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Home My WebLink About11 SECOND READING/ADOPTION OF ORDINANCE NO. 1414-FIRST STREET SPECIFIC PLAN`TY O ' -.. �• �1 AGENDA REPORT , T MEETING DATE TO: FROM: DECEMBER 4, 2012 JEFFREY C. PARKER, CITY MANAGER PATRICIA ESTRELLA, CITY CLERK Agenda Item 11 Reviewed: City Manager Finance Director N/A SUBJECT: SECOND READING AND ADOPTION OF ORDINANCE NO. 1414, APPROVING SPECIFIC PLAN AMENDMENT 2012 -001, INCLUDING AMENDMENT OF THE TUSTIN ZONING MAP, TO PROVIDE A GENERAL UPDATE TO THE FIRST STREET SPECIFIC PLAN SUMMARY: Following significant public outreach, discussion of issues and opportunities, and exploration of potential improvements, on October 23, 2012, the Tustin Planning Commission adopted Resolution No. 4209 recommending that the Tustin City Council adopt Ordinance No. 1414, approving Specific Plan Amendment 2012 -001 to provide a general update of the First Street Specific Plan. Council consideration of Specific Plan Amendment 2012 -001 requires consideration of associated amendments to the Tustin General Plan (General Plan Amendment 2012 -001) and supporting environmental documents. RECOMMENDATION: Have second reading by title only and adoption of Ordinance No. 1414 (roll call vote). FISCAL IMPACT: None. BACKGROUND: On November 20, 2012, the City Council had first reading by title only and introduction of the following Ordinance: ORDINANCE NO. 1414 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING SPECIFIC PLAN AMENDMENT 2012 -001, INCLUDING AMENDMENT OF THE TUSTIN ZONING MAP, TO PROVIDE A GENERAL UPDATE TO THE FIRST STREET SPECIFIC PLAN. -Patricia Estre City Clerk ORDINANCE NO. 1414 N ORDINANCE OF THE crry COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING SPECIFIC PLAN A E.NDMENT 2012 -O0, INCLUDING AMENDMENT OF THE TUSTIN ZONING MAP, TO PROVIDE % GENERAL UPDATE TO THE FIRST STREET SPECIFIC PLAN. The City Council of the City of Tustin does hereby ordain as follows: SECTION 1. The City Council finds and determines as follows: A. That the First Street Specific plan was adopted on December 2, 1985. At that time, the First Street Specific Plan was envisioned as a 15 -year document; S. That property owners, real estate professionals, members of the Tustin Planning Commission, and staff have identified that the First Street Specific Plan is outdated and in need of amendment; C. That on January 25, 2011 and March 22, 2011, the Tustin Panning Commission held public workshops to identify and discuss the strengths and weaknesses 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 held a Community Workshop with affected property owners and other interested parties to further identify and discuss the strengths and weaknesses of the First Street Specific Plan and necessary revisions that should be considered; That on September 25, 2012, the Planning Commission held an additional public workshop where staff presented the proposed amendment of the First Street Specific Plan, including amendment of the Tustin Zoning Map and General Pan; F. That on October 23, 2012, a public hearing was duly called, noticed, and held by the Tustin Planning Commission whereupon the Commission adopted Resolution No. 4209 recommending that the City Council approve Specific Plan Amendment 2012 -001, including amendment of the Tustin Zoning Map, and General Plan Amendment 2012 -001; G. That on November 20, 2012, the Tustin City Council adopted Resolution No. 12 -104 approving the Negative Declaration and initial Study prepared for Specific Plan Amendment 2012 -001 (Ordinance No. 1414) and General Plan Amendment 2012 -01, to provide a general update of the First Street Specific Plan. H. That on November 20, 2012, the Tustin City Council adopted Resolution No. 12 -103 (General Plan Amendment 2012 -01), ensuring that Specific Plan Amendment 2012 -001 is consistent with the Tustin General Plan. The Land Use Element includes the following City goals and policies for the long -term growth, development, and revitalization of Tustin, Including the First Street Specific Plan area. Ordinance No. 1414 Page 2 1. Achieve balanced development; 2. Ensure that compatible and complementary development occurs; 3. Improve citywide urban design; 4. Promote- economic expansion and diversification; and �. Strengthen the development character and mixture of uses in the Old Town /First Street area. SECTION 2. Specific Ran Amendment 2012001 is hereby approved. The First Street Specific Ran is hereby amended, including amendment of the Tustin Zoning Map, as provided in Attachment A. PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this 4th clay of December, 2012. JOHN NIELSEN MAYOR ATTEST: PATRICIA ESTRELLA CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF TUSTIN CER J IFlCATION FOR ORDINANCE NO. 1414 PATRICIA ESTRELLA, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Ordinance No. 1414 was duly and regularly introduced and read at the regular meeting of the City Council held on the 20th day of November 2012, and was given its second reading, passed and adopted at a regular meeting of the City Council held on the 4th day of December 2012, by the following vote: COUNCILPERSONS AYES: COUNCILPERSONS NOES: COUNCILPERSONS ABSTAINED: COUNCILPERSONS ABSENT: PATRICIA ESTRELLA, City Clerk Attachment 1: Amendments to the First Street Specific Plan, including amendment of the Tustin Zoning Map. John Nielsen, Mayor Al Murray, Mayor Pro Tem Jerry Amante, Councilmember Deborah Gavello, Councilmember Rebecca "Beckie- Gomez, Councilmember Steve Kozak, Chairperson Jeff Thompson, Chairperson Pro fern Wisam "Sam" Altowatii, Commisslot-ier Ken Eckman, Commissioner Fred Moore, Commissioner Elizabeth A. Binsack, Director of Czar nmuni T- Development Dana L. Ogdon, Assistant Director of C.omirnunity Development, ARcp Scott Reekstin, Senior Planner Amy Stonich, Senior Planner, /VC31 Joe Pearson 11, Planning intern Suzanne Schwab, Former Planning Intern Original document adopted by P!erning. ComrMssion Resolution No. 2228 on December 9, 1 96 5 Original document adopted lay City, 5- 2 Ordinance No. 961 on December 16, 1985 Specific Plan Amendment 207 2-001 adopted by Planning Commission Resolution No. 4209 on October 23, 2012 Ame version adopted by City Council Resolution No. -- on -. 