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271
RESOLUTION NO. 2632
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, CALIFORNIA, RECOMMENDING APPROVAL TO THE
CITY COUNCIL OF EAST TUSTIN SPECIFIC PLAN AMENDMENT
88-01, PROPOSED AMENDMENTS TO THE SPECIFIC PLAN LAND
USE PLAN FOR PROPERTY GENERALLY LOCATED IN SECTOR 7
AND 11 OF THE EAST TUSTIN SPECIFIC PLAN AND NARRATIVE
TEXTURAL AMENDMENTS TO THE SPECIFIC PLAN.
The Planning Commission of the City of Tustin does hereby resolve as
follows'
I. The Planning Commission finds and determines as follows'
A. Section 3.14 of the East Tustin Specific Plan provides that
amendments to the East Tustin Specific Plan shall be initiated
and processed in the same manner set forth by the City Code for
amending the City Zoning Ordinance.
B. That a proper application has been filed by the Irvine Company
for the purpose of making certain Specific Plan Land Use Plan
amendments on certain property generally located in Sector 7 and
11 of the East Tustin Specific Plan. The portion of the project
site located in Sector 7 is northwest of the intersection of
Irvine Boulevard and Jamboree Road. The portion of the project
site within Sector 11 is bounded by Irvine Boulevard on the
north, Myford Road on the east, Heritage Way on the south and
Tustin Ranch Road on the west. In addition to proposed Land Use
Plan amendments, narrative amendments are al so proposed to
establish textual consistency in the Plan with the proposed map
amendments.
C. A public hearing before the Planning Commission was duly
noticed, called and held on June 12, 1989.
D. The East Tustin Specific Plan has been reviewed in accordance
with the California Environmental Quality Act and Addendum 89-01
to East Tustin Specific Plan EIR 85-02 has been prepared.
E. The proposed East Tustin Specific Plan Amendments is in the best
interest of the public heal th, safety, and welfare and would be
compatible with the existing and surrounding uses.
F. The proposed East Tustin Specific Plan Amendments will establish
consistency with General Plan Amendment 89-02(c) and Zone Change
88-02.
II. The Planning Commission hereby recommends approval to the City
Council of East Tustin Specific Plan Amendment 88-01. Textual
amendments are shown on Exhibit A and map amendments are shown on
1
3
4
8
9
11
12
13
14
15
17
~3
24
~7
Resolution No. 2632
Page two
Exhibit B and can be more specifically described as follows-
Ao
Change to easterly 10 acre portion of the former high school
site located at Irvine Boulevard and New Myford Road in Sector
11 of the East Tustin Specific Plan from a High School {HS)
designation to a Medium High Density (MH) designation;
B.
Change the 16 acre Community Park (CP} designation in Sector 11
to the High School {HS) designation; and
Ce
Change the designation of a former 20 acre site located adjacent
to Jamboree Road north of future Keller Drive in Sector 7 from
Medium High Residential (MH) to Community Park (CP).
Secretary
PASSED AND ADOPTED at a regul~.r meeting of the Tustin Planning Commission,
held on the 12th day of June, 1989.
EXHIBIT A
TO
RESOLUTION NO. 2632
TEXT MODIFICATIONS
Ta bi e 2.1
Statistical Summary.
Land Use Designation
Acreage
Residential
Estate (up to 2 du/ac)
Low (up to 5 du/ac)
Medium Low {up to 10 du/ac)
Medium {up to 18 du/ac}
Medium-High (up to 25 du/ac)
415
287
50
222
Open Space
Public Neighborhood Parks*
Community Parks
Golf Course
)7~
15o
Commerci al/Busi ness
Neighborhood Commerci al
General Commerci al
Mi xed Use
10
31
121
Institutional
Elementary Schools*
Intermedi ate School s
High School
58
15
4O
Other Uses
Roads (arterial and major only**)
101
* Certain park and school site acreages have not been
establ i shed. Such acreage wi 11 be taken from
residential land use area.
** Acreage for all roads other than arterial and major
roads, has been included in the acreage for the
surrounding land uses.
Residential Land Use: The Land use Plan designates five residential categories,
each of which has maximum density. Residential densities are controlled in all
of the following: land use areas, sectors and the Specific Plan Area.
For any residential subdivision map the maximum density range cannot be exceeded
for a particular land use area. Lower densities will be permitted in any area.
The boundaries and acreage of the land use areas shown on the Land Use Plan are
approximate and will be precisely determined in the future when subdivision Maps
are reviewed.
The land use areas described within each sector are subject to the policies
specific to a given sector. These policies are outlined in Section 2.14.
