HomeMy WebLinkAboutORD 1414 (2012)The City Council of the City of Tustin does hereby ordain as follows:
SECTION 1. The City Council of the City of Tustin finds:
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;
B. 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is outdated and in need of amendment;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
Commission held public workshops to
weaknesses of the First Street Specific
that should be considered;
March 22, 2011, the Tustin Panning
identify and discuss the strengths and
Plan, and to identify necessary revisions
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;
E. 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
Ordinance No. 1414
Page 1 of 3
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
PASSED AND ADOPTED, at a regular meeting of the City Council for the City of
Tustin on this 4t" day of December, 2012.
i A
AL MURRAY,
Mayor
ATTEST)' L-J
rZ
_A-
rATRICIA ESTRELIX--
City Clerk
Ordinance No. 1414
Page 2 of 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE ss.
CITY OF TUSTIN
1, 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:
Ordinance No. 1414
Page 3 of 3
Murray, Puckett, Nielsen, Gomez, Bernstein (5)
None (0)
None (0)
None (0)
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
"PATRICIA EST RELLA,
City Clerk
Ordinance No. 1414
Page 3 of 3
Murray, Puckett, Nielsen, Gomez, Bernstein (5)
None (0)
None (0)
None (0)
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
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Irvine Blvd
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Main Street sR
First Street Specific flan
2012 Specific Plan Area
EXHIBIT 1
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.'
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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.
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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.
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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
First Street Specific flan
2012 Subarea 1
EXHIBIT 2
OmNeighborhood Commercial
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First Street Specific flan
2012 Subarea 1
EXHIBIT 2
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First Street Specific Plan
2012 Subarea 3
M*BIT 4
® Commercial
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,
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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
N
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First Street Specific Ilan
1985 First street Existing Land Use Map
EXHIBrr 5
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First Street Specific Plan y Commercial ffmVacant
Residen" Oa
2012 First SeetExisting Land Use M2
= Mixm Use � oma.
EXHIBIT 6
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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
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1WE
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First Street Specific Pian
1985 opportunities And Constraints
MIBU a
OLong
:.ARWiti 96t srft
Term Use Change
GShort
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Intensification Potential
t v
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First Street Specific Pian
1985 opportunities And Constraints
MIBU a
OLong
Term Use Change
GShort
Term Use Change
Commercial Rehabilitation
Intensification Potential
S Special Intersection Treatment
+++VVyff+++
Vacant Lot
High Future Potential
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
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.
2012 First Sheet Specific Pian SP t0-2072Fim Street Specific Plan
Proposed Zoning Map -. CutturatRes =.District
Q P -Parking Overlay
r! Q R1 -Single Family
C R}- Multi-Famity
Cl- Retail Commercial
C2 -Central Commercial
CG- Commercial General
0 P&l- Public & lnstiwtianat
77 PD -Planned Development
PC -Planned Community
PCC- Planned Community Commercial
SP 4-Yorba SVeet Specific Plan
rao
FIRST STREET SPECIFIC PLAN
DESIGN GUIDELINES 2012
John INielsen, Mayor
Al Murray, Mayor Pro -fer,�;
Jerry Amante, Councilr,,r-,embel,
Debor-Ph Gavello, CciujjciIrnertiber
Rebecca "Beckie' Gomez, Councilmember
Steve L-'b"f,IC7I-r
Jeff Tbcr,,ipscr,, ChajrPro Tem
Wisam -10, irr- Altowaqj, Commissioner
Ken Eckrnan, koraIMis-sioner
Fred Moore, Cwnrnissjoner
1AX-Sk �2117
,�iizabenh A. Binsack. Director of Community Development
Dana, L.C,)J,010,1, Assistant Director, AIC?
Scott Reeksr, Senior Planner
Amy Stcnj_&,. Senior Planner, A103
Joe Pearsor, 1-31anning, InteM,
Suzanne ScNvab, Planning Intern
Originaldocurnej,,�&j0pte -11anning Commission Resowticr i No. 222LB 9, 1ga-
Original docurnE-19, arjopted bV CitV Council ResojuqVorr,,Nc��.
COUncil OrdinE]",0C, NIO._96 I 'on Decemb.-r ,,S, q_Qt:;
Amended veTsjop ago by Plannmr c
_j rornrni-SiOTI Resoiutior No. 2012
d&,,d ver siora 2dopted by City Council Resolution N"O.
on ___ 2012
R�
ii,7-iaume 61"Contents
i.
',introduction
Mid Street Cross4qJKS
JL
Design Guidelines Goals and Objectives
5
Existing Conditions
Urban Demgv policies
6
27
Gen,,--ral Gui0elines fcx SQ.,-Teetscape and Placemaking
7
,V
St, eel-,'scapeand, PubuNc ATeas—
Planting Materials
21
Existing C,--Ondi-Jorls
13-17
Streetscape
12-13
Street Furnishimos14
,Benches
14
T rash Receptacles_
15
T 4s,i.q/ Sanr7 "'naBorde, Ailediar
15
soilards
15
S,-,reeet..Ughting
Fzu'auire Street Imorovor, icnts
15
�Ius,r Shelters
15
S,C2-t Lighting16
Public Art—
16
vj,
Public Sires
17
Pubg,ir Signs
18
FrIT-rogrife Signs at the Intersection—of El CBr,",iY �n and First Street
18
V111.
PuNic Parkii-19, Side J' anuf P-2ving Guia"e-lines
18
19-20
Sidewalks_
19
A,13A Requirernr-,,,,i�,s19
Hiike Paths
20
,3n -Street Par.king—
20
Mid Street Cross4qJKS
20
VVI. Public Area Lanoscme20
Existing Conditions
21-23
Medians and
27
Landscaping Standare's—
21
Street Tree Plant-inq
21
Planting Materials
21
LOVII Impact Deve-joon-leyl-el- Principles—
21
22-23
,J(.
Private Devek),�,,onent -Standards
24-31
Sadnq of Buildings
26
ATchftecwre
_ter_ialsPale��e28
27
Suggested M
Reflovation/ Rehabilitation_
29
Using Color --- —
30
Adding AiiwniI-,Qs
30
Historic Buikj.3 is
X
Private Develoipyhent Identification Signs
31
X1.
