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02 First Street Specific Plan Amendment
AGENDA REPOFT ITEM r� 2 MEETING DATE: OCTOBER 23, 2012 TO: G LANN 1\\90 COMMISSION FROM: SOu�✓IiNIUNITY DEVELOPMENT DEPARTiMEN T SUBJECT: SPECIFIC PLAN AMEI DNIENT 2012 -001 (ORDINANCE 110. 1 ,41 ,4) Ii�ISL7 DIuNG AMENDMENT OF THE CITY OF TUSTIN ZOjNM1\JO NIAP, GENERAL TAN AME'NDNIENT 2012 -001 TO PROVIDE A GENER AIL L UG DA T E TO THE FIRST STREET SPECIFIC PLAuN. V3Ou�/u 1E19�T19: That the Manning Commission adopt Resolution No. 4202, recommending that the Tustin City Council adopt Ordinance No. 1414, approving Specific Man Amendment (SPA) 2012 -001, including amendment of the Tustin Zoning ✓lap; and, approve General IPIan Amendment 2012- 001, incorporating the associated changes to the General !Plan v1ith other minor updates. AFDPR0 SAL ALJ T H0C IT7- California Government Code Sections 65453 and 6535- 2Whorizes the Manning Commission to male a recommendation to the Tustin City Council on the proposed Specific Plan Amendment and General Plan Amendment. SACM071RND 9�'\D AiN10 i1- 01zC"L9K'5I)�I: The First Street Specific Man (Specific Flan 10) was completed in Tess than four months and adopted by the Tustin aty Council on December 2, 1985. The Specific Man affects properties on both sides of First Street from Ne�jAvPort Avenue to State Rowe 55 (Costa Mesa) Freeway. The current First Street Specific Man may bs vimwed at: http: / /www.tustinea.org/ departments / commdev /index.html #planningZoning The First Street Specific Man Ailvas envisioned to be a 15 -year document, and was intended to address City Council concerns at that time regarding an intrusion of residential and office uses 66 A �1MMQI lu any erosiOn Of C�.7rr McMal potenUaF for lull Jat �,ajas then considered one of the most important commercial corridors in the Duty. The Specific PIan also ensured that future commercial devaeopment valas sensitive to adjacent residential neighborhoods, established consistent quality of davelopment design standards but vithout a uniform architectural theme or style, and provided for development of office and retail uses but in site-specific locations intended to support balanced development of both uses aiong the corridor. Tustin has continued to expand and de'velop and several ne1jAj commercial centers and Corridors have gained prominence since 1985, including the Tustin Market Mace in East Tustin and The Planning Cornmr ssior Rsport October 23, 2012 First Street Specific Plar Page 2 District at Tustin Legacy. Property owners, Mai estate professionals, members o'ii the Planning Commission and staff hate expressed a concern that the First Street Specific Plan is outdated, but a Comprehensive update vias not pursued due to budget constraints. HoAjkiever, the Planning Commission and staff determined that there are measures and updates that should be pursued using in -house resources. Consequentiy, staff has prepared the subject amendment to the First Street Specific Plan, including associated Tustin Zoning Map changes and General 171lan Amendment. The planning Commission held public �,Arorkshops on the First Street Specific Plan on January 25 and N12rch 22, 2011. On September 15, 2011, Community Development Department staff held a Community VNorkshop 1,?✓dth of ected property mAiners and other interested parties. The purpose of all three workshops �,,\jas to identify and discuss First Street Specific Plan document strengths and �jAjeaknessss 1jkjith the intent of identifying necessary revisions that might be needed. A significant amount of background information was provided to the planning Commission and the public at `these �L�jorkshops �a�hich is summarised in Attachment 2. In `the months follovving these lworkshops, stain concentrated significant effor tovrard making the necessary Specific ;Flan text and zoning boundary modifications needed to update the document and address the vkjeaknesses that 'WSM knolilin `to staff and also identified by the Commission and public during the VMTkshops. Can September 25, 2012, the (Planning Commission held an additional public 1,ajorkshop ) here staff presented the proposed amendment of the First Street Specific Plan. At that time, the Planning Commission directed that all discretionary actions needed to implement the proposed amendment of the First Street Specific elan be presented) for formal action at their meeting of October 23, 2012. A discussion of each necessary discretionary action follovis: RROFDS[1=--10 SpzcDl711C FLAL m �ANTENDkVi-i M a �5PA 2ON2 01 Specific Plan Amendment (SPA) 2012 -001 is proposed as a general update of the First Street Specific Plan. This section outlines the proposed revisions that are included in SPA 2012 -001. Allow expansion c nonconforming single residences until adaptive reuse%onversion to commercial use; err3c7, 7eim ©ve � yUa residential developmentz from the First StrW Specific Plan, 79 s©!,ng t�o heir original residential ;�vning designation - Several historic single family structures exist within the westerly portion of First Street. In addition, several lame apartment and condominium projects exist within the Specific Plan area. The First - - Street Specific Plan Currently allows commercial uses only and does not permit residential uses, nor does it provide development regulations (setbacks, parsing standards, etc.) for existing residential uses. As a result, all legally constructed residential uses within the First Street Specific Plan are considered nonconforming. It is the intent of the City's zoning regulations that legal �illl ' �r ilII 'Iii"r nonconforming residential uses will be eventually replaced with conforming commercial uses sometime in the future. PI2nning Commission Report' October 23, 2012 First Street Specific Plan Page 3 Reason;Findlings: Single Family Strictures: Thirteen single family residential structures are located] vnithin the 1ivssterly end of the First Street Specific Plan (five of vihich have been convsNad to commercial use). V kjaIve of these structures are listed] as historic resources within the City's Cultural Resources Sumay (2003). One additional residence (320'9. First Street), constructed in 1935, may be eligible for iisting as historically significant but is not currently Iisted in the !cultural Resources Surjey. The quality and condition of these structures varies from maintained to substandard. Some are visibly deteriorating. Specific Plan Amenclment 2012 -001 Y"lould perm]] axisting nonconforming single family residential uses to be expandec ising the same 81101wances proyiclad7 for historic homes local8d Yvithin the Cultural Resources District. Historic residences contribute to the existing small toyyn, residential architectural built environment that currently exists along the �ivesteriy end of First Street, linking First Street to the immediately adjacent OId J mi'm Tustin. Dpiners of a historic nonconforming residence are currently prohibited from adding an additional bedroom or bathroom �,ljhich encourages ad?aptil"/e commerciai reuse but discourages residential pride of mikinership, rainvastment, upkeep and improvement of these structures, possibly to the detriment of the First Street streotscape and the community as a � ]Ajhole. Historic homes on small lots with little space for on -site paring makes them economically unattractive for conversion to commercial use vAthout lot consolidation �jA9ith neighboring properties. In the past, market forces have not pursued lot consolidation along First Street. Reinvestment into hisforic homes supports the City's interest in historic preservation. Reinvestment into First Street supports the community's interest in making First Street an attractive ,place to iiti�e, shop and �,,,NJork. � IIL71ti -famil residential strut pares: Large -- -- apartment and condominium residential davelopmen,t aiong First Street in the le-70s and 1980s may have contributed to the !City Council's 1985 adoption of the First Street Specific Plan to prevent further "(erosion of the � commercial potential." The adoption of the Specific Plan earmarked large residential , oses for eventual replacement �,Ajith commercial uses. There are no residential development regulations for residential uses in the Specific Plan area that viould allow minor building improvements to these units. Specific Plan Amendment 2092 -001 removes large apartment an�7 con�ominiaam tom, lexes from the First Street Specific Plan and restores their on �inal residential zonin_q and conforminq status. Planning Comma scion Report October 23, 2012 First Street Specific Sian Page 4 III i eason/Findings: ° Since 1935, the City has developed and greatly expanded its capacity for commercial dews opmsnt. There is no immediate commercial market impetus to eliminate large residential complexes located along First Street. Given the economic lii ospan of a large apartment or condominium complex, it viould appear unlikely that conversion of these ;properties to commercial use 1,,kjould occur in a reasonable timsframe. urge residential uses predate many commercial rises along First Street. instead of complaints and conflict, staff has �j,�iitnesssd a positive, symbiotic synergy that appears to exist between First Street residents and First Street businesses. FI The current nonconforming status diminishes residential property vaiues, and complicates resale, refinancing, and reconstruction (folloviing a disaster such as a fire, etc.). s�,7777i Vh- S�LTyys SU naa- 56on ATsas - The First Street Specific Man encouraged the expansion of the City's primary commercial corridors into the surrounding neighborhoods. The First Street Specific Plan's Expansion Areas identified commercial and residential properties some m old To?iajn Tustin) �iajhere the boundaries of the Plan might someday expand (see gray - shaded properties in fi Expansion Area has no zoning authority or reguiate the properties predetermined their eventual absorption into the commercial distri a�a�� aJaa6�ua1a�6���ree-- zae�r� ` 6expansion areas„ First Street Specific ,Dure above. The in any manner, but ct. SRA 2012 -001 Reason/Findings: 0 Nlany Expansion Area properties contain historic residences than contribute to the existing small to�,Nn, built environment that currently exists along the westerly end of First Street, iinking First Street to the immediately adjacent Old a ovin Tustin. The existence of an Expansion Area incorrectly presumes that the Planning Commission and City Council Ajuouid support expansion of the First street Specific Plan into adjoining neighborhoods. Any dsveloper initiated proposal to rezone an Expansion Area property to First Street Specific Man would be subject to a public hearing, j+jith ob�ecdvs consideration of facts and environmental analysis, before a decision on the application's merits Aillouid be reached by the Manning Commission and City Council. Due to changes in the market, she availability of alternative Tustin retail centers, and the lack of free��ay access to First Street, there is no need to encourage Planning Commission Ripon. October 23, 2012 First Street Specific Plan Wage 5 w expansion of true First &''set Specific Plan area 'to support large, urban commercial development. © o rW N 8,7zl 0MCO 17Z(- -Z (P--T Devalopmens of retail and office 11primar)" wsrS respectlVely zoned to onsure thhat an adequate supply of locations lvvould be ensured for each respective use. The approach resulted in a hop - scotch pattern of parcels (at rigout), e,,vhare office ruses �iljere almost exclusively encouraged NAjhils adjoining lots encouraged mostly retail uses. in addition, as previousiy noted, the built envuronmenI and in ansity of use o., is,�ing along the entire length of First Street is not homogenous. The vuesterly end of First Stress has a residential buiR environment a,Ath a loNiv— intensity neighborhood commercial flavor, �vivhile "�ha easterly end of First Street is developed luajith much more urban commercial re'sail and office centers. S A 2012 -001 proposes to standardize zo,niruc7 ;boundaries enabling listed retail service an, d1o,r office uses to he located anywhere within the commercial district as the market dictates Howenver to Protect and preserve the less intensively developed westerly end of First Street fiscassed above). SPA 2012 -001 would establish a Neighborhood Comme cial sub- district, and a more intensive Commercial sub - district that will apply, to the much more uTnban, commercial uses and intensity of use along the easterly portion of First Street shown below). xra Mica '{ Subarea 9 — Neighborhood Commercial" Pianning Commission Report October 23, 2012 First Street Specific Plan Page 6 I ----- J - - - - -- Reason /Findings: -- �jl — - -- - -- --- Subareas 2 and 3 – `Commercial" o First Street property owners and prospective businesses have been discouraged by the current restrictions preventing a use Ti.e. a book store) from locating to one property but encouraged on a neighboring property. [Due to changes in the rnarket, the availability of alternative Tustin retail and office centers, and the lack of freevjvay access to first Street, the First Street Specific Man should be made flexible, to support a Njariety of re'tai% service or office market demands. O Large, urban commercial uses (Kohls, Vons, etc.) �,Ajould appear to be compatible �jajith the easterly and of first Street but could be disrup`tiva to the less intense buoys environment existing along the 1 ,/ /kjesterly and of first Street. O A mix of retail, service and office uses is the method of land use regulation utilized in every other commercial zoning district in the pity, and v��ould be preferred to restricting such uses to only specific lots along first Street. 4. Mz� auto repair as n conditionally jazz) - There are a number of auto - oriented businesses currently located along First Street. Tire stores, fast food, service stations, motels, a post office, and auto repair mechanics have operated on first Street without significant incident since before the 1985 adoption of the first Street Specific Plan. i- Imiliever, adoption of the First Street Specific Plan prohibited auto repair, narking them as nonconforming uses ever since. SPA 2012 -001 would allow auto repair to be re -fisted as a conditionally , erm —died usa within ihua more intensive easterly "Commercial" area of First Street. Reason /Findingsl. o Automotive repair is a condjt°ondly perm'it'ted use in the CNN 's C1 "Oning LLJistrict, �s \jhich is a zoning district similar in intensity to the proposed "Commercial" sub - district planned for the easterly portion of the First Street Specific Sian. in spite of the Specific plan prohibition of auto repair, auto repair uses have been resilient and appear to fill a market niche in Tustin 'Tor neighborhood auto seTvices. Pl- lnn�ng Corr missson Report October 23, 2012 Forst Street Specific Plan Page 7 The quality of property impro�jsmants appears to be a problem. However, rednvestment into are e3isting auto repair use is likely discouraged by its nonconforming status, vihich complicates purchase loans or re�Rn2ncmg gnfen ft possibility that the investment could be lost since a nonconforming property damaged over 50 percent may not be rebuilt. Resinvs&s ment into First Street supports the community's interest in making First Street an attracdve place to live, shop and 1jjorl�. 0 Proposals for nel,,,j auto repair businesses would be considered at a noticed public hearing Ajuhere citizens could express support or opposition. When approved, auto repair uses could be conditioned to ensure compatibility with the surrounding neighborhood and to require site improvements such as landscaping. . ' ,ITz1E?ft F-TV' SInO, -3,n U00 uRoopu7c tae o, - As noted previously, the First Street Specific Plan �jA as intended as a 15 year document that is nearly 27 years old and in need of updating. 5FIA 2012 -001 proposes a corpT,— ,h -nSivc Oda a o� the ���ru'� o ffatesd parking T' agulations an, d graphics. Reasons /Findings: The current First Street Specific Plan parking, de�,rolopment and land use regulations may act as a disincandys to locating a nelvki business or retaining an existing business within the FiMt Street Specific Plan and should be updated. or example, the First Street Specific Plan currently requires a restaurant (selnjing no alcohol) to obtain a Condiitdonal Use Permit before locating on First Street. Nlo other Commercial District in the City has such a stringent requirement. Since 1985, the City has adopted numerous updates to its zoning regulations, parsing requirements and other standards that either do not apply to or are not currently reflected in the First Street Specific Plan. As such, the First Street Specific Plan is significantly out of date and should be updated. QnVTO - �,Ajhsn the First Street Specific Plan district boundaries were established in 1985, they did not always follo�jv existing property lines but in some cases divided exisdna nronerties an? - 'In into ammo' o— u— kvn wloono�0IL zoning districts. Before the adoption of the First Street Specific Plan, the .Planned Development residential use depicted at right extended all the to First Street (the area depicted v,idth a red border). The residential condominiums located �A9ithin the nortihady portion of the development ANSre rezoned First Street Specific Plan (commercials d�hile the southerly ,portion remained residentially V fanning Comm�ssoon Rapori October 23, 2012 Frs'L Strse� Specific Plan Pags a a $I a a W Z+- 0 a 1 CL. u u E E E U n LL L o y U P eG V 7 I I I N V C C (x U U N a O p R <, ru � O W r Q 000 R s ti c v C 4 C W E C S 7 [ V � .0 ti C O V lCL '6o Cu p yy E 0 C ti C G i EO d j U a LIB �- �l u C vi vi CL. u u E E E U n LL L o y U P eG V 7 I I I N V C C (x U U N a O p R <, ru � O W r Q 000 R s Ficlnning Commission Report' October 23, 2012 Forst Streat Specu'vic Dian ,imago J ti V O O u 5 O E v E l7 E F 8 e 'w o u° C) u p C ® C l c I I u lu e'Z © c eu.. C ti CL V N � U Ln Ci i v Q c� C i Planning Commission Report October 23, 2012 First Stree'L Specific Plan Page 10 7 zoned. SPA 2012 -001 revises First Street &qg fie Plan Planning Area any Zen in, cL boundaries to eliminate the division of proo.,lies between two zo,nin� �list�icts. S,o&aifio Plan ovals and vision statements have also �JPPn YPV %CPI1I f!D reflect the nrnv�n��r1 ry p alP./�INnJe changes. Also orwosed Tustin Zoning Map changes are proposed as depicted on the preceding a es. Reason/Findings Division of any property bet�jAjesn 'biwo zoning districts causes significant and unnecessary confusion to odjynars, real estate professionals, lenders, and others. The currant nonconforming status of these properties diminishes property values, and complicates rasala, refinancing, and reconstruakn Tfollm,\Jng a disaster such as a fire, etc.). It is good public policy for zone ng districts to be discernable, transparent, and requiring no interpretation or discretion by any official or body. F]7m,7,n qsQ reference z �© hQ Ccommunity - -- ,r ow.c7svelopmer�� p(f -wy - True eastern P..£w portion of the area from "B" Street and Prospect Avenue to Clem,>port Avenue Nwas located in the Tolson Center Redevelopment � � WMEEt Project Area (see yelloAj, ,\9 are �,Aiithun map at Tight). Through the Legislature's adoption of ?i Assembly Bill i\\\9o. 26 (AS 1 25 ) , all I_ I California redevelopment agencies have Hrp been dissolved. SPA 2012 -001 includes revisions to formally shminate or revise all references within the First Street Specific Plan to tbs, Tustin Community Redevelopment Aaency and Redevelopment Proiect Area 8. Eliminns- �&) RrW Street Specific Plan' S �,woc -M system 0 supporting primeTy uz 5 rnrl discouraging secondary uses = The First Street Specific Plan regulates land use using a tvio-,tuared system intended to encourage either retail or oriice uses. The preferred land use is prioritized as the "Primary" use. The First Street Specific Plan incentivizas Primary uses by mai,inq th.- -m the aasuest to get approved by the pity (u.s. expedited plan processing, relaxation of certain zoning regulations to encourage abed commercial use development, atc.. "Secondary" uses are acceptable, but the property mainer must proceed through a more difficult, sbojljer project review process (Le., the Specific Plan requires the referral of all design approvals for Secondary uses to the Planning Commission). Specific Plan Table I (at right) identifies the specific types of uses ,that at the time of original adoption (1985) the City beflevad w2s desirable �PAlhin each block's "Planning T La 1 Subarea 1 Prune, Secondary a]annln0 Unit 1 Commercial Hotat. Planning 2 O£Eiea Uotal• Plannl.9 Unit 3 On" Plenning Unit t A.t.ilcdel Heto11 Cown'1 Uatel• Oef foe• Planning Unit ! 1 P..... Unit t Off ire Commercial Hired Uae•• MI.. P tanning Unit 1 Ple.. inn Unit 8 O££ice Office Ilanniog Unit 9 Pla..I U Unit 30 1- CloHaerelel Planning Un" 11 Cea t.l OtlSce Planning Unit 12 Ottl- Plennl B Ult n 11 Pl... tno Unit 15 Coanmezelal Ottiea Of[lea• Subarea 2 Primary ..—der nlann M gn.. Planning Unit 2 a re 1a1 C —rcial __- Plonnirtn Unit 3 . .... —t Connezcial Plannlrtg Unit a Planning 1Jn12 5 Hotel Commoretal Otti- HesLaucant••• Plenning Unit 8 Plans Sn9 Unit T Commercial Conaotcdal aestaurank••• fi9etaurant Planning Unit a Pl Honing Unit 9 Commercial C plannln9 Un1i 1p PR ""o Unit 11 ;.11al Conaerclal Connote at Subarea 3 Ptlmary Secondary Plenning Unit 1 Reaiaential Otti.. Pl'""" Unit ] Plannf ng Unit 3 ', E t C.— .1.1 Planning Unit 1 C— ...dal ImP'ies lot Sae a pension beyond 'people plan —it, ltic nnQ a rotated ep plan a dnent. Hach a panelan yen ',Pon act th. lie ajta Lrlopi ty of uses ie. u. in Pl..a. Unit jei,ey wake a Uotol Hotel the piL—V nor ' eou mired fee incentt— page 111 -20. "'These propettins hall lye design -.1— by Plenning Commission ngacdlese of Prl—ry Use or Setondary Van. The area shall exhibit a strong pedaatrlan emphasla. 12 -2 -85 111 -3 Planning Com m ssion Report October 23, 2012 First Street Specific Plan Page 11 Unit" designation. Specific Plan Amendment 202 -003 eliminates the cjrrent tiqoqier system and would establish a sin gle lost of germilted and ccnditj Illy� crar��i Zonin� that n identical to the system currently, Utilized for other commercial districts in the Tustin g Code. ReasonslFindings: First Street property mo nars and prospective businesses have Nstorically been discouraged by the current restrictions from locating 1,uithin the First Street Specific Plan. Novi businesses to First Street should not be penalized by being required 'to go through a longer administrative Soty process. For example, the First Street Specific Plan currently requires a proposed florist or bookstore (listed as secondary retail uses) to go through a longer process to locate along First Street. The First Street Specific Ulan should be made flexible, to attract and support a variety of retail, service or office market interest. Nlo other commercial d °&s rict in 'the City utilizes this bind of tom —tier system. it us good public policy for the permitted and conditionally permitted uses listed �,,vithun the Specific Plan to be understandable to all. The current t�JVO -tier system confuses and d °scoumgss economic investment and development �,MNn First Street, reflects negatively upon the City, and creates confusion between property owners and tenants. ulpckost F6 'TW S�ITv ,pz� C,507(� Fhon DE V,,'Ocgn Guidelines -- The 1985 First Street Specific Plan included 'design Guidelines la/hich are significantdy outdated. Sgecidic flan Amendment 2012 -001 inciudes an updated Design Guidelines document that recommends the in rodyclion of public art use of water conse,rvation, etc. PGtGFDKDS�D Q[`=?9[L=- -RAL, PLAN AG - FEFNUM ENY � FA) 2CC12- 1 General Plan Amendment 2012 -01 1jAjas prepared in support of the proposed amendment of the First Street Specific Plan (proposed changes and a proposed final General Plan �Ajlap are provided on the following pages). It involves minor amendments to the text and map updates to the Tustin General Plan that are consistent with amendments to the First Street Specific Plan (Specific Plan Amendment (SPA) 2012 - 01). For example, the General Plan must be consistent NYVith and proposed amendment of a property's zoning designation (e.g. from commercial to residential). Prnnns�d general Pia L�arf;andmnn� °�r)11 0 nn� � � o- nnu>-- -%j j, -- pU I ?7'^,7'a0'S,.7ld also incorporate minor text amendments requested by the Orange County ��irport (Land Use Commission, reflect the City's current sphere of influence as approved by the Orange County Local Agency Formation Commission and introduce a digital General Plan Land Use i lap �Pihich presents existing general plan designations in an updated format. The City may amend the General Plan up to four (4) times a calendar year. u o date, (he City has amended the General Plan one previous tune. PlanningComm%6onRspoR October 23, 2012 Firs Streak Specific Plan Page 12 \ / § 2 - � u ) \ / } k \ r i a ) ) ) ) 8 B e 2 Dunn f _ % ) ! - 2 Dun H H u / ) \ a { § 2 / a 0 c � � u � c u � / (U u Cu W % N � k N 0- U Rahn ng Commission R --port October 23, 2012 F=irst Street Specific Ran G age 13 g m ti U OJ E E O V `v "C 0 E E 0 0 0 c � b a � c c _b ti Q H E U a O a d v E E O u° 0 v o oE a a O 2 S U ti C b_ a C a C b b r Al v � C v E w � v m J � � DH C t'C7 v S C Q rG V �. � C (U M U- tn +C rNI . N � O Q Planning 'Commission report October 23, 2012 First Street Specific Plan Page 14 EN'VIIR30 NP,11 7u`9 V AL :/-,\� 9 ALhY,515 - 10 AF d N -c MY� 101�CLARFUUIIOLN The California FnVironrnsntal Quality Act requires an analysis of a project's potential impacts prior to formal consideration by the appointed decision maker. Consistent with CEQ,'1, a Na,ga'Jvs Declaration has been prepared in support of the proposed amendment of the First Street Specific Flan and associated amendment of the General Plan. The proposed GPI 2012-01 and SPA 2012-01 are considered a "project" subject to the terms of the California Environmental Quality Act (" CEQA "). An initial Study and findings for a proposed ' Negative Declaration have. been prepared regarding this project for consideration and recommendation by the Planning Commission (E-xhibit C of Resolution No. -4209, @t'Lachod). In compliance with the Stats CEQA Guidelines, the lnitiai Study and Draft Negative Declaration was rude available for a 20 -day public review and comment period from September 27, 2012, through October 23, 2012. A 1\.Iotice of Intent to adop °t a NIagativs Declaration vjill be prepared for subsequent City Council consideration since the !City Council is the final approval authority for the project. C©jN L'U21001M Following completion of the proposed amendment of the First Street Specific Plan, staff anticipates moving forward with addressing longer term needs associated with the First Street Specific Plan, including but not limited to: 1) revising the strsetscape design (including traffic, landscape, hardscape (street furniture, Nj�jishing vie IIs, etc.); 2) revising the permitted /conditionally permitted list of uses to include mixed -use (residentiallcommercial); 3) enhancing the Old a miin Commercial District �juhere it intersects NMth First Street; 4) enhancing the list of potential incentives that might encourage development in Old Tovm; 5) exploring street parking options that may be an/ailable to First Street ranging from restriping /reconfiguring the right - of -way to add more street parking or possibly eliminating street paring in certain locations. Maui believes that the longer term work effort will involve extensive public outreach and �o orkshops that could consider strsetscape and place - making enhancements to the original governing ,policies that would update, enhance and strengthen the uniqueness of First Street's sense of ,place. Staff will be continuing this effort for future consideration by the planning Commission and City Council. Acknowledgement: The follovJng persons contributed to the First Street Specific Plan Amendment effort: Scott Reekstin, Amy Stonich, Jos Pearson, and Suzanne Schwab. Dana L. Ogdon, A1CP Assistant Director Eii7-abeth A. Binsack Director Of 'Community Development Attachment 1: Resolution No. 4209 Exhibit A: Ordinance Flo. 1414, approving Specific Plan Amendment (SPA) 2012 -001, including amendment of the Tustin Zoning Map. Exhibit B: General Plan ,amendment 20112 -001, incorporating the associated changes to the General Plan Ajvith other minor updates. Exhibit C: Initial Study and findings for a proposed Negative Declaration Attachment 2: Previously provided background information on the First Street Specific Plan. SACdd \perepore \first street specific plan.doc A 'a—cI mou'l I � s 55 h, `ko i5 JAI o , '', 2'C c, RESOLUTION NO. 4209 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF T USTIN, CALIFORNIA, RECOMMENDING THAT TFIE TUS a IN CI TY, COUNCIL APPROVE SPECIFIC PLAN NIENDNIEN T 2012 -001 (ORDINANCE NO. 1414), INCLUDING AMENDMENT OF THE TUS T IN ZONING MAP, AND GENERAL PLAN AMENDMENT 2012 -001, TO PROVIDE A GENERAL UPi A -T'E TO THE FIRST STREET SPECIFIC P'LsAN. The Planning Commission of the City of Tustin does hereby resolve as follolifs: The Planning Commission funds and determines as follo?,A>s: A. That the First Street Specific plan �j?ias adopted on December 2, 1985. At that time, the First Street Specific Plan nj,,jas envisioned as a 15 -year document. S. That property oviners, real estate professionals, members of the Tustin Planning Commission, and staff have identified that the Gore Street Specific Plan is outdated and in need of amendment. C. That on January 25, 2011 and March 22, 2011, the Tustin Planning Commission held public �,AjoTkshops to identify and discuss the strengths and � ieaknesses of the First Street Specific Plan, and to identify necessary revisions that should be considered. D. That on September 15, 2011, Community Development Department staff hold a Community YAIorkshop with affected property miNiners and other interested parties to furftr identify and discuss the strengths and 1,ajealknesses of the First Strout Specific Plan and necessary reti isions that should be considered. E. That on September 25, 2012, the Planning Commission held an additional public viorl shop 1 ,j�jhere staff presented the proposed amendment of the Furst Street Specific plan, including amendment of the Tustin Zoning Map and General P Ian. At that time, the Planning Commission directed that the matter be scheduled for formal action by the Planning Commission and City Council. F. That the proposed amendment of the First Street Specific Plan requires revision of the Tustin Zoning Map to reflect recommended Specific Plan .Planning Area boundary changes. G. That General Plan Amendment 2012 -001 is proposed to implement minor text revisions and map modifications related to the proposed amendment of the Furst Street Specific Plan, and implementing a general update requested by the Orange County Airport Land Use Commission and Sphere of Influence boundary changes approved by the Orange County Local Agency Formation Commission. ,'-i. That a public hearing �,xas duly called, noticed, and hold on Specific Plan Amendment 2012 -001, including amendment of the Tustin Zoning Nlap, and Resolution No. 4209 Page 2 OermeraI Flaw Amendment 2012 -001 on October 23, 2012, by the Tustin Planning Commission. That Specific Ian Amendment 2012 -001, including zmandmsn°t of the Tustin Zoning Nlap, and General Plea Amendment 2012 -001 are cons tiered a "project' subject to the torMS of the California Envjronr an"(2I Quality Act ( "CEQA" ). An Initial Study and fMings for F proposed Negative Dscl2mJon have been prepared regarding this project for consideration and recommandation by the Planning Commission. In compliance �,Mth the Stato CC QA Guidsflnes, the Initial Study and Drat Negative Dec12TUtion 1AJES rude available for a 20 -dad public ravismx and comment period from September 23, 2012, through October 23, 2012. A- of Intent to adopt a Negative Declaration will be prepared for Subsoguen't City Council consideration since the City Council is the final approval authority for the project. 11. The planning Commission hereby recommends that the City Council adopt Ordinance 1\10. IA14 EIpprolVing Specific Plan Amendment 2012 -001 att 'ached hereto as ExNbit A; and, approve General Plan Amendment 2012 -001 attached hereto 2s Exhibit B. PASSE A�iD ADOPTFED by the "Tanning Commission of the City of Tustin at a regular meeting on the 23Pa day of October, 2012. STEVE KOZAK Chairperson ELIZ L SETH A. QI?ISAC'K Planning Commission Secretanj STATE OF CAUFOR ?11 COUNTY O�'� OFZAz— NOE CITY OF T DSTIu\9 I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution 1\90. A209 �,Ajas duly passed and Aopted -t �, r �gui�r o 0 10a og of 1 oar u us`a ;Du0 0 � 1a a8 9!I g C'0 9 00 0 09SS:10 0, 0 L--i-3 U -- , 1 tJ 0� ��f� UUy, `Q October, 2092. ELZABETH A. MNSACK Planning Commissionecretry E" ":x j r �"�- A O ccccc cc= 141 /-4, approvA � , Specific cicc A cndment S 3--PA) 2012 -C C 1 oncJccl�n cc c c c�c c f the � � c �6c c,c r 6c ti g Map, and a en-de d Design Guideiines 01 P10 i11\1 ;iMC_ d 1 o0 I (III _4 AN O. ©id\1zz\ NCI-=- 'Q IF d H[' Ci T T Z�MI t ;II- OU-s `j H'E-7� C1 -1 Y' CC) IF 7LU571� �, zAI- IF -0 R Fj \9l,/L�, APPR0 -kllH c 'F s C,J,9C FLAj' 9 -AP1T-- :N7PJ1Fj\ T 2B12 -001, =LUDING -) !i1 ]DG 1 9 OF T i� 7U2-T],'\1 ZONIN MAP, 70 PROVIDE A c E-HER L UFDL YA, u rO 7f-]Z'- PLAID. The City Council O'the City of _Tustin does hereby ordain as follovis: SECTi0j'\\ 1. The City Council `finds and determines as `lollojAis: A. That the First Street Specific plan �vvas adopted on 'December 2, 1005. At that time, the First Street Specific Plan 1jvas anvisioned as a 15 -dear document; 3. That properly mikiners, real estate professionals, members of the Tustin planning Commission, and staff hays identified that the First Street Specific Plan is outdated and in need of amendment; C. That on January 25, 2011 and March 22, 2011, the Tustin planning Commission held public workshops to identify and discuss the strengths and Aveaknesses of the (First Street Specific Plan, and to identify necessary revisions that should be considered; D. That on September 15, 2011, Community Development Dopartmont staff held a Community �,/�9orkshop with affected property OVIners and other interested parties to further identify and discuss the strengths and viesknesses of the First Street Specific plan and necessary relvisions that should be considered; E. That on September 25, 2012, the Planning Commission held an additional public NvAjorkshoo vftre staff presented the proposed amendment of the First Street Specific Flan, including amendment of the Tustin Zoning leap and General Flan; F. That on October 23, 2012, a public hearing -was duly called, noticed, and held by the Tustin planning Commission �jiivhereupon the Commission adopted resolution j'\do. 3209 recommending that the -ity Council approve Specific Plan Amendment 2012 -001, including amendment of the Tustin Zoning iiv ap, and General 'Plan Amendment 2012 -007;. G. That Specific Flan Amendment 2012 -001, including amendment of the Tustin 011 n �w o � MW I are con' AR RQ- 9U�d �U a "project" subject `to the terms of the California Environmental Quality Act ( "CEQA "). An initial Study and findings for a proposed Negative Declaration have been prepared regarding this proJyct for consideration and recommendation by the Planning Commission. In compliance vijth the State CEQA Guidelines, the lnitial Study and Draft Negative Declaration , "vas made available for a 20 -day public reviev� and comment period from September 27, 2012, through October 23, 2012. The Initial Study and negative Declaration was considered by the Tustin City !Council and found adequate for the project through adoption of ;'resolution No. _ ; H. Specific Man Amendment 2012 -01 is consistent with the Tustin General Plan, �,,jith the amendments proposed in General Plan ,amendment 2012 -001. The Ordinanc- jK9o. 1416 Page 2 Land Use Element inCftidss ,the fold jj✓ing City goals and policies for the long- 'term groljv h, development, and revi'alization of Tustin, including the First Street Specific Plan area. 1. Achieve b2]2ncod development; 2. Ensure 'that compatible and complementary development occurs; 3. Improve city- �✓k✓ide urban design; 14. Promote economic expansion and dhjersificatioro; and 5. Strengthen, the development character and MNtUTe of uses in the Old Tovin /First Street area. SECTION 2. Specific Plan Amendment 2012 -001 is hereby, apprOved. The First Street Specific Plan is hereby replaced in its entirety �Mth the amended First Street Specific Plan, including amendment of the a uMin Zoning Map, as provided in Attachment A. PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Justin on this �4h day of 2012. JOHj9 NIELSE[j\,I I]AYOR ATTEST: PAMELA STOKER CITY CLERK STATE OF CALIFORNIA � COUJNITY OF ORANGE CITY Out THIS T IN CERTIFICATIO 'NI FOR ORDI>\IANCE NO. 1414 l- A>\NIELA STOKER, City Clerk and ex- officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the �, ,Ajhole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Ordinance No. 1414 �Mas duly and regularly introduced and read at the regular meeting of the City Council held on the clay of 2012, and vias given its second reading, passed and adopted at a regular meeting n� o, � hd on d y -f W o -- Ct— —e - � by the 0 ollwu -700o�j UotrT,: COUNCILPERSONS AYES: COUNCILPERSONS NOES: COUNCILPERSONS ABSTAINED: C OUNCILPERSONS ABSENT: PAMELA STOKER, City Clerk Attachment A: Amendments to the First Street Specific Plan, including amendment of the Tustin Zoning Map. a�,hfiIi �l Proposed Amendment of First Stree-� pe6flc. 'mien ("Recl-Urne") UnderHnn danctes text added Strkeoull denotes ,text de�e'd N City Council John Nielsen, Mayor Al Murray, Mayor Pro Tem Jerry Amante, Councilmember Deborah Gavello, Councilmember Rebecca " Beckie" Gomez Councilmember Planning Commission Steve Kozak, Chairperson Jeff Thompson, Chairperson Pro Tem Jeff Thompson, Commissioner Wisam "Sam" Altowaiji Commissioner Ken Eckman, Commissioner g5 staff Elizabeth A. Binsack, Director of Community Development Dana L. Ogdon, Assistant Director of Community Development AICP Scott Reekstin, Senior Planner Amy Stonich, Senior Planner AiCP Joe Pearson 11, Planning Intern Suzanne Schwab. Former Planning Intern Original document adopted by Planning Commission Resolution No 2228 on December 9, 1985 Original document adopted by City Council Resolution No 85 -126 and Council Ordinance No. 961 on December 16, 1985 Amended version adopted by Planning Commission Resolution No on . 2012 Amended version adopted by City Council Resolution No on 2012 r E I 17 HO- DUC7E,'C),j\l A. HISTORICAL PERSPECTIVE Tustin`s agrarian past has--- significantly influenced the pattern of commercial development in the community The earliest development in Tustin was focused within Old Town the communi 's original commercial center. As Tustin developed transportation and commercial corridors evolved along First Street with small residential and commercial buildings The subdivision of properties along First Street created an irregularly, shaped streetscape with most parcels being relatively small in size Over the years, small parcel sizes limited the size and intensity of develop ment that could occur oRa_long First Street. As freeway travel expanded and became easier, First Street patrons were willing to travel farther to find goods and services .Newer and larger retail and service providers were established in Tustin Ranch and along nearer Newport Avenue creating strong competition for First Street commercial businesses Although First Street and the Newport ISR -SSi Freeway intersec, freeway on- and off ramps were not provided on First Street but occurred a block north at Irvine Boulevard. Vehicle traffic found the most direct route to the fre mg3& resulting in some drivers bypassing First Street The less- traveled First Street corridor developeddevolved from its early status as the primary gateway to the City into a more fragmented pattern of land uses that continues to include a varied mix of historic residential and commercial properties. Land use changes have been infrequent along First Street and the existing mixture of uses share a low - scale, w lo intensity commercial character that is in need of revitalization Residential uses (including sin le famil multi-family. and mobile homes auto - oriented service uses. office and small retail buildings currentiv line First Street Onty the First Street properties located nearest to Newport Avenue are generally larger and more uniform in use and purpose U First Street - 2009 & B. PL ANN3\,K773 Ali &,a 'The First Street Specific PiapRing Fee eReempasses come,- -- -: -' e4frl�I rorridor that extend`. ,approximately a mile along First Street from central Tustin l Newport Avenue to the Newport Freeway ,R-55' as depicted on Exhibit 14 This corridor varies in depth on either side of the .street from gas iitVe as _ feet where it abuts the First treet rig .� It -o w ° ©i irI what r-em^+iRs e f some eld single family Fesidepti ! let:: to 'most a quarter of a mile along Newport .Avenue where the Larwin Square and Courtyard commercial centers _Ire iocacea on sites ok nave eaEh accumulated crated s ems[' of several acres. iFr_hirn�_,�_ft o:ul he ""tree +. '- lanning rea is relatively small (approximately _BAy acres', it is significant 6.n that it rve as:_. z-n4. ,~� as an - entry to the pity from the west and provides access to the Old Town Tustin R CaffliRG wa historic district and, v6a Centenniau ' ay, to the Civic Center. The first Street eplanning rea is fWtheF divided into three sub -areas and Felated pjani:iing uRivs as -shown on _ xhijb is J, 12- and —4-3. This gee^t. Faphir ptem is the h�ri� This +e,i a�e.va�. C f9F dejiReatiRg GA& rt C. L ACKGRRUN Over & fie years the First Street corridor has evolved into an Fni ed us area of considerably varied development. The cr;L uaiiiy and condition of the existing built environmer;_ar' frorr 9 high quality projects to_ those _that have not been well maintained with many examples throughout the spectrum ;between these ,extremes The 2redonlinant uses e. StreE__ are commercial retail, service, and office, Stimulated by a concerr about the appropriate 3 mix of these ordomr nant uses as private r- edevelopmert projects Yviere p,o;oosed, the ( ) City Council established a moratorium on _ , ':rr 7,.-. r-e c building perm, Its oyn June 3r 1985 to aflow time to establish overall gu ,da, , ce or further d'evelopament. Theis First Street Specific flan i-I tt �e ve"Fid2 ,eleEed approve. d by the Tustin C Coun - to provide that guidance. When adopted in 1 985 the First Street Specific Plan was envisioned to be a 15 sear plan. More than 25 years later in 2011, the Tustin Planning Commission and City staff initiated an effort to update the Plan As described in more detail in Appendix E, an intensive series our consultant staff workshops, public meetings and, P anning Commission /City Council work sessions and public hearings ied to faTmulation of the final orjctinal 1985 Specific Pplan and its 2012 Amendment. j&— PURPOSE ct Fal theme of style, and to PF-e-A-4-1 mtsr.# ic Fula it r !Ee5 en cite r ' ® IeEat- ror�s: The goaLof the 1985 First Street Specific Plan was to fdenti an apor o riate mix of commercial and office uses for the area Tustin City Council was concerned about an erosion of commercial potential' along this gateway street The Plan was also intended to_ protect adjacent residential neighborhoods and establish consistent development standards. The purpose of th 012 Plan_is -w a-- is to rpntfnue to guide and stimujiate the use of properties along First Street to the maximurrr mutual advantage of property o�n9ners and the Cs Jw of Tustin. This e -is accomplished by a corn,prehensive set of regulations, incentives and -L: esign C uicleuines, along with other related actions to encourage optjrraum cleveloprnent, - The+s PFlan constitutes the legally established zoning for properties within tale Pjianning _ -rea. Moreover, it establishes certain important development poljcies within the First Street corridor El eR SeleEt,- The Specific Plan is the major device for ,implerrnerting t,� he City of Tustin Genee °ai 3�ia ?e��ithun the fan, rea. The Californi a Government Code auzhorizes cities to adopt specific plans by resokx1ion r >� �s po9icy or by ordinance as r�.g�ilat ,5on. 'Hearings are regq °iredl by olh F,Fnning .-o, -mm� sign and City Council, after which the Speciuic F,,an must be adopted by the CCUI7ICii fio to ome-+p effective. The adopfiion of this Specific Filan by the Ott Tustin is authorized by the Ca,'ifornia Government Code, 7-`tie 7, Division 3, 0 -apter 3, ArV e 8, Sections 65z'5103 through 65457. The First Street Spedfic Flan is a regulatory plan which serve as the zoning ordinance 'for the propert - nMthin its boundary. Froposed development plans or agreements, tentaVve tract or parcel maps and any other cevelop rent approvals must be consistent with the Specific Flan, Projects consistent w th this Specific Flan R,ew4I -#e iutomatica9iy deemed consistent with the General Flan. . regulations contained herein shall apply to the !boundaries depicted on Exhibit 5 n W Z+tA TTc �V cG _u 4-�• Q% u < Q) CL m V) i CU 'u v 4-J QL LL o N U U G LA '1i7 LJS�.� /A. INTRGDCJC7I,._0 The Liand se lan contains the essential components of the Specific Pekin and the policy directlon which senfe as the foundatlon for development regulations and guidelines which e whi ac,Eua wised in reviewing and ppro ping development projects within the. f=irst Street Specific i iaj . There is a tendency to emphasize problems in planning documents because perceived problems are frequently the stimuk gas for undertaking a ;plan. While there certainly are some real r„r �c `- in the Prlanning Aarea, it is equally evident that these are unique attributes and considerable opportunities which combine to offer the potential for a balance between presentation, rehabllitatvon, and ox new development - The main idea of the Specific Plan is to preser`"e what is good, lmprove what is not and allouv growth where market forces are evident Lt {i oug ( p1 iyeiF ., i 1 ietl &CL C.&C JiOCiS. The basis for this Tan lies in I ) the Tustm General Plan ;f see Appendix G fora summary of General Plan consistency);gnd 2) the analysis underne ken i 6 W,pare or amend the Specific Plan _ 4-(embodied in the accompanying appendices); and -3) the - ' . The following key points should be kept in mind in reading and using this Specific F1 lan; 1. 4—.The primary uses of the area are and should remain commercial retail, service, and office. Differences in uses and regulations within the area are imar -i1y due to var- ia#eR -_ , EembiRed with identified maFke Oppe ?e Appendix based on the intensity and characteristics of each subarea. Z. 2. - -Tree City wall depend Primar^ly on . private market decisions to stimulate development and improvements in the area &opp44 . au?� s'Iy o appearance within certaln broad quiallty guidelines is desirable, as caned out in the wban- Ddesign ub delines jAppendi x Ail. 4. The Pplan is a conscious compromise between one extreme of doing nothing and the other of trying to completely change the area. The balance thus achieved will hopefully provide a stable and durable basis for declsion make n,g in the area. ` . In order for the area to �atiork besto a creative partnership between the City, property owners and tenants .}.. � . required. The Specific Pian Is intendeG,' to be the fbu,ndation for that partners')ip d a w support iZ more effFectiveiy than more tradit'or al pl'aa ning approaches. 6, City Council adoption of the policies, use regUIEVOTIs, site dexieJo;pment standards and desijr, guidelines constitutes the City's corn mitment to Property owners and, the development corramurait_y that Jt wM' carry out its appropriate sj'-aare of the effort to maintain the lanning rea as an asset to property owners, tenants and the City as a 'avfaoJe, The following points express the most essential ideas contained in thaeis !'plan and constitute; f �, _ the overall polio direction for -the PiannAr#ickt tv i . Decisions about continuation, expaRsiep - redevelopme nt or new c'evelopment of uses or oropercy, within the Specific plan shall rest wiic L the individua' properly owner. 