201.2 L INTRODUCI]ION A. HISTORICiRI PERSPECIFIVE Street -Circa 1946 Tustin's agrarian past significantly influenced the pattern of commercial development in the community. The earliest development in Tustin was focused within Old Town, the community'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 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 (SR-55) Freeway intersect, 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 freeway, resulting 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 iow- scale, low-intensity commercial character that is it need of revitalization. Residential uses (including single family, Multi-family, and mobile homes), auto-oriented service uses, office, and smaU retail buildings currently line First Street. Only the First Street properties iocated nearest to Newport Avenue are generally larger and more uniform in use and purpose, B. PLANNING AREA The First Street Specific Plan regulates a commercial corridor that extends approximately 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 from as little as 0 feet where it abuts the First Stree-L, right-of-way, to almost a quarter of a mile along 1�Ie�mporz Avenue where the Larvon Square and Courtyard commercial centers are loceited cm sites of severai acres. Although the First Street Planning Area is relatively small (approximately 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. The First Street Plannln is divided into three sub-,qreps as si, and 4. Gw?,-, fjp �-;,hlbits 2, 3 C HACKGROUND Over the years the First Street corridor has evolved into an area of considerably variet, development. The quality and condition of the existing built environment varies frOrn high quality projects to those that have not been well maintained with many examples thr0Ug1hQUt the spectrum bet - careen these extremes. The predominant uses existing within the First Street Planning Area are corrimerciav rezar fl, service, and office. Stimulated by concern about the appropriate mix .-or,-,-1")ese prey crM1n,:,,,nt uses as private cleveloprnenit projects were proposed, the City co".'In(J eSZablished, a rnoratorium on the issuance of new building permits on -" un e 3, 3 9a time to establish overall guidance 'ccr furthrcr development. The Ffrsi Sired S.Pecill"Ic Plan (the "Plan") is the vehicle appmved by the Tustin GLIf tM UTOA1,51e that g,,,uidance. I When adopted in 1985, the First Street Specific P12,n was envisioned to be a 15 year 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 of consultanVstaff workshops, public meetings and Planning Commission/City Council work sessions and public hearings led to formulation of the original 1985 Specific Plan and its 2012 Amendmert, 011, PURPORE The goal ofi- bete i985 First Street Specific Plan vjFs to identify an approp,,a 4ate mix of cCMInerCal emd, office uses for the area, Tustin -fty I "ouncil vvas 'Concerned about an erosiord 0i� commercial potential" along this gateway street. The Plan was also intended to Protect a�aacent residential neigul-)Ib'orhoods and establish consistent developrnenP� standards. he Plx7pose of the 2012 Plan is 1c) continue I-C guide and sari m,,,Jate the use of properties ,FJc,nq First Street to the nnnaxTnurn r,-,?utual advantage -of Property owners and the City,® of )-urszin. This is acccmp1f,*sljad I comprehemlive set ITT regura,¢,Jons, hcenti".ies and Design Guidelines, atrong vvj-�`6-h other re�ame.. ar,L,' development, S to ed'K GUra'L-�e T,17e Ran constitutes the iegaNly established zoning the ��Janning � g for pfoperties witha,, Area. Moreover, it establish-es certain imUXERTT� development policies )j,�ilhir,'the A-rs,-" S � re et c L, rri clor. The Specific ;Plan is the major dev;,ce fmp'ementing the airy oi- Tustin General Plan ir.ifthin the Area. La I -he California Government Code authorizes cities to adopt spealc plans by resolution as policy Or ty or'd, -fance as regulation. Hearings are required by both the Planning Commfsstonand C-ity Council, after which the Specific Play; must- be adopted by the City Cc�)unrdt to Ft. effective. 7he adoption of this Specific Plan by the Glt,,I of T!ustin is authorized by the Califbnnfa Government Code, Title 7, Division i, Chapter 3, flrticle 8, Sections 65�.50 through �5, 5457. he First Street SpzcIflic Plan is a req��lato y pfar; which servZs as `he zoning ordinance fUr Ulle properties within its bcaulra dary. Proposed deve!cprrger;t plans or agheements, , Z-en,'atwie tract or Peirce! maps and any other r1ust be consistent ,M07 the Specific PicEV-1. Projects consistent yvi,,I,-a Is Specific pr EM F-e automaticafldeerned coraslstentvtfith the GeneragHan, y KI The regulations contained herein shall apply to the boundaries depicted on Exhibit 1. If. LAND USE MN A INTRODUCTION The Land Use Plan contains the essential components of the Specific Plan 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 stimulus 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 a 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 growth if,ihere market forces are evident through private market decisions, The basis for this Plan lies in I I the Tustin General Plan (see Append s' ;.: G for F� summary of General Plan consistency)and 2) the analysis undertaken to prepare or annend the Specific Plan (embodied in the accompanying appendices). '-,!hfe following 1ey points ShOLAId be kept an mind in reaOng and using thus .Specific Plan, E The primary uses of the area are eincul shcWd remain commercial retail, service, and, office. Differences in uses and regulations within the area are based on the intensft�a and characteristics of each subarea, 2. The City will depend primarily on private market decisions to stirnulate development and improvements in the area. 3. Diversity of appearance within certain broad quality guidelines ?s desorable, 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 cornpletely 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 c6reative partner-ship between the City, property a,v,fners and tenants is required. The Specific , Plan is intended to �e the foundation for that partnership and vAl support it more effectively than n7cTe traditional planning approaches. 6. City council adoptfon of the po&r.�es, use e. e I guiadens, site development standards and design guidelines constitutes thie City's commitment to property owners and the development community that it wl'V carry out its appropriate share of the effort to V. U Q) U Q � V v U_ CU 'U lJ b I Ln N LL N IF y L � AM feluual./a� i any 1 salhold a feall aulweJ 13 m ti C l;k�llS .Q. aaanS,y. "ja —LA aaanS �U��d )aanS eq.u,y W o v Ln � +A U ' . Uanyeuapewd U Q) U Q � V v U_ CU 'U lJ b I Ln N LL N r naintain the Planning Area as an asset to property owners, tenants and the City as a -vv h nc I e. 5, SUMMARY OF SPECIFIC PLAN poUCy DIREC71ON The following points express the most essential Ideas contained in the Plan and constitute the overall policy direction for the Plan. 1. Decisions about continuation, redevelopment or new development of uses on property, w?thin the Specific Plan shall rest with the individual property o,,Aner. 2, Decisions about development standards to be maintained or establishes; shall rest �,,vfth the City and shall be as prescribed in this Plan, as it may be amende d fr om time "o Lime, 3, The basic intent is for continuation of primarily commercial retail, service, and office including some commercial mixed use pr9jects at various scales. The Plar,,Area, rn�.:iy be expanded by Specific Plan Amendment and Zone Change. -1. This Pie-in, asay-nended, provides guivance fo,' d'evelopment as it occur a -�ppro Alrnate4f a i year time span, or by Fpprox, mately the year 2 C, GOAR-5, 0EUK7y'rAE1S AND POLICIES The following staternents represent the PGlicy c1rection for the Planning Area as a oMhcnle, as well as the distinct, secthns of ,,he s�,,j� ;ect area that exhibit particular use ,"'o)ns',.raints or potentials.. 