should lead to significant increases in the
current level of recycling.
The City of Tustin has adopted a Source Reduction and Recycling Element,
which permits the City to meet the goals of AB 939. The City's element
addresses the following eight components: Source reduction, recycling,
composting, special waste, public education and information, disposal facility
capacity, funding, and integration.
Soil Related Hazards
Fig'ure COSR-I depicts the areas in the community which require special
planning considerations to avoid potential hazards. Three soil related safety
problems are seismic hazards, soil liquefaction, and landslides. As none of
the geologic fault systems within Tustin are known to be active, they are not
identified on Figure COSR-1; however, if the Division o fMines and Geology
should determine that the El Modena Fault, or any other faults within the
Planning Area, are active, Figure COSR-I will be modified to identify those
active fhults, and additional actions necessary to protect public health and
safety will be prescribed.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
28
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
S EPTEM B ER 2000
SOURCE: Federal Emergency Management Agency
Flood Insurance Rate Map and MCAS Master Plan (lg88)
//
//
//
II
//
//
,/
//
II
II
II
IO0-YEAR FLOOD PLAIN
I]~I~ HIGH LIQUEFACTION POTENTIAL
GENERAL PLAN
2O00
Figure COSR-1
Hazard Planning Areas
29
Areas within lhe Planning Area have been identified as susceptible to
liquefaction or potential bedrock landslides. 'l"hese areas are identified on
Figure COSR-I. When development is proposed within these areas, studies
shall be performed as directed by the City to determine the potential for
hazards and the amount of development which is supportable on the site.
The following techniques can be used to acquire or dedicate land for open
space to protect public health and safety or to preserve natural and cultural
resources described in the next section:
Open Space Easements - pursuant to the Open Space Easement Act of 1974
(Government Code Section 51070 et seq.).
Conservation Easements - pursuant to the Conservation Easement Act (Civil
Code Sections 815-816).
CONSERVATION AND OPEN SPACE FOR 'FILE PRESERVATION OF
NATURAL/CULTURAL RESOURCES
The most significant natural resources in Tustin include land with open space
potential, lands with biological resources, water resources, prominent
land forms, and those sites or structures which have historical, archaeological,
or paleontological resources. Peters Canyon is the largest remaining
undeveloped area within the City. This area contains some coastal sage scrub
vegetation which could support a variety of animal species with some
revegetation. These important natural resource areas are shown on Figure
COSR-2.
Water Resources and Riparian Habitats
The 1990 Groundwater Management Plan outlines strategies for conserving
water resources in Orange County. The Plan outlines the following five goals
for conserving water in Orange County: 1)increasing basin water supplies,
2) protecting and enhancing water quality, 3) improving basin management,
4) improving relations with constituents, and 5) improving Orange County
Water District management and operation.
The City of Tustin is participating in several programs to improve basin
management and decrease reliance upon imported water. One program is the
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
3O
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Nitrate Removal Demonstration Project mentioned above. The OCWD has
constructed a Demonstration Treatment Plant which removes nitrates from
groundwater in the wells at the City's Main Street Plant. If this program is
successful, wells in Tustin and elsewhere in Orange County that are currently
closed due to high nitrate levels may undergo similar treatment to permit
reopening.
A second water improvement program is the ~ Seventeenth Street
Desalter .......... '~'- -
pr. gj.egt...(.2:,,J,~ T.w.b',wells at the City's Seventeenth Street Plant and
-"" '.'~2; v
one at the Newport Avenue well site are closed due to high nitrate levels and
high levels of total dissolvecl,.§9.!i, ds. With treatment, these wells ¢c, ald will
produce an additional -2;800 3,000 acre-feet of water per year.
A third program is the MWD Seasonal Storage Program. This program gives
local agencies financial incentives to store water through the winter months,
thus reducing peak loads in the drier summer months.
A fourth program is the OCWD Conjunctive Use Well Program. This
program offers local agencies low interest loans for construction of up to
three wells.
An additional method of managing the groundwater resources is using
reclaimed water. The ln'ine Ranch Water District supplies reclaimed water
by the Michelson Water Reclamation Plant, a 15 million gallon per day
facility. Although the water is of near potable quality, it is used strictly for
i .rfi.g,.atig.x) purposes .~.~d. ri~.l..ac.'i¢~.:.'.w~a...t~.;~...t~at~',w, o..u.l.d 0~i,.s.'e. ? pi_urn.' ped from
thi'~bh'rid. The l. rvine Ranch Water District services East Tustin.
The City of Tustin also promotes water conservation, through its water
conservation ordinance. The ordinance, "Finding and Determining the
Necessity for Adopting a Water Management Plan" identifies water
conservation stages and water use limitations. The Water Management Plan
ordinance specifies water consen, ation stages an~ prohibited activities during
· ' ~4,~,-~.'~'~. . ~..re~.~ ' .~',~,,'~'~ '-e~,.,'r~ ......... '~q.-~.*., - .,...: '
~c.,, ..... ~., ~nj~,.,~ ..... ,.~:~1~'~..._~. ............ .., ... ....
each stage..Tti~.C~ty: ~so partac~pates, m.,. low yolume toilet replacement,
snowern .e4m....reolacement ana tanascapewmer conservauonprograa3s, mrougn
..the, .M._~gip31. & .w,..a.ter...D.j.s,m_ .~t. 0f.Qr_~g¢. C° qnty.
Water resources and features, including watersheds and riparian habitats, are
very important to Southern California, and riparian habitats are quite rare.
The most prominent water feature in Tustin is Peters Canyon. Several
mitigation measures were adopted for Peters Canyon as part of the East
Tustin Specific Plan. These mitigation measures continue to reflect City
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
31
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
SOURCE: Natural Resource Conservahon
Serwces (1999); California Department of
Conse~ation Farmland Mapping and
Monitoring Program (1990),
C~ty of Tusbn. Aerial Photographs.
John M~nch & Associates. January (1991),
Tlarra Madre Consultants (1994)
?/
//
//
il
II
/!
II
II
!1
//
//
//
'-'~'~ HIGH PALEONTOLOGIC SENSITIVITY
OPEN SPACE
~ LOWER PETERS CANYON RETARDING BASIN
~ ~"~'~ Et. JCALYPTUS WINDROW
REDWO00 GROVE
p m~ME
8 b"I'ATEtM DE IMPORTANCE
U UNIQUE
GENERAL PLAN
Figure COSR-2
Important Natural Resources
32
policy. For several years, the Lower Peters Canyon Retarding Basin
contained a small riparian habitat. This habitat severely deteriorated in recent
years. The City will work with the County of Orange, which recently
constructed a replacement dam, to preserve the riparian area and implement
active measures to increase water supply to restore the habitat area.
Plant and Animal Communities
In addition to the riparian habitat, two other plant groups provide significant
benefits to Tustin. These are the Coastal Sage Scrub and the imported trees -
Eucalyptus and Cedar stands. These have been preserved through the East
Tustin Specific Plan and EIR. Coastal Sage Scrub is home to some of
California's sensitive or endangered species such as the California
Black-tailed Gnatcatcher, the San Diego Cactus Wren, and the San Diego
Coast Homed Lizard. The Coastal Sage Scrub itselfis now very limited and
needs careful manaaement.~ ~i"'1_ _1 ,,~,.~,,)'-'-' ........,,u Orar, g¢ ,.~.,u,,,y a,~ ~,,,~,,,,.,s thc
Peters Canyon Regional Park whic,h will assists in preserving most of Tustin's
existing Coastal Sage Scrub. The development of Peters Canyon Regional
Park n~ust takes into consideration the preservation and improvement of the
sensitive plant and animal communities within its borders.
The General Plan also mandates the continued maintenance of significant tree
stands. Healthy trees have been identified through the Eucalyptus Study
performed in 1988 and shall be cared for to maintain their health. As existing
healthy trees die or become irreversibly damaged, they shall be replaced. The
study makes several recommendations which the City will observe. Among
the nine recommendations are selective pruning, removal of dead plant
material, appropriate irrigation, and the minimization of heavy equipment use
within 20 feet of the tree trunks.
Policies within this Element support these previous efforts. The
redwood/cedar grove has already been protected by including it within a new
park. In addition, new developments will require a biological assessment.
Biological resources which are important to the local ecosystem or to the
City's aesthetic environment will be integrated into the new development.
Topography, Soils, Paleontology, and Archaeology
Topographical features, soils, paleontologic, and archaeologic features are all
generally most affected by earthmoving and subsequent urban development.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
33
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
This Element requires the utilization of standards to preserve the unique
landforms existing within the Planning Area. Ihe City has very detailed
standards and requirements for grading that are designed to protect sensitive
topographic, soil, paleontologic, and archaeologic resources. The Tustin
Grading Manual prescribes appropriate measures to protect the earth by
controlling erosion, sedimentation, and storm damage.
Proper grading, soil management, and open space standards will work to
preserve these resources. Sensitive locations will be identified, and their
preservation will be a high priority for the City during any project review. As
new resources are identified in the City, they will be documented as features
or resources the City desires to preserve.
'Fo further protect paleontological and archaeological resources, a records
search will be performed prior to a development. If no record of resources
exist, a field sur~'ey will be performed. Any proposed project which is
located within a sensitive area as defined by Figure COSR-2, or is identified
through a subsequent study, will require a licensed paleontologist or
archaeologist to be present on the site to observe grading or other earthwork.
Historic Resources
Tustin's many fine historic homes are very important resources to the
community. The City conducted a historic survey in 1990 and maintains a
historic preservation district. Significant structures outside the district are
also protected by the City. In addition to City recognition,
Re stcr ,.,, 1,,~,~,,,. Places -'--: ........ ,__ T _-._, ..... , ..... .__
Ll.g, 31,.,~llatb~ tile bl~l~,.lltGl=tllll.ll=,g"'kll l/all.~tal3 ~./Jl
,v,,~o ~,[ ,v~,.~o ~ ,,~L,, ,~L,., the Orange Coun Historical Commission
recognizes the Hewes House and the First Advent Christian Church. The
· '.. . , '~' ' 2 "i': , .-...:. yr;~ ...... ;'~' '.',? '., : '. '~'~,~"' ,'¢"c," · ....... ·
National Register of H~stonc Places also des~gnates.~,'e L~ghter-than-Atr
· . ; .". . .. . ,., ...~... ,., ;..,~.~.: .... , ~ ~ . ,,. ;
Hangars at MCAS Tusfin.",,; W~th the cl0smg'of MCAS,(rUstm;'.. addi,t~onal
i- . ~'.~.". ~-: ~:'? '~'"~. ";':~,'/~: ";- ~;'.~¢~'~'¥:.';;"~" ;~,~"'.'.~:'~:~ ?.,'"-~a'l?:;~',':';-'' :' ~.':: ':"
mstone resource surveying ox. me mcmty.nas oeen: comp~etea:r.'lt ~ been
.: ... ;.'~v;..:,':".',. '..'.~,~.,.,~4'.2~,. -'::...*,: ~ r.,-'~ :r~,~:.c. i~ ';.':": ~'~,e,~'7, ;e ~,...'~' ~,~.,~.:,~. 4,; :; ~.' .'., '..;~.',..'.,'. '
concluaea that: .,tO? ere ~s no' potenl~at:, xor..-, an'~ au, ~ncms~ve~ mstone, restrict
-' "..>::'::., ~ ',, .:'~.t'~,'!.-'3 ,. ;~.~ :~¥,~e..%%~,4.,.:,,,.:~,;,~ ~ .~ ,~,~.,~;t.;,'- ;,' ,:'~,'n~,,~ .~v.,.:
9ontaimng au remaining, w oria war a s..t~.C..,.t~ es at iris....,f~.-!ustm~-: 1-19.wever,
s,e. vera½~ s.~.,_,c,~.~....~si2 ni;~Oatl~on :,~t ~. ~e..; n~gars mo',' '~n av..el.;p o_t?~t},~.al,~,~stonc
s~gmncance, mcluamg neaung piantommmgs.~o namp'moo~g, are._as. }.i.any
mvtronmental' lmp~ts' ox the reuse pian".x_o.~_lla{..;_~,! ~.Lw3. il:ne, ca ':to
· ~...- .-, ,.,.~,;,,~,~ ;, ',.~-..;..;,t~?,:.'.ii' '~;.':;',:, ..,":a,.;. ,' '-.- .............. "~ ~.' .............
.~..d.ress.~¢ d~sp..o.s.!gpnigf.these resg., urces. F~gure COSR-3 ~dentffies current
historic resources within Tustin.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
34
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
13711 Yorba St
14302 Yorba
14332 Yorba St.V
14372 Yorba St~
14402 Prospect Avg'
Zielian Residence
I
14611 Prospect Ave=
Cheney Residen~
~iLf~11H\
Cultural Resour~
Distr
d
FeirAsven Ave I; ^\ ~
~3 F
t _ ~~, t
.~
- I _ ' ~r~
C - rl ~~' ~ ~'~~~~,
~r ^ 7 i
y_ ~
~, _ _~ ~.
f. L - ^ ~f
:.~ a ~._
T~,. ~ ~;
~_ ,~,~j
- ~ - ~, ;i
a _Y )
~- --
i~,'9 ~ ,• >'t
- ~ ~ '~~~
k ice.. .t 3, . ~ d
~' ,,O ~ 1
7 ~ ~. t
. / ~~.,C
ti ~ / ~
Syr ~"/ ~'`.\~ ~, \,' ~ .~~~ \x
4 I
_ ~ ~ ti J ..
i \\
G {' s i
/ , " ~iAv~r ~ ~4 ~ i ~.. ~ ~ ~~
~~ ~~;~
Lighter-Than-Air Blimp Hangars ~~
s Tustin Station ., ''~ ~;
~l`* „~v
~ ~k ~~`
I~ Sphere of Innuence/Plenning Aree
~Clry al Tustin / ~.-.~.-.:..ter ~~+~
NORTH
T oe t c I~~~
SOURCE: City of Tustin
Tustin Station Specific Plan /Reuse Plan (1995)
GENERAL PLAN
nnre zone
~, ~'~~~.~ i,i~~r~~
(, ~/ // ••
t'' I ^. //
;~ ~ /~
11
~ l~
~ ~,
~ ~ //
i
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~ l ~~ 1I
r
r
,~ ~ ~~
J ~~
..~! wf ~ l 11
( , ~ a~
o//
~;: //
--~~ - it
~ •. /~ ~ \
„ , ~ // 1252 Irvine Blvd
~ * ~ \`
~~ ~~~~ f ~p/~`
~~~ a• t, ~~ t 1331 Bryan Ave
„„. e•
~- ~~ ~
/ P
<<~\ ~ ~ gee ~ .~P~
^~ ~ - `; ., s~ ~ 1681 Mitchell Ave
,o y~t ~~ ~~~ / ~ Bowman Residence
~-~ ~_
7~; ~\~ ,
~~ ,~
/,/
~.
,~t
a. `.~
HISTORIC RESOURCE AREAS
Figure COSR-3
Historic Resources
Cultural Resources District: The Tustin Cullural Resources District was
established in response to groxving concerns over future development in Old
Town. The purpose of the Cultural Resources District is to provide a
framework for recognizing, preserving, and protecting culturally significant
structures, natural features, sites, and neighborhoods within the City of
Tustin. The District includes much of the area within the original City
boundaries.
The Cultural Resources District ordinance establishes criteria for use in
desig-nating cultural resources and Cultural Resources Districts and the
procedures to be followed in making such designations. Final action of any
designation must be approved by the City Council. Certificates of
Appropriateness are required for improvements within Cultural Resource
Districts or upon Designated Cultural Resources when such improvements
require a City building permit.
The preparation of a historic resources survey enables a city to apply for
status as a Certified Local Government (CLG). The Certified Local
Govemment Program is a federal program which allows a city to participate
more directly in historic preservation efforts. Application is made through
the State Office of Historic Preservation. A CLG is eligible for matching
grants which can be used for a variety ofhistoric preservation efforts. Tustin
has submitted a Certified Local Government Application and the application
has been approved.
Scenic Resources
As new development is considered by City decision makers, public views
should be preserved as much as possible. Consideration will be given to
protecting public views along the ridge lines, views toward the inland
mountains and along scenic transportation corridors. Figure COSR-4
conceptually identifies significant public scenic resources in Tustin.
Solid Waste Recycling
The need to conserve landfill space has been addressed by recent State
legislation. Assembly Bill 939 mandates the preparation of a Source
Reduction and Recycling Element for solid wastes. This is not an element
that is required to be incorporated into the General Plan. Goal 10 of this.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
36
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
/I
I/
I/
I.:
I/
I!
II
SOURCE: Urban Design Tec~'-.-.~ca~ Memorandum,
Gast and killmer (1991).
T. usfln S1~_ tJon Sp.e. clfic Plan/Reuse Plan (1995)
PROPOSED LANDSCAPE CORRIDOR
STRENGTHENING
PROPOSED FREEWAY EDGE
LANDSCAPE BUFFERING
EXISTING LANDSCAPE CORRIDOR
(FILL GAPS IN TREE STRUCTURE)
NEW LANDSCAPED CITY GATEWAY
E .NTRANCE
~XI~I'ING OITY GATEWAY (PROPOSED
LANDSCAPE STRENGTHENING)
2ooo
Figure COSR-4
Scenic Resources
Element is the reduction ofsolid waste in the City. Specific policies set forth
by the City include implementing the Source Reduction and Recycling
Element, maximizing integration of source reduction programs, and
maximizing public awareness. These goals and policies are set forth
explicitly in the Source Reduction and Recycling Element. While that
element is not a part of the General Plan, the City's intention is to implement
it, and thc General Plan fully supports that element as City policy.
Energy Resource Conservation
Tustin's location in the foothill region of Orange County makes it well suited
to taking advantage of solar power.
Design of buildings and subdMsions should take the mostly sunny winters
and the hot summers into consideration. Southern exposures in the winter
and limited western exposure in the summer are both important. Streets
which run east-west are more adaptable to solar energy practices than north-
south streets. The ideal building orientation for the Southern California
coastal inland regions has been recommended as a 35 degree variation to the
southwest of the building's long axis. State Title 24 Energy Regulations
establish energy performance Building Code requirements that the City will
follow and implement.
CONSERVA'rlON AND OPEN SPACE USED FOR THE MANAGED
PRODUCTION OF RESOURCES
Open Space areas for the managed production of resources with regard to this
section include agricultural lands and areas containing major mineral
deposits. The conservation of open space areas for the managed production
of resources does not directly affect lands within the City of Tustin Planning
Area.
The City of Tustin is an urbanized community and contains limited
undeveloped land. Very little of this undeveloped
land is currently used for commercial agriculture, and it is unlikely that any
will be used in the future. The remaining agricultural uses are considered to
be interim uses which can continue to exist until further development of such
lands is approved by the City.
CITY OF TUS'FIN
DRAFT GENERAL PLAN AMENDMENT
38
CONSERVATION/OPEN SPACF_.!
RECREATION ELEMENT
SEPTEMBER :>000
'the only mineral resource identified within the Tustin Planning Area is the
Mercury-Barite deposit in Red Hill (the hill). However, this resource is not
utilized.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
39
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
THE RECREATION PLAN
The Recreation Plan describes the approach to be used in implementing the goals and
policies ofthis element pertaining to recreation resources and opportunities. The recreation
facilities in Tustin play an important pan in the lives of Tustin residents. Tustin has been
developed with several open space amenities including local public and private recreational
facilities, pedestrian and bicycle trails, equestrian trails, and other public open spaces. Soon,
the City will contain part of the Peters Canyon Regional Park. Opportunities exist to provide
strong linkages between these open space resources to form a cohesive system of open space.
RELATION TO LAND USE PLAN
The City's Land Use Plan places open space, parkland, and recreational
facilities into the Public/Institutional land use category.
'fhe Public/Institutional designation includes a wide range of public and
private uses distributed throughout the community such as schools, churches,
child care centers, transportation facilities, government offices and facilities,
public utilities, libraries, museums, art galleries, community theaters,
hospitals, cultural and recreational activities, and community recreational
facilities and parks. The Plan also permits Public/Institutional uses in other
land use designations when the use serves a local need and is compatible with
surrounding development.
PARK CLASSIFICATION AND STANDARDS
'Yhe Recreation Plan establishes a classification system that applies to all
existing and future park and recreation facilities in the City. Specific
standards, based upon existing parkland, have been developed for each
category of park or recreation area. Thc existing parks and recreational
facilities are listed on Table COSR-2. Proposed park and recreation facilities
are listed on Table COSR-3.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
40
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
'FABLE COSR-2
EXISTING CITY PARKS AND RECREATIONAL FACILITIES
NAME LOCATION ACRES FACILITIES
I. Camino Real Park Center At Camino 4.3 Preschool & school-age apparatus, basketball
Real court
2. Centennial Sycamore & Devonshire 8.0 Group picnic area, preschool & school-age
apparatus, fitness course, horseshoe pit,
basketball courts, volleyball courts
3. Columbus Prospect & Irvine 13.0 Basketball courts, football/soccer field, softball
Tustin fields, tennis courls, volleyball courts,
4. Frontier Mitchell & Un 4.5 School-age apparatus, frisbee golf, fitness
course, horseshoe pit, softball fields, barbecue
~ilI
5. M.~olia Tree Cherrywood & Fig Tree 4.:? Preschool & school-a~e apparatus, basketball
court, tennis courts, barbecue ~-ill
6. McFadden- McFadden & Pasadena 0.4 Picnic tables
Pasadena
7. Peppertree First & C 5.1 Preschool apparatus, fitness course, horseshoe
pit. youth ball fields, barbecue gill
8. Pine 'free Redhill & BD'an 4.2 Preschool and school-age apparatus, volleyball
courts
9. Clifton Miller 300 Centennial Way 0.10 Meeting room, auditorium, microphones,
Community kitchen
Center
10. Tustin Area 200 South C Street 0.40 Meeting rooms, game room, auditorium,
Senior Center microphone, kitchen, pool tables
I 1. l.aurel Glen Heritage & Myford 3.0 Passive park with picnic facilities and a tot lot
Park
12. Spor~s park j~r~b.otee ,~nd Robinson ~0.'.011 [.il~'t~l s°fibi~lF,~:~"'fiel~is,'t~'~nis c~urts,
~ . , ," ~ .' '~7 ,-
mulb-purpose court,' racquetball '~.ourt
faci!?aea, niaure/redwood/cedar .Uees (under
constructaon)
..' ...... ~... i ' Tot lot; pt~ntc ~ basketball ~cqurt, roller
1998)
¥ofith C~nt~' Ay&. ' Pm aet:~iy~roorns, c9..mpu.ter_!ab, ....a~.
~:liool dropqnprol~rarn "
..... · ~-..~ ..~,,r. x~ ........................ : ....
TOTAl.. ACRES 47.2 82.4-, -¢ ,: ~ ....-' · ' ''~, , ...... .
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
41
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
General Standards
The State of California Planning and Zoning Law and the SubdMsion Map
Act Code Section 66477 (The Quimby Act) indicate that the legislative body
of a City or County, may, by Ordinance, require the dedication of land, the
payment of fees in lieu thereof, or a combination of both, for park and
recreational purposes as a condition to the approval for a final tract map or
parcel map. In cases where such dedications or fees have not been obtained
for particular lots through a map, they may be imposed at the time that
building permits are issued. Among other requirements, the following
conditions must be met:
The Ordinance must include definite standards for determining the
proportion ora subdivision to be dedicated and the amount ofany fee to
be paid in lieu thereof; and
The legislative body has adopted a General Plan containing a Recreation
Element, and any proposed park and recreational facilities are in
accordance with definite principles and standards contained therein.
In conformance with this statute, the City of Tustin Conservation, Open
Space, and Recreation Element includes standards determining land
requirements for future park sites. The standards identified in Table COSR-4
and in the following text should be utilized in selecting sites for parks and
should serve as guidelines governing the acceptance of land dedicated to the
City. Future acquisition should focus on acquiring land for parkcttes and
neighborhood and community parks as well as obtaining easements and
property for trails. Generally, parkettes are not cost effective to maintain and
this will be considered prior to acceptance of dedication. Figure COSR-5
presents the Tustin Recreation Plan for parks and other recreational open
space facilities.
Parkettes
Parkettes are small, passive, local parks, generally less than one acre in size.
Most parkettes are established in higher density areas as a substitute for
backyards. Size and location are usually determined by the availability of
vacant land. These parks may serve any age group, depending on the
characteristics of the neighborhood. They usually feature play apparatus, a
paved area for wheeled toys, benches, and landscape treatment. They may
also feature children's play areas, quiet game areas, and some sports activities
such as multi-purpose courts, if space allows. Some mini-parks are natural
areas with minimal improvements (e.g., benches) which safeguard identified
archaeological/paleontological sites or other natural resources, or serve as
viewpoints. As the City approaches build-out, it
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
42
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
TABLE COSR-3
PROPOSEI) CITY PARKS AND RECR, EATIONAL FACII.ITIES
srI'E NET NEW LOCATION PROPOSED FEATURES
ACREAGE (examples only)
~.~,,,,,,,u,,,, ........ 17.0 Jamboree and Portola Mu urpose/cultural arts facility,
Cultural Park citrus ~oves, open space
Neighborhood Park~ 3.0 Pioneer Way~J~n~bo;~ Unknown
Rd.
MCAS Tustin 10.0 . in res(deniial m ~'n ~h'eschool/~chool-a~e aPparatu,,
Nei/~3hborhood Park~u base picnic facilities, etc.
MCAS Tustin 24. I Northwesterly nonion of Liehted mftball/m~lti-use fi¢ids and
Community Park MCAS Tustin site facilities, picnic ar~s, community
center
TOTAL ACRES 54.1
(1) Two parks at 5 acres each.
- · ~b ...........
TABLE COSR~
EXISTING AND FUTU~ PARK AC~AGE NEEDS
Available Acreage
Acreage Required from Existing and Su~lus,/
Proposed Parkland (Shortfall,) of Acrea~ee
School
Parks~ Play-
Population 3.0 acres/ grounds Parks School2 Parks School
1000 1.5 acres/ Playgrounds Playgrounds
1000
Existing City ~" :_'~, : ~.r..,, 78 ~;~.4'" 6-1-8'i' il 0~i.6) (%7-)
63,780 18~, ,,. ' '
3
Future City -7- ? ~ 7 ~ ~ .... ] ~ ~1 ~ ~ ~ i ~ i i1
76,236 228 .? 114
Existin~ SOlb~ 25,235 76 38 I 0 52 (66) 14
F-m= sOO ~,559 ~:/
Source: Standards: City of Tustin, Community Services Department.
t
Population Data: Cotton/Beland, Associates
l. This standard is satisfied by neighborhood and community parks. Peters Canyon Regional Park is
not used to meet this standard. However, the MCAS Tustin urban regional park is included due to active sports facilities that will
be available to the community; Two private parks in East Tustin are also included.
2. School playground acreages are based on the assumption that 35 percent &approximately 420 acres of land associated with schools
is used for recreational purposes.