2-2
The total number of dwelling units for the overall Specific Plan Area may not
exceed 7,950 units. However, if the total allowable units in Tentative Tract
Map No. 12345 are not constructed, the unbuilt units may be transferred to the
Specific Plan Area in accordance with the provisions of the following
paragraphs.
The total number of dwelling units in each Sector may not exceed the figures
specified Table 2.4. If a sector is developed with less than the maximum number
of units permitted within the sector, then a transfer of units will be permitted
from sector to sector within the Specific Plan Area. These transfers will be
closely monitored. When proposing unit transfers, compatibility with adajacent
land use areas must be considered. Specific requirements for allowing unit
transfers and maximum unit increases in Sectors are outlined in the Development
Standards in Section 3.0. Also, in Section 3.0 there are more definitive
standards for development of each residential density category.
Mixed Use Designation: The Land Use Plan designates 121 acres in the southeast
corner of the site, in Sector 12 between Bryan Avenue and the I-5 Freeway, as a
mixed use area. A 70-acre commercial center and hotel/motel will be developed
in this area. Additional commercial uses or office and research and development
uses may also be developed within this area. The Mixed Use designation permits
flexibility for location and configuration of these uses. It also creates the
opportunity for development to respond to future changes in economic and market
forces. The Development Standards for the Mixed Use Area are defined in Section
3.0.
Non-Residential Land Uses: The Land use Plan (LUP) includes a number of non-
residential uses such as: (1) Schools, (2) Parks, (3) Open Space and Recreation
Facilities, and (4) Commercial Land Use designations. These are summarized in
the fol 1 owing table:
Table 2.2
Land Uses Integral Io the LUP
Institutional Use
Quantity
Approximate
Total Acreage
Intermediate School I 15
High School 1 40
Community Park 3 )7 41
Golf Course 1 15-6
Commercial/Business Use
General Commerci al
Neighborhood Commerci al
31
10
2-3
Table 2.3
Land Uses Anticipated in LUP
Institutional Use
Quantity
Approximate
Total Acreage
Elementary School
Public Neighborhood Parks
Private Neighborhood Parks
3-6
~:3'
Vari es *
8-10
3-4 *
Vari es *
* The exact number, location and size of private
neighborhood parks will be established with subdi-
vision maps.
One high school site is reserved along Irvine Boulevard and one junior high
school site is designated for the area along Peters Canyon Wash in Sector 2.
Five elementary school sites are to be distributed throughout the Specific Plan
area, and one elementary school has been sited with an adjacent neighborhood
park, which encompasses the redwood/cedar stand situated on Sector 3. Four
other neighborhood parks are generally located in various sectors of the Plan.
Three ($} community parks are more specifically located; they include an eight-
acre site near the junior high school, a )~ 20-acre site, and a 13-acre site
incorporating a knoll situated south of Portola Parkway.
Elementary and Intermediate schools and public neighborhood parks are
symbolically illustrated on the Land Use Plan. The specific sizes, location and
numbers of these facilities will be determined in accordance with the provision
of Subsection 2.8.
2.2 Circulation
The Circulation Plan, Exhibit D, illustrates the backbone vehicular circulation
system for the Specific Plan area. This section describes the existing and
planned arterial highway circulation system for the East Tustin Specific Plan.
Established Arterial Highway Alignments
Street
City of Tustin
Classification
County of Orange
Classification
Irvine Boulevard Major Major
Bryan Avenue Primary Primary
Portola Parkway - Major*
Santa Ana Freeway Freeway Freeway
Browning Avenue Secondary Secondary
Future Road Major* Major or Primary*
Myford Road Major* -
Weir Canyon Road - Primary
Eastern Transportation Corridor - Freeway*
E1 Camino Real Secondary -
* Conceptual ly Proposed
2-4
i
SECTOR
Subtotal
SECTOR 2
Subtotal
SECTOR 3
Subtotal
SECTOR 4
Subtotal
SECTOR 5
Subtotal
SECTOR 6
Acreage
125
125
74
101
50
13
o 10 **
15 **
8 **
271
6
08**
03**
17
118
118
98
18
116
31
..
Table 2.4
East Tustin Statistical Analysis
Maximum
Land Use Density
* Total
A11 owabl e
Units
Estate Density Residential
2.0 du/ac
188
Estate Density Residential 2 du/ac
Low Density Residential 5 du/ac
Medium Low Density Residential 10 du/ac
Medium Density Residential 18 du/ac
E1 ementary School
Junior High School
Community Park
1,010 +
Low Density Residential
Elementary School
Neighborhood Park
5 du/ac
68 +
Estate Density Residential
!