2, `recisions about development standards to be mairatauraed or established shall rest ,Asith the City and .shall be as prescribed in this 3_ lan as it may be amended from time to time. 3- IRteFPFetatieR Of what "quality" development within the FiFA St Specific PlaR shall be Qualit�L, , EORMS8 Of the felleWi b. . and 4,3,_ The basic intent is for continuation of primarily commercial 'etail_,__service . and office uses, iracludin sonde con- arierciai mixed use aprojects at varloL7s scales. The Plan Area may be expanded by Specific Plan Amendment and Zone Change 6 4. This ppian as amended . proti9i=,es gui,,'arrce :for development as gt could occur withfn approximately a 15-year viTne, spar, o, by ap;proxima'te9y the 1y�eFr 202799. 2 Co C 11M, C CET' -,E � JNN J ?�aJ7 Cif 5 7ne follovi`ng stateme� � s represent the po'ictiy direction for the pia ng- (�tann_.ina afea as �. ��v ole, s we11 as the distinct sections of the subject area that exhibit particular use constraints or potentials. ISSUE: What is the most productive pattern of uses? GOj2A1-; The best use of proper�Ly within the Specific 1 ian area is development approaching maximum development potential while provid, ing a compatible and monitored gro ?Anh program. I Preservation of existing quali',�v uses. l .2 Expp nsior /intensofi-c,-r�tion of existing quaf �Tty uses. 1.3 Maximum possible responsiveness to marlket opportunities for the planing -aFea-ap�--' each sub -area :1see Exhibits -1- F -2 ;-a► 3 _ 1.4 A per yAaf Wses appropriate to each SL,ib -frea. Maintain and perpetuate a mix of commercial retail, sei-v, and office uses in sub -area 1 _ , , ' �`�e ,l- ep�Her�, The 'best use of propertj�y �,- fithin the Specific Plan area 7" 1'- balances maxim,urr development potentia" with compatible uses and monitored groM, h. 2. Stimulate retail d servics- commercial uses in sub -arez. 2. 3. Preserve the dominant retail commercial uses in sub- area 3, retaining alreacly established office_. and 4P+,,:C fGe� ises. 4. Promote development, expansion or redevelopment that; a. 3s a t ie i _nerm�*te use.: b. Mieets prescribed development regu ations; c. ss responsive to established, desigi ,guic'elines. ISSUE: low can the overall conca FFon c' T d eveloprnert be imprcve° :a o GO,,'\!se A Of c evvelopsment ft-o�,,,gh, o;it ti`ae area. OBJECTIVES: . Mai ntena ace of quaii-, j that exists. 2.2 Improvement of development that is deteriorated or ineuf, iciently designed. Reinforce existing private property health and saafet regulations by committing City enforcement efforts to this aarea:a° 2. AiILDw maximum site development tf TO,,Ug h reic-atively liberal site development stantiarcls In return for well - conceived siteplians. 3. Offer development incentives 10 proper oiAiners fear prgjects th,:75 t ,are highly responsive to plan objectives. - 4. Establish and administer esign uklelines to assist developers in understancling and Implementing the laan's ;intent. 9. 3T Pr(Q)',vQMf -Tia ISSUE. How can the image be unproved? GOAL: A qua: it y physical,-appear%ance of bogy existing ancl future cleveiopment. O B -ECTl� ES: 3.1 Elimination, of visible outside storage. 3.2 Compatible building elevations and materials. 3.3 High u €e+= efi landscape treatments throughout the corridor. 3.4 Achievement of pan overall positive identity for the area. POL IC ,ES: I , Require responsiveness to , , ., terms r)esl n gekl s Guidelines in plans for new development expansion or redevelopment. 2 2. Discourage parking in front-se of buildings. Buildings should be located as close to the street as possible. 3. When rear parking is not possible, screen parking areas )a- i,th landscaping materials or treatment in excess of ,ninimum standards. 5-.4. Maintain the existing streetscape improvement& addiRg- enly items 4, C ties ISSUE, How can land uses within the specific Plan be kept compatible �,Avith each other and with at�acent uses? GOAL Compatible land uses wNch do not interfere or create health, safes < cork c for an adjacent use, OBJECTIVES. POL,,ICl ES, 4.1 Reduction of existing conflicts :between uses. 4.2 Prevention of future incompaltiii�y as new development occurs. 4.3 Use of design standards in the Design Guideline: to improve compatibility where changes in use are impractical, ) ,APPro�ae site plans for authorized uses which demonstrate design cornpatiblNt�y with adjacent uses and strLIct Tres, particularly where such ac�acent uses are single fa:arni ay residential in character. Encourage lot consolidation or integrated site planning considering devieiopmeni: iracei-rLrves. 4- :.Apply appropriate uFban Ddesig n ~ Uidelines to mitigate conflicts between uses where a change in use is not practical. ISSUE: What nevv !use's are appropr,aFte and feasible in V-?e area and where should they be aaiIowei ?? GO/ \L: EF ec'! hve integration of ne1,A uses. i JEC VES: POLICIES: 57 Maximum possible capwre of market opportunities by property owners. X4.2 The most effective ;possible use of each, parcel of land. Location of new uses in areas vvhaicha contribute most to overall improvement of the area, 5744.4 Efficient use oT e,�isting public facilities to support market - generated growth, and clevelopment, Encourage primarily new retail commercial_ service commercial, and office uses in designated sub- areas, 3:2., -,Establish Establish and administer a system of incentives for lot consolidation or integrated planning of smaller parcels _:jrough consideration of reductions in parking requirements, fee waivers for permit processing, etc. 4-3. Allow shared parking and access to aulow maximum ;parcel ,usage, G. p-2-TCe ISSUE: What is the test way to deai with the variety of land' parceis, particularly thae numerous srnal° ones? GOAL,: Efficient parcel size-sand configurations, OBJECTIVES: &.44._ Consolidation of lots wherever possible in conjunction with anticipated quality design as set forth in this plan, 672442_ Coordinated site planning and development c acliacent lots w!hvere :consolidavon is not posstl-,Ie, FIOUC ES: 6.3 Expapsion of uses in seleEted areas beyeRd the area beuRdapy as 1. Provide lot consolidaJon incentives in the playa regua,ations. Z Apply incentives also for an integrated site plan on act! acent individually owned parcels. 2:3. Recordation of reciliia gcal access agreements for new development located adjacent to sites with future potential for shared ingresWegress. olaRRiRg area char in selected aFeas 7,5. SIZZ �►prr� ra � Ss ,n,c7 r s ISSUE: l,,Vhat site clevelopment standards are appropriatte? GOALi A combination of standards and incentives wNch will stimulate quali�a9 development. OPJEC a IVES: POLICIES: Site development regulations �Aihic! , leaci to efficient use of available space, 7,45- 2Witan- Qesigrt development (_ uildeil rne.s which, anssist c,n ale icing and describing the level of quality intended. 7-352.33Site development incentives which stimulate lot consolidation or cooperative site design and lead to more profitable and efficient parcel ease. �45._4Safe, effective and adequate access and parkir g for each business enterprise. -? Provide incentives for lot co;nsoiidc ion/ integrated site planning in the Specific Sian Reguj'ations. 7 ® Include ,esponsiveness to esigra uidelines as a major consideration in site pJara review and aoprovF1. MUE: What ity assistance can be provided to encourage expedient impiement ,lion this Man? GOAL: To encourage rapid rehabilitation of ReReenfer=" poorly maintained strucWres and uses. POLICY: Rehabilitation of uacades ;including signage) of existing structures to comply with esign uidelines of this Polan. Improve vehicular inter -site circa lz pion. Maximization of pedestrian movement and access. To make avai9able to property owners, where possible, funding sources for mh bi1 of tio,n _ existing buildings and for new development: D. LAND USE CONCE r The main idea unders`ying the Fi: °st Street Specific Plan land use concept is to build upon the post "Live features a'reac�y present, I i-iev include the folloWing i r ci Erieiw Y: 1. Half of the. use peteRtiafg ideRtified in the eeFFider- FeffcaseRt quality existiRg 1. _ ,First Street is an attractive gateway to the City that has identifiable east and west entry points at the Newport Freeway overcrossing and at Newport Avenue 2. The Specific flan emphasizes "pedestrian- friendly" design and uses to preserve the existing human scale and character. 3._ _ Setback and height restrictions appear co ,patible with nearby residential uses to the north and south. 4. Mixed use with retail on the first floor and offices on the second floor its encouraged S. Street improvements are well maintained The Specific Plan corridor has a pleasant streetscape, which includes wide medians mature trees and close proximity to an attractive City Park. Street furniture flags planters and bus shelters as recommended in the Design Guidelines can improve the existing streets�e with a more cohesive appearance and further encourage pedestrian activities. A vision and plan for future improvements through the t- Fban—Design Guidelines with public and private ® incentives. and funding will achieve the desired improvements along First Street. 6. There is little traffic congestion and ample parking along First Street. E 677. There appeaFs te be a stFeRq inteFest en the pan of Ell roperty owners are encourag to make positive changes, but balanced by an equally st�qpg diesiFe ta- while maintairnn�c , a '°human scaae" environment along F rst Street.. The plan concept ted -ems a- serer -of Exhibits, it consists of the following components, 1. Subareas ee &(hibits; 1, 2 and 3 The corridor is made up of three subareas, each characterized by a parti u,lar °anal use emphasis, ubarea 1, closest to the Newport 5( R�551 Freetz�, is a mixed use ofuce- cor�,rrerc4a area .a; ; ;wit 2). Subarea 2, either side o�,F the E" Camino ReaVProspect avenue intersections, is a transition area with an emphasls on retail commercial __ <Id sery c . development Exhibit 3!. Subarea 3, anchored by two relatively large shopping centers - - et- en-fac% Newport Aven Lie, is predom in, an ly a re=tail and servic commercial area, bLit With a strong office enclave xtiibit - ,. 0 A , Mill WIN i I oil WIN �-2, _ _Preservation of 1-9urnan Scale and, Character Site development standards, v \>ith only a couple of exceptions, limit development to one or tvvo stories directly along the corridor, Efforts are made through, the aFban esign Gguidelines to achieve a low, - profile "pedestrian- friendly" environment by makir g it possible to move freely within each subarea from business to business. moreover, the visual image being sought is one of human scale, not dominated by large or Haigh close -in building masses-_,w ith streetscc _ :-: and the design of the pubh realm, addina to a sense of place for First Street 10 r_ p ■ del WS r a _ 7.1 r �-2, _ _Preservation of 1-9urnan Scale and, Character Site development standards, v \>ith only a couple of exceptions, limit development to one or tvvo stories directly along the corridor, Efforts are made through, the aFban esign Gguidelines to achieve a low, - profile "pedestrian- friendly" environment by makir g it possible to move freely within each subarea from business to business. moreover, the visual image being sought is one of human scale, not dominated by large or Haigh close -in building masses-_,w ith streetscc _ :-: and the design of the pubh realm, addina to a sense of place for First Street 10 In summanj, th, e concept seeks a balance bet"teen Parkes responsive expan & ^ ,on on the one hang] and preservFton of The basoc exi&d g scale and charccter on the other, L :I. 0 TV- E E O u 'g O O O Z u r M U 4.-. nU W ( L L/ 1 4—J Q) Q) Y m L.. v f N 9 m W v v [2 v Pails a a_ pails 8 Pails v WAS v 4-+ cu Ln ani.►Q nnaiA uielunow U- laajlS aUi:)ed ;aajlS eglo k Iaails ailih v .;aa 4S al :pAV l Li Ln U TV- E E O u 'g O O O Z u r M U 4.-. nU W ( L L/ 1 4—J Q) Q) Y m L.. v f N 9 m W 0 �l Aef leluua;uaD ahJIJ PH v1 any 37adsoJd LL any :padsoid lead oulwe:) 13 iaajls ] M4S D W Z+- ro "u L- ai E E 4 u 1 c m r U 4-.. V 4-J ti .Q a--J 4-J N y-` O LL. N m C M W, 0 W Z "v Q1 E O U c m 4. u C) cn m Q) Q) � � L/I �/ I 4-J N �= O LL N m These iegzilations cons'tiWte the primary zoning provisions ,oP the First -Street Specific Dian. These regulations are in addition to regular Zone bode provisions (,article 9 Land Use, _Chapter 2 - Zoning 1p4-Use) of the Mupk4qal Tu st►n CF' Code. Where there is a conflict, the regLllations herein ,�,A9i19 prevails Where direction is not provided in this Specific Plan, the Mur ai Zoning Code shall prevail. The overall intent of these regulations is to guide development on all development parcels in the specific '�Aan area to insure that each indivicl,ual development project contributes to meeting the goals and objectives of the First Street area, More specifically, the regulations are intended to; Prove cle opportunities for eccno raically prodLictive business enter prises° Establish Uses and site development standards which contrib'Ite to the preservation and enhancement of acyacent single fa -m,�ly residential environments and which promote an economically soL►nd land use pattern for Jirst arseL. - Provide for the scale and nature of uses uses which can 4tak4, - facilitate the ' most erficient use of the ex sting development pattern as vVell as parcel sues ` and shapes. Achieve gradual improvement of older commercial, office and residential buil dings allllovvia ig c,00'ii -i erciai reiaij -service ang office uses that are Corr °. *ible and consistent -ing areas encouragi redevelopment® ~� rotina consolidz u °on of parcels,, end rehabilitation, emphasiainc landscaping_ design improvements and promofin(-7er any combination of t hese devices desired by the property ownen1s) and supportable by the City. Contribute to the improvement of !both visual and f :nctional at ribr,tes of first Street :to help stimulate business activitbj. Protect the traffic handling capacity of a -first Street while accommodating new development and rehabilitation. . Establish a .sense of place, as e!l as continui and' consistency of development standards, within the Specific Plan area. r, UnLaLaLLMLLZ r1 U r, 2 0 � � raT+ 1 7Lax7GTi'cCi'^7" Hetel* HeW*' Off4c-e I�4;rcccr � ed Use** Of Pee* .ry Office Offic-e* Office RLQstat .rR tt * ** Rest implies let size expaRsies beyeRd spec-if4E pJaR limi8 and a related speEif4c- PlaR amendment. Such W�tPl . A4 �A� impact the priG . Fity of uses je.g., iR PlaRAiRg WRit 1) aR expanded area Fpay make -a *t See mixed w6e ineeptive-, page W 20- SecondaFy Use. The aFea shall exhibit a !;tFGRg pedestFiaR emphasis. 3 The following r egjun Coons apply to all subareas zIRd-pk njgjRg-wPA-_, within the First Street Specific Play, A, rea, All construction and development within the Specific Flamm area shall comply with applicable provisions of the Tustin City Code. 1 €er-m Califor;- Building Code and the various related mechanical, electrical, plumbing codes, grading and excavation code and the Subdivision cocles, as currently adopted by the City Council. Where U-icre is a c( niiigc, the reguiaEions of ii-ie �kpediic i'ian tviii prevail. Where uI, ^ `'''on is 'ae Zoning Code � prevail. F r— reverr,. In - case of a conflict between the specific provisions of any such code and this Specific Plan, the provision which most serves to protect safety shall apply and the Cor m,t_- inity Development Director shall resolve the conflici by written determination in a manner consistent NAAtl n the ,goals and policies of this Specific Plan. 2. The setback requirements are as specified, by each :ise categoryd+st+' of this Specific Plan. All setbacks shall be deter inecl as the perpendicular distance from the existing street ricght- oaz -\Ajay line, or property line, to the foundation point of the closest structure. This shall not preclude pedestrian arcades or avvnings from encroaching into the front yard setback area, 3. if an issue, condition or situation arises or occturs that is not sufficiently coverer] or provided for or is not clearly understandable, 'those regulations of the City Zoning Code that are applicable :for the most similar issue, conditfon or situation shall be used by the Community Development Director as C.uidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Man or the City Zoning Code. 4. This Sppecffic Ilan may be amended by the same procedure as it v�,9as originally adopted. Each amendment shah' inciude all sections or portions of the Specific Pfan that are affecte =d by the change. An amendment may be initiated by the City Council or the Planning Commission :_ the general pubis=,_ or City .staff. Any such amendment requeste :cl by ,le genera. 1public a ep+e -owner shzafl be subject to the fee schedule adopted by the City Council. 5, Any ,persons, firm or corporation, whether a principal, agent, employee or otheriMse, violating any provisions of these regulations shall be guilt' of a misdemeanor, and upon conviction thereof, shall be subject to penalties and provisions of City Code. 5, Whenever a use has not been listed as a permitted or L ditionallx/ permitted R �v+ t#e3&e i F?faP, it shall be the duty of the Community Development Director and /or thr Manning Commission to determine if said use is 1 j consistent with the overall intent of the planning -uf*t- Specific Pla __and 2) the said use is consistent wMth the other Ifstedl permitted or conditionaity permitted- uses in the Specific Plan 2 i 8 9-7 In order to maintain and enhance vehicular and pedestrian circular ion along First Street, any de7veloprment occupying a parcel which is located on a corner with side street frontage have velhicuiar access �'estrictedl to the side street only. the Corrarr uni y Development Director vvill review this on a case -by case :basis. Wherever a site is not on a corner, a reciprocal easement agreement 7 9111 be evicoufa Non - conforming Structures &, Uses of and (Sea Exhib, & there, at the time of passageof this Specific Plan, lawful use of land exists lvuhich would not be permitted by the regulations imposed by this Specific Plan, such ease may be continued so long as it remains otherwise latisrful, provided: No such non - conforming use shall be enlarged or increaset!, rear extended to occupy a greater area of land than was ocoupied at the effective clue of adoption or amendment of this Specific Plan. b. No such non- confor ing use .sh-iIB be moved in whole or in pert to any portion of the lot or parcel other than that occupied by such use at the effective gate of -- adoption or amendment of this Specific Plan. c. If any such non-conforming use of land ceases for any reason for a period or' more than i 80 clays, any subseg,;ient use of such land shall conform to the regulations specified by this Specific Fan for the district in which such land is located; d. No 7cicliVona1 structure not conforming to the requ, cements of this Specific Pian shall be erected in connection with such non-conforming use of lane. 0. Neon- conforming Structures Where a laywvful structure exists at the effective elate of adoption or amendment of this Specific Mara that could not be buiit u nde:r the terms of these regulations by reason of restrictions on area, height, yards, its location on the lot, or gather requirements concerning the stnucture, such stTLICtLIre may be continued so long as it re gains otherwise law -ful, subject to the following provisions; a, No such nonconforming structure may be enlarged or altered it a way which :increases its non- conformity but any structure or portion thereof may be altered to decrease or not affect its non- conformf . b. Should such non - conforming structure or non - conforming portion of structure be destroyed by any means to an extent o,!: more than 50 percent of its assessed O 5 I value al time of destrUCtion "t -shall not be reconstructed e.,xcept in confbrmr ,Iy Avith the provisions of Specieis Plan,- C. Sl`]'CU,' is SUch be moved for any re-son for any psis "tz r ce � ✓�zu���9��, i L shall there a- ter con`; ,Form to the r ec171a tier s ciip Me fistrict M 7T9N-c 9 it fs located -1ter it Ca lir1O19ed, fr D. LAND USE REGULATIONS 1. P=itted Uses a. Subarea I — Neighborhood Commercial In Subarea I (Neighborhood Commercial( —the following uses, occup3Ljng no more than I 0,0,00 square feet, shall be p6rmitted, by right where the symbol "P" appears and may be permitted subject to a conditional use permit where the symbol "C" appears column to the right 1) Retail Uses: (a) Antique shops p (b) Apparel stores p (c) Art galleries p (d) Bakeries, retail only p jell Bicycle shoo (including repair) _ p (f) Books, gifts and stationery p (g) Confectioneries p (h) convenience markets c fil Drug store p ()) Florists p (k) Furniture store p (1) General retail stores p (m) Hardware store p (n) Hobby stores p (0) Jewelry stores p (p) Music stores p (q) Neighborhood commercial centers p I Nurseries and garden supply p (s) Office Supplies and equipment p (t) Religious supplies p (u) Print shops p (vi Shoe stores p (w) Sporting goods stores p 2) Service Uses: (a) Assisted living rest homes extended care facilities, convalescent hospitals c lb) Banquet facilities c Lc) Barber, beam salons p Id) Dance and martial arts studios p (e) Fitness training, indoor one on one c jfj Hotels and motels (boutique) c jg-j Indoor commercial recreational uses c (h) insurance agencies p (i) Laundry and der cleaners (off site one) C U) Locksmith p L) Massage establishments p (I) Meeting rooms C (m) Real estate agencies p (n) Restaurants with alcoholic beverage sates C jo) Restaurants with drive thru service C (pJ Restaurants without alcohol p (d) Schools, pre-school and nursery C (r) Seamstress or tailor shops p (s) Shoe or luggage repair shops p (t) Travel agencies p Jul) Tutonnq facilities p 3) Office Uses; (a) Accountants p (b) Advertising agencies p (c) Answering service p (d) Architect p (e) Attorney P p (f) Chiropractor p (g) Collection agency p ® JW— Contractors and building consultants P ji) Dentist p Doctor p (k Drafting p (1) Economic consultant p (m) Engineer p (n) Escrow p (o) Interior decorator or artist studio p (p) Land and property management p jg) Land planner p (r) Oculist p (s) Optometrist p (t) Others licensed by the State of California to practice the healing arts, including clinics for out - patients only p (u) personnel. Agency p (v) photographer p (w) Surveyor P (x) Social work p jy) professional consultant p (z) Stock broker p (aa) Title insurance p (bb) Travel agency p 41 Community and Institutional Uses: () Churches, convents, monasteries and other religious institutions C (b( Fraternal organizations and Lodges C 5 Existing Single Family Residential Use /Structures Any existing single family residential structure listed within the City's official historic survey is encouraged to be preserved and used as a residence, or preserved and used as a commercial use as authorized by this Section and consistent with the City's Culttural Resource District - sidenfial Qz n .Guidelines and the Secretary of Interior's Standards for Rehabilitation. a Any existing historic single family residential structure used for such purposes is a permitted use. b The conversion of an existing historic single family residential structure to a commercial use shall comply with the use limitations identified for the Subarea in which it is located. c No commercial use of an existing historic single family residential structure shall be changed to another commercial use leg office to retail) without the prior approval of the Community Development Department, d Any historic single family residential structure lawfully converted to a commercial use is considered more conforming and must be maintained as a commercial use. b) Any other similar anWor compatible retail services office or communi.Winstitutional use the Community Development Director and /or Planning Commission deems consistent with the context of Subarea 1 listed above as permittediconditionally permitted 7) Development Standards (a) Maximum Structural Height _ 2 stone 28 feet. (b) Minimum Building Site Area — No minimum (c) Minimum Yard Setbacks: Front. 10 feet Side: 0 feet* Rear: 20 feet r, 0 *Exception: 10 feet reguired when a side 3grd abuts a residentiall zoned proRam -_. (d) Lot coverage: No maximum: limited only by s!atback areas. (e), Landscaping: All areas not utilized for parking, building and walkways, but not less than a minimum of ten percent of the building site area shall be landscaped in conformance with the Design Guidelines of this Specific Plan area. b. Subareas 2 and 3 — Commercial In Subareas 2 and 3 (Commercial), the fbilowing uses shall be permitted by right where the symbol T" appears and mali be permitted subject to a conditional use pe�mit where ti�e symbol 'C" appears in the colurn- n to the 1. Retail Uses: (al All permitted or conditionally permitted retail uses listed in Subarea I subject -to the use rLstrictions specified therein and the devebipment criteria specified hereafter (b) Appliance stores P (c) Automobile parts and supplies C (d) Department stores P (e) Drug stores,pharmacies P FurnituCe store (gj Hardware stores P jhj Liquor stores C (i) Pet stores and supply P JJJ Sporting goods P (k) Supermarkets, grocery stores P 11) Tire sales and service C 2. Service Uses: (e) Service stations C .(Q Theaters C (a) All permitted or conditionally permitted service uses listed in Subarea I subject to the use restrictions specified therein and the development criteria specified hereafter (b) Banks and financial institutions P (c) Car washes C (d) Cocktail lounges and bars when not an integral part of a restaurant C is 3. Office Uses: 10 (a) All permitted or conditionally permitted office uses listed in Subareal subject to the use restrictions specified therein and the development criteria specified hereafter (b) Banks and financial institutions p (c) Insurance p (d) Personnel agency p (e) Public utility office (but not including corporate yards) c Title insurance p 4. Community and Institutional Uses: a) All permitted or conditionaliv permitted Community and Institutional uses listed in Subarea I subject to the use restrictions specified therein and the development criteria specified hereafter fib) Animal ,hospitals and clinics c (c) Commercial recreation facilities including tennis, racquetball, bowling, I ice skating, athletic clubs and similar uses c [d) Post office branch p 5. Any other similar angZor compatible retail, service, or office use the community Development Director and /or Planning Commission deems consistent with the uses listed above as permitted conditionally permitted. 6. Development Standards - Subarea 2 (a) Maximum Structural Height - 2 stoQ4 28 feet. (b) Minimum Building.Site Area - No minimum (c) Minimum Yard Setbacks: Front: 10 feet Side: 0 feet* Rear: 20 feet *Exception: 10 feet required when a side yard abuts a residentially zoned proM (d) Lot coverage: No maximum, limited only by setback areas. (e) Landscaping All areas not utilized for parking, building and walkways, but not less than a minimum of ten percent of the 11 building site area shall be landscaped in conformance with the Design Guidelines of this Specific Plan area. _ 7. Development Standards - Subarea 3 (al Maximum Structural Height - 3 stoM 35 feet. (b) Minimum Building Site Area -10,000 sq. ft. (c) Minimum Yard Setbacks: Front: 10 feet Side: 0 feet* 'Rear: 30 feet -----' *Exception: 10 feet required when a side yard abuts a residentioily zoned propgrt (d) Lot coverage: No maximum: limited only b.y setback areas. Landscaping, All areas not utilized for parking, building and walkwalys, but not less than a minimum of ten percent of the building site area shall be landscaped in conformance with the Design Guidelines of this Specific Plan area. 12 r r r 13 r. N t a 14 7 � r r 15 E02", -. =:, L WIMIMMM R'- 1. S • A w t r C1 16 MAIN 17 r, �11 mo 03 a ■ . Uld ff.] 1 I 19 WIN r, 20 L e A _ • y 1 + S7 i111S11'; ls�l�yl�w.At�,�lnl �• E. PARKING RE©UIREMENTS All parking requirements shall be subject to the provisions of the Tustin City Code 21 t � � •� w i s � a 4 W. Y i a �J 22 a y t � � •� w i s � a 4 W. Y i a �J 22 1 i _ 23 UMITWEN ot, 1 i _ 23 L F. LET C ONSOLUD, 77ON PROGRAM Lot consoliclation, for the pLlrpose.s o- this Sp d` is Plan, shall r eu er to the leg -191 combination of lots or the development of mkuftiple lets uncler separTte ownership as one cohesively designed development. of this Specific Plan is net eligi !-- fe, N 1- 1-t Genselidation . As a Tneans to encQLJTBce lot copse idat er along First Street rather than Lec uirira�LLt by specifying lamer than presently existing lot sues, the City Manning Commission ma grant certain bonuses for consolidations exceeding a certain level. These bonuses may include relaxed h- eight limitations, use site develepment standar-ds @&bg reductions relaxed setbacks or other szjch modifications as may be determined to be appropriate. 1 _ o C uglify to regWest -fc,- a lot consoWation bonus, the total z re,-f� of the lots being combined or cohesively designed must surpass the minim i im required lot size by at least 50 percent. if a minimum lot size is not stipulated, 'the lots being combined or Cohesively deslq,ned_�re_a - aT ltorr3aticail 6 eli 7ib�� for h, cm 3s r��'nvi cion� z Fnr r, 'V-Iornple, ,a.._ ...�.— — two adjacent owners want to cohesively develop their properties as one development. Property owner A's property is 7,500 square Feet and property, B's lot is 9,001 square feet The minimum lot size requirement under which they are developing is l �?, 0 SgUare feet. Combined, their development parcel sagely exceeds 35,000 sgruare feet f50 ;percent over min,murr) of 11,000), therefore they may seep plot consoiidar.ion bonuses. 24 It slhould be .s,peeiflo ally noted here that this is a completely discretionary Faction of the R_ Poa:aranang Commission. ; he ?banning 'orramssaor is y °nder Tic, ob� gataon, to gran development bon7.7ses. In add'stiora to determr ning he degree of ale `onus prov ion, V7,ey A�vjl1 also let =;rye ;~how well he development das dc,,ressed she es,ggn Ali ,celines of gals peci�ic Eplan. Any bonuses may be gra✓antedl by the Planning Commission, on F case -by --ease basis with past -Rctions not affecting, future diTeC IOn,. E ach detivelopment s'nr nds on its oiAfn merit. The following bonus provisions are available but shall not be limited to: Park ng reductions Height reiaxation t eGfal agSic an L+.,.0..�LI1. C_IJJT.FGS,TT -T ., Lot coverage relaxation "�bilitY tO develop secandaFy uses under- pr4nary use site Red,uctiora or aAv giver of ;processing fees r1 U r, 25 G. MIXEIT7 ,U-S E iINCENTIVES this ineenti-Ve. Development and conStTLICtiOn of buildings incorporating rel ail commerciaJ or service commercial uses on V7e street level �Adth an equal or creater amount of squ are fcat age relative To the office space on the kipper .fluor s sh ail be exempt from li' site ,development stand arils except for height and parking. The d, eveiopment �-shaif be responsive to the esign uideJines = ewe 26 - to O-C-1\13'O 7 -� 1 ED Any development PTOPOS7" VWI�ch Incorporates either consoVdFlec_' p ,2r,,6ng IOr 7 rec5prc ,-r� access z7creement ljvIth an Ed' ac �ent , ' -LIF" may be eHglIb1e '5cr f-e Consollc1a ed' FarIkI- ng /A,cc2ss Honks, The bonus shall be an oveTall reduction ou required parking spaces by 0 percent 27 1 PLAN ADMINISTRATION 1110 regular administrative provisioais of the Tustin MuRicip Zoning Code sell apply to all properties within the First Street Specific Plan boundaries, inciuding bUt not limited to iDesigr, Review, Zoning Perrnits, Conditional_ Use Permits, V Appeals, Amendments, public .notice and searing provisions. The provisions herein add to or supplement the above - referenced provisions. 2. Administrative Review In order to further encourage the develop gent and rehabilitation of permitted uses within the Fir- _ .�"tre. rmitted Units, the review of plans which have deye!eped -k ,a r)ermiterf- -rirn. use shall not be required to be processed such plate 1- through she Plarnning Commission unless they are conditionally permitted uses. The Community Development Department shall review and comment on all matters of the application, and a final determination on the plan shall be rendered by the Community Development Department, The .Planning Commission may at their discretion suggest design modifications consistent with the desigf--Desi r Aml pro,�ect having development plans approved by building permit issuance or land use permit prior to the . .4ment of this Specific Plan shall remain approved without amendment. ecific Pla.. 3. Site Plan ' eview a. Method and Purpose The F,rst Street :Specific Ran shall be implemented through the ruse of &i9.e Plan eview, A Site Man shah' be re qUired for all rehabilitation, redevelopment, expansion of eAsting use or structures and new deveioprnent within the Specific Plan area requiring a building ermit d site plan-k,,, use iRteRs fjeati )P This requirement is instituted for the following reasons: 1, To ensure consistency wJth the intent of the Specific Plan, 2. To encourage innovative community design and development. 3. To assure substantial long -range compliance with the Redevelopment Plan and General Flan, 4. To promote the highest contempora- nj standards of site design. 28 is U �. �� acla,�t �o ��������� or special �le✓��lz��,rr��r�r ��r��l��er�� ���� ���a �r `�r�a� ��rr�c to time viihile continuing to imps `ement the Specific Plan. 6, 1 Jacii fate cor7�ole "teloc'7ler tabor of,,'and use v b L,r c;'t! "lei and conditions pertine`T thereto, b. Applicability Approval of a Site Flan shall be required ;prior to or concLirrent vvith a Use ermito Ten-lative Tract ills ; r J �r�cl aka fear ail proposed projects within the Specific plan area. Where no Tentative Tract or Parcel Mwap is req lred, approval of a Site Plan shall rest with the Planning Commission except in the case of permj£ hedpA ,-e uses, The site Plan process shall be similar in its requirements and procedures to the Cone,* onal se ermit process in the City of J usdn. he —qLjmary difference between the two is the simpler administrative review procedure for development projects which are consist of uses 29 ® Appendix A Design Guidelines (Separate Document Appendix B 1985 Market AnaVs -is (Separate Document) r� u 30 AjPFEjN -73zN C ® C Un�°EE 1985 AND,,- __ ONDI TICNS SUMMARY tom, �r f9F the study, Tto formulate Allihat some of the potentials opportunities a d constraints of the Specific Pian , t..:4 were in 19^I7, certain basic mapping tasks_w_ere perforrr?e (j. These tasks ultimately -4ro-r-Ir-4-- assisted the sWd team to reach conclusions about what wa_s : there and 's° mlv it relate ',s to the goals of the study. The ghee --two c , W - 1X18:5_ conditions exhibits discussed, here incl lde; • existing- 1985 land use • 198- `-zoning 1. € ti - 1985,Land Use The -I land use exhibit confirmed much of what the study team hat generally been told about the urea. Land eases - .� -were, generally Aivell mi. eci ti��ith retail commercial and office development the most predominant. Also, the area generally became less commercial in nature as one traveled in a westerly, cli:ection rrorn iNe'wport Aven .ae to the Newport Freeway-,55 _ A smalC family of auto- reuated uses on the north side of First Street near El Camino Peal was also found. !Residential properties iwere the predominant non - conforming use along the corridor. See exhibit 29. -- Existing (2012--#) Land Use The existing land use exhibit demonstrates that there is a mixture of commercial retail, service, Office, and residential uses along the First Street corridor. As shown in Exhibit Gt_ there is only one vacant tot within the Specific Plan area 2. 1985 Zoning The E "1►i"g Prior to the 1985 First Street Specific Planz�q ex� �ibct coupled with the `� -st Street Existind 1Land +:Uses exhibit posed .striating observations from the study team. The one distinctive conclusion made was the proliferation of commercial zoning at the western end of First Street and the general lack of primary romme,, iml a,` r ®�r�.tm. 3 t a�� ' a ate: - +he flaurl., P.4.vio ,s o.�_Mo about �_ �_. . I rrMlq a care user � %_ L3rneme ,jhk, UtR& ( 7C15iI�/ vAiVild43� lIIILCil9�J9l7 Cd114i4 3 L6�� �aJ69V�7�� configuration was the lack of depth presented by the commercial zoning with medium and low density residential zoning immediately to the rear of First Street properties. I rho area is zened much like a st-Fi p eemmeF ial area. See Exhibit 2012 Zoning 0 In 2012 a Specific Plan Amendment was approved that corrected minor zoning inconsistencies created by the 1985 adoption of the Specific Plan and its boundaries E including restoring the zoning for large residential land uses to that previously established.in 1,985. Also, the less intensive built t environment existing at the %Aroctar►tl cktnri r CirciP C+rac+ environment existing at the easterly end of the street. In addition, auto repair, siogle family residences and other previously prohibited uses were reintroduced as permitted or conclitionaffy permitted uses in the Specific Plan. ii Ln --a m %lo■ CO VI Lel m r- f` r-+ M M (D (D r-+ m x memo CA m r+ M smum ■ U:) no== r) CL cu c 0 :3 rD INN 0 . 0 :7 rip rD PrOSDect Ave rD on 3 3 (D aj INN 0 . 0 :7 rip rD PrOSDect Ave N) —n < � 0 ER r -an ON Nj cl CL rD M� �, 0 Olnew • L l rD n r� 0 r' 0 r--�- M 0 _. r+ 0 .... . :3 r) La C LA rD y u yi�i � n < � 0 ER r rD OL 3 CL rD C �, 0 rD n R Isi I I I I IS 0 0 < 0 ER r J Lrl NO Pasadena Avenue 1 0 =111 n�lllll ►ti��,,. __ Myrtle Street ■.....� IIIIIIIIIIII[ �,,... •• 1111111 111411 Yorba Street Pacific Street Hui� k Mountain View Drive .■ I .-r Centennial _ Way l' "A" Street °B" Street "C" Street El Camino Prospect Ave or -Ilk N II � m • ! • * 45845 6 : 45 s - 09 iq* ♦ 4450 f **'� • 454060• «� C 01 ■ON il,mm-EMEN1111v mill 11; PEM 2 TD FIRST Si TREE -S IEZIFIC F cQ , -n G ' LJ;� OPPOI�T'UNITIE :.. awe ��� ��� �'" � �,��� � � � °_;_��7����s`�� major component irl the prepar,-Ft�on of a Spedfc MrFn n aireacy deveiopecl area is the carefui examination and analysis of existing physical conditions (SUMFOaFized in Appendix C). The next important step is the identification of physical opportuniti poteFWaIr, and constrains against whth the market opportunities can be measured. "these factors, combined with public input and police /technical direction from the ,pity, are the ingredients used in shaping the content of the plan, This SLIMma;nj and map were used in 1985 in part to iden-ffly the issues, goals, objectives and ;policies in Chapter ll of the Specific Plan. The potential measures vliere evaluated for potential ease in the regulatory guideline portions of the Jan. The First Street corridor is an area of distinct contrasts. On one hand, certain commercial properties have well designed, intensively used developments, particularly the ones located at the eastern termin,ius of First Stree.: at Ne�Aiport Bouleva.n , a few blocks viest of El Camino Real the builclings exhibit an olcler, less consistent image, �y there -btAk-.: _.. ,._ underaatilized developments are more prevalent. Analyzing First Street at the Specific Flan level, it becomes apparent that the street should _Dntin�ue to be planned as,-f) cohesive whole lth concentrations of "families of Uses" dominating certain sections of the street. In many revitalization situations similar in nature to F r:st Street, the initial reaction might be to correct problems �Mth long range, costly anti controversial remedies. These remedies typically tale the forma of in €lexibie mandatory regulatory formats for new tevelopment. , ach approaches do little to st'rnL,,,iate private commerdai development. The Ot'y of Tustin was and ism interested in providing catalysts for change by providing regulatory "opportunity" through the judicious use of revised site development standards and the stimulus of incentive or bonus provisions. 6t i& --was = The -Pl Cente�'sthe consultant tears goal _ i 1985 to prepare a s pro - business, ;pro - economic strategy plan designed to solve immediate physical problems as ovell as offer long - range programs for ongoing protect -bide improvements. Certain Pete. - opportunities and constraints have been identified thus far and are summarized below. See Exhibit 8 for a visual depiction of the opportunities and constraints identified in 1985. City Staff-, PlaRRiRg C=9FPFPi55i9R, City CeuRcil and Fner-chaws will aNG be eRGeWaged tG 0 1 OpportunitiesPGtentials iii, o here are several la ge cohesively designed shopping centers in the area, o ?elaVvely felw buildings are r,, poor condition, o There are recent instances of quauity9 redevelopment/ ,development �Axjl `aln the area. o f eppertree Rark, ]though not within the specific plan boundary, contributes a special landscape atmosphere which relates to the corridor. • Most revitalization opportunities will occur in small, identifiable pockets The entry to El Camino Real offers a special historical streetscape element nearby in the middle of the project area, offering a central node of development for First Street. Prospect Street, the :major north -south traffic carrier through the project area is located in the center of the area, reinforcing the activity node provided by El Camino ;deal. - First Street has identifiable east and west entry points at the '\,Jewport Free,Afay and Nev -iport Boulevard, o The present streets,cape system on First Street contains good elements -�jvhich can be incorporated into the proposed plan. The medians with turf and well-established' olive trees compliment the existing F cus nitida. Tie curbside amenities (street furniture) fulfill functional needs but i !, not add aesthetically to the streetscape scene. The accent paving, . -.e tl r � ep Cl C- ami, w -t -asily be added to T?rfesen adjusted. &i5ting trees are lifting the sidewalk an Y e The project area has a series of equally spaced nodes or intersections that, when developed and enhanced, would help dravi shoppers along its entire length. 0 There appears to be little traffic congestion in the study area in relation to other commercial areas in southern California, vj�jth the most serious peals hour congestion occurring on the east /west. peripheries. C-- on,3sr -27,n, s Circu aticne U o There is a lad's of convenient inter site circulation, in that vehicles ,must generally enter .First Street to access The ac;jacent site, o W'Xecl 1 and l ses; o While a mia njre of land uses can add e;Kcitement to an area, in the case of l'--irst Street there no cohesive famil Of rises Aoihich encourage spontaneous shopping or strolling, etc, In facto many adjacent land uses are incompatible NAAV,, one another, o Scattered Retail !Uses: The existing retail rises which, comprise the First `street Specific Plan area are too dispersed, The area exhibits the physical characteristics of strip commercial development but Withoi_.it enoLigh truly auto- related retail uses to capita!1ize on its linE'ar shape. Poorly maintained buildings, yacan es, vacant rots, o Some properties within the Specific Plan area are in need of maintenance- e�c#Iit . Along,-, -:ILI w e t eRd „ First Street, in incidence of v.,eaRt I tom there atrenon - conforming uses, vacancies and older, poorly maintained buildings. • Lack of Freeway Entry (Newport- ;R -551 Freeway), o One of First Street's major e -'Iems constraints_is its lack or direct Free?\ /ay access, both vehicular and visual, Nloreover, entry at Newport Avenue doesn't offer a exciting Gr di ffeFe t vis�ual statement either. • Small, shallow development parcels. 0 Commercial development on single, shallow lots sloes little to promote - viable large commercial center or First Street fsuch, as Darwin Square or The Court rc1). The most successful commerciau and office deveiopmeats have assembles; and consolidated lots along anc, behind First Street. Inconsistent :lDevelopment Stanclards: o The inconsistent mixture of architectural styles, parsing configUrations, setback and landscape requirements, while offering a variety of indivic;lual site conditions lacks any cohesiveness which could tie all of these varietal standards together. This gives First Street no sense of cohesiveness or commercial identity. Fuentj'c 1.A � cures The following analysis outlines programs which might be able to take advantage of the area's opportunities peteRtials iR R attergr-- to improve score Clem- challen; conditions. It is by no means. inclusive Cr a final recommendation. This list is simply a compilation of some ideas that have been successfully appliec' in situiations sirni'lar to First Street. See Exhibit 4 U Consolidate small to °ts (either vtrouq gh privat- land assembly or coo Mdi na,ted site plannir J), developing more efEcient use of 'and, creating a more efPcient bu Iding site, anal pmov6ding a nor strip commercial atmosphere. 'Depth needs to be established where possible. Establish development incentives for providing off street parking ti,vith improved inter - property circa labor opportunities. These development incentives courid be the relaxation of certain development standards -for more efficient parking design or .streetscape amenities. o ,corm a Business lmproverment District to guide project -wide improvements. This could be similar in nature to a merchant's association in a mail or shopping center. It could be self po icedo it could solve problems of who cares 'For shared parking lots; It could even sponsor promotional events. provide alterna ves to front setback parkdng lots. • Establish new, comprehensive site developm e;r t standl7rcls � -ir ,,igLje to tine area, , FiFst Street. Develop an improved stree,tscape program - ompatiblgeensi R ��it� the established' El Camino heal improvements. Q Establish consistent, yet fiexible, sign controls. Create pedestrian points of interest to enhance a linear pedestrian route along First Street, Grant development bonuses to businesses which utilize storefront canopies and plazas to enhance the pedestrian movement from property to property. o Develop means for drawing vehicles from nearby Newper- Freeway exits at `.,z,,, S�tIrvine Boulevard and Newport Avenue to First Street. Vi P .a M 3: b4 i—M D I UD .. . "I 00 tn Ul 0 3 yW A -n 0 + 0 M M c M r+ ■ Mmm a M tA M jro rD :3 CL r) r) 0 :3 r f cu now a :3 vt 0000 a n L" r- 0 z 0 :3 rD 3 0 4 :3 La 3 N ti 3 3 0 c: c: L'I CA rD M 0 0 :7 cu n n (D g :r O rD M LO lQ rD -0 0 0 *0 rD cu n, :0 0 rt (D 0 n 0 1 --q M Oj eY 3 rD rf :3 N m -M 0 =1 11+ "0 IRasad6na Avenui fyy r, 8 2, :3 1 1 1 M 0 :.i? . .3 5, a C, R > :3 Q 'n C- 0 a 0" 0 3 0 3 , -0 FO; z eD n n Oc rD (D 3, cu XD 30 0 N CL a= a El Camino Real ■ ■ ■ a a a ID iA' 3 C-p 0 > ro in a Or, j 4 3 rb 3 a La 11. 0 r. a - @ 99 . 