3.4:. Sphere of Influence.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
43
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
A
A
~~
-;
li i
~ NN[
ll .v
~~
\'
I - -~
~~~~ ~~
~ ':.~
i ~ ~'`• `
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'f ` ` ~ ' ~.
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Ap
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MCAS Tustin
Regional Park
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SOURCE: City of Tustin, Recreational Resources in the Tustin Area (1990),
MCAS Tustin Specific Plan/Reuse Plan (1997)
GENERAL PLAN
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PROPOSED LOCAL SCHOOL
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Recreation Plan
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becomes more important to take advantage of opporlunitics available to the
City for the establishment of park space. Parkettes could be established in
areas that lack conveniently accessible parkland. The mainlenance costs of
proposed parkettes requires consideration prior to acceptance of dedication.
Neighborhood Parks
Many of the facilities located within neighborhood parks are associated with
active recreation. All neighborhood parks should contain some area for
active recreation depending on the size of the park.
The park site should contain consolidated parcels with appropriate area
devoted to active recreation such as ball fields, multi-purpose fields and open
turf, game courts, tot lots, picnic facilities, swimming pools, community
buildings, and on-site parking. The standard minimum size for neighborhood
parks is three acres.
Neighborhood parks should be located near the center of a neighborhood unit
and, if possible, adjoining an elementary school. Easy access should be
provided to pedestrians, bicyclists, and maintenance and public safety
vehicles. A neighborhood park should not be separated from its user
population by major highways, railroads, or other untraversable obstacles.
A neighborhood park should be situated adjacent to or near greenbelts, open
space linkages, or other community open space/recreation facilities to
facilitate an open space system throughout the City.
CommuniD' Parks
Community parks are intended to serve an approximate population of 10,000.
No specific shape is required for community parks as they are intended to
incorporate both active recreational facilities and passive open space in the
form of unique physical features such as a ridgeline. Community parks
should be a minimum of eight acres. Community parks should encompass
pedestrian and bicycle paths and natural open space.
Community parks should contribute to the City's open space system by
connecting to neighborhood parks through open space linkages or connecting
to other recreational facilities. They should be located at or near the
intersection of an arterial near the center of their service area. Community
parks should contain space for active recreational facilities such as
gamefields, game courts, swimming pools, and play areas as well as
community centers, on-site parking, restrooms, and picnic areas.
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Regional Parks
The County of Orange owns and maintains many regional recreational
facilities. Policy for the development, maintenance, and improvement of
these parks is provided by the Orange County Recreation Element, which
includes a Master Plan for regional recreational facilities in the County.
The County docs i;ot currently '- .............. : .... ' ---'-- :- "' .... :-- ' .........
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operates the Peters. Canyon Reg nal Park is ~,,.,,,,,~,~ and.. 9,,v-,,~ ,~},~,, ,,,
near-fulure, within the northwesterly portion Of East Tustin. The City also
supports the. County in locating.o.ther regional.par, k .fact!tries in .[h.e City. A
regional park of approximately 84.5 acres (including 11 acres occupied by a
blimp hanger is proposed to be transferred to and operated by the County
within the MCAS Tustin Specific Plan area. Outdoor recreation activities and
adaptive reuse of existing buildings within this regqonal park location for
recreation-oriented uses is planned.
School Playgrounds/Joint Agreements
Public school playgrounds under the jurisdiction of the Tustin Unified School
District are open to the public after school hours. Organized sports leagues
such as those for baseball, soccer, and football utilize ballfields through a
permit process with the School District. The City includes some school
recreational facilities to meet the overall goal of three acres per 1,000
population. Up to 1.5 acres per 1,000 population can be provided through
school recreation areas provided the school recreation areas are open to the
public.
Opportunities exist to maintain and enhance school/recreation joint use
agreements with the Tustin Unified School District. Whenever feasible, the
City should work to improve agreements with schools to enter into a joint
school/recreation use and maintenance program.
An educational college campus"is p~gp0~'e'd..W;ithin MCAsii",rUstin
development which could provide, recreational, faciiities'0pen to the pUblic.
Biking/Hiking Trails
The County of Orange maintains a coordinated system of trails, including
bikeways, equestrian trails and hiking trails within the City.. The Tustin
Community, Services ~m'dlc~~iDe~r~i~.'rn~;~ Department~; disseminate
CITY OF TUSTIN
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CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
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public information regarding trail availability, and assists with design review
of new trails.
Bikeways comprise the most extensive part ofthc City's trail network. There
are three categories of bikeways:
o Class !: a paved path that is separate from any motor vehicle travel lane;
o Class II: a restricted lane within the fight ofway of a paved roadway for
the exclusive or semi-exclusive use of bicycles; and
o Class III: a bikeway that shares the street with motor vehicles or the
sidewalk with pedestrians.
The biking network in Tustin connects with other trails and paths in adjacent
communities and throughout Orange County. Several new bike trails and
paths have been proposed.
A number of policies included in this Element are concerned with the
expansion of the City-wide system of hiking and biking trails. Precise
development standards for the various types of trails are difficult to establish
since trail width and gradient will depend on topography, surface features,
and availability of an easement· The City's trail system includes pedestrian
and bike trails within open space corridors and along regional trails which
link to local and regional parkland. The bikeways located along the City's
street system are address,ed, in the City's Circulation Element. The MCAS
Tust'in Specific rlari"ais~i616id~ii~;':';,ke~ie~i3b:~l~ikeWay/Tmil concept Plan
' · . .... ' , ,'.,~,~.:,.;..~',,,;~'~", , ..'.,~:. "3 ~..'..:'.." -.' : ~' ' ·
that prowdes an oppo~tY.t.0 i.99mp!et.e.l, yi,-.tal",!m.ks to. local.and regional
Systemsi"
Other Recreational Facilities
In addition to its parks and trails, Tustin has many private recreational
facilities. While some private facilities (e.g., private parks, tennis courts,
swimming pools) are available only to the residents of the general particular
complex in which they are located, others are available to the public for a fee
(e.g., Tustin Ranch Golf Course). The City encourages the inclusion of such
facilities in private development, especially those open to the public.
The MCAS Tustin Specific Plan should also offer opportuniti~e_.s for other
· . . ' ":'~'~ ~,~-~'.. *, '-'. :' ,,,~., ...~'. -,
forms of commermal or privately operated recreanon. ~e.s.o..m~ght include
.a p~,...a~....ea go~[ C..o..Uts...e;2an_a_,_'u3 .e,po,s.S, LO.~,,.go _m~er_,..c.,o.__mr~_._er_c~..m._~.u, .op,~,
CITY OF TUSTIN
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RECREATION ELEMENT
SEPTEMBER 2000
such as health clubs, bowing alleys, family entertainment centers and other
activities.
FUT[JI:~E RECREATION FACILITIES
Identifying areas which will be adequately served by existing park facilities
and areas for which new parks will be needed is possible by comparing
projected build-out for the City with the standards and criteria of this
Element. The implementation program for this Element includes a plan
showing the approximate number and location of additional park facilities,
by category, according to the specific criteria outlined in this Element. This
information will be used as a reference tool, along with the above criteria, for
planning the acquisition and siting of park facilities.
CITY OF TUSTIN
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RECREATION ELEMENT
SEPTEMBER 2000
CONSERVATION, OPEN SPACE,
AND RECREATION ELEMENT
IMPLEMENTATION PROGRAM
The Conservation, Open Space, and Recreation Element Implementation Program provides
a guide to the community, City Staff, and City officials in day-to-day decision-making by
suggesting ways to implement adopted policy. Implementation measures for the
Conservation, Open Space, and Recreation Element are intended to preserve natural
resources, maintain public health and safety, and provide for the recreational needs of the
City's inhabitants. The Implementation Program is a series of actions, procedures, and
techniques that carry out the Element policy through implementing a standard or program.
The City Council, by incorporating the Implementation Program into the General Plan,
recognizes the importance of long-range planning considerations in day-to-day decision-
making, subject to funding constraints.
AIR QUAI.ITY
The Air Quality Management District (AQMD) has adopted the -1-99-t- 1997
Air Quality Management Plan (AQMP), an advisory document which
identifies a number of air pollution reduction goals, measures and policies.
Local jurisdictions have been mandated to reduce a fair share proportion of
vehicle generated air pollution through the adoption of a menu of optional
Transportation Control Measures (TCMs) which have been determined by the
local agency to be politically and economically feasible. The AQMD is
currently drafting a Backstop Measure to ensure that local agencies meet their
fair share allocation.
The Orange County League of Cities has provided each Orange County city
its fair share trip reduction goal. The City of Tustin has been recently
recognized as having met 122% of its allocated vehicle trip reduction goal.
Therefore, it is currently assumed that the City will not need to adop~..~y
additional Transportation Control Measures to comply with the -t-99t- 1997
AQMP. In addition, the City closely monitors air quality matters with the
intent of complying with future revisions of the AQMP. Therefore, the
mitigation measures and policies identified within this document or other
measures acceptable to the AQMD will be implemented by the City who will
have the discretion to select those transportation control measures that are
economically feasible and will achieve compliance with the -1-99-t- ,1~99~7.
AQMP.
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-2- 1. Non-Motorized Transportation: Amend the City's TDM ordinance
incorporating non-work trip reduction provisions requiring: (1) major retail
centers to offer customer mode-shift travel incentives and provide facilities
for non-motorized transportation needs; and (2) large capacity special event
centers (over 10,000 seating capacity) to include park-n-ride and off-site
facility lots, auto free zones, street closure during peak periods, and enhanced
pri (i
transit performance as appro ate
2.¢ of"-,,,~ .... , ~"', ~,¢... ) (implements measure TCM-01 of 1997 AQMP).
Responsible Agency: Community DevelopmenffPublic Works
Funding Source: City General Fund
Time Frame: :leamm-y-l~9~ 0hgoing
Related C/OS/Recreation Element Policies: 1.5, 1.7, 2.1,2.2, 2.5, 2.6, 2.8
~ 2. Rideshare and Transit Incentives: Adopt or amend a TDM ordinance
incorporating strategies for employers of over I00 '.2.50 people and those of
over 25 people, encouraging the formation of Transportation Management
Associations, and encouradng employer van pool progr, .aLn..s,a~..d use ofcle~
~ ~ ...... , , ,..:%.,~.~,.,,,,~,~ -.., , :.
fuel vans 0mplements , ,~,~ ,,,~,.--,~ ,-.,~ ,~, -,,. , ~, TCM-0,!~.f.~e. 19..9. 7
AQMP).
Responsible Agency:
Administrative Sen, ices
Community Development/Public Works/
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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RECREATION ELEMENT
SEPTEMBER 2000
Funding Source: City General Fund/TDM Fees
Time Frame: ~ Ongoing
Related C/OS/Recreation Element Policies: 1.6, 2.1-2.8, 2.10, 2.11
4 3. Parking Management: Conduct a local assessment and amend the
City's TDM ordinance which encourages reductions in parking needs. Such
an ordinance will promote the following measures: increased daytime
parking fees, parking surcharge for single-occupant vehicles, parking
discounts for multiple-occupant vehicles, no peak hour on-street parking, no
100 percent employer subsidized parking, preferential parking for ridesharers,
residential parking permit programs near commercial centers, increased
parking enforcement, caps on number of parking spaces provided, monitoring
ofprog'ress, and market incentive measures adopted by Growth Management
and Traffic Task Force (implements ~':~ ~,~l-- I Mcas~ire~.~, .... ,,~" l""'~l measure
TCM-01 of the 1997 AQMP).
Responsible Agency: Community Development/Public Works
Funding Source: City General Fund
Time Frame: ffaImary-t-74-994 Ongoing
Related C/OS/Recreation Element Policies: 2.6-2.8
5 4. Truck Scheduling: Adopt an ordinance restricting truck deliveries to
off peak hours and instituting a truck accident reduction program
(implements Tier I Mcasiire 3.a of the 1991 measure TCM-01 of the 1997
AQMP).
Responsible Agency: Community Development/Public Works
Funding Source: City General Fund/TDM Fees
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 2.9, 2.10
625]' Traffic Flow Improvements: Implement traffic signal synchronization
where feasible at Citywide intersections and pursue cooperation with adjacent
CITY OF TUSTIN
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.jurisdictions Io implement interjurisdictional !raffic signal coordination
(implements measure TCM-01 of the 199'/AQMP).
Responsible Agency: Public Works
Funding Source: City General Fund/Measure M Funds/Other State and
Federal Funding
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 1.6
7 6. Growth Management: Develop intergovernmental agreements and the
City may elect to adopt a local ordinance to attain targeted reduction of
Vehicle Miles Traveled and growth management goals of the Growth
Management Plan (implements Tier I Measure. 17 oflh¢ 1991 measure TCM-
01 of the 1997 AQMP).
Responsible Agency: Community Development/Public Works
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 1.6
8 7. Paved Roads: The City will study whether to adopt an ordinance
restricting outdoor storage offine particulate matter, requiring liners for truck
beds and covering of loads, and controlling construction activities and
emissions from unpaved areas, and paving areas used for vehicle
maneuvering or areas otherwise identified by the Air Resources Board
(i ,rnpl.ements Tier I Mcasiircs 12.a and 12 b -"'~--
· ~,, L,,~ ,~:,, measures BCM-01
and BCM-03 ofthe.1997 AQMP).
Responsible Agency: Community Development/Public Works
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 3.1
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RECREATION ELEMENT
SEPTEMBER 2000
ENERGY CONSERVATION
9 ~. Congestion Management: Participate with the Orange County
Transportation Authority in rdefining:.a.n.d. !mplementing the County's
.C0,ngestion Management Planl (impleme.n. ts. me.asure TCMr01 of.the 1997
AQMP).
Responsible Agency: Community Development/Public Works
Funding Source: City General Fund/Measure M and Proposition III Funds
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 1.6, 2.1,2.2, 2.13
-1-0 9. lnteragency Communication/Coordination: Participate in available
communication ne~vorks with key elected officials and staffs involved in air
quality planning as the basis for identif3fng and implementing programs
which effectively reduce airborne pollutants.
Responsible Agency: Community Development/All Affected Departments
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 1.1, 1.6, 2.2, 2.11, 4. !
-H- 10. Development Projects: Continue to require participation in
transportation demand management programs for development projects
which have been determined to have a potenti~Jal impact on air quality
(i.mpl6~e. nts ~iffS,.~'. e~ T. ~C~.0.1 o~ the:! ~97"AQ..MP).
Responsible Agency: Community Development/Public Works
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Policies: 1.6, 2.1, 2.2
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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RECREATION ELEMENT
SEPTEMBER 2000
I%,~DUUII3IUI~ ."t~--~.ll~'f , J-IUIIIIIIIDLI C1LI ~r I~, ~-,I 'V
1-4 11. OCTA Commuter Match-up: Require City employee participation
in the Orange County Transportation Authoritys Commuter Match-Up
pro,am.
Responsible Agency: Administrative Sen, ices
Funding Source: City General Fund
Time Frame: ~m:~tS"qw~9'gb ongOing
Related C/OS/Recreation Element Policies: 2.7, 2.8
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Responsible Agency: Adnainislraliv¢ .qcr¥iccs
-1~ 12;'Alterna~ve Fuels: Investigate the conversion of Ci.ty vehicles to use
, , .. ,;'.",,~,. ~...-,?j~,..:~..,..1.~...,,.~.. , .~..,,-.~ .... ,~,.~, , .............
propane fuel (implem'~n.ts.nii/asii.i-~ ATT:04 :.6f the 1997 AQMP).
Responsible Agency: Public Works/Administrative Services
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 2.11
-1-713. Energy Conservation: Monitor legislation to establish, update, and
implement energy performance building code requirements established under
State Title 24 Energy Regulations. Consider adopting an ordinance requiring
increased thermal integrity, increased efficiency of building systems and
major appliances, and reduced thermal loads and solar gain; and through
development review, require project design to accommodate local
climatology and solar orientations. ': ..... ' ........ Measures ~' ..... E D ' '
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 4.1, 11.1, 11.2
-1-8 .i~:} Building and Site Design: Encourage energy efficient building and
site design during review of new development projects and support
0~p. lemcnts
!,~r~ovatix;.e..b,,.u, ilding and site,d, esi~ for all new public buildings :':'?'"?':;~'"*'
CITY OF TUSTrN
DRAFT GENERAL PLAN AMENDMENT
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CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Responsible Agency: Community Devclopmcnt,"Building Division
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 11.1, 11.2
t-9 ~5. Public Building Energy Conservation: Ensure that energy saving
devices are installed on new public buildings and when retrofitting existing
public buildings.
Responsible Agency: All City Departments
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 11.1, 11.2
-20 16. Passive Energy Conservation Techniques: Provide information
brochures at the Building Division counter regarding orientation techniques
that minimize electric and fuel burning energy use, and maximize the use of
passive solar energy.
Responsible Agency: Community Development/Building Division
Funding Source: City General Fund
Time Frame: January 1, 1993
Related C/OS/Recreation Element Policies: 11.2, 11.3
-2-1- 17. Energy Conservation Education: Budget for and encourage City
staff to attend education programs offered by the Energy Commission.
Explore new technology and revenue generation from new sources of
technology.
Responsible Agency: Community Development/Building DMsion
Funding Source: City General Fund
CITY OF TUSTIN
DRAFT GENERAl. PLAN AMENDMENT
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RECREATION ELEMENT
SEPTEMBER 2000
Time Frame: Ongoing
Related C/OS/Recreation Element Policies:
11.2, I 1.3
SOIL RELATED HAZARDS
-2-2 i'~. Identify Soil Hazards: Through the City's development review and
subdivision review processes, identi fy soil related safety problems associated
with proposed development, determine the potential for hazard, determine the
amount of development supportable on the site, and require appropriate
mitigation of new development impacts.
Responsible Agency: Community Development/Public Works
Funding Source: Development Review/Subdivision Review Processing
Fees
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 7.2, 8.4, 8.5, 8.8, 8.12, 8.13
-2-3 19. Grading Regulations: Amend the City Grading and Excavation
Code and Grading Manual to require: a) landscaping plans to be prepared
and revegetation to occur as early as feasible as part of grading activity; b)
review of development plans for sensitive siting and grading treatments,
particularly within designated hillside areas; and c) preparation of erosion
control plans with grading which identify location of interim drainage
facilities, diverters and siltation areas.
Responsible Agency: Community Development/Engineering Division
Funding Source: City General Fund
Time Frame: January 1, 1993
Related C/OS/Recreation Element Policies: 7.4.8.1, 8.2, 8.3, 8.6
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CONSERVATION/OPEN SPAC 'F_../
RECREATION ELEMENT
SEPTEMBER 2000
WATER RESOURCES AND RIPARIAN llABITATS
-2'-4 20. Improve Water Quality: Implement programs designed to improve
water quality including Nitrate Removal Demonstration Project and
Seventeenth Street Desalter.
Responsible Agency: Public Works
Funding Source: City Water Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 5.2, 5.5, 5.6
~5 21. Conserve Water Resources: Practice water conscrvation in the
following ways: a) participate in regional pro~n'ams such as the Seasonal
Storage and Conjunctive Use Well prog-ram; b) support increased use of
reclaimed water for the Tustin Ranch Golf Course, landscaped medians, and
other uses by the l~'ine Ranch Water District in East Tustin; c) continue to
provide informational brochures/handouts on water consort, lng plumbing
devices and other forms of water conservation as technology becomes
available; d) utilize an inverted block rate structure to encourage water
conservation by charging low water users less money; e) adopt a water
efficient landscaping ordinance; f) utilize drought resistant landscaping in
development of public projects; g) support the development of an expanded
water line system for the use of reclaimed water; and h) incorporate the use
of water saving devices and drought tolerant plant materials on City-owned
park sites to keep water costs to a minimum.
Responsible Agency: Community Development/Public Works/Finance
Division/Water Sen'ices DMsion
Funding Source: City General Fund/Water Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 5.2-5.7, 5.11, 14.9, 17.2
-26 22. Flood Control Improvements: Support efforts for environmentally
sensitive improvements to floodplains by: a) coordinating with Orange
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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RECREATION ELEMENT
SEPTEMBER 2000
County Flood Control District, b) incorporating applicable standards and
requiring revisions to development plans to satisfy City provisions for
floodplain management.; and c) responding to environmental studies related
to drainage courses, channels, and creeks that will have impacts on the City.
Responsible Agency:
Division/Planning DMsion
Community Development/Engineering
Funding Source: Orange County Flood Control/City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 5.1, 5.5, 7.5, 8.1-8.5
-2-? 23. Peter's Canyon Wash: Support the maintenance of Peter's Canyon
Brash as an open natural channel through the East Tustin Golf Course, and
support the County's maintenance of the Wash north of the reservoir in a
natural state including the dex'elopment of a desig'n concept for the Peter's
Canyon Regional Park incorporating a natural wildlife habitat.
Responsible Agency: Community Development/Engineering
Division,/Planning DMsion; private golf course owner
Funding Source: Private funds/OCFD/State
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 5.1, 6.1, 7.2, 7.5
-28:2~. Water Qualit3': Promote improved water quality by the following
methods: a) support the Santa Ana Watershed Protection Authority
Programs; b) support the Regional Water Quality Control Board Programs
and the National Pollution Discharge Elimination System stormwater permit
regulations; c) support the efforts of the Orange County Water District to
monitor the Santa Ana River water quality; d) enforce the State Department
of Health Sen'ices well construction standards; e) provide assistance and
information to the Federal Environmental Protection Agency, the State
Department of Health Sen4ces, and Orange County Health Department
enforcement program during investigation, regulation and enforcement of
water pollution restrictions; f) provide information to industrial operations
within the City on methods to reduce or eliminate water contamination; g)
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
work with the Orange County Water District, if financially feasible, to
construct facilities adjacent to existing water wells to purify well water and
increase production and use of local water; and h) develop local ordinances
to regulate the dumping of pollutants into ground water.
Responsible Agency: Public Works/Water Sen'ices Division
Funding Source: City Water Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 5.2, 5.4-5.7
PLANT AND ANIMAL HABITAT
-29 25. Biological Resource Restoration: Assist the County of Orange in
development ofplans and programs for restoration efforts in areas of unique
riparian habitat.
Responsible Agency: Community Development
Funding Source: No funding necessary
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 6.1, 7.2, 7.5, 14.14
:30 26. Tree Preservation: Promote tree preservation by: a) requiring
development and implementation of reforestation plans to recreate the
character of thc existing eucalyptus groves within the hillside areas of the
East Tustin Specific Plan; b) preserving unique stands of trees on publicly
owned facilities and properties; c) requiting CC&Rs or private party
agreements with the City where unique stands of trees are included on
commonly owned property or privately owned property to insure the
preservation, health and vitality of such trees where feasible; d) requiting all
plans for grading and construction actMty within proximity to identified
preserved stands of trees be reviewed by a qualified arbofist to ensure that
proposed activities and improvements will not impact the trees, and that
recommendations of the arbofist be incorporated into development plans; and
e) establish an inventory of significant stands of trees in the City which would
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
60
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
be marked for preservation consideration when reviewing development
proposals.
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 6.1, 7.1-7.3, 7.5, 7.6
:3-1- ~'~. Natural Community Conservation Plan: To maximize protection
of the California Gnatcatcher and its habitat of coastal sage scrub, the City
shall continue to participate and support the State of California Resources
Agency Natural Community Conservation Plan for coastal sage scrub.
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 7.2, 7.3, 7.4
::3-~ ~8. Protection of Biological Resources: Biological resources in the City
will be protected by requiring development project proponents to perform
biological surveys in areas known or suspected to contain si~mificant
biological resources. The biological sun, ey shall be prepared by a
professional biologist and the following issues shall be addressed therein:
a)
identification, mapping, and acreage of the various plant communities
and habitat types; b) delineation of wetlands, c) identification of
sensitive plant and animal species; d) identification of whether
property is enrolled in the Natural Community Conservation Plan for
coastal sage scrub; e) potential wildlife movement corridors; and f)
ecological function of on-site habitat. Biological resource surveys
should be conducted at the appropriate times of the year to ensure
observation of all potential occurring plant and animal species.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
61
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
TOPOGRAPllY, SOIl.S, PAI.,EONTOI~OGY, AND ARCilAEOI.OGY
:30 29. Protect Soils and Topography: Protect soils and topography within
the City by: a) reviewing and incorporating provisions of detailed soils
reports for development into approved plans as provided for in the City
Grading and Excavation Code; b) incorporating standards and guidelines of
the East Tustin Specific Plan and Grading Manual through the Design
Review process into development proposals, particularly designated hillside
districts; and c) encouraging cluster development standards and siting
guidelines contained in the East Tustin Specific Plan for citywide
development concentrating higher intensity development on less sensitive
portions of thc site and retain greater open space and minimize grading
impacts.
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 7.2,7.4, 8.1-8.3, 8.5, 8.6, 8.9,
8.10,8.12,8.16,8.17
:34 30. Preserve Archaeologic and Paleontologic Resources: Preserve
archaeologic and paleontologic resources within the City by: a) requiring
developers to perform archaeological and paleontological surveys prior to
grading in areas known or suspected to contain such resources; and b)
enforcing provisions of the California Environmental Quality Act regarding
preservation or salvage of significant historic, archaeological and
paleontological sites discovered during construction activities.
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 8.6, 8.7, 8.9, 8.15, 8.17,12.1,
12.2, 13.1, 13.2
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
62
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
MANAGED RESOURCES
35 31. Permit Managed Agricultural Production: Permit managed
agricultural production by: a) considering amendments to the Zoning
Ordinance permitting agricultural uses as an interim use and reviewing
current zoning regulations for needed revisions to protect cxisting agricultural
lands; b) coordinating the construction ofpublic infrastructure improvements
to minimize impacts to agq-icultural operations; and c) using the design review
process to encourage site design and the use of man-made or natural buffers
to lessen visual or odor impacts.
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 9.1,9.2
36 32. Acquire Important Land Resources: Identify important land
resources in the City and pursue State and Federal grants and programs which
would fund acquisition of such lands.
Responsible Agency: Community Development
Funding Source: State and Federal Grants
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 7.1,7.2, 8.7, 12.1, 12.2, 14.4
HISTORIC RESOURCES
33. Preserve Historic Resources: Seek t~ pr..e, serve historic resources
, , . , , ,- .., ·, . . ~'~,~,,~. '~r~ ... ~....,...~ .... . .... .....
.w.n. er.eyer!.._e~..~nke' by: a) cq.n..t.lrl_U_Lng.p_r.9 .gy~m_._.s.;.~9_e_n~..._ur_.e ..th...e.._L)..ty~s...s.tat31s
,,~,l-,,~,,,~-,,~* as Certified Local
Govemn~,~nt with assista,~caof the Stat&~c of lli.s,~o~c Prcscr,'afioa; b)
~,ursu~ng uunz .m. g~ggmaelmes esum~tsn~.0y, me lxlaUonat ~egn st~, umce
.n'~-',-~:m..'.,'"~*,'~ann~f~,~~~n,15~'~..,.-3r.~o.~.~ae ~?..o., .. ........................