2 du/ac
177
Estate Density Residential
Low Density Residential
2 du/ac
5 du/ac
219
General Commercial
Subtotal
SECTOR 7
31
I25 111
132
o 10 **
I3 33 **
150
Medium Density Residential 18 du/ac
Medium High Density Residential 25 du/ac
Elementary School
Community Park
Golf Course
Subtotal
SECTOR 8
Subtotal
436
77
26
o 10 **
o 4 **
,,
117
Low Density Residential
Medium Density Residential
E1 ementary School
Neighborhood Park
2-24
4 du/ac
18 du/ac
3,605 +
349
233
582 +
SECTOR 9
Acreage
39
Table 2.4 (Cont'd)
Land Use
Maximum
Density
* Total
A11 owabl e
Units
Low Density Residential
5 du/ac
Subtotal
SECTOR 10
39
46
15
o 10 **
Low Density Residential
Medium Density Residential
Elementary School
5 du/ac
18 du/ac
156
Subtotal
SECTOR 11
Subtotal
SECTOR 12
71
57
~6 56
4O
o 10 **
o 4 **
10
177
Medium Density Residential 18 du/ac
Medium High Density Residential 25 du/ac
High School
E1 ementary School
Neighborhood Park
Neighborhood Commercial
405 +
121 Mixed Use
1,540 +
Subtotal
121 7,950 ***
Total allowable number of permitted units within a given sector may be
increased if a sector unit transfer occurs as described in Subsection
2.1.
** The precise acreage and locations of private and public neighborhood
parks, elementary schools and intermediate schools will be determined as
part of the review of the Sector Subdivision Maps as identified under
Review Procedure Subsection 1.5 and consistent with policies established
in Subsections 2.9 and 2.10 of the Specific Plan.
*** If the maximum allowable units in Tentative Tract Map No. 12345 are not
constructed, the unconstructed units may be transferred to the Specific
P1 an area.
This acreage figure is an estimated allocation for this land use. If it
changes, other land use acreage allocations in the sector may change.
However, the total allowable units for the sector will remain the same.
Total Allowable Units assumes that if a school and/or a park currently
designated for this sector are not built in this sector and that the
acreage goes into residential use. If these facilities are constructed,
the land use area density limitation may preclude construction of the
total allowable sector units and such unbuilt units would be transferred
to another sector.
2-25
Sector 7
This is the largest of the 12 sectors in
terms of acreage. The site is virtually
flat and encompasses 436 acres. It is
situated along the eastern boundary of the
site and is bounded by Portola Parkway on
the north, Myford Road on the east, the
Future Road on the west, and Irvine
.Boulevard on the south.
The site includes a hillside knoll located
south of Portola Parkway, a visually
prominent landform feature which contrasts
wi th the fl at topography within the rest
of the Sector. Eucalyptus windrows occur
along Peters Canyon Wash and in the
easterly portion of the Sector.
This area is planned to encompass a
variety of residential densities to be
developed around an 18-hole privately
owned and operated golf course which is to
be open for public play.
Residential uses including medium and
medium high densities are planned for this
Sector. Densities generally decrease from
east to west wi th the medium-high areas
located along Myford Road.
Also planned for this area is an elementary school which has not been
precisely located at this time, however, it is currently allocated for the
southwest quadrant of this sector. The precise location and size of this
school shall be determined as per Subsection 2.10 of this Specific Plan. A
regional riding/hiking trail, and bikeway are planned in accordance with
County Master Plans (Class I). The trail may be located away from Peters
Canyon Wash in order to avoid conflicts with the golf course. The trail
location in Sector 7 shown on the Land Use Plan (Exhibit C) following along
arterial highways is conceptual and may be adjusted to meet specific site
conditions and to ensure trail continuation in the adjoining City of Irvine.
A neighborhood park has also been generally allocated for this same
quadrant. The size and location of this park will be precisely determined
as per Subsection 2.8. Finally, a 13-acre community park has been precisely
located to encompass the knoll at the northern most end of the sector. /In
,,
additional 20 acre community park will be provided near the southeast corner of the sector.
The following policies apply to Sector 7.-
A. The maximum number of dwelling units permitted within this sector are as
shown in Table 2.4.
B. The golf course as shown on the Land Use Plan illustrates a conceptual
boundary. The precise edges of the golf course may vary as long as the
2-37
area of the other residential land uses remain generally consistent with
the Statistical Summary and that the relative location of residential
land use are consistent with Exhibit C.
There may be an adjustment of increased acreage from the minimum acreage
of 150 to the golf course from that shown on the statistical summary.
Any adjustment, however, shall be at the discretion of the landowner,
and can encroach on the residential land use parcels within this sector.