7 0 ON 0 :3 NT ■ ■ ■ Yorba Street #a 0 9 30 !0Z SD 3 yW A -n 0 + 0 Od 0 M jro rD ■ ■ ■ Yorba Street #a 0 M 0 OL 0 c CL ra RD A, @ 3 0 Od 0 jro rD Oj M 0 OL 0 c CL ra r� u 1 V11 i This appends; documents the process by Aflfhich the !First Street Spec6fs``c ,F "'On Nolan prepared l and consiclered. Date Event July 2, 1'985 Request for proposal distributed by City to potential consultants. Contained a carefully worded scope of work and statement of objectives. August 23, 1985 The Planning Center aLIV,' oriz2if to begin wonk, August 28, 1 985 Detailed scoping meeting be vveen City Staff and corasull' a;nt team, September 30, 1985 'progress revievj meeting aj9ith pity Stal=f aand consultant team. Focus on issues potentials and constraints. October 24, 1985 First public tov -in hail meeting held to explain planning effort, .sere market and physical conditions inuformation and gain insight from the public before beginning plan fOr UlatiOn. October 25, 1985 Consultant team been plan preparation. Novernber 12, 1985 Pianning Cowart ssion vvcarkshop to present findings, summarize public input and obtain commission comments. City Coauncli members invited to l ear briefing, November 25, 19. ,85 Fresentatlon of dr ft. p ,'a;n to Joint City Co,,uncIVRannindg Cora mission workshop. Opportunity to expose .theta and interested public to details of the plan, provide council and commission members the opporwnity to question consultants, and discuss possible resolution of issues embodied in the plara. December 9, 1985 Formal public nearing on plan by the Planning Commission. Direct testimony received from public, with responses by both consultants and staff. December 16, :1985 Formal public hearing on the p,.an by the City Councli. Consideration of planning Comm ssion recommendation, public testimony and both consults -,t and staff reoorts z,-,cl 0 responses to questions. Plan adopted. January 25, 201 1 Planning Commission workshop to consider an update to the First Street Specific Plan. March 22, 2011 Continued Planning Commission workshop September 14, 2011 Public workshop on the First Street Specific Plan The process, highlighted by these key dates and events, was accompanied throughout the project Iffe by a venj close and constructive staff` /consultant communication that resulted in clarifying a great number of technical questions as needed so That polio issues could be focused upon by the public, the Planning Commission and the City Counci;]. The relationship was the Major ingredien in completing the ,plan in an a n, usually short period of time, Ix C -EN E - \1 �V L RL A 0 „CDNSJS7EjNC! Sec pion 55860 of t,,e Califforn' �a Govemrrrenl Code requires th,:al zoning be consistent Gene mej' Plan. The dominant element of the Cif of Tus'Zin General Plan relevant to the First Street Specific Plar, AreF, fs the Land Use LEI-lei-rdent. i-he entiFe pIaRRiRg area iS dLaSiqRated for-. C-0 R thiS I@R- d use and iRcludes "pr-ofessionial effice buildings, pi-- . Kr-eat-ien facilitie-si, individual steFes and shops, sheppiRg centers, and fac-ilities PFOVidiRg sales and sepAces, iROuding autemebile sales and sewice.-” The City's General Plan Land Use Element designates the area as PC CommerciaVBusiness. Under this land use designation, a mix of commercial and office uses such as hotgy_motels, commercial- centers, research and development, and professional offices are -permitted. The First Street Specific Plan is consistent with the following General Plan goals and policies: GOAL 1: -- Provide for a well balanced land use pattern that accommodates existiogg 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 1.8: Provide incentives to encourage lot consolidation and parcel assemblage to provide expanded opportunities for coordinated development and redevelopment. GOAL, 5: Revitalize older commercial, industrial and residential uses and properties. Poft 5.2. Provide development incentives to facilitate the consolidation of individual parcels along the City's commercial corridors. GOAL 7- Promote expansion of the City's economic base and ,diversification of economic activity. Polity 10A Encourage the integration of retail or service commercial uses on the street level of office projects through flexibili1y in site development standards. Poligy. 10.7: Encourage the consolidation of individual parcels /consolidated site planning and 'parking and access along First Street and in Old Town through utilization M of development incentives such as reduced parking height bonus lot cover ® relaxation, allowance for secondary uses, fee waivers and /or financial assistance in land acquisition andfor infrastructure improvements Policy 10.9; Review the First Street Specific flan including modifications to the 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, The -f_!plan responds directly to the rst geal these goals and policies by providing for appropriate commercial - �-1vice, and office uses. It responds indirectly to the seceRd - geal --by reinforcing successful development and stimulating both economic growth and aesthetic improvement on First SLi-CeL. il The 7' _ ian effects a change not so much in -the nature of uses along First Street but the balance, arrang jement, development standards and design characteristics of ofTice, commercial and specia;iized uses so that the y will be more responsive to manket opportunities and enhance the First Street corridor, The First Street Specific Sian is :therefore consistent w�'th the GZy of a astir? 13jenera1 Flan. ,tea . O The -f_!plan responds directly to the rst geal these goals and policies by providing for appropriate commercial - �-1vice, and office uses. It responds indirectly to the seceRd - geal --by reinforcing successful development and stimulating both economic growth and aesthetic improvement on First SLi-CeL. il The 7' _ ian effects a change not so much in -the nature of uses along First Street but the balance, arrang jement, development standards and design characteristics of ofTice, commercial and specia;iized uses so that the y will be more responsive to manket opportunities and enhance the First Street corridor, The First Street Specific Sian is :therefore consistent w�'th the GZy of a astir? 13jenera1 Flan. ,tea a he proposed commercia� and office cleveiopment is consistent in in'ten&' -ty and ch,arac ter vilth, the City's adopted General Ran. 2, Reason b e aitern Lives o the plan and their implications have been consicl,erecl, 3a The scope and depth of plan analysis are com enswate with the level of cletall1 contained in he plan and the specificity of lad Ljse entitlement its adoption U'thOriZe& 4, The various components of the pla as ?veil as the plan in its entirely are sensitive to the environmental and public policy impacts ref the proposed development. . Appropriate mitigation Me ashes are incorporated in ',Lhe plan to insure that concerns identified at this level of planning are resolved EIS pFTt Of th,e More detailed site plan review ),Aj9hich miust be completed before private development may proceed, 6. Administration of the plan is Thoroughty integrated into the City's development processing system. 7. Il subjects required in specific pian by the C�iifbrnia Government Code and � appiicable pity ordinances are appropriately and adequately covered. B. AdeqL;iate time and epportuniVies -we been afforded interested organizations and members of the ,public to comment on or propose changes to the plan if they so desired. 9. � . leve' of deveioprnent direction est ?!Misled by the pian is sufficien =t to el"Imn nate the need for a contnued development mcraterium in she ;First Street corridor, X rop 5,,ad Amendment of Rflrst &r t Specific Plan (Usa-n") John Nielsen, Mayor Al Murray, Ajl,-f�yor Pro Tem Jerry Amax nte, Councilmember Deborah Ga ✓ello, Councilmember Rebecca "Beckie" Gomez, Councilmember Steve Kozak, Chairperson Jeff Thompson, Chairperson Pro T em Jeff Thompson, Commissioner Wisam "Baru° Allov�,Ia °i, Commissioner Ken Eckman, Commissioner CoLv -5'�F Elizabeth A. Bins ck, Director of Co munitl� Development Dana Le Ogdon, Assistant Director of c ommunitj Development, AlCP Scott Reekstin, Senior Planner Amy Stonich, Senior Planner, AICP Joe Pearson ll, Planning 9ntern Suzanne Schwab, Former Planning Intern Original document adopted by Planning commission Resolution No. 2228 on December ail, 1 985 Original document adopted by City Council Resolution No. 85 -l26 and Council Ordinance No. 96'1 on December i 0, 19065 Amended version adopted by Planning Commission Resolution No. on 2012 Amended version adopted by City !Council resolution No. on 2012 �- J. EXITRODU TION 0 First Street - Circa 3 946 Austin's agrarian past significantly infuuenced the pattern of commercial developme :iat in, the community. The earliest development in Tustin was focL"Ised within Old Town, the commUnity's origin a9 commercial center. As vin developed, tr nsportat6or and commercial corridors evolved along First Street with small residential and commercial buildings. The subdivision of properties along First Street created an irregularly .shaped streetscape, ?ofith most ;parcels being relatively small in size. Over the years, small parcel sizes limited the size and intensity of development that could occur along First Street, As freeway travel expanded and became easier, First Street patrons were willing to travel farther to find goods and services. Newer and larger retail and service providers were established in Tustin ranch and along nearby Newport Avenue, creating strong competition for First Street commercial businesses. Although First Street and the Newport (Sly -55; Freeway intersect, freeway on- and off ramps were not provided on First Street, but occurred a biock north at Irvine Boulevard. Vehicle traffic found the most direct route to the freeway, result;ng in some drivers bypassing First Street. The less- traveled First Street corridor developed from its early status as the ,primary gateway to the City into a more fragmented pattern of land uses that continues to include a varied mix of historic residential and commercial properties. Land use changes have been infrequent along First Street, and the existing mixture of uses share a low - scale, low-intensity commercial character that is in need of revitalization. Residential uses (including single family, multi- family, and mobile homes), auto - oriented service uses, office, and small retail buildings currently line First Street. Only the First Street properties located nearest to Newport Avenue are generally larger and more uniform in use and purpose. 1 First Street - 2009 B. PLA, Nfi\,lilMG AREA The First Street Specific Plan regulates a Corr me ~cial corridor that extends pproximateiy a mile along First Street from central Tustin at Newport Avenue to the Newport Freeway {SR -55), as depicted on Exhibit 1. This corridor varies in depth on either side of the street 'F�Y,Paf/Yl °i rc' °q}^r i7�L1 a r,a nfi °^� h 'Pr a°* �,a ,0 �, y� Q feet IheI e u abuts he First Street right- of to alrnost a quarter ou mile along Newport Avenue where the Larwin Square and Courtyard commercial centers are located on sites of several acres. Although the First Street Planning Area is relatively small (approximate8y 84 acres), it is significant in that it continues to serve as an entry to the City from the west and ;provides access to the Old Town Tustin historic district and, via ,Centennial Way, to the Civic Center, T,h,e First Ar(,�,,,a ;is (dINI( ie4J Mtu three Sufic rep g as shown oun -,Dkh`b,, t, S 2, 3 and 4i C, BACKGROUND Over the years the First Street corridor has evolved into an area of considerably varied development. The quality and condition of the existing built environment varies from high quality projects to those that have not been well maintained with, many examples throughout the spectrum between these extremes. The predominant uses existing within the First Street Planning Area are commercial retail, service, and office. Stimulated by a concern about the appropriate mix of these predominant uses as private development projects were proposed, the City Council estabilshed a moratoriurn on the issuance of new building permits on .dune 3, 1,985 to allow time to establish overall guidance for further development. The First Street Specific flan (the "Flan" is the vehicle approved by the Tustin City Council to provide that guidance. I i When adopted in 1 985, the First Street Specific Plan was eruvisioned to be a 5-year plan. bNlore than 25 years later, in 28l 1, the Tustin Planning Commission anci City staff initiated an effort to update the Plan. As described in more detail in Appendix E, an intensive series of conSU]tant /sty workshops, public meetirngs and Planning Comm issionl0ty Council work sessions and public hearings led to formulation, of the original 1985 Specific Plan and its 2012 Amendment, D. PURPOSE OS The goal of the 1985 First Street Specific Plan was to identify an appropriate mix of commercial and office vases for the area. Tustin City Council was concerned about an „erosion of commercial potential" along this gateway street. The Plan was also intended to protect acl acent residential neighborhoods and establish consistent development standards, The purpose of the 2012 Plan is to continue to guise and, stimulate the use of properties Tong First Street to the maximum mutual advantage of property owners and the City of Tustin. This is accomplished by a comprehensive set of regulations, incentives and Design Guidelines, along with other related actions to encourage optimum development. The P an constitutes the legally established zoning for properties within the Planning Area. )Moreover, it establishes certain important development policies within the Furst Street corridor. The Specific Flan is the major device for implementing , enting the City of Tustin General Flan within the planning Area,. E. A!1JI _T � 3ONMI f The California Government Code authorizes cities to adopt specific plans by resolution as ;policy or by ordinance as regulation. Hearings are required by both the Planning Commission and City Council, after which the Specific Plan must be adopted by the City Council to become effective. The adoption of this Specific Plan by the City of Tustin is authorized by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. The First Street Specific Plan is a regulatory plan which serves as the zoning ordinance for the properties within its boundary. Proposed development plans or agreements, tentative tract or parcel maps and any other development approvals must be consistent with the Specific Plan. Projects consistent with this Specific Plana are automatically deemed consistent with the General Plan. K The regulations contained herein shall apply to the boundaries depicted on exhibit l , A. llNl J ROIDUC f 6ON The Land Use Plan contains the essential components of the "specific I ian and the ,policy direction which serve as the foundation for development regulations and guidelines which are used in reviewing and approving development ;projects within the First Street `specific Plan. There is a tendency to emphasize problems in planning documents because perceived ;problems are frequently the sVML]1US for undertaking a plan. While there certainly are some real challenges in the Planning Area, it is equally evident that these are unique attributes and considerable opportunities which combine to offer the ,potential for af balance between preservation, rehabilitation, and new development The main idea of the Specific Plan is to preserve what is good, improve what is not and allow grog /vth inhere marlket forces are evident, through private market decisions. The basis for this Plan lies in ]) the Tustin General Plan lsee /appendix G for a summary of General Plan cons istency)and 2) the analysis undertaken to prepare or amend the .specific Ilan (embodied in the accompanying appenclices). The following key ;points should be kept in mind in reaching and using this Specific flan: L The primary eases of the area are and should remain commercial retail, service, and office. Differences in uses and regulations within the area are based on the intensity an >> characteristics of each subarea. 2. The Oty will depend primarily on .private market decisions to stimulate development anci improvements in the area. 3. Diversity of appearance within certain broad quality gu,iclelines is desirable, as called out in the Design Guidelines (Appendix A). 4. The Plan is a conscious compromise between one extreme of doing nothing and the other of trying to completely change the area. The balance thus achieved will hopefully provide a stable and durable basis for decision making in the area, 5. In order for the area to work best, a creative partnership between the City, property owners and tenants is required. The Specific flan is intended to be the foundation for that partnership and will support it more effectively than more traditional planning approaches. G. City Council adoption of the policies, use regulations, site development standards and design guidelines constitutes the City's commitment to property owners and the development community that it will carry out its appropriate share of the effort to M �J 0 uj z+ %A anuany�uapesed - -- "� lx �R ^Y� c _u y.... Q1 V < 4� Q � 4--J v Q� CU 'U- 4-J CL VI LL ` V LS maintain the Planning Area as an asset to .property ovvners, tenants and t ae City as a whole. -3. SUhAAN-jARY CF SPEC, A The following points express the most essential ideas contained in the Plan and constitute the overall policy direction for the flan. Decisions about continuation, redevelopment or new development of uses on property within the Specific Plan shall reset with the individual property owner. 2. Decisions about development standards to be maintained or established snail rest wlth the City and sell be as ;prescribed in this Plan, as it may be amended from time to time, 3. The basic intent is for continuation of primarily commercial retail, service, and office uses, including some commercial mixed use projects at various scales, The Plan Area may be expanded by Specific Plan Amendment and Zone Change. 4. Thais Plan, as amended, provides guidance for development as it could occur within approximately a 3 5 -year time span, or by approximately the year 2 27. The following statements represent the policy direction for the Planning Area as a whole, as well as the distinct sections of the subject area that exhibit particular use constraints or ;potentials. Ra fern o f 'Uses ISSUE: What is the most ;productive pattern, of uses? GOAL: The best use of property within the Specific Pian area is development approaching ,maximum development potential while providing a compatible and monitored growth program. OBJECTIVES: l . i Preservation of existing quality uses, 3.2 Expansion /intensification of existing quality uses. 1.3 Maximum possible responsiveness to market opportunities for - each sub -area (see Exhibits 2, 3, and 4). 1.4 lases appropriate to each, sub -area. E POLICIES: L Maintain and perpetuate a mix of commercial retail, service, and office uses in sub- area 1. The best use of ,property within the Specific Flan area balances maximum dev&opme.nt potentia[ with compatible uses and monitored growth. 2. Stimulate retail and service cornmercial eases in sub -area 2. 3. Preserve the dominant retail and service commercial cases in sub - area 3, retaining already established offices, 4. Promote development, expansion or redevelopment that: a, Is a permitted use; b, Meets prescribed development regulations; c, is responsive to established design guidelines. 2. condition o` E,,dssirag Deveiopment ISSUE: How can the overall condition of development be improved? GOAL. A consistent quality of development throughout the area. OBJECTIVES: 2.1 Maintenance of quality that exists. 2.2 Improvement of development that is deteriorated or irae:fficiently designed. 1. Reinforce existing private property health and safety regulations by committing City enforcement efforts to this area. 2. Allow maximum site developrent through relatively liberal site development standards in return for well- conceived site plans. 3. Offer development incentives to property owners for projects that are highly responsive to plan objectives. 4. Establish and administer Design Guidelines to assist developers in understanding and implementing the Plan's intent. M �°., 3o ti�is��al9rr:�r7l�e��nt ISSUE: �Hovv car the area's appearance anci image be unproved? GOAL. A q,uaJty physical ppeome nce of bosh existing arc; future deveiopmednt, O JEC T NES: POLICIES: 3.1 Elimination of visible outside storage. 3.2 Compatible building, elevations and materials, 3.3 '-ligh quality, landscape treatments throughout the corridor. 3.4 Achievement of an overall ,positive identity for the area. l , Require responsiveness to Design Guidelines in plans for new development, expansion or redevelopment. 2. Discourage parking in front of buildings. Bu:ilciings should be located as close to the street as possible. 3. When rear parking is not possible, screen parking areas with landscaping materials or treatment in excess of minimum standards, O4. Maintain the existing streetscape improvements. 4. Uses ISSUE: '-low can land eases within the specific flan be kept compatible with each other and with adjacent uses? GOAL: Compatible land uses which do not interfere or create health and safety concerns for an ac�acent use. OBJECTIVES: 4. B Reduction of existing conflicts !between uses, 4.2 1 reventicn of future incompatibility as new development occurs. 4.3 Use of design standards in the Design Guidelines to improve compatibility where changes in use are impractical. POLICIES: 1. Approve site plans for authorized uses which demonstrate design compatibility with adjacent uses and structures, particularly where 0 such adjacent uses are single family residential in character. 7 2. Encourage lost consolidation or integrated site planning by considering deve,"opment incentives. a. ,p,p►y appropriate DeSign G 9jclelines to mitigate conMc'its between uses where a change in use is not practical. 5. Ne)"""f Ljs s /:use it t r� sia���:ti ra ISSUE: What new uses are appropriate and feasible in the area and where should they be allowed? GOAL, Effective integration of new arses. OBJECTIVES: 4.1 giVlaximum possible capture of market opportunities by property owners. 4,2 TI-le most effective possible use of each parcel of land. 4.3 Location of new uses in areas which contribute most to overall improvement of the area. 4.4 Efficient use of existing public facilities to support market - generated growth and development, POLICIES: � . Encourage prirnariiy new retail commercial, service commercial, and !office ,uses in designa',ted subareas. 2. Establish and admn nister a system of incentives for lot consolidation or integrated planning of smaller parcels through cot usideration of reductions in parking requ, rements, fee waivers for permit processing, etc. 3. Allow shared parking and access to allow maximum parcel usage. 6, Parcel Size /Ca figuration ISSUE: What is the best way to deal with the variety of land parcels, particularly the numerous small ones? GOAL: Efficient parcel sizes and configurations, 8 OBJECTIVES: POUCIES: 4.'d Consolidation of lots wherever possible in conjunction with anticipateci quality design as set north in this plan, 4,2 Coordinated site pia ring eancd development of adjacent lots �Jvhere consolidation is not possible. 1. Provide lot consolidation incentives in the plan regulations. 2. Apply incentives also for an integrated site plan on adjacent individually owned parcels. 3. recordation of reciprocal access agreements for new development located adjacent to sites with future potential for shred ingress /egress. 5. Site DE evelopme;nt Standards ISSUE: What site development standards are appropriate? GOAL: A combination of standards and incentives wNch will stimulate guaRy development. OBJECTIVES: POLICIES: 5.1 Site development regUlations Which lead to efficient use of available space. 5.2 Design Guidelines which assist in defining and describing the level of quality intended. 5.3 Site development incentives which stimulate lot consolidation or cooperative site design and lead to more profitable and efficient parcel ease. 5.4 Safe, effective and adequate access and parking for each business enterprise. 1. Provide incentives for lot consolidation/ integrated site planning in the Specific Plana regu ations. 9 2. Inclucle responsiveness to Design Guidelines as a major consideration in site plan review and approval. 6. incentives fbor Plan AdministrEvon ISSUE: What City assistance can be provided to encoUr�ge expedient implementation of this Plan? GOAL: To encourage rapid rehabilitation of poorly maintained structures and uses. OBJECTIVE POLICY: 5.1 ,Rehabilitation of facades including signage) of existing structures to comply with 'Design Guidelines of this Plan. 6.2 improve vehicular inter -site circulations. 6.3 Maximization of pedestrian movement and access. To make available to property owners, where possible, funding sources ,for .rehabilitation of existing buildings and for new development. r/ 0. LAND USE CONCEPT The main ilea underlying the First Street Specific Plan land use concept is to build; upon the positive features already present. They include the foliowdmg: First Street is an attractive gateway to the City that has id'enti iable east and west entry points at the Newport Freeway overcrossing and Fit Newport Avenue. 2. the Specific Plan emphasizes "pedestrian-friendly" design and uses to preserve the existing human scale and character. 3. Setback and height restrictions appear compatible with nearby residential uses to the north and south. 4. Mixed use with retail on the first floor and offices on the second floor is encouraged. S. Street improvements are well maintained. The Specific flan corridor has a pleasant streetscape, which includes wide medians, mature trees, and close proximity to an attractive City Park. Street furniture, flags, planters, and bus shelters as recommended in the Design Guidelines can improve the existing streetscape with a more cohesive appearance and further encourage pedestrian activities. A vision and plan for future improvements through the Design Guidelines with public and private incentives and � funding will achieve the desired improvements along First Street. 10 6. There is,inle traffic congestion and ample parking along First Street, 7. Property owners are ,encouraged to make positive changes, while maintaining a "human scale" environment along First Street. The plan concept consists of the following components: �. Subareas The corridor is made up of three subareas, each characterized by a particular land use emphasis. Subarea 1, closest to the Newport ASR -55) Freeway, is a mixed use office-commerc al area � fExhibit 2). Subarea 2, either side of the El Camino ReaVProspect Avenue intersections, is a transition area with an emphasis on retail commercial and service development (Exhibit 31. Subarea 3, anchored by two relatively large shopping centers facing NeiA,/port Avenue, is predominantly a, retail and service commercial area, but with a strong office enclave (Exhibit 4). 2. Preservation of Human Scale and Character Site development standards, with only a couple of exceptions, limit development to one or two stories directly along the corridor. Efforts are made through the Design Guidelines to achieve a low-profile "pedestrian-friendly" environment by making it possible to move freely within each subarea from business to business. Moreover, the visual image being sought is one of human scale, not dominated by large or h,igh chose-in buHd'fnc masses, with streetscape and the design of the pudic rea"m, ding to a sense of piace for First Street. 11-1 summary, the concept seeks Fj balance between market responsive expansion on the one hand and preservation of the basic existing scale and character on the other. DEVELOPMEN7 RLEGULJWJONS A " IA j-rr%0 � I I jl'L�) These regulations constitute the primary zoning provisions for the First Street Specific Plan. These regulations are in addition to regular Zoning Code provisions (Article 9 Land Use, Chapter 2 - Zoning) of the Tustin City Code. Where there is a conflict, the regulations herein will prevail. Where direction is not provided in this Specific Plan, the Zoning Code shall prevail. 11 ti L v 1_ E O u ID O O O .n "v Z. 1 c m r u u CL r-• 4-J m n (U i Vi 4-J N N LL , V L n. Q) v Q laaAs 8 0 Pails 8 3aal4S b ;aaa4S y k Ul anljo male ulelunoyy U- ;aagS :)!II:)ed paj4S egjoh wits a1:UAW 4amS al3jAW L W +� V S' ti L v 1_ E O u ID O O O .n "v Z. 1 c m r u u CL r-• 4-J m n (U i Vi 4-J N N LL , V W he* Ieluua4uaD Li z+ n jawls J laaAS J )13 ro v E E 0 u 0 U . r 4-- r ^u W � N 4--J MC Q) v� L. O LL N m m W Li v L (U O V c fri ^^ r) _u 4. nnV � M V) CU v 4-J V) N L' O LL N c m R The overall intent of these regulations is to g� side develop raent on all development parcels in the Specific flan area to insure that each Individual development pro�iect contributes to rneetdng the goals and objectives of the First Street area. More specifically, the regu ,nations are intended to: o Provide opportunities for economically productive business enterprises. Establish eases and site development standards which contribute to the preservation and enhancement of acjacent single family residential environments and which promote an economically sound land use pattern for First Street. Provide for the scale and nature of uses which can facilitate the most efficient use of the existing development pastern as well as parcel sizes and shapes. o Achieve gradual improvement of older commercial, office and residential buildings by allowing commercial retail, service, and office uses that are compatible and consistent with surrounding areas, enco!urac. ng redevelopment, promoting consolidation of parcels, enabling rehabilitation, emphasizing landscaping and design improvements and promoting an y combination of these devices desired by the property ownerfsJ arucl supportabie by the City. Contribute to the improvement of both visual and functional attributes of First Street to help stimUlate business activity. • Protect the traffic handli ng capacity of First Street while accommodating new development an d rehabiliutation. • !establish a sense of place, as well as continu ty and con dsustency of development standards, within the Specific :-Oi'an Area, B. GENERAL FRICA1,I&ONS The following regulations apply to all subareas within the First Street Specific Plan Area. I . All construction and development within the Specific flan area shall comply with applicable nl..r.nviyfoiacoinvnv .c a ovf . th.- Tustin Ci ty, Co de, California Building r ode and (-C - various related mechanical, electrical, plumbing codes, grading and excavation code and the Subdivision codes, as currently adopted by the City Council. Where there is a conflict, the regulations of the Specific flan will prevail. Where direction is not provided in this Specific flan, the Zoning Code shell prevail. However, In any case of a conflict between the specific provisions of any such code and this Specific flan, the provision which most serves to protect safety shall apply and the Community Development Director shall resolve the conflict by written determination in a manner consistent with the goals and policies of this Specific flan. 12 . The setback requirements are as specified each use category of this Specific Plan. Ali setbacks shall be determined as the perpendicular distance from the existing street right -oar v� ,/ay line, or property 16ne, to the foundation point of the closest structure. This shall not preclude pedestrian arcades or awnings from encroaching into the front yard setback area. 3. If an issue, condition or situation arises or occurs that is not sufficiently covered or provided for or is not clearly understandable, those regulations of the City Zoning Code that are applicable for the most similar issue, condition or situation shall be used by the Community Development 'director as guidelines to resolve the unclear issue, condition or situation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the City Zoning Code. 4. This Specific Plan may be amended by the same procedure as it was originally adopted. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. An arnendment may be initiated by the City Council or the Planning Commission, the general public, or City staff. Any such amendment requested by the general public shall be subject. to the fee schedule adopted by the City Council. 5. Any persons, firma or corporation, whether a principal, agent, employee or otherwise, violating any provisions of these regulations shall be guilty of a misdemeanor, and upon conviction thereof, shall be subject to penal,t es and provisions of City Code. 6. Whenever a use has not been listed as a permitted or conditionally permitted, it shall be the du'y of the Community ;Development director sand /or the Planning Commission to determine if said use is l) consistent with the overall intent of the Specific Plan and 21 the sai d use is consistent with the other listed permitted or conditionally permitted uses in the Specific aPlan, 7. In order to maintain and enhance vehicular and pedestrian circulation along First Street, any development occupying a parcel which is located on a corner with side street frontage should have vehicular access restricted to the side street only. the Community Development !Director will review this on a case -by case basis. Wherever a site is not on a corner, a reciprocal easement agreement will be encouraged. 8. Non - conforming Structures and Uses of Land Where, at the time of passage of this Specific Plan, lawful use of land exists which would not be permitted by the regulations imposed by this Specific Plan, such use may be continued so long as it remains otherwise lawful, provided: a. No such non - conforming use shall be enlarged or increased, nor extended to occupy a greater area of land than was occupiecl at the effective date of adoption or amendment of this Specific Plan. 13 0 b. No such non - conforming use shall be moved in whole or in part to any portion of the lot or ;parcel other than that occupied by such use at he effective date of adoption or amendment of this is Specific J Ian. c. If any such non - conforming use of land ceases for any reason for a period' of more than 180 clays, any subsequent use of such land shall conform to the regulations specified by this Specific Plan for the district in which such land is located; d. No additional structure not conforming to the requirements of this Specific Plan sell be erected in connection with such non - conforming use of land. 10. Non- conforming Structures Where a lawful structure exists at t e effective date of adoption or amendment of this Specific Plan tha? could not be built under the terms of these regulations by reason of restrictions on area, height, yards, its location on the lot, or other requirements concernimg the structure, such structure may be continued so long as it remains otherwise lawful, subject to the following provisions; a. No such non - conforming structure may be enlarged or altered in a way which Increases its non-conformity but any structure or portion thereof may be altered to decrease or not affect its non- confor mis-y. b. Should such non- conforming structure or non - conforming portion of structure be destroyed by any means to an extent of more than 50 percent of its assessed) value at time of destruction, it shall not be reconstructed except in conformity ,with the provisions of this .Specific Man,, C. .Shouid such structure be moved for any reason for any distance whatever, it shall thereafter conform to the reguiaVons for the district in which it is located after it is moved. , _'\N 115 irt�C� 9A11Ju 9 1. Permitted Uses a. :Subarea 1 ®neighborhood Commercial In Subarea 1 (Neighborhood Commercial), the following uses, occupying no more than 10,000 square feet, shall be permitted by right where the symbol T" appears and may be permitted subject to a conditional use permit where the symbol "C" appears in the column to the right. M] ORetail Uses: ,a Antique shops P (b) Apparel stores F (c) fart galieries P (c;) Bakeries, retail only T (e) Bicycle shops (including repair) P (f) Books, gi'fs ;=arid stationery P (g) Confectioneries P (h) Convenience markets C (i) Drug store f U) Horists P (k) Furniture store J (i) General retcaii stores F ( ra) Hardware store P (n) Hobby stores F (o) Jewelry stores F f p) Nlusic stores P (q) Neighborhood commerciai centers F (r) Nurseries and garden suppi1y F (s) Office Supplies and equipment F (t) religious suppiies P (u) Print shops P (v) Shoe stores r (w) Sporting goods stores P 2) Service Uses: (a) Assisted living, rest homes, extended care facilities, convalescent hospitals C (b) Banquet facilities C (c) Surber, beauty salons P (d) Dance and martial arts studios P (e) Fitness training, indoor one on one C (u) Hotels and motels (boutique) C (g) indoor commercial recreational uses C (h) InSU : nce agencies P (i) Laundry and dry cleaners (off site only) C 0) Locksmith P (k) Massage establishments P (1) Meeting rooms C (m) Real estate agencies P (n) Restaurants with alcoholic beverage sales C (o) Restaurants with drive thru service C (p) Restaurants without alcohol P (q) Schools, pre - school and nursery C (r) Seamstress or tailor shoos P 15 (s) Sloe or luggage repair shops f (t) Travel agencies (u) TLItCring 'Facilities P 3) Office Uses; ja) Accountants (b) Advertising agencies (c) Answering service F (d) Architect P (e) Attorney P F) Chiropractor F (g) Collection agency J (h) Contractors and bL.,iilding consu,Itants 1 (i) Dentist U) Doctor F (k) Drafting F (1) Economic consultant P (rn) Engineer (n) Escrow F 7o) Interior decorator or artist studio F (;p) Land and proper', ay management F (cl) Land ,planner P (r) Oculist P (s) Optometrist P (t) Others licensed by the Sete of California to practice the healing arts, inciuding clinics for out -pa Vents on'y ;P (u) personnel Agency P (v) Photographer , (w) surveyor F (x) Sociai work f (y) Professional co nsul -net F (z) Stock broker P (aa) Title insurance f (bb) gavel agency P 4) Community and Institutional Uses: (a) Churches, convents, monasteries and other religious institutions C (b) Fraternal organizations and Lodges C S) Existing Single Family Residential Use /Structures Any existing single family residential structure listed within the City's official historic survey is encouraged to be preserved and used as a 16 residence, or preserved and used as a commercial use as authorized by this Section and consistent with the City's C-ciltur,71 Reset.»ce District Re id, n io,9 . esi a7 Guibleiines and the Secretary of Interior's Standards for Rehabilitation. a Any existing historic single family residential Structure used for such purposes is a permitted :use. b The conversion of an existing historic single family residential structure to a commercial use shall comply with the use limitations identified for the Subarea in which it is located. c No commercial use of an existing .historic single family residential structure sell be changed to another commercial use (e.g. office to retail) Without the prior approval of the Community Development Department. d Any historic single family residential structure lawfully converted to a commercial use is considered more conforming and must be maintained as a commercial use. 6) any other similar and/or compatible retail, service, office or comae ni y /institUtiona:a!l use the Community Development Director and /or Planning Commission deems consistent with the context of Subarea l listed above alas permitted /conditionally permitted. 7) Development Standards (a ) Maximum Structural Height - 2 story, 28 feet. (b) JVinirr um Building Site Area 6- No minim,, M (c) Minimum 'hard Setbacks: Front. 3 C feet Side: a feet* Rear: 20 feet *Exception. 10 -feet required when a side yard abuts a residentially zoned property (d) Lot coverage: No maximum; limited only by setback areas. (e) Landscaping: All areas not utilized for parking, building and walkways, but not less than a minimum of ten percent of the building site area shall be landscaped in conformance wit h, tfhe Design Guidelines of this Specific flan area. Wi b. Subareas 2 and 3 m Commercial In S,ubareas 2 and 3 f Commercial), the following uses shall be permitted by right whiere the symbol "P" appears and may be permitted, subject to a conditional use ;permit where the symbol ®C°` appears in the column to the right. Retaii Use's: ( ) All permitted or conditionally ,permitted retail uses listed in Subarea 1 subject to the use restric:iion`; specified therein and the development criteria specified hereafter (b ,appliance stores P (c) Automobile parts and supplies C (d) Department stores P (e) Drug stores, pharmacies P (f) Furniture stores P (g) Hardware stores P (hJ Liquor stores C (i) Pet stores and supply P U) Sporting goods P ( to Supermarkets, grocery stores (1) Tire sales and service C 2. Service Uses: (a) All permitted or conditionally permitted service rises listed in Subarea 'j subject to the use restrictions specified therein and the development criteria specified hereafter (b) Banks and financial institutions P (c) Car ?rashes C (d) Cocktail lounges and bars when not an Integral part of a restaurant (e) Service stations C (f) Theaters C 3. Office Uses: (a) All permitted or conditionally permitted office uses listed in Subarea l subject to the use restrictions specified therein and the development criteria specified hereafter (b) Banks and financial institutions P (c) Insurance P (d) Personnel agency 1 (e) Public utility office (but not including corporate yards) C (f) Title insurance P 1 4. Commu�ijty, and lrnSZltutional Uses. a) Ali permitted or conditionally permitted Community anc lnstitutional uses listed in Subarea % su ect to ti-e use restrictions specified thereirn an l the development criteria speciFled hereafter fib) Animal hospitals and clinics C (c) Commercial recreation facilities including tennis, racquetball, bowling, ice skating, athletic clubs and si llar uses C f d) Post of a ice branch P 5, Any other similar and /or compatible retail, service, or office use the Community Development Director and /or Planning Commission deems consistent with the other uses listed above as perrnitLed /conditlonally permitted, 6. Development Standards - Subarea 2 (a) Maximum Structural .Height - 2 story, 28 feet, fib) Minimum Building Site Area - No mj ni -mum f c) Minimum Yard Setbacks. Front: l0 Meet Side. 0 feet* Rear: 20 feet *Exception,: 10 feet required when a side yard abuts a residentially zoned property (d) Lot coverage. No maximum; limited only by setback areas, f e) Landscaping: Ali areas not utilized mr parking, building and walkways, but not less than a minimum of tern percent of the building site area shall be landscaped in conformance with the Design Guidelines of this Specific Plan area. y. Development Standards - Subarea 3 (a) Maximum Structural Height - 3 story, 35 feet. (b] Minimum Building Site Area - 10,000 sq. ft. 0 (c) Minimum ward Setbacks: �- Front: 10 feet Side: 0 feet* ,'dear. 50 feet * Exceptione J 0 feet required when a side yard abuts a residentially zoned property (d) Lot coverage. Nlo maximum; limited only by setback areas. (f) Landscaping: All areas not utilized for parking, building and walkways, but not Mess than a minimum of ten percent of the building site area shall be landscaped in conformance with the Design Guidelines of this Specific Plan urea, E. PAR' INRG All parking requ,a cements shall be subject to the provisions of the Tustin 0-0j Code. F, LOT CONSOLIEA MOIN PRO7G1Ai ✓7 Lot consolidation, for ;the purposes of this Specific Plan, shall refer to the legal combination of lots or the development of Multiple lots under separate ownership as one cohesively designed development. As a means to encourage lot consolidation along First Street rather than Let uirin by specifying larger than presently existing lot sues, the City Planning Commission mmay grant certain bonuses for consolidations exceeding a certain level. These bonuses may include relaxed :height iimra tations, , parking reductions, relaxed setbacks or other such modifications as may be determined to be appropriate, To qualify for a lot consolidation bonus, the total area of the lots being combined or cohesively designed must surpass the minimum required lot size by at least 50 percent. if a minimum lot size is not stipulated, the lots being combined or cohesively designed are automatically eligible for bonus provisions. For example, two ac�acent owners want to cohesively develop their properties as one development. Property owner A's property is 7,500 square feet and property B's lot is 1,000 square feet, The minimum lot size requirement under which they are developing is 10,000 :square feet. Combined, their development parcels) safely exceeds 15,000 square feet (50 percent over minimum of 15,000), therefore they may seek lot consolidation bonuses. It should be specifically noted here that this is a completely discretionary action of the Planning Commission. The Planning Commission is under no obligation to grant development bonuses. In addition to determining the degree of the bonus provision, they will also determine how well the development has addressed the Design Guiclelines of this Specific Playa. Any bonuses may be granted by the Planning Commission on a case -by -case basis with past actions not affecting future direction. Each development stands on its own merit, 20 The following bonus provisions are available but shall not be limited to, Parking reductions Height Tel a,° ation Pot coverage relaxation RedUction or waiver of processing fees G. M I /XE-ED USFL-- lNCEN IIVEES Development and construction of buildings incorporating retail commercial or service commercial uses on the street level with an equal or ;greater amount of square .footage relative to the office space on the upper floor(s) shall be exempt from all site development standards except for height and ,parking. The development shall be responsive to the 'Design Guidelines. rl, C- NSOLOATED 0J\J 7S Any development proposal which incorporates either consolidated parking or l reciprocal access agreement with an adjacent use may be eligible for ;the Consolidated Parking/Access Bor us. The bonus small be an overcall reduction of required' parking spaces by up to 20 percent X20%). 1. FLAN ADMINISTRATION 1. General All regular administrative provisions of the Tustin Zoning Code shall apply to all ;properties within the First Street Specific Mara boundaries, including but riot limited to Design Review, Zoning Permits, Conditional Use Permits, Appeals, Amendments, public notice and hearing provisions. The provisions herein add to or .SUp;puement the above - referenced provisions. 2. Administrative Review In order to further encourage the development and rehabilitation of permitted uses within the First Street Specific Plan area, permitted, the review of plans for a permitted use shall not be required to be processed hrcugh the Planning Commission unless they are conditionally permitted uses. The Community Development Department shall review and comment on all matters of the application, and a final determination on the plan shall be rendered by the Community Development Department. The Planning Commission may at their discretion suggest design modifications consistent with the Design Guidelines. Any project having development plans approved by building permit issuance or land use permit prior to the amendment of this Specific Plan shall remain approved without amendment. 3. Site Flan, Review a. Method and Purpose The First Street Specific J ian shall be implemented through the Lase of Site Flan Review. A Site P,an shall be required for all rehabilitation, redevelopment, expansion of existing uses or structures and new development within the Specific Tian area requiring a building permit. This requirement is institutes] for the following reasons; 1. To ensure consistency with the intent of the Specific Plan. 2. To encourage innovative community design and development. 3. To assure substantial long -range compliance with the Redevelopment Plan and General Plan, 4. To promote the highest ,contemporary stanclards of site design. 5. To adapt to specific or special development conditions that occur from time to time while continuing to implement the Specific Plan. 5. 'To facilitate complete documentation of laind Lise entitlements authorized grad conditions pertinent thereto, b. Applicability Approval of a Site Plan shall be required ;prior to or noncurrent with a Conditional Use hermit, Tentative Tract Map, or Parcel Map for all proposed projects within the Specific Plan area. Where no T entative Tract or Parcel M, ap is required, approval of a Site Plan shall rest with the Planning Commission except in the case of permitted uses. The Site flan ;process shall be similar in its requ, rements and procedures to the Conditional Use Permit ,process in the City of Tustin. The primary difference betkveen the two is the simpler administrative review procedure for deveiopment projects which consist of permitted eases. 22 /Appendix A DES!G1J GiUMELINES 'S�pzr T, Document) 0 1/ Appendix ,R v85 iIAAARK ET Ajl\.ALYSS'S Dcuumentj '985 AND 21012 Ojr\,1'D1 f 1C1 S SUMVIVARY J o formulate what some of the oppor - inities and constraints of the Spedcflc J i'an Area were in 1985, certain basic mapping tasks were performed. These tasks ultimately assisted the study team to reach conclusions about ghat was there and how it related to the goals of the study, the two 1985 conditions exhibits discussed here include. 