9f- ..I~_s_~n...b__Px~s2.eDrattoiiT~id th'~fi~fiffC~t~C, qd.6~w_h, ere. h~stonc designation
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
opportunitics are desired for new or existing historic and cultural resources
,' ':-'--',, ~,,.,, ,,.- PrcscF,:at~ on.,, ,,.,---' "-,,,~- Tu st~r,,..,, ~ "':'- - ,..,_,,.,,., and c) continuin g to enforce
zoning ordinance provisions for Ire Cultural Resources District and ensuring
that design and development standards are enforced.
Responsible Agency: Community Development
Funding Source: City General Fund/State and Federal Funding
'rime Frame: Ongoing
Related C/OS/Recreation Element Policies: 12.1-I 2.3
38 34. Historic District Expansion: Study the expansion or creation of an
historic district north of First Street.
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: As City Council assigns
Related C/OS/Recreation Element Policies: 12.1-12.3
SCENIC RE. SOURCES
:39 35. Protect Scenic Views and Resources: Through the Hillside Review
process, monitor and limit development of Peters Canyon Ridgeline
consistent with the requirements of the East Tustin Specific Plan, Grading
and Excavation Code and Grading Manual.
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 6.1, 8.1,8.6, 8.12, 8.15-8.17,
14.9
CITY OF TUSTIN
DRAFT GENEIL&L PLAN AMENDMENT
64
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
SOLID WASTE
The City of Tustin has prepared a Source Reduction and Recycling clement
for its portion of the Orange County Integrated Waste Management Plan
(IWMP). The element is designed to divert 25 percent ofall solid waste from
landfills or transformation facilities by January 1, 1995, and 50 percent of
solid waste by January 1,2000.
40 36. Source Reduction and Recycling: Implement the City's adopted
Source Reduction and Recycling element of the IWMP by: a) supporting
State action to create state-wide source reduction incentives such as the
adoption of advance disposal fees; b) establish a government waste reduction
and procurement program; c) investigate the cost effectiveness and feasibility
o fimplementing backyard composting to promote home management of yard
waste; d) develop an awards program to recognize significant local integrated
waste management achievements; e) develop an educational and technical
assistance program; f) develop and annual media campaign and ongoing
promotion including thc provision of"how to" materials to at least 75 percent
of the City's households, businesses, and government employees by 1995, and
90 percent by 2000; g) developing educational materials for a technical
assistance program targeting commercial and industrial generators to at least
25 percent of Tustin businesses by 1995, and 50 percent by 2000; h)
implementing a recycling program that includes 40 percent of all
supermarkets and grocery stores in the City by 1995, and 80 percent by 2000;
i) encouraging the development of local and regional markets for all materials
recovered through the private sector and all implemented recycling programs
on an ongoing basis; and j) Supporting the public sector purchasing and
procurement practices for recyclable content products on an ongoing basis.
Responsible Agency: Public Works
Funding Source: City General Fund/Franchise Fees/Solid Waste Charges
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 4.2, 10.1-10.5
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
65
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
RECREATION FACIIWFIES
4-t- 37. Identify and Obtain Adequate l,ocal Parklands: Identify and
obtain adequate local parklands by: a) encouraging innovative development
site designs that include recreation or open space amenities and identifying
undevelopable areas for open space during the design review process; b)
continuing to enforce Quimby Act Ordinance provisions for residential
development; c) regularly monitoring the condition of designated private
open space areas in the City to ensure that zoning and land use permit
conditions are met, and that such areas are maintained and not converted to
other uses; d) identifying potential sites in the southwest area of the City that
may be suitable for parkland or recreation facilities; e) ex'aluating and
updating the City's Master Plan of Parks and Recreation Facilities and the
Parkland Dedication Ordinance to ensure the preservation and expansion of
open space; and f) revising the parkland in lieu fee schedule as necessary to
reflect the current market prices of land.
Responsible Agency: Community Services
Funding Source: City General Fund~rRedevelopment/Private Fundin~b/State
and Federal Funding
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 4.8, 7.2, 8.11,8.12, 8.14, 14.1,
14.2, 14.4, 14.5, 14.9, 14.11-14.13, 14.4, 14.7, 14.8, 14.12, 16.2, 16.4, 17.4,
18.6
4-2-38. Joint-Use Agreements with Schools: Through joint-use agreements,
enhance the use of school facilities by: a) exploring with the Tustin Unified
School District, the provision of programs in areas lacking recreation
facilities by using schools or private facilities; b) maintaining contact with
and input from the School District during the design of any new public
facilities; and c) develop a program for joint use of School District properties
and surplus school sites.
Responsible Agency: Community Services
Funding Source: City General Fund/Tustin Unified School District
Time Frame: Ongoing
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Related C/OS/Recreation Element Policies: 14.5, 14.6-14.8, 16.6, 16.10,
18.4, 18.7
4-3 39. Joint-Use Agreements with Orange County Flood Control:
Explore the feasibility of utilizing County Flood Control facilities for
recreational trails.
Responsible Agency: Community Services/Public Works
Funding Source: City General Fund/OCFC
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 7.1, 7.5, 14.3, 17.5
4-4 40. Community Services Coordination: Coordinate with other
community service providers on a regular basis to ensure that programs and
sen, ices are not being duplicated or competing against each other in the City.
Responsible Agency: Community Services
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 15.2, 16.5, 16.9, 18.7
4'541. After-School and Other School-Associated Programs: Coordinate
after-school and other non-school hour programs with the Tustin Unified
School District by: a) evaluating the need for after-school and other non-
school hour day care programs for elementary age children and supporting
programs as needed; and b) coordinating and supporting development low
cost after-school programs such as sports leagues and clinics for middle
school age children.
Responsible Agency: Community Services/TUSD
Funding Source: City General Fund/TUSD/Private Sources/State and
Federal Funding
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
67
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Time Frame: Ongoing
Related C/OS/Recreation Element Policies:
18.4
14.1, 14.5, 16.4, 16.10, 16.11,
4-6 42[ Integrated Open Space System: Prepare an integrated open space
plan for the City that includes: a) the City's parklands, landscaped medians
and parkways in City streets, bicycle and pedestrian trail systems, and active
and passive open space; b) phasing schedules for commitment of resources
including the design and construction of facilities; and c) using the Design
Review process to ensure installation of trail systems and other
complementary facilities, and the connection of private open space with the
comprehensive system of public open space.
Responsible Agency: Community Development/Community Sen, ices/
Public Works
Funding Source: City General Fund/Private Funding/State and Federal
Funding
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 7.6, 8.9, 8.11, 8.14, 14.4,
14.13, 16.2, 17.5, 18.6
4--7 43. Accessibility Plan: Design new and renovate existing parks for
convenient and accessible use and provide that all recreation programs,
services and facilities are accessible to the disabled in accordance with the
Americans with Disabilities Act.
Responsible Agency: Community Services
Funding Source: City General Fund/Redevelopment/Private Funding/State
and Federal Funding
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 14.1, 14.2, 16.4
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
48 44. Recreational Needs Awareness: Inform thc public ofrecrealional
facilities and opportunities, and receive public input on such sen'ices by: a)
providing program and service information through Tustin Today and
handouts at City Hall and program sites; b) developing a community
education program to provide citizens with information on various programs;
c) receMng input from citizens on the design and development of parks and
recreation facilities through questionnaires, community meetings, and Park
and Recreation Commission meetings; d) staging community events through
the use of input from citizens' task forces, committees and other groups; c)
evaluating programs on a quarterly basis to ensure that community needs are
being met; and f) reviewing and implementing successful programs from
other communities.
Responsible Agency: Community Services
Funding Source: City General Fund
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 14.1, 15.2, 16.1-16.4, 16.5,
16.9, 16.11.
49 45.. Funding Recreation Needs and Programs: Utilize a variety of
methods to fund recreation facilities and programs by: a) identif34ng
non-traditional approaches to providing recreation programs and facilities; b)
annually reviewing fees and programs to ensure that the programs are
self-supporting; c) soliciting sponsorships to enhance City events; d)
exploring the establishment of a nonprofit corporation to provide a
mechanism for businesses to donate money toward the development of
recreation facilities and programs, and formally recognizing those efforts; e)
designing an outreach program to encourage volunteefism within the City to
support recreation programs; f) requiting private recreation facilities to be
permanently maintained by homeowner or business associations through the
subdivision and Design Review process; and g) exploring the development
of an adopt-a-park and adopt-a-program approach for accepting donations of
money and services.
Responsible Agency: Community Services/Private Providers
Funding Source: City General Fund/Other Private Sources/State and
Federal Funding
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
69
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 14.1,14.7, 14.8, 14.10, i 4.11,
16.3, 16.$, 16.7, 16.9, 16.12, 17.4, 18.1-18.3, 18.6, 18.11
50 46. Special Recreation Programs: Provide special recreation programs
and facilities as needs are identified. These programs may include, but are
not limited to: a) adding a public gardening project to ongoing senior citizen
programs; and b) using private sector or non-profit service providers, such as
the Tustin Ranch Golf Club and the Boys and Girls Club, for specialized
programs (for example, bowling, golf, and wrestling).
Responsible Agency: Community Services/Other Public and Private Sector
Providers
Funding Source: City General Fund/Private Sources/State and Federal
Funding
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 14.1, 14.2, 16.4, 16.5., 16.9
5-1-47. Recreation Facility Design: Evaluate and modify City parkland and
facilities design standards, where necessary, and develop a listing of durable,
economical, and standardized fixtures and plant materials.
Responsible Agency: Community Services/Public Works
Funding Source: City General Fund
Time Frame: July 1, 1993
Related C/OS/Recreation Policies: 17.2
5-2- 48. Recreation Facilities Maintenance: Improve recreation facilities
maintenance by: a) developing operational maintenance standards to provide
quality maintenance of parks and recreation facilities; b) conducting
maintenance impact reports on park designs during the park design process,
and ensuring that steps to reduce maintenance costs have been incorporated
in the design during the plan check process; and c) explore the utilization of
private maintenance where appropriate to reduce public cost.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Responsible Agency: Community Sen'ices/Public Works/Private Providers
Funding Source: City General Fund/Private Funding Sources
Time Frame: Ongoing
Related C/OS/Recreation Element Policies: 14.9, 16.5, 17.1-17.4
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
71
CONSERVATION/OPEN SPACE/
RECREATION ELEMENT
SEPTEMBER 2000
Public Safety
Element
GENERAL PLAN
TABLE OF CONTENTS
Section
Introduction to the Public Safety Element
Purpose of the Public Safety Element
Related Plans and Prog-rams
Scope and Content of the Element
Relationship to Other General Plan Elements
Summary of Public Safety Issues, Needs, Opportunities, and Constraints
Flooding
Seismic Hazards
Hazardous and Toxic Materials
Fire
Crime/Law Enforcement
Aircraft Overflights
Emergency Preparedness Planning/Disaster Response
Public Safety Element Goals and Policies
Flooding
Seismic Hazards
Hazardous and Toxic Materials
Fire
Crime/Law Enforcement
Aircraft Overflights
Emergency Preparedness Planning/Disaster Response
Related Goals and Policies
The Public Safety Plan
Flooding
Seismic Hazards
Hazardous and Toxic Materials
MCA. S..T.t.~ij}IC!~_~'an..up, plain
Fire Hazards
Crime/Law Enforcement
Page
1
2
2
3
4
7
8
9
11
11
12
13
14
17
17
18
18
i9
24
24
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
TABLE OF CONTENTS
Section
Aircraft Overflights Hazards
Agency Responsibilities and Coordination
Emergency Response and Action
Public Safety Element Implementation Program
Control of Land Uses
Flooding
Seismic H~ards
Hazardous and Toxic Materials
Fire Hazards
Crime/Law Enforcement
Aircraft Overflights 14~ards
Agency Responsibilities and Coordination
Emergency Response and Action
Page
25
26
27
32
32
33
34
35
35
36
36
37
37
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
LIST OF 'FABLES
Table
Table PS- 1
Table PS-2
Table PS-3
Table PS-4
Table pS-5
Public Safety Related Goals and Policies by Element
Hazardous Waste Facilities Siting Factors
Emergency Services Standards
Emergency Responsibilities
Emergend:y Operations Center Organization
Page
16
21
25
30
31
LIST OF FIGURES
Figure
Figure PS- I
Evacuation Routes
Page
29
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
iii
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
INTRODUCTION TO THE PUBLIC SAFETY ELEMENT
The urban environment contains many natural and man-made hazards which require special
consideration and treatment in the land use planning process. The purpose of the Public
Safety Element is to identify these hazards and to establish appropriate policy to minimize
the exposure of Tustin residents to such hazards. An emphasis is placed on tying land use
decisions to public safety concerns. The Public Safety Element also stresses the importance
of emergency preparedness in reducing community disruption in the event of a disaster.
PURPOSE OF THE PUBLIC SAFETY ELEMENT
The purpose of the Public Safety Element is to identify and address those
natural or man-made characteristics which exist in or near the City which
represent a potential danger to the safety of the citizens, sites, structures,
public facilities, and infrastructure. The Element establishes policies to
minimize the danger to residents, workers, and visitors; and identi ties actions
needed to deal with crisis situations. The manner in which emergency
response agencies cooperate with one another and with other jurisdictions is
a key component of the element.
Issues Overview
The Public Safety Element is a State-mandated component of a General Plan.
Government Code section 65302(g) sets forth a list of hazards or public
safety issues that the Element must cover if they pertain to the City. For the
City of Tustin, the applicable hazards are:
o Flooding;
o Seismically induced conditions, including surface rupture, ground
shaking, ground failure, and seiche;
o Slope instability leading to mudslides and landslides;
o Subsidence and other geologic hazards;
o Wildland/urban interface fires; and
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
o Evacuation routes.
State law also permits cities to add safety issues to this list and to delete
issues which are not pertinent. Potential safety issues were researched and
documented for preparation of the Public SafetyTechnical Memorandum that
was completed as a background document for the General Plan. ]'he
following public safety issues were added to those mentioned above:
o Hazardous materials;
o Law enforcement; and
Aircraft overflights.
REI~ATED PI.ANS AND PROGRAMS
The Public Safety Element issues relate closely to certain issues discussed in
the Land Use and Conservation/Open Space/Recreation Elements of the
General Plan. Tustin is updating its Emergency Preparedness Plan that
addresses several hazard areas including seismic, flooding, and hazardous
materials. This Emergency Preparedness Plan will be reviewed by State and
Federal agencies w'hich have their own roles in the event of an emergency,
including the Federal Emergency Management Agency (FEMA), the State
Office of Emergency Sen'ices (OES), and the California Highway Patrol
(C~P).
SCOPE AND CONTENT OF THE ELEMENT
This Element is composed of three major sections: Summary of Public
Safety Issues, Needs, Opportunities, and Constraints; Public Safety Goals and
Policies; and The Public Safety Plan. The Public Safety Issues, Needs,
Opportunities, and Constraints section establishes the basis for formulation
and expression of the City goals and policies related to public safety. The
Public Safety Goals and Policies section establishes public safety objectives
and a decision-making fi'amework for City leaders in evaluating issues for
their safety impact. The Public Safety Plan provides more detailed
approaches to hazard mitigation and ensures adequate emergency response
to identified hazards.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
The Public Safety Plan is based upon the Element's goals and policies, and
relies on the detailed description of local hazards from the Public Safety
Technical Memorandum.
RELATIONSHIP TO OTIIER GENERAL PLAN ELEMENTS
As one element of the General Plan, the Public Safety Element must be
consistent with other General Plan Elements. All elements of the Plan are
interrelated to a degree, and certain goals and policies of each element may
also address issues that are the primary subjects of other elements. The
Public Safety Element relates most closely to the Circulation and Noise
Elements. The Circulation Element relates to the Public Safety Element by
establishing safe road widths, accessibility standards for firefighting
equipment, and emergency evacuation routes. The Noise Element relates to
the Public Safety Element by establishing standards for safe levels of noise.
The other Elements of the General Plan relate to the Public Safety Element
by supporting the Public Safety Element. The Land Use and
Conservation/Open Space/Recreation Elements address public safety issues
by designating lands with unstable or hazardous characteristics, and the
Housing Element promotes safe housing for City residents. Taken as a
whole, all the elements contribute to the promotion ora safer environment for
Tustin inhabitants.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
SUMMARY OF PUBLIC SAFETY ISSUES, NEEDS,
OPPORTUNITIES, AND CONSTRAINTS
The Tustin Planning Area is affected by many issues, opportunities, and constraints that
affect public safety. The following section summarizes these and establishes a basis for
future goals and policies.
FLOODING
o
The Planning Area contains creeks and ,,';.'ashes which create potential
flooding problems.
Eastern parts of the City are subject to flooding in a 100-year storm, as
well as southern portions of the City on the MCAS Tustin property, and
most of the southern and eastern areas of the City are subject to flooding
in a 500-year storm; however, no significant flooding has occurred in the
last decade.
The City has applied to the Federal Emergency Management Agency for
modification of the Flood Insurance Rate Maps; ":me..-apla,,~at.t,n'-'- '-'.5- is
pend/,~, where needed to reflect flood improvements as they are made
in the City.
The Santiago and Villa Park Resen'oirs could inundate parts of the
Planning Area if their dams failed.
Slr,;ISMIC ltAZARDS
o
o
The Tustin Planning Area lies within a seismically active region.
No known active or suspected potentially active faults exist within the
Planning Area. The El Modena fault passes through the Planning Area's
northern section; however, studies have not been conclusive about the
active/inactive status of this fault.
Several major faults lie within 10 to 45 miles of the Planning Area.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
Potential hazards include ground shaking, liquefaction, unreinforced
masonry structural hazards, and tilt-up concrete buildings constructed
prior to 1974.
HAZARDOUS AND TOXIC 7 MATERIALS
Risks to individuals and the community would occur in the event of
accidental release or combustion of hazardous materials.
High pressure pipelines which carry petroleum and fuels pass through the
City.
FIRE
The Tustin Planning Area is subject to both urban and wildland fire
hazards which result from a number of causes, including arson,
carelessness, home or industrial accidents, or from ignorance of proper
procedures for home or business repairs.
The northeast part of the Planning Area is most susceptible to wildland
fires while the southwest area is most susceptible to urban fires.
Low water pressure affects the Old Town and Cowan Heights areas.
CRIME/LAW ENFORCEMENT
Efforts have been focused on keeping crime actMty to a minimum.
AIRCRAFT OVERFLIGHTS
o
The City lies under the Instrument Landing System Corridor of John
Wayne International Airport and the Bro~xming Corridor of MCAS
Tustin, the primary aircraft approaches to the respective airfields.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
The Planning Area does not lie within any of John Wayne's safety zones
~U
. IIU}~}~I~ GII~I~IL U}'~I ~JI~IJL~ ........ ~l¢~llt LIi~, [)UL~IILI~I. IUI
~:--~ .... '~ ............... '-- Congersation of MCAS E1 Toro to a
co~cr6iai aiwon.c0~ia'p0s~ h~d's which ~c.Cment]y un~own.
EMERGENCY PREPAREDNESS PLANNING/DISASTER RESPONSE
The City's Emergency Operations Plan has been completed, but will undergo
a continual "update" as training and exercises will identify areas of weakness.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
PUBLIC SAFETY ELEMENT GOALS AND POLICIES
This section of the Public Safety Element sets forth Tustin's goals and policies for dealing
with safety issues. The policies provide direction for approaches to public safety that are
described in the Public Safety Plan.
FLOODING
Minimizing the risk of flooding within the community can be accomplished
by proper planning and actions related to new development and
redevelopment of land.
GOAL 1: Reduce the risk to the community's inhabitants from flood
hazards.
Policy 1.1: Identify flood hazard areas and provide appropriate land use
regulations for areas subject to flooding.
Policy 1.2: Coordinate with the appropriate agencies to assure that existing
bridges are constructed according to accepted standards to avoid damage by
flooding.
Policy 1.3: Continue to participate in the national flood insurance program.
Policy 1.4: Cooperate with the Orange County Flood Control District to plan
for and make needed improvements or modifications to Peters Canyon
Channel to enable it to carry runoff from a 100-year storm.
Policy 1.5: Require detention basins as a flood control measure where
applicable to reduce the risk from flood hazards.
Policy 1.6: Design future development located near water storage facilities
to minimize damage caused by leak, rupture, or flooding fi-om a water storage
facility.
Policy 1.7: Encourage the Orange County Flood Control District to maintain
scheduled debris removal from flood channels.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
GOAL 2: Minimize risk from upstream dam failures.
Policy 2.1: Provide the public with information regarding emergency
preparedness in event ofdam failure.
Policy 2.2: Work with other responsible agencies to ensure and improve the
safety of the Santiago and Villa Park Reservoirs.
SEISMIC HAZARDS
Geologic and seismic hazards can be reduced to avoid unnecessary risk.
Appropriate planning and preparedness actions will minimize exposure to
these hazards.
GOAL 3: Reduce the risk to the community from geologic and seismic
hazards.
Policy 3.1: Require review of soil and geologic conditions by a State-
Licensed Engineering Geologist to determine stability prior to the approval
of development where appropriate.
Policy 3.2: Maintain and regularly update all seismic and geologic
information regarding safety, and ensure the consistency of that information
with other affected agencies.
Policy 3.3: Encourage development which utilizes the desirable existing
features of land such as natural vegetation, geologic features, and other
natural features which preserve the site's significant identity.
Policy 3.4: Regulate the structural seismic safety of all buildings located
within the City, especially unreinforced masonry buildings built prior to
1933. Inventory tilt-up industrial buildings built prior to 1974.
Policy 3.5: Ensure that structures for human occupancy, critical structures,
and vital emergency facilities are designed to minimize damage from
potential geologic/seismic h~ards and avoid functional impairment.
Policy 3.6: Promote earthquake preparedness within the community by
participation in periodic earthquake awareness programs.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
Policy 3.7: Include and periodically review and update emergency
procedures for earthquakes in the City's Emergency Preparedness Plan.
Policy 3.8: Coordinate with n.ty.o Orange, ,--,L,.,,~,.,,,
Fe-Ra/ko~ SCKRMOCTA (Metrblink), and Caltrans to identify and correct
any structural deficiencies of bridges and overpasses that traverse the City of
Tustin.
Policy 3.9: Where geologic instability or presence of faulting is discerned,
use appropriate open space mechanisms and or regulate development in
accordance with State law and consistent with the levels of acceptable risk.
HAZARDOUS AND TOXIC MATERIALS
Exposure to hazardous and toxic materials can be avoided through proper
planning and policy aimed at reducing the risk associated with use, transport
and disposal of such materials.
GOAi~ 4: Reduce the risk to the community's inhabitants from exposure
to hazardous materials and wastes.
Policy 4.1: Cooperate with the County to implement applicable portions of
the County's proposed Hazardous Waste Management Plan. m+ren-i't-/s
aplJl. Uv~,U Ct) LIJ~, OL'nt~,.
Policy 4.2: Cooperate with railroad operations to ensure that h~ardous
materials transported by rail do not pose a threat to life or property.
Policy 4.3: Transportation of hazardous waste will be minimized and
regulated where possible to avoid environmentally sensitive areas and
populated, congested, and dangerous routes.
Policy 4.4: Cooperate fully with other local, State, and federal agencies to
efficiently regulate the management of hazardous material and hazardous
waste.
Policy 4.5: Establish regulations requiring land uses involved in the
production, storage, transportation, handling, or disposal of hazardous
materials to be located a safe distance from other land uses that may be
adversely affected by such activities.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
Policy 4.6: Place public participation as a high priority throughout thc
process of siting hazardous waste facility projects.
Policy 4.7: Establish defined transportation routes for the conveyance of
hazardous materials.
Policy 4.8: 9rdopt-~ sUPp~."tfi'e'~r~'iai~'~in"t~e"Ciiy's Hazardous
Household Waste Plan, and cacou,-ag¢ and sapport by. requiring the proper
disposal of hazardous household waste and waste oil.
Policy 4.9: Cooperate with responsible agencies to ensure that dry cleaners,
film processors, auto service establishments and other service businesses
generating hazardous waste materials are complying with approved disposal
procedures.
Policy 4.10: Regulations governing the discharge of hazardous waste into
sewer systems will be strictly enforced.
Policy 4.11: Minimize the amount and toxicity of hazardous waste and
materials generated in Tustin by encouraging recycling, source reduction
technologies and educational assistance to local residents and commercial
and industrial handlers.
Policy 4.12: Sponsor regular household hazardous waste disposal programs
to enable residents to bring back yard pesticides, cleaning fluids, paint cans,
and other common household toxics to a centralized collection center for
proper disposal.
Policy 4.13: Support efforts to enforce State "right to know" laws, which
outline the public's right to information about local toxics producers.
Policy 4.14: Establish development standards for storage of industrial
chemicals and other potentially hazardous substances.
Policy 4.15: Coordinate with the County of Orange in the implementation
of the National Pollution Discharge Elimination System Permits (NPDES)
regulations.
Policy 4.16: Continue to i denti fy and target commtmity audiences to inform
them of the availability and convenience of permanent Household Hazardous
Waste collection sites.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
10
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
FI RE
Fire hazard potential exists where water pressure is efficient and where large
areas of dry vegetation .occur. The potential for this hazard can be reduced
through appropriate regulation, education, and cooperative measures.
GOAL 5: Reduce the risk to the community's inhabitants from fires or
explosions.
Policy 5.1: Work closely with the C-mmBrmc Orange
,,~ ~,j.~ ,.~l.j~ ,-l~ Dis~nc~ to continue to operate an education program
regarding fire hazards.
Policy 5.2: Encourage the use of fire retardant roofing materials.
Policy 5.3: Establish and maintain mutual aid agreements with surrounding
jurisdictions for fire protection.
Policy 5.4: Enforce building code requirements that assure adequate fire
protection.
Policy 5.5: Study alternatives for upgrading emergency water line capacities
in deficient areas.
r..~'~':--'o ~u;':'~ p L"'oo-era'e with- _1. _._,___ ~ _ __ t.-n ................... ..1 x:~__ J_. .... _, _a
cities Orahge C.o. unty Fi~.~.~¢'?i~y to ensure the provision of adequate and
cost-effective fire protection services.
CRIME/LAW ENFORCEMENT
Stabilizing the level of criminal activity in the community as growth occurs
is very important in maintaining the overall quality of life in Tustin. This
effort involves both law enforcement and citizen involvement to address
crime problems.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
11
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
GOAL 6: Stabilize demand for law enforcement services.
Policy 6.1: Provide appropriate levels of police protection within the
community.
Policy 6.2: Periodically evaluate service levels and service
criteria.
Policy 6.3: Pursue State and Federal monies to offset the cost ofproviding
police protection.
Policy 6.4: Cooperate with the Orange County Sheriffs Department and
surrounding police departments to provide back-up police assistance in
emergency situations.
Policy 6.5: Promote the use of defensible space concepts (site and building
lighting, visual observation of open spaces, secured areas, etc.) in project
desig~ to enhance public safety.