7 a , Pattern of 'Uses ISSUE What is the MC-St dt ictive Pattern of uses-,' G C- A'L: The best use of properv�,® ',Ah"ithin the Specific Plan area is development approaching rnaximum development potential while providing a compatible and rnonJtored growth program. Preservation of existing quality uses, 12 Expansion/intensification of exisVing quality uses, MOAMUM pcssi b!e responsiveness zo marjl e� for each sub-area Isee E*xhtils 2, 3, and Use-S atQ-PrQ0riE-71Z'e to each sub-area, 0 POLICIES: I. Maintain and perpetuate a Mix of commercial retail, service, and office uses in sub-area 1. The best use of property within the Specific Plan area balances maximum development potential with compatible uses and monitored growth. 2. Stimulate retail and service commercial uses in sub-area 2. 3. Preserve the dominant retail and service commercial uses in sub- area 3, retaining already est'ablished offices. 4. Promote development, expansion or redeveiopment that. a. Is a permitted use, b. Meets prescribed development regulations; c. Is responsive to established design guidelines. 0 E v Development: ISSUE, How can the overall condition of development be improved? GOAL: Aconsistent quality of development throughout the area. OBJECTIVES: POLICIES: 2.1 Maintenance of quality that exists. 2.2 Improvement of development that is deteriorated or inefficiently designed. Reinforce existing private property health and safety regulations by committing City enforcement efforts to this area. Z Allow maximum site development through relatively liberal site development standards in return for well-conceived site plans. 3. Offer development 'In-1--ndves 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. 0 3. Visuai trynhpmvement 4% ISSUE: How can the area's appearance and image be improved? GOAL A quality physical appearance of both existing and future development OBJECTIVES: 3.1 Elimination of visible outside storage. 3.2 Compatible building elevations and materials. 3.3 High quality landscape treatments throughout the corridor. 14 Achievement of an overall positive identity for the area. POLICIES: I Require responsiveness to Design Guidelines in pians for new development expans,on or redevelopment 2. LNscourage parking 7n front of buildings. Buildings should be close to the street as possible. 3. When rear parking is not possible, screen parking areas with Jandscaping materials or treatment in excess of minimum standards. 4, iMaini---9in the existing siereetscape improvements. 6suf,,", Xo ,ry can land uses within the spec;fl'ri- Man be kept compatible with each other and with adjacent uses? GOAL. Compatible land uses which do not interfere or create Dealt;"; and safety concerns for an adjacent use. OBJECTIVES: 1-10, L IOES: 4.1 Reduction of existing conflicts between uses. 4.2 Prevention of future incompatibility as new developrrient occurs. Use of design standards in the Design Guidelines Guidelines to improve compaulfbili�i where changes in use are impractical. Approve site pians for authorized uses which demonstrate deslgjr,, corrjpcadbil,`,ty with adjacent uses and structures, partticulanly vv sere such adjacent uses are single family residential in character.' N Z. Encourage lot consolidation or integrated site planning by considering development incentives. 3. Apply appropriate Design Guidelines to mitigate conflicts between uses where a change in use is not practical. 5. New Uses/Use Intensification ISSUE: What new uses are appropriate and feasible in the area and %where should they be allowed? GOAL: Effective integration of nelji9 uses. OBJECTIVES, POLICIES: 4.1 AAaArr3um Possible capture of market oppcimpnities by property clpldr�"Y.S. 42 The most elrfecvve 1po3sit,)ie use of each prarzei r.-,f 1-Ind, 4.3 Locatio76 ne,!,.,q,,, uses in areas 'Mlriioj Contrib�uie rnos,, to J�Mprover,qen',,: of the area, 4.4 Efficient use of existing public to supcort grovirth and development, Encourage primarily new retail commercial, service com merdal, einn' office uses in designated sub areas. Z Eszablish and administer a system of incentives for lot consolidation or integrated planning of smaller parcels through consideration of Teductions in parking requirements, fee waivers for permit proc,,:-�ssinq . _j, etc,. 3. Allow slnerred and, access to a��ovrf rTrel,*rnL m� oarcel usage, p �c I j S SU E-`: V'Yh<7 is zi-)e best, ". ,iv a-y to deavi i,.,Mvh t e�y of �arr,-j parrejs, pgl� I JCuJoTly IL ie numerous small ones? I Ci CA L: ET,,rjen, parcel sees and con fig se a�3ons. 8 013JECTIVES: 4.1 Consolidation of lots wherever possible in conjunction with anticipated quality design as set forth in this plan. 4.2 Coordinated site planning and development of adjacent lots where consolidation is not possible. 1. Provide lot consolidation jncentves in the plan regulations. 2. Apply incentives also for an fntegr"Bted site plan on adjacent individually owned parcels. 3. Recordation of reciprocal access agreements for nevv, develop,,ment located adjacent to sites with 'fUtv-.e potenfla° for shared ingress/egress. ISSUE: What site deve6oPment standardsare appropriaNe? f 7, 0 P� � L: A combination of ss*,-'�aindard-s emc! incentives MIINCh tviN stimulate quF'a V, development. C OJ EC TIV"E 'S: FOLICIES. development regOadons vihich lead to efficient use of Fvailable space. 5.2 Design Guidelines which assist in defining and' describing the level of quality intended. 53 Site developm-ent incentives which stlMnulate lot consolidation or cooperative site design and lead, tc more profitable and efficient parcel use. DA- Safe, effective and adequate access and parKnv each business enterprise. 1. Pro 1.f fde incentives for lot ronsolidation/ jn':egrelted site planning in the Sperific Plan Regulations, ze 2. include responsiveness to Design GuJdelines as a major consideration in site pian review Pnd approval. 6. Incentives for Plan AdmInLMabon ISSUE: What City assistance can be provided to encourage expedient implementation of this Plan? GOAL To encourage rapid rehabilitation Of P00rly maintained structures and use-S, 6J Rehabilitation of facades (including signiage) of existing structures to comply with Design GRuidelines of this Plan. 6.2 1,MProve vehicular inter-site circulaVon, 63 Ma,r(Mization of pedestrian ?-,novement and access. POLICY: To make am?jitiabfe to proper y aavvners, where possibJe, fund nq sources ,!or rehabilutaVon of existing buildings and for new rievealopmv-rat. D. ILA ND USE The main idea underlying the Rrsi Street Specific Rar,, land use concept is Lo bu;M the positive features already present. They include L11he Viowjng: L First Street is an attractive gateway to the City that has idlentifiable east and west entry points at the Newport Freeway overcrossing and at Avenue, 2, The Specific Plan emphasizes "pedestrian-friendly" design and uses to preserve the existing human scale and character. 3. Setback and height restro'ctions appear co mpzliUe .qeith nearby resides Vai' the north and soi,jvl-i. 4. Mixed use wl'!J-) re` -ail on the Nilrs'NFccr and ciffices on the second 3: iSCT is encouraged 5. Street lmprov.