'Side talks. VIalkways, and Lighting for Pr',_,vFt_e_D_evelopment
---32-33
Sidewalk Sales ---34-35
Sirje.,�Jvalk Cafes
_ 34
W'a I k"ways
___34
,301ding -and Pedestrian Lighting
34
"" I
��
Parking Lots for Private Development
34
"111.
Private Development Landscape Stantla,", I
__36-37
Lai 3dscape Desiqn-38-39
Landscapjyjg _s'Zandarcls: Tree Planting and Pian' Niateriais38
_38
Low Impact DewNoprrient Principles—
Plant material
___39
Appendix A Glossaej of -Ferms
0-50
First
First Street Design
The purpose of this manual is to outline design guidelines and
public street improvements specifically aimed at maintaininc;
First Street's small town ambience while allowing new
development and renovations that are consistent with the
intended 'vision' for this important City street Unlike land use
plans and zoning regulation, this manual is intended to provide
direct technical assistance to property owners, merchants,
architects and designers, developers and public officials
interested in undertaking specific improvement action to.
1. Encourage new construction that is compatible with
existing construction, existing resources, and the desire
of maintaining the small town image of First Street
(guidance for new an existing development).
2. Upgrade and enhance public areas of First Street,
such as sidewalks, medians, intersections and parkinq
areas (guidance for the public right-of-way).
Overall, the design concept is -,,!
,n lin[ rst Street together with a
consistent streetscape prograjjq, fnaintain a pedestrian scale,
and generally keep First.Str.-e�, as srjr-)jI town, as practical.
M
This manual contains iM6-0r'Mation, grapnic, aterai 1 e-) r, d
photographs recommended for public area improvements and
design guidelines for new development and renovation. Both
t3rigible and intangible elements contribute to a person's
perception of what First Street is and how its fits into the City's
urban environment This section represents a careful analysis of
the design princi ' ples that will mold a better First Street
environment and,)ow they contribute to an, ',quality' experience.
I
R7tre-etscape, Vision, and__
Placemaking
This document provides design direction, illustrations and
photographs related to new and existing development as well
as the street and public right-of-way. The following pages
include streetscape, placemaking and landscaping as well as
the building, how it is sited, parking lots, and rehabilitation.
This manual addresses each of these elements in general terms
and establishes the guidelines which can be used and
expanded upon in more detail through the site planning
process. Each guideline should be considered for how it
applies to a given project The illustrated examples are
intended as images of a vision which communicate ideas and
should not be viewed as design solutions that are to be strictly
adhered to.
This document is not intended to limit the work of designers,
but to provide a flexible framework to accomplish an overriding
concept and to encourage quality development which will
f=stablish First Street as a special place for work, shopping and
rFcreation.
These design guidelines will serve to preserve the unique
character of First Street and create a vision for the future. The
implementation of this plan will make a significant contribution
to the quality of life of all users of First Street and those who
dwell in the area.
5
I Fv
"
�6iunhs
The 90�Is 07 thle First-SVeetSIreecscc-3,pePlan are as follows:
I. To aid in ecoIOMIC development by promoting a more
attractive image for First Street which will improve the vitality
n'Tcommercial activities. enhance the livability of the nearby
P
, esidentiai community, and integrate the street with the
surrounding envirogiment
2. To develop a safe, convenient and pleasant environmerjt
with appeal to consumers, merchants, and residents.
fo provide a guide i�orfut-ure iy-nprMinment of First Street and
the environs beyoncT Jie public right-of-way.
To maintain the feeling of "small town America" whil-
einnancing the aesthetic quality of the public right -caj- 1 -11111y -
A2
Plan Objective
Establish development policies, design guidelines and design
standards for the planning, design and construction of
streetscape, landscaping and other design elements within the
public right-of-way.
First Street Design Guidelines
Ills
. 4. 1 - , �' r' Tall"r
A &W ,,I, lk-s4g Id 'S
Policies
Policy 1: Promote and encourage the orderly and cohesive
growth of First Street
Policy 2. Promote and enhance first Street's existing
environmental qualities with particular emphasis or iy� location
relative to El Camino Real and Old Town.
Policy 3: Promote architectural variety and diversity wjthi.n a, -a
overall sense of mass and scale for buildings and streetscape,
Policy 4: Relate the scale and character of new development to
the pedestrian functions and existing spaces along First Street,
Policy 5: The form and siting of new development will relate to
the use of pedestrian spaces while maintaining convenient
vehicular access to commercial properties.
Policy 6. Plazas, covered walkways and other pedestrian
amenities are encouraged in new development whenever
possibie.
117
Rn
_ns
D Widening accommodate multiple
activities
Opening streeLs to multiple activities
Encouraging/providing active ground floor uses in
adjacent buildings
Clustering activities and amenities
are pedfesi�rjan-scaied in, Jdin-J-
* Signs
* Lighting
® Seating
EricCo urage buildinq design (e.g., throLigt-,
and design guidelines) that is scaled to the,�Igjr,,I@n 6'0c�ly'
such as.
JUikd.ng entrances
LLnx !J Zan&,p '�' reet
lildiO-I", Parencya&s*z - level
h9tz',T_-sI;ting ;iia stades
o M aides c i tin Q s ke
invite people to cross in more Piaces: by
® Slowing vehicuiar tra-mic speeds
*
Establishing paid -block crossings
Making spas ed streets
fn'A
AUf' , �r -fit, L ted I&VII9@1IM, Mu"I V Ir 7 ets
Keep streets well-maintained and bob. Me street and
surrounding buildings veli -lit oy:
Adding pedestrian scale iight_inq along walkways
and in parking lots
Placing up-lig;��- in landscaping, medians,
monuments, and under trees
Add architectural lighting to highlight building
details and to provide ambient lighting
fRIC: W comfortable speed to mix with other travel
rnodes'v-vougj-,.
