HomeMy WebLinkAbout11 2ND READING/ADOPTION OF ORDINANCE NO. 1432-APPROVE SPA 2013-001AGENDA REPORT
Agenda Item 11
Reviewed:
City Manager (
Finance Director N/A
MEETING DATE: MAY 21, 2013
TO:
FROM:
SUBJECT:
JEFFREY C. PARKER, CITY MANAGER
ERICA RABE, CITY CLERK SERVICES SUPERVISOR
SECOND READING AND ADOPTION OF ORDINANCE NO. 1432,
APPROVING SPECIFIC PLAN AMENDMENT (SPA) 2013 -001 BY
INCORPORATING TEXT ALLOWING PRIVATE FOR - PROFIT
NON - EDUCATIONAL USES, INCREASE ALLOWABLE BUILDING
SQUARE FOOTAGES WITHIN THE EDUCATION VILLAGE
(NEIGHBORHOOD A) OF THE MCAS TUSTIN SPECIFIC PLAN
AND ADDING A NEW LOCAL STREET (BELL AVENUE)
SUMMARY:
The project consists of an agreement between the South Orange County Community
College District (SOCCCD or District) and the City of Tustin (City) called the Agreement
for the Exchange of Real Property between the City of Tustin and South Orange County
Community College District. The Exchange Agreement delineates the terms and
processes associated with the exchange of the ultimate ownership of approximately 89
acres of land within Planning Area 1 of Tustin Legacy.
RECOMMENDATION:
Have second reading by title only and adoption of Ordinance No. 1432 (roll call vote).
FISCAL IMPACT:
None
BACKGROUND:
On May 13, 2013, the City Council had first reading by title only and introduction of the
following Ordinance:
ORDINANCE NO. 1432
AN ORDINANCE OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING
SPECIFIC PLAN AMENDMENT (SPA) 2013 -001 BY INCORPORATING TEXT
ALLOWING PRIVATE FOR - PROFIT NON - EDUCATIONAL USES, INCREASE
ALLOWABLE BUILDING SQUARE FOOTAGES WITHIN THE EDUCATION
VILLAGE (NEIGHBORHOOD A) OF THE MCAS TUSTIN SPECIFIC PLAN, AND
ADDING A NEW LOCAL STREET (BELL AVENUE)
ORDINANCE NO. 1432
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, APPROVING SPECIFIC PLAN AMENDMENT (SPA)
2013 -001 BY INCORPORATING TEXT ALLOWING PRIVATE
FOR - PROFIT NON - EDUCATIONAL USES, INCREASE
ALLOWABLE BUILDING SQUARE FOOTAGES WITHIN THE
EDUCATION VILLAGE (NEIGHBORHOOD A) OF THE MCAS
TUSTIN SPECIFIC PLAN, AND ADDING A NEW LOCAL
STREET (BELL AVENUE).
The City Council of the City of Tustin does hereby ordain as follows:
SECTION 1. The City Council finds and determines as follows:
A. That the City of Tustin ( "City ") and the South Orange County
Community College District ( "SOCCCD ") propose a General Plan
Amendment (GPA) 2013 -001 by adding a new local street (Bell
Avenue) to service adjacent uses; MCAS Tustin Specific Plan
Amendment (SPA) 2013 -001 by incorporating text allowing private for -
profit non - educational uses and increase allowable building square
footages within the education village (Neighborhood A) of the MCAS
Tustin Specific Plan and adding a new local street (Bell Avenue); and
Development Agreement (DA) 2013 -002 to facilitate the development,
conveyance, and land exchange within the boundaries of the MCAS
Tustin Specific Plan.
B. That the project consists of an agreement between the South Orange
County Community College District (SOCCCD or District) and the City
of Tustin (City) which delineates the terms and processes associated
with the exchange of the ultimate ownership of approximately 22 acres
of land within the Tustin Legacy (Agreement for the Exchange of Real
Property Between the City of Tustin and South Orange County
Community College District). The objectives of the project are to
rationalize property boundaries to create larger, contiguous land areas
for the City and SOCCCD, provide for a broader range of land uses in
support of the objectives of the MCAS Tustin Specific Plan, and
enhance circulation in the Project area by improving east -west
connectivity between the existing Red Hill and Armstrong Avenues.