Such an adjustment would change acreages within those land use parcels,
however, the total maximum number of units allowed within the sector
will not be exceeded.
The golf course provides a strong visual image within the sector as well
as the whole community and visibility shall be provided from the
arterial roadways, therefore the golf course shall directly front on
Myford Road, and Irvine Boulevard, and shall have at least two frontages
on the Future Road. A minimum of 250-feet of lineal frontage shall be
provided at each of these points.
Incorporation of existing eucalyptus windrows shall be considered within
the golf course.
C. In addition to the specific submittal requirements for the Subdivision
Map of this sector, refer to Section 1.5, a conceptual landscape plan
for arterial roadways adjoining this Sector shall also be submitted with
the Subdivision Map for approval by the Director of Community
Development, refer to Section 2.12 Implementation, for specific
requi rments.
D. A community park shall be located along the edge south of Portola
Parkway and shall include the north side of the knoll located south of
this road. Development policies related to this knoll are established
in Section 2.13, Hillside District Guidelines, Landform Modification.
An additional 20 acre Community Park shall be provided adjacent to .lamboree Road and
nonth of lrvine Boulevarct
E. Where feasible and consistent with flood control requirements, the
treatment of Peters Canyon Wash (Exhibit L) should retain a natural
appearance by (1) minimizing concrete channelization such as vertical
walls and concrete channel or trapezoidal soil cement; (2) retaining or
replanting indigenous vegetation along the drainage course, and/or
(3) locating the drainage course within open space areas.
2-38
Sector
This sector consists of approximately
183 acres. It is bounded by the Future
Road al ignment on the west, Irvine
Boulevard on the north, Myford Road on the
east, and Bryan Avenue on the south.
Several land uses are proposed within this
sector. The residential uses include
medium density which is to be located in
the southwest quadrant of the sector.
Medium high residential development is to
be situated along the eastern boundary of
the site encompassing the entire area
between Bryan Avenue and Irvine Boulevard.
A 40-acre site has been designated for a
high school just south of Irvine
Boulevard. This will be centrally located
to both Myford and the Future Road
extension.
~T%~ ~(~j[~(~i% %~ %)i~ )i~T~)t ~)i~). At the
northeast corner of the sector, a lO-acre
neighborhood commercial site has been
planned at the intersection of Irvine
Boulevard and Myford Road, an important
entry point into the City from the east.
An elementary school has been generally
located between the medium and medium high
residential development. The precise sizes and location of schools shall be
determined as described in Subsection 2.10 of this Specific Plan. A
neighborhood park has been generally located in the area of the medium
residential development. The precise location of this park is to be
determined as described in Subsection 2.8 of this Specific Plan.
The following policies apply to Sector 11:
A. The maximum number of residential units permitted in this sector are as
shown on Table 2.4.
B. In addition to the specific submittal requirements for the Subdivision
Map of this Sector, refer to Section 1.5, a conceptual landscape plan
for arterial roadways within this Sector shall also be submitted with
the Subdivision Map for approval by the Director of Community
Development, refer to Section 2.12, Implementation for specific
requirements.
2-43
__CP). A buffer for the E1 Modena channel shall be provided. The methods for
buffering shall include, but not be limited to fencing and landscaping.
2-44
Acreage
,,
F ' qT TUSTIN STATISTICAL ANALYSI~
* Total
Maxi mum A11 owab 1 e
Land Use Density Units
SECTOR 1
125
Estate Density Residential
2.0 du/ac
Subtotal
SECTOR 2
Subtotal
SECTOR 3
, ,
Subtotal
SECTOR 4
, ,
Subtotal
SECTOR 5
Subtotal
SECTOR 6
,
Subtotal
SECTOR 7
Subtotal
SECTOR 8
Subtotal
125
188
74
101
50
13
o 10 **
15 **
8 **
271
Estate Density Residential 2 du/ac
Low Density Residential 5 du/ac
Medium Low Density Residential 10 du/ac
Medium Density Residential 18 du/ac
Elementary School
Junior High School
Community Park
1,010 +
6
o 8 **
o 3 **
17
Low Density Residential
E1 ementary School
Neighborhood Park
5 du/ac
68 +
118
118
Estate Density Residential
2 du/ac
177
98
18
Estate Density Residential
Low Density Residential
116
31
31
2 du/ac
5 du/ac
219
General Commercial
,
I29111
132
10 **
33 **
150
Medium Density Residential 18 du/ac
Medium High Density Residential 25 du/ac
Elementary School
Community Park
Golf Course
436
3,605 +
77
26
o 10 **
o 4 **
117
Low Density Residential
Medium Density Residential
E1 ementary School
Neighborhood Park
,
3-13
4 du/ac
18 du/ac
349
233
582 +
SECTOR 9
,FAST TusTiN STATISTICAL 3aNALYSIS (C,--i'd)
Acreage
Land Use
Maximum
Density
* Total
A11 owabl e
Units
39
Low Density Residential
5 du/ac
Subtotal
SECTOR 10
39
46
15
o 10 **
Low Density Residential
Medium Density Residential
Elementary School
5 du/ac
18 du/ac
156
Subtotal
SECTOR 11
71
57
40
o 10 **
o 4 **
10
Medium Density Residential 18 du/ac
Medium High Density Residential 25 du/ac
High School
E1 ementary School
Neighborhood Park
Neighborhood Commercial
405 +
Subtotal I~3 177
1,540 +
SECTOR 12
Subtotal
121
121
Mixed Use
7,950 ***
Total allowable number of permitted units within a given sector may be
increased if a sector unit transfer occurs as described in Subsection
2.1.