Low speed design elements
r1-1
'-TTlIc calming techniques
Shared space
Maintain a bufternetween pedestrians and vehicles when there
is fast MOVinc-1 traJIr kising:
Plarkee Cars
First Street Design Guidelines
IV. General Guidelines fbr Streetscape and 1314cemaldng (Contfnuedi
Reflelrt Carilmun-Ay Identity
Unique community identity draws from the natural setting and
local history, as well as the cultural backgrounds Of community
residents and their architectural tastes. Development projects
should showcase local assets including.,
• Monuments and buildi�ng cture
• Views of environmental features
• Trees and other plants
• Parks and plazas
• History
• People
• Intersections transformed Iri'm rneeting places
• Invite a diversity of users
• Reference or preserve continuity of
_91
aesthetics
klLaca-d Through the
4 NawrLgy Ramurces
Utilize on-site and local resources where possible.
Use surface area for energy capture.
Use effective Low Impact Development (LID)/ stormwater
management techniques including:
• Bioswales
• Rain Gardens
• Pervious Pavements
• Stormwater Planters
-!'ree Box Filters
Pannels to direct water into reten'don areas
Tree Box F11W
Channel
41�
Rain Garden
Sidewaft
Caft
Me Lam SIM Racks
Figure 1 Depicts Low Impact Development tectiniques to conserve stormwater
J'., 11 121 IU MdLeMaKing
9
General Guidelines for Streetscape and Placemaldng (Continued)
Most American cities have come to view streets primarily as
conduits for moving vehicles from one place to another (from A
to B is the common expressionj. While moving vehicles is one of
their purposes, streets are spaces, even destinations in and of
themselves. Conceiving of a street as a public space and
establishing design guidelines that serve multiple social
functions involves several fundamental steps. We need to
redefine whom the street ougit),j to serve. By approaching
scree s- as public spaces, cities redirect their attention from
creating traffic conduits to designing a place for the people
who use the street. People put the place back in streets.
The environmental and aesthetic quality of a street is a
significant determinant in the perception, by both residents and
passersby, of the image or identity of an area and the
subsequent potential enjoyment of its use. A street can be a
boring, chaotic, disoriented place of frustration, and a place of
unpleasant experiences and associations. On the other hand, a
street can be a coherent expression of form providing order
and clarity to the organization of urban development providing
enjoyable experiences of the variety and richness of tjhc
ei-vii of iment.
H
In order Lo be places, streets should...
Augment and complement surrounding destinations,
including other public spaces such as parks and plazas
* Reflect a community's identity
• invite physical activity through allowing and
encouraging active transportation and recreation
• Support social connectivity
* Promote social and economic equity
• Be as pleasant and accessible for staying as for going
Prioritize the slowest users over the fastest
Balance mobiliZyand public space functions
Walk and stroll in comfort
Sit down in nice, comfortable places, sheltered from the
elements
• Meet and talk—by chance and by design
• Look at attractive things aiong-A ane way
• See places that are interests n'o-
Feel safe in a public environment
• Enjoy other People around them
And get where they need to go!
First Street Design Guidelines
IV. Gerwml GuWdkw-z z, 3y 4-g
GOM, xa'pl -Mnciples for Streets:
nle flcetl'iL' mMMM12P so-cial and economic exchange.
Streets will need to serve the highest and best use for the land
they are on, and mobility is only one among many possible uses.
Streets need to be designed to maximize social value, which also
spurs healthy economic exchange. In this way, streets become
arteries distributing prosperity. Streets that invite social interaction
Zar= ryl
more likely to ensure healthy growth.
Lane
Figure 2 Street cross section with tree/ planting and parking buffer zoncs.
Streetscal)e, Vision, and-Ma-cemaking
7-10 reduce - -9
L
Pad ice siuoi-ij
jmvnn r,
D
' -@"' are places promote locality. They enable people to
Coil!fjortabiy by non -motorized modes, which in turn
h0rte02s travel distance demand. \x1ith growing concerns
:!garding fuel resources and climate change, this Shift will be
ritical- Because re -placed streets spur locality -serving commerce
nd social venues, they also set the stage for and enable healthy
nd environmentally sustainable practices/behaviors in the
-irrounding built environment
desire to create ,
pablic sp,@,,re
eyond being the frames for other development streeN can be
ublic spaces themselves. Access to public space is safe,
eaithy, and successful communities. When streets are designed
; great spaces for people, they reinforce a sense of belonging
'id build on the strengths of the communities they host.
1I
StmMcape and Public Areas
',qie First Street Specific Plan is broken into 3 Subareas. The
most westerly portion of the street from the Santa Anal Tustin
border up to C Street is &.;barea 7. Subarea 2 starts at C Street
and ends at tens-ennial Way, And lastly Subarea 3 starts a-,,-
4
entennial'Way and includes both L--nv�,70 Square and the
Cau�-fyard Shopping Center endir--X? a-� Newport Aven,-ie.
tach Subarea is just a little differentfrol
Subarea I small commercial, office-, anid, retail/ service,
Subarea retail, restaurant and au'�Omobjle related arses;
Subarea 3 large retail centers, banks and' offices.
0,0portunity for renovation and e)(,is,, %Alffhi-a all
Subareas of this plan. _
The current streetscape is somewhat disjointed. While there are
sidewalks and some street furniture both could be improved.
Along several sections of the street the sidewalks narrow or
disappear. When walking along First Street a pedestrian will
have to navigate around a utility box, sign, or even a landscape
planter. Additionally, the street is lacking uniform street
'furniture.
Traffic along the street is not what it was 20 years ago. The 55
is no longer connected to First Street First Street now serves
more as a neighborhood commercial corridor than a
transportation
Dortation corridor. Yet the entrance to Tustin from Santa
Ana on the west side of the street is still an important link. The
median entrance sign on this side is still an significant feature
that Could be enhanced.
Yrs,
'/'
�, r• � �. p -ter'-,... �''�M
\� x
t �
` �� �dal` • O
I'V, L%'J-W-
B. SI-tWeek -scave Standpvds
Urban design is the art of relationship of the parts o -,the city tr', its
whole. Street furniture, like buildings, Public spaces, and
greenery are parts of the whole. It is essential that they be reated
in a unified concept The emphasis in street furnishings is
simplicity and the avoidance Of clutter.
Streetscape design standards provide the basic rinsign elements
Of street rights-of-way and adjacent pedestrian walkways. Streets,
though primarily designed to facilitate circulation, project"an
image of both the City and the businesses which locate 0n it. The
elements of the streetscape shouid sic d--I�igried to provide
continuity amidst the diversity of the existirc, and future
architecture.