1985 land use 0 1985 zoning 1. 1985 Land Use The 1985 land use exhibit confirmed much of what the study team had generally been told about the area. Land uses were generally well mixed, with retail commercial and office development the most predominant. Also, the area generally became less commercial in nature as one traveled in a westerly direction from Newport Avenue to the Newport Freeway (55 Freeway). A small family of - aiuto- related uses on the north side of First Street near Fl Camino Peal was also found. Residential properties were the predominant non- confor m" g use along the corridor. See Exhibit 5. Existing (2012) :hand Use The existing land use exhibit demonstrates that there is a mixture of commercial retain, service, office, and residential apses along the .First Street ,corridor. As shown in Exhibit 6, there is only one vacant lot within the Specific Plan area. 2. 1 985 Zoning The Zoning Prior to the 1985 First Street Specific Plan exhibit coupled with the 1985 First Street Existing land Use exhibit posed striping observations from the study team. The one distinctive conclusion made was the proliferation of commercial zoning at the western end of First Street and the general lack of primary commercial uses located there. The other fairly obvious notation about the zoning configuration was the lack of depth presented by the commercial zoning with medium and low density residential zoning irrarnediately to the rear of First Street properties. See Fxhtit 7. 1; s s In 2012, a Specific flan Amendment was approved that corrected minor zoning inconsistencies created by the 1985 adoption of the Specific Plan and its boundaries, including restoring the zoning for large residential land uses to that previously established in 1985. Also, the less intensive built environment existing at the westerly end of First Street was preserved by revising the zoning designation to iii Neighborihood Commercial l while preserving the more urban commercial l built enVirOr,r ene existing al tide easterly end of the sweet, In addition, auto repair, single family residences and gather previously prohibited uses were reintroduced as permitted or condi tionaNy permitted ease in the Specific Plan. .V a aw -"M 1440 _. OD 0"1 Ln VI .r-+ r.+ Mr+ n M M M r-+ r+ L/) 2�0 mum ZA' M r+ 58 r*) LO MMMUM x r) :3 -0 a Cu C 0 0 It U11 r+ Centennial Way . .gg "B" Street "C" Street . qi El Camino Rea) rI+ Prospect Ave (D C �i go �0�0 on CL 3 rD E3 rD 0 0 It U11 r+ Centennial Way . .gg "B" Street "C" Street . qi El Camino Rea) rI+ Prospect Ave (D C �i go M= -0:0 on Nj Lei r-t 3 si rD r-+ M LA M (D 0 M 0 x0 r+ OMM a :3 r*) LO raw= r) cu :3 '10 CL C M 0 0 u rD co 0 :0 r+ r+ (D D Centennial Way "A" Street "B" Street "C" Street El Camino Prospect A ve x -0:0 on 3 si rD c: rD LA 0 0 0 u rD co 0 :0 r+ r+ (D D Centennial Way "A" Street "B" Street "C" Street El Camino Prospect A ve x EM/0 r I11 IIII�IrI 1 loi. ski �� ;�11111ttl� lit alimi .�. II�M1= ■ =■ �iiiiiiiii�ii ��■ �� tt1111t111 a� :■ ttttititt! � J LN 1!1111 11111 0000 E n to r- 1+ 0 ZY 0 m 3 O :3 z " to rD n y 3 3 C C r� ro rn 3 rD ti ti r, :3 La o rD ru LS ti n r 3 O ^" M r+ Q Q Q o rD ti 3 Q r+ m 0 =i CC) ■�■■ co �n '71 0 a L4 loo ON"I 0 rD (V c 3 f- IN rt L041 Room rD • t ^� a 3. N j CL rororo' r) F)", 0 3 - r @ ai■ 3 M t 0000 E n to r- 1+ 0 ZY 0 m 3 O :3 z " to rD n y 3 3 C C r� ro rn 3 rD ti ti r, :3 La o rD ru LS ti n r 3 O ^" M r+ Q Q Q o rD ti 3 Q r+ '71 Q -3 so m �i L m ^� a 3. N rororo' �� @�aN 'o`� r '—° a a ■ = ro o y n� Yorba Street : ■ �' . ... .., a �• O � � cr ppamo _a]•y�o 7 'o - o fi N = `y-L nnynyy OroLl oa�o3��:'ro U3 ID m .°�3to ,n�coroo@a '-4 vomaQ�o� 5' n y jp Q O ^i N Q O j CL 2`°3 °� °roa'O y- N^,�r3omyo tr. 30 0 n CL IL CL " ■ ■ ■ ■ ■ 0 s EI Camino Real y ° 3 b ro N :3 " oQyrnnao igmya� $ cM rb' v y n o a m 3O@�a ° owro w@ J N N O ro � 7 [rye i}I ra M•j'tY O Q rye+ ro ry n m� sn 3 m � o CS �E v > Fr d n - - - - / 4 CL -- F W O N 93 4 @ 16O , rnyo @ i 0 ro �yo H brd -� ON : y e-r APPENDIX D FIRST STREET SPECIFIC PLAN OPPORTUNITIES AND CONSTRAINTS SUMMAJ A major component in the preparation of a Specific Plan in an already developed area is the careful examination and analysis of existing physical condons. The next important step is the identification of physical opportunities and constraints against which the market opportunities can be measured. These factors, combined with public input and •olicy/technical direction from the City, are the ingredients used in shaping the content of the plan. This existing conditions summary and map were used in 1985 in part to identify the issues, goals, objectives and policies in Chapter It of the Specific Plan. The potential measures were evaluated for potential use in the regulatory guideline portions of the Plan. The First Street corridor is an area of distinct contrasts. On one hand, certain commercial properties have well designed, intensively used developments, particularly the ones located at the eastern terminus of First Street at Newport Boulevard, while a few blocks west • El Camino Real the buildings exhibit an older, less consistent image, where underutilized developments are more prevalent. Analyzing First Street at the Specific Plan level, it becomes apparent that the street Al w should continue to be planned as a cohesive whole with concentrations of "families of in uses" dominating certain sections of the street. Iw In many revitalization situations similar in nature to First Street, the initial reaction might be to correct problems with long range, costly and controversial remedies. These remedies typically take the form of inflexible mandatory regulatory formats for new development. Such approaches do little to stimulate private commercial development. The City • Tustin was and is interested in providing catalysts for change • providing regulatory "opportunity" through the judicious use • revised site development standards and the stimulus of incentive or bonus provisions. It was the consultant team's goal in 1985 to prepare a pro-business, pro-economic strategy plan designed to solve immediate physical problems as well as offer long-range programs for ongoing project-wide improvements. Certain opportunities and constraints have been identified thus far and are summarized below, See Exhibit 8 for a visual depiction of the opportunities and constraints identified in 1985, 0 Opportunities • There are several large cohesively designed shopping centers in the area. • Peppertree Park, although not within the specific plan boundary, contributes a special landscape atmosphere which relates to the corridor. • Most revitalization opportunities will occur in small, identifiable pockets. The entry to El Camino Real offers a special historical streetscape element nearly in the middle • the project area, offering a central node of development for First Street. Prospect Street, the major north-south traffic carrier through the project area ijm located in the center of the area, reinforcing the activity node provided by El Camin* Real. ea-, • First Street has identifiable east and west entry points at the Newport Freeway and ear Boulevard. • The present streetscape system on First Street contains good elements which can be incorporated into the proposed plan. The medians with turf and well-established olive trees complement the existing Ficus nitida. The curbside amenities (street furniture) fulfill functional needs but may not add aesthetically to the S+Lree+LScape scene. The project area has a series • equally spaced nodes • intersections that, when developed and enhanced, would help draw shoppers along its entire length. • There appears to be little traffic congestion in the study area in relation to other commercial areas in southern California, with the most serious peak hour congestion occurring on the east/west peripheries. • Circulation: There is a lack of convenient inter-site circulation, in that vehicles must generally enter First Street to access the adjacent site. • Mixed Land Uses: While a mixture of land uses can add excitement to an area, in the case of First Street there is no cohesive family of uses which encourage spontaneous V1 shopping or strolling, etc. In fact, many adjacent land uses are incompatible with A one another. Scattered Retail Uses: The existing retail uses which comprise the First Street Specific Plan area are too dispersed. The area exhibits the physical characteristics of strip commercial development but without enough truly auto-related retail uses to capitalize on its linear shape. Poorly maintained buildings: Some properties within the Specific Plan area are in need of maintenance. Along First Street, there are non-conforming uses, vacancies and older, poorly maintained buildings. Lack of Freeway Entry (Newport (SR-55) Freeway): One of First Street's major constraints is its lack of direct Freeway access, both vehicular and visual. Moreover, entry at Newport Avenue doesn't offer a visual statement either. Small, shallow development parcels: Commercial development on single, shallow lots does little to promote viable larger commercial centers on First Street (such as Larwin Square or The Courtyard). The most successful commercial and office developments have assembled and consolidated lots along and behind First Street. Inconsistent Development Standards: The inconsistent mixture of architectural styles, parking configurations, setback and landscape requirements, while offering a variety of individual site conditions lacks any cohesiveness which could tie all of commercial identity. Potential Measures The following analysis outlines programs which might be able to take advantage of the area's opportunities to improve some challenging conditions. It is by no means inclusive or a final recommendation. This list is simply a compilation of some ideas that have been successfully applied in situations similar to First Street. Consolidate small lots (either through private land assembly or coordinated site planning), developing more efficient use of land, creating a more efficient building site, and providing a non-strip commercial atmosphere. Depth needs to be established where possible. Establish development incentives for inter-property circulation opportunities. relaxation of certain development sta streetscape amenities, providing off street parking with improved These development incentives could be the ndards for more efficient parking design or M AM, Form a Business Improvement District to guide project-wide improvements. This could be similar in nature to a merchant's association in a mall or shopping center, It could be self policed,- it could solve problems of who cares for shared parking lots; it could even sponsor promotional events. M 0 Establish new, comprehensive site development standards unique to the area. Develop an improved streetscape program compatible with the established El Camino Real improvements. * Establish consistent, yet flexible, sign controls. Create pedestrian points of interest to enhance a linear pedestrian route along First Street, Grant development bonuses to businesses which utilize storefront canopies and plazas to enhance the pedestrian movement from property to property. Develop means for drawing vehicles from nearby Freeway exits at Irvine Boulevard A- and Newport Avenue to First Street. Viii a r`��'-�„ On rr APPENDIX E FIM4 STJEJT SPECIFICJIM M _ This appendix documents the process by which the First Street Specific Plan was prepared and considered. MM Event July 2, 1985 Request for Proposal distributed by City to potential consultants. Contained a carefully worded scope of work and statement of objectives. August 23, 1985 The Planning Center authorized to begin work. August 28, 1985 Detailed scoping meeting between City Staff and consultant team. September 30, 1985 Progress review meeting with City Staff and consultant team. Focus on issues potentials and constraints. October 24, 1985 First public town hall meeting held to explain planning effort, share market and physical conditions information and gain insight from the public before beginning plan formulation. rerfw_ MrSTATCHM November 12, 1985 Planning Commission workshop to present findings, summarize public input and Obtain commission comments. City Council members invited to hear briefing. November 25, 1985 Presentation of draft plan to joint City Council/Planning Commission workshop. Opportunity to expose them and interested public to details of the plan, provide council and commission members the opportunity to question consultants, and discuss possible resolution of issues embodied in the plan. December 9, 1985 Formal public hearing on plan by the Planning Commission. Direct testimony received from public, with responses by both consultants and staff. December 16, 1985 Formal public hearing on the plan by the City Council. Consideration of Planning Commission recommendation, public testimony and both consultant and staff reports and responses to questions. Plan adopted. IM A- January 25, 2011 Planning Commission workshop to consider an update to the First Street Specific Plan. fa ME INUMIRMINIMM 1� I I I M, M-i--------.-- The process, highlighted by these key dates and events, was accompanied throughout the project life by a very close and constructive staff /consultant communication that resulted in clarifying a great number of technical questions as needed so that policy issues could be focused upon by the public, the Planning Commission and the City Council. The quality of this working relationship was the major ingredient in completing the plan in an unusually short period of time. R. APPENDIX F GENERAL PLAN CONSISTENCY Section 65860 of the California Government Code requires that zoning be consistent with ajurisdiction's General Plan. The dominant element of the City of Tustin General Plan relevant to the First Street Specific Plan Area is the Land Use Element, The City's General Plan Land Use Element designates the area as PC Commercial/Business. Under this land use designation, a mix of commercial and office uses such as hotel /motels, commercial centers, research and development, and professional offices are permitted. The First Street Specific Plan is consistent with the following General Plan goals and policies. 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 1.8: Provide incentives to encourage lot consolidation and parcel assemblage t#', provide expanded opportunities for coordinated development and redevelopment. GOAL 5: Revitalize older commercial, industrial and residential uses and properties. Policy Provide development incentives to facilitate the consolidation • inddu parcels along the City's commercial corridors. i GOAL 7: Promote expansion of the City's economic base and diversification of economic activity. Policy 10.6: Encourage the integration • retail • service commercial uses on the street level • 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 10.9: Review the First Street Specific Plan including modifications to the Plan which would consider issues associated with eliminating and prohibiting future automobile service-related uses and restrictions on the expansion of existing automobile ANIL service related uses. Xi The Plan responds directly to these goals and policies by providing for appropriate gg commercial retail, service, and office uses. It responds indirectly by reinforcing successful development and stimulating as economic growth and aesthetic improvement on First Street. A9Mh r N11 The Plan effects a change not so much in the nature of uses along First Street but the balance, arrangement, development standards and design characteristics of office, commercial and specialized uses so that they will be more responsive to market opportunities and enhance the First Street corridor. The First Street Specific Plan is therefore consistent with the City of Tustin General Plan. xii -a APPENDIX G Nov FIRST STREET SPECIFIC PLAN FINDINGS 1. The proposed commercial and office development is consistent in intensity and character with the City's adopted General Plan. 2. Reasonable alternatives to the plan and their implications have been considered. 3. The scope and depth of plan analysis are commensurate with the level of detail contained in the plan and the specificity of land use entitlement its adoption authorizes, 4. The various components of the plan as well as the plan in it's entirely are sensitive to the environmental and public policy impacts of the proposed development. 5. Appropriate mitigation measures are incorporated in the plan to insure that concerns identified at this level of planning are resolved as part of the more detailed site plan review which must be completed before private development may proceed. G. Administration of the plan is thoroughly integrated into the City's development processing system. Mh T All subjects required in a specific plan by the California Government Code and applicable City ordinances are appropriately and adequately covered. 69% 8. Adequate time and opportunities have been afforded interested organizations and members of the public to comment on or propose changes to the plan if they so desired. 9. 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S� O 1� U1 � E >, ti O 4- ti F- L ® 4- O v v E a� C 4_ O Z5 O ti ® W O M m 2 ® :3 �_ E .0 � +� v u ® O C U O 4 i C � O O N N L M fla C �- O O® u c7 CL s9 CU �� N �L�O X 67 L % 9 �� LM N Fes- L, c E v CL c 0 CL m U 13 v UJ i Iac-� oaaad Changes to the Tu Sli n Zonings lap i U I i I U /l a A %I I ICS � milli ON 1 u 1-4s 41 ^+* r a v EL ti E w UO a _ w c C O E E: a) v v A E a0, E E m U v o U o v v '0 CU o n E C C C q u 4 Z d � c 19 I I CI v Ln � u w u c U w CL c a u u v L w 'rt, v u IJ v E in ° © LL LL E a U co c m a, I ° I 75 1N r `° x c v U u u Q v v Q Qj Q v A 0 O O ru ot -T 0 0 11 N dl C u v 0 N tU 0 CL 0 L- 0- ti u v I O C U M u � v c kuu •O E 'c D E TV-Y o a Q) O c (U O U w U 6u p U -0 v v w C E C C A U d li m a} U I I I v V U C CL EL c vc 10[I c u W- u UI 0 N ti C) u A `N ii : > m E O Li v° o � m U e rN C ®1�1� 11 F] 4 � WE 1 • Exhibot e—nard earl Amandmernr� 2012=001 Attachment 1. 9rst Street Sp000fio Plan Related General Plan Text Amendments. Attachmon ( 20 A rpor`t Land Use Related ted G onora i Fan Text Attachment 3. Gonora� Plan Amendments Related to 'the Eljmn nialJon of the Redd- ✓ebb i ent Agency Attachment 4. Sphere of �nffluonce and F�rst Street SpocMc Plan Related �, ap /S c u nd a ry Amendments, � l a'� FcHcy 9.8. Encourage clustering of residential Uses to minimize impacts from noise, flooding, slope instability and other environmental ental hazards. ?Policy 93- 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. The development c haracter of Old Town and the ]First Street area can be significantly enhanced by greater integration of residential uses and thriving commercial uses and physical renovations to existing buildings and street frontages which promote a pedestrnan orientation. GOAL ADO Improve anc1 slrenglhen 1he'Tustin OJM T awrlfl-Hral �itree area with a uniquie psdestrian ors -yir° rsrraera:t arsl�i ,lHvzrse _mix of gaa�ls, s:ervi�ceso anal �,�seso 'Policy IM. Improve the Old Town District's identity as the City's historical and architectural focus and its contribution to the City's economic base. : DHzy TD.2- Review and consider -the possible development of residential uses in the Old Town area both as in, dividual residential projects, and integrated above ground floor retail and office uses. Palmy ID.3- Encourage outdoor pedestrian spaces, such as courtyards, arcades and open landscaped passages, to be integrated into new development. Encourage high - quality pedestrian - oriented building frontages which open onto these pedestrian spaces and public sidewalks. lFolicy aDo42o 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 Dis trict. CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 23 JUNE 17, 2008 FD11cy 10.5. Study the potential expansion of the Cultural - resources Overlay District north of First Street to Irvine Boulevard. Fulicy:IM. Encourage the integration of retail or service commercial uses on t. street level of office projects through flexibility in site development standards. Policy 1D.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, all w,, ce for secondary uses, ,fee waivers, and /or .financial assistance in land acquisition and /or infrastructure improvements. Fulicy 1D.B. ]Encourage rehabilitation of existing facades and signage to comply with First Street Specific Plan guidelines and any future design guidelines for Old Town. Fullicy 10.9: eliminating and prohibiting future automobile service related us and restricti--I An t4he /. ! yin= Eyof e)TJ�o �,.�'� ice ,�, •, C� "1I7LTT1'1 iiCViliTl. Jl.l -Y ZC� ,.elated us Allow existing single family residential uses/ structures listed within the City's official historic survey to be preserved and used as a residence, or preserved and used as a commercial use consistent with the City's Cultural District Residential Design Guidelines and the Secretary of Interiors Standards for Rehabilitation DEVELOPMENT CHARACTER it l THE TEACH -THC 'CEl@17ER EAST . R7EA The future image of the Pacific Center East area will consist of a more intensive and integrated business park environment. The area's distinct location adjacent to SR 55 creates a significant opportunity to capitalize on its freeway orientation to achieve regional recognition. GOA111. Fruvi:�le `far ant inn egrate�l business parts envirun meni in -t! e Facific Center East Area which both czpitaiizes un2 , aarkel opportunities and is cu;napatible with k1jacent clevelupe& land -Lases. CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 24 JUNE 17, 2008 and now forms a portion of the City's eastern boundary. The Plan encompasses 1,746 acres. The entire Specific Plan area has been subdivided, with most of the total acreage currently developed. The overall land use concept of the Specific Plan provides for a planned community which is compatible wit and complementary to the land use characteristics of t he 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. a�nfn Center East Speeciflc Plano 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 S1R -55 freeway corridor. The overall concept for the Pacific Center East Plan is intended to provide for a planned business parr 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 ]Ulan 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 of the 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 encompass regulates a commercial corridor that extends 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 as little as zero feet where it abuts the First Street right- of -way80 feet in ..,hat r,,.,..,, • � some old single family residenfial lots, to almost a quarter mile along Newport Avenue where commercial centers are located on site-s- whave accumulated sites f several acres. V iile Although the First Street PlannLnZ aArea is relatively small (approximately 8465 acres), it is significant in that it continues to serve as ^entatesa major entry into Tustin from the west and provides access to the Old Town Tustin historic district and the Civic Center (via Centennial Way). All CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 50 JUNE 17, 2008 o (C IME /LAW E,-1 \TF :RCEIMEI\T 1 o Efforts have been focused on keeping crime activity to a minimum. AI < ICRAE a !0-,VE-F\-F1JGH 3 o The City Hies under the Ins t-ruument ]Landing System Corridor of John Wayne Airport o The Planning Area sloes not lie within any of John Wayne Airport's safety zones. EMERCEN\ (C Y FREIPAREDNESS P;C Al\T-1\\T?I iNC/D TSAST ER RESFONSE The City's Emergency Operations ]flan is a nnuultihazard planning document which is in compliance with State and Federal Emergency Planning Requirements. Training anal exorcises are periodically conducted to educate staff on their emergency respo nj sibilities andl to assist in identifying procedures an dl functions which require further preparedness and training activities. CITY OF TUSTIN PUBLIC SAFETY ELEMENT GENERAL, PLAN 6 JUNE 17, 2008 r CRIME/ALAW 1EINTORCEMENT 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 lave enforcement and citizen involvement to address crime problems. GOAL 6. Stzbilize 4emzn;l for lam service& balky 5.a. Provide appropriate lever of police protection within the community. iFoli ,cy 5.2: Periodically evaluate service lever and service criteria. 1FoHcy 6.3- Pursue State and Federal monies to offset the cost of providing police protection. Palicy o o Cooperate with the Orange you my Sheriff's ;[yep artMentt and surrounding police departments to provide back -up police aistance in emergency situations. Policy &55 Prop, ate the use of defensible space concepts (site and building lighting, visual observation of open spaces, secured areas, etc.) in project design to enhance public safety. Policy, 5.5. 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, coT n mercial association programs, and community oriented policing. AHIRCRATT O -VEl3FiL CH T S Air operations associated with John Wayne interns Airport represent a potential hazard for the community. The risk from this hazarcl can be minimized through proper planning of land use. CITY OF TUSTIN PUBLIC SAFETY ELEMENT GENERAL PLAN 12 JUNE 17, 2008 TABLE EINTERG1E1X1C`Y SEPR -VICES S i1 ANDAR, DS (FIRE RESPONSE (First Engine Company: 5 minutes to 90% of incidents EMERGENCY ]Basic Life Support Unit: 5 minutes to 90% of MEDICAL incidents Advance Life Support Unit: 10 minutes to 90% of incidents POLICE RESPONSE Emergency calls: 3.5 mini utes Non - emergency 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 entryways, lack of convenient hiding places, entryways which are easily seen from the street, and other similar concepts. AHIRI CIRA 7 OVEIRIFLIIGH l HAZARDS Large parts of Tustin °s residential areas lie underneath the flightpath of John Wayne Airport. While the City's power to limit the operational activities of these facilities is extremely limited, the City can participate in lad use control within the flight paths and the legislative process which regulates civilian and military air operations. 'This includes coordinating land use planning and emergency preparedness planning with the-Gottftty-�s Airport Land Use Commission for Orange C::oumzt�_and John Wayne Airport. ]Flight operations involving ��blimps may occur as an interim use at ioiiaaer l �C AS TuOLIII, bhe MI"Av i ust�r� specific flan also allows heliports as a conditional use. These opei!atio,-, to e endmen 4 }The Airport Environs Land Use Plan (AIELUP) for Heliports and the AELUP for Tohn Wavne Airport should be consultecl to address specific noise and safety factors associated with blimp and he]icopter flights. CITY OF TUSTIN PUBLIC SAFETY ELEMENT GENERAL PLAN 25 JUNE 17, 2008 The City should ensure that wach applicant seeking a Conditional Use Permit or similar approval for the construction or operation of a heliport or helistop complies fully with the State permit procedure provided by law and with all conditions of approval imposed by the Federal Aviation Administration (FAA), by the Airport Land Use Commission for Orange County (ALUC ), and by Caltrans /Division of Aeronautics. The City will comply with the AELUP for Heliports in the development and permitting of new heliports. 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 CINEL contour, areas within the Safety Compatibility /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 i mportance. The City will encourage and notify residents of opportunities to become involved in airport related issues. AcGEI\\I (C'Y RESPONSIIBMMES AIMD (C!OORDE TA T ION The City contracts with the Orange County Fire Authority for ]Fire and Paramedic Services. Other agencies which have jurisdiction or which provide public safety services within Tustin include the California Highway Patrol, and the Orange County Health Department. The City coordinates with these agencies to provide the highest level of public safety services. The City will continue to work with these agencies to ensure adequate service. 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 III W111 U - 11- se e spbanatnon of the appropriate responses and responsibilities of individual agencies and the interagency coordination required to implement emergency procedures. The Southern California Earth quake Preparedness Project (SCEPP) is a State and federally - funded effort to encourage local jurisdictions to CITY of TUSTIN PUBLIC SAFETY ELEMENT GENERAL PLAN 26 JUNE 17, 2008 provide public information identifying potential fire hazards in Tustin and preventative measures the public can take "to minimize risks. Respuns -ible Agency. Community Development/ Public Works /Private development Fun�lIgng So -nnce. City General Fund /Private development/ Orange County Fire Authority Time :Fra , eo Ongoing Relate�l Fiibhc S,—detiy Element Folides. 5.2, 5.4, 5.5 C < IME /LAW ENTO R CE -ItYl ENT 5. :La 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. RespDnsiblce Agency- Police Depai tment/ Community Develop ent 7i =n Hng SDuxceo City General Fund /State and Federal Fun cling Tirne iE'rame. Ongoing 1 <elate�l Fubli,�c Sadetly, i lement Fuliclzs. 5.1- -6.3, 6.5 9. Airport TIan�dl Use (Commissiz)n QALUC) Review. The City will refer all proposed General Plan, Specific Plans, Zoning Ordinance, and nuiiding C Q-➢de amendments, Sr^^;f'^ F'"'' °, and pr ©posed structures which would penetrate the imaginary surface established by the ALUG Federal Aviation Administration (FAA) Federal Aviation Regulation (FAR) Part 77 to the ALUC for review. Also, the City will provide notice to the ALUC and, per FAR Part 77, Section 7713(a), to CITY OF TUSTIN PUBLIC SAFETY ELEMENT GENERAL PLAN 36 JUNE 17, 2008 the Federal Aviation Administration, for any proposed structure more than 200 feet Above Ground Level of its site. Respansible Agen cy. Community Developm, ent Tun,,�ling Su-Llrceo City General Fund Ti ; e frame. Ongoing RelateQl F -L1b1i,,c Safety Element Folkies� 7.1, 7.2 AGEI\XT (C�Y RTESFOINSHBLE A- T:'ID 1COOR HINATHOIXT 190 Fmergen�y Flan anal Interagency Coor�lm, -II an- 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 Flan by city personnel in a, simulated setting; (d) City employee training sessions in emergency response and management shills; (e) preparation of a 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 i : plementation of procedures for prioritizing services and assistance provided and requested by mutual aid organizations. Responsible Agency; All City Departments, Orange County Fire Authority .Tiro ling Saurce, City General Fund, State Funding, Federal Funding, Orange County Funding Time .''mare, Ongoing Rekte(i Fublie Safe. 'Ekment alieieso 3.2, 3.7, 3.8, 4.1, 4.2, 4.4, 4.9, 4.15,5.1, 5.3,5.6,6.4,7.2,7.3,8.1,3.2,8.4 CITY of TUSTIN PUBLIC SAFETY ELEMENT GENERAL PLAN 37 JUNE 37, 2008 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 cuurrent land use conditions in the planning area. RELAXED PLANS A14D FROGRAINIS 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 ent plan, the South Coast Air Quality Management Plan (SCAQi/tP), the Grange County Growth Management ]Tan, and the Orange Co ,,r +; Airport Environs Land Use plan (AELUP) for John Wayne Airport. Each of ,these plans is (briefly described (below. SLAG GrDw -Th Flan The SLAG Growth Management Plan recommends ways to redirect -the region's growth in order to minimize congestion and better protect the environment. While SLAG has no authority to mandate implementation of its Growth Management Plan, some of the Plan's principal goals (such as improved jobs /hoeing 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 ent District. South ICoast Air Qualnty 1Manag,em2n,-I Pan The South Coast AQ P mandates a variety of measures to reduce traffic congestion and improve air quality, 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 conumerciall and industrial land uses with convenient access to transportation. CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN JUNE 17, 2008 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. Orange CotultyAirport Environs Use Flan for 014nge County 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 ensnare the continued operation of the airports. The Orange C -ALIUC for Orange County has adopted the Airport Environs Land Use Plan ( AELUP) governing ;ohn Wayne Airport, A FRC Los Alamitos,-and Fullerton Airport, and Heliports. Three issues areas in the AELUP are addressed in the City's General Plan: noise, safety, and building height. The poise and Safety Elements of the General Flan address noise and safety, while the Land Use Element addresses building height. RELATHONS -IFUF TO OTHER cGEIN7RAL PLAN 71=11',�1E i\\TTS The Land Use Element is the key element of any General Plan, because it has the broadest scope of the mandated elements required in a General Elan. 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 an,d 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 ents are interrelated in that specific land use decisions depend upon traffic routes and circulation patterns. l~inally, the Land CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 4 JUNE 17 2008 FDlicy 2.4. Encourage citizen participation in planning and development of land use programs. Folicy 2.5. ]Foster inter-governmental ental cooperation and coordination in order to maxim.ize the effectiveness of land use policies. Fulky Z55 Maintain consistency with the County of r,,,ange_ Airport Environs Land Use Plan /3ELUP) for John Wayne Airport in terms of maximum allowable building height, noise levels, safety areas, and other applicaEe standards. (COMPATIBLE AND COI- AFLiENI-EXTAR Y DEVELOPMENT Intermixing of different 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 lend use do not match the physical characteristics of available land (such as intensive development in hillside Zreas). COAL 3o Ensure that new sl evelupirn ent is cornpz- ble W, nth suxr(Dundlling lan('l uses in the cornmuniV, the City °s circilktion net=ls, v it bnli y of pbiblic fZ( ilihes, existing, =ne eonstr,,-iinIs ine the City's imic�ue chzTzderrns-tics znd resuurceso FoHry 3.1. Coordinate and monitor the impact cand 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. Fclicy 3.2. Locate .-rmajor commercial uses in areas that are easily accessible to major transportation facilities. Falicy 3.3. Allow development clustering in hillside areas when this method will better preserve the natural terrain and open character of the City. Falicy 4_o In designing hillside development, give particular attention to maximizing view opportunities, minimizing dangers of geologic and soil hazards, minimizing adverse visual impact on CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 15 JUNE 17, 2008 N 7 QQ�- naTF� Fhqip 7?�,�l z,�\rfi(Tofr�, FIRM RIJ'Td�nVN21l'1(,Q-)P (�D',T' '�"ub-2 palicy ,�oSo Maintain and enhance the quality of healthy residential neighborhoods, an, d safeguard neighborhoods from intrusion by non- conform, ing and disruptive uses. RTESMEIN T HAI USES A:N(i pi <OpEi <°TIES Revitalization of older residential and non - residential development through rehabilitation, preservation, and redevelopment of the existing stock of land, landscaping, buildings and public infrastructure is necessary to maintain the quality of an urban environment. GOAT, 5o R vitalise al6ler gar menial, in�l�ustrial and resklentnal ruses and properties. p®licy 5.11. 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, South/ Cen Fa , and MC AS S Tustnz areas. Fulity 5.Z provide development incentives to facilitate the consolidation of individual parcels along -the City's conii mercial corridors. palicy S.& Encourage the rehabilitation of existing contimercial facades and signage. p©licy 5A -. Continue to provide rehabilitation assistance in targeted residential neighborhoods to eliminate code violations and enable the upgrading of residential properties. Fulicy 5.5. Encourage the restoration and rehabilitation of properties in 'Tustin eligible for inclusion on the National Register of Historic ]daces according to the rehabilitation guidelines and tax incentives of the National Trust for Historic preservation. pulicy 5.5. promote vigorous enforcement of City codes, including building, zoning, and health and safety, to promote building and C'IT'Y of TUSTIN LAND USE ELEMENT GENERAL PLAN 17 JUNE 17, 2008 Poli :FoZfl a e 5pecll k Flzn 5-hgcI7, Axe,-is To achieve General Plan gels and objectives, ocher portions of the plazining area may be identified as Specific Plan study areas for specific plans. If specific plans are adopted in these arecis, amendment to the Special Man,-agernent areas Policy Maps is not necessary. Mawr J. -�. r _ r _ r :' North Tustin A-rez �culskle of -North T ualin Sp:e�ilic Plzn 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 CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 56 JUNE 17, 2008 L7 B I , ISIO NA�N D GR ADHING 1< E L7� 1 I i�I 2. 3uHq-visian, Grading -in,�c1 Fii blic il--r.npro-vez en:to Subdivision regulation is an exercise of the police power of a local jurisdiction to control the artimer in which land is divided, while grading regulation controls the safety and aesthetic components of preparing and modifying landforrm 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 amendments recommended to determine if it reflects policy expressed in the Land Use Element. Responsible AgencyjDepzn' en1- Community Development, Public Works/ Engineering IF -=&Ing City General ]Fund Tirme 1Erarrleo 1993 Re1�ite�l 'LanTl Use Ele ; ent FDHl eies, 33 -16, 8.3 --8.8, 9.3 -9.9 CODE ENTORICEMEI\\T ll 3. EnfuTce„ :emt .-Prcgmm. Regulations withim the City's /Zoning Ordinance and ether City ordinances must be enforced to be effective. The City has an active code enforeerment program designed to achieve the desired level of regulation and expects to continue that program. responsible Agency,113, epzrlmento Community Development IRmtling Suurce. City General ]Fund, Redevelopment n a„r„l,_ Federal and State Crci, is and ether Sources "lime Trarmeo Ongoing Relz`tecl 1,zntl Use E11emeni holicieso 2.3,4.4-4.6,5.4,5.6-5.8 CITY CAE TUSTIN LAND USE ELEMENT GENERAL, PLAN 61 ,JUNE 17, 2008 SPECIFIC PLAINS 4o Spea-tilk P1anso State lave 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 peimi'ted, 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 /; ' epartmento Community Development Pnn,�Iingo City /Property Owners /Federal and State Grants T irne F,r,ime, Ongoing Related !Land Use Fllernent Pallieieso 1.4,9.1-9.9, M- 10.9,11.1 -1.5 So Special ; INCIcly Arez5o 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 ®n the ]Land Use Plan. RespDnsible Agencyi eparsrnento Community Development R��= ing Source° City General Fund /Property Owners Time Frame. Ongoing Relaxed lznd Use Element Puliviesa 1 PDEY, KOPMl 11l 1 CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 62 JUNE 17, 2008 �S i i i • (CA-71T AL IMPROVEMENT FROGRA 7. 0-vera111 Capital Zmnpro-vernent Frayrarn. 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 identified in the General Fran 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 from a specific improvement, as well as approval of the CIP. Responsible Community Development, Public Works/Engineering gn�ling: City Capitai Improvements, City General Fund, Water Fund, Redevelopment A genet', State and Federal grants, and outside funding sources °Time Trame. Annually Rellate�l Land Use Element Foli,�ciesa 4.11, 6.1, 6.7, 8.1 -8.8 �3o Faxkkn:cl and ahool Site De<11cafiion. 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 bath, as a condition of new residential development consistent with the Subdivision Map Act and the Quimby Act. CITY OF T USTIN LAND USE ELEMENT GENERAL PLAN 63 JUNE 17, 2008 community unity :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. d. 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 access and circulati ©n between adjacent developments; 4) locating buildings near the public sidewalk with parking to 'the side or rear of the building; 5) parking areas setback from public sidewalk with buildings ©r 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 shad ®w patterns and architectural detail; and 10) integrating signage with site design, buildings, and landscaping. Responsibl z Community Development Funding. City General Fund/ Development Exactions/ Redevelopment A genet' Water Fund/ State and ]Federal ]Fun,ds 1 true TnF ijrneo Ongoing Relzlecl ;Mandl Use Element PDlicieso 1.12,3.8,4.2-4.3,5.3,5.5,5.8,6.1- 6.12 110 Prugn= Encourage organization and implementation of a city beautification program to assist residents CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 65 JUNE 17, 2008 and businesses to improve the physical appeararnee of their property and build greater pride in the community. Responsible Administration, Community Development Department Rancli g Sznucceo General Fund, State and Federal ,funding sources Tgm,2 F'ryirneo On- going Rebel Lm l Use MerrnenI Folkieso 5.3, 5.4, 5.5, 6.2, 6.5, 6.110, 10.8, 11.2 THSCAL S` ABILH 7Y 1Z F�m comic IDeveluprne ito Land use activities and development proposals generating long-term fiscal benefits to serve local anal visitor needs will be 'targeted as desirable land uses to attract t© -the CC tr Y• RespzDnslble AgencyVDep�ursrnento City Manager/Community Development Funding: City General Fund /Business Community Redevelopment Ag-eTiCY Time Fxzmeo Ongoing Relzfied Izzie Use Ellenneni ;P®lideso 1.2- 13,1.6 -1.8, 3.2, 7.2, 7.4 713. Bansniness AiKizc Dii anal Retention- ;Devel ©p and undertake an aggressive marketing effort t© attract and retain business in Tustin. 1 esponsnble Agen!y /Dep - Trtrnento Comnm nity Development, City Council, Administration, Finance Department Funding S(D-Lime. City General Fund, State and Federal funding sources Time 7m me. 1993 CITY OF 'TUSTIN LAND USE ELEMENT GENERAL PLAN 66 JUNE 17, 2008 Relzte�l PD11 ef, 8.1, 8.3 I UNICI PAI SEZ� 1HC � S 19. Level (ol Servie -o Establish standards for provisions of m unicipal Services and attempt to maintain such level anal/ or ; uali-ty ©f service throughout the City. Responsible Agency%i epzf1rnenso All City Departments �Zrn�ling Su uxcee City General Fund Time Rc. rune. Ongoing Related Lind Use Elie ; 2nt Poli�ieso 8.1, 8.2, 8.4, X3.5, 8.6 EN-KI3O_TNTMEY°TAL C0YIFA Ti'ZET C,i[T"Y Do EnviranrnenIzl 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 i ppacts and promote high quality design and phi ysieal appean, nee, compatible and sensitive t© the City's mural resources and availability ®f municipal services and facilities. R28punsible Agency /Depzr m enl- Comm, : u ity Development Department 1Fusn< ling City General Fund/ Redevelopment nn i Developers Time 'Fiam eo Ongoing XR�elate 1 Lzn& use .x'11 men, -I .2'olkieso 1.11, 3.4, 16, 31, 4.1, 4.5, 8.1, 8.5, 8.6, 9.5, 9.6, 9.%, 9.8 CITY OF TUSTIN LAND USE ELEMENT GENERAL, FLAN 69 JUNE 17, 2008 unemployment, limited shills, and a breakdown in the family as a social and economic unit. Additionally, cutbacks in social service programs and the de- institutionalization of the mentally ill during the '1980s have contributed to the homeless population. A new - trend, however, is emerging as a significant contributing element ent to homelessness: a fast - growing lack of affordable housing, which could exacerbate any of the above conditions, but may increasingly become a standalone cause of homelessness. Although there a-re no established areas where homeless persons congregate in the City, there are several homeless services facilities in the City. Of the shelters in Tustin, the 45 -bed Sheepfold shelter provides shelter, food, clothing, fob training, and job - referral services primarily to battered women and children. Guests are admitted on a first - cone, first- served basis. Usually all beds are fully occupied. The shelter services a large area including many portions of garage and San Bernardino Counties. Within the City of Tustin, theme are a variety of Dion- profit Organizations (NPOs) that provide direct housing and related services to homeless personas. These include Village of Hope, an emergency/ transitional home; Sheepfold, a feeding program affiliated with the United Jay; Families ]Forward, a homeless provider; dive Crest, transitional homes and services for abused and neglected children, a and Laurel House, an emergency shelter and transitional housing provider for homeless youth in the City. Additional programs will also be provided at the Tustin Legacy site. A Homeless Assistance ][Tara has been established for - TACAS, Tustin that is consistent with the continuum of care model embodied in the Consolidated plans for the Cities of Tustin and neighboring Irvine. The fundamental components of the continuum of care systems to be implemented with the MCAS 'Tustin Specific plan would: ° provide emergency shelter beds and intake assessment ° Offer transitional housing and services ° provide opportunities for permanent affordable housing by the private sector. In the Tustin, ]Legacy, the Local Redevelopment ^ eneyCity of Tustin owns sites and four homeless service providers including the Salvation Army, Orange Coast Interfaith Shelter, ]Families Forward, CITY OF 'TUS'TIN HOUSING ELEMENT GENERAL PLAN 22 JUNE 16, 2009 Fourteen (14) new transitional units at Columbus 1Famljies RDTwaTd, Grove to be operated by ]Families Forward, formerly Irvine Temporary Housing; in Irvine. Human Options Six (6) new transitional units at Columbus Grove to be operated by Human Options Orange :Coast InnteTfait'h Six (6) new transitional units at Columbus Grove Shelter to be operated by Orange Coast Interfaith Shelter. Although these units are located in the City of Irvine, 'these units were negotiated as part of the base realignment /conveyance process which Tustin is the Local redevelopment Authority desi agiz ted by the Department of NgvX Ateney. Source: City of Tustin, 2008 Additional discussion regarding land use regulations that apply to facilities serving the homeless is found in the dousing Constraints section of this document and in the Technical Memorandum. ER VATHOINS 0-T U MT -5 AT R-15K According to 2007 RI- NA, Tustin has one project that contains units at risk of converting to unrestricted market rate during the 2006 -2014 pla n,=g period. Tustin Gardens is a 101 -unit Section 221(10(4) project with a Section 8 con, tract for 100 units that is due to expire on July 13, 2009. 'projects financed under the Section 221(10(4) market rate program alone have no binding income use restrictions. Current provisions under the lave allow for the existing project to opt out of contracts or for HUD to ter=j nate such contracts. The project owners of Tustin Gardens have indicated that they intend to continue or to accept the c ©� .version of the project to individual Section 8 certificates (household by household i ncome qualifying criteria). In addition to Tustin Gardens, there are at total of 177 units in three other bond financed projects (Rancho Alisal, Rancho Maderas, and Rancho Tierra) located M Tustin ][ranch that are at risk of converting to market rate by 2012. Table 1-1 -9 is an inventory of all multi-family rental units assisted under federal, state, and /or local prograrns, includin I- I programs, state and local (bond prograrms,_City redevelopmen programs, and local in -lieu fee, inclusionary, density bonus, or direct assistance programs. The inventory includes all Units that are eligible to convert to non- lower income housing uses due to termination of subsidy contract, mortgage prepayment, or expiring use restrictions. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 24 JUNE 16, 2009 The anticipated timing of residential development of the MCAS- Tustin Specific flan is as follows: TABLE H-11 AnHcipaterl Developmenl al IWCAS -Tus sin Land Uses Acreage ')<'lhrmugh 2011 -2015 (gross) 2019 Low Density (1 -7 DU /acre) Planning Area 4 and 21 182.2 3,630 Medium Density (8 -15 DU /acre) — Planning Area 5 51.7 x,396 116 Medium to High Density (16 -25 DU /acre) Planning Area 20 29.4 563 Community Core (16 -25 DU /acre) Planing Area 8,13, and 14 111 7 891 Transitionall /]Emergency / Sociall Services' 9.11 332 ') otzJ 384.1 4,317 115 Xescue Mission 7192 unit project, 50 unit transitional housing to be operated by various non- profits and 90 beds transitional housing to be operated by the County of Orange Social Services Agency. Notes: All figures are estimates as schedule will be impacted by market conditions. Figures in text are rounded for discussion purposes. Figures are based on estimated anticipated development indicated in the environmental document for MCAS Tustin Specific Plan. Actual construction figures may be different. Source: Final Joint EIS /EIR for the Disposal and Reuse of MCAS- Tustin, MCAS Tustin Specific Plan/Reuse Plan and its Addendum (City of Tustin June 2007). Future market demand and the corniplexity and timing of environmental cleanup efforts are additional factors influencing the schedule of development. Other than the MCAS Tustin area, the pacific Center East Specific Plan also provides another other opportunity for residential development. Approximately 27 acres in size, -the potential project site provides for the development of mixed uses including residential developments. The specific density for this project site has not been determined; however, approximately 300 units could be accommodated within this -oroiect site, The remaining opportunity, sites consist of a lame proportion of small vacant and underutilized land that is located within 17edeve epmen 1'ro;"et afeas i.viiiiin the City or Old Town residential CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 39 JUNE IFi, 2009 detailed analysis of emergency shelters, transitional, and supportive housing (See Technical Memorandum for further details) by iden6Ifying the needs for homeless shelters in its _Housing Element and designating adequate zoning districts to accornnuodate the needs. In -those districts, emergency shelters must be allowed without a conditional use permit or other discretionary per=t. With the closure of the Marine Corps Air Station (IVICAS) Tustin, the City was provided with opportunity to address homeless accomntoda tion. As pant of the conveyance process and under -the Base Closure Community redevelopment and Homeless Assistance Act of 1994 (The "redevelopment Act "), the City of Tustin as, the Local Redevelopment A�-tthori gem (]LRA) was recluired to consider -the interest of the homeless in buildings and property on the base in preparing -the reuse Plan (MCAS Tustin Specific Plan /reuse Plan), In, developing tlhe reuse Plan, one criteria the Secretary of Housing and Urban Development (HUD) utilized to determine the adequacy of the reuse flan was whether the Plan considered the size and nature of the homeless population in -the commiunities, in the vicinity of the installation, and availability of existing services in such communities to meet the needs of the homeless in such communities. At -the 'time of the preparation of the reuse Firm, it was estimated that there was a total net homeless need of 411 persons in the City of Tustin and City of Irvine (A portion of the MCAS Tustin is located within the City of Irvine jurisdiction). A large portion of this homeless need was identified as necessary to support emergency transitional housing for youth and individuals. The local homeless need as described in both Tustin and Irvine's Consolidated flans also indicated a gap in the continuum of care in t� e areas of vocational and job train g /educational opportunities, some emergency and transitional housing units for individuals and families, support services, and affordable ownership units. Accordingly, -the Homeless Assistance Plan for MCAS Tustin was adopted to addresses the problem of homelessness by utilizing the continuum of care model promulgated by HUD for accommodating the needs of -the homeless in a rnannpr which is M1ictPa -fit A7Ti -k the �tC solidated Plarts approved for the cities of Tustin and Irvine. The fundamental components of the continuum of care system implemented with the MCAS Tustin reuse Plane Provides emergency shelter beds; CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 43 JUNE 16, 2009 residential units at Tustin ,Legacy. In addition to the homeless accommodation on -site at Tustin Legacy, the City also facilitated the purchase of a 16 unit transitional housing facility off -site for one of the homeless providers. The City subsidized the Creation of these units through the use of housing set aside funds =rid Federal HUD Homeless Assistance fun cis. In addition to the homeless accommodation, the City also encourages support services to support the community of continuum of care model to end the cycle of homelessness and to provide participants with tools to once again become contributing members of the community as follows: o private sector opportunities are provided to create a balanced mix of housing types on the base. Through inciusionary Zoning standards in the MCAS Tustin Specific Plan, a total of 8797 affordable units or 20.8 percent of total authorized units at Tustin Legacy are required to allow participants with opportunity to achieve self-sufficiency. Specific affordable housing requirements would be established at the time of development project approval to ensure conformity with -the Housing Element of the City's General plan --and--any rJilir'r' .r' �«�.-�czvpiiii,,Trccrvv, o The Navy will be transferring child care facility at the former MCAS Tustin to the City of Tustin, which will provide opportunities for access for all to mainstream child care facilities, including early child care and education programs, Head Start, etc. O Adult education and training opport-miities will be provided at the new site within the educational village proposed for con, veyance to the South Orange County Community College -District. 7 Includes 32 transitional housing units set aside for non - profit homeless providers. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 4S JUNE 16, 20 ®9 TABLE 1I -�11 SUNIvlAR'Y 07 H -HOME L?ESS ACCOMNIODATIOIN ZOINHUG REGULATIONS Perr,�itrted% Housing Type C=11-11onally Zoning Fermnitterl Emergency Shelters Permitted Planning Area 3 of li CAS Tustin Specific Plan Planning Area 3 of MCAS Transitional Home Permitted Tustin Specific flan Planning Areas 2 and 3 off Supportive housing Permitted 1Mi CAS Tustin Specific Plan Community Care Facility for six (6) or All residentially zoned fewer Permitted properties Family care home, foster home, or Permitted All residentially zoned rg� home for six (6) or fewer' prorperties I Includes congregate care facility, single room occupancy hotel, and childreri s intermmediate care shelter Source: Citv of Tustin The following are transitionall homes th, at have been provided at Tnslr%n Legacy. • A 192 -unit8 emergency/ transitional home at the Village of Hope to be operated by -the Grange County Rescue ]Mission. • A 90 -bed intermediate care shelter for abused children and their parents to be operated by the Grange County Social Services Agency. • Six (6) new units at Tustin ]Field I operated by Salvation Army. Acquisition of 16 units in Buena Park operated by the Salvation Army. The City assisted in acquisition and contributed grant funds to acquire the units. 0 ]Fourteen (114) new units at Columbus Grove operated by ]Families Forward, formerly Irvine Temporary JFTousing.9 o Six (6) new units at Columbus Grove operated by Human Options. 8 As defined pursuant to the U.S. Census ]Bureau definition. 9 Although these units are located in the City of Irvine, these units were negotiated as part of the base realignment/ conveyance process with Tustin as the Local Redevelopment Authors geaey CITE' OF TLTSTIN HOUSING ELEMENT GENERAL PLAN 48 JUNE 16, 2009 0 Six (6) new units at Columbus Grove operated by Orange Coast Interfaith Shelter. With the exception of the emergency shelter, these units are transparent and dispersed throughout the community consistent with the City's goals and policies to provide adec[uate supply of housing to meet the need for a variety of housing types and the diverse socio- econon-dc and to promote -the dispersion and integration of housing for all socio- economic throughout the community. The City's policies for homeless accommodation do not create constraints in the location of adequate emergency shelters, transitional homes, shelters, and supportive housing. In addiction, current provision of homeless accommodation supports not only the need of the city but the county as well. Fees and Impruvernentso 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. These fees are assessed based on the concept of cost recovery for services provided. Tustin is urbanized with, most of the necessary infrastructure, such as streets, sewer and water facilities 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 thou pr-ejects ivigdn redevelopment pfoject are can minimize site improvement costs. The Housing Element Technical Memorandum describes in detail required site improvements and provides a list of fees associated with develop i ent (Table HT1M -34) Development :fees are not considered a constraint to housing. Flowerer, fees do contribute to the total cost of develop_ � ent and impact the final purchase or rental price. The City, in conjunction with the preparation of the Mousing Element also prepared the Affordable Gap and Leveraged Financing Analysis (Appendix A of the Housing Element Technical Memorandum). The analysis evaluated development costs to arrive to per unit affordability gap in producing affordable units. Table 12 and Table 13 of the analysis summarize average per unit development processing and impact fee of $29,277 to $37,530 per unit for owner housing prototype and CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 49 JUNE 16, 2009 $25,586 per aunt for rental housing prototype (See Appendix A for specific development processing fees and analysis. In response to recent economic downturn, the City Council also adopted an economic stimulus program which allows the payment of specific development fees fox construction of new residential units be deferred until either prior to final inspection or issuance of certificate of occupancy. This program would provide direct and indirect assistance to developer of residential units in that reduced on -hand cash flow were required at time of permit issuance. Buile-ing Cuees and Bnlorcemento The City of Tustin adopts the Uniform Construction Codes, as required by State law, which establish mini mum construction standards as applied to residential buildings. The City's building codes are the minimum standards necessary to protect -the public health, safety and welfare and ensure safe housing. O nly local modifications to the codes are made which respond to local climatic or geographic conditions and clarify administrative procedures. Although not mandated to do so, the City has adopted the State Historical Code that relaxes building code requirements citywide for historic structures/ buildings. Adoption of codes reduces rehabilitation costs. Local Processing and Permit Frnceclures. The evaluation and review process required by City procedures contributes to the cost of housing. 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 trine coordinating agency to process development applications for the approval of other in -house departments such as lRlepmen fley% police, Public Works/ Engineering, and Parks and Recreation. All projects are processed through plan review in the order of submission. The City, has elnri ated 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 subn-dtted, all Design ][review Committee members and plan checking departments simultaneously review the plans. The Design review application CI'T'Y OF TUSTIN HOUSING ELEMENT GENERAL PLAN 50 JUNE 16, 2009 does not require a public hearing or Planning Commission approval, The Tustin City Code authorizes the Community Development Director to approve development plans when findings can be made that the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area. In making such findings, the Zoning Code provides items to be considered such as height, bulk, setbacks, site planning, exterior materials and colors, relationship of the proposed structures with existing structures in the neighborhood, etc. This code provision affords the developers with tools to design their projects and thus increase certainty of project's design review and approval. Project application which complies with all the development standards prescribed by the district in which the project is located would not be rewired to go through any other discretionary approval. For Tustin Legacy, developments under the Plaster Developer footprint (approximately 800 acres) would be subject to the Legacy Park Design Guidelines to ensure compatibility of products proposed by vertical builders. The design guidelines present minimum design criteria for the achievement of functional, ctuality, and attractive development expected at the Tustin Legacy. The guidelines are intended to complement the lYi[iCAS Tustin Specific flan district regulations and to provide staff, builders, design professionals, and other users with a concise document when dealing with Design Review process to avoid ambiguity. Together the zoning code, Design ]Review provision, the ]Legacy Park Design Guidelines, and the "one- stop" processing system provide certainty to developer seeking approval for the development of residential project. For projects of significant benefit to the low - income community, costs can be waived by the City Council or the use of set- aside fun, ds can reduce or eliminate these costs to the developer. Wz)rkk,iclo Another governmental constraint is t e number of staff and amount of staff time available for processing development projects. Since the workload is determined by outside and uncontrolled ed forces (economy and market for housing and availability of general fund revenue), a shortage of staff Lime may occur which could lead to increased processing time for development projects. CITY OF 'TUS'TIN HOUSING ELEMENT GENERAL PLAN 51 JUNE 16, 2009 Table H-13 illustrates Tustins progress in achieving Rf- NA construction needs since January 1, 2006 that can be credited toward the 2006 -2014 planning period. As of 200€3, the !City has satisfied approximately 71 percent of its Very Low - income, 32 percent of Low- income, 47 percent of Moderate- income and 147 percent of Above Moderate - income lZl- NA 'Construction Needs. TABLE -I- 13 PROGRESS TOWARD I31-I)`\TA CONSTRUCTIOP`T NEE?C,S 2005 -2014 CITY OE TUSTIN Village of Hope 2 Orange County Social Services Agency - Tustin Family Campus Source: 2007 RHNA; City of Tustin, Redevelopment Agency (eliminated 2011) and Community Development Department. Housing Units Constructe�1 Since JZnuary 1, 2006, a 'total of 1,176 units have been constructed. Among the units constructed, 235 units were for Very -low income, 57 units were for Low - income and M units were for Moderate- income households. Almost all units except Arbor Walk z' levellopirnenit were constructed at the Tustin Legacy as follows: Arbor Walk (14552 Newport Avenue) Arbor Wahl project is a 63 unit attached townhome project of which ten (10) units were set aside as affordable units (4 unit for Very Low- income households and 6 units for Moderate- income households). The Tustin Community ][redevelopment Agency eliminated 2011 issued loans totaling $2,119,960 to assist in creation of these affordable units. The majority of the units were completed in 20051 however, three (3) of the affordable units were completed in, early 2006 and is included as part of -the current R H NA planning period, CITY OF TUSTIN HOUSING ELEMENT GENERAL FLAN 54 JUNE 16, 2009 II�A Units Units Net RENA Income Category CmnstrT�nctrion Cans'tructecl �p)pr ©NeSl9 CmnslTUctI ©n Need EntilheVUncleT Need 2005 -2014 2006 -2003 �Cunstxintian 200£3 -2014 Very -Love 237 43 (71%) 37 150 Extremely Low 225 1921 902 Low 410 57 32% 74 279 -- Moderate 453 60 (70 %) 161 247 Above Moderate 991 324 136% 623 -461 Total 2,3371 1,176 (91"%) 990 215 Village of Hope 2 Orange County Social Services Agency - Tustin Family Campus Source: 2007 RHNA; City of Tustin, Redevelopment Agency (eliminated 2011) and Community Development Department. Housing Units Constructe�1 Since JZnuary 1, 2006, a 'total of 1,176 units have been constructed. Among the units constructed, 235 units were for Very -low income, 57 units were for Low - income and M units were for Moderate- income households. Almost all units except Arbor Walk z' levellopirnenit were constructed at the Tustin Legacy as follows: Arbor Walk (14552 Newport Avenue) Arbor Wahl project is a 63 unit attached townhome project of which ten (10) units were set aside as affordable units (4 unit for Very Low- income households and 6 units for Moderate- income households). The Tustin Community ][redevelopment Agency eliminated 2011 issued loans totaling $2,119,960 to assist in creation of these affordable units. The majority of the units were completed in 20051 however, three (3) of the affordable units were completed in, early 2006 and is included as part of -the current R H NA planning period, CITY OF TUSTIN HOUSING ELEMENT GENERAL FLAN 54 JUNE 16, 2009 Insured loan that covers housing for the frail elderly e those in need of supportive services. Nursing homes, assisted living facilities, and board and care are all examples of this type of housing (a project may include more than one type). Although no restricted units were required, based upon the discussion with the developer, the units are designed and will be marketed competitively to allow fox moderate income households to be able to rent th, e units. However, for R1HNA purposes, only 4 of the 201 units are included as Moderate Income units. Table 1H -1A. illustrates the residential development potential of the vacant and underutilized land inventory in the City of Tustin. The Tustin Legacy site (formerly MCAS Tustin) presents the !City with 389.2 acres suited for residential development that could accommodate an additional 4,049 units. luring the planning period, the majority of the anticipated units will be accommodated at Tustin ]Legacy and is being implemented through both the adoption of a Specific Plan by the City and the adoption of a Redevelopment ]Project Area. ]Based on State Redevelopment 'Law _1t that time, and � the -oset Specific flan req irernents, at least 15 percent of the units (607 units) constructed at the MCAS Tustin site will be affordable to Very -Low, Low, and Moderate-income households, of which at least 6 percent or 243 units must be affordable to Very Low - income households. The remaining 364 units would be distributed among t e Low and Moderate income households by utilizing RlE- NA Low and Moderate income percentages. In addition to these inclusionary obligations, the acreage and densities permitted by the MCAS- Tustin Reuse Plan would create 282 additional for Very Low - income households (192 transitional housing units and 90 social services housing units). Aside from MCAS Tustin, additional sites are located either within the C Ln a r r a area Sites that are located within the + Project area stiNect to Rejevelerm_en T _iv,, � =eil As a means to ensure affffordability, and the use of housing set -aside :funds, the City and taedevelopi + n °"may require developers to provide at least 15 percent of all units constructed or rehabilitated at prices affordable to Very Low, Low, and Moderate Income households CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 59 JUNE Ifs, 2009 The City Redevelor.Y,efi n Ter„- aggressively negotiates affordable housing -units with individual potential project. An example of approved infill site is the development of a ffi:fty -flour (54' unit affordable senior housing project on a 1.76 acre site. The project was granted a twenty-five (25) percent density bonus above the City's maximum allowable density. In addition, the City entered into a Disposition and Developer Agreement with the developer to issue loans not to exceed $600,000. The loans are secured by loan agreements, promissory motes and deeds of trust, along with Regulatory Agreement and Declaration of restrictive Covenants to be recorded against the property fox a period of not less than 55 years. The project is 100 percent affordable to very low and low income seniors. The remaining capacity in Old Town Tustin will be achieved through recycling of unnderutilized and vacant inffiH sites (see Figure 1). According to the City's Land Use ]Element, the sites in Old Town Tustin area are able to accommodate an overall population range for residential use of 2 -54 persons per acre". The Land Use ]Element -further identifies the potential development of dwelling units in the Old Town Commercial area, which will be facilitated by the proposed adoption of zoning regulations and development standards which will allow rnixed -use development (see Program 1.21 of Table H -22 Housing ]Element Progra ms). This development potential is supported by the market analysis of the Old Town area. To ]Further create housing opportunities, the City provides the issuance of tax- exempt bonds for the development of affordable housing through a joint Powers Authority with the California Statewide Co,n , - unities Development Authority. Other means would include the City's participation in -the State and Federal programs such as the Low- Income ]lousing revenue Bon Financing program, Low Income Tax Credits, CHFA financing programs, and others. Additionally, a Density Bonus Ordinance is available and can be applied to infill sates to increase allowable density and the Tustin City Code also provides for a Planned Community District which 11 See Table LU -3 - "Future Land Use Density/ Intensity and Population Capacity of the Land Use Plan" in ffie City of ustin General Plan Land Use Element, January 16, 2001. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 60 JUNE 16, 2009 Figure 1 and Table l-1 --15 detail the zoning design, ations of vacant and underutilized land in Tustin. The vacant and underutilized land inventory includes land that is currently zoned medium -- and high- density residential and land that could potentially be designated as high - density residential. :[realistic capacity of sites that are identified in Table H-15 are derived from past development proposals, historical character of the area, inquiries received by the Community Development Department nd Redevelopment n,,.,nc, ,, Disposition and Development Agreements between the City and developers, exclusive negotiations with potential developer(s) authorized by the City Council, maximum zoning and general plan densities, and eligible incentives to developers fox provisions of affordable housing. Realistic capacity for sites identified to meet the City's share of regional housing needs either are determined based upon current zoning and general plan, executed Disposition and Development Agreement, and the City Council authorized exclusive negotiation with potential developer. The closure of MCAS Tustin provides the City with opportunity sites to meet the City's share of regional housing needs. The majority of the City's share of housing needs will be provided at the former MCAS Tustin (Tustin Legacy) project site which was part of the base closure realignment process. The )Federal government provided the land to the City at no cost. The City subsecl uently will convey the land to developers for the development of the Tustin Legacy. Although no specific parcel umbers are available at the time of the preparation of this Housing Element, a Disposition and ;Development Agreement (DDA) has been executed with Master Developer identifying land use capacity for each of the neighborhood. ]Furthermore, in the pllanning the implementation of the DDA, -the developer has submitted Concept Plans and Tentative Tract Maps -to the City identifyin g proposed lots, gross acreage and number of units as follows: CITY OF TUSTIN GENERAL PLAN 63 HOUSING ELEMENT JUNE 16, 2009 This section of the Mousing Element contains the goals and policies the City intends to implement to address a number of housing- related issues. To implement -the Mousing Element, the -following six major issue areas are identified with related goals and policies: 1) ensure that a broad range of housing types are provided to meet the needs of 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 affordable housing; 5) promote conservation and rehabilitation of housing and neighborhood identity; and 6) ensure housing is sensitive to the existing natural and built environment. Tustin is home to persons requiring a variety of housing options. At different stages in their ]lives, people require different housing arrangements. Additionally, the City must respond to the housing needs of all economic segments of the con-=unity, and ensure -that housing discrin- nation does not serve as a harrier. 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 affordable housing in the region requires the City to attempt to preserve Low - income housing units that are at risk of converting to other uses. The City used the following goals and policies to achieve the above objectives. GOAZ 1, T-'ravide an adequate supply of houusing to meet the need for a varne'ky o.'l housing types anal the diverse sacia- economic needs z)f all com rn -Lunii-y residents. 1ho]licy 10g0 ]promote the construction of additional dwelling units to accommi odate Tustin's share of regional housing needs identified by the Southern California Association of Governments (SCAG), in accordance with adopted land use policies. Policy 2.2. Apply available Tustin Co unity Redevelopynen Ate- financial resources to meet the requirements of any identified "Opporb- nity Sites' as part of the Tustin "Town Center- A CITY OF TUSTIN DOUSING ELEMENT GENERAL PLAN 71 JUNE 16, 2009 New Beginning" comprehensive implementation study to respond to 1ZHNA requirements. Fu1ky 13: Examine potential increases in residential density as part of the "Town Center-Anew Begiru Ong° implementation study as it specifically impacts the Center City Study Area (a pei°d �� y #titfl t he To Center and South Centfal Redevelopment n r aJccc Areas) the Southern Gateway Study Area 'a la.ge perfien of wh >, within the S +f, Central n j t Area), and the West Village Area generally located wrest of the SR -55 Freeway between McFadden Avenue and Main Street to assist the Clay in accommodating its housing needs. Palmy 104, Pursue smart growth principles by supporting the construction of higher density housing, affordable housing, and nuxed use development (the vertical and horizontal integration of c©r ercial and residential uses) in proxind-ty, to transit, services, shopping, schools, senior centers and recreational facilities, where possible. P©lky 1105: Consider site scoring, income targeting, and other selection criteria for competitive funding sources for affordable housing, such as Lour Income Dousing Tax Credits, when allocating Agency resources for affordable housing to maximize leverage of local funds. Palncy '2.5: Continue to implement best practices for developer selection, project underwriting and dare diligence for affordable housing developments that receive financial and other assistance to ensure long -term viability of affordable housing and to ensure the maximized leverage of local resources. 7olicy 10'_7o Preserve affordable housing units, where possible, through actions such as the maintenance of a mobile home park zone, restrictions on R -3 zone uses to preserve the multiple family residential characters, facilitate resident access to funding sources for preservation of low income and assisted housing. Fnhcy 1.8- Promote the dispersion and integration of housing for low- and very -low income ;families throughout the community as opposed to within any particular geographic area, neighborhood, or project. CITY OF TUSTIN HOUSING ELEMENT GENERAL ]PLAN 72 JUNE 10, 2009 Palicy 109. Encourage the County of Orange to exercise its responsibilities for housing accommodation for loyv� and very -low income families within Tustin °s sphere of influence. Policy 1.10. Utilize the nt n ge varrous resources, where feasible, to assist in creating opportunities which will expand opportunities for develop ment of affordable housing in the community. Policy 10110 allow second (attached/detached) units in single- and multi-family districts consistent with the Tustin City Code. Folly 1.1 0 Utilize Planned Community Districts and Specific Plans to authorize and promote a variety of lot sizes and housin g types. F'Blicy 1.13- Promote cluster housing consistent with General Plan land use density standards to reduce the cost of housing construction. Polk? 1014. Encourage the availability of affordable housing for special needs households, including large, low- income families. Special needs households include the elderly, large families, female- headed households, households with a disabled person, and the homeless (see discussion under Summary of Housing Needs for Special Needs Groups). Palmy 1.15. Encourage incentives to assist in the preservation and development of affordable housing such as 1) reducing permit processing time and waiving or reducing applicable permit fees, 2) on- -sate density bonuses when appropriate; 3) tax - exempt fina king including continuing to make use of the City's membership in the California Statewide Communities Development Authority to provide opportunities for developer assistance in pre - development and development financing of affordable housing programs; 4) flexibility in zoning or development standards; and S) other :financial incentives using , Ym n ^ g � housing set -aside funds and a variety of special State and Federal grant and - - = -- - uiuubEng programs. Policy 1.16. Use tax increment housing set - aside f -Loads 4 th the CentT-al, Town Center-, and r t( S Tustin Redevelopment Areas to CITY OF TUSTIN H ®USING ELEMENT GENERAL PLAN 73 JUNE 15, 2009 Fz)licy 2.. Support programs to match elderly and low and moderate - income individuals who warm to share housing costs in a joint living arrangement. Fali,�cy 2A. Support public and private efforts to ei minate all forms of discrimination in housing. ?Eolky 2.5. Mi -rdize displacement of lower income and special needs households, whenever possible, to ensure that displacement is carried out in an equitable manner. GOA11 3- [increase The pence, tagE of Dwncership hauling to ensure a rensanabRe bahi ce of rEntail and awrner <)=pied housing Within the City. Fulicy 3.1. Encourage new housing construction for home - ownership in a mixture of price ranges. FiDlicy 3.2. Examine existing City and Agency home purchasing assistance programs for low- and moderate - income households, including doyen- payment assistance, e and mortgage revenue bond financing, and recon=end program modifications to mare there more effective in the current housing market. Fulicy S.Sz Encourage rental unit conversion and alternative forms of homeownership, such as shared equity ownership and limited equity cooperatives where feasible. Fulicy on: Examine existing condominium conversion standards to promote renovation of existing units through rental conversion. GOA1 4o 'reserve the e.- 6stirng supply of affur�lable housing in the city. Fulicy 4.1. Continue to use ]Federal and State housing initiatives available for low-income households. Policy, 4.2. Monitor all federal, state and local funds available to preserve and/or replace lower income units at risk of converting to market rate housing, including tax credit bond .financing Fedevelopment tax inefement funds. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 75 JUNE 16, 2009 availability of government funds e local, County, State, and ]Federal. evelopment projects are subject to -the interests of private developers. The construction of secondary uriits depends -.upon the desires of the property owners as related to family needs for housing and economic resources. The achievements of the housing objectives are thus dependent upon the private sector and other governmental agencies. The responsibility of the City is to encourage the construction of affordable housing by providing programs and assistance to developers and to assist in. its creation by facilitating the review and approval of development permits. Table H-17 provides new construction housing objectives for the period 2006 -2014. With the exception of the all sires identified in Table H-17 are privately owned. Units identified are broken down into various income limits in light of RHNA percentages r ,` _,, ,. is under the Re ,,,rt,.,..,,en Table H-13 discusses City's progress toward achieving RHNA quantified objective. lased on units constructed, approved, or under construction, the City of Tustin has the following remraaining units to achieve RHNA °s construction objective: 150 Very Low Income, 279 ]Low Income and 247 Moderate Income units. The City, will make its best efforts to acco � iodate this objective by carrying out the following projects and /or programs: ieservatnon Pursuant to Government Code Section 65583.1(c), up to 25 percent of the lower income RT-INA may be fulfilled with existing units when affordability is achieved through: • Affordability covenants ;placed on previously non - affordable units; • Extension of affordability covenants on affordable housing projects identified as at risk of converting to market -rate housing; and Acquisiuoai/ reliab-ilitaLion said deed restriction of housing units. With RHNA allocated 512 lower income units, the City may fulfill 230 louver income units (128 Very Low and 102 Low) through preservation of existing housing units. As identified in the Preservation of Units At- -risk for Conversion section of the Housino, Element, there are a total of 277 units at risk for conversion during the planning period (100 units at Tustin Gardens and 177 -units in the CITY off' TUSTIN HOUSING ELEMENT GENERAL PLAIT 80 JUIN]E 16, 2009 L projects owned by the Irvine Company rancho Maderaso Rancho Allsalo and Rancho Tierra). The City, in anticipation of this opportunity, has programmed $2,181,672 of 'RDA housing set aside funds in the Agency's Comprehensive Affordable Mousing Strategy's Six-Year Capital Ilan to negotiate the preservation of these -utinits. The City Councii in their capacity as the Redevelopment Agency ( "�4�eliminated 2011) adopted the Comprehensive prehensive Affordable Housing Strategy (CADS) in June 2008 committing up to $2,181,672 of Agency _Housing Set -Aside funds for the preservation efforts of these at -risk units. As presented in Table HTM -35 of the Blousing Element Technical Memorandum, the City has fulfilled a portion of its regional share for very love and low income households (472 and 192 units respectively) during the prior planning period, rendering the City eligible to utilize the alternative site program. The City is in contact with both owners regularly and has expressed interest in ensuring the continuation of these affordable units. The City is also in contact with residents of the projects to allow for active public participation with current residents to ensure continued affordability. Tustin Gardens maintains a Section 8 contract for rental assistance. They are currently approved through July 13, 2009 with a HUD- requirement that they provide a one -year notice to terminate -their current Section 8 contract. The earliest date affordability restrictions can expire is July 2010. The city will mare every effort to assist the owner obtain an extension of the HUD Section 8 contract. If that is not possible, and additional incentives are needed, the City has estimated the total cost of completely subsidizing rents in Tustin Gardens is $48,900 per month, and $586,800 annually. Considering the earliest possible scenario of affordability restrictions expiring July 2010, the total cost of subsidizing Tustin Gardens for the term of the HousLig Element, July 2010 to June 2014, would be $2,347,200. Rancho Y[aderas, Rancho Alisal and rancho Tierra are California Statewide Communities Development Authority bond - funded projects with affordability restrictions expiring May 25, 2012. beginning June 20712, the estimate for subsidizing rents at Rancho Maderas, Rancho Alisal, and Rancho Tierra is $61,671 per month, and $740,052 annually. The total cost of subsidizing rents for twenty -five months, Jame 20712 to June 2014, would be $1,5411,775. The total cost for subsidizing rents at all four at -risk projects would be $3,888,975. The following tables illustrate the rewired subsidies for At -Risk projects. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 81 JUNE 16, 2009 In order to fund ;the difference between 'the potential affordability gap of $3,888,975 identified in the above Tables, "Req[uired Subsidies for At -Risk Projects" and the potential $2,131,672 in Redevelopment funds programmed in the Agency's eliminated 2011) Comprehensive Affordable Housing Strategy, the City analyzed the four at -risk projects and believes Tustin Gardens is the most viable project to receive 4% Tax Credit, Tax - Exempt Bond funding. Tustin Gardens is a 100% affordable, very -low income Senior Project. The City would work with the current owner to establish a non - profit affordable housing entity to apply for a projected $3,185,937 in 4% Tax Credit, Tax - Exempt Bond funding for the acquisition and rehabilitation of Tustin Gardens. The City's pro forma analysis indicates the potential affordability gap of $2,347,200 would be eliminated and City subsidies would not be required. The City would co umit $1,54.1,775 to fund the potential affordability gap at Rancho Maderas, Rancho Alisal and Rancho 'Tierra. This would leave a balance of $639,897 7edey.,i..p,w,ent funds, which ould be available if needed. Although the City projects adequate faundh-ig to preserve the 230 at -risk units, the City will pursue all other funding sources to augment funding already set aside for these affordable housing projects. The back -up documentation for -this a nalysis includes the followings 1) Gap Analysis for the 230 Units; 2) Tustin Community Redevelopment Agency �_qimated 2011} Pro Forma Analysis; and 3) Comparable Sales Analysis for Determination of Tax Credit /Bond. ]Financing of Tustin Gardens can be found in Appendix E of the Technical Memorandum. Another way rent subsidies could be structured is as a rent buy - down. This would involve the Agency providing a one-time assistance loan to the property owner to cover the present value of the decrease in rents associated with thhe extended affordability ter compared with market rents achievable on the units. This approach offers a benefit to the owner in that -they receive cash upfront from the loan. The disincentive is that -the use of Rede ,elepr efa housing set -aside funds for the rent buoy -down necessitates a 55 -year affordability covenant on the units, While this large up -front commitment on behalf of the Agency is probably not viable at this time, the City will explore other funding sources to assist with this option. Program 4.6 provides for City's commitment in preserving assisted housing at -risk for conversion to market rate. Pursuant to Government Code Section 65583.1(c), the City will work with the appropriate owners to enter into legally enforceable agreements no CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 83 JUNE 16, 2009 later 'than July 1, 2010, and will report on its progress in preserving these units through the annual progress report required pursuant to Covernment Code 65400. Should the City not enter into a legally enforceable agreement by July 1, 2011, the City will recommend an amendment to the Housing Element within a one -year timeframe, identifying additional sites needed to acco.-crtrrtodate the number of affordable units not preserved by enforceable agreements. While 'the Comprehensive Affordable Housing Strategy identified $2,181,672 in Redevelopment funds for -the period of July 1, 2008 through June 30, 2014, in 2011, the Redevelopment Agency ceased to exist. -the expendAur-e of Redevelopmefft funds for- the preservation of at ris urks ,vi]4 r-equif e City Council appr-ev-al A--:R an annual basis as part o the AnEmal Budget approval preeess; INJew (CMS'trT1Vt11D11. Tiistin Legacy 1Mnste7 Dea)eloper Footprint (Neiglibor )ioods D and C) As mentioned throughout the Housing Element, -the closure of the 1MCAS Tustin the City with opportunity to create affordable units to accommodate the needs of the residents. The City in, 2001 adopted the iMCAS Tustin Specific flan and in 2003 designated the 1MCAS Tustin as a Redevelopment Project area and adopted the 1MCAS Tustin Redevelopment Plan eliminated 2011. As part of the adopted Specific flan, a total of 4,210 housing units were authorized and to date 2,105 units have been approved and either constructed or undergo g construction. The remaining 2,105 units are asunder the Master Developer footprint (a Master Developer was selected by 'the City Council to be responsible for the remaining development of Tustin Legacy, ensuring it is consistent and cohesive). Although actual entitlement for the construction of the remaining units have not been granted13, the City however has entered into a Disposition and Development Agreement with the Master Developer and initiated planning for development of the remaining 2,105 housing units. These units will comprise of 126 Very Low Income ,Units, 95 Low Income units, 232 Moderate Income units, and 1,652 Upper Income units. The Developer will be providing the affordable units as a land write clown to their purchase of the property frown the City (the original owners of the land), with the Redevelopment Agency reimbursing the City for the Agency's obligations to provide the affordable units. The following table demonstrates the average is Tustin ]Legacy Community Partners (Mater Developer) has submitted concept plans and tentative tract reaps for the developments within Neighborhoods D and G. However, no entitlements have been granted at the time the housing element was being prepared. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 84 JUNE 16, 2009 affordable purchase price and average promissory note for -units developed at Tustin Legacy between 2007 and 2008. As income eligibility levels change o an annual basis and housing market process adj -usL the average affordability gasp may vary over time. The average promissory note is the City's contribution -towards establishing affordability (gap :financing between the Nair market price and the affordable purchase price which the .agency will assume based on a cooperative agreement between -the City and Agency'. All units have terms of affordability not to exceed 45 years. 2007 -2008 Average 2007 -200 3 Average 2007 -2008 Average Incume Level Fair Markel Price Affurclable ] xomiss®ry Note Fnarclbase Price Very Lora $482,792 $69,689 $413,103 Low $488,157 $7126,375 $361,783 Moderate $539,602 $276,317 $263,285 The development of Tustin Legacy is anticipated to occur during the Housing ]Element planning period. During the preparation of this housing element, the Tustin Legacy Community Partners (Mater Developer) has submitted concept plans and tentative tract maps for the developments within Neighborhoods D and G. Affordable units are expected to be provided concurrently with the development of market rate -units. Center Cihj (Six la and 1B Sheets) OI port inity Site The Sixth and "l6" Streets opportunity site consists of approximately 3.4 acres within the Center City project area. Approximately 4.2 acres will be set aside for residential -uses for up to 126 - units. This project site is part of the "'Town Ce ter -A new beginning" implementation study to revitalize the City's older neighborhood (see Program 1.21). NeW 07VWi e7 ,h10USing A total of 79 - ,lruits are a� nticipated during the Ho -using .Element planning period through the following programs: Ownership Mulfi-Fanmdly New Construction. Eighteen (18) - units are anticipated during the planning period, The Redevelopment Agency (eliminated 2011) leas included $4,363,343 of housing set aside funds in its Comprehensive Affordable Housing Strategy Six -year Capital 1Elm -i to accommodate this program. Of the eighteen. (18) units, seven (7) units would be set aside for Very Love income households CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 85 JUNE 16, 2009 and eleven (112) units would be set aside for Low Income households. Multi - Family Rental New Cons'tTuct-ion /Acquisition and Rehabilitation, Thirty one (31) Low Income units are anticipated and $4,363,343 has been set aside in the Agency's Comprehensive Affordable Housing Strategy Six -Year Capital Plan to accomplish -this goal. The estimated subsidy is based on leveraging 4% Low Income Housing Tax 'Credits with Tax - Exempt Bonds. o First -time .Ylomebuyer and /or Foreclosure Negotiated Purchase. Five (5) Very Low Income, ten (10) Love Income, and fifteen (15) Moderate Income units are anticipated through this program. To accomplish this goal, $2,400,090 of housing set aside funds estimated subsidies have been included in the Redevelopment Agency's eliminated 2011) Comprehensive Affordable Housing Strategy Agency Six- year Capital Flan. Neav Rental Hmsing Pacific Center East (Trillium West) The Trillium Nest project consists of approximately 27 acres site located within the ]pacific Center ]East Specific Plan. Opus West Corporation has submitted a draft project description indicating their interest in developing this site. The project would acco rodate a development with a mix of uses including office, commercial, retail, hotel, and residential wises. Approximately 300 new rental units would be provided at this project site. 011ier Ne7,v Construction Units The remaining new construction obligation of 18 units will be fulfilled through Granny Fiats, Second Unit, and Recycling of single family uses in Multi - fanly zoned lots program. Based upon recent �zeveloprinent proposals, the Cady has observed increased interest in the development of grey flats, second units and addition of units within multiple :family dwelling properties occupied by single family dwelling. The cost to construct these units would be borne by property owner. However, the City would facilitate the development process. In addition, based upon past development trends (Tustin Grove and Ambrose Lane) that utilized Planned Community Districts to allow � I i Y OF TUSTIN HOUSING ELEMENT GENERAL PLAN 86 ,JUNE 16, 2009 for higher densities, the actual number of units created could be higher than identified. The City will strive to ensure that newly constructed units are developed at sufficient densities to assist in fuiLfiilllment of low and very love income needs by employing inelusionEtry zoning for those sites located within loaner redevelopment project areas, mixed use zoning in Old Town Tustin, density bonuses particularly in in:fill sites to allow for increase densities to accommodate affordable housing developments, and Planned Community Districts to allow for flexibility in development standards. TABLE 1-1- 17 NEW CONSTRUCTION QUANTIFIED 0I3JECTT -VE3 SUM MAR-( A[1`Y CITY OF 'TUSTHIN 201)5 -2014 NEW CONSTRUCTION MCAS Tustin Housing Units' Ex1remriely Program 'Total -9 Low and Low muderale of Units -Very L ©w 4 ( <80 %) (09- 120"/) Upper 1120%)-) Neighborhood D 1 <50% 53 NEW CONSTRUCTION MCAS Tustin Housing Units' - - - - Neighborhood D 891 53 53 90 695 Neighborhood G 1,214 73 42 142 957 Units Constructed 2 1176 2355 57 60 824 Units A roved /Under Construction 2 990 1276 74 _ 161 628 Preservation3 230 128 102 - Granny Flats 5 5 _ New Owner Housing 79 64 _ 15 Second Unit 5 5 Recycling of SF uses to MFD in R -3 district 8 8 Total Quzntiffied Objectives 4,598 _ 515 410 458 3104 _ RHNA 2381 512 410 468 991 Difference 2,217 104 0 ID 2,113 Il MCAS Tustin 5pecitic Plan authorized a total 4,049 potential units at Tustin Legacy. Biased upon Redevelopment Law and the proposed -- Specific Plan requirement, at least 15 percent of the total units (607 units) would be affordable to Very-Low, Low, and Moderate income households, of which at least 6 percent or 243 units would be affordable to Very Low income households. A total of 296 affordable inclusionary units were included in the authorized total number of units to be developed at Tustin Legacy. Of the 4,049 units, 2,105 units have been entitled and currently either completed or undergoing construction. A total of 2,105 units are planned within Neighborhood D and G. 2 See Table H -13 and associated discussion for project details. 