-rnen s are we_ �ai,nlajned, The Specific Plan corrid'ar has a streetscape, which includes wide medflans, mature trees, and close proxir(3;'.�Y' to can attractive City Park. Street furniture, flags,planters, and shelters as recom$ ended in the Design Guidelines can arnprncve the existing streetscape with a more Cohesive appearance and fur&)er encourage, pedestrian alcthfffies, A vision and plan 'jor r-UTUre improvements througi i the 7-jc-sk,gn Guidelines M-th public and private incent,Ives ano, funding will arhieve the de"Sired, im(PTOVertlents along First Street. 10 6. There is little 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: 1. Subareas The corridor is made up oi� three subareas, each characterized by a particular land use emphasis. Surbevea 11, closest to the Newport (SR-55) Freeway, is at mixec, t;jse c�,,qp-jcz- m e area (Exhibit 2). rcr�a,' Subarea 2, either side of the El Camino ReaVFTospect Avenue !1-3m'secJons, is 2, transition area with an ernphasis on retail commercial and senfte developmera (Exhibit 31, Stuobarea 3, anchored by two relatively large shopping centers faciiing j\,iewporl A�,,,enue, is predominantly a retail and service commercial area, but a, strong oMce enclave (Exhibit 4). 2, Preservation of 11-lumari Scale and Character Site developrrient strain lards, with only a Couple of exceptions, limit development to one or vivo stories directly along the corridor. Efforts are made through the Design Gujdeiines to achieve a low-profile "pedestrian-friendly" environment by making it po5sjbie to E ,nove freely within each sub;-14,rea ,7-orn business to business. Moreo%,er, ul ye Vi3L,,Fl image being sought is one of hurnenh scale, not dominated by large or hkgh close-in building masses, with stree?,scape Fnd the design of the public reaIrn, adc"ing to sense of place for First Street, In summa, the concept seeks as balance between market responsive expansion on the one hand and pTeServation of the basic existing scale and character or) the other. M. REGS"IJ 2�LAT-IONS A. INTRODUCTY L'ON A�'140 TIT These regulations constirute the pri�marf zoning provisions for the Rr5l, SZTee,L,- So ec1 , dFlan. These regulaVons are in addit,;cn, ZO regu?,ar Zoning Code 7.0%Osjons !Article 9 and Use, Chapter 2 - Zon;ng` of zhe Tustir , City roLje. Vwhere there is ---I Conflict, Lhe regulations herejn,�ill preve,41. direc-Lior is not provided in, this Specific Plan, the Zoning Code shaflprevall, II c U Li= V Q) CL t-•. M QJ v L. z 4-J z Vl ,4-J N c U. N ti a L (U . A. 1aanS 8 a Pails e 1aa115 d laa4S d Q� t,rf LL laaJlS :)!J!:)ed laa iS egjOA lawls awAvy laajlS alusw mmmmmmmwm c U Li= V Q) CL t-•. M QJ v L. z 4-J z Vl ,4-J N c U. N �ce/xy leluuaZua3 aPit:) IIPH �J aAV Padso.Jd 4 LL any padsoid le-ld ouluaeD 13 iaa _ns D iaaAS J w Z�N ti a, E E a u l c M U 4. u Q) 4-J Q) N Mrs it C LL. N w UA zLA c -...w u U Qj C m VI 4. V) VI i2 V C _ m LL N The overall intent of these regulations is to guide development on all development parcels in the Specific Plan area to insure that each individual development project contributes to meeting the goals and objectives of the First Street area. More specifically, the regulations are intended to: • Provide opportunities for economically productive business enterprises. Establish uses and site development standards which contribute to the preservation and enhancement of adjacent single family residential environments and vvhich promote an economically sound land use pattern for First Street. Provide for the scale and nature of uses vvhich can facilitate the most ef-rident use of the existing development pattern as vveflas parcel sizes and shapes, Achbei�—'. q;,,edft,,,aJ improvernent of older commercial, office and residential buildings by allowing cornrnercial retail, se, -vice, and office uses that are compatible and consistent with surrounding areas, encouraging, redevelopment, prorno-ang -,onsoNdation of parcels, enabling rehabilitation, emphasizing 9andscaping and design improvements and promoting any -Iombination of these devices desired by the property owner(s) a 3 supportable by the C4. Contribute to the 15rnprovement of both visual and TtluncVonal attribtj es of First Street to heO stimulate business acdv' tv, o Protect the traffic handling capacity or F irst Street vvNfe aCcommof new ,dev-ziopment and rehabilitation. n, f:s"'abiish a sense of place, as 'vvel its continuity and consistency of deve`op,-nent standards, within the Specific Plan Area, The fcUo),Pjinq fr q regulations alp to all subareas vvithin the First Specific Plan Area I . All construction and development within the Specific Plan area shall compiwj vvjt9 b applicable provisions of the Tustin City Code, California Building Code and tie various related mechanical, electrical, plumbing codes, grading and excavation code and the Subdivision codes, as currently adopted by the City Council. Where dhere is a conflict, the regUations of the Specific Plan will prevail. Where direction is',rot provided in this Specific plein, the Zoning Code shall prevail. However, In any case of a conflict bet',meen the specift prcv sions of any such code and this SpecO?c Plan, the provision which most series to protect shall apply and the Community Development Director sha!! rescIve the ccnTlIct by writter4 determination in a manner consistent wit,the goals and policies of dhis Specific Pl,-in, 12 2. The setback requirements are as specified by each use category of this Specific Plan. All setbacks shall be determined as the perpendicular distance from the existing street right-of-way line, or property line, to the foundation point of the closest structure. This shall not preclude pedestrian arcades or awnings from encroaching into the front yard setback area. 1 If an issue, condition or situation arises or occurs that i.s r,01 sufficiently covered or provided for or is not clearly understandable, those reguiati-ons 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 s`tuation. This provision shall not be used to permit uses or procedures not specifically authorized by this Specific Plan or the City Zoning Code. '-his Specific Plan MjJV be amended by the sarne procedure as it wa.s originally adopted. Each amen,�Menl shall include all sections or portions of the Specific Plan that are affected by the chean,,:,ye, An amendment may be initiated by the City Council or dhe Planning Commission, the general public, or City staff, Any such amendment reqoie-sted by the general public shall be subject to the fee -ST:h-edule adopted by the City council, 5, Any persons, Ifirm or corporation, whether a principal, agent, employee crotthe-,Ayise, vioiazing any provisions of these regulations shall be guilty of a misclemeanor', and , a upon Conviction theireof,, shall be subject to penalties and provisions of City Cod 6. Wh,:--never Fiuse has not been listed as a perrnft'^ I or conditionally permitted, it shall be the idua ,j of the Community Development Director and/or the Planning Commiss,lorr,, to determine if said use is 1) consistent with the overall intent of the Specific Pira,-i and 2) the said use is consistent with the other listed permitted or conditionally permitted uses in the Specific Plan. T in order to m air Zain and enhance vehicular and pedestrian circulation along First Street, any cleveiopment 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 or, as case-by case basis. Wherever a site is not on a corner, a reciprocal easement agreenn ent will be encouraged. 