Elements found ire the street right-of-way environment, suctl as
lighting fixtures, planters, benches, trash, receptacles, etc., are
collectively called street furniture. A cOnSisWn'I--- design of street
Furniture would be appropriate for some elements while other
eiements may be made consistent by establishing a basic M00 -731 -
and vocabulary of materials. The design of street furniture
'l-hroughoutthe project can be made to relate to each other while
Z
leaving enough flexibility fbr shops and commercial centers to
maintain their individual identities.
Consolidate street furniture if the opportunity exists, example:
cluster a bus shelter, lightiv1g, public graphics, and trash
receptacle together.
0. Short Term Street lmprovemeq,��
Standardize street furniture usj� ic existing Tustin approved
benches, trash receptacles, bus scOPs, etc. This will give the street
a cohesive look.
14
Standard City of Tustin Concrete
Standard City of Tustin Trash Can
'le
First Street Design Guidelines
1- -3
. J enrhe-�
Streamline the different benches used along the street. The
CCTA (75,,js Stop Tustin concrete bench is the preferred bench and should replace
P all other stand alone be -riches along First Street.
F
v T rasho Receptiidles
There are a variety of trash receptacles along First Street Where
possible they should be brought up to City standards. Ideally
trash cans would have a cover to keep trash contained.
Streetscape, Vision, and Flia-cemaking
Sari &iLAq1 S 1s7jP,1,n9 Bordea',Median
le Median sigr needs some repair work and could be
maintained for the next few years. Overtime this sign should
updated.
H. Bollards
Bollards are to be provided at the intersections of El Camino Real,
Prospect Avenue, and First Street to increase Pedestrian -vehicular
separation and to help identify these two intersections as major
focal points. The current bollards are suitable but may need to be
replaced over time due to damage or wear.
L Street Lighting
The existing lighting program is functional and is Sufficient for the
needs of the automobile. Additional public accent lighting could
be incorporated into bus stops, entry documentation, medians,
and concentrated at the intersections of Prospect Avenue, El
Camino Real, and First Street This lighting should emphasize the
pedestrian experience and highlight major focal points.
15
V- Streetscape and Pubk Areas (continued, -j
J. Bus silel'i'sals
Several bus stops provid-d by OCTA and the City are located
along First Street There is an opportunity to improve the
continuity Of stops along the street by updating the shelters and/
or benches and trashcans.
All shelters are required to be designed to accommodate
wheelchairs and meet the Americans with Disabilities Act (ADA)
specifications.
Including lighting in the bus shelter will provide security and
safety for waiting passengers.
Each shelter should provide a trash receptacle, designed'and
placed to promote maximum usage by shelter patrons. Trash
receptacles should be durable and decorative and consistent with
design of Joe bench and shelter and other street furniture used
on First Street
For specific requirements and more information on Bus Shelters
see J Usrin City Code.
VL Fu Street Iff iprovemenN
Long term improvements include new furniture to give First Street
its own unique character, allowing it to be different from other
areas of Tustin. The addition of bike racks to encourage
alternative modes of transportation. And lastly, pedestrian scale
lighting along sidewalks and the park will enhance the pedestrian
experience.
L Aplpmniijs
Public improvements to the street are reviewed by the
Community Development Department and Public Works.
First Street Design Guidelines
a,
nd Public Areass
nq "bfl
Encourage Public art to reflect the community, history and culture
Si
39- e; of the neighborhood. By developing a theme these pieces give
� �18M OV IZI.- the streets a sense of identity.
Artistic Bike Rack used to
Promote the City or
N'10r§hborhood
W
Public art is a pedestrian amenity and should be presented in
an area suited for pedestrian viewing.
The piece should be placed as a focal element in a park or
plaza, or situated along a pedestrian Path to be discovered by
the traveler.
Public art can be incorporated into standard street elements
for example bike racks, light standards. benches, trash
receptacles, utility boxes (a simple bike rack could serve as the
Base for a public are project).
• Public art Crar, provide nfbrmation (maps, signs) or educational
information (history, culture). All installations do not need to
have an educational Mission: art can be playful.
• Public art should be accessible to persons with disabilities and
placement should 710t Compromise the sidewalk or pedestrian
zone.
-- Qpcvl.,)luli,cifiuriEicemaKing
17
I
An. Pubfir-Ama Graphics
First Street is an entry into the City and, SLLbsetiu endy can benefit
i
enormously through the use of an integrated comprehensive pudic J
signage program. A high quality signage system would reinforce The 64 KID
existing neighborhood character of First Street and provide
An
yb—
ir1B?0,r.Ma'iJ on and orientation to shoppers, pedestrians and other *-4.
paZrons of the area.
ThrCe'?21C,`-,0rS should be considered crealtng a ne$svi sig � ale
Pr0qraYn for f=irst Street
. IL
3 C istering of signs and the avoidance of clutter. This
6
method of clustering signs eliminates "sic
�1,n clutter" and
decreases maintenance and installation , -osts because of
fevver poles.
I
Signage in streets; partici 3,r; are s, v]nc pedestrian spaces
should be treated as both a sol rct- of information and
environmental artwork.
3. The location of these signs should be coordinated with
the plantinn and street furniture locations to increase theii,
iegibility. Existing signs which conflict with existing and
proposed landscaping and furniture should be moved Im
more visible and safe locations.
Additionally, consider the placement of oUler elements on the street.
Signs, bus shelters, benches, news rc-ic,cs e,,Id the like should, be
appropriately grouped. Cluster these items in a way that rnak,es
them accessible for pedestrians and travelers but does not inn, Ri-8; 6
circulation.
"Sig,r Cl-,nner"
Sign ouster
R
NO PaftV
and
replace the current oval signs ;& E1 Camino and First Street wi-,u-.
eye level or more pedestrian Mend;y signs. These signs should
acknowledge Figure 3 Condensing all signs into one frame will help to alleviate sign clutter
adjacency of the two areas (Old Town and First along the street
Street) but aiso a n 7-
'a entify that they are two unique pi ces j� I
18
First Street Design GUdelines
MR FT'a-'11"Ibilot mnl "r"Dand.,
WE
F1
Figure 4 Paved crosswalks at the intersection of El Camino Real, Prospect
Avenue, and First Street should be paved with brick colored interlocking
concrete pavers.