** The precise acreage and locations of private and public neighborhood
parks, elementary schools and intermediate schools will be determined as
part of the review of the Sector Subdivision Maps as identified under
Review Procedure Subsection 1.5 and consistent with policies established
in Subsections 2.9 and 2.10 of the Specific Plan.
*** If the maximum allowable units in Tentative Tract Map No. 12345 are not
constructed, the unconstructed units may be transferred to the Specific
Plan area.
This acreage figure is an estimated allocation for this land use. If it
changes, other land use acreage allocations in the sector may change.
However, the total allowable units for the sector will remain the same.
Total Allowable Units assumes that if a school and/or a park currently
designated for this sector are not built in this sector and that the
acreage goes into residential use. If these facilities are constructed,
the land use area density limitation may preclude construction of the
total allowable sector units and such unbuilt units would be transferred
to another sector.
3-14
CF
C. Zoos or nature centers with live animals in conjunction
with a public park site.
D. Hospitals outside the Browning Aircraft Approach and
departure corridor for MCAS Tustin.
E. Commercial recreational centers located on public
park and school sites.
F. Residential uses - compliance with Residential Regulations
detailed in Section 3.6.1 through 3.6.4 (medium densi,~. )
C
G. Temporary uses - shall be regulated pursuant to the applicable section of
the city municipal code.
H. Unlisted uses - those uses not specifically listed in this Section 3.9.2
are subject to Community Development Department determination to be either
permitted, conditional or prohibited uses pursuant to the objectives of
this zoning regulatory document and the purposes of the individual land
use category. Decisions of the Community Development Department may be
appealed to the City Planning Commission.
3.9.3 Site Development Standards
A. Building site area: no minimum requirements.
B. Building Height limit: 35 feet unless Community Facil.ity Land use is
located totally within a land use area allowing greater building height,
in which case the greater height limit shall be allowed.
C. Building setbacks: same setbacks allowed for the land use area in which
Community Facility Use is located. For uses not located entirely within
one land use area, the most restrictive setback standard for any adjoining
area shall prevail.
D. Landscaping: a minimum of fifteen (15) percent of the building site area
shall be landscaped.
E. Parkinq: compliance with parking regulations detailed in Section 3.10.
F. Signing: compliance with signing regulations detailed in Section 3.11.
G. Lighting: all lighting, exterior and interior shall be designed and
located to confine direct rays and glare to the premises except sports
field lighting which may be allowed subject to a conditional use permit
(Section 3.9.2.A.8).
H. Trash and Storaqe Areas: All storage, including cartons, containers and
trash, shall be shielded from view within a building or area e.l l.,sed by a
masonry wall not less than six (6) feet in height. No such ,,... shall be
located within fifty (50) feet of any residentially designated ~'ea unless
it is fully enclosed.
3-45
RESOLUTION N0.2632
EXHIBIT 'B'
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IqT~RSTAT~ S
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LEGEND
RESIDENTIAL
ESTA?[
LOw DEN?QTY
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INS TITUTION~./RE CRE~TIONAL
COMIdERCIAL/BUSINES$
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Revised
Land Use Plan
EAST TUSTIN SPECIFIC PLAN
City of Tustin 1~
SEE EXHIBIT I-1 / I-lA FOR SITE SPECIFIC DETAIL
EDAW Inc.
REVISED_
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, PENNI FOLEY, the undersigned, hereby certify that I am the Recording
Secretary of the Planning Commission of the City of Tustin, California; that
Resolution No. ~~.2_ was duly passed and adopted at a~r meeting of
the~stin Planning Commission, held on the ~/~*~ day of~ ,
--
PENN! FOLEY /
Recording Secretary