Policy 6.6: Enhance public awareness and participation in crime prevention
by developing new, and expanding existing, educational programs dealing
with personal safety awareness, such as neighborhood watch, commercial
association programs, and community oriented policing.
.MRCRAFT OVERFLIGItTS
Air operations associated with John Wayne International Airport ...... ,,-, A ,-
Ta$tin represent a potential hazard for the community. The risk from this
hazard can be minimized through proper planning of land use.
GOAL 7: Minimize the level of danger to life and property from air
operations accidents.
Policy 7.1: Develop criteria to regulate the type and intensity of
developments in areas of known potential air operations hazards.
Policy 7.2: Coordinate land use planning and emergency preparedness
planning with '~ A,~ ~ ,-, ..... _. ..... j Airp ffi i
IYI~.~3~LO I iJ~ttll taJlLl ohn Wayneort o c als.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
12
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
Policy 7.3: Monitor legislation promulgated by the FAA which could
eliminate local flight restrictions on John Wayne Airport.
Policy 7.4: Establish criteria for review and siting of heliports and helipads.
Policy 7.5: Encourage Tustin citizen participation and City involvement on
committees which would impact future aircraft operations in Orange County.
Policy 7.6: Work to reduce risks and noise impacts resulting from aircraft
operations by: (a) opposing permanent future reuse of MCAS Tustin for
commercial or general aviation air operations; (b) participati~g.~.n....an.~.d'
~n,i[9..ri.'n.g.Lhe planning processes for J.o.h.n. ,..w~..ayne ..A.i. rport and.'..~in, y..
i~.on'.v, ersio.n..or reuse of MCAS E1 Toro for..ai~o_rt, uses; (c) continuing to
discourage commercial .o.r general avi.ati0n act!yities which increase noise
exposure 0r general safety.risks to Tustin res. idents.
EMERGENCY PREPAREDNESS PLANNING/DISASTER RESPONSE
Proper preparation for major emergencies is necessary to minimize
disruption, personal injury, and property damage. Preventive measures taken
before an emergency occurs can hasten recovery from such incidents.
GOAL 8: Improve the City's abilit3' to respond to natural and man-
made emergencies.
Policy 8.1: Maintain an up-to-date Emergency Operations Plan identif)ring
all available resources and funds for use in the event of a disaster and
establishing implementing actions or procedures under the Plan for rescue
efforts, medical efforts, emergency shelters, provision of supplies, and all
other response efforts recommended by the State Office of Emergency
Services and the Federal Emergency Management Agency (FEMA). Include
procedures for dealing with specific events such as earthquake, major rail and
roadway accidents, flooding, and hazardous materials.
Policy 8.2: Coordinate with Orange County and the Federal Emergency
Management Agency in reducing community risks in the event of a disaster.
Policy 8.3: Sponsor and support public education programs for emergency
preparedness and disaster response; distribute information about emergency
planning to community groups, schools, churches, and business associations;
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
13
PUBLIC SAFETY ELEMENT
SEPTEMBER 20{)0
and hold emergency drills in various paris of Tustin to test the effectiveness
of emergency preparedness plans.
Policy 8.4: Maintain a high level of multi-jurisdictional cooperation and
communication for emergency planning and management and solicit
participation from private sector sources (i.e., ham radio, cellular telephone,
etc.) to enhance local communication and response capability.
GOAL 9: Reduce the amount of personal injury, damage to property,
and economic or social dislocation as the result of disaster.
Policy 9.1: Existing vital facilities not designed to be disaster-resistant
should be examined, and hazardous structures should be improved or
demolished.
Policy 9.2: Vital facilities shall be designed and operated in a manner
maximizing their ability to remain functional during and after disaster.
Policy 9.3: Encourage residents and businesses to undertake preventive
measures for both catastrophic events and for more frequent incidents; for
example, structural fires, localized flooding, and so on.
Policy 9.4: Assist in orderly and efficient reconstruction activities following
a disaster to the maximum extent possible.
Policy 9.5: Ensure that people take appropriate and effective action to
safeguard life and property during and immediately after emergencies, and
assist in returning their lives and businesses to normal to the extent possible.
RELATED GOALS AND POLICIES
Goals and policies contained in the other Elements are also important in
addressing public safety issues. The Land Use Element ensures incompatible
uses are located away from each other. The Housing Element also contains
policies that underscore the importance of ensuring that housing is both safe
and decent. The Circulation Element relates to this element by establishing
safe road widths, accessibility standards, and emergency routes. The Noise
Element relates to this element by establishing standards for safe noise levels.
A number of goals and policies contained in the Conservation/Open
Space/Recreation Element are concerned with development restrictions in
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
14
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
areas subject to environmental constraints that might affect both persons and
property. Other Elements containing policies that serve to support the aims
expressed in this Element are identified in Table PS-1.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
15
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
TABLE PS-1
PUBLIC SAFETY RELATED
GOALS AND POLICIES BY ELEMENT
Related Goals and Policies by Element
Public Safety
Issue Area
Land Housing Circulation Noise Public Consen'ation/ Growth
Use Safety Open Space/ Management
Recreation
Flood Hazards 8.5 7.5, 8.4
Seismic 8.8
Hazards
Hazardous and 4.5, 5.7, I 0. I
Toxic 13.11
Materials
Fire Itazards
F. mergency
Preparedness
Plan
Cr/me.'I.aw
Enforcement
Aircraft 2.6 3.6 1.3, 1.4,
Overflights 1.5, 1.6
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
16
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
THE PUBLIC SAFETY PLAN
The Public Safety Plan describes the approach to be used in implementing the Public Safety
Element goals and policies. The goals and policies of the Element provide direction £or
specific actions by the City. How Tustin achieves those goals and implements those policies
is determined by programs, actions, and cooperative efforts sponsored or participated in by
the City.
FLOODING
As indicated in the Summary of Issues, Needs, Opportunities, and
Constraints, flooding can potentially occur throughout the Planning Area.
The Planning Area contains many creeks and washes; however, few parts of
the Planning Area have been identified as areas within a 100-year storm flood
area. Areas that have been so designated have not flooded within the last 10
years and are less susceptible to flooding due to more recent storm drain and
flood control improvements.
As new development occurs, the City has and will continue to improve or
require the improvement of flood control facilities. These flood control
improvements will be coordinated with Circulation Element roadway
construction projects to ensure that major thoroughfares in the City are
useable during 100-year storm conditions. Improvement of the Peters
Canyon Channel so that runoff from a 100-year storm can be carried
represents an important flood control project requiring the joint efforts ofthe
City and the Orange County Flood Control District. Flood control will also
be improved through the use &detention basins in appropriate areas. Future
development in areas near public water storage reservoirs will be designed so
that any damage that might result from leaks or ruptures to storage facilities
is minimized. Additionally, the City has applied to the Federal Emergency
Management Agency for revision of the Flood Insurance Rate Maps.
The risk of flooding resulting from dam breaches or failures will be reduced
by working directly with the State Office of Emergency Services to make
physical improvements (if necessary) and monitor the safety of the Santiago
and Villa Park Reservoirs. The potential for loss of life associated with dam
breaches or failures will be reduced by periodically disseminating
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
17
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
information describing emergency preparedness methods and procedures
useful to City inhabitants.
SEISMIC HAZARDS
Groundshaking, liquefaction, unreinforced masonry structures, and older
tilt-up concrete structures represent the main seismic dangers within the
Planning Area. The City requires the retrofitting of unreinforced masonry
structures. The City also anticipates inventorying tilt-up concrete structures
built prior to 1974. When the inventory is complete, the City will encourage
the owners of such structures to retrofit them.
Since the primary seismic danger in Tustin is groundshaking, the City cannot
directly mitigate this hazard. Earthquakes and groundshaking in Southern
California are unavoidable. However, the City will require that housing and
other structures be designed to be as shock resistant as possible or feasible.
Ofparticular importance are those structures designed for human occupancy,
critical sen'ice structures, and vital emergency facilities which are essential
during periods of emergency. Earthquake awareness programs will be
periodically promoted by the City stressing individual preparedness and
understanding of community-wide procedures.
The City will require geologic investigations for all development. Means of
siting or constructing a building which will render it more resistant to
groundshaking will be balanced against competing City goals, and will be
encouraged or required if necessary for public safety. Development within
areas shown to be unsafe in light of the geologic investigation will be
restricted and mitigated to ensure reasonable safety. Should structural
deficiencies of critical public facilities such as bridges and overpasses be
identified, the City' will work directly, with Caltrans, the County of Orange,
the AT & SF S'c.'~C~.A..'iM.~.?.t~i~) Railroad, and other responsible
agencies to correct such deficiencies.
HAZARDOUS AND TOXIC MATERIALS
Hazardous and toxic materials which would present the greatest threat in
Tustin include those transported through the Planning Area, either on the
freeways or railroads, or in the pipelines travelling underground. With
recomrnendations from other responsible agencies, the City will identify
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
18
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
specific transportation routes and procedures for conveying hazardous
materials to minimize risk to inhabitants.
The main regulatory means of controlling hazardous materials are City
regulations governing the siting of and conditions imposed upon facilities
which handle hazardous materials. The County Hazardous Waste
Management Plan is a document which will also contribute to the control of
such facilities. The County prepared the Plan which was approved by the
State on October 30, 1991. Subsequently, the City adopted their final
Hazardous Waste Facilities Ordinance. The City has also adopted a
Household Hazardous Waste Element which includes educational programs
that inform the public of their responsibilities and appropriate techniques to
protect the environment, such as recycling and source reduction.
State law requires cities to: 1) adopt a plan or 2) refer to County Plan in the
City's General Plan, or 3) enact an ordinance to prepare plans and policies for
regulating hazardous wastes, including siting and planning for hazardous
waste facilities. The City through their Hazardous Waste Facilities
Ordinance has established siting criteria for hazardous waste treatment,
transfer, and disposal sites. The criteria will be used to review all proposals
for such facilities within Tustin. A general description of the City's siting
factors, objectives, and criteria is presented in Table PS-2.
Management of hazardous materials will include the establishment of safe
distances separating land uses that produce, store, transport, handle, or
dispose of such materials from other uses. The City also supports the efforts
of other agencies responsible for regulating the use of hazardous materials.
In particular, the County of Orange will be supported in its efforts to
implement the National Pollution Discharge Elimination System Permits
(NPDES) regulations.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
19
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
The military has created a team to oreanize and imt~lement a Base Closure
and Realienment Act Base Cleanun Plan fBCP~. The uumose of the BCP is
to summarize the status of current environmental restoration and associated
environmental Comr~liance nmmrams in'sur>6ort of base closure and to ~rovide
a strategy for inteeratine' all'0n/,0in~'~ite a~iivitieS in a c0m'~reh~nsive and
efficient manher that pr0tect.'s .h' .uman".h.'~.a.i~,'.~. d ~e ~hv. ir°nmentl
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
20
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
'FABLE PS-2
CITY OF TUSTIN
HAZARDOUS WASTE FACILITIES SITING FACTORS
OBJECTIVE SITING CRITERIA
1. Protect o Minimum distance of 2,000 feet between residences and active
residents part of any residual repository facility.
o Consider proximity to immobile populations and sensitive uses,
such as schools and hospitals.
2. Ensure the o Facility must comply with Building and Fire Codes and Zoning
structural setback requirements for Industrial and Planned Community
stability and Industrial Districts unless greater setbacks are justified pursuant
safety of the to risk assessment.
facility
Facilities shall bc located in areas where:
o Immediate response to hazardous materials accident is available
from Fire Department.
o Mutual aid and immediate aid agreements are well established.
o Demonstrated emergency response times are the same or better
than those recommended by OCFD. Emergency Services Plan
shall be transmitted to OCFD who shall determine adequacy of
emergency response time.
Avoid locating facility near:
o 100 year flood zones and flash flood and debris flow areas;
o Dam failure inundation areas; and
o Active faults (minimum distance of 200 feet).
Prohibit residuals repositories and require engineered desig~ safety
features for other facilities in areas of potential:
o Slope instability (unstable soils); and
o Subsidence/liquefaction.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
21
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
TABLE PS-2
CITY OF TUSTIN
HAZARDOUS WASTE MANAGEMENT SITING FACTORS
(Continued)
OBJECTIVE SITING CRITERIA
3. Protect surface o Avoid locations near aqueducts and reservoirs.
and [,,,'round
water resources o Proximity to supply wells and well fields should be outside the
cone of depression created by pumping a well or well field for 90
days.
o Residual repositories and facilities with underground storage
prohibited in areas hazardous materials will be below the tension-
saturated zone.
o All facilities must be capable of withstanding hydraulic pressure
gradients to prevent failure due to settlement, compression, or
uplift as certified by a California Registered Civil Engineer or
Geologist.
o Facilities handling liquid must locate where groundwater flow is
in one direction with no vertical transfer of water.
o Residuals repositories and facilities with subsurface storage or
treatment must develop a program that successfully satisfies the
Regional Water Quality Control Board permit requirements for
groundwater monitoring.
o Soil Permeability requirements shall conform to State Water
Resources Control Board.
o Residuals repositories permitted only where uppermost water-
bearing zone or aquifer is presently mineralized to extent it
cannot be considered for beneficial use.
o Locate in areas with adequate sewer capacity.
4. Protect air o Facilities in Prevention of Significant Deterioration air quality
quality areas required to submit preconstruction review and apply best
available control technolog3,.
o Facilities with air emissions require preconstruction review and
permits from SCAQMD.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
TABLE PS-2
CITY OF TUSTIN
ltAZARDOUS WASTE MANAGEMENT SITING FACTORS
(Continued)
OBJECTIVE SITING CRITERIA
5. Protect Prohibit facility location in:
environmentall
y sensitive o Wetlands;
areas
o Proximity to habitats of threatened and endangered species;
o Recreational, cultural, and aesthetic resource areas.
Permitted on case-by-case basis:
o Federal and Stale lands.
o Consider proximity to areas of waste generation (waste
generation stream).
o l~ocate close distance to waste generation source, except for
residuals repositories.
6. Ensure safe o Road networks should not utilize local residential streets.
transportation
of hazardous o Follow highways with Iow to average AADT and accident rates.
waste
o Consider capacity vs. AADT of access route.
7. Protect social o Facilities must locate in industrial zoned lands.
and economic
development o Potential changes in real property values require independent
goals of the study.
community
o Potential changes in employment require independent study.
o Facility shall comply with all General Plan, Zoning Ordinance,
and other plannin~ requirements.
Source:
Abbreviations:
City of Tustin
AADT = Average Annual Daily Traffic
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
The BCP will integrate and coordinate activities under the Installation
Restoration Program (IRP), the Resource Conservation and Recovery Act
(RCRA), and other compliance programs which are.ongoing at the base.
The Prpgram will iden[i~.~ll 'sites o~ l~(~.tent'i~'i 'c~htaminhtigr~, in~,'estigate
those with.the P~t'enti~!".t'O.':'~..ec(hui~fi' h'~alth ~d..the efiq;iiSi~pent, and
remediate all sites as nec.ess, ary.to, me.'.et.applicable.'..'fe, deral, state,"and local
standards.
FIRE ItAZARDS
Two main problems contribute to fire hazards in Tustin, Iow water pressure
and large areas of dry vegetation. The primary program to improve fire
protection will be to upgrade water lines in areas where pressure is deficient.
Acceptable water pressure and fire department response time standards are
shown in Iable PS-3.
Fire protection will also be improved by establishing and maintaining mutual
aid agreements with surrounding jurisdictions. A primary means of
improving fire prevention will be the requirement of construction materials
that are either specifically fire resistant or of low fuel value.
Education also plays an important role in fire safety. Particularly in wildland
interface areas, people must be made aware of the fire danger in natural and
open space areas, particularly in the fire season. Education programs will be
sponsored in cooperation with the local fire department.
CRIME/LAW EN FORCEM ENT
As urban development progresses through Orange County, parts of Tustin
become more susceptible to crime. Efforts to reduce crime have met with
some success. Even though crime has increased, a higher percentage of
reported crimes are now resulting in arrest. Reducing crime effectively is a
time and labor intensive effort. The City will do everything possible to
increase sen'ice levels and acquire funding to do so. Table PS-3 shows
Police Department standards for responding to calls.
Public awareness is also vital in the fight against crime. The City will
encourage an activated citizenry to "take ownership" of their streets, report
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
crimes, and be a visible presence. One such program is Neighborhood Watch
and community oriented policing. ]'he City will also work with the citizens
in creating a force ofvolunteers. Such a program has been proven effective
in some other Southern California cities.
TABLE PS-3
EMERGENCY SERVICES STANDARDS
FIRE RESPONSE First Ensine Company: 5 minutes to 90"/o of incidents
EMERGENCY Basic Life Suppo~ Unit: 5 minutes to 90% of
MEDICAL incidents
Advance Life Support Unit: 10 minutes to 90% of
incidents
POLICE RESPONSE Emergency calls: 3.5 minutes
Non-emer,c.,ency calls: 13 minutes
Another method that the City can use in the fight against crime is to ensure
that new construction is designed in a way that discourages gang activity and
other aggressive lawless behavior. Some examples of "protective
architecture" or defensible space are well lit entr)~vays, lack of convenient
hiding places, entr)~vays which are easily seen from the street, and other
similar concepts.
AIRCRAFI' OVERFLIGHT HAZARDS
Large parts of Tustin's residential areas lie underneath flightpaths of both
MCAS Tustin and John Wayne International Airport. While the City's power
to limit the operational activities of these facilities is extremely limited, the
City can participate in land use control within the flight paths and the
legislative process which regulates cMlian and military air operations. This
includes coordinating land use planning and emergency preparedness
planning with the County's Airport Land Use Commission, John Wa)ne
Airport, and MCAS Tustin officials.
F0il0wi~g' the ci;-S~e'oi MCXs 'Ttisfin, fli'~'~erafi0ns~i~'V'olving blimp's
may occur as an inierim use at MCAS TUStim. The MCAS Tustin Specific
Plan also allows heliports as a conditional Use. These ope.rations may~requi,'re
amendment of the.Airport En.vir0nsLand..U..s'e P!.an (.AE. LUP)' tO address
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
specific noise and safety factors associated with blimp and helicopter flights.
The City will also need to monitor the proposal for a commemial ai~ort at
MCAS El Toro to ensure that there are no negative impacts on the City of
Tustin.
All development proposals affected by the airport land use commission
consistency criteria are referred to the Airport Land Use Commission
(ALUC). The ALUC reviews areas within the 60 dB CNEL contour, areas
within the Clear or Accident Potential Zones, areas with Building Height
restrictions, or within specified distances from runway surfaces. As with
most controversial safety related topics, the involvement of citizens is of
great importance. The City will encourage and notify residents of
opportunities to become involved in airport related issues.
AGENCY RESPONSIBII,ITIES AND COORDINATION
The City contracts with the Orange County Fire t~vanmem Authority for
Fire and Paramedic Sen'ices. Other agencies which have jurisdiction or
which provide public safety services within Tustin include the California
Highway Patrol, and the Orange County l lealth Department. Thc City
coordinates with these agencies to provide the highest level of public safety
sen'ices.
The City will continue to work with these agencies to ensure adequate
sen:ice. Plans for proposed developments, including City projects, will be
sent to appropriate agencies for their review and comment. This will occur
whether or not an environmental impact report is prepared. An integral part
of the updated Emergency Operations Plan will be the explanation of the
appropriate responses and responsibilities of indMdual agencies and the
interagency coordination required to implement emergency procedures.
/he Southern Califomia Earthquake Preparedness Project (SCEPP) is a State
and federally-funded effort to encourage local jurisdictions to prepare for
catastrophic earthquakes that may occur in Southern California. SCEPP
recommendations have also been approved by the Orange County Board of
Supervisors. SCEPP works directly with local governments, private industry,
and volunteer groups in a cooperative planning effort. It addresses the full
range of earthquake strategies, including mitigation (long term response),
prediction (short term response), emergency actions, and recovery.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
26
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
EMERGENCY RESPONSE AND ACTION
This section of the Public Safety Element discusses emergency preparedness
planning needed to respond to major disasters. With Tustin's recently
updated Emergency Operations Plan, the reader or user of this Element is
able to review that document in conjunction with the material contained here.
The Emergency Operations Plan is meant to be a preparedness document,
designed to be read before a disaster, not in response to one.
Each city must have a plan for response 1[o emergency and disaster situations.
The City of Tustin currently has' an .,~,~.,~- .[,,~,,,~u ,,~ Emergency
Operations Plan. The trixtaled plan establishes response procedures for peace
and wartime disasters. The Plan conforms to the provisions of the California
Emergency Preparedness Plan and Emergency Resources Management Plan
which apply to city governments. The Plan will be adopted in 1997 to
comply with state law and the standard emergency management system
(SEMS).
Emergency Evacuation
The City's Emergency Operations Plan identifies routes through the City
which are suitable for use as evacuation routes. The extent and severity ora
disaster will determine which routes and which directions people may take
in order to escape the afflicted areas. Figure PS-I shows thc City's
emergency evacuation routes.
Emergency Response Personnel
First response,will..be provided by the City Police Department, County Fire
t~-gam'nem Authority and Public Works Department who bear most of the
responsibility for providing emergency services. In addition to the above
agencies, in the event of a major disaster, other City, County, and State
personnel assume local emergency response roles.
The updated Emergency Operations Plan will detail these roles and
responsibilities. Table PS-4 shows which agencies are responsible for
x anous tas,k,s ~n emergency s~tu~,t~ns and, Table PS-5.. shows the C~t7. s
....... ,' .' '' ~ " ,':"~.'i ?'-? ' ',~ .... ~.'","... ,.,,:.~;,.,~.-~ ...............................
emergency oper..a..t3. 9n. ~ter_9.rg~.ti.-.0.n.g;'
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
27
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
Emergency Shelters
In the event of either a natural or man-made disaster, homes may be
destroyed orbe inaccessible for extended periods of time. Area residents will
need some form of temporary shelter. The American Red Cross bears
primary responsibility for providing emergency shelter to displaced residents.
The Red Cross maintains an inventory of sites suitable for use as emergency
shelters. The site or sites used in a particular emergency depend upon the
scope and scale of the emergency and the length of time required to shelter
the refugees. Sites most frequently used for shelter are schools, senior
centers, community centers, public buildings, and churches. In the event of
a disaster, the City will activate their Care and Shelter operations and provide
food, clothing, shelter and other basic necessities of life, and continue to
cooperate with the Red Cross to make City owned facilities available as
emergency shelters.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
28
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
,/
../
j Ii
II
II
t!
Existing Evacuation Routes
Future Evacuation Routes
Figure PS-1
Evacuation Routes
TABLE PS -4
EMG.RCF,NCY RI?SPONS1III 1.,ITIES
Nolo: �kP -City Jcparlmenl responsible until county/contraclor arrives
1' - f'rinciplc agency /organization responsible
S - Supporting agency/6rganiiation
30
City
Orange
Coulltv
Situation
Analysis
(G) Care and
Shelter
(L) Public
Information
(M) Recovery
Nolo: �kP -City Jcparlmenl responsible until county/contraclor arrives
1' - f'rinciplc agency /organization responsible
S - Supporting agency/6rganiiation
30
TABLE PS-5
"This table is currently under review and will be updated in the future"
CITY OF TUSTIN
DRAFT GENERAL PLAN ~VDMENT
31
PUBLIC SA~ ELEMENT
SEPTEMBER 2000
PUBLIC SAFETY ELEMENT
IMPLEMENTATION PROGRAM
The Public Safety Element Implementation Program provides a guide to the community, City
staff, and City officials in daily decision-making by suggesting methods to implement
adopted policy. Implementation measures for this Element are intended to address natural
and man-made conditions which represent potential dangers or safety hazards to the City's
properties and inhabitants. The Implementation Program is a series of actions, procedures,
and techniques that are designed to apply the overall policy direction contained in the
Element. By incorporating the Implementation Program with the General Plan, thc City
Council recognizes the importance of long-range planning considerations in day-to-day
decision-making, subject to funding constraints.
CONTROL OF I,AND USES
1. Land Use Controls: Implement the following land use regulations to
control development in areas that are subject to hazardous conditions.
Continue to regulate roofing materials in high potential fire hazard
areas to reduce fire impacts;
bo
Recommend fuel modification plant materials in high potential fire
hazard areas;
Co
Enforce provisions of the Cit3~s Grading Manual requiring geological
and/or engineering reports in areas where geological hazard
conditions may exist;
Enforce provisions of the City's Hazardous Waste Facilities
Ordinance to regulate and control the location and operation of
facilities and guarantee public participation through a public heating
process;
Coordinate with the Airport Land Use Commission to protect and
prevent the construction of sensitive and residential land uses under
air traffic corridors in order to reduce the potential accidents affecting
highly populated areas; and
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
32
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
Regulate new construction within floodplain areas through thc City's
Floodplain Management Ordinance, making modifications as
necessary to the Ordinance to reflect FEMA information.
go
Reduce public safety risks resulting from aircraft operations by (1)
opposing permanent future reuse ofMCAS Tustin for commercial or
general aviation air operations; (2) participating and monitoring the
planning p.rocess..es for J2.hr3..Wayne Airport and reuse of MCAS El
Toro for a commercial, airport by continuing to monitor proposed
activities, expansions or alterations or use and responding to
environmental documents for related projects.
Responsible Agency: County of Orange/Community Development
Funding Source: Variety of sources
Time Frame: Ongoing
Related Public Safety Element Policies: 1.1, 7.1
FLOODING
2. Flood Control Facilities: Flood control improvements and maintenance
will be monitored where necessary, and such improvements and maintenance
will be coordinated with the Circulation Element, Orange County Flood
Control District, State Water Resources Board, Regional Water Quality
Control Board, Department offish and Game, and Army Corps of Engineers.
The City will continue to .apPly has-appficd to the Federal Emergency
Management Agency for the revision of'Flood Insurance Rate Maps to reflect
flood control facility improvements.
Responsible Agency: Public Works
Funding Source: City General Fund/Orange County Flood Control District
Time Frame: Ongoing
Related Public Safet)' Element Policies: 1.2-1.6, 2.2
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
33
PUBLIC SAFETY ELEMENT
SEPTEMBER 20(10
3. Water Storage Facilities: Perform regular inspections of all City of
Tustin v.'ater facilities and implement procedures to ensure safety of these
facilities, and encourage IRWD to implement similar procedures.
Responsible Agency: City of Tustin Water Division, Public Works/Irvine
Ranch Water District (IRWD)
Time Frame: Ongoing
Related Public Safety Element Policies: 1.6, 2.2
SEISMIC HAZARDS
4. Structurally Sound Buildings: Thc "'-' ......
,~- ~.,,, ,c~.,,~. Since thc
retrofitting and abatement of unreinforced masonry structures have been
completed in the City, the City will require the inventory of tilt-up concrete
buildings, and require geologic investigations and structural design to make
structures as shock resistant and structurally sound as possible or feasible.