8. Non-conforming Structures and Uses of Land Where, at the time O"Tpegssage of this Specific Plan, la'RFUll use Of land exists which would not be permuted by the regulations imposed by V-,lfs Specific R a I- may becontinued so long as it remairis otherwise lavff-u% PTc,,,,Jdet: n, s+ ch use a, No such non-conforMing use shall be enlarged or increased, nor extended to occupy a greater area of land than was occulpied at the effective dein of adoption or amendment of this Specific 13 b, NO surch non - conforming use shall be moved in whole C. r in par' ' to any portion of V,,,e lot or parcel other than that occupied by sut'-, use at th adoption 0 , or amendment of this Specific Plan. e effective date of c. If any such non-conforming use of land ceases for any reason f or a period of more than 180 days, 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 StPUC."Ure nc,,t conforming to the requirements of &,is Specific Plan shall be erected in connection with such non.-conforming use of land, 10, Non - conforming Structures Where a structure exists at the efjfectit�e de'Le of adeption or amendment of this Specific Plan that could not, be built under irhe terms of these regulations by reason of res�"riaions on area, he#glra,,, yards, its location on the let, rjr G-th--, requirements concerning the structure, such structure may be continued so long as it remains otherwise iawfui, subject to the following provisions: a. Nlo such nova- conforming stnicture rnay be enlarged or altered in a increases its non_c.cr?i;cr,mj v�I buz ?6F, y structure or pnant,9o� thereo-'," be altered to decrease or not affect is non-confoyrniTy, S'I'touid such non.,,r_�), fQrming s-Lructure or nonconrormiing portion cc be destroyed by any means to a, r extent of more than 50 percent 6- it's assessed , ya-_lue at time of destruction, it shall not be reconstructed exr,-pt in conformity mith the provisions of this Specific Plan: c. Should such structure be moved for arty tea on dot any distance whalever, it shall thereafter confomn to the regulations for the district in whidhr, it is loca"E'c" after it is moved, Permin d Uses a. Subarea I - 'Neighboth,00d, Comrnerd4al in Subarea �Nleighboryhoor,) Commercial), the fbf owjng uses, occupying no rnCrff than 0,000 ZqUa,12 feet, shall be permitted by right where the symbol T" appears and may be per,,rLr),IN.,.,led subj,ect to a conditional use perrnit,AM-iedre the symboi "C" aPPears in the coUr rata to the rig ?-,t. M 1) Retail Uses: (a) Antique shops P (b) Apparel stores P (c) Art galleries P (d) Bakeries, retail only P (e) Bicycle shops (including repair) P (f) Books, gifts and stationery P (g) Confectioneries P (h) Convenience markets C (i) Drug store P U) Florists P (k) Furniture store P (1) General retail stores P (m) Hardware store P (n) Hobby stores P (o) Jewelry stores P (p) Music stores P (q) Neighborhood commercial centers P (r) Nurseries and garden supply P (s) Office Supplies and equipment P (t) Religious supplies 1P (u) Print shops P (v) Shoe stores P (kfv) Sporting goods stores P 2) Service Lises: (a) Assisted living, rest homes, extended care facilities, convalescent hospitals C (b) Banquet facilities C (c) Barber, beauty salons 11-1 (d) Dance and martial arts studios P (e) Fitness training, indoor one on one C (1) Hotels and motels (boutique) C (g) Indoor commercial recreational uses C (h) Insurance agencies P (I) Laundry and dry cleaners (oft' site only) C Locksmith P (k) Massage establishments P ( 1) Meeting rooms C 1m) Real estate agencies P (n) Restaurants with alcohoiic beverage sales C (o) Restaurants with drive thru service C (p) Restaurants without alcohol P (q) Sohools, pre-school and nursery C (r) Seamstress or ta0tor shops OR (s) Shoe or luggage repair shops (t) Travel agencies (u) Tutoring facilities 3) Office Uses: (a) Accountants F" (b) Advertising agencies P (c) Answering service F, (d) Architect P (e) Attorney P (f) Chiropractor P (g) Collection agency P (h) Contractors and building consultants P (i) Dentist P Doctor (k) Drafting P (1) Economic consultant (m) Engineer 10 P (n) Escrow (o) Interior decorator or,,FrdSt S%idio (p) Land and property managgemem (q) Land planner (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 vp (v) Photographer P (w) Surveyor M (x) Social work P (y) Professional consultant F (z) Stock broker P (aa) Title insurance (bb) Travel agency P 4) Community and Institutional Uses: (al Churches, convents, monasteries and o,� Ier religious institutions C (b) Fraterricil orqFinizatiords and lodges C 5.� Existing Single Familk,#,ryesiden;c�!Fq lJse/Structures ,'1111 ex sting single Famfly residential StRicture listed within the Gi, 'I's 0'�'glclaj' hi3tOrfc sUrIP-Y is 1,mllouraqed '10 be preserved and used ?,,s a i r5 residence, or preserved and used as a commercial use as authorized by this Section and consistent with the City's Cultural Resource District fiLasidential Design 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 (e.g. office to retail) without the prior approval of the Community Development Department, d Any historic single farnfly residential structure lawfully converted to a commercial use is considered more conforming and must be maintained as a commercial use, C-111 Any other similar and/or compatible retail, ser/ice, offlice or cornmunity/institutional use the Community Development Director Planning Commission deem, s consistent with the context of Subarea listed above as permitted /conditionally permitted, 7) Development St✓ndards (a) Maximum Structural Height - 2story, 28 -feet, (b) Minimum, Building Site Area - No rifnimum (c) Minimum Yard Setbacks: Front 10 feet Side: 0 feet* Rear: 20 feet *Exceptior: 10 feet required when a side y,7--d Ftuis a residentially zoned property (d) Lot coverage: No maximum; limited only by setback areas. (e) Landscaping Ali areas not udiized for park!ng, building and Vdal,"(ways, bul.- not less than a minimum of ten percent of the b0d'fng site area shall be iandlscaped in conformance %nith the Design Guidelines of this Specific Plan area. M b. Subareas 2 and 3 - 'C'norrimercFaf In Subareas 2a nd 3 (Commercial), the following uses shall be permitted by right where 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. 1. Retail Uses: Jal All permitted or conciftionally pertrftted retail uses listed ir SUbeirea I subject to the use restrictions specified therein and the development criteria speci"'ied hereafL'er b) A ppliance stores P fiJ Automobile parts and supplies C jd11 Department stores Jej Drug stores, pharmacies P f,' F'urniture stores Jp (g) Hardware stores P jh) Liquor stores C Ji) Pet stores and supply P 0) Sporting goods ? 'k) Supermarkets, grocery stores (1) Tire sales and, service 2, Service Uses: �. 