StreetSCape, \f1sion, and Placemaking
5
Pawng
SLdmnta—iks. The existing concrete sidewalk paving should remain.
Adding interlocking concrete pavers behind all tree wells, at bus
stops and crosswalks as noted below could be a potential
improvement. The interlocking pavers should be the same as
blose used on El Camino Real and will add character to the
pedestrian environment
Crosswalks: Crossway at t" -e intersection of El Camirv) Real,
Prospect Avenue, and First Street are paved with brick colored
interlocking concrete pavers and concrete bands identical to
those used on El Camino Reai.
JsePen-40us pave-men"-whei-e possiNl- to help to contrch-unci;
aant retain water onsite.
The'waildilti
, environment should be safe, inviting, and accessible
to peopl,�� of all ages and physical abilities. Pedestrian areas
should ne easy to use and understand. It should seamlessly
connect people to places. It should be continuous, with complete
sidewalks, well-designed curb ramps, and well-designed street
crossings. Future sidewalk enhancements could include
converting the current sidewalks into meandering and windine,
paths. This will improve the pedestrian experience and
beautification along First Street. A winding path will allow for
inn,proved landscaping areas and encourage people to take their
"ime while on First Street. A meandering sidewalk will provide the
-Se
J -'Wug jur residents and visitors to stroll along and stop to shop or
dine a,,, -,,heir leisLi-#r,e.
19
VIS. Public Parldng, SkIfewalk, and paving GukWjkm lContinued)
C. A'-Usl
Und-r Title 11 of the 1990 Americans int ;disabiljties Act fAl[vA,',
state and local governments and public transit authorities rnuv
ensure that all of their programs, services, and activities are
accessible to and usable by individuals with disabilities.
State and local governments must also keep the accessible
features of facilities in operable working condition t�--;rouqh
maintenance -measures including sidewalk repair, landscape
trimming, and work zone accessibility. Minimum s-Lanaards
must be mei; or sidewalk width and grade. For the most up, -rc
date technical informal.,
Lion see www.access-board.gov/adh.
0sikeh patthL�
Bike lanes or. p,3?hs should be irrtraduced into the design of First
Street. They can help to creatf-- a barrier, between pedestrians
and traffic. They also offer an alternative rnod-e of
transportation along the street giving adjacent residential
neighbors a quick and safe route to this commercial, corridor.
Subarea 3 is designated as a Class 11 bike lane in V!e pity's
Master Bikeway Plan (The Master Bikeway Plan can be found in
the Circulation Element of the Tustin General Plan) -
On -street parking serves visitors arid residen,, , and provides a
valuable buffer between pcdestrrjans, children at play, and
passing traffic. Street signs, paietc d curbs and spaces designate
appropriate areas for parking, 2nd loading zones.
r - NN S?m-&-t Crumvkyalks
Ccinsidc.r the addib"on of mid street crosswalIc's along First Street
increase cr se access from the nearby residential neighborhood to
P-eppertree Park and local ba-Lsinesses.
Figure 5 Mid Street Crosswalks and cin Site Parking create a more pedestrian
friendly environment.
20
First Street Design Guidelines
VARL Pub& AAWMi Iandscape Guidelines
Z-1 EKMng
First St�eet ir Tustin has a partially existing streetscape program
The existing m, edian program, which uses stately olive trees,
blade grass and pattern stamped concrete is a unique City
image and any proposed streetscape plan should reinforce this
theme. The existing parkway street tree, Ficus nitada, will
transition to the Tabebuia avellanedae as existing Ficus nintada
will eventually require removal.
0. kedkrans and V---nbN"f
The existing median landscape program is both functional ant,
aesthetic. The continued use of olive trees, blade grass anc
pattern stamped brick red concrete is recommended. Accent
up -lighting should be added to each tree (two lights per tree) in
the medians. Placement of the lights should not impact the
root zone of trees.
C. Lariclscapkv s7ano'-tanrjls
Street Tree Man tinoL
Tustin's street tree program of Tabebuia avellanedae should be
applied to First Street. Many existing planting pockets contain
no landscape materials whatsoever. These should be planted
with a Tabebuia avellanedae and have a tree grate installed. In
all new tree plantings, a mcc;-,: barrier box should be installed but
only alongthe cunt and' sidewalk. This will lessen the damage
done to curb and sidewalk due to invasive roots. Tabebuia
avellanedae, Jacaranda Mimosifolia, Koelreuteria bipinniata
and Ge4era parviflora are recommended trees for other areas,
i.e., parking lots, alleys, etc., within the First Street area.
Plant
The plant materials palet: -'e presents appropriate species for
trees, shrubs and groundcovers. To select plant materials refer
to the Plant Material Paierie 'Chart and locate the area of
concern (see page 39). Recommended location/ placement is
given for each plant type (median, parkway. landscape
boundary and parking lots).
11 Irtee wells
Urban accessories 1s03(e flush mounted tree grates (or approved
equivalent) should be provided for all planted trees. The size
and detail of each grate will be compatible with those used on
El Camino Real and Main Street
IMS. Public A-
W L ur Egon �ISUWR- qf �
21� impact Oovdt7mpaje.ngr itig�cipns
Conserving water on site allows for naajral resources to be
used for irrigation and it also prevenis co.nrtarnnated runoff
from going to the ocean. Low lMQacll C)evPjapment (LID)
principles offer several solutions:
Bigs—Wales: linear, vegetated oepressiof is that capture
rainfall and run off from adjacent Surfaces. Swales can
reduce off-site streetwater discharge and remove
pollutants along the way. In a Swale, water is slowed by
traveling through vegetation on a relatively flat grade.
Because the vegetation receives much of its needed
moisture through streetwater, the need for irrigation is
greatly reduced.
Rain Gardens. vegetated depFessiors in Phe landscape.
They have flat bottoms and gently sloping sides. Rain
gan ens can be similar in appearance to swales, but
their footprints may be any sl -jape. Rain gardens hold
water on the surface, like a pond, and have overflow
outlets. The detained water is infiltrated through the
,npsoil and subsurface c1rain rock unless the volume of
A,A,,ater is so large that some will -overflow- Rain gardens
can reduce or eliminate off-site sin-eetwater discharge
whHe increasing on-site recharge.