3 Pursuant to State Law, up to 25 percent of the lower income RHNA may be fulfilled with existing housing units. Although a total of 145 Very Low and 132 Low Income units are planned for preservation, only 128 Very Low and 102 Low Income units are eligible for credits toward RHNA.4 Pursuant to Government Code Section 65583(a)(1), City's share of extremely -low income units is 225 (44 percent of the RHNA Very Low income households new construction objective). Total number of units for extremely -low income and low income units equals to City's share of vey -low income units of 512 units 5 Includes 192 Extremely Low Income units (Village of Hope) 6 Includes 90 Extremely Low income units (Orange County Social Services - Tustin Family Campus) Source: 2007 RHNA; City of Tustin; MCAS Tustin Specific Plan CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 87 JUNE 16, 2009 TABLE 1-1- 23 RE- EABILITATIOIN1, PRESERVATION, AIND OT t1ER AFFORDABLE HOUSING (QUAINTEFEED OBJECTE -VES SUNTMARY CITY OF TUSTHN 2906 -2014 I'ro6ram Category, �'�Sl'IJ�iI��Q l�� d•1 10� ;�� °l Total r` Very Low Low lyoclerate Upper v1 lUniis Qg0_m% ) P20%+ Single and Multi- Family Rehab 100 300 10 15 Single Family 54 32 16 6 Multi- Family 108 21 21 66 M[i ulti- Faanily Rental —Acquisition/ Rehab/ Conversion/ Resale 31 13 31 7n.1aIl Rehabilitation 193 1 53 1132 72 'Il,Ji) i1RVATION Tustin Gardens 100 300 10 15 Rancho Alnsal 72 18 54 _ Rancho Maderas 54 14 40 _ Rancho 'Tierra 51 13 38 Tulal Freservallon 277 145 1132 t rl:I:1J11i� r�l'1Pf13�1�1 �aalhil 1, �11�A'U "Ohlto 15t Time Homebuyer and /sir Foreclosure Negotiated Purchase 30 5 10 15 _Section 8 Rental Voucher Assistance 1,500 1,500 Shared Housing Referrals 75 50 25 Homeless Housing Partnershi PPrograrn 242 242 Emergency Shelter 282 282 _ Total Other Pro arras 2,129 2,079 35 1 115 Source: Effectiveness of Housing Programs 1998 -2008, City of Tustin; Five Year Implementation Plan for the Town C4nter and south Central Redevelopment Project Areas (eliminated 2011 )-for Fiscal Years 2005 -06 to 2009 -10; Comprehensive Housing Affordability Strategy for Fiscal Years 2008 -18. mn IT Qi ied �bje��ives M Table H -19 summarizes tlhe City's Quantified Objectives for the 231i6- 2014 period. Based on the re�tuairements of AB 2634, statute of 2006 (Government Code Section 65583(a)(1)), each jurisdiction must address the projected need of Extremely Low-Income households, vyu,aaa ate, vy aio iaviavcacOno- is earning be."7.s �*, anassn per'ieauL LDI 1.LZ rIllea h/ledian Income (AIMI). The projected Extremely-Low Income need is assumed to be 44 percent of 'due ]Low Income need, or 225 units based upon. the percentage of extremely-low income households contained in the regional housing needs assessment determined by SLAG using census data as the baseNne. CITY OF `l'USll'IN FICUSING ELEMENT GENERAL FLAN 89 JUNE 16, 2009 TATS LE H -19 5U111II`\YIAR'Y OF QUAINTTFIED OBJECTI-VES CITY OF TUSTEN 2ID0b -2014 Inco rnz (GTpup I4)`rl_vJA 1\lenr 4..o' nslriw1 ,1mffi �elaaalntratnorn� Ereservatimn OnTaer J Frmgrsams VeEy Low 287 334 70 2,079 Extremely-Low 2251 2822 Low 410 410 982 35 Moderate 468 468 72 15 Above Moderate 991 3,104 0 -- T©laIl 1 2,381 4,598 240 2,129 Vursuant to vovemment Code Section 65583(a)(1), City's share of extremely -low income units is 225 ( 44 percent of the total Very Low Income new construction objective). Total number of units for extremely -low income and low income units equals to City's share of vey -low income units of 512 units 2 Includes 192 units at Village of Hope and 90 units at Orange County Social Services - Tustin Family Campus Source: 2007 RHNA, SLAG H HINT'I TFICA T HON OT ATAFOR DAB LTE 7-710 SING RESOU11 CES The City has prepared a Consolidated Plan and Comprehensive Housing Affordability Strategy identifying and describing all funding programs available to the City and Tustin Redevelopment Agency '?liminated 2011) _to assist in meeting the City's housing needs. Included the plan are descriptions of a wide variety of major housing assistance programs available from federal and state agencies and private lending institutions. More specific information including details regarding eligible projects and activities and funding availability can be found in t e document. The following is a summary of this irLformation along with updates to reflect new state and federal programs. Table H-20 provides an illustrative example of the estimated amount of locally identified resources that could be available to finance housing program objectives on an annual basis over the remaining six -year planning period. The amounts shown are estimates; actual revenue amounts and the tin -L ng of their availability could be more or less and would adjust over time. Specific decisions are made on an annual basis as part of the City >,nd Redevelopment Agency budget process. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 90 JUNE 16, 2009 The ley source of local funding for affordable housing development and preservation in Tustin is the Tustin Community redevelop r ent Agency's (eliminated 2011) Low and IModerate Income Housing Fund, also known as the 20 Percent Set -Aside Fund. The esd mated fund balance in the Agency's ,Low and Moderate Income e Housing Fund as of June 30, 2007 was $17.86 million. Appendix C of the Housing Element provides a Summary of Six Year Capital Plan !Goals in which a set amount of allocations are earmarked for specific programs. The programs and assistance goals are listed in Table 1 of the Affordable Capital Plan attached hereto as Appendix C. The programs included are as follows: 0 Frescervatian of At-Risk Affordable Mousing Rzn:tal Units The City of Tustin has identified the preservation of existing affordable housing units as one of the most cost - effective methods of maintaining -the stock of affordable housing therefore a high-priority, program for the City. The City has identified 277 units of at -risk housing with expiring use restrictions within the six -year planning period, including 145 units of very low income housing and 132 units of low income housing. The amount of assistance provided will be negotiated based on the specific economics of each development and the potential availability of leverage financing, such as tax- exempt bonds and 4% tax credits. The total amount of -funds allocated to this program is $2,181,672. o Single- and Muhi- Family Hom, e Rehabihlation Program The City has identified single- and multifamily home rehabilitation loans and grants as another cost - effective method of extending the life of affordable housi ng in the comm-ur 111 ,T. 'The City will target sin gle-farnily neighborhoods in t yy �he vicinitof the Town Center opportunity area as part of 'the Town Center revitalization effort, as well as multifamily units citywide. The City's goals under this program are to rehabilitate 162 units, includin5z 54 single- family units and 108 _multi fama➢v unij ts. o Ownership l�Iultifarnily i�ew Canstru�tion The City also intends to assist ownership multifamily new construction. Per unit subsidy requirements by income level are CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 93 JUNE 15, 2009 o T -lstin legacy Ownership Multi -Tar ily -New Canstruzlion The City's development agreements for Tustin Legacy are projected to create 323 new affordable multi- family ownership units in the City over the six -year projection period. This includes 1130 units in TLCP and 193 units in the Villages of Columbus. The City anticipates the creation of 40 units affordable to very low -inco e households, 115 units affordable to low income households, and 167 units affordable to moderate income households. The TLCP unit count represents projected Phase 1 development and the subsidy requirement is unknown at this time. The cost of maintaining the affordability of the TLCP units will be transferred to the Redevelopment ngeneyCity of Tustin and the expense associated with maintaining the 45 -year covenants will be determined at the time residential development proceeds. There is no subsidy requirement for the affordable units in the Villages of Columbus. v 7us -tin lee avy Renlail Ne-jr Construction The City's development agreements for Tustin Legacy are projected to create 253 new affordable rental units, including 126 units affordable to very low income households, 64 units affordable to low income households, and 63 units affordable to moderate income households. The TLCP unit count represents projected Phase 1 development and the subsidy requirement is unknown at this time. The cost of maintaining the affordability of the TLCP units will be transferred to the Redevelopment Agene City of Tustin and the expense associated with maintaining the 55 -year covenants will be determined at the time residential development proceeds. o Administrative Support The Agency will provide administrative support to implement its a,aanv.b e.idnvaa, ,�u�.®nvnn u� aua. any zaaa.o, �z2� aa�e;auo..�v �rin��t. a.� open �i a.nn R�' expenses of $4.95 million over the six-year capital planning period. Section 33334.4(a) of the CPL resluires expenditures i-nL the Low and Moderate Income Housing ]Fund during a 10 -year period to assist CITY OF TUSTIN HOUSING ELEMENT GENERAL FLAN 95 QJUNE 16, 2009 very love and lode income households in at least the same proportion as -the total number of units needed within -the community. The proportion of very love, love and moderate income units is determined for each community on the (basis of -the unmet need for housing certain income group categories as reflected in the City's share of the regional housing needs identified pursuant to Section 65584 of the California Government Code (the Regional Dousing Needs Assessment (RHNA). requires the -I eE epmert Agerte � -t leni the number- . e pefens as el off Phese Deedsave been ide fified in the melt :-F eee4-A deter-m ien pursuant —to Seetien 6558. The Agelwy's- R14NA preportienal expenditure requirements are 0 for very levl ile^vm e households-, 29% -€ef lew income i ouseheld ,-an 4 for- category, Agency may adjust the preper-tien by subtT-aetiag frem the need ide-4-4-t—ified— for each ineeme ra . 4. ,;,-i.A,,,.. genet' assi,ta-nect The City ;u- dtlated the development of additional very lode, low and moderate income housing in the PICAS Tustin Project Area through density bonus incentives. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 96 JUNE 16, 2009 - �- MWI .. Aff CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 96 JUNE 16, 2009 in addition, as of janaa 2003 according t6—GRL SSeEtio 33334.4(b), each redevelopment agency shall expend, ever the duration of redevelopment- implemennttatien Pan; founds for all ins - regardless of age -in-at least the proportion as the number- of low inEome households with a membef undei� age 65 gears as r-e to she total Humber of 1 inee+ee households F the c=onmnunity as reported in the most recent census of the United States Census Bureau. According to the 2000 U.S. Census, 87 percent of low- income households in Tustin included a member under the age of 65. Therefore, it is the Ageney's 87°% of the money - art a �rcuo ug -Fund F or t4 v ra mvx c housing r r r year- of age ate -corm r. All of the units produced to date are for family 'housing and no expenditures have been made for senior housing units. Coventry Court, a l,ennar Homes senior housing development projected to open in FY 2008/09 in the MCAS Tustin Redevelopment pecfic Plan Area, is building 153 affordable units as a result of City density bonus incentives. The City is not an entitlement jurisdiction for HOME fu, i ds, but may apply to the Mate for HOME funds as described in a separate report prepared by DIRA entitled Af©rtlabie H, ousing Assistance Prog7ams, presented as Appendix C of the Comprehensive Affordable Housing Strategy. The City is an entitlement jurisdiction for Comrmi unity, Development Bloch Grant (CDBG) funds. For FY 2007/08, the 'City of Tustin was allocated $827,201 in CDBG funds. These funds may be used for a number of community development purposes besides housing. Given the :many competing needs for these funds and the restrictions on these funds for housing purposes, the Agency does not typically allocate CDBG funds for affordable housing development. As needed and as shown on Table ]H[ -21, the City and its Redevelopment Agency (eliminated 2011; will utilize State and Federal resources to leverage local resources as these funding sources snatch the City's programmatic objectives. Table :-l- 21 is a summary of affvrdabie 1UUbiitg rebv ulufb. CITY OF TUSTIN HOUSING ELEMENT GENERAL ]PLAN 97 <JUNE 16, 2009 Tax- Exempt ]Bonds City /Agency Owned ]Lancl `date Resources CalHume TABLE FI- 21 CITY OF T-JUSTHN The rredevelep . ent `.gen y and `a City ha the authority to Issue tax - exempt bonds. The City is also a member of California Statewide Communities Development Authority. Bond proceeds are used to develop affordable housing. If available and appropriate, City_ -ar Redevelopment AgenEy owned land may be made available Enable low and very -low income households to become or remain homeowners o New housing Development o Rental Acquisition/ Rehabilitation o Housing o Community ]Facilities o Predevelopment, site development, and site acquisition for development projects. o Rehabilitation, and acquisition and rehabilitation, of site -built housing, and rehabilitation, repair and replacement of manufactured homes. o Downpayment assistance, mortgage financing, homebuyer counseling, and technical assistance for self -help California Self -Help ]Fund programs that assist ®Training and supervision �F- 7�nvn�nvas✓°l�'e�lhg-,�i�.�41 1 ^v >v an ^,i ,7,.:._,.,,.....,. i uClaLaa�c uiwai is of low and moderate Assistance families to build their income self -help home - All (Dration Pru,&Tarn homes with their own labor builders QCalHurne Self-Help) CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 99 JUNE 16, 2009 Wnrld/BR DOE Znillafive Non Frohl Organizations TABLE TH— 21 TIFORD BILE iFTOUS NM RESOURCES' CITY 017 T -USTIN Provides lower - interest construction financing for affordable or mixed - income rental housing or affordable home ownership through a consortium of World Savings/ Calpers/ Wells Fargo/ Bank of America 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. © New Construction o Rehabilitafion a Acquisition o Acquisition and rehabilitation o Management of multi - family units Orange County Nonprofit lender o Construction Financing Afffardable Housing consortium o Permanent Financing Clearinghouse g The Replacement Housing, Housing Rehabilitation, Housing Production and Land Cost Write -Down programs all use the Redevelopment Agency's (eliminated 2011) low- to moderate - income housing set -aside funds to leverage other regional, state, and federal funding sources. These sources include, but are not limited to: Orange County Housing funds, California Housing Finance HELP funds, Department of Housing and Urban Development HOME funds, along with housing revenue bond financing and low income housing tax credits. Such sources help to ensure an adequate level of funding to satisfy the City's affordable housing production requirements. Source: City of Tustin Redevelopment Agency (eliminated 2011) Comprehensive Affordable Housing Strategy 2008 -2018 In addiHo n t© these resources, there are also potential pub:ie and private resources that may be available to the City. CITY OF TUSTIN HOUSING ELEMENT GENERAL PLAN 119 JUNE 16, 2009 AppeneiAx to Housing Elernen't Available Sites The program objective was to utilize Planned Conn .unity Districts and Specific Plans to authorize and encourage mixed -use developments to assist in the development of new affordable owner and rental housing, including 3,151 infill units at INICAS Tustin. The program has seem development of it 486 units over the 10 year period, including a new 12 unit live /work development (known as Prospect Villages in Old Toga. Nlmbile homes The objective to maintain existing units was accomplished. In addition, entitlement for the creation of 10 new mobile home spaces was accomplished. Sean& Residentizl Units The previous City ordinance regarding second residential units required a conditional use permit for the establishment of the use in several residential zoning districts. In 2003, -the City adopted an ordinance modifying the zoning code to no longer require a conditional use permit and to allow second residential units to be processed at a ministerial level, to be in conformance with California state law. In the current review period and prior to this ordinance, the Community Development Department approved one third residential unit at 135 South A Street. The objective to provide 'two new second residential units in the review period has been met. Deed restricted a f©ndlable units The objective of requiring creed restrictions to ensure continued affordability for low- or moderate - income housing constructed or rehabilitated with the assistance of any public or Redeveio-1-1-11 Age eyfunds as may be legaily required was successfully met. Between the years 1998 -2000, 207 units deed restricted units were eAMU11011e0A, a1 lu 11 UARI .��1�'IJA -GVV ®, L` .J resti S;leU units were established, for a total of 450 deed restricted units established during the program implementation period. CITY OF'TUS'TIN HOUSING ELEMENT GENERAL PLAN 152 JUNE 16, 2009 Appe �1ix to Housing iE1emeni I HiDusing oppartuunities far all e,.cariornic se=ems The program to monitor the implementation of the affordable housing program adopted as a part of the Past Tustin Specific Plan has successfully met the objective of monitoring 174 units in ]East Tustin over the 10 year period. Bonding Programs- Prior to its dissolution, T'� he Redevelopment Agency-kas successfully administered a bond financing program which asthat processed a total of 252 restricted units for very -low and lode income households to accomplish Five-Year Quantified Objectives and help meet the City's affordable housing needs. Senior Citizen Housing The objective in, protecting and providing senior citizen housing was identified as the preservation of 7100 at -risk and creation of 6[) new units by 2005. The 100 at -risk units were preserved -throughout the review Period. In the 1990 -2000 period, a site on Sycamore Avenue was identified for a 60 -Unit senior housing project, which was ultimately developed into 54 one - hundred percent affordable sezuor units, known as Heritage Place at Sycamore. 5erliar Berviees Fiogarn The City's objective to develop a senior services program consisting of a comprehensive transportation program, , case management, information and referral, and a shard housing programs to assist 850 elderly annually was exceeded with 920 elderly receiving assistance annually between 2001 -2000. Recycling 5irig1e- Tzinuily Uses into ily ?Units The program~ to encourage developers to consolidate individual ]lots into larLyer cohesive dPvelnn -nen ,; by resnnndino, to ell rpi-mp -,ts for density bonuses per City codes was accomplished i_n that the City saw the construction of one additional unit at 135 A Street and density (bonuses were granted to T emlnar as an incentive for the creation of affordable units at the Villages of Columbus. CITY ®F TUSTIN HOUSING ELEMENT GENERAL ]ALAN 154 JUNE 16, 2009 ppe, �Hx to X10 -n3ir g ;Elerrae.-"tt Environmental Constraints The on -going goal was to require program Environmental Impact Reports (EIR) on all major development proj Appendi s to Ho using Element Ho- .king Re:ierral F-Cog" "Im The City continued to provide housing referral services to families in need of housing assistance and in formation through -the ]police, Parks and Recreation Services, and Co- unity Development Departments. The objective was to make 8,750 referrals to social agencies and 50 referrals for shard housing by 2005. Between 1998- 2000, 4,375 social service referrals and 25 shared housing referrals were made; between 2001 -2008, an additional 4,850 social service referrals and 50 shared housing referrals were made. Replacement Housing The program objective was to ensure rehabilitation or construction of an equal number of replacement ent units when low and moderate income residential units are destroyed or removed from the market p ui :s ant to Calif Ceffmwnity Redevelopment Law. Over the 10 year period, 86 units were removed and replacement was completed. Housing Rehabilitatian The goal to rehabilitate 100 units by allocating CDBG and Redevelopment Agency uminated 2011} fir}- funds to .finance public improvements and rehabilitation of residential units in target areas was achieved. A total of 119 units were assisted with RDA :funs over the review period. Housing Authority The program to contract with the Orange County Housing Authority (OCHA) for the development and operation of federally assisted low and moderate income housing programs was continued and 1 developer contract (Tustin Gardens) was processed with OCHA. Dental Assistajmvz The program to provide rental assistance through Section 8 certificates and voucher certificate program assistance fLi nds through the OCHA was successful over the review period. The objective to CITY of TUSTIN HOUSING ELEMENT GENERAL ]PLAN 157 JUNE 16, 2009 FulnU 15020 While promoting a self-supporting recreation system, explore means of providing low -cost programs to those who cannot afford to pay. Ful ky 18.3. Identify, evaluate, and where possible, introduce appropriate revenue -- generating activities into future co u ty -level and regional4evel parks and recreation centers, consistent with park dedication regulations. Pa1icy 18A- -Develop long-term agreements with the Schaal 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. Fu Rky, U-3050 Conserve the City's Quimby Act authority by utilizing, wherever practicable, the City's broad powers to enact and enforce its General Plan o Specific Flan(s), Redevc o:pme t PUn(s) , subdivision ordinance and Zoning Ordina nce to secure public and private recreation sites, open space, trails, and other related land use objectives of community munity pla ning significance. 1 EI,A.I FD COALS AND POUCHES Goals and policies of the other General ]Elan ]Elements also relate to conservation, open space, and recreation issues. A major requirement of all general plans is internal consistency. Fable COSR --1 shows each element; conservation, open space, and recreation issues; and goals and policies which relate to both. CTTY OF TUSTIN CONSERVATION /OPEN SPACE/ GENERAL PLAN RECREATION ELEMENT 25 March 20, 2012 Responslble Agency. Community unity Services F -tin �ling Saurce. City General Fund_,/ReElev,,l,,,..,. en /Private Funding /State and Federal Funding Tim Ymme, Ongoi g :7Ke hit 2�t (C/oB/ 1 ecreation Element Folicleso 4.8, 7.2, 8. 11, X312, 8.14, 14.1,1. ,1�.�1,1�. ,1 . ,1�1. 111 .1�,1�1. ,14.7, 12.8,14.12,16.2,16.4, 17.4,18.6 K& 5='I -Use Aeements ?vglh R Dols. 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. Con-L i unity Services Tun, ing Sabirce� City General Fund /Tustin Unified School District 71me Tm m e. Ongoing Re1ate,1 C /OS, /Recreatlon Element Folllciese 14.5,14.6- 14.8,16.6,16.10, 13.4,18,7 39. Joint -Use Agreements with Orange CDunty Kuod Control- lExplore the feasibility of utilizing County Flood Control .facilities :for recreational trails. <.esponsible Agency. Community Services/ Public Works IlTLIl Q'y1llll116 OU6f1li f4:�:a %-.1 Ly Vtf1 ddb j-,lA d'QJLd 16.A/ Tflme Frame. Ongoing g Il3elatecl /� / ecmeat men Element FzDllcieso 7.:1, 7.5,14.3,17.5 CITE' OF TUSTIN CONSERVATION /OPEN SPACE/ GENERAL PLAN RECREATION ELEMENT 67 March 20, 2012 Re�p�nsible Agency.- Community Development /Cominuni-ty Services/ Public Works , im( ing Sounceo City General Fund /Private Funding /State and Federal Funding Time Fr meo Ongoing Re1zte (c1 CfO3— �ecrez -hon EleTnent Fulkieso 7.6, 8.9, 8.11, 8.14, 14.4, 14.13,16.2,17.5,18.6 43o Accessibility, lFhano 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 wit Disabilities Act. R- 2spornsible Agen�yo Community Services F=�ling Suurceo City General Fund—/ Rede elop,,.,en /Private Funding/ State and Federal Finding T.Ame Tmmeo Ongoing Re1,-Ite4 C//05//Recrrc -lion :Elernent - FDlicieso 14.1,14.2,16.4 4'�o RevrezitionZl i`l e e c1s Awaren, ess. Inform the public of recreational facilities and opportunities, and receive public input on such services bye 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) receiving 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 comm, ; unity -events tlhrough the use 01 input from cltizer& -task fLurces, committees and other groups; e) evaluating programs on a quarterly basis to en, sure that community needs are being met; and ff) reviewing and implementing successful program, s ffrom other communities. CITY OF TUSTIN CONSERVATION /OPEN SPACE/ GENERAL PLAN RECREATION ELEMENT 69 March 20, 2012 NOSE EUMEN l sI CIE i f1 NT DITHOI- FROG-RAM The City's Noise Element provides information that is important for main, raining environmental noise lever that area compatible with existing and planned land uses. The Element addresses thiee 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, recognizes -the importance of long -range planning considerations in day -to- day decision - making, subject to funding constraints. TI AINJSFORTA T ZIOIN OHE C011ITRO -L 1. IRaadwsy Impuavemen, Praj�eclso The principal i-neffiod. of protecting sensitive land vises 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 significant noise impacts, the inclusion of soundwalls, earth ern berms, or other acoustical barriers as part of any Caltrans or OCTA roadway project. i< :esponJlbl:e Agencyf epzrtmn,ento Comm, unity Development, Public Works/ Engineering Division Tun�ling Boi1rc(eo Various Proposition 111, Measure M, Santa Ana /Tustin TSIA; Redevelopment Agency Tim, F !Fmmrneo Ongoi! i g < elated Noise Element Policies° 1.1,1.2,1.9,1.12 20 1�zil Zinc Noise Conlr©Ilo The principal methods of protecting sensitive land uses from rail vehicle noise are the construction o:f, 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 regional Rail Authority, OCTA, and Amtrak in CTTY OF TUSTIN NOISE ELEMENT GENERAL PLAN 23 JUNE 17, 2008 achieving these methods o noise protection for residential and other sensitive uses. esponsible Agency�epartrnent, Community Development, Public Works/ Engineering T unsling Source.- Public Utilities Commission, Southern California Regional Pail Authority, OCTA, Amtrak, Redevelopment A gn„ry Time .,Fx eo Ongoing [3elntecl (Noise Ele=n�l Palicleso 1.7, 1.8 3. -Vehicle Noise Controh To minimize or reduce noise impacts o 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 standards. Rzsponsible Agencyj.Depaf'=ento Community Development, Public Works/ Engineering, Police Dept., CHP Fu?ncling Soiurceo City General ]Fund TAme Frame. Ongoing F e iate�l NuAse Element Policies, 1.1, 1.2,1.9-1.12 4a Avnatio?n Nr Dise, Work to reduce noise impacts resulting from aircraft operations at John Wayne Airport by '(a) partic-1pating and monitoring the planning process for John Wayne Airport; (b) continu- ing to discourage general and commercial aviation activities which increase noise exposure to sensitive land uses. responsible gency epartrnento Community development .F=cUng So -urce� City General ]Fund T qme Frame° Ongoing Relnte& lNoise Ellernenl Folicieso 71.3 -1.6 CITY of TUSTIN NOISE ELEMENT GENERAL PLAN 24 JUNE 17, 2008 IPMh � h-lzz - YA paved route not on a street or road�jvay anal expressly reserved for bicycles tranjersin an othenjuise unpaved area. Bicycle paths may parallel roads but typically are separated from then by landscaping. only by signs, a bicycle route has no palIeMent markings or lane stripes. � lG �,rayz - A term that encompasses bicycle lanes, bicycle paths, and bicycle routes. ofh'l - A condition of a site, alructuTs, or area that may cause nearby buildings and/or areas to decline in attractivenass andfor utility. The Comm, unity Redsvek opulent Law (Health and Safety !Code, Sections 33031 and 33032 ) contains a definition of blight used to determr ne ellgibility of proposed redsveloprrlent project areas-(eliminated 2u � � a. F-Suffbr A strip of land designated to protoct one type of land use From another�jAjth �jOich it is incompatible. ) ✓Mhere a commercial district aborts a resldentiai 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 bwo unllks zones such as a multi - family housing zone betvveen single family housing and commercial uses. ufl l r�� - Any structure having a roof supported by columns or galls and intendsd 'For the shelter, housing or enclosure of any indivJdual, an, imal, process, equipment, goods or materials of any bind or nature. C @Jjfro rnia Environm, znuil r_)uzLll�i �CE�QA) - A State law requiring State and local agencies to regulate activities v,7ith consideration for enxiironmental protection. H a proposed activity has the potential For a significant adverse environmental impact, an Environmental Impact Report (Ells) must be prepared and certified as to Ks adequacy before taking actior �� on the proposed ,project. General Plans require the preparation of a "program Ells." CalifornN Housing Finan z. ,Aeon cy (CHFA) - A State agency, established by the Housing and Home Finance Act of 1975, which is authorized to sell revenue bonds and generate funds Forthe develop - ment, rehabilitation, and conservation of loNj�� -and moderate - income housing. CF, irainz - California IDepar,rment of T ransportatbn. CITY OF TUSTIN GLOSSARY GENERAL PLAN 3 JANUARY 16, 2001 - - ' . s _ Mle C,mm,patibW4 l - The characteristics of different uses or activitias that permit there to be located near each other in harmony and a,Ajithout conflict. The designation of permitted and conditionally permitted uses in zoning districts are intended to achia�ie compatibility within 'the district. Some elements a�Tffecting compatibility include; intensity of occupancy as measured by dwelling units per acre; pedestrian or 1V8hi0ul2r traf=fic generated; volume of goods handled; and such anvironmental 8f- facts as noise, vibration, Aare, air pollution, or the presence of hazardous materials. On the other hand, many aspects of compatibility are based on ,personal prefer- ence and are reach harder to measure quantitatively, at iaast for regulatory pur- poses. C ©nzlz)m1umua7 f n - A building, or group of buildiings, in �jjhich units are oAjljned individu- ally, and the structure, common areas and facilities are oNjjned by all the oAj�mers on a proportional, undivided basis. ja 2l (an MaGnEigQnmzm [P],-nn � CI1flp) - A mechanism employing growth manage- ment techniques, including traffic level of sere ce requirements, davielopman°t mitiga- Von programs, transportation systems management, and capital improvement programming, for the purpose of controlling and0or reducing the cumulative ragional tra�f is impacts of daveiopment. AB 1791, e"iifective August 1, 1990, requires all cities, and counties that include urbanized areas, to adopt and annually update a Congestion Management G fans Congregate Care Housing - Generally defined as age - segregated housing built specifically for the elderly which ,provides services to its residents, the minimum of ?/0ic'h is usually an on -site .meal program, but which may also include housekeeping, social activities, counseling, and transportation. There is generally a minimum health requirement for acceptance Into a congregate facility as most do not offer supportive health care serve ces, thus differing from an ursing home. Resi- dents usually have their own bedrooms and share common areas such as IiiMing rooms, dining rooms, and kitchens; bathrooms may or may not be shared, Glom ru` Ton - The management of natural resources to pravent Avaste, destruction or neglect, CITY OF TUSTIN GLOSSARY GENERAL PLAN 5 JANUARY 16, 200& Co -A, group of dweifings or an apari'mer t bu ld °ng that is jolnVy oAjArr ed by the rasldsnt's, the common ownership lrlcludlng ih-- olden space and all other parts of the property. The purchase of stock erltltles the buyer to sole occupancy, but not the ln&,fldual ownershlp of a specified C "D11n:;10 VT Q7 00 TR M n z �' QQ) - A regional p I a n n i n g and revs mjv authority �jvhose msmbership includes represent tion from all corn munitles In the designated region. The Southern Cafifornla Association of GOVSTnments �SCAG) and the San Bernar- dlno Assoclatlon of Governments (SAM BAG) are examples of CCGs In Southern Call1;ornia. Co -v(E)T&-iZQjz - The propor1lon of the area of the footprint of a bu ld °rg to the 'area of the lot on �jvhlch its stands. Critical Faa ;Iity - Facllltles housing or ser Jng many people �,��hlch are necessary in the event of an eerthguake or flood, SUCh as hospRM s, fire, police, and emergency serve ce fc�cllltles, utlllty "fl shins" facllltles, such as �,Ajater, electri6ly, and gas supply, se?ivage disposal, and come unlcatlons and transpoTtakn fecllltles. Cmrr v]cz.1Vz Imp -mM - As used In CEC-A, the total impact resulting from the accu- rr Ua'ted impacts of lndlv du,-:�il progeats or progTEMS OVOT �tlme. 10E1y—Nj(gM nvan-�IP Lays-1 (Ldn ) - The average equivalent sound leval dUTr ng E 24 -hour day, obtalnsd after addition of 10 decibels to sound levols In the night after 10 p.m. and before 7 a.m. See also "CommunRy Noise Equa alent D oa 0 (dB) - A tunit for describing the amplitude of sound, as It is heard by the human ear. See also "A- V�felghtsd Declbal " "CommunKy Noise Equ valsnt Level," and "Day -Night Average F s�o tto`�n e The kirnlrg over by an oviner or developer of prlN»ts land for public use, and the acceptance of land for such use by the governmental agency having juris6ctlon over the public function for which It will be used. 'Dedlc,@,kns for roads, parks, school sites, or other pUbfic gees often are male conditions -for approval of a development by a city. Density - The number of famines, irdivlduals, & jelfing u nr ll s or housing structures per unit of land; usually density is expressed "per acre." Thee, the density of a development of 100 unKs occupying 20 acres is 5.0 units per acre. CITY OF TUSTIN GLOSSARY GF,NFRAL PLAN 6 JANUARY 16, 2001 lFZQvra)','11jon, P @ZZh7- - Type of recreation or acti ✓ity NjAiHch does not roqu ry the use o °; organized play areas. �ona� - pertaining 'to actiNAdeas or econornies at a scale greater than that of a single jurisdiction, and affmcting a broad homogeneous area. RQZWo °licon _ A rule or order prescribed for rnana &g government. RsNiboii °�a,�oon - The upgrading of a build°ong prey ously in a dilapidated or substan- dard condition, for humans habitation or us-e. R,.-e,, 'borMion - The replication or reconatruadon of a bu lding's original architectural features, usually describirg 'she 'techn que of preserving historic bu:iUngs. P,-,"1r ©fK - To add materials and/or de',Jces to an emi &ding build °ng or systern to im- prove its operation, safety, or eMciency. Build ngs have been raITOfitted to use solar energy anal to strengthen their ability to 1,jithstand earthqua,�ss, for example. G o n o - An amend r ent to the map andaor teNt ou a zone ng ordinance to effect a change in the nature, density, or intensity of uses aHmikied in a zoning district andlor on a designated parcel or land area. Right -of -Way -- A strip of land acgtJred by reserva °lion, dedi cation, prescription or condemnation and intended to be occupied or occupied by a road, crossN/Ajalk, railroad, electric'trarsmn sslon lines, oil or gas pipel°one, VVEter line, saNtarrj or storm sever, or other similar uses. Risk - the danger or degree of hazard or potential loss. Sanitary Landfill - The controiled placement of resfuse NP41hin a l°om tsd area, follo-vAl- ed by compaction and covering ��i h a suitable tNckness of earsh and other contain- ment material. CITY OF TUSTIN GLOSSARY GENERAL PLAN 16 JANUARY 16, 2001 1.1Z Z 112" M- �ona� - pertaining 'to actiNAdeas or econornies at a scale greater than that of a single jurisdiction, and affmcting a broad homogeneous area. RQZWo °licon _ A rule or order prescribed for rnana &g government. RsNiboii °�a,�oon - The upgrading of a build°ong prey ously in a dilapidated or substan- dard condition, for humans habitation or us-e. R,.-e,, 'borMion - The replication or reconatruadon of a bu lding's original architectural features, usually describirg 'she 'techn que of preserving historic bu:iUngs. P,-,"1r ©fK - To add materials and/or de',Jces to an emi &ding build °ng or systern to im- prove its operation, safety, or eMciency. Build ngs have been raITOfitted to use solar energy anal to strengthen their ability to 1,jithstand earthqua,�ss, for example. G o n o - An amend r ent to the map andaor teNt ou a zone ng ordinance to effect a change in the nature, density, or intensity of uses aHmikied in a zoning district andlor on a designated parcel or land area. Right -of -Way -- A strip of land acgtJred by reserva °lion, dedi cation, prescription or condemnation and intended to be occupied or occupied by a road, crossN/Ajalk, railroad, electric'trarsmn sslon lines, oil or gas pipel°one, VVEter line, saNtarrj or storm sever, or other similar uses. Risk - the danger or degree of hazard or potential loss. Sanitary Landfill - The controiled placement of resfuse NP41hin a l°om tsd area, follo-vAl- ed by compaction and covering ��i h a suitable tNckness of earsh and other contain- ment material. CITY OF TUSTIN GLOSSARY GENERAL PLAN 16 JANUARY 16, 2001 w.D C) �r� i���, _ �,� 1 �1 pit �r 5`� PQ� ninc Dian A dmQnc"� gs HINTRODUCTION TO THE GEINERALPIAIN The City of Tustin is located in central !orange County and encompasses an area of 11.08 square miles. The City is bounded on the south by the cities of Irvine rind Santa Ann, 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 of Irvine. With-in the context of the larger Southern California region, Tustin is 10cated approximately two miles north of Orange County's 3ohn Wayne Airport and is tnansected by two major regional freeways: the I -5 (Santa Ana) Freeway, divides the City into north and south; and the SIB -55 (Costa Mesa) Freeway, divides westerly poTdons of the City. The City continues t® be a discernible entity, characterized physically by its strategic crossrocads location, the :former -Mcrine Corps Air Station, Tustin, (closed in July 1999), 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 histoikal "old towns" in Orange County. These significant nataural and man -made c1 aracteristics 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. CITY OF TUSTIN GENERALPLAN INTRODUCTION JUNE 37, 2U ®8 NOR G, O 0 0 O ✓I C, ° � City of Tustin Sphere of Influence/Planning, area TUSTI N 1-i "T-A M-1, Rgure �- � Tus<dn Ranning ATe NO�RT 99 scale IO fm — �� — �' City of l wfin ° Sphere of ]nfluence/PlanningArea 0 d o Source: City of Tustin 1! r NORTH Pacific Center East ti� T Not to Scale North Tustin City of Tustin Sphere of Influence/Planning Area TUSTIN A o C-1 MCAS Tustin Figure LU-4 Special Management Areas Specific Plans City of Tustin i Sphere of Influence/Planning Area North 0 015 03 a6 0�9 12 T �Wes M North Tustin (unincorporated) SOURCE: City of ustin— An Update on Redevelopment TUSTIN Figure LU-5 Special Management Areas Redevelopment Project Areas/ North Tustin/Other Areas 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. Old Town Tustin Street Character CITY OF TUSTIN LAND USE ELEMENT GENERAL PLAN 54 JANUARY 16, 2001 I NORTH not to sCala SOURCE: Austin-Foust Associates, Inc TUSTIN Figure C-4 Existing Bikeways /I- TUSTIN GENERAL PLAN Figure C-2 Arterial Highway Plan NORTH not to scale SOURCE: Austin-Foust Associates, Inc. TUSTIN C�R�i Figure C-5 Master Bikeway Plan 00 ■ NORTH -Nw TNot to Scale IWIN, F----lCity of ustin E--3 Sphere of Influence/Planning Area SOURCE: Federal Emergency Management Agency Flood Insurance Rate Map and MCAS Master Plan TUSTIN /— N )0 N Figure COSR- I Hazard Planning Areas 1 #0 H NORTH Tl Sealeinfilo Peet F----lCity of Tustin Sphere of Influence/Planning Area SOURCE: Natural Resource Conservation Services (1999); California Department of Conservation Farmland Mapping and Monitoring Program ( 1990), City of Tus- tin, Arial Photographs, John Minch & Associates, January (1991), Tierra Madre Consultants (1994) TUSTIN Figure COSR-2 GENERAL PLAN Important Natural Resources Cultural i /V IV -11'r � x \X o Lighter-Than-Air Blimp Hangars N\ HISTORIC RESOURCE AREAS Tustin Station NORTH (d5di Not to Scale City of ustin Sphere ofInfluence/Planning Area SOURCE: City of Tustin; MCAS Tustin Specific Plan (1995) TUSTIN , I I 4 iF ff: 1 1, AL Figure COSR-3 Historic Resources s'77711i.177111111 F----lCity of Tustin Sphere of Influence/Planning Area SOURCE: Urban Design Technical Memorandum, Gast and Hillmer MCAS Tustin Specific Plan (1995) TUSTIN LC1AZwV2x0--' mak z H ♦ 41 H PROPOSED FREEWAY EDGE �ANDSCAPE SUFFERING EXISTING LANDSCAPE CORRIDOR (FILL GAPS IN TREE STRUCTURE) NEW LANDSCAPED CITY GATEWAY ENTRANCE 6as-nNG CITY GATEWAY (PROPOSM LANDSCAPE STRENGTHENINq Figure COSR-4 Scenic Resources NORTH fNot to Scale A City of Tustin Sphere of Influence/Planning Area SOURCE: City of Tustin, Recreational Resources in the Tustin Area (1990) MCAS Tustin Specific Plan (1995) TUSTIN A A in An 4; U Figure COSR-5 Recreation Plan NORTH fNot to Scale City of Tustin Sphere of Influence/Planning Area SOURCE: J.J. Van Houtan and Associates, July 1993 NOTE: Noise Contours depicted within MCAS Tustin Specific Plan. May change based on final roadways alignment selected TUSTIN I Figure N -1 Future (20 10) Community Noise Equivalent Level (CNEL) Contours for the Tustin Planning Area Exhibit C Initial • and findings for proposed COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (714) 573-3100 I Project Title:Specific Plan Amendment 2012-001, including amendment of the City of Tustin Zoning Map, and General Plan Amendment 2012-001 Project Location: First Street, Tustin California Project Description: General update of the First Street Specific Plan adoped in 1985 Project Proponent: City of Tustin Lead Agency Contact Person: Dana Ogdon, AICP Telephone: 714/573-3109 The Community Development Department has conducted an Initial Study for the above project in accordance with the City of Tustin's procedures regarding implementation of the California Environmental Quality Act, and on the basis of that study hereby finds: M That there is no substantial evidence that the project may have a significant effect on the environment. E-1 That potential significant effects were identified, but revisions have been included in the project plans and agreed to by the applicant that would avoid or mitigate the effects to a point where clearly no significant effects would occur. Said Mitigation Measures are included in Attachment A of the Initial Study which is attached hereto and incorporated herein. Therefore, the preparation of an Environmental Impact Report is not required. The Initial Study which provides the basis for this determination is attached and is on file at the Community Development Department, City of Tustin. The public is invited to comment on the appropriateness of this Negative Declaration during the review period, which begins with the public notice of Negative Declaration and extends for twenty (20) calendar days. Upon review by the Community Development Director, this review period may be extended if deemed necessary. REVIEW PERIOD ENDS 4:00 P.M. ON October 23, 2012 Date Elizabeth A. Binsack Community Development Director Project Title: Specific Plan Amendment 2012-001 (Draft Ordinance No. 1414), And General Plan Amendment 2012-001 Lead Agency: City of Tustin 300 Centennial Way Tustin, California 92780 Lead Agency Contact Person: Dana L. Ogdon, AICP, Assistant Director Phone: (714) 573-3109 Project Location: Generally in proximity to First Street, from the easterly edge of the 55 Newport/Costa Mesa Freeway to the westerly edge of Newport Avenue. See attached location map (Attachment A). Project Sponsor's Name and Address: City of Tustin 300 Centennial Way, Tustin, CA 92780 General Plan Land Use Designation: Primarily - Planned Community Commercial Business (PCCB). Zoning Designation: Primarily — First Street Specific Plan (SP 10) Surrounding Land Uses and Setting: A variety of urban commercial and residential uses. Project Description: Project Description: The First Street Specific Plan was completed in less than four months and adopted by the Tustin City Council on December 2, 1985. The proposed update is needed to clarify and modernize the document's zoning regulations applicable to existing uses (Exhibits 2 and 3). No ground disturbance work is proposed, nor will such occur as a direct result of the City's planned approval of this project. The current First Street Specific Plan may be viewed at: hftp://www,tustincaorg/departments/commdev/index, htmi#pIanningZoning. Proposed General Plan Amendment 2012-001 would also incorporate minor text amendments requested by the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved by the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations in an updated format. INITIAL STUDY --- ----- - -- Other public agencies whose approval is required: ❑ Orange County Fire Authority F-1 City of Santa Ana ❑ ❑ Orange county EMA District ❑ City of Irvine ❑ South Coast Air Quality Management ❑ Other Orange county Health Care Agency Attachments: EXHIBIT 1: First Street Specific Plan Location Map; EXHIBIT 2: SPA 2012-001 EXHIBIT 3: GPA 2012-001 B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: City of Tustin The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. F-1 Aesthetics ❑ Biological Resources ❑ Greenhouse Gas Emissions ❑ Land Use / Planning ■ a • • . • ❑ Transportation/Traffic DETERMINATION: On the basis of this initial evaluation: ❑ Agriculture and Forestry Resources ❑ Cultural Resources ❑ Hazards & Hazardous Materials ❑ Mineral Resources ❑ Public Services ❑ Utilities / Service Systems ❑ Air Quality ❑ Geology /Soils ❑ Hydrology / Water Quality ❑ Noise ❑ Recreation ❑ Mandatory Findings of Significance I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. F-1 I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. F-1 I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to 2 1 P a g cl INITIAL STUDY City of Tustin that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature: Printed Name: Elizabeth A. Binsack Signature: Preparer: Dana L. Ogdon, AICP 3 1 P a g, ee Date: A, Title: Community -Development Director Jrr*__ Date: Title: Assistant Director C. EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used, Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. C. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a. the significance criteria or threshold, if any, used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance D. INITIAL STUDY Issues: I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rocks outcroppings, and historic buildings within a state scenic highway? C) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? II. AGRICULTURE AND FOREST RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy 5 P a g e INITIAL STUDY Potentially Significant Impact F07 701 01 L01 Less Than Significant With Mitigation Incorporated FNI LEI 07 City of Tustin Less Than Significant Impact No Impact ❑ EJ M El M EJ M El M INITIAL STUDY City of Tustin Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning EJ for agricultural use, or a Williamson Act contract? C) Conflict with existing zoning for, or ❑ ❑ ❑ cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or ❑ conversion of forest land to non- forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non- agricultural use or conversion of forest land to non-forest use? INITIAL STUDY Issues: Ill. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? C) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? 