Responsible Agency: Community Development
Funding Source: City General Fund/Building Fees/Project Review Fees
Time Frame: Ongoing
Related Public Safety Element Policies: 3.1, 3.3-3.5, 9.1,9.4
5. Construction Codes: Adopt current Uniform Building, Administrative,
Housing, Mechanical, Plumbing and National Electrical Codes, and
recommend amendments to standards and uniform codes for special
application in Tustin reflecting special topographic, geologic and climatic
conditions.
Responsible Agency: Community Development
Funding Source: City General Fund/Building Fees/Project Review Fees
Time Frame: Ongoing
Related Public Safety Element Policies: 3.1,3.3-3.5, 9.1, 9.4
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
34
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
llAZARDOUS AND TOXIC MATERIAI,S
6. Control of llazardous Wastes: Enforce provisions of the City's
Hazardous Waste Facilities Ordinance and the Household Hazardous Waste
component. Adopt amendments as necessary to update the plans to generate
protection of City residents from danger resulting from transportation,
storage, disposal or use of hazardous waste within the City. Collaborate with
appropriate agencies and industries to define responsibilities and cost
allocation procedures for repair and clean-up of hazardous, dangerous, toxic,
and other materials.
Responsible Agency: Community Development/Orange County Fire
Authority
Funding Source: City General Fund/County of Orange Waste Management
Time Frame: Ongoing
Related Public Safer3' Element Policies: 4.3, 4.5, 4.7, 4.8, 4.10-4.12, 4.14
FIRE HAZARDS
7. Fire Prevention: Promote fire prevention through: (a) coordination with
Public Works and the Orange County Fire ]~-pmm'mxt Authority in their
review of minimum fire flow and distribution requirements for water in
review ofnew development; (b) adopt the Uniform Fire Code provisions and
recommend amendments for special applications in Tustin reflecting special
topographic, geologic and climatic conditions; and (c) encourage the Orange
County Fire/gepa:rmm~ Authority to provide public information identifying
potential fire hazards in Tustin and preventative measures the public can take
to minimize risks.
Responsible Agency: Community Development/Public Works/Private
development
Funding Source:. City,,G.,eneral Fund/Private development/Orange County
Fire t~-gm'm-mxt .Authority
CITY Of TUSTIN
DRAFT GENERAL PLAN AMENDMENT
35
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
Time Frame: Ongoing
Related Public Safety Element Policies:
5.2, 5.4, 5.5
CRIM E/LAW ENFORCEMENT
8. Law Enforcement: The City will increase crime fighting efforts,
encourage increased citizen involvement in crime control, and require
building design which discourages criminal behavior. The City's Security
Ordinance will be periodically updated.
Responsible Agency: Police Department/Community Development
Funding Source: City General Fund/State and Federal Funding
Time Frame: Ongoing
Related Public Safety Element Policies: 6.1-6.3, 6.5
AIRCRAFT OVERFLIGHTS ItAZARDS
9. Airport Land Use Commission (ALUC) Review: The City will refer all
proposed General Plan, Specific Plans, Zoning Ordinance, Building Code
amendments, Speci tic Plans, and proposed structures which would penetrate
the imaginary surface established by the ALUC to the ALUC for review.
Responsible Agency: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related Public Safer3' Element Policies: 7.1, 7.2
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
36
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
AGENCY RESPONSIBll~ITIES AND COORDINATION
10. Emergency Plan and lnteragency Coordination: Promote public
agency responsiveness to emergency situations through: (a) periodic review
and update of emergency plans and coordination with other jurisdictions in
implementing those plans; (b) coordination with other jurisdictions in the
collection, processing, and dissemination of technical information; (c) regular
practice of the City's Emergency Operations Plan by city personnel in a
simulated setting; (d) City employee training sessions in emergency response
and management skills; (e) preparation ora recovery plan for reconstruction
of essential services and facilities in the event of an emergency; (f)
development of needed resources and identification of available sources of
funding for emergency response; (g) maintenance of an emergency operation
center in the Civic Center; and (h) establishment and implementation of
procedures for prioritizing services and assistance provided and requested by
mutual aid organizations.
Responsible Agency: All City Departments, Orange County Fire Authority
Funding Source: City General Fund, State Funding, Federal Funding,
Orange County Funding
Time Frame: Ongoing
Related Public Safer3' Element Policies: 3.2, 3.7, 3.8, 4.1, 4.2, 4.4, 4.9,
4.15, 5.1, 5.3, 5.6, 6.4, 7.2, 7.3, 8.1, 8.2, 8.4
EMERGENCY RESPONSE AND ACTION
11. Public Information: Disseminate information to the public detailing
emergency preparedness for and emergency procedures in the event of
different emergency situations, including flood, seismic, hazardous materials,
etc.
Responsible Agency: Public Works
Fundin~o Source: City General Fund/Orange County Fire t~'partmem
A.uthority
CITY' OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
37
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
Time Frame: Yearly
Related Public Safety Element Policies:
4.6, 9.5
2.1, 3.6, 4.13, 6.6, 7.4, 8.3, 9.3,
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
38
PUBLIC SAFETY ELEMENT
SEPTEMBER 2000
·
No se
Element
GENERAL PLAN
TABLE OF CONTENTS
SECTION
Introduction to the Noise Element
Purpose of the Noise Element
Related Plans and Programs
Scope and Content of the Element
Relationship to Other General Plan Elements
Summary of Issues, Needs, Opportunities and Constraints
Transportation Noise Control
Noise and Land Use Planning Integration
Non-Transportation Noise Control
Noise Element Goals and Policies
Transportation Noise Control
Noise and Land Use Planning Integration
Non-Transportation Noise Control
Related Goals and Policies
The Noise Plan
Community Noise Contours
Land Use Compatibility Guidelines and Standards
Transportation Noise Control
Non-Transportation Noise Control
Noise Element Implementation Program
Transportation Noise Control
Noise and Land Use Planning Integration
Non-Transportation Noise Control
PAGE
8
9
10
11
12
12
14
15
20
23
23
25
26
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
SEPTEMBER 2000
LIST OF TABI.ES
TABLE
N-I
N-2
N-3
Noise Related Goals and Policies by Element
Noise/Land Use Compatibility Matrix
Interior and Exterior Noise Standards
PAGE
11
17
18
LIST OF FIGURES
FIGURE
N-1 Future (2010) Community Noise Equivalent Level (CNEL)
Contours for the Tustin Planning Area
PAGE
13
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
SEPTEMBER 2000
INTRODUCTION TO THE NOISE ELEMENT
The control of noise is an essential part of preserving the quality of a community. The
development of effective strategies to reduce excessive noise in the community resulting
from mobile sources such as traffic, aircraft, rail, and stationary sources, such as construction
activity, music and air conditioners is essential to creating a safe and compatible living and
working environment. Since 1971, the noise element has been mandatory in a California
general plan. Due to California's rapid growth, a noise element is required by the state to
enable communities to limit exposure to excessive noise levels. The Noise Element
Technical Memorandum provides the necessary background information and supporting
documentation for this element.
PURPOSE OF TIlE NOISE ELEMENT
The Noise Element of a General Plan is a comprehensive approach for
including noise control in the planning process. It is a tool for achieving and
maintaining environmental noise levels compatible with land use. The Noise
Element identifies noise sensitive land uses and noise sources, and defines
areas of noise impact. The element establishes goals, policies, and programs
to ensure that Tustin residents will be protected from excessive noise.
RELATED PLANS AND PROGRAMS
There are several existing plans and programs that are directly applicable to
the aims and objectives of this Element. These plans and programs have been
enacted through State and local legislation and are administered by agencies
that are delegated with powers to enforce State and local laws.
California Environmental Quality Act Law and Guidelines
The State legislature adopted the California Environmental Quality Act
(CEQA) in response to a public mandate that called for a thorough envi-
ronmental analysis of those projects that might adversely affect the environ-
ment. The CEQA law and guidelines describe the provisions of the law, the
review procedure, and any subsequent analysis that is required. CEQA
recognizes that excessive noise associated with certain types of public and
C1'1'¥ OF JUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
SEPTEMBER 2000
private projects represents an environmental impact that must be avoided or
reduced. CEQA will continue to be instrumental in ensuring that City
officials and the general public assess the potentially significant noise impacts
of development projects.
California Noise Insulation Standards (Title 24)
The California Commission of Housing and Community Development
officially adopted the noise insulation standards in 1974 and they became
effective on August 22, 1974. On November 14, 1988, the Building Stan-
dards Commission approved revisions to these standards (Title 24, Part 2,
California Code of Regulations). The revisions state that "Interior noise
levels attributable to exterior sources shall not exceed 45 dB in any habitable
room. 'l-he noise metric shall be either ... Ldn or ... CNEL, consistent
with the noise element of the local general plan." Additionally, the commis-
sion specifies that residential buildings or structures to be located within
exterior CNEL (or Ldn) contours of 60 dB or greater oran existing or adopted
freeway, expressway, parkway, major street, thoroughfare, rail line, rapid
transit line, or industrial noise source shall require an acoustical analysis
showing that the building has been designed to limit intruding noise to an
interior CNEL (or Ldn) of 45 dB.
City of Tustin Noise Ordinance/Conditions of ApproYal
The City's noise ordinance, permitted by the State of California Health and
Safety Code, provides a basis for controlling excessive and annoying noise
from stationary sources such as construction activity, industrial plants, pumps,
compressors, refrigeration units, etc. The ordinance provides specific noise
standards to be applied for various land uses for both daytime and nighttime
hours, prohibits certain noise sources, and describes the manner in which the
noise standards are to be enforced.
Where applicable, the City routinely applies several noise-related conditions
of approval to a development before issuing building permits. These
conditions identify the proposed project as located in a noise impact area and
require that mitigation be provided as necessary to ensure compliance v,'ith
the City's noise exposure standards.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
SEPTEMBER 2{)00
SCOPE AND CONTENT OF TIlE ELEMENT
The Noise Element follows the State guidelines prepared by the Office of
Noise Control, State Department of Health as a result of Senate Bill 860(A)
(effective January 1, 1976). The element quantifies the community noise
environment in terms of noise exposure contours for both near- and long-term
levels of growth and noise-generating activity. The information is a guideline
for the development of goals and policies to achieve noise compatible land
uses. In addition to the Introduction, the Element is divided into four
sections: Summary of Issues, Needs, Opportunities, and Constraints; Goals
and Policies; the Noise Plan, and the Implementation Program.
RELATIONSHIP TO OTHER GENERAL PLAN EI.EMENTS
The Tustin General Plan consists of seven different elements. All of' the
elements - Land Use, Circulation, Housing, Conservation/Open related to the
Noise Element.
When integrated with the Noise Element, the Land Use Element will show
land uses in relation to existing and projected noise contours, in this way,
compatible and incompatible land uses maybe identified. The Noise Element
relates to the Circulation Element since the circulation system is the primary
source of noise throughout the planning area. Noise exposure will be a factor
in the location and design of new arterials, and the mitigation of noise from
existing arterials in relation to existing and planned land uses.
Since residential land use is noise sensitive, the information provided in the
Noise Element will need to be considered in the planning of future housing
developments, as discussed in the Housing Element. The Noise Element also
relates to the Open Space/Conservations/Recreation Element since excessive
noise can have a detrimental impact on the enjoyment of open spaces.
Therefore, the information provided in the Noise Element needs to be
considered in planning for this type of land use. In addition, open space areas
can be used as a buffer to mitigate noise levels at more noise-sensitive
residential areas.
Excessive noise can also be detrimental to a person's health or cause hearing
loss over long periods of time. Therefore, the Noise Element will need to be
considered in the Public Safety Element when assessing occupational
environments, and the noise exposure levels at noise-sensitive areas (residen-
tial, parks, schools, libraries, and hospitals).
CITY OF TUSTIN
DRA. FT GENERAL PLAN AMENDMENT
NOISE ELEMENT
SEPTEMBER 2000
Finally, growth within the planning area will result in increased housing,
increased use ofthe circulation system and increased noise levels. The Noise
Element ,.,,'ill need to be considered in the Growth Management Element
when planning future developments.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
S EPTEM BER 2000
SUMMARY OF ISSUES, NEEDS, OPPORTUNITIES
AND CONSTRAINTS
This section summarizes the noise-related issues, needs, opportunities, and constraints for
the Tustin Planning Area. These will form the basis for the Noise Element goals and
policies.
TRANSPORTATION NOISE CONTROL
o
Thc City of Tustin can exercise little control over flight operations at
John Wayne Airport.
Noise from John Wayne Airport, while generally below accepted
CNEL guidelines for residential uses, produces annoyance among
Tustin residents due to repetitive occurrence.
The activities and opportunities at John Wayne Airport should be
monitored as needed to protect the planning area from unwanted air-
craft noise.
Citizen involvement in committees that will influence future aircraft
operations at John Wayne Airport needs to be encouraged.
Outside agencies exercise responsibility for noise associated with the
freeways and railroads.
Many residential neighborhoods are located next to heavily traveled
arterials, some of which are exposed to "unacceptable" ambient noise
levels as defined by the State Office of Noise Control.
The Tustin Planning Area is bisected by two major freeway corridors
- the I-5 and SR-55 - resulting in si~ificant traffic noise levels.
Increases in traffic volumes will increase noise levels throughout
Tustin.
The actMties and proposed future uses of MCAS E1 Toro should be
monitored to protect the planning area from unwanted aircraft noise.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
SEPTEMBER 2000
I,I~.JILIUIJ~' ~1 LIIL, J IL,I. IlIIIII~
A significant noise source may be replaced with lower or non-noise
generating land uses with the closure of MCAS(H) Tustin.
Noise from train movements and whistles on thc Southern Califomia
Rail Authority (SCRRA) rail line significantly affects nearby
residences.
NOISE AND I.AND USE I)LANNING INTEGRATION
A. vailability of manpower and expertise needed to perform noise
measurements and to identify noise control measures in the enforce-
merit ofcity, state and federal laws is limited.
Noise control measures and noise-related compatibility consider-
ations need to be included in all new land use developments.
Enforcement of city, state and federal requirements regarding noise
control is necessary, specifically: The City's noise ordinance regard-
ing intrusive noise, the state vehicle code and provisions regarding
mufflers and excessively loud radios, the state noise insulation stan-
dards for multifamily developments, and the federal and state
requirements regarding noise control in work places.
Many commercial and residential uses in Tustin are located near one
another, creating potential noise conflicts between these uses.
Trucking operations and mechanical equipment associated with
commercial/industrial activities impact nearby residences.
The introduction of mixed-use zones that integrate residences above
ground floor commercial uses presents potential noise conflicts from
both traffic noise generated from the frontage street and noise
generated from ground floor commercial activity.
CITY OF TUSTIN
DRAFT GENERAl. PLAN AMENDMENT
NOISE ELEMENT
SEPTEMBER 2000
NON-TRANSPORTATION NOISE CONTROl.
o
The noise impact ofconstruction activity adversely affects residenc-
es when carried on for long periods oftime, and on the weekends and
in the evenings.
As in most urban settings, Tustin's residents are subject to noise from
nuisances such as lawn mowers, leaf blowers, radios, parties and
sporting events.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
SEPTEMBER 2000
NOISE ELEMENT GOALS AND POIACIES
A substantial portion of the City is affected by various sources ofnoise. The following goals
and policies are intended to address identified noise issues in the community.
TRANSI~ORTATION NOISE CONTROL
Iransponation-related activities arc primary sources of noise affecting the
quality of life in Tustin. Effective reduction of noise associated with trans-
portation is necessary to ensure protection from the detrimental effects of
excessive noise.
GOAl., 1: Use noise control measures to reduce the impact from
transportation noise sources.
Policy 1.1: Pursue construction of new barriers, or the augmentation of
existing barriers, to reduce noise impacts along the Route 5 and Route 55
freeways along segments directly next to residential areas.
Policy 1.2: Participate in the planning and environmental review process for
the proposed Eastern Iransportation Corridor to ensure that appropriate noise
mitigation measures are included in the design of the project.
Policy 1.3: Encourage John Wayne Airport to set up noise control procedures
and to consider methods to reduce and minimize noise exposure due to
aircraft flyovers within the Tustin Planning Area.
Policy 1.4: Continue to monitor all John Wayne Airport activities to mini-
mize noise impacts within the Tustin Planning Area resulting from airport
operations, and oppose legislation promulgated by the FAA that could
eliminate local flight restrictions.
Policy 1.5: Work to reduce risks and noise impacts resulting from aircraft
operations by (a) opposing permanent future reuse of MCAS Tustin for
commercial or general aviation air operations; (b) participate in and monitor
the planning processes for John Wayne Airport and reuse of MCAS El Toro;
(c) continue to discourage commercial or general aviation activities which
increase noise exposure.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
8 SEPTEMBER 2000
Policy 1.6: Encourage Tustin cilizen participation and City involvement on
committees that would influence £uture aircraft operations in Orange County.
Policy 1.7: Encourage construction ofnoise barriers by the Public Utilities
Commission, Southern California Regional Rail Authority, Amtrak, and
Orange County Transportation Authority along the Atchison, Topeka and
Santa Fe rail line where residences exist next to the track.
Policy 1.8: Encourage the Public Utilities Commission, Southern California
Regional Rail Authority, Amtrak, and the Orange County Transportation
Authority to minimize the level of noise produced by train movements and
whistle noise within the Planning Area by reducing speeds, improving vehicle
system technology and developing improved procedures for train engineer
whistle blowing.
Policy 1.9: Encourage, where feasible, noise mitigation measures, such as
noise barriers and realignments, in the design and construction of ne,,','
roadway projects in the Tustin Planning Area.
Policy 1.10: Enforce the State's Vehicle Code noise standards within thc
City.
Policy 1.11: Consider noise impacts to residential neighborhoods when
designating truck routes and major circulation corridors.
Policy 1.12: Work with the Orange County Transportation Agency to estab-
lish bus routes that meet public transportation needs and minimize noise
impacts in residential areas.
NOISE AND LAND USE PLANNING INTEGRATION
Consideration of the effects of noise early in the land use planning process
can minimize or avoid detrimental impacts.
GOAL 2: Incorporate noise considerations into land use planning
decisions.
Policy 2.1: Adopt planning guidelines that establish acceptable noise stan-
dards for various land uses throughout the Tustin Planning Area.
Policy 2.2: Apply the state's noise insulation standards to the conversion of
existing apartments into condominiums wherever feasible.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
9 SEPTEMBER 2000
Policy 2.3: Use noise/land use compatibility standards as a guide for future
planning and development.
Policy 2.4: Review proposed projects in terms of compatibility with nearby
noise-sensitive land uses with the intent of reducing noise impacts.
Policy 2.5: Require new residential developments located in proximity to
existing commercial/industrial operations to control residential interior noise
levels as a condition of approval.
Policy 2.6: Require that commercial uses developed as part ora mixed-use
project (with residential) not be noise intensive. Design mixed-use structures
to prevent transfer ofnoise from the commercial to the residential use.
Policy 2.7: Require new commercial/industrial operations located in proxim-
ity to existing or proposed residential areas to incorporate noise mitigation
into project design.
Policy 2.8: Replace a significant noise source with non-noise generating land
uses when plans for future use of areas are developed.
NON-TRANSPORTATION NOISE CONTROL
Sources of noise that are not related to transportation can be controlled to
avoid exposure to excessive noise levels.
GOAL 3: Develop measures to control non-transportation noise impacts.
Policy 3.1: Implement a review process of Tustin's noise ordinance, and City
policies and regulations affecting noise.
Policy 3.2: Minimize the impacts ofconstruction noise on adjacent land uses
through limiting the permitted hours of activity.
Policy 3.3: Require City departments to observe state and federal occupa-
tional safety and health noise standards.
Policy 3.4: Require new equipment and vehicles purchased by the City to
comply with noise performance standards consistent with available noise
reduction technolo~,.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
I 0
NOISE ELEMENT
SEPTEMBER 2000
RELATED GOAI.S AND POLICIES
Goals and policies of the other General Plan Elements also relate to issues
addressed in the Noise Element. To ensure internal consistency, Table N-I
lists each element, noise issues, and the goals and policies that relate to both.
TABLE N-1
NOISE RELATED GOALS AND POLICIES BY ELEMENT
Noise
Issue Area
Land Housing Circulation Noise Conservation,' Public Growth
Use Open Space. Safety Management
Recreation
Transportation No~se 3.2
Control
Noise and I.and Use 13.1 I. 13
Planning Integration
Non-Transportation
Noise Control
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
11
NOISE ELEMENT
SEPTEMBER 2000
THE NOISE PLAN
To achieve the goals and objectives ofthe Noise Element, an effective Noise Plan implemen-
tation program developed within the constraints of the City's financial and staffing
capabilities is necessary. The purpose is to reduce the number of people exposed to
excessive noise and to minimize the future effect of noise in the City.
COMMUNITY NOISE CONTOURS
The noise environment for the Tustin Planning Area can be described using
noise contours developed for the major noise sources within the area. Noise
contours represent lines of equal noise exposure. Figure N-I presents the
noise contours for the Tustin Planning Area for Land Use Policy Map build-
out conditions. The contours shown on the maps range from a CNEL of 60
dB to 80 dB for aircraft, train, and traffic noise. Full size exhibits (scale:
1 "=800') are available for inspection at the Community Development Depart-
ment.
Thc noise contours for the Tustin Planning Area were developed based upon
existing and future traffic conditions, train operations and environmental
conditions. The assumptions and methods used to develop the contours are
explained in detail in the Technical Memorandum.
Noise Impact Areas
The noise contours are used as a guide for planning. The 60 dB CNEL
contour defines the noise impact area. Any proposed new noise sensitive land
use (i.e., residential, hospitals, schools and churches) within this area shall be
evaluated on a project speci tic basis to meet City or State (Title 24) standards.
An acoustical analysis prepared by a qualified acoustical engineer, should be
required in these Noise Impact Areas for all noise sensitive land uses
verifying that the structure has been designed or mitigation measures
proposed to limit intruding noise to the prescribed allowable levels.
Areas of Special Concern
Areas of special concern within the Noise Impact Area are near the I-5 and
SR-55 freeways. At these locations the existing CNEL ranges from 70 to 80
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
12 SEPTEMBER 2000
Il
i~
r'
,"
~~
r
t
i(
~'
,y
Sq+n
Ce1' ci
NORTN
T a m m uee
~-
•CVI ~~EE1
SOURCE: J.J. Van Houton & Associates, July 1993
NOTE: Noise contours depicted within MCAS Tustin Specific Plan may
change based on final roadway alignments selected.
Figure N-1
DooooO
tune 2000
Future (2010) Community Noise Equivalent
Level (CNEL) Contours for the
Tustin Planning Area
13
dB. Caltrans will construct soundwalls along these freeways as part of the
freeway widening projects. These walls will reduce the CNEI. at the adjacent
residences to 70 dB or less.
Residences next to a number of major and secondary arterials in the Tustin
Planning Area are also exposed to a CNEL over 65 dB. These arterials
include:
o Bryan Avenue o Edinger Street
o Fairhaven Avenue o lrvine Boulevard
o Newport Avenue o Red Hill Avenue
o Yorba Street o Prospect Avenue
o Browning Avenue o 17th Street
o El Camino Real o McFadden Street
o Walnut Avenue o Sycamore Avenue
Measurements show that residences located next to the Southem California
Regional Rail Authority (SCRRA) rail line are currently exposed to a CNEL
of about 70 dB and maximum noise levels of 78 dB(A). By the year 2010,
the CNEL at the adjacent residences will increase by as much as 6 dB due to
increased rail activity related to commuter rail activities along the
SCRRA/OCTA railway (Metrolink). The primary source of annoyance at
these locations will be afternoon and early morning peak hour train passes.
LAND USE COMPATIBILITY GUIDELINES AND STANDARDS
Table N-2 provides guidance for the acceptability of certain development
projects within specific CNEL contours and will act as a set of criteria for
assessing the compatibility of proposed land uses within the noise environ-
ment.
Land Use Compatibility Guidelines are the basis for development of the
specific noise standards presented in table N-3 which should be utilized as
city policy related to new land uses and acceptable noise levels development.
For the City to achieve noise and land use compatibility it is imperative that
mitigation measures be imposed during site planning to mitigate anticipated
noise impacts on affected noise sensitive land uses. The submittal of an
acoustical analysis report in noise impact levels is one mechanism to evaluate
proposed projects. The incorporation of mitigation measures as described in
this Noise Plan and other action may enable a project to comply with exterior
and interior noise compatibility guidelines and standards.
CITY OF TUSTIN
DRAFT GENEILa, L PLAN AMENDMENT
14
NOISE ELEMENT
SEPTEMBER 2000
Construction Standards
The provisions of the State of California Noise Insulation Standards (Cali-
fornia Administrative Code, Title 24) specifying that the indoor noise levels
for multifamily residential lMng spaces shall not exceed 45 dB CNEL (or
Ldn) duc to the combined effect ofall noise sources will be enforced. The
State requires implementation of this standard when the outdoor noise levels
exceed 60 dB CNEL (or Ldn). The noise contour maps can be used to decide
when this standard needs to be addressed. The code requires that this
standard be applied to all new hotels, motels, apartment houses and dwell-
ings, other than detached single family dwellings. The City will also, as a
matter ofpolicy, apply this standard to new single family developments and
condominium conversion projects where feasible.
The noise levels presented in Table N-2 represent exterior noise levels. The
primaD' purpose of the noise compatibility matrix is to identify potential
conflicts between proposed land uses and the noise environment. The matrix
is usually used at the General Plan or zoning level of approvals. Ifa project
falls within Zone A or Zone B the project is considered compatible with the
noise environment. Zone A implies that no mitigation will be needed. Zone
B implies that minor soundproofing of the structure may be needed and
should be engineered before issuance of building permits. Zone C shows that
substantial noise mitigation will be necessary, such as construction of noise
barriers and substantial building sound insulation. However, projects in Zone
C can be successfully mitigated. The project may be approved for land use
and then is mitigated as necessary to achieve City standards (Iable N-3)
before issuance of building permits or other appropriate milestones.
TRANSPORTATION NOISE CONTROL
The most efficient and effective means of controlling noise from transporta-
tion systems is to reduce noise at the source.
However, since the City has little direct control over source noise levels
because of state and federal preemption (i.e., State motor vehicle noise
standards and Federal air regulations), programs should be focused on
reducing the impact of the noise on the community. Cooperative efforts with
state and federal offices are essential.