22
Wide ADA compliant sidewalk
Bioswale
to streer parIdng
Figure 5 Creating a bioswale is one Low Impact Development principle that
coulc; be used for water retention along First Street
First Street Desigr Guidelines
'10911. Public Area Landscaping Guidelines (Continued)
Pervious Pavements. a system that slows or eliminates
direct runoff by absorbing rainfall and allowing it 'm
infiltrate into the soil. Care should be taken to avoid foams
from landscaped areas reaching permeable paving. in
those cases, bioretention is a better choice. Pervious
paving is, in certain situations, an alternative to standard,
paving. Conver--rional paving is designed to move
streetwater of ite quickly. Permeable pavin.,,g,
alternatively, accepts the water where it falls, minimizing
the need for management facilities downstream.
Stormwater Planters: are typically above -grade or at -
grade with solid walls and a "flow-through bottom. They
are contained within an impermeable liner and many or
may not use an underdrain to direct treated runoff back
to the collection system. At -grade street -adjacent planter
boxes are systems designed to take street runoff and/or
runoff from sidewalks and incorporarte bioretention
processes to treat stormwater.
Tree 13ox -Filters. are mini bioretention areas installed
beneath trees that help to control runoff especially
when distributed throughout the site. Runoff is directed
to the tree box, where it is cleaned by vegetation and
soil before entering a catch basin. The runoff collected
in the tree -boxes helps irrigate the trees.
Water from the
street filters into the
planter through
openings in the
curb
&is absorbed
by the soil below
Figure 6 A Stormwater Planter is another LID option for onsite water
conservation.
Streetscape, Vision, and Placemakin g- 23
, - .2 1 unditions
fhe current image of First Street is that of a neighborhood
commercial corridor. FroT_f�, an aesthetic point of view First
Street is an eciectic Mix of Eird'-iftectural styles and urban form
-L'Iat- may seem inconsistent Yet k adds to the character and
snail town irnaqe that First Stre-,'c is known ror.
The quality, and condition of the existing built env#44onment
varies from exemplary projects to those that have not basin well
maintained with many buildings along the spectrurr, betliveen
.hese'Nvo e=emes.
There is a mixture of uses along First Street. Often-Jrne the use
is reflected in the architecture of the bqlilding. This adds to the
unique character of the street. Commercial, se,,vice, and
residential uses are all present Residential hornes are dispersed
mostly within subarea 3. Commercial uses are most prevalent
ir. subareas I and 2. Service uses are predominantly found'
ljvithin subarea 1. For a cornplete descriptic,,7 of uses see the
'First Street Specific Plan. Printed copies are available thrr)-Ugh.
,zhe Community Development Department and a oteb versior,,
can be found at wwwtustincaorq men cl'c!l-Depar�rrgents,
Community Deveiopment.
Many of the existing buildings coup use sr,�Tje
work and rehabilitation. These privide ideas and,
tips on how to improve *hese sees.
24
First Street Design Guidelines
fit
n rae 0 !L ..rr.t
t v61.
R M"oll4in"ov;
Oesigr buildings to be VISLOPY Coni iected rather than creating
gaps ir) the streF-tscape sysceir'-
Ir . situations where btii;dings are highly visible frog side streets,
l�eppertree Pan nk, or a-djar-en," parking, wall shoulo, ;,lot be left
blank. Add addNjonal landscaping, articuladon, w other
architectural details to add interest.
1
oadir g ri-ocks and se, jcl- ),unctio#js shmuid, -,not be viss-Ne 1'rom
First Stl et Additionally, th-:,� rjesjrj�-, \jl'fi-
rZ &I-iould not conflic� , Un
I ,
J h
pedestrd@.n "en'trancesfrolp sirje"mail<s intc t e Liu, ildinq
In the case of n-witi-storied buildings it is irryporiont thai
re.la'q--e to the pedestrian walking along First Sureet All ground
story tacades should be designed to relate to pedestrian scare.
This can be accomplished through brcaking the facade Into
bays, and the signage brought domen. in size and location.
Pedes'Lrian scale along First Street %jvRil 2,:isc be es',Zadblished,
througf-a TV' -)e use of pedestrian arcades aarFar; awnirlgs add
horizontal articulation to facades.
9
infiJi! cora mercial projects are often by necessity Jarger in scale
,nrlan the context of the surro-,inding area. Disparity in scale can
be mitigated through th);7, use of sufficient articulation, and the
use of architectural features and materials consistent with the
of the L-7;'ea. Using a W/o story commercial/o-Mice
buiiding as an example, the exhibits or this page as well as 'Lhe
next page illustrate some of the design oasics that cons-1n;tUte
articulation.
W.
N
The exam die a�j-nave depic-ts s-eucture as it would appear e
there wz)s no ani Jiculation to ilHitiqate its scale impact, It is
nothir— nnore thar, a r%qvo s,
-,b
o;(' with a flat roof This type
of arc'-,itectlire is strongly discourag"ecf on First Street_
E�
Z
Example 2 shomts the introduction of "vertical articulation" to
the sarne building -rnass. Vcrtical articulation starts to break up
the monotony of C' Je =, while adding some visual interest
snaking it seem smal;e4rtoThe pedestrian.
uideii--
First Street Design G nes.
LI HOl nft]L%-fikruk onAdc�
The example above introduction of "horizomFjl
articulation" to the already v articulated mass.
Horizontal articulation 11jrrnel breaks down the mass
responding to the scale afvhp- pedestrian at the street level.
4. MU-jtJ-Play- Are Very DICS-07abie
4
This image shows the addition of sioperi, multi -planed roofs and
a,vifnings which nog: or-'Jty reduce the scale but ada zonsiderable
aesthetic appeal. ',argelr buildings proposed for First Street
should endeavor to iincorporate these geometric articulations.
Streetscape, Vision, and Placemaking
C. "i?,'quf BuEvflnc
aid
Place building close to First Street (for Setback guidelines refer
to the First Street Specific Plan to create a more appealable,
active streetscape and to ensure privacy of low density
residential areas.
Site and design buildings to minimize pedestrian/ vehicle
conflicts. Avoid locating driveways and service areas where
they interfere with the flow of First Street pedestrian movement.