7 1 P a g e Potentially Significant Impact Less Than Significant With Mitigation Incorporated ❑ F-1 F-1 r-1 F-1 ❑ ❑ F-1 F-1 F-1 City of Tustin Less Than Significant Impact F-1 R 111111111710M El M F1 M F1 M INITIAL STUDY Issues: IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? C) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? 81 a g e e City of Tustin Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated ❑ ❑ 1-1 E ❑ ❑ ❑ M 1-1 ❑ ❑ ❑ ❑ ❑ M ❑ ❑ ❑ M r-] ❑ r-] M INITIAL STUDY Issues: Potentially Significant Impact V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? C) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. 9 1 P a g e 1-1 El ❑ 1-1 ❑ ❑ M ❑ F-1 ❑ ❑ ❑ r-1 r-1 ❑ ❑ r-1 M City of Tustin Less Than Less Than No Significant Significant Impact With Impact Mitigation Incorporated 1-1 El ❑ 1-1 ❑ ❑ M ❑ F-1 ❑ ❑ ❑ r-1 r-1 ❑ ❑ r-1 M VII GREENHOUSE GAS EMISSIONS Would the project: a) Generate greenhouse gas emissions, z either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or El z regulation adopted for the purpose of reducing the emissions of greenhouse gases? INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated Strong seismic ground F1 F-1 FJ shaking? Seismic-related ground z failure, including liquefaction? iv. Landslides? ❑ z b) Result in substantial soil erosion or z the loss of topsoil? C) Be located on a geologic unit or F] F] z soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as F] defined in Table 18 1 8 of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? VII GREENHOUSE GAS EMISSIONS Would the project: a) Generate greenhouse gas emissions, z either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or El z regulation adopted for the purpose of reducing the emissions of greenhouse gases? Issues: VIII HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? C) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? 111 P a a e INITIAL STUDY City of Tustin Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated ❑ ❑ ❑ M 1-1 ❑ ❑ ❑ 1-1 ❑ ❑ ❑ ❑ ❑ M 1-1 ❑ ❑ F1 ❑ r_1 ❑ M INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a F] F1 significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated IX HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or ❑ ❑ F waste discharge requirements? b) Substantially deplete groundwater F] FJ supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table (e.g., the production rate of pre - existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? 12 1 P INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated C) Substantially after the existing ❑ ❑ ❑ drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Otherwise substantially degrade water quality? g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures that would impede or redirect flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? Inundation by seiche, tsunami, or mudflow? 131 P a g e ❑ o ❑ M ❑ ❑ ❑ �q ❑ ❑ ❑ M ❑ 1:1 ❑ M ❑ ❑ ❑ M ❑ ❑ ❑ M ❑ ❑ 1:1 E INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated X. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? C) Conflict with any applicable habitat conservation plan or natural community conservation plan? XI MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? 141 F-1 ❑ ❑ M ❑ ❑ ❑ M ❑ ❑ ❑ ❑ F-1 ❑ ❑ M ❑ ❑ F-1 M INITIAL STUDY Issues: X11 NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? C) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? 15 1 P a g e City of Tustin Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated ❑ ❑ ❑ M ❑ ❑ ❑ M 1-1 ❑ ❑ M F-1 ❑ ❑ M ❑ ❑ ❑ M ❑ r-1 ❑ 0 INITIAL STUDY Issues: Xill POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of road or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? C) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? XIV PUBLIC SERVICES. Would the project: a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: i. Fire protection? ii. Police protection? iii. Schools? iv. Parks? 16 1 P a g e Potentially Significant Impact X Less Than Significant With Mitigation Incorporated X ❑ ❑ ❑ ❑ ❑ ❑ City of Tustin Less Than Significant Impact no i. Fall 0 ❑ 0 F� M ❑ ❑ ❑ ❑ ❑ ❑ ❑ El ❑ INITIAL STUDY Issues: V. Other public facilities? XV RECREATION. Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which have an adverse physical effect on the environment? XVI TRANSPORTATION /TRAFFIC. Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? 17 1 P City of Tustin Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated F] ❑ ❑ ❑ ❑ Ci M ❑ ❑ ❑ M ❑ ❑ ❑ M ❑ EJ ❑ 31 e) 11 INITIAL STUDY City of Tustin ---------- Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated Result in a change in air traffic F-1 F-1 F-1 patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Result in inadequate emergency access? Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? XVI I UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? C) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 181 P age F-1 ❑ 1-1 F1 F-1 F-1 F-1 � F-1 ❑ F-1 �1 F-1 ❑ ❑ ❑ El ❑ F-1 F-1 F-1 � F-1 ❑ F-1 �1 F-1 ❑ ❑ 191Pg INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated d) Have sufficient water supplies 0 r-1 E available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the 0 F-1 E wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with EJ El E sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and F] local statutes and regulations related to solid waste? XVIII MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? 191Pg Issues: b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current project, and the effects of probable future projects.) C) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? INITIAL STUDY City of Tustin Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated ❑ ❑ ❑ M 1-1 ❑ ❑ E Note: Authority cited: Sections 21083 and 21083.05, Public Resources Code. Reference: Section 65088.4, Gov. Code; Sections 21080(c), 21080.1, 21080.3, 21082.1, 21083, 21083.05, 21083.3, 21093, 21094, 21095, and 21151, Public Resources Code; Sundstrom v. County of Mendocino, (1988) 202 Cal.App.3d 296; Leonoff v. Monterey Board of Supervisors, (1990) 222 Cal.App. 3d 1337; Eureka Citizens for Responsible Govt. v. City of Eureka (2007) 147 Cal.App.4th 357; Protect the Historic Amador Waterways v. Arnador Water Agency (2004) 116 Cal.AppAth at 1109; San Franciscans Upholding the Downtown Plan v. City and County of San Francisco (2002) 102 Cal.AppAth 656. See Attachment B for narrative support for the conclusions identified in this checklist. ATTACHMENT B INITIAL STUDY SPA %0U2-00U,GPAZ012-0W8 FIRST STREET SPECIFIC PLAN Specific Plan Amendment 20)2-UU| No |4l4A and General Plan Amendment 2O|2-0O|are intended to implement u general update hm the First Street Specific Plan. The proposed amendments would on6ote and u/odcomino the First Street Specific P{uo (originally adopted in 1985) to create regulations that reinforce the community's desires as expressed when the Specific Plan was originally adopted io promote economic development along First Street ina manner compatible with surrounding land uses. In addition, the document has been modernized to correct errors and inconsistencies that have occurred over the years since its adoption including: an update that eases the identification ofland use designations; modernizing Lcnny used in the Specific P|on`m zoning regulations pertaining to the types of permitted and conditionally permitted commercial uses that may operate in the area; clarifying where such uses may ocmay not occur, providing modem parking regulations consistent with those used throughout dhe rest nf the City; and updating and clarifying the document's maps and graphics. {]eueoa| p|un Amendment 2012-001 also corrects General Plan Figure depictions of the City's jurisdictional boundaries to reflect areas incorporated into the City in the past and also upreviously approved Sphere of loOuumce modification approved by the Local Area Formation Commission (LAPCC) involving an unincorporated area in the County of Orange. Proposed General P|uo Amendment 2012-001 also incorporates minor text amendments requested by the [)nyngn County Airport Land Use Commission and ius|udco a new 0enoos| 9|mm Lund Use Map p/hiob presents existing general plan designations in an updated fbnnud. The proposed project is administrative in nature and would not increase the overall development potential currently allowed bv the First Street Specific Plan or previously allowed in the area, nor cause or create any direct cuvbnumcnta/ consequences that will not addressed through compliance with state and local regulations and standards that would avoid the creation of significant land use and planning impacts. This Initial Study is prepared to evaluate the environmental impacts of the proposed project with respect to the following categories: 1. AESTHETICS Specific Plan Amendment 20l2-O0l (Ordinance No. |4|4) and General Plan Amendment 2Ol2-00l are intended to implement a general update to the First Street Specific Plan. General Plan Amendment 2012-001 would also incorporate minor text amendments requested by the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved 6v the Orange County Local Agency Formation Commission, and include u new General Plan Land Use Map which presents existing general plan designations in an updated format. The proposed project is administrative in nature and would not increase the overall development potential currently allowed by the First Street Specific Plan orpreviously allowed in the area, nor cause oc create any direct environmental consequences that will not addressed through compliance with state and local regulations and standards that would avoid the creation ofsignificant land use and planning impacts. a) No Impact. The City of Tustin General Plan encourages protection of scenic views and resources (including vistas) site planning and architectural design; and through implementation of the Grading Manual. The proposed project is intended to update and modernize the General Plan Attachment B Evaluation nf Environmental Impacts Specific Plan Amendment 2O|2-0O/ and General Plan Amendment 20l2-00) Page and First Street Specific Plan topromote economic development along First Street inamanner that is compatible with surrounding uses. The proposed project is administrative in om1ume and would not directly affect any scenic vistas in that there are no physical changes proposed. Am with the current Specific Plan, the proposed un6uhe would continue to require future development projects to be reviewed through an established Design Review process, and either modified or conditioned to oddnnoo specific impacts to scenic vistas (if any). Therefore, this project will not have a substantial adverse effect on a scenic vista. 6\ No Impact. The General Plan Circulation Element does not m��p�c�nmz� including, L�r�|�d������ u�h���buildings within astate scenic highway within the City. Therefore, there are oo direct impacts related k` the pmo�� Specific Plan and General Plan on�cudo/cntintended U» uodataandmnodeo�iostbeGeneuu' Plan and First Street Specific Plan hnpromote economic development along First Street inumanner that iu compatible with surrounding uses. The proposed project is administrative in nature and would not directly affect any scenic resources iuthat there are no physical changes proposed. Au with the current Specific Plan, the pnYpnmcd update would continue to require future development projects tobenuviewedthnoucbcxiatbugmgu|utiunm,undmodificdoccoodiboncd to address specific impacts to scenic resources (if any). Impacts related k)any future project may be identified and evaluated in conjunction with the applicable discretionary puueao d may he subject to oepumube CE(}A review. Therefore, this project will not have a substantial adverse effect on a will not detrimentally alter, destroy or adversely affect any scenic resource. d No Impact. As proposed, Specific Plan Amendment 2Ol2-0} and General Plan Amendment 2012-001 will continue bm encourage that future development be compatible with the existing visual obunster or quality of the site and its surroundings. In addition, the Specific P|uu A^ozendnurot supports ongoing preservation of certain historic residences existing along First Street hwrecognizing these structures um conforming and allowing expansion/alteration ofan identified historic structure in addition to continuing to support o6un/im: ncome of historic structures. Adaptive reuse preserves the important physical attributes of the historic resource for future generations toappreciate by adapting old structures for purposes other than what the building was originally designed. As with the current Specific Plan, the proposed project nmu|d continue to require future development projects to be reviewed through an established Design Review process, and either onodificd or conditioned toaddress specific impacts 0n the visual character or quality ofthe area (if any). Impacts related to any future project may beidentified and evaluated in conjunction with the applicable discretionary process and may be subject k7 separate CEQAreview. In addition, the City of Tustin has been recognized hv the State of California amaCertified Local GoveuoncutoCL(}l The Certified Local Government Program is u partnership between kx��Lm�Ueand o�joouj§oneronen�focused onpu)nmutnghi; ' preservation grass roots level. Certification acknowledges that the City has adopted ordinances that protect important biakodo resources; that the City has appointed a qualified board (Planning Commission) to oversee and decide discretionary matters involving proposed changes to historic resources; and, that the City has employed staff members with significant experience o,training in bixbodo preservation matters. Cl.G designation also provides the City uooeao 0u the expert technical advice of the State ()§Gue of Historic Preservation as well as the Nu1innu| Park Service's Advisory Council on Historic Preservation. Partnerships with the National Alliance of Preservation Commissions, Preserve &mncdua, the National Trust for Historic Preservation, and the National Main Street Center are also networks that CLOa have an opportunity to tap into. When needed, staff has also employed the expertise of ]«m Street Architects, � on historic Attachment B Evaluation nf Environmental Impacts Specific Plan Amendment 2Ul2'O0iuodOonoro Plan Amendment 2O|2-00| Page preservation architecture and planning fioo recognized abztevvkic as experts in documenting, preserving and restoring historic historic resources. Therefore, this project will not have n substantial adverse effect upon the existing visual character or quality of the site and its surroundings. J0 No Impact. Specific Plan Amendment 20|2'00l and General Plan Amendment 2012-001 are administrative in nature and would not create a new xmucoe of substantial light or glare which would adversely affect day or nighttime views in the area any direct manner nor cause environmental consequences that will not be addressed through compliance with state and local regulations and standards that would avoid the creation ofsignificant land use and planning impacts. Future development projects may be subject to providing a photometric plan and additional review may be required on u case-by-case basis for |iubdnQ of parking lots and loading areas. Impacts related to any future project vvon|d he identified and evaluated in conjunction with the applicable discretionary process that may be subject to mcpmateCEU& review. Therefore, this project will not have u substantial adverse effect upon the existing visual character or quality ofthe site and its surroundings. iWitigation'Alonitoring Required: The City's Design Review process and conditions of �r the project will ensure du�de structures do not pose an impact touomdhcdomofthe approval community. ,S'ommes: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan City of Tustin Historical Resources Survey (|990) Update bn Tustin Historical Resources Survey (2UU]) City of Tustin Residential Design Guidelines - Cultural Resource District Specific Plan Amendment 2012-001 Nu. |4|4) and General Plan Amendment 20|2-00l are intended to implement u eeoeud update to the First Street Specific Plan. General Plan Amendment 2012-001 would also incorporate minor text amendments requested by the Orange County Lund Use Commission, reflect the City's current sphere of influence uo ' by the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations i000 updated format. The proposed project is administrative in nature and would not increase the overall potential currently ��vedLy�eF��8br� Plan or ��medhmde development nor cause or create any direct environmental consequences that will not addressed |hnonobcumpUauce with state and local regulations and standards that would avoid the creation ofmigoi- ant |uod use and planning impacts. a) No Impact. No farmland exists within the area affected by the 'u� Therefore, the 'cctwill not 000ve�Phn�eFann�ud Unique Farmland, or project. of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use. Attachment D Evaluation of Environmental Impacts Specific Plan Amendment 20l2-O0| and General Plan Amendment 2Ul2-OO| Page h) No Impact. No f000bund currently exists within the area affected by the � ^ ~ ccL Therefore, the proposed project will not conflict with existing zoning ood use, or a Williamson Act contract. d No Impact. No forest land or timber land currently exists within the area affected by the proposed project. Therefore, the proposed project will not conflict with existing zoning 'o_ or cause rezoning o[ forest land km defined in 1uddiu Resources Code section l222O(u)l dmL�|a� (� defined � Public Resources �� ��� 4526) � dmh�a� �~ Timberland Production (as defined hv Government Code section 5||04(c)'. d] No Impact. No forest land ortimber land currently exists within the area affected hvUe proposed 'cct the � will | nut result in the loss offboe� ^ or conversion of forest land to non-forest use. c) No Impact. No farmland, forest land ortimber land currently exists within the area affected 6v the proposed project. Therefore, the proposed project not involve other - in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use. HiligationlMonitoring Required: No mitigation is required. ,�oomzs Field Verification First Street Specific Plan Tustin City Code Tustin General p|xn Orange County Important Farmland Map 2O06 & Guide ho The Farmland Mapping and Monitoring Program, 2O04Edition 111. AIR QUALITY Specific Plan Amendment 2Ol2-00| (Ordinance No. \4|4) and General Plan Amendment 2O|2-0Ol are intended to implement u general update to the First Street �m. General Plan Amendment 2012-001 would also incorporate minor text amendments requested 6' � the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved kv the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations inuo updated fonnut. The proposed project is administrative in nature and would not increase the overall ��d m�������{�Fi�S��3p�i�cP|�m������|��in{� development cause oc create any direct environmental consequences that will not addressed thuough compliance with state and |mcu| regulations and standards that would avoid the creation of significant land use and planning impacts. a) No Impact. The proposed project would not conflict with or obstruct implementation of the applicable a�ou�i�nkm oa Lm���oN�Co�t/k� ^��—_, =__` yr�pun:u -� Quality DNauagen/cct District (S in the Air Quality Management Plan for the South Coast Air Basin. No physical improvements are proposed in conjunction vvdbeiNherSpccific Plan Amendment 2012- 001 or General P|uo An/cndnuut 2012'001. Impacts related to any fbtume ^' 'eut would would hu identified and evaluated in conjunction with the opp|iuuhlc discretionary process that may be Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 Page 5 subject to separate CEQA review. Therefore, the proposed project would not conflict with or obstruct implementation of the applicable air quality plan. b) No Impact. Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 are administrative in nature and would not violate any air quality standard or contribute substantially to an existing or projected air quality violation. Future projects would be required to comply with air pollution requirements that would be identified and evaluated in conjunction with the applicable discretionary process that may be subject to separate CEQA review. The proposed project would not result in a violation of any air quality standard. c) No Impact. Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 are administrative in nature and would not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors). Impacts related to any future project would be identified and evaluated in conjunction with the applicable discretionary process that may be subject to separate CEQA review. Therefore, the proposed project would not result in any criteria pollutant that would negatively influence the region's non-attainment of air quality standards. d) Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 are administrative in nature and would not expose sensitive receptors to substantial pollutant concentrations. Impacts associated with any future project would be identified and evaluated in conjunction with the applicable discretionary process that may be subject to separate CEQA review. Therefore, the proposed project would not expose sensitive receptors to pollutant concentrations. e) As note previously, Specific Plan Amendment 2012-001 and General Plan Amendment 2012- 001 are administrative and would not create objectionable odors affecting a substantial number of people. Impacts associated with any future project would be identified and evaluated in conjunction with the applicable discretionary process that may be subject to separate CEQA review. Therefore, the proposed project would not create objectionable odors affecting a substantial number of people. Mitigationl1lonitoring Required: No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan Tustin Grading Manual CEQA Air Quality Handbook IV. BIOLOGICAL RESOURCES No biological resources, riparian habitats, etc. exist within the First Street Specific Plan project area. Specific Plan Amendment 2012-001 (Ordinance No. 1414) and General Plan Amendment 2012-001 are intended to implement a general update to the First Street Specific Plan. General Plan Amendment 2012-001 would also incorporate minor text amendments requested by the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved by the Orange Attachment 8 Evaluation nf Environmental Impacts Specific Plan Amendment 2Ol2-O0l and General Plan Amendment 2O|2-08| Page County Local Formation Commission, and include u new General Plan Land Use &4ao which presents existing pbmdesignations inauuoda�dformat. ^ The proposed project imuduzioisbadveinoatunreandwxou|dnotincreaaetbeoveraUdeve|opnxeotpmteudul currently allowed 6y the First Street Specific Plan orpnviuum|vaU � n��diotb�eo,norcouacorcreate any direct environmental cuuwugumncea that will not addressed �through compliance with obdc and local nygu|mdono and standards that vvoo|d avoid the creation of significant land use and planning impacts. Impacts associated with any future project wno|d be identified and evaluated ioconjunction »vithdze mppUcub)cdimcrcdonaryprocess that nmayhe subject tooepuote(�S()��movicvv. a) The California Fish and Game Code was adopted by the State - to protect the fish and wildlife resources of the State. Special yu, m urc /�qu/n:u fhcany |ake or alterations, dredging or other activities that may affect fish and game habitat. Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 are administrative in outun: and would not have substantial adverse effect, either directly octhrough habitat modifications, on any species identified aoa candidate, sensitive, nr special status species in local oor�io - nalplans, policies, oregulations, r��u|atiou or by the California Department of Fish and Game or U.S. Fish and VVi|d1iOr Service. No physical improvements are currently proposed in co 'uuotnnv/hbdhepnzpomed project. Impacts related to any fbh/n: project would be identified and evaluated in conjunction with the California Fish and Game Code and may be subject to separate CEO\sniew. Therefore, no impacts will result with implementation of the proposed project. h) Specific Plan Amendment 20|2-0Ol and General Plan Amendment 20l2-00| are administrative in nature and would not have u substantial adverse effect on any riparian habitat orother sensitive natural community identified in local nrregional plans, policies, regulations, or by the California Department of Piub and Gmnzn or D.S. Fish and Wildlife Service. Impact's associated with any future project would he kenb5edand evaluated i000 conjunction d/m applicable discretionary pnceaythat mouybemo6icd�|o nepoo�:CE{)/\ review. Therefore, the proposed project will have oo substantial adverse effect oo any riparian habitat or other sensitive natural community. d The proposed project io intended toupdate and modernize the General Plan and First Street 8nccUo Plan to promote economic development along First Street in a manner that is compatible with surrounding uses. As such, Specific Plan Amendment 2U|2-0O| and General Plan Amendment 2012-001 are administrative in nubzcr and would not have a auhatau'bul adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) d`onuuh direct removal, filling, hvdou|oQiou| interruption, or other means. In accordance with ~e City's existing permit (Order No. R8-2009-0030 NPDES No. CAS618030) with the Santa Ana Regional Quality Control Board, any future applicant may be required to prepare a Storm Water Pollution Prevention Plan (SWPPP) to ensure grading and reclamation activities do not allow runoff from the site to carry sediment during a storm event to impair the water quality. The proposed project will clarify, provide consistency with prior practice, and reduce ambiguity of the term "nonconforming" in the TCC. Any future project that is considered a priority project will be required to prepare a Water Quality Management Plan (WQMP) as part of the discretionary review process to ensure runoff from the site, due to ongoing operations, does not impair water quality downstream. Therefore, no impact is anticipated as part of the proposed project that could cause a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act. Attachment B Evaluation nf Environmental Impacts Specific Plan Amendment 20}2-00l and General Plan Amendment 20l2-O0l Page d] The proposed project is intended to update and modernize the General Plan and First Street Specific Plan to promote economic development along First Street in a nouooec that is compatible with surrounding uses. /\aauob Specific Plan Amendment 2012-001 and Oeoens| Plan Amendment 2O|2-00l are administrative in nature and would not interfere substantially with the movement of any native resident or migratory fish or wildlife opcoimo or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. Impacts associated with any future project would be identified and evaluated in conjunction with the applicable discretionary process that may be subject to separate CEQ&review. e) The proposed project is intended tn update and modernize the General Plan and First Street Specific Plan to promote economic development along First Street inumanner that is compatible with surrounding uses. As such, Specific Plan Amendment 20l2-007 and (]eosmU 9|un Amendment 2012-001 are administrative in nature and would not conflict with any local policies or ordinances protecting biological cemouooem` such as u bee preservation policy or ordinance. The City's General P|anConmurvatiuo/Opuu Space/Recreation Element mandates continued maintenance of significant tree stands. New developments may require a biological mwmenamoen1 as required in the review process. Impacts associated with any future project would be identified and evaluated in conjunction with the app|ionh|o discretionary process that may be subject to separate CG()&review. D The City of Tustin is u participating member of the Natural Community Conservation E1uo (NCCP) and iowithin the Coastal Sub/Central Orange County NCCy region. However, the proposed project iuintended to update and modernize the General Plan and First Street Specific Plan to Vn>omobe economic development along First Street in a manner that is compatible with surrounding oocm. As such, Specific Plan 8roendnoun1 2012-001 and General Plan Amendment 2012-001 are administrative in nature and would not conflict with the provisions of an adopted Habitat Conservation p|nu` ?4aton/| Community Conservation Plan, or other approved local, regional, or state habitat onomarvu1ion plan. /nopuctm associated with any hznzre project would be identified and evaluated in conjunction with the applicable discretionary process that may ho subject to aepuruteCE(JA review. , itigationlMonitoring Required: No mitigation is required. Sxwroz Field Verification First Street Specific Plan Tustin City Code Tustin General Plan Department of Fish and Game, NCCP V. CULTURAL RESOURCES Specific Plan Amendment 20(2-O0| Nkz l4)4) and General Plan Amendment 2O|2-O0| are intended 0m implement a general update to the First Street Specific 9bm. General p|uu Amendment 2012-001 would also incorporate minor text amendments requested 6v the Orange County Airport Land Use Commission, reflect the City's current sphere of influence osapproved bv the Orange County Local Agency Formation Commission, and include anew General P\uu Land Use Map which presents existing general plan designations in an updated format. Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 Page 8 The proposed project is administrative in nature and would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area, nor cause or create any direct environmental consequences that will not addressed through compliance with state and local regulations and standards that would avoid the creation of significant land use and planning impacts. Regulations and the appropriate procedures include a requirement that a Certificate of Appropriateness be obtained. Said Certificate of Appropriateness must include specific findings for construction or alteration to ensure that alterations will not detrimentally alter, destroy or adversely affect the resource and, in the case of a structure is compatible with the architectural style of the existing historic structure. Ultimately, Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 will provide consistency with the City's goals for historic preservation to ensure that historic structures are preserved and maintained. a) The City of Tustin General Plan sets out conservation goals to maintain and enhance the City's unique culturally and historically significant building sites or features. Specifically: Land Use 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. Land Use Policy 6.2: Encourage and promote high quality design and physical appearance in all development projects. Land Use 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. Conservation Policy 12.1: Identify, designate, and protect facilities of historical significance, where feasible. Conservation 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 design will protect the visual setting of the historical site. In addition to allowing expansion or alteration of a designated historic structure, the City also supports adaptive reuse of historic structures. Adaptive reuse preserves the important physical attributes of the historic resource for future generations to appreciate by adapting old structures for purposes other than what the building was originally designed. In addition, the City of Tustin has been recognized by the State of California as a Certified Local Government (CLG). The Certified Local Government Program is a preservation partnership between local, state and national governments focused on promoting historic preservation at the grass roots level. Certification acknowledges that the City has adopted ordinances that protect important historic resources; that the City has appointed a qualified board (Planning Commission) to oversee and decide discretionary matters involving proposed changes to historic resources; and, that the City has employed staff members with significant experience or training in historic preservation matters. CLG designation also provides the City access to the expert technical advice of the State Office of Historic Preservation as well as the National Park Service's Advisory Council on Historic Preservation. Partnerships with the National Alliance of Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2Vl2-O0| and General Plan Amendment 2O|2-O0l Page Preservation Commissions, Preserve America, the National Trust for Historic 'and the National Main Street Center are also networks that CLGm have an opportunity to tap into. When needed, akdf has also employed the cxoedimo of 30'h Street Architects, ~ an historic preservation architecture and planning firm recognized statewide as experts in documenting, preserving and restoring historic resources. Therefore, this project will not have u mobmtaobai adverse effect upon the existing visual character oc quality of the site and its surroundings. Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 are administrative in nature and would not cause a substantial adverse change in the significance of historical resource as defined in California Government Code § 15064.5. No ohvmicuj /oprnvensuto are currently proposed in conjunction with the proposed project. Impacts associated with any future project would be identified and evaluated in conjunction with the applicable discretionary process that may be subject h separate (I[l review. h) The proposed project is intended to update and modernize the General Plan and First Street Specific Plan 0n promote economic development akmo First Street in u munomc that is compatible with surrounding uses. As such, Specific Plan Amoodnxent2U|2-OV| and General Plan Amendment 2012-001 are administrative in nature and would not cause u mubataxdo| mdveroeuhuogoindhoaignificnoucnfunnnchuco|mgica|o:oourcopurauuolto8 15064.5. Impacts associated with any bdnrc project would be identified and evaluated in �uuod^o with the process that he subject to CEQA~review. According to the City of Tustin General Plan Conservation/Open Space/Recreation Element (Goal 13), and the Standard Conditions of Approval, individual projects will be subject to site inspection by certified archaeologists or paleontologists for new development in designated sensitive areas. These conditions will be required on a case-by-case basis for individual projects subject to discretionary review; however the proposed project proposes no physical changes. c) Specific Plan Amendment 2012-001 No. l4l4) and General Plan Amendment 20|2- 00|.����i���u������ First ��8�ifioP�.�e ���s����������������|d�k��^^i� _,-' potential currently allowed hv the First Street Specific Plan or previously allowed in the area, nor cause or create any direct environmental consequences that will not addressed through compliance with state and local ncgu|uduou and standards that would avoid the creation ofsignificant land use and planning impacts. . As such, Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 are administrative in nature and would not directly or indirectly destroy u unique puicoo8o|VgicuJ resource or site or unique geologic feature. Impacts associated with any future project would be identified and evaluated in conjunction with the upp|iuuh|e discretionary process that may be subject to separate CG(>Areview. d> For the reasons discussed previously, the proposed project will not disturb any human remains, including those interred outside of formal cemeteries. Specific Plan Amendment 2U|%-0Oland General Plan Amendment 20|2-O0) are administrative in nature. Impacts associated with any future project vvon|d be identified and evaluated in conjunction with the applicable discretionary process that may be subject to separate CE()A review. ,Vitigationllfonitoring Required: No mitigation is required. Sources: Field Verification First Street Specific Plan Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 Page 10 Tustin City Code Tustin General Plan City of Tustin Historical Resources Survey (1990) Update to Tustin Historical Resources Survey (2003) City of Tustin Residential Design Guidelines - Cultural Resource District Secretary of the Interior's Standards for Historic Rehabilitation i�ttp: %J' ww.rlps.-(4ov/higgtyl"l psitp /standards sguidelines.litm VI. GEOLOGY AND SOILS Specific Plan Amendment 2012 -001 (Ordinance No. 14141 and General Plan Amendment 2012 -001 are intended to implement a general update to the First Street Specific Plan. General Plan Amendment 2012 -001 would also incorporate minor text amendments requested by the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved by the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations in an updated format. The proposed project is administrative in nature and would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area, nor cause or create any direct environmental consequences that will not addressed through compliance with state and local regulations and standards that would avoid the creation of significant land use and planning impacts. a) Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 are administrative in nature. Impacts associated with any future project would be identified and evaluated in conjunction with the applicable discretionary process that may be subject to separate CEQA review. Therefore, the proposed project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning jvfap issued by the State Geologist for the area or based on other substantial evidence of a known fault. According to the City of Tustin General Plan, Public Safety Element (January 2001), the Tustin Planning Area (Planning Area) lies within a seismically active region. However, there are no known active or suspected potentially active faults identified 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. Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 propose no physical changes and future proposals would be subject to individual review. Therefore, no impacts associated with rupture of a known earthquake fault are anticipated with the implementation of this update project. ii. Strong seismic ground shaking. See previous discussion. There is no evidence of any active or potentially active faults within the Tustin Planning Area (Planning Area) and it is not located within an Alquist- Priolo Earthquake Fault Zone. However, the Planning Area is located in the seismically active region of southern California. Slight to intense ground shaking is possible within the Planning Area if an earthquake occurs on a segment of the active faults in the region. Under current seismic design standards and California Building Code (CBC) provisions, new buildings would incur only minor damage in small to moderate earthquakes, and potential structural damage during a large earthquake, although new buildings are expected to remain standing during such events (City of Tustin General Plan, Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 Page I I Safety Element). With application of the provisions of Chapter 16A Division IV of the 1998 California Building Code and the Structural Engineers Association of California, (SEAOC) guidelines, adequate structural protection in the event of an earthquake would be provided, thus reducing impacts from strong seismic ground shaking to a less than significant level. Since there is no development associated with the proposed project and future development projects would be subject to the California Building Code and the SEAOC guidelines, no impacts will occur as part of this project. iii. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse. There is no development associated with the proposed project and future projects would be subject to the California Building Code and the SEAOC guidelines. Furthermore, a standard condition of approval requiring a soils report will be required prior to issuance of a grading permit for any future project. Therefore, no impacts will occur as part of the proposed project. iv. Landslides. The First Street Specific Plan area is a level, flat site. There is no possibility that landslides could occur within the site. b) The City of Tustin is a co-permittee with Orange County in the NPDES program, which is designed to reduce pollutants in storm water runoff. Accordingly, during construction of any future project, the applicant will be required to develop and submit a SWPPP to the Santa Ana RWQMP for compliance with the Statewide NPDES for construction activity. The SWPPP would contain BMPs as identified in the Orange County Drainage Area Master Plan (DAMP) to eliminate or reduce erosion and polluted runoff. General BMPs applicable to construction include erosion controls, sediment controls, tracking controls, wind erosion control, non-storm water management, and materials and water management. Future development projects would be subject to a standard condition of approval requiring BMPs as part of individual development plans may be required as part of the discretionary review process prior to issuance of a grading pen-nit for any future project. Therefore, this project will not result in substantial soil erosion or the loss of topsoil. c) Specific Plan Amendment 2012-001 (Ordinance No. 1414) and General Plan Amendment 2012- 001 are intended to implement a general update to the First Street Specific Plan. The proposed project is administrative in nature and would not affect or be subject to a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. There are no hazardous materials proposed as part of this project. Each individual development project will be subject to review on a case-by-case basis for hazardous materials. Therefore, no impacts related to this issue will result from the proposed project, and no mitigation measures are required and the SEAOC guidelines. A soils report prepared by a certified soils engineer may be required as part of any project on a case-by-case basis. Since there is no development associated with the proposed project, no impacts will occur as part of this project. d) For the reasons discussed above, the proposed project would not affect or be subject to expansive soil, as defined in Table 18 1 B of the Uniform Building Code (1994), creating substantial risks to life or property. Future development projects would be subject to the California Building Code and the SEAOC guidelines. A soils report prepared by a certified soils engineer may be required as part of any project on a case-by-case basis. Since there is no development associated with the proposed project, no impacts will occur as part of this project. Attachment B Evaluation of Environmental 1ngacts Specific Plan Amendment 28}2-O0l and General Plan Amendment 20i2-O0| Page 12 e) The proposed project is administrative in nature and would not affect or be su�c�&oa�� inouou6h: of the use ofaent��mko orubeo�advewaste subject disposal systems where sewers one not available for the disposal of waste vater. Future development projects may he required to submit u site-specific geoteuhnbua/ investigation for the site and preparation of a geologic and soils report prepared by a certified soils engineer. Since there is no development associated with the proposed project, no impacts will occur as pmt of this project. jVfitigationlItonitoring Require& No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin City Code, Grading Muoou| Seismic Hazard Zone Map February 27,20O8 &|guist-Prio|nEmdbquuke Fault Zoning Map V11. GREENHOUSE GAS ENUSSIONS Specific Plan Amendment 2O|2'0O| No \4|4) and General Plan Amendment 2Ol2-UO| are intended to implement u general update N the First Street Specific Plan. General Plan /\nncudmomot 2012-001 would also incorporate minor text amendments requested by Orange Cnunty&irpodl.undDaeCoomonimoion,rcOnotthcCity`mcuoentophcrcmfinDucnc'umappnovcd by the Orange County Local Agency Formation Commission, and include u new General Plan Land Use Map which presents existing general plan designations in an updated format. The proposed project is administrative hm nature and would not increase the overall development potential currently allowed hw the Fb Street Specific Plan or previously allowed in the area, nor cause oc create any direct environmental consequences that will not addressed thnzooh� compliance with �o�and local regulations and standards that would avoid the creation significant land use and planning impacts. a) Because the proposed project im administrative in nature, no actual development is currently proposed. Future development projects may involve temporary increases in � cn/�ekonm are hkek/k/ occur duc�guonmbnodon which nmuk1 be greater thau- ~ experienced typically existing neighborhood. New construction will he required tocomply with -- |atest edition of applicable codes which include energy codes related 0oefficiency. impacts associated with any future project ^mo|d he identified during the review process and evaluated in conjunction with the applicable discretionary oc building pen-nit process that may he mo6icct to separate CEQA review. Conmcqueotly , the proposed project ec1 vould not generate greenhouse gam emissions, either directly or indirectly, that may have auignificaot impact onthe environment. @ Through the proposed amendment process, if approved, the nm��wo�dbe� �� the Tustin C�vCode and (]cnco�l Plan. There innodovc - usaoub�:dxith' the So�oifio Pku�An/cndn�eo12U|2-00l and General Plan Amendment 2012-001, audtbe ' 'cot does not conflict with an nk� policy or �«' ' project reducing .,,.~.~~ �--, ,_-� .°eu^uuvxx "uup�u u/o poq�o�n 'VfitigationlMonitoring Required: No mitigation is required. Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 Page 13 Sources: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan Tustin Grading Manual CEQA Air Quality Handbook Specific Plan Amendment 2012 -001 (Ordinance No. 1414) and General Plan Amendment 2012 -001 are intended to implement a general update to the First Street Specific Plan. General Plan Amendment 2012 -001 would also incorporate minor text amendments requested by the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved by the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations in an updated format. The proposed project is administrative in nature and would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area, nor cause or create any direct environmental consequences that will not addressed through compliance with state and local regulations and standards that would avoid the creation of significant land use and planning impacts. a) The project site is located within an urbanized area characterized by commercial and residential development. However, because the project is administrative in nature, no actual construction is proposed. Consequently, the project would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. Future development projects would be subject to State and local code requirements, including the Building Code, and reviewed on a ease -by -case basis for hazardous materials issues to be resolved. b) For the reasons described above, the proposed project will not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Future development projects would be subject to State and local code requirements, including the Building Code, and reviewed on a case -by -case basis for hazardous materials issues to be resolved. c) The proposed project is administrative in nature; no actual development is proposed. Impacts associated with any future project would be identified and evaluated in conjunction with the applicable discretionary process that may be subject to State and local code requirements, including the Building Code, and reviewed on a case -by -case basis for hazardous materials issues to be resolved. It is possible that future projects would also be subject to separate CEQA review. Consequently, Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 will not cause hazardous emissions or the handing of hazardous or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school. d) Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 are administrative in nature. No actual construction is proposed. Future development projects would be subject to State and local code requirements, including the Building Code, and reviewed on a case -by -case basis for resolution of hazardous materials conditions. It is possible that future projects would Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 Page 14 also be subject to separate CEQA review. Consequently, the proposed project would not cause any development to be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code section 65962.5 nor would it create a significant hazard to the public or the environment. e) According to the City's General Plan Circulation Element, John Wayne Airport is approximately five miles to the south by surface roadway. However, the First Street Specific Plan project area does not lie within any of John Wayne's safety zones or building height restriction areas. Therefore, new development will not be subject to review with the Airport Land Use Commission and no safety hazards are anticipated related to this issue. The proposed project area is not located nor is it within two miles of a public airport or public use airport. Therefore, the proposed project would not result in a safety hazard for people residing or working in the project area. f) The First Street Specific Plan area is not in the vicinity of a private airstrip, although the Los Angeles Basin and Orange County in particular are subject to flyover by private planes. However, since the project area is not within the vicinity of a private airstrip, the project would not result in a safety hazard for people residing or working in the project area. g) For the reasons stated previously, Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 are administrative in nature and would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. h) The First Street Specific Plan area is not within a wildland area. For this and the reasons stated previously, the proposed project would not expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. Therefore, there are no impacts associated with this issue. Mitigation✓Monitoring Required.