Within the Tustin Planning Area are several transportation related noise
sources including train tracks, two freeways, major..a[t,~rial,s., collector road-
ways, a helicopter station, and a commercial airport. X'i~0~l! I~iCXS'T~stin
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
15
NOISE ELEMENT
SEPTEMBER 2000
is closed, blimp flight operations mayoccur as an interim use. These sources
are the major contributors of noise in 'l'ustin. Cost effective strategies to
reduce their influence on the community noise environment are an essential
part of the Noise Element.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
16
NOISE ELEMENT
SEPTEMBER 2000
TABLE N-2
LAND USE NOISE COMPATIBII.,ITY MATRIX
COMMUNITY NOISE EQUIVALENT I.EVEL
I.AND USE CATEGORIES CNEL
CATEGORII:-S [ USES <55 60 65 70 75 80>
RESIDENTIAL Single Family, Duplex, Multiple Family A A B C C D D
RESIDENTIAL Mobile Itome A A B C C D D
COMMERCIAL IIolet, Motel, Transient Lodging
Regional, District A A B B C C D
COMMERCIAL Commercial Retail. Bank, Restaurant,
Regional, Village Movie Theater A A A A B B C
District, Special
COMMERCIAL Office Building, Research and Develop-
INDUSTRIAL meut, Professional Offices, City Office A A A B B C D
INSTITL:TIONAL Building
COMMERCIAL Amphitheater, Concert Hall
Recreation B B C C D D D
INSTI'FUT[ONAL Auditorium, Meeting I lall
Civic Center
COMMERCIAL Children's Amusement Park, Mimaturc Golf
Recreation Course. Go-cart Track, Equestrian Center. A A A B B D D
Sports Club
COMMERCIAL Automobile SeN'ice Station, Auto Dealer-
General, Special ship, Manufacturing, Warehousing, Whole- A A A A B B B
INDUSTRIAL, INSTITUTIONAL sale. Utilities
INSTITUTIONAL Hospital, Church, Library, Schools' Class-
General room A A B C C D D
OPEN SPACE Parks A A A B C D D
OPEN SPACE Golf Course, Cemeteries, Nature Centers
Wildlife Reserves, Wildlife Habitat A A A A B C C
AGRICULTURE Agriculture A A A A A A A
INTERPRETATION
ZONE A
CLEARLY COMPATIBLE
ZONE B
NORMALLY COMPATIBLE
ZONE C
NORMALLY INCOMPATIBLE
ZONE D
CLEARLY INCOMPATIBLE
Source: J.J. Van Houten & Associates
Specified land use is satisfactory, based upon the assumption that an)' buildings involved are of normal
conventional construction without an), special noise insulation requirements.
Ne~s construction or development should be undertaken only after detailed analysis ofthe noise reduction
requirements are made and needed noise insulation features in the desi~ are determined. Conventional
construction, with closed windows and fresh air supply systems or air conditioning, will normally suffice.
New construction or development should generally be discouraged. If new construction or development docs
proceed, a detailed analysis ofnoise reduction requirements must be made and needed noise insulation features
included in the desi~.
New construction or development should generally not be undertaken.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
17
NOISE ELEMENT
SEPTEMBER 2000
TABLE N-3
INTERIOR AND EXTERIOR NOISE STANi)ARDS
Noise Standards~
Land Use Interior~'3 Exterior
Residential - Single family, multifamily, duplex, CNEL 45 dB CNEL 65 dB4
mobile home
Residential - Transient lodging, hotels, motels, CNEL 45 dB CYEL 65 dB4
nursing homes, hospitals
Privale offices, church sanctuaries, libraries, board Leq(! 2) 45 dB(A) -
rooms, conli:rence rooms, theaters, auditoriums,
concert halls, meeting halls, etc.
Schools Leq(12) 45 dB(A) Leq(l 2) 67 dB(A):
General offices, reception, clerical, etc. Leq(12) 50 dB(A)
Bank lobby, retail store, restaurant, t.x~>ing pool, keq(12) 55 dB(A)
etC.
Manufacturing. kitchen, warehousing, etc. Leq(12) 65 dB(A)
Parks. playgrounds CNEL 65 dBs
Golf courses, outdoor spectator sports, amusement CNEL 70 dB5
parks
NOTES
1.
CNEL: Community Noise Equivalent l.evel.
Leq(12): The A-weighted equivalent sound level averaged over a 12-hour period
(usually the hours of operation).
2. Noise standard with windows closed. Mechanical ventilation shall be provided per UBC
requirements to provide a habitable environment.
3. Indoor environment excluding bathrooms, toilets, closets and corridors.
4. Outdoor environment limited to rear yard of single family homes, multifamily patios and
balconies (with a depth of 6' or more) and common recreation areas.
5. Outdoor environment limited to playground areas, picnic areas, and other areas of
frequent human use.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
18
NOISE ELEMENT
SEPTEMBER 2000
Noise Barriers
The most effective method for mitigating transportation noise is through
reducing the impact of the noise onto the community by utilizing the site
design review process and the California Environmental Quality Act.
Mitigation through site planning, landscaping, as well as topography, and the
design and construction of a noise barrier (wall, berms, or combination
wall/berms) are the most common ways of alleviating traffic noise impacts
in existing urban environments. Setbacks can also be used to provide partial
mitigation or full mitigation where a small noise reduction is needed.
Noise attenuating barriers are commonly incorporated into projects and can
be extremely effective in reducing noise levels. The effectiveness of the
barrier depends on the relative height and materials of the barrier, the noise
source, the affected area, the horizontal distance between the source and the
barrier, and between the barrier and the affected area. Although noise
barriers can be extremely effective, their aesthetic effect on a neighborhood
should be considered.
Noise mitigation measures should be included in the desigm of roadway im-
provement projects consistent with funding capability. Efforts by the
Call fornia Department of'transportation, thc Orange County Transportation
Agency and others to provide for acoustical protection of existing noise
sensitive land uses affected by these projects will be supported by the City,
and consideration of soundwalls will be requested to mitigate significant
adverse impacts as pan of any Caltrans and OCTA roadway projects. The
Route 5 and 55 freeways, and the proposed Eastern Transportation Corridor
are primary candidate projects for the inclusion of barriers to reduce noise
impact.
The use of walls and berms in the design of new residential and other noise
sensitive land uses that are next to major roads, rail lines, commercial, or
industrial areas may be extremely helpful in mitigating noise impacts. The
City will also encourage the reduction of train noise by requesting that the
Southern Califomia Regional Rail Authority, OCTA and Amtrak reduce
speed and use welded track in good repair throughout the Planning Area.
Noise Control At The Source
The California Vehicle Code contains noise limits applicable to new vehicles
at the time of manufacture and noise regulations pertaining to the operation
of all vehicles on public roads.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
19 SEPTEMBER 2000
'Fhe City will provide for continued evaluation and enforcement oftruck and
bus movements and routes to minimize noise at the source for sensitive land
uses. Regulation of traffic flow can also significantly minimize noise
impacts. The State Motor Vehicle noise standards for cars, Irucks, and
motorcycles will be enforced through coordination with the California High-
way Patrol and the Tustin Police.
The City and its citizens will also participate in the planning processes for
John Wayne Airport, MCAS(|I) Ti~stin, and MCAS El Toro. Any changes
in operations or land uses within the facilities that will increase noise expo-
sures in the Planning Area will be opposed. The City will encourage imple-
mentation of procedures that ,,,,'ill reduce noise levels in the area and will
minimize the number of aircraft overflights.
NON-TRANSPORTATION NOISE CONTROL
People, and noise sensitive areas, must be protected from excessive noise
generated by non-transportation sources including commercial and industrial
centers. These impacts are most effectively controlled through the environ-
mental and site plan review process by imposition of mitigation measures and
the application of a City Noise Ordinance.
Typical Mitigation for Industrial and Commercial Uses
Consideration should be given to the control of noise in new commercial and
industrial developments when noise levels would otherwise be generated that
would exceed thc noise level for the district in which they are located and that
would adversely affect nearby projects. The following mitigation measures
could be applied when reviewing these new projects:
Furnaces - Acoustically treat natural draft and/or forced draft units ".
and combustion air intake plena. Insulation of firing walls and
damped and lined ducting are but a few of the treatments that could
be considered.
o
Fans - Air cooled heat exchangers can be provided with silencers
where effective (i.e., primarily on small, high-speed air fans). For
larger coolers, quieter equipment can be installed.
Motors - Quiet-design motors can be employed and located to
minimize impacts on nearby properties.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
20
NOISE ELEMENT
SEPTEMBER 2000
O
o
o
Centrifugal Compressors - Centri fugai compressors can be equipped
with inlet and discharge silencers. Acoustical enclosures may also be
considered.
Centrifugal Pumps - Centrifugal pumps may be equipped with
suction and discharge piping that has been acoustically treated.
Acoustical enclosures may be considered.
Steam and Gas Generators - Acoustical enclosures for turbines may
be effective in reducing noise. Inlet and discharge piping may be
acoustically treated and expansion joints added or comparable
attenuative modifications made to minimize structure-borne vibra-
tions.
Control Valves - Quiet valves should be used whenever available. In
other circumstances, in-line silencers can be employed.
Atmospheric Vents, Exhaust and Intakes -Noisy vents should be
equipped with silencers. Where safety is no an overriding concern,
vents should be positioned close to the ground or below grade.
Paging Systems - Loudspeaker paging systems shall be regulated
pursuant to the City's noise ordinance. Whenever possible suitable
alternatives such as radio or visual paging systems should be utilized.
DelivetD,/Loading Areas - Limit delivery hours for stores with
loading areas or docks fronting, bordering, or gaining access in drive-
ways next to noise sensitive uses.
Noise Ordinance
The City's noise ordinance will be reviewed periodically for adequacy and
changes implemented as needed to address the City's current needs. The
noise ordinance will continue to be enforced to ensure that adjacent
properties are not exposed to excessive noise levels from stationary sources.
The ordinance protects people from non-transportation related noise sources
such as music, construction activity, machinery and pumps, air conditioners,
and track traffic on private property. The Community Development
Department will act as noise control coordinator. This will ensure the
continued operation of noise enforcement efforts of the City.
Application of the provisions of the Noise Ordinance will include: (a)
requiring that any proposed development projects show compliance with the
CITY OF TUSTIN
DRAFT GENEIL~L PLAN AMENDIVtENT
21
NOISE ELEMENT
SEPTEMBER 2000
City's Noise Element and Ordinance; (b) requiring conslruction activity Io
comply with limits established in the City's Noise Ordinance; and (c)
requiring all City departments to comply with the state and federal OSHA
noise standards, and any new equipment or vehicle purchases lo comply with
city, state, and federal noise standards.
CITY OF TUSTI.N
DRAFT GENERAL PLAN AMENDMENT
22
NOISE ELEMENT
SEPTEMBER 2000
NOISE ELEMENT IMPLEMENTATION PROGRAM
The City's Noise Element provides information that is important for maintaining environ-
mental noise levels that area compatible with existing and planned land uses. The Element
addresses three primary areas: noise from transportation services, such as aircraft, freeways
and major roadways; integration of information about the existing and forecasted noise
environment into land use planning decisions; and noise from non-transportation sources
such as commercial, industrial, and construction activities.
The City Council, by incorporating the Implementation Program into the General Plan,
recog'nizes the importance of long-range planning considerations in day-to-day decision-
making, subject to funding constraints.
TRANSPORTATION NOISE CONTROl,
1. Roadway Improvement Projects: The principal method of protecting
sensitive land uses from traffic noise is the construction of noise barriers in
concert with road improvement projects. The City will request, where
necessary to mitigate identified adverse si~,mificant noise impacts, the
inclusion of soundwalls, earthcm berms, or other acoustical barriers as part
of any Caltrans or OCTA roadway project.
Responsible Agency/Department: Community Development, Public
Works/Engineering DMsion
Funding Source: Various Proposition 111, Measure M, Santa Ana/Tustin
TSIA, Redevelopment Agency
Time Frame: Ongoing
Related Noise Element Policies: 1.1, 1.2, 1.9, 1.12
2. Rail Line Noise Control: The principal methods of protecting sensitive
land uses from rail vehicle noise are the construction of noise barriers,
reduction of vehicle speed, the use of well-maintained welded track,
rubberized crossings and whistle blowing procedures. The City will seek
assistance from the Public Utilities Commission, Southern California
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
NOISE ELEMENT
23 SEPTEMBER 2000
Regional Rail Authority, OCTA, and Amtrak in achieving these methods of
noise protection for residential and other sensitive uses.
Responsible Agency/Department: Community Development, Public
Works/Engineering
Funding Source: Public Utilities Commission, Southem California
Regional Rail Authority, OCTA, Amtrak, Redevelopment Agency
Time Frame: Ongoing
Related Noise Element Policies: 1.7, 1.8
3. Vehicle Noise Control: To minimize or reduce noise impacts on
residential and other sensitive land uses, the City will: 1) enforce and
periodically evaluate truck and bus movements and routes to reduce impacts
on sensitive areas; and 2) promote coordination between City Police and the
California Highway Patrol to enforce the State Motor Vehicle noise stan-
dards.
Responsible Agency/Department: Community Development, Public
Works'Engineering, Police Dept., ClIP
Funding Source: City General Fund
Time Frame: Ongoing
Related Noise Element Policies: 1.1, 1.2, 1.9-1.12
4. Aviation Noise: Work to reduce noise impacts resulting from aircraft
operations and John Wa)ne Airport and MCAS, El Toro by: (a) participating
and monitoring the planning processes for John Wayne Airport and reuse of
MCAS, El Toro; Co) continuing to discourage general and commercial
aviation activities which increase noise exposure to sensitive land uses.
Responsible Agency/Department: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related Noise Element Policies: 1.3-1.6
CITY OF TUSTIN
DR_a, FT GENERAL PLAN AMENDMENT
24
NOISE ELEMENT
SEPTEMBER 2000
5. Aviation Monitoring: The City shall continue to review and report on
the noise reports received concerning John Wayne Airport to identify any of
the areas of the City where negative impacts exist in order to implement
mitigation efforts, which could include lobbying of the FAA and related
agencies for tighter restrictions on aircraft types.
Responsible Agency/Department: Community Development
Funding Source: City General Fund
Time Frame: Ongoing
Related Noise Element Policies: 1.3-1.6
NOISE AND LAND USE PLANNING INTEGRATION
6. CompatibiliD' Standards Application: Through the Design Review
process Noise Element Standards of compatibility described in Tables N-2
and N-3 of thc Element will be applied to new development proposals and
methods to mitigate anticipated impacts, such as building orientation and
acoustical barriers, shall be applied to meet the standards.
Responsible Agency/Department: Community Development
Funding Source: Development fees
Time Frame: Ongoing
Related Noise Element Policies: 2.1,2.3-2.8
7. Noise Insulation: Interior and exterior noise levels for proposed new
development shall be required to meet the California Noise Insulation
Standards (Title 24 of the California Administrative Code). These standards
shall also be applied to all single family developments and condominium
conversion projects where feasible.
Responsible Agency/Department: Community Development
Funding Source: Development fees
Time Frame: Ongoing
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
25
NOISE ELEMENT
SEPTEMBER 2000
Related Noise Element Policies: 2.1,2.2, 2.5, 2.6
8. Acoustical Analysis: Acoustical analysis repons prepared by a qualified
acoustical engineer will be required for new sensitive land uses within Noise
Impact Areas identified in the Noise Plan.
Responsible Agency/Department: Community Development
Funding Source: Developer
Time Frame: Ongoing
Related Noise Element Policies: 2.4, 2.7
NON-TRANSPORTATION NOISE CONTROl.
9. Noise Ordinance Enforcement: The City will enforce its' Noise
Ordinance to reduce excessive noise from site-specific sources, such as
construction activity mechanical equipment, landscaping maintenance, loud
music, truck traffic, loading and unloading activities, and other sources.
Responsible Agency/Department: Community Development, Police
Department
Funding Source: City General Fund
Time Frame: Ongoing
Related Noise Element Policies: 3.1, 3.2, 3.3
10. Noise Ordinance Review: The City shall periodically review its Noise
Ordinance, policies and regulations affecting noise sources in order to
conform with changes in legislation and/or technologies.
Responsible Agency/Department: Community Development
Funding Source: City General Funds
Time Frame: At least once every five years
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
26
NOISE ELEMENT
SEPTEMBER 2000
Related Noise Element Policies: 3.1
1 1. Occupational Safety and tlealth Noise Standards: City departments
will comply with all state and federal OSHA noise standards and all new
equipment purchases shall comply with state and federal noise standards.
Responsible Agency/Department: City Manager
Funding Source: City General Fund
Time Frame: Ongoing
Related Noise Element Policies: 3.3, 3.4
CITY OF TUSTIN
DILa, FT GENERAL PLAN AMENDMENT
27
NOISE ELEMENT
SEPTEMBER 2000
Growth
Management
Element
TABLE OF CONTENTS
Section
Page
Introduction to the Growth Management Element
Purpose of the Growth Management Element
Scope and Content of the Element
Consistency with Other General Plan Elements
Related Plans and Programs
Planned Transportation Improvements
Growth Management Issues, Needs, Opportunities and Constraints
Growth Element Goals and Policies
Traffic Congestion
Adequate Transportation Facilities
Interjurisdictional Coordinations'Cooperation
Jobs.'Housing Balance
The Growth Management Plan
Traffic Level of Service Goals
Development Mitigation Program
Comprehensive Phasing Program
Performance Monitoring Program
Capital Improvement Plans
lnterjurisdictional Cooperation
Comprehensive Development Plans for Large Projects
Coordination of Adjacent Jurisdictions
Appendix
Definitions
1
1
2
2
6
8
9
9
10
II
12
14
14
14
15
15
16
16
17
17
18
18
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GROgrrH MANAGEMENT ELEMENT
SEPTEMBER 2000
LIST OF TABI.ES
Table
Page
Table GM-1 Growth Management Related Goals and Policies
by Element
13
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GROg,-FH MANAGEMENT ELEMENT
SEPTEMBER 2000
INTRODUCTION TO THE
GROWTH MANAGEMENT ELEMENT
The City of Tustin is a part of the rapidly growing Southern California region. Growth in the
City should not be allowed to exceed existing transportation infrastructure capacity, and
planning and development activities in the City should be coordinated with those of
surrounding communities. The broad nature of growth impacts requires that local planning
decisions take into account regional issues and be coordinated with State, regional and
County planning efforts.
PURPOSE OF THE GROWTIt MANAGEMENT ELEMENT
The primary purpose of this element is to ensure that growth and
development is based upon the City's ability to provide an adequate traffic
circulation system pursuant to the Orange County Division, League of
California Cities "Counts~,ide Traffic Improvement and Growth
Management Plan Component." This element also guides Tustin's
participation in interjurisdictional planning efforts and establishes a goal that
the provision of jobs and housing be balanced.
SCOPE AND CONTENT OF THE ELEMENT
The Growth Management Element contains policies for the planning and
provision of traffic improvements that are necessary for orderly growth and
development. Presented in this element are policies and programs for the
establishment of specific traffic level of sen, ice (LOS) standards,
development mitigation and development phasing. Also presented are goals
and policies related to coordinating and cooperating with other jurisdictions
to manage growth, and goals and policies related to the balance between jobs
and housing in the City.
This element satisfies the growth management requirement, of the Revised
Traffic Improvement and Growth Management Ordinance (Measure M) and
conforms to the guidelines for Growth Management elements as set forth in
the Orange Count3,, Countywide Growth Management Program
Implementation Manual of April, 1991.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GROg,'I'H MANAGEMENT ELEMENT
SEPTEMBER 2000
Tustin is a largely developed community with most of its infrastructure
already in place. For this reason it is considered a Developed Community for
the purposes of Measure M. As a result, this element does not need to
address certain infrastructure issues, such as fire, sheriff/police, and library
facilities, required to be addressed by developing communities.
The East Tustin area constitutes the portion of the City that is presently
developing. All of the backbone infrastructure in East Tustin is already in
place and the. rc. maining infrastructure, including financing, is planned. In
addition, the former Tustin Marine Corps Air Station niay represent ai~ area
with has significant infrastructure needs in the future -'~" ....... :-- -'- -' .... '
Il iil~l.t 3L~LIUll I~ ~IU~,~U
to support planned reuse of the station. Infrastructure planning ,.',.'ill be
integrated into planning for that site if its current ,~.~ ,~ ,.,,,.,,g,.u and
redevelopment of the base will be required to address the costs and timing of
additional infrastructure required to serve it.
CONSISTENCY WiTH OTHER GENERAL Pl.,AN EI,EMENTS
A major goal of the Growth Management Element is to ensure that the
planning, management and implementation of traffic improvements and
public facilities are adequate to meet the current and projected needs of the
City. While this goal is a high priority, it must be achieved while maintaining
internal consistency among the other elements of the General Plan as required
by State law. Therefore, the Growth Management Element does not replace
or supersede any of the other General Plan elements; instead, the Element
addresses, amplifies and supports the goals and policies that are included in
the other General Plan elements and establishes new goals and policies where
necessary.
Thc Growth Management Element is implemented through various
coordinated programs developed to support and carry out its goals, objectives
and policies. In addition, this element minimizes duplication between
Measure M and Congestion Management Program (CMP) requirements (see
Related Plans and Pro~ams below).
RELATED PLANS AND PROGILad~IS
Many federal, state, re~onal, and Orange County plans and laws affect
growth management in the City. Broadly, they include the Orange County
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Growth Management Plan, the Southern California Association of
Governments (SCAG) Growth Management Plan, South Coast Air Quality
Management Plan (AQMP), State Assembly Bill 471 (Proposition 111 -
Congestion Management), and Measure M (Orange County). Of all of these
measures, M will have the most direct and significant impact upon the City's
Grow'th Management Plan. Each of these plans and/or systems is described
below.
Orange Count3' Growth Management Plan Element
The stated purpose ofthc Orange County Growth Management Plan Element
is to ensure that the planning, management and implementation of traffic
improvements and public facilities are adequate to meet the current and
projected needs of Orange County. The Plan sets forth goals, objectives,
policies, and implementation programs for growth management. The goals
of the Plan are summarized as follows:
"...to reduce traffic congestion, ensure that adequate transportation
facilities, public facilities, equipment and service are provided for
existing and future residents and to protect the natural environment of
Orange County."
The Plan establishes the following five major policies:
Development Phasing: Development will be phased according to
Comprehensive Phasing Plans (CPPs) adopted by the County. Phasing
will be linked to roadway and public facility capacities.
Balanced Community Development: Development will be balanced to
encourage employment of local residents and both employment and
employee housing, in the County generally as well as in individual
Growth Management Areas (GMAs).
Traffic Level of Service: This policy requires development project
sponsors to make improvements to intersections significantly impacted
by the "projects". A Level of Service "D" must be attained at affected
intersections. A "significant impact" is generally defined in terms of
increases in intersection capacity utilization and levels of service. The
policy also establishes a Deficient Intersections List and establishes a
developer fee program to pay for improving affected intersections on a
pro-rata basis.
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Traffic Improvement Programs: The Plan provides for the
establishment of comprehensive traffic improvement program to ensure
that all new development provides necessary transportation facilities and
intersection improvements as a condition of development approval.
o
Public Facility Plans: The Plan requires comprehensive public facility
plans for fire, sheriff/police, and library sen, ices. New development shall
participate on a pro-rata basis.
To implement its policies, the Plan sets forth four implementation programs.
These include the following:
Growth Management Areas (GMAs): The Plan calls for the
establishment of Growth Management Areas in order to implement the
Comprehensive Phasing Plans.
Facilit3.' Implementation Plans (FIPs): These plans address the
financing of transportation, police/sheriff, fire, library facilities and flood
control for each GMA in accordance with the goals, objectives and
policies of the Growth Management Plan Element.
o
Countywide Implementation of Growth Management Plan: This
involves an annual evaluation of compliance with development phasing,
planned roadway and/or public facility development, and maintenance of
sen'ice levels.
Traffic Improvement/Public Facilit3' Development Agreements: This
program requires that any public service or traffic improvements
implemented through Development Agreements must be consistent with
the overall Orange County Growth Management Plan.
The Orange County Growth Management Plan Element further provides that
additional implementation programs may be developed as deemed necessary
by the County.
SCAG Growth Management Plan
The SCAG Growth Management Plan recommends ways to redirect the
region's growth in order to minimize congestion and better protect the
environment. While SCAG has no authority to mandate implementation of
its Growth Management Plan, some of the Plan's principal goals (such as
improved jobs/housing balance) are being implemented through the South
CITY OF TUSTIN
DRAFT GENERAl, PLAN AMENDMENT
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SEPTEMBER 2000
Coast Air Quality Management Plan (AQMD) which the South Coast Air
Quality Management District does have the authority to implement.
South Coast Air Quality Management Plan
The South Coast Air Quality Management Plan mandates a variety of
measures to reduce traffic congestion and improve air quality, including the
Regulation XV Commuter Program which requires employers of more than
100 persons to prepare trip reduction plans, and the requirement that each
jurisdiction develop an Air Quality component within its general plan. These
and other measures are to be implemented gradually over several years. The
City is subject to all AQMP requirements for local jurisdictions.
Assembly Bill 471 (Proposition 111)
Assembly Bill (AB) 471, as subsequently modified by Assembly Bill 1791,
requires every urbanized city and county with a population of 50,000 or more,
to adopt a Congestion Management Plan (CMP) to reduce traffic congestion.
A city or county which does not comply with the CMP requirement will lose
gasoline sales tax revenues to which it would otherwise be entitled. Tustin
has completed a CMP for its 1991 submittal, and will continue to work with
the County on annual updates to the CMP.
The CMP requirements include traffic level of service (LOS) standards, a trip
reduction program, and a seven-year capital improvements program for traffic
and transit. Many of the AB 471 requirements are the same or similar to the
requirements of Measure M (discussed below). The County has attempted
to reconcile overlapping requirements through the Measure M
implementation guidelines. (see Countywide Growth Management Program
Revised Traffic Improvement and Growth Management Ordinance
Implementation Manual).
Measure M
Orange County voters approved a measure (Measure M) in 1990 to allocate
additional funds to provide needed transportation facilities in Orange County.
Measure M specifically authorized a half cent retail sales tax increase for a
period of 20 years effective April 1, 1991. The monies received fi.om
Measure M will be returned to local jurisdictions for use on local and
regional transportation improvements and maintenance projects. The tax is
CITY OF TUSTIN
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estimated to raise approximately S3.1 billion Count3rwide over the 20 years.
The County of Orange is dMdcd into eleven (11) GMA's and the City of
Tustin is currently contained within GMA #7 along with portions ofthe cities
of Irvine, Santa Aha, Orange and the County of Orange. The estimated
average annual allocation per GMA is approximately $454,500. In order to
qualify for these revenues, however, Measure M requires each City to comply
with the Orange County DMsion, League of California Cities - Countywide
Traffic Improvement and Growth Management Program which was included
by reference in the Measure M ordinance. The Countywide Growth
Management Program is designed to achieve a cooperative process among
local Orange County jurisdictions to coordinate and implement traffic
improvements and stronger planning on a Countywide basis.
In order to receive its allocation of Measure M funds, the City must submit
a statement of compliance with thc growth management components which
arc summarized as follows:
Adoption o fa Growlh Management Element that includes:
- Traffic Level of Sen'ice (LOS) standards
- Development mitigation program
- Development phasing and annual monitoring program
Participation in interjurisdictional planning foru~ns
Development of a 7-year Capital Improvement Program
Address housing options and job opportunities
Adoption of a Transportation Demand Management Ordinance.