Site buildings to create new spaces that complement and
expand the existing pedestrian rights-of-way along First Street
This can be accomplished by setting buildings back a little
further to create areas for outdoor seating, landscaping, and
pedestrian use by providing wider sidewalks on First Street
Sie ani', design structures to facilitate public access across sites
vy�-jere :TY'nportant pedestrian movements occur. Mir-, oiock
oassageways from rear parking lots can be created to allow
nedestrian circulation through a fully developed site.
Passageways that are open
pen rather than covered relate better to
pedestrian street activity.
�uildings should orient their public entrances and sjtinr tr-IkAf-jyfj
" A
r
SZree'� as much as possible.
-2,,X, ;-O-'R-*aiieDewlopnwntstandards (ccwwnued)
VO-riation in the design and form of architecture along
" irSt Street adds to the overall character of the street
r
VVahen rey-nodeling or building new follow use the
guidelines belomf to h�2ip YOL qP.t Startec!
r
u,esign.
The recommended qjal:Jes ;Fjf,,Cj c,esygr eiernenrts a,'Irlurje
Richness of sur�ace re
Equal void to sojjd,�)WdW)gvvail ratios
MU'lti-planeri, pitched roofs
include a variety of materials and shapes
Roos overhangs
Rerpular or traditional window rhythm
Recornmencriedicolors include:
5d. bVe'tAiar,,�,j earth tones and natural shades
Neutral color pallet
White and off-white
Reddish, orange, and brown bridl-I combinations
I -
Complementary and accept color bjry3s
The elements to avoid or min it-niz--
Highly reflective surfao�s
Large blank walls
Split face,biock
.E;posed
Reflective glass
Metal'sidino
Plastic sidir--�)
Jd-reqUa17. morjernl�stic window shapes and rhythm
M
RUICCO Vlaii
ick
9ROMM
Wood sidine
AWning &'VMndm,�v
First Street Design Guidelines
--
W
IM
A 61
DETAIL D�L-7A& --�Mk 7mw
R,
)shallow
to m
yy
0 ratel Clay Barrel
i SlOpi2lig Roof
I (shallow to moderate) File Red to Brown
Stucco Off -White, Beige, Earth, and
Natural Tones in a "flat finish"
HorizCry I Clapboard or
Fences/Gates %" ought Iron Painted Reddisk-, arowyn
Or Dark Green
it-----------
StreetscaPe, Vision, and Ma�remaking
29
302rc-1 at Rattan used in
ooci
kjOri-Zontaf Planes
D22 71( Brown, Light Brown,
or Neutral Shade
Brick
Red to Drowr,
Tile
Giaz-
ed, or Ungiaze6
Awning
Canvas
Dar,,1C:jree-;-.,, 3r�ck nd,
Re
81cadtor 31,qj"C
Interlocking Permeable Pavers
?,3vement
or
�aturaI
C
Pourerj Concrete
Fences/Gates %" ought Iron Painted Reddisk-, arowyn
Or Dark Green
it-----------
StreetscaPe, Vision, and Ma�remaking
29
ftWft De"I(Mme-nt Standards (Continuedl
F
RenovavorV aemt,-),,y
The following design guiGeljoes gave been develqoed,�C,'
provide direction w renova,10il projects wfthl"l a droaC
streetscape setting. These guidelines are irr�ended to apply to
revitalization efforts in anvafthe Subareas ident ififfled by -.,,he First
Street Specific Plan.
When renovating remember r � design g pr-
si n iTsrio -S
Consider integrating vertical design details to Provide visual
diversity and minimize the effect of linear strip commercial
centers predominantly horizontal form.
Consolidate architectural forms to create a sense of
integration and to Provide a theme. Eliminate excessive
building detail in favor Of a clean arc;"3itec,a,,]j-Ol'c',Opearance.
Exterior remodeling materials Shouid be permanem; brick,
concrete, glass, etc.
Unify existing single structures or satellite bu, iidings within a
cOmPieX through the use of colniqjon colors, building
materials, signs, lighting treatment and "Candscape
architecture.
Limit the introduction of new building materials to one or
TRi'vc- Try matching materials used On existing surrounding
buildings.
Use awnings, trellises, doors, planter boxes and windows on
all exposed sides of the building as design elements to
create a sense of activity as well as unifying elements.
4-
k-overed walkways With canopies oi, arcades also provide
pedestrian character.
G, U sing Cow
Painting can be one of the simplest and most dramatic
improvements one can make to a facade. It gives the facade a
well maintained appearance and is essential to the long life of
many traditional building materials. Select cOrnplemenLan
neutral or earth tones. Select only three colors for the project:
Base color,
Major trim color, and
AA inor trim color.
In the end, color choice is a personal decision. It is an
expression of the building owner and the businesses located in
the building. If basic color guidelines are kept in mind, color
car add interest and vitality to the First Street area.
First Street Design Guidelines
Ajlj y Mvelopment Stanftirds (Condinued)
RE a ctabie canvas 2-Immings were often used on traditional
cornmercia. facades_ In the summer, the awning could be
icvv,erecl to shadei.-ne storefront and keep it cool. in the winter,
in a raised positioi-1, it allows the welcome sun to warm the
store. Year round it could be used to Protect the sidewalk
pedestrian from extremes of sun and weather. Awnings also
contributed bright color and pattern to the streetscape, and
was Often used for signage.
TOUIBY Most awnings ;-N---,Tixed and, are used an provide shade
2YId --,o create a mare appealing Pedestrian environment They
also add architectural deiail to a building.
'rhe Shao, -- Of the awning Should rnimic the shape of the
VvMcjO)jv. Choose a co -
rYtrasting -01of to the building, this will
acid vl-sual interest and separation. Additionally they adc;
and a place :rbr store identification.
I. Hisnaric uLl it lit
First Sweet is also hornem s%--vCj-aj tis,Oric residential anti
Commercial properties, For renovation and rehabilitation
guidance for historic structLjres see the Secretary of interior's
Standards for historic buildings in the Cultural Resources District
Residential Design Guidelines. A printed copy is available at
amity Hall through the COITImunity Development Department
and an electronic versjcdr"j z,
an be found atwVW I.tub
stincaorg y
clicking on Departrnntsthen i C-ovnmuniry Develoornent
StreetscaPe, Vision, and Ptacemaking
awnings add a clean and consistent loo;: to a building.