- No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin General Plan John Wayne Airport Environs Land Use Plan Department of Toxic Substances Control — Hazardous Materials Sites h�:// wsvw .envirostor.dtsc.ca.vpublic/ Specific Plan Amendment 2012 -001 (Ordinance No. 1414) and General Plan Amendment 2012 -001 are intended to implement a general update to the First Street Specific Plan. General Plan Amendment 2012 -001 would also incorporate minor text amendments requested by the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved by the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations in an updated format. Attachment B Evaluation of Environmental |u/paor Specific Plan Amendment 2Ul2-OOl and General Plan Amendment 20l2-UOl Page 15 The proposed project is administrative in nature and would not increase the overall development potential currently allowed by the First Street Specific 9|un or previously allowed in the area, --' cause nrcreate any direct environmental consequences that will not addressed through compliance with state and local ncgu|u1ioou and standards that would avoid the creation of significant |uod use and planning impacts. a) City nf Tustin iso with Orange - inde NPDESpmgram�^ which b domhoncdtorcduco pollutants in storm water runoff. proposed project does -- iuulude construction of new facilities. Future development projects would be required todevelop and submit a8VPPPto the Santa Ana RWQMP for compliance with the Statewide -'--~ for construction activity. The SW999would contain BMPoomidendfiedinthe Orange County Drainage Area W4aakzr Plan (DAMP) 0m eliminate or reduce erosion and polluted runoff. General BMPs applicable to construction include erosion controls, sediment controls, tracking controls, wind erosion control, non-storm water management, and mu1c,ia|o and water management. By preparing o SWPPP for NPDG8 compliance in addition to the standard conditions nfapproval for water quality, any future project could pn|entia||y meet all upp|iuuh|c regulations to manage nmuuf from the project site. Pollutants in a�oon v~~'^ would be substantially reduced 6v source control an d treatment BMPo. In addition, the City of Tustin would review and approve u Water Quality Management P|no for any specific project. Since dnonz is no development proposed as part of this project, it would not violate any water quality standards or waste discharge requirements. 6) Specific Plan Amendment 20)2-0O} and General Plan Amendment 2012-001 are administrative in nature. Mn actual construction io proposed with this update. Impacts related toany future project would be identified and evaluated i n conjunction with the applicable discretionary process that may he subject &n separate CE0Areview. Discretionary review offuture -' -'^ «~�� � would avoid any project related impacts that would oth�wie000bstuobu||ydeplete Qroo~~~ �c r supplies or interfere substantially with groundwater recharge such that there would be ~nct deficit in aquifer volume or u lowering of the |oou| groundwater iub|m /e.#., the production ruhof pre-existing nearby wells would drop nmu level which would not support existing uses or planned uucm for which permits have been granted). Since no development is proposed ms part nfthis project, no impact iu anticipated /t this time. c) No actual is proposed. Impacts related toany future �e�wo�dbuWc��d and evaluated in conjunction vvhb d� huabk: Building � `--' —� �p --� �o�u or , discretionary �-�� approval pn�ucnm that may b� ao��ot �o ocpan�� C�.� review. /n�reu`m, the project would not substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream or river, in u manner which would result in m------' a| erosion or xUtatinnon- oroff-sdm. 6) No stream orriver is in close proximity to the First Street Specific Plan area. No actual development is proposed. Specific Plan Amendment 20|2-0Ol and (}enmnd Plan Amendment 2O|2-U0| are administrative innature. Impacts related toany future project would hcidentified and evaluated in conjunction with the applicable Building Cuodixnmtionary approval process that may be subject tV separate CE`A nmi ��. In addition, any future applicant may bc required, as part of the standard conditions of approval, to provide on-site hydrology and bvdom|iu cu|oo|utinnm for the proposed development and hydraulic caiou|ub-on� y for po`pum:d connections no the existing m&onn drain system. However, this proposed ''-j--^ would not substantially alter the existing drainage pattern nf the site or area, including through the alteration Attachment B Evaluation of Environmental Impacts SpccifioPlan Amendment 20l2-U0l and General Plan Amendment 2Ol2'O0| Page \6 of the course ofa stream or river, or substantially increase the rate m amount nf surface runoff in a manner which would result in flooding on-or nff-adu. e) No actual development is proposed. Impacts related toany future project would bsidentified and evaluated in conjunction with the applicable |8uik6no C odes or discretionary approval process that may be subject to separate C£()A review. Future project compliance with the /itv`o Grading Ordinance and the California Building Code would onauo� that those '�u� ' are designed with erosion coobo|n�caourea and po| projects control plans. However, the proposed project is udmbmiabadvo in nature and would not create or contribute runoff water which v/nuki exceed the capacity o[ existing nrplanned $unm*«der drainage systems or provide substantial additional sources ofpolluted runoff, n For the reasons stated previously, the proposed project is administrative in nature and would not otherwise substantially degrade water quality. g) For the reasons stated previously, the proposed project is administrative in nature and would not place housing within u 1 flood hazard area as mapped on u federal Flood Bozumd Boundary or Flood Insurance Fate Map or other flood hazard delineation map. Future development would he subject to construction ncmbiotimmm related to the FEK@A flood map adopted for the area N that time. h) For the reasons stated previously, Specific Plan Amendment 2Ol2-N|and General Plan Amendment 2012-001 are administrative in nature and would not place within 100-year 100-year flood hazard area structures that would impede or redirect flows. Future development would he subject to construction restrictions related tothe F5K4A flood map adopted for the area otthat i) For the reasons obdud previously, Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 are administrative in nature and would not expose people or structures to n significant risk of loss, injury ocdeathiuvokingOnod' including flooding nma result ufthe tui|one of levee or dam. Future development would he mo}�ect&o construction restrictions re|a�dtm the FEMA flood map for �e����a1bmc. ) The project area ionot within proximity to any significant body of water and would not expected to be subject to seiche, tsunami, or mu�flow. , itigatioWA-fonitoring Required: No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan Tustin Grading Manual Flood Insurance Rate Map dated December 3,2U09 Tustin Guidelines for Preliminary W(lMPu TC[ Section 49OOet al. — Water Quality Control Attachment Q Evaluation of Environmental Impacts Specific Plan Amendment 28|2-0Ol and General Plan Amendment 20|2-00l Page \7 X. LAND USE& PLANNING Specific Plan Amendment 2Ol2-0Ol No. |4l4) and General Plan Amendment 2O|2-00| are intended to implement m general update to the First Street Specific Plan. General plan /\o/cndxncn1 2012-001 would also incorporate minor text amendments requested by the Orange County ,�irponLLand Use Coommniosion,reflect the City's concztsphere of influence ~aaapproved hv the Orange County Local Agency Formation Commission, and include a new General 9|ao Land Use Map which presents existing general plan designations in an updated format. The proposed project is administrative in nature and would not increase the overall development p��i�oum��a���|y the Pb�����cit�Plan or��kmm��|o�dinthe mor cause or create any direct environmental consequences that will not addressed thruob compliance with state and local regulations and standards that would avoid � creation of significant land use and planning impacts. a) The current First Street Specific Plan boundaries divide on established umnmuit�D��c boundaries do not �lknvprnper�'|ineo but cut 4~ �—mcm through cdmhngobncbreabuib|uvv�/|h/mm the pcopsdy. Proposed Specific 'Plan 20|2-00|�and General Plan 2012-001 vvouhj correct this h�n/ and s pco proposes to reestablish the First Street Specific Plan boundary so that it no longer physically divides the established community in the area. 6) The City's General Plan indicates the following: Goal 2: Ensurnthatfut_ore land use decisions tire the result of sound and comprehensive planning. Specifically, 'y 2.1: Consider all General Plan goals and policies, including those in the other General Plan elements, in evaluating proposed development /ro/e'*/ for General Plan Po|icy 2.2.� ��in&x�/ co/m�&nvcvbcAvoon/6elumd Use Element, Zoning Ordinances, and 'other Cib'nn8nunmy, /egn6t/o/m and standards. Proposed Specific Piuu }\n�endn�ont 2012-011 and 'General Plan Amendment 2012-001 are consistent with these goals and would not conflict with any applicable land use plan, policy, or regulation ofuo agency with jurisdiction over Mhe ^ ~ 'ect(bmc|udin#,but not limited to the general plan, specific plan, local program, oounb�l program, r zoning ordinance) adopted for the purpose of avoiding m« mitigating uu environmental effect. ' 6 The First Street Specific Plan area isunurban environment that ishd�orm����b�bm� There imoocetdbUahndhuhhz�unnaenu�ion | oab�nd ~ ' ' plan uoo�n�mn�yconservation plan within the First Street Specific Plan area of the project mi8:. Consequently, tbupn�pom�dp project would not conflict with any applicable hubibtcoumen«�ioo | — �« ' plan community conservation 1111itigationlMonitoring Require& No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan Tustin Zoning Map Attachment B Evaluation of Environmental Impacts SpeuifiuPlan Amendment 28|I-0V/ and General Plan Amendment 2Ol2'0O| Page 18 ]WL NIUNERAL80EQOKlRC0S Specific Plan Amendment 2Ul2-00l No. l4l4) and General Plan Amendment 2U|2-0O| are intended 10 implement n general update to the First Street Specific Plan. General Plan Amendment 2012-001 would also incorporate minor text amendments requested by the 0nuoge County Airport Land Use Commission, reflect the City's current sphere of influence aoapproved Agency 6vLbeOomnge County Local Agency Formation Commission, and include a new General P|uo Land Use Map which presents existing general plan designations iu un updated format. The proposed project is administrative in nature and would not increase the overall po�mouJuorne�h/mdknwcd by the First Street 3pnoifiu Plan or 'oum|vu|�n�cdiutbn development ^- cause orcccu�� any db�utenvinmnzcuio oons�gu�nccmtha���U'oo� ' area, -- �" uoureuxeUthrough compliance with state and k>oU regulations and standards that would avoid the creation of significant land use and planning impacts. a) According to the City o[Tustin General PlmGm ^ _S ' --- ------'— Element (Figure C(SR-2) there are no known mineral r�moun��xthbntheCitvtbatwnuk1 be of value Vothe ^`s' '" and the residents of the state. A|mnouAU Specific Plan Amendment 2O|2- OUl and General Plan Amendment 2012-001 are administrative in nature and no ocU/ul construction is proposed, it can be seen with certainty that the proposed project and future development would not result in the loss of availability of known mineral ncmuuroe that would baof value to the region and the residents ofthe state. h) No mining activities exist within the vicinity of the First Street Specific Plan area. For this reason and the reasons discussed previously, the proposed project is administrative in nature and would not result inthe loss of availability ofo locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan. AfitigationlMonitoring Required: No mitigation is required. Sources: First Street Specific P|uo Tustin General Plan XII. NOISE Specific Plan Amendment 2O|2-OO} N�) |4|4) and General Plan Amendment 20|2-OO/ are intended to implement u general update to the First Street Specific Plan. Oeoeco| Plan Amendment 2012-001 would also incorporate minor text amendments requested by the [range County\i,podLundOooComninmion " reflect the City's current sp b en:o f influence uo approved hv the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations inun updated fbomat. The proposed project is administrative in nature and would not increase the overall x development � potential allowed by the First Street Specific Plan or previously u|k*ed in c area, -- cause or create any dbecteovbnnneobd consequences that niU not addressed vmut�oonpuuncc with state and local regulations and standards that would avoid the creation of significant |uud use and planning impacts. a) Specific Plan Amendment 20)2-0N| and General Plan Amendment 2O}2-00lare administrative in nature. Y�oactuu construction in . Future development projects would be oukicct-` Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 Page 19 State and local code requirements, including the Building Code that would prevent or eliminate exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies. b) Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 are administrative in nature. No actual construction is proposed. Future development projects would be subject to State and local code requirements, including the Building Code that would prevent or eliminate exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels. c) As stated previously, the proposed project is administrative in nature; no actual construction is proposed. Future development projects would be subject to State and local code requirements, including the Building Code or a discretionary approval process that may be subject to separate CEQA review that would prevent a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project. d) As stated previously, the proposed project is administrative in nature; no actual construction is proposed. Future development projects would be subject to State and local code requirements, including the Building Code or a discretionary approval process that may be subject to separate CEQA review that would prevent or mitigate a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project. e) The First Street Specific Plan project area is not located within two miles of an airport or a private airstrip. No impact. I) The First Street Specific Plan project area is not located within the vicinity of a private airstrip. No impact. Mitigation livtonitoringRequired. - No mitigation is required. Sources. Tustin City Code First Street Specific Plan Tustin General Plan John Wayne Airport Environs Land Use Plan �! IME Specific Plan Amendment 2012 -001 (Ordinance No. 1414) and General Plan Amendment 2012 -001 are intended to implement a general update to the First Street Specific Plan. General Plan Amendment 2012 -001 would also incorporate minor text amendments requested by the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved by the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations in an updated format. The proposed project is administrative in nature and would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area, nor cause or create any direct environmental consequences that will not addressed through compliance with state and local regulations and standards that would avoid the creation of significant land use and planning impacts. Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 Page 20 a) Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 are administrative in nature. No actual construction is proposed. The proposed project would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area, nor induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of road or other infrastructure). b) Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 are administrative in nature. No actual construction is proposed. The existing First Street Specific Plan identifies large residential neighborhoods as nonconforming, and plans for their eventual replacement with commercial uses. The proposed project eliminates this nonconformity for most of the existing large residential projects, ensuring that the proposed project would not increase the overall displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere. c) For the reasons discussed previously, the proposed project is administrative in nature; no actual construction is proposed. Consequently, the proposed project would not displace substantial numbers of people, necessitating the construction of replacement housing elsewhere. Mitigationllblonitoring Required: No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin General Plan Tustin City Code t ' Specific Plan Amendment 2012 -001 (Ordinance No. 1414) and General Plan Amendment 2012 -001 are intended to implement a general update to the First Street Specific Plan. General Plan Amendment 2012 -001 would also incorporate minor text amendments requested by the Orange County Airport Land Use Commission, reflect the City's current sphere of influence as approved by the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations in an updated format. The proposed project is administrative in nature and would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area, nor cause or create any direct environmental consequences that will not addressed through compliance with state and local regulations and standards that would avoid the creation of significant land use and planning impacts. a) Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 are administrative in nature. No actual construction is proposed. The proposed project would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area, nor result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services, including fire protection, police protection, schools, parks, other Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2O|2'AOl and General Plan Amendment 20l2-08l Page 21 public facilities. Future development in the area is required to pay School bnpoot fees as adopted bv the Tustin Unified School District, and discretionary projects iu the area would he noticed pursuant to state law. All other new development fees applicable totbe project viUu|xo he required to be oui The Orange County Fire Authority and Tustin Police yro��m fire and police aservices li to the (City of Tustin and Department First provides Street Specific Plan area and no change in this service is proposed or would occur implementation of the proposed project. No impact. iV1ifigationl1fonitoring Required: No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan XV. RECREATION Specific Plan Amendment 20|2-OU| Nn |4|4) and General Plan Amendment 20|2-0Ol are intended to implement general update to the First Street Specific Plan. General Plan Amendment 2012-001 vmuN also incorporate minor text amendments requested by Orange County6irpo/�LandOmeConommiaaino,o:Onuttho(�ity`aconcotaphencofiuflucnc~onupproved by the Omm&n County Local Agency Formation Commission, and include unew General P|uo Land Use Map which presents existing general plan designations in an updated format. The proposed project is administrative in nature and would not increase the overall development - potential currently allowed by the First Street Specific Plan or pnevk/uah/ allowed in the area, nor cause or create any direct environmental consequences that will not addressed tbu)o"h compliance with state and local regulations and standards that would avoid the creation of significant |—'- use and planning impacts. a) As stated previously, the proposed project is administrative in nature; m` actual construction io proposed. _Fubordevelopment projects would be subject k State and local code requirements, including the Building Code or discretionary approval process that may he subject to separate (� EO& review. Therefore, the proposed project would not increase the 'e of existing neighborhood and regional oodxa or other recreational facilities such that mub¢mhu| physical d�edontionof the �xU6y`wou|doccur orhcucce|eo�cd. -�- b) For the reasons discusse the proposed project is administrative iu nature; nu construction is . the project wnuk1 not include `-- actual expansion ` o|f��i|h�unh�hhave au-----' physical effect on the environment, 11itigationlMonitoring Require& No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2U!2-00| and General Plan Amendment 20|2-0Ol Page 22 Specific Plan Amendment 2Ol2-0O| No l4)4) and General Plan Amendment 2O|2-00l are intended to implement a general update to the First Street Specific plan. General Plan Amendment 2012-001 would also incorporate minor text unnendmncuta requested 6vdxe Orange County /�irportLand Use '�ononmimoioo,reflect the City's cuxcutsphere uf influence 'anapproved 6v the Orange County Local Agency Formation Commission, and include a new General Plan Land Use Map which presents existing general plan designations inan updated format. The proposed onzecr is administrative in nature and xmok1 not bxcneuau the overall development ` deve ^ potential currently allowed by the First Street Specific Plan or previously allowed in the area, :� cause orcurte any dbrct environmental consequences that viU not ad oacdiho�uoh compliance with state and local regulations and standards that would avoid the creation ofsignificant land use and planning impacts. a) As stated previously, the proposed project is administrative in nature; oo actual construction ia proposed. Future development 'ects would he subject Uo State and local code requirements, mra discretionary process that may he subject tnsepaoateCE[A review. Specific Plan Amendment 2012-001 and General P|uu Amendment 20l2-0U( will conflict with adopted �d plan, ordinance or policies programs supporting alternative transportation in that the ordinance will provide clarity and better organization, supplements the Tustin Zoning Code and provides list ofupdated uses that have previously been determined to be similar to previously permitted and conditionally pennittcd umom in the area. The proposed ` ~ ud is consistent with the City's Circulation Element which addresses the circulation improvements meeded to provide adequate capacity for future land uses. The Element establishes u hierarchy oftransportation routes with specific development standards. Fubzo: projects will hc required to conform to the City's Circulation Element based on individual review and will not conflict with an upp|iuuh|e plan, ordinance or policy establishing oncoaones of effectiveness for the x performance of the circulation system, taking �k` account all u/d�o of including nuum transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and hic}m|r paths, and oo transit. @ As stated previously, the proposed project is administrative in nature; no actual construction is proposed. Future development projects would besubject to State and local code requirements, m.o discretionary process that may be subject to separate CEQ review. The City has m adopted u Congestion Management Program (C .' UnoeducebaOccongc mti on and to provide u mechanism for coordinating land use development and transportation improvement dcuiuiama. /oy future project will require review and conthnnanoe with the requirements of the Tustin General Plan and the CMp. Specific Plan Amendment 2U/2-OO/ and General Plan Amendment 2012-001 will not conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads mhighways. c) For the reasons discussed previously, the proposed project is administrative in not/re; no actual construction improposed. Consequenthythepropomed ��t would not rcouhinu change inair bm�l patterns, including edhcruniucnzeminbut�o project substantial safety risks. No impact. Attachment D Evaluation uY Environmental Impacts Specific Plan Amendment 20|2-08| and General Plan Amendment 2Ol2-80| Page 23 cD For the reasons discussed previously, de proposed project ia administrative in nature; uoactual construction is proposed. Consequently, the project hazards due to design feature (e.g., sharp curves or ' - substantially u«-�- increase --- uoeo(�o- tbnu dangerous ' incompatible e) The First Street Specific Plan area isu fully urbanized commercial corridor that includes existing hk/ber density residential developments. First Street is an arterial with two lanes in ---~ dbreohoo First Street ianot proposed tohc altered bvthe proposed project, so the project not result in inadequate emergency access. D SoacdI4 Plan Amendment 2012-001 and General Plan Amendment '1012'001 are administrative in nature. No actual construction is proposed. Future deve|opment -� 'cdm would he subject to State and local code requirements, including the Building Code, and reviewed on u case-by-case basis for resolution of hazardous materials conditions. . It is possible that future projects would also be subject to separate [EO\ review. Consequently, the proposed project would not conflict with adopted policies, plans, or programs ocguodin°= poh|io transit, bicycle, or pedestrian facilities, or odzonpioe decrease the performance or safety ofsuch facilities. liltitigatiotvlfonitoringRequired.- No mitigation is required. 8ompxvs: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan XVIL UTILITIES & SERVICE SYSTEMS Specific Plan Amendment 2O|2-0O| No. n l4l4) and General Plan Amendment 2O|2-00( are intended to implement u general update 0o the First Street Specific -Plan. General Plan Amendment 2012-001 would also incorporate minor text amendments rcq uested by the Orange Coouty Airport Land Use Commission, reflect the City's current sphere of influence as uppnmved by the Orange County Local Agency Formation Commission, and include uncn6cucod P|uu Land Use Map which presents existing general plan designations ivau updated format. The proposed project is administrative in nature and would not increase the overall . n - development potential yotunUa|currently nDowcd by the First Street Specific Phnorpmrioom|vaUoved in be area, -- cause or cneu�any dbectonvknonentu consequences that will not addressed ---z'c`~'^~~~~ with state and local n:�ukdk�oundm�ndardo�but��uN avoid creation o�aYgnhountbyndoae and planning impacts. a) For the reasons discussed previously, the proposed project is administrative in nature; uoac�a conobnuboo is The --' proposed. pn>po���project would b�cr�uum�b� ovood| development potential allowed by the First Street Specific 9km or previously in--''—~^ the '��vvouNno��xcocd�mo��mt�r ~ -- area. Consequently, r"p"v�«|«'0 h�ubn�n1requirements ofthe applicable Regional Water Quality Control Board. b) Water and sewer services and other utilities are available to the site since the First Street p� '���in������i�����h� Specific r project For the discussed previously, the proposed project is administrative in nature; no actual construction is Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012 -001 and General Plan Amendment 2012 -001 Page 24 proposed. The proposed project would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area. Consequently, the proposed project would not require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. c) Storm water and other utilities are available to the site since the First Street Specific Plan project area is within an urbanized area and has been previously developed. For the reasons discussed previously, the proposed project is administrative in nature; no actual construction is proposed. The proposed project would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area. Consequently, the proposed project would not require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. d) Water and other utilities are available to the site since the First Street Specific Plan project area is within an urbanized area and has been previously developed. For the reasons discussed previously, the proposed project is administrative in nature; no actual construction is proposed. In addition, the proposed project would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area. The proposed project would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area. Consequently, the proposed project would have sufficient water supplies available to serve the project from existing entitlements and resources, and no new or expanded entitlements are needed. e) Wastewater and other utilities are available to the site since the First Street Specific Plan project area is within an urbanized area and has been previously developed. For the reasons discussed previously, the proposed project is administrative in nature; no actual construction is proposed. In addition, the proposed project would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area. Future development projects that would be required to comply with utility or service provider and City requirements identified through the applicable entitlement or permit process. The proposed project would not result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments. f) For the reasons discussed previously, the proposed project is administrative in nature; no actual construction is proposed. In addition, the proposed project would not increase the overall development potential currently allowed by the First Street Specific Plan or previously allowed in the area. CR &R Waste Services provides solid waste collection and disposal services to the City of Tustin. Any solid waste generated by a future project would be diverted to a transfer station and then to the Bee Canyon/Bowerman Landfill located at 11002 Bee Canyon Access Road in Irvine. The project would be required to comply with local, state, and federal requirements for integrated waste management (i.e. recycling) and solid waste disposal. The project is anticipated to have no impact on landfill capacity. Future development within the First Street Specific Plan project area would continue to be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs. Attachment 8 Evaluation of Environmental Impacts Specific Plan Amendment 2012-OOl and General Plan Amendment 2O/2-00| Page 25 9) For the reasons discussed previously, the proposed project im administrative �n���oo��a construction is � --' p»��« project would comply with federal, state, and local statutes and regulations related to solid waste. 1/ifigationlMonitoring Required: No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin City Code Tustin General Plan Tustin Guidelines for Preliminary W()M9m XVIH- TMANDATORY FINDINGS OF SIGNIFICANCE Specific Plan Amendment 2012-001 Nn. |4l4) and General Plan Amendment 2Oi2-U0| are intended to implement a general update to the First 8[ort Plan. (3euero| p|ao Amendment 2012-001 would also incorporate minor text nmendnmc'to requested by the Orange County Airport Land Use Commission, reflect the City's current sphere nf influence omapproved by the Orange County Local Agency poonu1iun Commission, and include o new General P|uu LundNse&uovbichpreyccds existing general plan designations iounupdated format. The proposed project is administrative in nature and would not increase the overall o - , e- '--- potential o allowed by the First Street Specific Plan or previously allowed in area, nor cause or create any dbeot environmental consequences that will not through compliance with state and local and standards that ovnid�bcco�1�/ of significant and planning impacts. a) For the reasons discussed previously, the proposed project im administrative in nature; ooactual construction is proposed. Consequently, the proposed project nmukj not have the ' degrade the quality ofthe environment, substantially reduce the habitat ofufish wildlife species, uuoae u hmb or wildlife population to drop hck/n self-sustaining �vo|� threaten to eliminate a plant or animal reduce number or restrict range of rare or endangered plant nranimal or eliminate important examples ofthe major peri -- ofCuUfoxniu hiat/gorpoohidory. 6) For the reasons discussed previously, the -.� project ' im administrative in nature; no actual construction is the j�txouknot have impacts that ' ho�ed _ but '___-_v considerable? ("Cumulatively wv'u m�cunxz' means that the incremental effects ufu project are considerable when viewed io connection with the effect of past projects, the effects of other current project, and the effects of probable future projects). d For the reasons discussed the proposed project is administrative in nature; uoactual couubncdou in proposed. Consequently, the on�cct`w�n|d uo�bav� ef�ctonh�bniUcause mubm�otu|u�v ' ' project environmental ~ omnzno no����ctsoohnnmynboingo,cdhmrdiort\yorindkeody 11ifigationlMonitoring Require& No mitigation is required. Sources: Field Verification First Street Specific Plan Tustin City Code Attachment B Evaluation of Environmental Impacts Specific Plan Amendment 2012-001 and General Plan Amendment 2012-001 Page 26 Tustin General Plan City of Tustin Historical Resources Survey (1990) Update to Tustin Historical Resources Survey (200' )) City of Tustin Residential Design Guidelines — Cultural Resource District Secretary of the Interior's Standards for Historic Rehabilitation htm Attachment 2 Previously • ••• Background Information Provided on the First Streel Attachmcnt I ERKE s DE A1M DROC, UN DE ''2MCUB50©H Ofd lINJ` TlQ'N] PRIOC YI©EE D ON VINE '�-IR07 5 T 1FRE- T 51P'ECIF lC I-PLAI`9 19 -4 (6 Rrst Street Tustin's agrarian ,past has significantly influenced the pattern of commercial development that has occurred in the community. Early development in Tustin was initially focused within Old To?xn as the community's commercial center. As Tustin expanded outward from Old T o�J 'kln, transportation and commercial corridors �jAjsre created along the major arterials of 'First Street and NksAikiport Avenue. Over the years, a contraliz -ad location, large parcel size and easy free'�Alay accessibility have �i�iorked together to facilitate Nee,, \port Avenue becoming the dominant, uniform commercial corridor in the older portion of Tustin. Banks, restaurants, office complexes, and large retail centers dominate the Nevjport Avenue streetscapa. Conversely, the lack of freeviay accessibility, changes in the sway motorists travel, irregular or small parcel size, and a fragmented pattern of land use have contributed to a diverse First Street built environment. Manning Commission IfVorkshcp July 24, 2012 First Street S,pacitic Plan ;Page 2 R1 1 R3 ' R1 y u 1,R3 \SP10 R3 �R3" "^ ` SErONO 51 R1 a e It ❑R "? $1 FIRS7 100 C1 15"n P �--- _ 7 �\ oRnNaE C1 w000 PC _ ` Pc c sPIO )e XOD PART SP 5 PC C i RRSTS, I:a C2 P L`� ha ii,7u- t� Ssr (o -� p DO r(( -D1nD 'M 111,C-2, 100 C1 10000 A specific plan is a special set of devesloipmen't standards that apply to a particular geographical area. Specific plans are often used by local governments to wits planning policies and developmesnt codes that are intended to address a particular planning issue or problem ?,Ajithin an urban area. Specific plans are usually developsd in coordination vjith a General Plan Amendment, -rRedeNieiopment 'Project Area (State has recently eliminated Redevelopment as a economic doveloprnent too] available to cities, or other tools to persuade property owners into addressing the issue together with the City. Specific !Plans are typically more fieAble than standard zoning regulations to facilitate and incentivixe nevAj development that masts the planning goals and policies established `ior the area. The Tustin City Council adopted the First Street Specific ;Plan (Specific Galan 10) �,,Mth a goal to encourage the development of an appropriate mix of commercial and office uses that 'i'vould address their concern about an "erosion of commercial potential" while also protecting surrounding residential neighborhoods. Until recently, a portion of the First Street Specific plan was within the T oven Center Redraveiopment GProject ,//1rea know defunct). The plan did not snake sweeping changes but was intended as a compromise between doing nothing and completely changing the area. The plan was intended to provide guidance for First Street development to the year 2000. Some of the Key points emphasized in the Plan are as follows: Preserve Nivhat is good, improve Nivhat is not, and allow growth 1jajhere market forces are evident, through private market decisions ® Encourage retail commercial and office uses. ® Prohibit additional residential uses. Eliminate and prohibit future automobile service - related uses. Attract a m jor motellhotel to the aMesterly end of the planning area. Maintain and muprove the appearance and image cage of t, �e planning area. o Discourage parking in front setbacks. o Encourage lot consolidation and expansion of projects beyond the planning area boundary. o lncentivize and encourage quality and diversity in architectural appearance. Planning Commission Workshop July 24, 2012 First Street Specific Ran Page 3 The First street SpecKic Plan is the adopted zoning for the properties vjithin its boundaries. The regulations in the First Street Specific flan provide develop Went standards related to building locatdons, 'boight requirements, minimum site area, minimum lot coverage, landscaping, and parking requirements. If the Rrst Street Specific Plan is silent on any issue, the Tustdn Zoning Code prevails. df here is ever a conflict with a particular Zoning Code provision, the ;=first Street Specific Plan prevails. The Specific flan area is divided into three subareas (sho)xn above that are ddvided into Zoning land use designations. The subareas 1uere created to recognize and build upon a particular land use character or emphasis based upon the positive features already present in the area. Subarea 1 is "zoned" to support mostly office and neighborhood commercial uses. Subarea 2 is currently a transition area 1jAjitb an emphasis on retail commercial development. Subarea 3 is predominantly an urban retail commercial area vjith a strong office enclave. Each Subarea is subdivided into Planning Units (see above and Subarea 2 "Exhibit 6," on the follm/aging page. Each (Planning Unit identifies the "desirable" types of uses allowed as "prirnarj" and uses that are considered "acceptable` as "secondary" as exemplified balm im Primary and Sccon, dart' Uses Allowed it Subarea 2 Excerpt from fable I (FSSP Usage iii -3) Primary Secondary 7PPlanning nnin Unit 3 Restaurant Commercial Planning Unit 4 Hotel Office Unit 5 Commercial Restaurant Planning Commission VVorkshop July 24, 2012 First Street Specific Dian Page 4 3 1.RESTAURANT 9-COMMERCIAL 1.40MMENCIAL I- COMMERCIAL _ J COMMERCIAL i - 13PpICH CI}MIAlNOIAL jo 5 7 1. COMMERCIAL Ao(,'nMMERCIAL 1. COMMERCIAL .r3 TAURANT 8. RESTAURANT* LEGEND first treet Specific Plan IIE$IOENT1A Prepared For The City Of Tustin _! COMMERCIAL Subarea 2 MOTEL EXHiarr a De�vslopmsnt of primary uses and lot consolidation is strongly encouraged through an incontive program identified in the First Street Specific Plar- Property oviners that propose devolopme-nt projects irnplemanting a desired primary use are proVided expedited plan processing, rolaxation of certain 7-oning regUations and other incentives. Oviners proposing a secondary use are not offered such enticements, and proceed using longer processing times. Lot consolidation is ,encouraged to support larger development sites through a variety of incentives including a reduction of required parking, height limit relaxation, legal assistance in parcel assernUage, lot coverage relaxation, fee )ivaiver /reduction, etc. The Specific Plan also identifies areas immediately outside of the Man boundary that are eligible for future inclusion to the Han. The pUrpose of these "expansion areas" is to encourage lot consolidation to support lamer commercial development in the area. Ailany of the parcels located with the expansion areas contain existing single family residential developments and commercial properties, including some properties Hstod as historic the City's Cultural 7Resources - Sunjey. Because the areas are currently outside the First Street Specific flan boundary, the expansion area is identified for planning purposes only; hero is. PDanning Commission Workshop Jdy 24, 2092 First Street Specific Plan Page 5 it 7-1 _7 FMBTBTI�fiT ..i � � t FiSt,reet fted is Plan use EXPANSION OPPONTUNMES 'AREAS OF WANSION Prod for The City 0i Tuatin UPPORTUMTY �:CH'.933 X3 When adopted, the First Street Specific Galan created several non - conforming properties (ex sting uses that are not listed as a permitted or conditionally permitted use). Non - conforming properties are those where a la�� iul use of land exists shat Ajould not be permitted by the Specific Galan (j.e. single family homes, etc.). Currently, existing single family residential uses, and the RV Park are identified as nonconformr ng. In addj'jon, the Specific Man's land use regulations (Section 1110, beginning on page 111 -7) do not list existing residential multj-famjly uses (apartments or condominiums) as either a permitted or condjtjonajly permitted use. Non - conforming uses cannot be enlarged, expanded or moYed. Tustin 1anara9 F]an The Tustin General Elan provides a comprehensive declaration of goals, pollcies, and programs uor the development of the city that includes diagrams, maps, and text setting forth objectives, principles, standards, and other features, and which has been adopted by the Tustin pity Planning Commission VAJorkshcio Jdy 2 , 2012 First Strsel Specific Plan Page 6 Council. The City's General Flan designates the F Tst &treet Specific Galan area as PC Commercial /Business (FCCQ), shown belmij. Under 'the FCCB land use designation, a min of commercial and o'Mce uses such as hotelsmotels, commercial centers, research and development, and professional offfflces are permitted. For some time, the Tustin General ;Plan has encouraged the implementation of methods that Nvivould support economic dsvolopment vJthin the First Street corridor, including: Profty U070 Encourage the consolidation of individu2a parcels /consolidated site planning and parking and access along First Street and in Old To1jun thrOUgh utilization Of development inczal:Nes such as reduced pari ing, height bonus, lot coverage relaxation, allovvance for secondary uses, 'fee �jivajvers, andfor financial assistance in land acquisition and9or infrastructure improvements. G� tufty U0o 2-10 Rove e�'v the First Street Specific Flan including moOications tto plan Id "Ihich �jAjould consider issues associated �jAjith eliminating and prohibiting future automobile seriice- related uses and restrictions on the expansion of existing automobile sanAce relalod uses. It should be noted that the PCCB General Plan land use designation may also permit other uses, such as resider a4 uses, that are determined to be supportive of the land use designation. Holivever, at present, residential uses are not a permitted or conditionally permitted land use �jijithin the First Street Specific Han. A summary rovisvj of the distribution of land uses currently existing ,,Mthin the First street Specific Plan reveals: VAIssterly portion e Residential, small commercial retaii /serrice and small office uses dominate the N,ajesterly Subarea I (thirteen historic single family home structures exist). Central portion r- Automobile repair, car �vash, retail and multi- family uses occupy the middle subarea 2. Easterly portion - Large retail centers (Kohl's), offices and .muitis ffamily uses occupy the easterly subarea 3. The current uses within each Subarea ha 've been identified on the aerial photographs shown below. 2ys2 m m � e to - w± /j' \/o / ƒ 3 0 \ s / �. m J', k T m / . 9 m V « S d � 2 y 2 \ � . � 0 2° 2 . � < \ b < � � . � � � � ± d , � d y e � e � d _ 7 � .4 »j 92a% m -@m m33g. \_ /o § P. ƒ 2 m § / / / � / y „ . 22«2 mace m© o ± j' CD CM \/o 0 § J / ƒ 3 u ƒ / \ \ / Planning Commission Workshop July 24, 2012 First Street Specific Plan Page 10 The easterly end of First Street has strong urban commercial qualities that have more in common �yAjith Ns9 jvport Avenue than Old ` mA n Tustin. Strip centers �,uith parking located bets ,A,reen the buildings and the streets (although the First Street Specific Plan encourages bu ldings at the street and parking at the rear). Some individual lots are over a quarter mile deep at large retail centers such as LL,anMn Square and Tustin Courtyard commercial center locations. The older, �jAjssterley and of First Street corridor has a much more fragmented pattern of land use on lots that varj in depth on either side of the street from as little as 80 feet `that includes: historic single family homes, nviver residential apartments and condominiums, office buildings, and smaller commercial properties. Auto- orisnlcd uses — `through the 1960's, First Street ser��ed as a significant east�1��esI vehicle route into and out of Tustin. Motels, the Revers House, fast food restaurants auto repair, and service stations �vljere located along First Street catering to a motoring consumer. From the 1970's to the Present, motorists traveled along Newport or In/ine venues to freelvAjays that provided access to regional shopping, including Tustin Ranch, the District at Tustin 'Legacy, etc. Low-scale, low-in tensity commercial retail and ofic -e uses e First Street has a mixture of new and old retail and office uses that share a Common lONJAJ- S0a]e, l0lill° intensity commerciai character, some of �xNch is in need of revitalization. N`lany retail and office buildings located at the 'Nesterly end Of First `7reet ha>e incorporated residential design elements such as pitched/sloped porches, and landscaping. roofs, window treatments, Large, resiclantial uses e Large condominium and apartment complexes, and a Recreational Vehicle Park e4,dst amidst the commercial retail and office rises 0ovied �,,Mthin the First Street Specific !Plan. Condominium Association opposition to a First Street commercial development project in 1984 initiated City Council concern for a perceived ".erosion of commercial poten'Uai" on First Street that resulted in the preparation and adoption of the 1985 First Street Specific Flan. The Specific Flan does not allow residential rises to be developed along First Street. As noted previously, existing residential uses are considered nonconforming.