PLANNED TRANSPORTATION IMPROVEMENTS
As the City of Tustin and the entire southern California region continues to
~ow, additional demands will be placed on the transportation network within
the City. The following major transportation programs and projects have
been identified as part of the Tustin General Plan update to help alleviate
future traffic congestion:
o Upgrading of the Newport and Santa Ana Freeways;
CITY OF TUSTIN
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o Completion ofthe western leg ofthe Eastern Transportation Corridor;
o
Buildout ofexisting and proposed arterials, collectors, interchanges, and
superstreet links, including extension of Newport Avenue from south of
Sycamore Avenue to Valencia Avenue and extension of Tustin Ranch
Road from Walnut Avenue to Edinger Avenue. The extension of
Jamboree Road from its southern terminus at Edinger Avenue to Barranca
Parkway is curi-ently undei-~'ay ~'o.'~l~'~I
Extension Of existing and PrOposed'arterials and colleC[o..rs to supl>ort the
reuse of MCAS Tustih,' including th~"e~te~io~i' Of' Ttistin Ranch Road
from Edingcr' AvenUe to' Bm'randa p'ark~as/, and' eXtension of Warner
Avenue from Redhill Avenue'tb Jamboree Road;
Coordination of circulation system improvements with the City of Santa
Ana through the Santa Ana/Tustin Transportation System Improvement
Program;
Promotion of increased ridership through alternate means of travel such
as the connection and expansion of High Occupancy Vehicle (HOV)
lanes with existing roadways and expansion of public transit routes; and
Efficient utilization of existing roadway capacity through Transportation
System Management (TSM) strategies.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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GROWTH MANAGEMENT ISSUES, NEEDS,
OPPORTUNITIES AND CONSTRAINTS
The City of Tustin is part of a large, fast-groxving region. During the last decade or so, the
pace of new development has begun to outstrip the ability of infrastructure to adequately
support that development. The Growth Management Element addresses primarily the issues
associated with rapid growth, traffic congestion, and transportation facilities.
o
The City's constant rate of growth and development and impacts of
growth in adjacent jurisdictions and throughout the County has created
a necessity for a regional approach to transportation growth management.
o
A significant portion oftransportation problems in the County stem from
the inadequate capacity ofthe freeway system to serve peak period travel
demands. This lack of capacity results in poor levels of sen'ice
characterized by severe congestion and iow travel speeds during peak
hours. The most severe congestion occurs at the junction of I-5 and SR-
55.
Actual highways are intended to handle the bulk of intra-regional traffic
and complement the freeway system and local street ne~'ork. As
congestion increases on the freeway, more drivers utilize the arterial
system, particularly those that parallel the freeways or those arterials
serving the same trip destination as the freeway. Consequently, these
arterials, such as Newport Avenue, Redhill Avenue, and Irvine Boulevard
are becoming increasingly congested and receive heavy traffic volumes
well in excess of their design capacity. This situation is of special
concern on those arterials which provide access to the freeway system.
The City's transportation system is greatly influenced by two freeways
which run through the City - the I-5 (Santa Ana) Freeway and the SR-55
(Newport-Costa Mesa) Freeway.
Traffic congestion in Tustin is as much a regional as it is a local problem.
The development which occurs in neighboring jurisdictions and
throughout the County has effects upon the freeways and many of the
major arterials that traverse the City of Tustin. Thus, it is not possible for
the City to fully address growth management issues in isolation ofother
jurisdictions.
CITY OF TUSTIN
DRAFT GENERAl PLAN AMENDMENT
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GROWTH MANAGEMENT ELEMENT
GOALS AND POLICIES
The following new goals and policies are designed to meet all the Growth Management
Element requirements for Developed Communities as set forth by Measure M and elaborated
by the Countywide Growth Management Program Implementation Manual.
TRAFFIC CONGESTION
Traffic congestion is a problem on local streets as well as arterials and
regional freeways. In particular, heavy traffic volumes in Tustin exist along
Redhill Avenue between Warner Avenue and Edinger Avenue, along
Seventeenth Street in the vicinity of Yorba Street, and along Irvinc Boulevard
between the Newport-Costa Mesa Freeway and Browning Avenue. Traffic
volumes along the I-5 corridor are also extremely heavy and cause significant
slowing during the peak hours.
GOAL 1: Reduce traffic congestion.
Policy 1.1: Within three years of the issuance of the first building permit for
a development project or within five years of the first grading permit for said
development project, whichever occurs first, ensure that the necessary
improvements to transportation facilities to which the project contributes
measurable traffic are constructed and completed to attain Level of Service
(LOS) "D" at the intersections under the sole control of the City.
Intersections under the jurisdiction of another City or the County or the State
or those included on the Deficient Intersection List established by the City
and compiled by the GMA (Growth Management Area) in which the City
participates (see Policy 3.1) are exempt from this requirement.
Policy 1.2: Level of Service (LOS) will be measured by the Traffic Level of
Service Policy Implementation Manual established by the Local
Transportation Authority.
Policy 1.3: All development contributing measurable impacts to
intersections on the Deficient Intersection List and all projects contributing
cumulatively, or individually, 10 percent or more of the traffic using an
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inlerscction shall be assessed a mitigation fee determined by the jurisdictions
in the GMA and locally administered as part of the City's Capital
Improvement Program.
Policy 1.4: Promote traffic reduction strategies through TDM measures
adopted by City ordinance.'
ADEQUATE TRANSPORTATION FACILITIES
Many of the regional transportation facilities are not adequately sized to
accommodate existing and projected growth. Largely in response to this
situation, Orange County voters approved a measure (Measure M) in 1990 to
allocate additional funds to provide needed transportation facilities.
GOAL 2: Ensure adequate transportation facilities are provided for
existing and future inhabitants of the Cit-).'.
Policy 2.1: Require that all new development pay its share of the street
improvement costs associated with the development, including regional
traffic mitigation.
Policy 2.2: New revenues generated from Measure M shall not be used to
replace private developer funding which has been committed for any project.
Policy 2.3: The City shall continue to collect Transportation System
Improvement Program (TSIP) fees for improvements within its boundaries
and shall work with adjacent jurisdictions to determine acceptable impact
fees within the growth management areas. These fees may be assessed as
necessary in addition to the City's TSIP fees to cover shortfalls that may not
be generated by the established fee program.
Policy 2.4: A Deficient Intersection Fund shall be established by the City to
make improvements on those intersections necessary to achieve the LOS
standard established in this Element.
*Not required for Grow~.h Management Element but required to meet Measure M
requirements.
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Policy 2.5: All new development shall be required to establish a
development phasing program which phases approval of development
commensurate with required improvements to roadway capacity. The
Phasing Plan shall include an overall buildout development plan which can
demonstrate the ability of the infrastructure to support the planned
development.
Policy 2.6: Development phasing for new projects shall be a component of
the development review and entitlement process and shall be approved prior
to issuance of building or grading permits.
Policy 2.7: The City shall monitor the implementation of the development
phasing program of each ofthe new development projects on an annual basis
and prepare a report which indicates the status of development approval and
required traffic improvements and relationship between them.
Policy 2.8: A Performance Monitoring Program shall be developed to
provide an annual evaluation of compliance with development phasing and
evaluation of the maintenance of transportation sen'ice levels.
Policy 2.9: A Seven Year Capital Improvement Program shall be adopted
and maintained in conformance with provisions of Measure M for the
purpose of maintaining adopted traffic level of service standards established
in this Element.
INTER JURISDICTIONAL COORDINATION/COOPERATION
Traffic congestion in Tustin is both a regional and local problem. The
development which occurs in neighboring jurisdictions and throughout the
County has effects upon the freeways and many of the major arterials that
traverse the City of Tustin. Thus, the City cannot fully address growth
management issues in isolation from other jurisdictions.
GOAL 3: Cooperate with neighboring jurisdictions and the CounD' to
achieve reduction in regional traffic congestion.
Policy 3.1: The City shall participate in interjurisdictional planning forums
within its established growth management area as adopted by the Regional
Advisory Planning Council and will continue to participate in forums with
CITY OF TUSTIN
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SEPTEMBER 2000
neighboring or affected jurisdictions to address transportation or other
planning issues.
Policy 3.2: The City will continue to cooperate with the County of Orange
in annually updating its Congestion Management Plan pursuant to the
requirement of AB 471 in order to continue to receive its share of State
gasoline sales tax revenues.
JOBS/ItOUSING BALANCE
One of the major causes oftraffic congestion is land use patterns that hinder
the ability of people to live and work in the same area. Long commutes can
overburden traffic infrastructure and diminish quality of life. Creating
communities where people can both live and work in relatively close
proximity shortens commutes and encourages the use of alternative forms of
transportation to m'~d from employment.
GOAL 4: Strive to develop and maintain a balance bet',¥een jobs and
housing in Tustin.
Policy 4.1: To the extent feasible, utilize information on the jobs/housing
balance in the City and region as a factor in land use decision-making.
CITY OF TUSTIN
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'FABLE GM-I
GROWTIt MANAGEMENT RELATED
GOALS AND POLICIES BY ELEMENT
Related Goals and Policies by Element
Growth
Management
Issue Ama Land Housing Circulation Noise Public Conservation/ Growth
Usc Safety Open Space/ Management
Recreation
Traffic Congestion 4.1, 1.10, I.I I,
8.4, 3.1
8.7
Adequate 3.1 1.6, 8. I,
Transportation 8.2.8.3
Facilities
Interjurisdictional 2.6, 1.3, 3. l, 1.4, 5.6,
Coordination 8.3 3.3, 3.4, 6.4
4.3.6.4, 6.7
Jobs 'Housing
Balance
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TIlE GROWTIt MANAGEMENT PLAN
The Cits~s Growth Management Plan includes all ofthe components required for Developed
Communities by Measure M, the Traffic Improvement and Growth Management Ordinance.
Additional implementation programs independent of this Element will be required in order
to implement the Growth Management Plan.
TRAFFIC LEVEL OF SERVICE GOAl.S
Policy 1.1 of this Element requires that development sponsors make
necessary improvements to the circulation system, where affected by their
development, so as to maintain acceptable LOS levels at intersections and on
roadway links under City control. Roadway expansions will be planned as
part of the Capital Improvement Program and phased according to the
Comprehensive Phasing Program. The LOS goals will be enforced through
conditions of approval and monitored annually through the Performance
Monitoring Program.
Achievement of the adopted Levels of Service standard and implementation
of exacted transportation improvements shall take into consideration
extraordinary transportation circumstances which may impact identified
intersections and/or timing &the required improvements. An example of an
extraordinary circumstance would be when arterial roadways serve as
substitute freeway access (thus impacting LOS performance) while planning
and construction of additional freeway improvements are under'ay.
DEVEI~OPMENT MITIGATION PROGRAM
The City shall establish a Development Mitigation Program based on Orange
County Transportation Authority (OCTA) timetables to ensure that all new
development pays its share of needed transportation improvements to the
City's roadwaynetwork associated with that development. Participation shall
be on a pro-rata basis and be required of all development projects except
where an increased level of participation exceeding these requirements is
established through negotiated legal mechanisms.
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GROWTH MANAGEMENT ELEMENT
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The City will work to facilitate coordination of this program through intcr-
jurisdictional forums in order to determine minimally acceptable impact fees
for application within the GMAs. The City will receive credit for existing
traffic mitigation fee programs with regard to the GMA base level fee.
COMPREIIENSIVE PItASING PROGRAM
The City shall prepare a Comprehensive Phasing Program (CPP) based on
OCTA timetables. The purpose of this program is to ensure to the extent
feasible that adequate infrastructure (roadways, utilities) is constructed as
development occurs by linking the ability of the development to proceed to
either construction of the improvement(s) by others, construction of the
improvement(s) by the developer, or by the developer's timely provision of
the appropriate funding to the City so that the provision of these facilities is
in balance with demand. While thc Comprehensive Phasing Program will
provide plans for new facilities, the Performance Monitoring Program will
provide annual evaluation of compliance with phasing plans in order for
development to continue. The Comprehensive Phasing Program shall
provide reasonable lead time (three years from first building permit or five
years from first grading permit) to design and construct specific
transportation improvements.
PERFORMANCE MONITORING PROGRAM
The City shall prepare a Performance Monitoring Program based on OCTA
timetables. The Performance Monitoring Program will establish a system for
annual evaluation of compliance with development phasing allocations.
Under this program, roadway and other transportation facility improvements
or fundings must actually be provided in order for new development to
continue. If the improvements/funding are not provided, development shall
be deferred until compliance with the provisions of this program are
achieved.
The Performance Monitoring program will provide an annual evaluation of
the maintenance of transportation service levels. Annual traffic reports
prepared under this Program shall utilize data collected within three (3)
months of preparation of the report. In the event that the Performance
Monitoring Program identifies one or more sen, ice level deficiencies,
measures shall be implemented to correct identified deficiencies.
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GROgrTH MANAGEMENT ELEMENT
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CAPITAl. IMPROVEMENT PLANS
The City shall establish a Capital Improvement Program for transportation
systems improvements to effectively manage the system based on OCTA
timetables. The purpose of the Capital Improvement Plans is to estimate
future development over a seven year period and determine the necessary
infrastructure and associated costs required for this new development. The
Capital Improvement Plans will be closely linked with the Comprehensive
Phasing Plans.
The City will determine the capital projects needed to meet and maintain both
the Cit.v's adopted Traffic Level of Sen'ice and Performance Standards.
Capital financing programming w.~ll be based on proposed development to be
constructed during (at a minimum) the following seven year period. The CIP
shall include approved projects and an analysis of the costs of proposed
projects as well as a financing plan for providing the improvements.
INTER JURISDICTIONAL COOPERATION
The City of Tustin will become involved in intcrjurisdictional coordinalion
for various purposes, including:
o
Cooperating with the County of Orange, the Orange County
Transportation Authority (OCTA), and other local jurisdictions through
the Regional Advisory and Planning Council (RAPC), or other appointed
bodies, on the implementation of Measure M and thc development of
future revisions.
o
Working with interjurisdictional forums (such as the City- County
Coordinating Committee) to make sure that the City's fees are consistent
with minimally acceptable impact fees for application within the larger
Growth Management Area;
Participating in the Interjurisdictional Planning Forums at the Growth
Management Area (GMA) level to discuss implementation of traffic
improvements, cooperative land use planning, and appropriate mitigation
measures for developments with multi-jurisdictional impacts;
o Working with the interjurisdictionai forums to develop strategies for
bringing about greater jobs/housing balance at the subregional level;
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GROWTH MANAGEMENT ELEMENT
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o
Cooperating with the County of Orange in implemcnting thc Facility
Implementation Plans and collaborating in the Development Monitoring
Program;
Cooperating with State, County, and local governments in planning and
implementing the City's Circulation Element, and coordinating efforts to
ensure orderly development; and
Coordinating population, housing, employment and land use projections
with the State Department of Finance, SCAG, the County of Orange
Development Monitoring Program, school and water districts.
COMPREHENSIVE DEVELOPMENT PLANS FOR LARGE PROJECTS
Tustin will require that any new large developments prepare a comprehensive
development plan and environmental impact analysis. A Specific Plan is an
example ora Comprehensive Development Plan for large projects. This will
allow the City to anticipate the impacts oflarge projects prior to development
of any portion of the projects, and permit more time to plan for public
services and facilities needed to support the projects.
COORDINATION WITH ADJACENT JURISDICTIONS
Apart from coordination with subregional interjurisdictionai forums (such as
the City-County Coordinating Committee), the City will separatelywork with
other cities and agencies in the immediate area to develop mutual a~eements
for review and possible conditioning of development projects.
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APPENDIX
DEFINITIONS
For the purpose of this element, the following terms are defined below:
Capital Improvement Program (CIP) shall mean a listing of capital projects
needed to meet, maintain and improve a jurisdictions adopted Traffic Level of
Sen'ice and Performance Standards. The CIP shall include approved projects and an
analysis of the costs ofthe proposed projects as well as a financial plan for providing
thc improvements.
Comprehensive Phasing Program (CPP) shall mean a road and public facilities
improvement and financing plan which attains the lex'el of service requirements in
this Element. With regard to road improvements, a CPP must include level of
sen'ice requirements and take into account measurable traffic impacts on the
circulation system.
Critical Movement shall mean any o£the conflicting through or turning movements
at an intersection which determine the allocation of green signal time.
Development Phasing Program shall mean a program which establishes the
requirement that building and grading permits shall be approved or issued in a
manner that assures implementation of required transportation and public facilities
improvements. The City shall specify the order of improvements and the number of
dwelling units based, at a minimum, on mitigation measures adopted in conjunction
with environmental documentation and other relevant factors.
o
Deficient Intersection Fund shall mean a trust fund established to implement
necessary improvements to existing intersections which do not meet the Traffic Level
of Service Policy.
6, Deficient Intersection List shall mean a list of intersections that:
a)
do not meet the Traffic Level of Sen'ice Policy for reasons that are beyond
the control of the City (e.g., ramp metering effects, traffic generated outside
the City's jurisdiction, etc.); and
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o
10.
11.
12.
b)
that are not brought into compliance with the LOS standard in the most
current Seven-Year Capital Improvement Program. Additional intersections
may be added by the City to the Deficient Intersection List only as a result of
conditions which are beyond the control of the City.
Growth Management Area (GMAs) shall mean subregions of the Counly
established by the City-County Coordination Committee (or successor) to promote
inter-jurisdictional coordination in addressing infrastructure concerns and in
implementing needed improvements.
Growth Management Element shall mean the Growth Management Element ofthe
City General Plan as required by the Revised Traffic Improvement and Growth
Management Ordinance (Measure M).
Local Transportation Authority as currently designated by the Board of
Supervisors shall mean the Orange County Transportation Authority.
Measurable Traffic shall mean a traffic volume resulting in a 1% increase in the
sum of the critical movements at an intersection.
Performance Monitoring Program (PMP) shall mean a comprehensive road
improvement and financing plan which monitors the level of service requirements
in this Element while taking into account measurable traffic impacts on the
circulation system. This program will annually review the status of public and
private roadway improvements associated with the Seven Year Capital Improvement
Program and Development Phasing Programs to assure that the appropriate actions
are being taken to achieve the Level of Service standards set forth in this Element.
Sole Control shall mean under the direct control of the single public agency; for
purposes of this Element, the City of Tustin is thc single public agency exercising
sole control over certain transportation system improvements.
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Glossary
O~ENE~RAL PLAN ~
GLOSSARY
The following set of terms are used in the Housing Element and can be defined as noted.
Certain terms are also defined within individual elements.
Access - A way of approaching or entering a property, including ingress (the right to enter)
and egress (the right to leave).
Acres, Net - The portion of a site that can actually be built upon. The following generally
are not included in the net acreage ora site: public or private road rights-of-way, public open
space, and flood ways.
ADT - Average daily trips made by vehicles on persons in a 24-hour period.
Air Basin - One of 14 self-contained regions of California minimally influenced by air
quality in contiguous regions.
Air Pollutant Emissions - Discharges into the atmosphere, usually specified in terms of
weight per unit &time for a given pollutant from a given source.
Air Pollution - The presence of contaminants in the air in concentrations that exceed natu-
rally occurring quantities and are undesirable or harmful.
Air Quality Standards - The prescribed (by the Environmental Protection Agency and the
California Air Resources Board) level ofpollutants in the outside air that cannot be exceeded
legally during a specified time in a specified geographical area.
ALUC - Airport Land Use Commission.
Ambient Noise Level - The overall of noise from all sources near and far. In this context,
the ambient noise level constitutes the normal or existing level of environmental noise at a
given location.
Annexation - The incorporation of a land area into an existing city w4th a resulting change
in the boundaries of that city.
Application For Development - The application form(s) and all accompanying documents
and exhibits required of an applicant by an approving authority for development review by
governmental agency(s).
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
Archaeological Site - Land or water areas which show evidence ofhuman, plant or animal
activity, usually dating from periods of which only vestiges remain.
Arterial - A major street carrying the traffic of local and collector streets to and from free-
ways and other major streets, with controlled intersections and generally providing direct
access to nonresidential properties.
Assisted Housing - Generally multi-family rental housing, but sometimes single-family
ownership units, whose construction, financing, sales prices, or rents have been subsidized
by federal, state, or local housing programs including, but not limited to Federal Section 8
(new construction, substantial rehabilitation, and loan management set-asides), Federal
Sections 213,236, and 202, Federal Section 221 (d)(3) (below-market interest rate program),
Federal Section 101 (rent supplement assistance), CDBG, FmHA Section 515, multi-family
mortgage revenue bond programs, local redevelopment and in lieu fee programs, and units
developed pursuant to local inclusionary housing and density bonus programs.
A-Weighted Decibel (dBA) - A numerical method of rating human judgement of loudness.
The A-weighted scale reduces the effects of lox,,, and high frequencies in order to simulate
human hearing.
Base Flood Elevation - The highest elevation, expressed in feet above sea level, ofthe level
of flood waters expected to occur during a 100-year flood (i.e., a flood that has 1 percent
likelihood of occurring in any given year).
Benefit Assessment District - An area within a public agency's boundaries which receives
a special benefit from the construction of one or more public facilities. A Benefit
Assessment District has no legal life of its own and cannot act by itself. It is strictly a
financing mechanism for providing public infrastructure as allowed under the Streets And
Highways Code. Bonds may be issued to finance the improvements, subject to repayment
by assessments charged against the benefitting properties. Creation ora Benefit Assessment
District enables property owners in a specific area to cause the construction of public
facilities or to maintain them (for example, a downtown, or the grounds and landscaping of
a specific area) by contributing their fair share of the construction and/or installation and
operating costs.
Bicycle Lane (Class !! facility) - A corridor expressly reserved for bicycles, existing on a
street or roadway in addition to any lanes for use by motorized vehicles.
Bicycle Path (Class I facility) - A paved route not on a street or roadway and expressly
reserved for bicycles traversing an otherwise unpaved area. Bicycle paths may parallel roads
but typically are separated fi.om them by landscaping.
Bicycle Route (Class !11 facilil3') - A facility shared with motorists and identified only by
signs, a bicycle route has no pavement markings or lane stripes.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
Bikeways - A tem~ that encompasses bicycle lanes, bicycle paths, and bicycle routes.
Blight - A condition of a site, structure, or area that may cause nearby buildings and/or areas
to decline in attractiveness and/or utility. The CommunityRedevelopment Law (Health and
Safety Code, Sections 33031 and 33032) contains a definition of blight used to determine
eligibility of proposed redevelopment project areas.
Buffer - A strip of land designated to protect one type of land use from another with which
it is incompatible. Where a commercial district abuts a residential district, for example,
additional use, yard, or height restrictions may be imposed to protect residential properties.
The term may also be used to describe any zone that separates two unlike zones such as a
multi-family housing zone between single family housing and commercial uses.
Building - Any structure having a roof supported by columns or walls and intended for the
shelter, housing or enclosure of any indMdual, animal, process, equipment, goods or materi-
als of any kind or nature.
California Environmental Quality' Act (CEQA) - A State law requiring State and local
agencies to regulate activities with consideration for environmental protection. Ifa proposed
activity has the potential for a significant adverse environmental impact, an Environmental
Impact Report (EIR) must be prepared and certified as to its adequacy before taking action
on the proposed project. General Plans require the preparation of a "program EIR."
California Housing Finance Agency
(CHFA) - A State agency, established by the Housing and Home Finance Act of 1975, which
is authorized to sell revenue bonds and generate funds for the development, rehabilitation,
and conservation of Iow-and moderate-income housing.
Caltrans - California Department of Transportation.
Capital Improvement Program (CIP) - A proposed timetable or schedule of all future
capital improvements (government acquisition of real property, major construction project,
or acquisition of long lasting, expensive equipment) to be carried out during a specific period
and listed in order of priority, together with cost estimates and the anticipated means of fi-
nancing each project. Capital improvement programs are usually projected five or six years
in advance and should be updated annually.
Census - The official decennial enumeration of the population conducted by the federal
government.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
City - City, with a capital "C," generally refers to the govemment or administration o fa city.
City, with a lower case "c" ma>' mean any city, or may refer to the geographical area ora city
(e.g., the city's bikeway system.)
Clean Air Act - Federal legislation establishing national air quality standards.
Clustered Development - Development in which a number of dwelling units are placed in
closer proximity than usual, or are attached, with the purpose of retaining an open space area.
Collector - A street for traffic moving between arterial and local streets, generally providing
direct access to properties.
Community Development Block Grant (CDBG) - A grant program administered by the
U.S. Department of Housing and Urban Development (HUD) on a formula basis for
entitlement communities, and by the State Department of Housing and Community
Development (HCD) for nonentitled jurisdictions. This grant allots money to cities and
counties for housing rehabilitation and community development, including public facilities
and economic development.
Community Facilities District (CFD) - Under the MeIio-Roos Community Facilities Act
of 1982 (Government Code Section 53311 et seq), a legislative body may create within its
jurisdiction a special district that can issue tax-exempt bonds for the planning, design,
acquisition, construction, and:'or operation of public facilities, as well as provide public
sen, ices to district residents. Special tax assessments levied by the district are used to repay
the bonds.
Community Noise Equivalent Level
(CNEL) - The average equivalent sound level during a 24-hour day, obtained after addition
of five decibels to sound levels in the evening from 7 p.m. to 10 p.m. and after addition of
10 decibels to sound levels in the night after 10 p.m. and before 7 a.m. See also "A-Weight-
ed Decibel."
Community Redevelopment Agency (CRA) - A local agency created under Califomia
Redevelopment Law, or a local legislative body which has elected to exercise the powers
granted to such an agency, for the purpose of planning, developing, re-planning, redesigning,
clearing, reconstructing, and/or rehabilitating all or part ora specified area with residential,
commercial, industrial, and/or public (including recreational) structures and facilities. The
redevelopment agency's plans must be compatible with adopted community general plans.
Compatibility - The characteristics of different uses or activities that permit them to be
located near each other in harmony and without conflict. The designation of permitted and
conditionally permitted uses in zoning districts are intended to achieve compatibility within
the district. Some elements affecting compatibility include: intensity of occupancy as
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
measured by dwelling units per acre; pedestrian or vehicular traffic gcneraled; volume of
goods handled; and such environmental effects as noise, vibration, glare, air pollution, or the
presence ofhazardous materials. On the other hand, many aspects of compatibility are based
on personal preference and are much harder to measure quantitatively, at least for regulatory
purposes.
Condominium - A building, or group of buildings, in which units are owned individually,
and the structure, common areas and facilities are owned by all the owners on a proportional,
undivided basis.
Congestion Management Plan (CMP) - A mechanism employing growth management
techniques, including traffic level of service requirements, development mitigation programs,
transportation systems management, and capital improvement programming, for the purpose
of controlling and/or reducing the cumulative regional traffic impacts of development. AB
1791, effective August 1, 1990, requires all cities, and counties that include urbanized areas,
to adopt and annually update a Congestion Management Plan.