They add a three dimensional quality to an Otherwise drab Jfad ade and
additional space for an identification sign.
Signs are a vitali - nriponent, First Street design Picture. Asign calls attention 10 a business and c:e&es ar;
"tc)re, re-staur2ri'il- 0,r 0-fflce. 3� - it ],_� JIS often forgotten that signs 'ildividual ifrage for a
2 @no,if br bute to O-verall iri1@0e as well. Merchants try to out-shoui one
hervyidIni 21-ge. T�ashy sigi-2s. A successfui sign can rejnfoy-,�
-_ the image of First Street as well as serve the needs of the bu*siness.
'70JJ())fYdNC sign guidelines:
A sign shc)uld express an easy to read. direct rnessage.
Keep it simple. The most important message tIie sign
should convey is the name of the business
Selecting a common theme and font for signage. and, -.,he
address will create a unifying and consistent brand
image for a building or commercial center. This can be
achieved through ufje,jse �)f a Master Sign Program,
Pedestrian -oriented signs may be applied directly to the
face of the building. The shape of the sign can be a
Positive feature by adding to the overall character of the
building Or complex.
AAonum''It,szgPs Provide additional visib47"to
11
2UZOr obile drivers and pedestrians from a fan Refer to
the TUS&I Sign code for specifications aiid sign
requirements.
W.
W'r1clOw sigil-5 ShOdidnot obscure the display area. To
maximize visibiijiy,ejje color of the ietters should contrast
With the display background. Light colored letters with
dark boarders are effective.
Perthe Tustin City Code, temporary signs placed or, the
exterior of a window are discouraged. -,rhese signs teed
to present a cluttered, unattractive appearance whicij
11-vill deTr-X-t from First &Lnee-,,,S overall aesthetic
impression,
Bi-Odings using rear parking lots should clearly
identify their businesses with rear wall siqrjaqe i,_j
addition 'gin their Primary street facing sign.
L's , jn 1 , sign
7-ode0diefor more information.
msrsr street Design Guidelines
W
"4Uge aUWIq�DMRYTU ddRnMc8ftn Signs jC-onVrm-4j
Visible address
numbers minim irr,
1234
SHOP AND SAVE
F -I F -I
-----------------
An uncjKjt�eferj, CaSy �0 read
identification Si9t I Will make it easy for
shoppers, clients. patients, etc. to find
your location. r—
L-22 Flyrt R-T�Ot Ga zisleas, "center
C L
iI, � JMoLm-'ry
Ati'.�rxrrlm�f
Streetscape, vision, and
Placemaking
........................................
COFFEE CAFETEA
inconsistent signage is less attractive
A u.nifiled sign design can give a plaza a more
appealing fagade. Awning signs are great way to
add architectural interest and consistent signage.
n mare uniped took S more appealing_ A Master Sign Program is 2 good way
W achieve Consistency.
k9
ne MA-UMVP
'rc,'Iitect(Jre and Outdoor space along First Street should be
integrally designed and oriented toward the pedestrian
J 2
experience. The experience should N-- visually diverse and
stimulating and include activtestha'�� create- a sense of vitality
and excitement. Businesses are encouraged W move the sale of
some goods out onto the sicfevvajlc by filing for a Temporary Use
Permit with the Gly. Ideally rnerchants could collaborate to
create an annual or semi-annual sidewalk sale event for First
Street.
-all- Caffis
id'
-S Inia j�
12-- L:2-IL6S are encouraged for restaurants where
aPPr0PtJ,,3I.'e- Tables and chairs Should not intern -re vyth the
Public rig hE-of-way and pedestrian circulation. Outdoor tables
and seating can be located on PrilfaW Property or the adjacent
Public sidewalk with permissicr i�
ron,, thCCijy.
cwalkways
�,Valkway,- serve as a connection between the parking lot
sidewalk, and businesses. Adc; or widen walkways adjacent to
the front rear and side Of buildings, whenever appropriate.
Use decorative materials such as exposed aggregate concrete
and interlocking pavers.
10'- aul3ding,-,inm
Pedestrian scale fighting Could also be integrate;
into the
-bi-41ding design to indirectly MLTMnate the sidewalk at night by.
, Jight'filtering through storej,'r0,r,,Y windows, and
31 architectural lighting that features the building jtsefa� anc
st"IbUy enriches the Street environment at night
First Street Design Guidelines
4
h
9,Labiiw Pfkxate Mvdopment
Whenever possible, locate 511e -en&jess on side streets in order to
minimize Pedestrian/ vehicular conflicts. When this is not
possible, design the First Street site entry with an appropriately
patterned concrete Or pavers to differentiate it from the
sidewalks.
Parking access points, whether loca,,.�eStreet or side
Streets should be located as far aS,,,L)nssI,,jje from streets
intersections.
Design par king areas so that pedestrians %Jvalk parallel to
m01,flng CeIrs. :,-TWIWnLze the need for oe pedestrian to cross
Parking aisles.
All parking spaces should be clearly outlined on the surface of
the parkinq,
Link individual projects and parking areas with on-site
driveways t4hhiCh are clearly identified and easily recognized as
f'OrInectors.
New developinc—,117-Qrc)iecs reed to ideqtffy vehicLI, c
connection to FQjaCeTTPsites on their plans.
also required fc demonstrate Provisions for a reI-i-,0IrII)Cai
easement fOr such vehicular Movements.
ew devejoomjjept ProjeM should also seek to combine
IC serve more than one indivi, uai
proiecL
Vehicular circulatior, -t0-rough a parking facility should be
directed away from the fire lane (aqlace-Kro the rear of stores)
to the outer edge of the parking lot where there is less
pedestrian trafflir.,
9M
The parking are,7I should be designed in a manner which links
the building to the street sidewalk system as an extension of the
pedestrian environment This can be accomplished by using
design features such as walkways with enhanced paving, trellis/
arbor Structures and/ or landscaping treatment
Locate parking areas to the rear of btjildine.s.
Utilize the Concept of 'tuck under' Y02r,"'incl only where it is not
visible from First Street or anyoCle,", sIcF- S-Lreelt
Refer to the First Street Specific Plan and Tustin Parking
Ordinance for additional parking requirements.
First Street Design Guidelines
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