'M J1 permitted or conditionally permitted sent'.- ru,5-5 ;n Subarea I subject to the use restrictions specifievi threrein and the development criteria specified ayF-reafter jam) Banks and financial llnstitutior6 F, Car wa:.9es i') Cock-Lail lounges and bars when not an Integral part of a restaurant C jell Service stations C Theaters C 3. Office Uses: a J Al',' perrrril'uec or conditions -i4y Subarea i subject to the use restr�ctions sp development criteria specified -,-enead +per b) Banks and financial institutions fq) Fubflc utility office (bUt not including corporate yp-;Td-s) oRj-ice uses listed in edfee, therein and the P C 19 4. Community and Institutional Uses: (a) All permitted or conditionally permitted Community and Institutional uses listed in Subarea I subject to the use restrictions specified therein and the development criteria specified hereafter (b) Animal hospitals and clinics C Commercial recreation facilities including tenn.41s, racquetball, bowling, Ice skating, athletic clubs and similar uses C 5. Any other similar ancj/or compatible retail, &endre, or office use the 1-farnflnunity Developa,Tgent Director and/or Ranning Commission deems consistent with the other uses listed abort e as r. � 1. 6. Development Standards - Subarea 2 (a) Maxinnurri Structural Height - 2 story, 28 feet. (b) Mirirnum But�djng Site Area - No minimum (c) 1Wn!rr?,um and Setbacks: Fro, nt: 10 ',ee� Side. 0 feet* Rear- 20 feet *'Exception: 110 feet rec�uired fAher, a, side yard abuts a zoned PTOPeFLL,%! (d) Lot N-,; n-FJSLnnL.1,m; limited only by setback areas. (e) Landscaping /J1 areas not utilized for parking, building and walkways, but not less than a minimum of ten percent of the building site area shati be landscaped in conformance with the Design Guidelines of this Specific Plan area. 7. development. Standards - ,Subarea 3 (a; H4---i.xirnurn Structural Hczight - 3 stcrf, 35 'm v-1 f b) Site A7'ea -- 10,000 sq. j'c3 Minimum Yard Setbacks: 19 Front 10 feet Side: 0 feet* Rear: 30 feet *Exception: 10 feet required when a side yard abuts a residentially zoned property (d) Lot coverage: maximum; limited only by setback areas. f) Landscaping: AM areas not utilized for parking, building and walkways, but not less than a minimum of ten percent of th-e building site area shall be landscaped in conformance with the Design Guidelines of this Specific Plan area, All par lklrg reqUiT I.= rnerts 1,be subject to the ProvJ,&`or6 of the Tustin City Code, F. LMt CONSOUDY 717,110N, ?R,0CFVY,,S,1f,1' Lot consolidation, for -he purposes of this :specific Plar, shall refe,, to the eegai combination of lots or the development of multiple lots v,-ider separate mi,.�nership as one cohesively designed development. (,,s a means to gnLggragI2 lot consolidation along First Street rather than requiring it by specii)(ing larger than presently existing lot sizes, the City Planning Commission may grant certain bonuses for consolidations exceeding a certain level. These bonuses may include relaxed height limitations, , parking reductions, relaxed setbacks or other such modiflication,sas may be determined to be appropriate. To quanlify 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 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 9,000 square feet. The minimum lot size requirement under which they are developing is I O,OCG square feet. Combined, their development parcel(s) safely exceeds 15,000 square feet f50 percent over minimum of 15,000), therefore they may seek lot consolidation bonuses. It should be specifically noted here that this is a c-ornpletely discredonary ?,r-tiGn oti sine Planning Commission. The Planning Commission is under r;o obligration, to grant development bonuses. In addition to determining the degree of the bonus pro-&kon, they will also determine how vveH the development has addressed the Design Guidelines of this Specific Plan. Ar°y bonuses may be granted by the Planning Commission on a case -by -case basis � ,-,,eitln past actions not affeuing future direction. Each develops stands on its ovyr rnerit. M The following bonus provisions are available but sha-fll not be limited to: Parking reductions Height relaxation Lot coverage relaxation Reduction or waiver of processing fees G. MIXED USE INCENTIVES Development and construction of buildings incorporating retail commercial or service commerciaJ uses on the street level with an equal or greater amount of square footage relative to the office space on the upper floor(s) shail be exempt from all site development standards except for height and parking, The development shall be responsive to the Design Guidelines. FL CON'SOUDATE'D PARKING/ACCESS BONUS Any development proposal which incorporates either consolidated parking or F reciprocal access agreement with an adjacent use may be eligible i"or the Consolidated Parking/Access Bonus. The bonus shall be an overall reduction of required parking spaces by up to 2C percent (20%). 1, General All regular administrative provisions of the Tustin Zoning Code shall apply to all properties within the First Street Specific Plan boundaries, including but not limited to Design Review, Zoning Permits, Conditional Use Permits, Appeals, Amendments, public notice and hearing provisions. The provisions herein add to or supplement 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 through 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 bit the Community Development Department. The Planning Commission may at 1 ' -hefr discretion suggest design modifications consistent lfiiith the Design Guidelines. Any project heaving development plans approved by building permit issuance or land Use permit prior to the arnendment of this Specific Plan shall remain approved without amendment. 21 3. Site Plan Re'Oew . Method and Purpose The First Street Specific Plan shall be implemented through the use of Site Plan Review. A Site Plan shall be required for all rehabilitation, redevelopment, expansion of existing uses or structures and new development within the Specific Plan area requiring a building permit, -his requirement is instituted for the foNo%,fv!nq reasons. 1. To ensure consistency with the intent oFthe Spelci fic Plan. 2. To encourage i,nnoveavve cofrmunty design end deveiLopmeni. 