Congregate Care Housing - Generally defined as age-segregated housing built specifically
for the elderly which provides services to its residents, the minimum of which is usually an
on-site meal program, but which may also include housekeeping, social actMties, coun-
seling, and transportation. There is generally a minimum health requirement for acceptance
into a congregate facility as most do not offer supportive health care selwices, thus differing
from a nursing home. Residents usually have their own bedrooms and share common areas
such as living rooms, dining rooms, and kitchens; bathrooms may or may not be shared.
Conservation - The management of natural resoumes to prevent waste, destruction or
neglect.
Cooperative - A group of dwellings or an apartment building that is jointly owned by the
residents, the common ownership including the open space and all other parts of the property.
The purchase of stock entitles the buyer to sole occupancy, but not the individual ownership
ora specified unit.
Council of Governments (COG) - A regional planning and review authority whose
membership includes representation from all communities in the designated region. The
Southern California Association of Governments (SCAG) and the San Bemardino Asso-
ciation of Governments (S.~NBAG) are examples of COGs in Southern California.
Coverage - The proportion ofthe area of the footprint ora building to the area ofthe lot on
which its stands.
CRA - Community Redevelopment Agency.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
Critical Facility- Facilities housing or serving many people which arc necessary in the event
of an earthquake or flood, such as hospitals, fire, police, and emergency sen'ice facilities,
utility "lifeline" facilities, such as water, electricity, and gas supply, sewage disposal, and
communications and transportation facilities.
Cumulative Impact - As used in CEQA, the total impact resulting from the accumulated
impacts of individual projects or programs over time.
Day-Night Average Level (Ldn) - The average equivalent sound level during a 24-hour day,
obtained after addition of 10 decibels to sound levels in the night after 10 p.m. and before
7 a.m. See also "Community Noise Equivalent Level."
Decibel (dB) - A unit for describing the amplitude ofsound, as it is heard by the human ear.
See also "A-Weighted Decibel," "Community Noise Equivalent Level," and "Day-Night
Average Level."
Dedication - The turning over by an owner or developer of private land for public use, and
the acceptance of land for such use by the governmental agency having jurisdiction over the
public function for which it will be used. Dedications for roads, parks, school sites, or other
public uses often are made conditions for approval ora development by a city.
Density - The number of families, indMduals, dwelling units or housing structures per unit
of land; usually density is expressed "per acre." Thus, the density of a development of 100
units occupying 20 acres is 5.0 units per acre.
Density Bonus - The allocation of development rights that allow a parcel to accommodate
additional square footage or additional residential units beyond the maximum for which the
parcel is zoned, usually in exchange for the provision or preservation of an amenity at the
same site or at another location.
Density Transfer - A way of retaining open space by concentrating densities, usually in
compact areas adjacent to existing urbanization and utilities, while leaving unchanged
historic, sensitive, or hazardous areas.
Developer - An individual who or business which prepares raw land for the construction of
buildings or causes to be built physical building space for use primarily by others, and in
which the preparation of the land or the creation of the building space is in itself a business
and is not incidental to another business or activity.
Development - The division of a parcel of land into two or more parcels; the construction,
reconstruction, conversion, structural alteration, relocation or enlargement of any structure;
any mining, excavation, landfill or land disturbance, and any use or extension of the use of
land.
CITY OF TUSTIN
DRAFT GENEIL-XL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
Development Impact Fees - A fee or charge imposed on developers to pay for the costs to
the City ofproviding sen'ices to a new development.
Development Plan - A plan, to scale, showing uses and structures proposed for a parcel or
multiple parcels of land. It includes lot lines, streets, building sites, public open space,
buildings, major landscape features and locations of proposed utility sen, ices.
Development Rights ~ The right to develop land by a land owner who maintains fee-
simple ownership over the land or by a party other than the owner who has obtained the
rights to develop. Such fights usually are expressed in terms of density allowed under
existing zoning. For example, one development right may equal one unit ofhousing or may
equal a specific number of square feet of gross floor area in one or more specified zone
districts.
Dwelling - A structure or portion of a structure used exclusively for human habitation.
Dwelling, Multi-Family - A building containing two or more dwelling units for the use of
individual families maintaining households; an apartment or condominium building is an
example of this dwelling unit type.
Dwelling, Single-Family Attached - A one family dwelling attached to one or more other
one family dwellings by a common vertical wall; duplexes and townhomes are examples of
this dwelling unit type.
Dwelling, Single-Family Detached - A dwelling which is designed for and occupied by not
more than one family and surrounded by open space or yards and which is not attached to any
other dwelling.
Dwelling Unit - One or more rooms, designed, occupied or intended for occupancy as sepa-
rate living quarters, with cooking, sleeping and sanitary facilities provided within the unit for
the exclusive use of a single family maintaining a household.
Easement - A grant of one or more of the property rights by the property owner to and/or for
use by the public, a corporation, or another person or entity.
Economic Base- The production, distribution and consumption of goods and senSces within
a planning area.
Element - A division of the General Plan referring to a topic area for which goals, policies,
and programs are defined (e.g., land use, housing, circulation).
Eminent Domain - The authority ora government to take, or to authorize the taking of, with
compensation, private property for public use.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
Endangered Species - A species ofanimal or plant is considered to be endangered when its
prospects for survival and reproduction are in immediate jeopardy from one or more causes.
Environment - The sum of ali external conditions and influences affecting the life, devel-
opment and, ultimately, the sun'ival of an organism.
Environmental Impact Report (EIR) - A report, as prescribed by the California Environ-
mental Quality Act (CEQA), on the effect of a development proposal and other major actions
which significantly affect the environment.
Essential Facilities - Those facilities whose continued functioning is necessary to maintain
public health and safety following a disaster. These facilities include fire and police stations,
communications facilities, emergency operation centers, hospitals, administrative buildings,
and schools designated as mass care shelters. Also included are key transportation facilities
and utility facilities such as water supply, sewage disposal, gas storage facilities and
transmission lines, and electric generation stations and transmission lines.
Exaction - A contribution or payment required as an authorized precondition for receiving
a development permit; usually refers to mandatory dedication (or fee in lieu of dedication)
requirements found in many subdMsion regulations.
Fault - A fracture in the earth's crust forming a boundary between rock masses that have
shifted.
Fault, Active - A fault that has moved within the last 11,000 years and which is likely to
move again within the next 100 years.
Fault, Inactive - A fault which shows no evidence of movement in the last 11,000 years and
no potential for movement in the relatively near future.
Fault, Potentially Active - A fault that last moved within the Quaternary Period (the last
2,000,000 to 11,000 years) before the Holocene Epoch (11,000 years to the present); or a
fault which, because it is judged to be capable of ground rupture or shaking, poses an
unacceptable risk for a proposed structure.
FEMA - Federal Emergency Management Agency.
FHWA - Federal Highway Administration.
Finding(s) - The result(s) of an investigation and the basis upon which decisions are made.
Findings are used by government agents and bodies to justify action taken by the entity.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
Fire Flow - A rate ofwater flow' that should be maintained to halt and reverse thc spread of
a fire.
Flood Insurance Rate Map (FIRM) - For each community, the official map on which the
Federal Insurance Administration has delineated areas of special flood hazard and the risk
premium zones applicable to that community.
Flood Plain - A lowland or relatively flat area adjoining the banks of a fiver or stream which
is subject to a one percent or greater chance or flooding in any given year (i.e., 100-year
flood).
Flood, Regulatory Base - Flood having a one percent chance of being equalled or exceeded
in any given year (100-year flood).
Floodway - The channel of a watercourse or river, and portions of the flood plain adjoining
the channel, which are reasonably required to carry and discharge the base flood of the
channel.
Floor Area Ratio (FAR) -Ihe gross floor area of all buildings on a lot divided by the lot
area; usually expressed as a numerical value (e.g., a building having 5,000 square feet of
gross floor area located on a lot of 10,000 square feet in area has a floor area ratio of.5:1).
FmHA - Farmers Home Administration.
General Plan - A legal document which takes the form of a map and accompanying text
adopted by the local legislative body. The plan is a compendium of policies regarding the
long-term development of a jurisdiction. The state requires the preparation of seven ele-
ments or divisions as part of the plan: land use, housing, circulation, conservation, open
space, noise, and safety. Additional elements pertaining to the unique needs of an agency
are permitted.
Goal - The ultimate purpose of an effort stated in a way that is general in nature and immea-
surable; a broad statement of intended direction and purpose (e.g., "A balance of land use
types within the city").
Grade - The degree offise or descent of a sloping surface.
Greenbelt - An open area which may be cultivated or maintained in a natural state sur-
rounding development or used as a buffer between land uses or to mark the edge of an urban
or developed area.
Ground Failure- Mudslide, landslide, liquefaction or the compaction of soils due to ground
shaking fi.om an earthquake.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
SEPTEMBER 2000
Ground Shaking - Ground movement resulting from the transmission of seismic waves
during an earthquake.
Groundwater - The supply of fresh water under the ground surface in an aquifer or soil that
forms a natural reservoir.
Group Quarters - A dwelling that houses unrelated individuals.
Growth Management- Techniques used by government to control the rate, amount and type
of development.
ltabitat - The physical location or type of environment in which an organism or biological
population lives or occurs.
IICD - State Department of I-lousing and Community Development.
HDC - Non-profit Housing Development Corporation.
HMDA - Home l_nvcstment Pannership Act.
IIOME - Home Investment Partnership Act.
HOPE - Homeownership for People Everywhere.
Hazardous Materials - An injurious substance, including pesticides, herbicides, toxic
metals and chemicals, iiquified natural gas, explosives, volatile chemicals and nuclear fuels.
Historic Area - A district, zone or site designated by local, state or federal authorities within
which buildings, structures and places are of basic and vital importance due to their
association with history., or their unique architectural style and scale, or their relationship to
a square or park, and therefore should be preserved and/or developed in accord with a fixed
plan.
Household - According to the Census, a household is all persons living in a dwelling unit
whether or not they are related. Both a single person living in an apartment and a family
1Mng in a house are considered households.
Household Income - The total income of all the people living in a household. Households
are usually described as very low income, low income, moderate income, and upper income
for that household size, based on their position relative to the regional median income.
Housing Affordability - Based on State and Federal standards, housing is affordable when
the housing costs are no more than 30 percent of household income.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
10
GLOSSARY
SEPTEMBER 2000
Housing Unit - A room or group of rooms used by one or more individuals living separately
from others in the structure, with direct access to the outside or to a public hall and
containing separate toilet and kitchen facilities.
IlUD - U.S. Department of Housing and Urban Development.
Human Services - The programs which are provided by the local, state, or federal govern-
ment to meet the health, welfare, recreational, cultural, educational, and other special needs
of its residents.
Implementation Measure - An action, procedure, program, or technique that carries out
general plan policy.
Income Categories - Four categories for classi f34ng households according to income based
on the median income for each County. The categories are as follows: Very Low (0-50%
of County median); Low (50-80% of County median); Moderate (80-120% of County
median); and Upper (over 120% of County median).
Infrastructure - The physical systems and sen'ices which support development and
population, such as roadways, railroads, water, sewer, natural gas, electrical generation and
transmission, telephone, cable television, storm drainage, and others.
Intensit).' - A measure of the amount or level of development often expressed as the ratio of
building floor area to lot area (floor area ratio) for commercial, business, and industrial
development, or dwelling units per acre of land for residential development (also called
"density").
Intersection - Where two or more roads cross at grade.
Issue - A problem, constraint, or opportunity requiring community action.
Jobs/Housing Balance; Jobs/Housing Ratio - The jobs/housing ratio divides the number
of jobs in an area by the number of employed residents. A ratio of 1.0 indicates a balance.
A ratio greater than 1.0 indicates a net in-commute of
employed persons; less than 1.0 indicates a net out-commute of employed persons.
Joint Powers Authority. (JPA) - A legal arrangement that enables two or more units of
government to share authority in order to plan and carry out a specific program or set of
programs that serves both traits.
Landscaping - Planting--including trees, shrubs, and ground covers--suitably designed,
selected, installed, and maintained as to enhance a site or roadway.
Land Use - A description of how land use is occupied or used.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
I1
GLOSSARY
SEPTEMBER 2000
Land Use Plan - A plan showing the existing and proposed location, extent and intensity of
development of land to be used in the future for varying types of residential, commercial,
industrial, agricultural, recreational and other public and private purposes or combination of
purposes.
Landslide - A general term for a falling or sliding mass of soil or rocks.
LIHPRIIA - Low Income Housing Preservation and Resident Homeownership.
Liquefaction - A process by which water-saturated granular soils transform from a solid to
a liquid state due to groundshaking. This phenomenon usually results from shaking from
energy waves released in an earthquake.
Local Agency Formation Commission (LAFCo) - A five or seven-member commission
within each county that reviews and evaluates all proposals for formation of special districts,
incorporation of cities, annexation to special districts or cities, consolidation of districts, and
merger ofdistricts with cities. Each county's LAFCo is empowered to approve, disapprove,
or conditionally approve such proposals.
Local Street - A street providing direct access to properties and designed to discourage
through-traffic.
Lot - The basic unit of land development. A designated parcel or area of land established
by plat, subdMsion, or as otherwise permitted by law, to be used, developed or built upon
as a milt.
LOS - Level of Sel-vice.
Manufactured Housing - Residential structures which are constructed entirely in the
factory, and which since June 15, 1976, have been regulated by the federal Manufactured
Home Construction and Safety Standards Act of 1974 under the administration of the U.S.
Department of Housing and Urban Development (HUD).
Median Income - The annual income for each household size which is defined annually by
the Federal Department of Housing and Urban Development. Half of the households in the
region have incomes above the median and half are below.
Mineral Resource - Land on which known deposits of commercially viable mineral or
aggregate deposits exist. This designation is applied to sites determined by the State
Division of Mines and Geology as being a resource of regional significance, and is intended
to help maintain the quarrying operations and protect them from encroachment of incom-
patible land uses.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
12 SEPTEMBER 2000
Mining - The act or process of extracting resources, such as coal, oil, or minerals, from the
earth.
Mitigate, - To ameliorate, alleviate, or avoid to the extent reasonably feasible.
Mobile Home - A structure, transportable in one or more sections, which is at least 8 feet
in width and 32 feet in length, which is built on a permanent chassis and designed to be used
as a dwelling unit, with or without a permanent foundation when connected to the required
utilities.
Modular Unit - A factory-fabricated, transportable building or major component designed
for use by itself or for incorporation with similar units on-site into a structure for residential,
commercial, educational, or industrial use. Differs from mobile homes and manufactured
housing by (in addition to lacking an integral chassis or permanent hitch to allow future
movement) being subject to California housing law design standards. California standards
are more restrictive than federal standards in some respects (e.g., plumbing and energy
conservation). Also called Factory-buih Housing and regulated by State law of that title.
National Environmental Policy Act
(NEPA) - An act passed in 1974 establishing federal legislation for national environmental
policy, a council on environmental quality, and the requirements for environmental impact
statements.
National Flood Insurance Program - A federal program which authorizes the sale of
federally subsidized flood insurance in communities where such flood insurance is not
available privately.
National Historic Presen'ation Act - A 1966 federal law that established a National
Register of Historic Places and the Advisory Council on Historic Preservation, and which
authorized grants-in-aid for preserving historic properties.
Noise - Any undesired audible sound.
Noise Exposure Contours - Lines drawn about a noise source indicating constant energy.
levels of noise exposure. CNEL and Ldn are the metrics utilized to describe community
noise exposure.
Non-attainment - The condition ofnot achieving a desired or required level of performance.
Frequently used in reference to air quality.
Non-conforming Use - A use that was valid when brought into existence, but by subsequent
regulation becomes no longer conforming. "Non-conforming use" is a generic term and
includes (1) non-conforming structures (by virtue of size, type of construction, location on
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
13
GLOSSARY
SEPTEMBER 2000
land, or proximity to other structures), (2) non-conforming use ora conforming building, (3)
non-conforming use of a non-conforming building, and (4) non-conforming use of land.
Thus, any use lawfully existing on any piece of property that is inconsistent with a new or
amended General Plan, and that in turn is a violation of a zoning ordinance amendment
subsequently adopted in conformance with the General Plan, will be a non-conforming use.
Non-Domestic Water - Water consisting of but not limited to, a combination of treated
wastewater and intercepted surface stream flow, supplemented by other waters including
potable water.
Open Space - Any parcel or area of land or water essentially unimproved and set aside,
designated, dedicated or reserved for public or private use or enjoyment.
Ordinance - A law or regulation set forth and adopted by a governmental authority, usually
a city or county.
Overcrowding - As defined by the Census, a household with greater than 1.01 persons per
room, excluding bathrooms, kitchens, hallways, and porches.
Parcel - A lot or tract of land.
Planning and Research, Office of (OPR) - A governmental division of the State of
California which has among its responsibilities the preparation ora set of guidelines for use
by local jurisdictions in drafting General Plans.
Planning Area - The Planning Area is the land area addressed by the General Plan.
Typically, the Planning Area boundary coincides with the Sphere of Influence which
encompasses land both within the City Limits and potentially annexable land.
Planning Commission - A body, usually having five or seven members, created by a city or
county in compliance with California law (Section 65100) which requires the assignment of
the planning functions of the city or county to a planning department, planning commission,
hearing officers, and/or the legislative body itself, as deemed appropriate by the legislative
body.
Policy - Statements guiding action and implying clear commitment found within each
element of the general plan (e.g., "Provide incentives to assist in the development of
affordable housing").
Pollution - The presence of matter or energy whose nature, location, or quantity produces
undesired environmental effects.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
14 SEPTEMBER 2000
Program - A coordinated set of specific measures and actions (e.g., zoning, subdivision
procedures, and capital expenditures) the local government intends to use in carrying out the
policies of the general plan.
Recreation, Active - A type o frecreation or actMty which requires the use of organized play
areas including, but not limited to, softball, baseball, football and soccer fields, tennis and
basketball courts and various forms of children's play equipment.
Recreation, Passive - Type of recreation or activity which does not require the use of
organized play areas.
Redevelopment - Redevelopment, under the California Community Redevelopment Law,
is a process with the authority, scope, and financing mechanisms necessary to provide
stimulus to reverse current negative business trends, remedy blight, provide job development
incentives, and create a new image for a community. It provides for the planning,
development, redesign, clearance, reconstruction, or rehabilitation, or any combination of
these, and the provision of public and private improvements as may be appropriate or neces-
sary in the interest of the general welfare. In a more general sense, redevelopment is a
process in which existing development and use of land is replaced with newer development
and/or use.
Regional - Pertaining to activities or economies at a scale greater than that of a single
jurisdiction, and aff'ecting a broad homogeneous area.
Regulation - A rule or order prescribed for managing government.
Rehabilitation - The up~ading of a building previously in a dilapidated or substandard
condition, for human habitation or use.
Restoration - The rel~lication or reconstruction ora building's original architectural features,
usually describing the technique of preserving historic buildings.
Retrofit - To add materials and/or devices to an existing building or system to improve its
operation, safety, or efficiency. Buildings have been retrofitted to use solar energy and to
strengthen their ability to withstand earthquakes, for example.
Rezoning - An amendment to the map and/or text of a zoning ordinance to effect a change
in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated
parcel or land area.
Right-of-Way - A strip of land acquired by reservation, dedication, prescription or con-
demnation and intended to be occupied or occupied by a road, crosswalk, railroad, electric
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
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GLOSSARY
SEPTEMBER 2000
transmission lines, oil or gas pipeline, water line, sanitary, or storm sewer, or other similar
uses.
Risk - The danger or degree of hazard or potential loss.
Sanitary Landfill - The controlled placement of refuse within a limited area, followed by
compaction and covering with a suitable thickness of earth and other containment material.
Sanitary Sewer - A system of subterranean conduits which carries refuse liquids or waste
matter to a plant where the sewage is treated, as contrasted with storm drainage systems
(which carry surface water) and septic tanks or leech fields (which hold refuse liquids and
waste matter on-
site).
SCAG - Southern California Association of Governments.
Seiche - An earthquake-generated wave in an enclosed body of water such as a lake, reser-
voir, or bay.
Seismic - Caused by or subject to earthquakes or earth vibrations.
Sensitive Species - Includes those plant and animal species considered threatened or
endangered by the U.S. Fish and Wildlife Service and/or the California Department offish
and Game according to Section 3 of the Federal Endangered Species Act. Endangered - any
species in danger of extinction throughout all, or a significant portion of, its range. Threat-
ened - a species likely to become an endangered species within the foreseeable future
throughout all, or a portion of, its range. These species are periodically listed in the Federal
Register and are, therefore, referred to as "federally listed" species.
Septic System - A sewage-treatment system that includes a settling tank through which
liquid sewage flows and in which solid sewage settles and is decomposed by bacteria in the
absence of oxygen. Septic systems are often used for individual-home waste disposal where
an urban sewer system is not available.
Sewer - Any pipe or conduit used to collect and carry away sewage from the generating
source to a treatment plant.
Significant Effect - A beneficial or detrimental impact on the environment. Ma)' include,
but is not limited to, significant changes in an area's air, water, and land resources.
Site - A parcel of land used or intended for one use or a group of uses and having frontage
on a public or an approved private street. A lot.
CI'FY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
16 SEPTEMBER 2000
Site Plan - The development plan for one or more lots on which is shown the existing and
proposed conditions of the lot including: topography, vegetation, drainage, floodplains,
marshes and waterways; open spaces, walkways, means of ingress and egress, utility
services, landscaping, structures and signs, lighting, and screening devices; any other
information that reasonably may be required in order that an informed decision can be made
by the approving authority.
Slope - Land gradient described as the vertical rise divided by the horizontal run, and ex-
pressed in percent.
Soil - The unconsolidated material on the immediate surface of the earth created by natural
forces that sen, es as natural medium for growing land plants.
Solar Access - A property owner's fight to have the sunlight shine on his/her land.
Solid Waste - Unwanted or discarded material, including garbage with insufficient liquid
content to be free flowing, generally disposed of in land fills or incinerated.
Special District - A district created by act, petition or vote of the residents for a specific
purpose with the power to levy taxes.
Special Needs Groups - Those segrnents of the population which have a more difficult time
finding decent affordable housing due to special circumstances. Under State planning law,
these special needs groups consist ofthe elderly, handicapped, large families, female-headed
households, farmworkers and the homeless.
Specific Plan - Under Article 8 of the Government Code (Section 65450 et seq), a legal tool
for detailed design and implementation ora defined portion of the area covered by a General
Plan. A specific plan may include all detailed regulations, conditions, programs, and/or
proposed legislation which may be necessary or convenient for the systematic implementa-
tion of any General Plan element(s).
Sphere of Influence - The probable ultimate physical boundaries and sen, ice area of a local
agency (city or district) as determined by the Local Agency Formation Commission (LAFCo)
of the County.
Standard Metropolitan Statistical Area (SMSA) - A county or group of contiguous
counties which contains at least one city of 50,000 inhabitants or more, or twin cities of a
combined population of at least 50,000.
Standards - (1) A rule or measure establishing a level of quality or quantity that must be
complied with or satisfied. The State Government Code (Section 65302) requires that
general plans spell out the objectives, principles, "standards," and proposals of the general
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
17
GLOSSARY
SEPTEMBER 2000
plan. Examples of standards might include the number of acres of park land per 1,000
population that the community will attempt to acquire and improve. (2) Requirements in a
zoning ordinance that govern building and development as distinguished from use
restrictions; for example, site-design regulations such as lot area, height limit, frontage,
landscaping, and floor area ratio.
Stationary Source - A non-mobile emitter of pollution.
Structure - Anything constructed or erected which requires location on the wound
(excluding swimming pools, fences, and walls used as fences).
Subdivision - The division ora lot, tract or parcel of land that is the subject ofan application
for subdivision.
Subdivision Map Act - Division 2 (Sections 66410 et seq) of the California Government
code, this act vests in local legislative bodies the regulation and control of the design and
improvement ofsubdMsions, including the requirement for tentative and final maps. (See
"Subdivision.")
Subsidence - The sudden sinking or gradual downward settling and compaction of soil and
other surface material with little or no horizontal motion. Subsidence may be caused by a
variety of human and natural activity, including earthquakes.
Subsidize - To assist by payment of a sum of money or by thc granting of terms or favors
that reduce the need for monetary expenditures. Housing subsidies may take the forms of
mortgage interest deductions or tax credits from federal and/or state income taxes, sale or
lease at less than market value of land to be used for the construction of housing, payments
to supplement a minimum affordable rent, and the like.
Substantial - Considerable in importance, value, degree, or amount.
Survey - The process of precisely ascertaining the area, dimensions and location of a piece
of land.
Topography - Configuration of a surface, including its relief and the position of natural and
man-made features.
Transit - The conveyance of persons or goods from one place to another by means of a local,
public transportation system.
Transportation Demand Management (TDM) - A strategy for reducing demand on the
road system by reducing the number of vehicles using the roadways and/or increasing the
number of persons per vehicle. TDM attempts to reduce the number of persons who drive
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
GLOSSARY
18 SEPTEMBER 2000
alone on the roadway during the commute period and to increase the number in carpools,
vanpools, buses and trains, walking, and biking. TDM can be an element of TSM (see
below').
Transportation Systems Management (TSM)- Individual actions or comprehensive plans
to reduce the number ofvehicular trips generated by or attracted to new or existing develop-
ment. TSM measures attempt to reduce the number of vehicle trips by increasing bicycle or
pedestrian trips or by expanding the use of bus, transit, carpool, vanpool, or other high occu-
pancy vehicles.
Trip - A one-way journey that proceeds from an origin to a destination via a single mode of
transportation; the smallest unit of movement considered in transportation studies. Each trip
has one "production end," (or origin--often from home, but not always), and one "attraction
end," (destination).
Uniform Building Code (UBC) - A national, standard building code which sets forth
minimum standards for construction.
Units At-Risk of Conversion - Housing units that are currently restricted to low-income
housing use and will become unrestricted and possibly be lost as Iow-income housing.
VMT - Vehicle Miles Traveled.
Water Course - Any natural or artificial stream, river, creek, ditch, channel, canal, conduit,
culvert, drain, waterway, gully, ravine or wash in which water flows in a definite channel,
bed and banks, and includes any area adjacent thereto subject to inundation by reason of
overflow or flood water.
Wetland - An area that is inundated or saturated by surface water or groundwater at a
frequency and duration sufficient to support a prevalence of vegetation typically adapted for
life in saturated soil conditions, commonly known as hydrophytic vegetation.
Zoning - A police power measure, enacted primarily by units of local government, in which
the community is divided into districts or zones within which permitted and special uses are
established as are regulations goveming lot size, building bulk, placement, and other
development standards. Requirements vary from district to district, but they must be uniform
within the same district. The zoning ordinance consists ora map and text.
Zoning District - A geographical area of a city zoned with uniform regulations and require-
ments.
Zoning Map - The officially adopted zoning map of the city specifying the location of
zoning districts within all geographic areas of the city.
CITY OF TUSTIN
DRAFT GENERAL PLAN AMENDMENT
19
GLOSSARY
SEPTEMBER 2000