3. To assune subsantlal �ong-range cornoVance wit"-i the Redeveloprn�ent Plan, -,d Gen,'-jrall Plan, �', -1 o prom, a';Le the highest coTit-arnporary vandards of s511e design. to time %Y, hfle continp..,jng to impiement zhe Sped flir. Kan. 6 To facilitate complete docurnenta"jor, of land use entiVemnent-s aulhoriwved end condition.s pertinent thereto, Approval of a Site Plan shad be required prier to or oonzurrent with a Conditional Use Permit, Tental"We Tract Map, or Parcel Map r r afl proposed projects within the Specific Plan area. Where no Tentative Tract or Parcel Ma a, is required, approval of a Site Plan shall rest with the Plann`ng "Zorrimissfor) except in the case of permitted uses. The Site Plan process shall be similar in its requirements and procedures to the Conditional Use Permit process in the OV, ol'Tus'dn, The primary difference between the two Is the simpler administrative review procedure for development projects which -consist of permitted uses. 22 Apperift, A epa rs, 2 e Dr, r v Fill e n. 04 Append h ro -1985 PMARKE T ARAILYS FS ?Separate H APPENMY, C W 985 AND 20 2 2 CONDMQ(V NIS SUMMARY To formulate what some of the opportunities and constraints of the Specific Plan Area were in 1985, certain basic mapping tasks were performed. These tasks ultimately assisted the study team to reach conclusions about what was there and how it related to the goals of the study. The two 1985 conditions exhibits discussed here include- 1 985 land use 1. P;85 Lz, -id Use The 1985 land use exhibit confirmed much rof what the ,3ttijly ter- .1m ha I c�di generally been told abotit the a°,Ea. Land Uses were generally well rn!xed, with retail cOmmerdai and office develop iy-nent the most predomNnant, Also, the c-area generalt'y became less commercial in nalure as one traveled in a, westerly direction from Newport Avenue to the Newport Freeway (55 Freeway), A small fcarnify ofaL.qo- related uses on side 0� F;rst Street near El Camir3o Real was el so fount -1. Residential propem,'es �.4-ere t,,Iie predominant norF-onforming use along the coTTidior, See ExHbit 5, E;60ng 120 o 2) La,a -jd Use The existing land use exhibit demonstrates that there is a mixture of cornn nerd ".16 retail, service, of Ice, and residential uses along the Ffrs! Street corridor. As S,"10'Ain JIrl Exhibit 6, there is only one vacant lot within the Spe,'-Hic Plan area. 2, 1985 ZoMrqi I'he Zoning Fl:!oT to vlje i 985 First Street Specific Plan exhibit coupled with the 1985 First Street Exivfnc � Land Use exhibit posed striking observations from the study tears. The one distinctive conclusion made was the proliferation of commercial zoning at the western end of First Street and the general lack of primary ,' uses located there, The other fairly obvious notation about the zoning configuraticn was the lack of depth presented by the commercial zonfing with medlurn, and 1'0= ,Af density residential zoning Immediately to the Tear of First Street properties. S,-�- Exhibit 7. 20 "1 2 Zoning , 'F ndment ',�uas approved that corrected minor zoning � 20iZ el Specific Plan Arne , inconsistencies created by the i 985 adoption of the Specific Plan and its boundaries, including restoring the zoning for large residentiaf lajnf uses, to that prevfously established iT-) I 9g5, Also, the less intensive built environment existing at Z�"e Yea westerly end of First Street was preserved by revising the zoning designation to Neighborhood Commercial while preserving the more urban commercial built environment existing at the easterly end of the street. In addition, auto repair, single family residences and other previously prohibited uses were reintroduced as permitted or conditionally permitted uses in the Specific Plan, iv U u 0 0 0- C: FW CL c u -9 c U 4-J Q) -" CL L� V) 4-J Q) 4-J 4- V) 4-J U- Ln 00 U- a. m cu C u3 = rm ft"ft c U U� 4--J w. JmV L*dsoAd '13 04jwk.D 13 LA cu c Pjas laaljs,.H halls .b. w, 134JI5 eQJOA LIJ tlt 2rk)4AV Pw4A-Sed a. m cu C u3 = rm ft"ft c U U� 4--J w. /Y 1, � all lnuaWy pl§&— L Ll lead WeD 1.3 (D ank S. Pa4s 'T uj + ti m u 0 0 u Q Zm E E 0 u .2 7i 5 cu p 0 cu E, LL E -LU CL CL u 4—. V co c Os M 0 L. 4-J 0 CL V) i= L4 A 44 (U 4-J t3 c c LL 0 N V M AFPDJIDBX D FIRST STREET SPECIFIC PLAN OPPORTUNITIES AND CONSTRAINTS SUMMARY A major component in the preparation of a Specific Plan in an already developed area is the careful examination and analysis of existing physical conditions. The next important step is the identification of physical opportunities and constraints against which the L market opportunities can be rneasured. These factors, combined with public input and policy /technical direction from the City, are the ingredients used in shaping the content of the plan. This existing --onditions summary and map were used in 19,95 in part to identify the issues, goals, objectives and policies in G`�apter 11 of the Specific Plan. The potential measures were evaluated for powintial use ir', the regulatory guideline portions of the F'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 terminus of First Street at Newport Boulevard, while a few blocks west of El Camino Real the buildings exhibit an older, less consistent image, where underutilized deveiap ments are more prevalent. Analyzing First Street at the Speclfgc Plan level, it becomes ap pa- rent That the street should continue to be planned as a cohesive whole with concentrations of "farn,,'Iies of uses" domina'tir;g certain sections of the street, In many revitalization situations similar in nature to First Street, the initial reaction mV-,',' be to correct problems with long range, costly and controversial remedies. These remedies remedies It lypically take the form of inflexible mandatary regulatory formats for or development. Such approaches do little to stimulate private commercial development, The City of Tustin was and is 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. It was the consultam team's goal in 1985 to prepare a pm-business, pro-economic strategy plan designed to. solve immediate physical problems as well as offer long-range programs for ongQlng project-wide improvements. Certain opportunities and' Constraints have been identified thus Far an-_" are summarized below. See Exhibit 8 for a visual depiction of the 00130rtl-lnitfesand? constraints identified in 1985, V • There are several large cohesively designed shopping centers in the area. • Relatively few buildings are in poor condition. • There are recent instances of quaNy redevelopment/development within the area. • Pe ppertree Park, althouqi"3 not within the specific plan boundary, contributes a 3pec,,al landscape atmosphere which relates to the corridor, 0 AAosl revi-Paiizadon cpportunities will occur in small, iden'lff4abie pockets. ro Fhe entry to El Camino Real offers a special N-5terical 5reetscape element nearly in the r ddlie of the pro , ject ire a, c,EF(eri,ng a central node of development for First Street. • ffrier project are � a s Prospect Street, the majunr northsout�' t�afflfc ci -' located in the center of the area, rein!t)r(JrfIc Real. i The ejcV'Aly nodre provided by El Canni,,qo First Street has identifiable east and )A,,esl entry points at the Newport Froeway anc�' Newpoa'� present streetscape system on First Street contains good elements ivhich c,:-?n 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 functiona,; needs but may not add aesthetically to the streetscape scene. • The project area, has a series of equalij spaced nodes or intersections that, when developed and enhanced, would help draw shoppers along its entire length. • There appears to be little traffic congestion in the study Fine?, in relatio,7, Zm other commercial areas in southern California, with the most serious peak, hourrongestion occurring on the easVwest peripheries, cunzra'i'nFz Circulation; There is a Jack o,0,7 convenient inter-site circulation, Jn that vehicles j'qust general,'y enter First Street to access the adjacent site. Mixed Land Uses: While a mixture �f lancill usesr.,'ein add excitement to an area, in the case cf';First Street there is no corqerlve farnrieiiy of uses which encourage spontaneous M shopping or strolling, etc. In fact many ad,,acerl land uses <)T'e incompatible with 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. 10 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 ct,' i -_first Streets -na* jar constraints is its lack of direct Freeway access, both vehicuiar atncf ',V!5L!e-7L Nioreover, entry at Newport Avenue doesn't offer .a Small, shailo,,& development parcels: Commercial development' on single, shallow g lots does little to promote viable larger commercial centers on "irst Street (such as Larwin Square or The Courtyard), The most successfu,7 commercial and office developments have assembled and consolidated lots along and behind, Fsrst Street. inconsistent Development Standards: The inconsistent mixture of architectural styles, parking conflgurcations, setback canf� landscape rep juiremews, while offering a variety of individual site conditions ladks any cc)icsjveness which could tie all of these varietai" standard's ',.ogether. This gives First Street no sense of cohesiveness or commercial !d`entity, 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 ass.ernbiy 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. • I J Establish development incentives for prove ding off street parking , rAl '�th improved inter-property circulation opportunities, These development incentives could be the relaxation of certain development standards for rnwe efficient parking design or streetscape amenities. Vii • Form a Business Improvement 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 policed; it could solve problems of who cares for shared parking lots, it could even sponsor promotional events. • Provide alternatives to front setback parking lots. 0 Establish new, comprehensive site development standarc),Is unique to the area. Develop am i',improved streetscape prograim c0rnPatible vwith the established El Camino Real l improvements, 0 EstaNfsh consistent, yet flexible, sign, corjtrojs. Create pedestrian points of id-Oterest to enhancea ',ineET ;,,,)-destrian riau,= ajong f�,,,rsj Street. 6 Grant development bonuses to busTnesses utifiz- storefron', cancp es eird plazas to enhance the pedestrian, fronnproperty to prnper^g'��,171 J Develop means for drawing vehkul--s �,crn nea�rby FreeWcly eX"tS ?�jf. irkifne Buuleve-ird and Newport Avenue to First Street, AH Fitt leans �e W k$k$ �!V fie) leas wrwe3 la gj all it f if a WAV tlllpr ,d i r 8 ��KKTT�'l i5 c a, E q y yC a pp v C 7 9 � � z O m V 3 K a C E E ^ n lt W m V c c o E up E 0000 ti o U U 4J `) rC ,U � 1 .� vo �Q 4—J 1^y ^ o�.i. OD m o,, LL �-- APPENDIX E FIRS 9" 5 T R E ETF 5 F -1; C I F 6 C: PI? - /iN", P NNING PROCESS This appendix documents the process by which the First Street Specific Plan was prepared and considered. Date Event July 2, 1985 Request for Ftopcs,-ri4' distributed by City to potential consuitants. Contained a carefully worded scope of work and statement of objec0ves. ALIgUSt 23, i 98:5 :) The Planning Center authorized to begin work, August 28, 1 985 Detailed scoping .j rneeting between City Staff and consu,tant team. i I '?. r.q. September 301, 7i 9&-'; Progress review meeeng iowtvi Ciiy Staff, and consultant te n Focus on issues anon October 24, First public tovin hail rnFedng, helid to exp.`rlin planna,nig effort, share rparket and physical con information a, n'd gain insight from the pu-'Ac before becc nninq �tan formulation, October 25, 1985 Consultant team began plan prepeal agun November 12, 1985 Planning Commission workshop 'm present findings, SUMMaTize public input and obtain comr,iission comments. City Council members invited to hear bni--jTirgg. .3v,- nber 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 '-ne opportunity to question consultants, and possible resolution of issues embodied in the plan. 5 Formal public hearing on plan by the Planning Commission. Direct tespl.iryiony received from public, with responses by both consultants and staff. e� e u r 7 9a Formal pub4ic hearing on the plan by the City Council. Consideration of Planning Cornmission recommendation, public testimariy and both cansOt ant and staff reports and responses to questions. Plan .- ix 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 July 24, 2012 Draft First Street Specific Plan Amendment distributed to the Planning Commission. September 14, 2012 ,Public Workshop on the Draft First Street Specific Plan Amendment. October 23, 2012 Tustin Planning Commission adopts Resolution No, 4209 recommending that the Tustin City Council approve Specific !darn Amendment 2012 -001. 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. 91 FLAN' CCNq'SISTENCY 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 Genera.', i-`IFn relevant ,"o 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 hoteVmotels, 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 Fn.d industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. Policy ti .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 Policy 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, illoiicy 101.6: Encourage the integration of retail or service commercial uses on the street level of office projects through flexibility in site development standards. F �90 I 1q, y 1'0.7: Encourage the consolidation of individual parcels /consolidated site planning and parking and access (long First Street and in Old Town throug,,11 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 103: 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 service related uses. Xi The Plan responds directly to these goals and policies by providing for appropriate commercial retail, service, and office uses. It responds indirectly by reinforcing successful development and stimulating both economic growth and aesthetic improvement on First Street. 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 APPENDIX G WWPOWEW SAE"JC4t6"J FINDINGS I. 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. 6, Administration of the plan is thoroughly integrated into the City's development processing system. 7. All subjects required in a specific plan by the California Government Code and applicable City ordinances are appropriately and adequately covered. 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. The level of development direction established by the plan is sufficient to eliminate the need for a continued development moratorium in the First Street corridor. xiii \ g \ ) / / \ / R 2i r-, C /) 'j E 0- 1 E � \ 0- i! � \ � � \ / ul \ g \ ) / / \ / R 2i r-, j F- i:7 E E u E E (u = c u NI aj = z 6- 0 C u U 0 0 E 0 5 LD 0 0 U Qj (U c 0 u Ej (U cu Qj -n 0 02 Ln co ON ou co N d z c 0 E 0 u 44 tu 11) co d od 0 D 0 Qj E u c 0 U f-C, Z: U 0 v O 0 I 0 u 0 u u 0 C7. W 4-1 C Qj E CL 0 T Q'I 10-- 0 ij- t; cu i= u c Q CL E .5j 0 u 0 E C; Lon Q) 0 E: V) CL Df: rQ (u Ln co ON ou co N d z c 0 E 0 u 44 tu 11) co d od 0 D 0 Qj E u c 0 U f-C, Z: U 0 v O 0 I 0 u 0 u u 0 C7. 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