C. That to facilitate the exchange, several entitlements and
implementation documents is necessary. This includes a General Plan
Amendment (GPA) to add the Bell Avenue extension to the City's
circulation plan and correct preexisting inconsistencies with the MCAS
Tustin Specific Plan; an amendment to the MCAS Tustin Specific Plan
to modify the permitted land uses and land use intensities in parts of
Neighborhood A and to construct an extension of Bell Avenue as a
Secondary Arterial; and, a Development Agreement and Amended
Ordinance No. 1432
SPA 2013 -001
Page 2
Conveyance Agreement between SOCCCD and the City (DA) and
associated implementation documents.
D. That a public hearing was duly called, noticed, and held on said
application on April 23, 2013, by the Planning Commission. The
Planning Commission adopted Resolution No. 4223 recommending
that the City Council adopt Ordinance No. 1433.
E. That a public hearing was duly called, noticed, and held on said
application on May 13, 2013, by the City Council.
F. On January 16, 2001, the City of Tustin certified the Program Final
Environmental Impact Statement/Environmental Impact Report
(FEIS /EIR) for the reuse and disposal of MCAS Tustin. On April 3, 2006,
the City Council adopted Resolution No. 06-43 approving an Addendum
to the FEIS /EIR. On December 6, 2004, the City Council adopted
Resolution No. 04 -76 approving a Supplement to the FEIS /EIR for the
extension of Tustin Ranch Road between Walnut Avenue and the future
alignment of Valencia North Loop Road. The FEIS /EIR along with its
Addendum and Supplement is a program EIR under the California
Environmental Quality Act (CEQA). The FEIS /EIR, Addendum and
Supplement considered the potential environmental impacts associated
with development on the former Marine Corps Air Station, Tustin.
G. An Environmental Checklist has been prepared and concluded that these
actions do not result in any new significant environmental impacts or a
substantial increase in the severity of any previously identified significant
impacts in the FEIS /EIR. Moreover, no new information of substantial
importance has surfaced since certification of the FEIS /EIR. However,
because some changes and additions were required to the FEIS /EIR, the
City has prepared an Addendum to the FEIS /EIR. The Planning
Commission will consider the Addendum along with the FEIS /EIR prior to
making a recommendation to the City Council on the GPA 2013 -001,
SPA 2013 -001 and DA 2013 -002.
H. That SPA 2013 -001 will be consistent with the Tustin General Plan, as
amended by GPA 2013 -001. That the proposed SPA 2013 -001 will
further the Land Use Element and Circulation Element goals and
policies for the long -term growth, development, and revitalization of
Tustin, including the MCAS Tustin Specific Plan area as follows:
Land Use Element:
1. Achieve balanced development.
2. Ensure that compatible and complementary development occurs.
3. Improve city -wide urban design.
4. Promote economic expansion and diversification.
Ordinance No. 1432
SPA 2013 -001
Page 3
SECTION 2.
SECTION 3.
5. Implement a reuse plan for MCAS Tustin which maximizes the
appeal of the site as a mixed -use, master - planned development.
Circulation Element:
1. Provide a system of streets that meets the need of current and
future inhabitants and facilitate the safe and efficient movement
of people and goods throughout the City.
2. Develop and maintain circulation system that is based upon and
is in balance with the Land Use Element of the General Plan
3. Increase the use of non - motorized modes of transportation
The MCAS Tustin Specific Plan is hereby amended to read as attached
hereto in Exhibit A.
Severability. If any section, subsection, sentence, clause, phrase, or
portion of this ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions of
this ordinance. The City Council of the City of Tustin hereby declares
that it would have adopted this ordinance and each section, subsection,
sentence, clause, phrase, or portion thereof irrespective of the fact that
any one or more sections, subsections, sentences, clauses, phrases, or
portions be declared invalid or unconstitutional.
PASSED AND ADOPTED, at a regular meeting of the City Council for the City of
Tustin on this day of , 2013.
ELWYN A. MURRAY
Mayor
JEFFREY C. PARKER
City Clerk
Ordinance No. 1432
SPA 2013 -001
Page 4
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF TUSTIN
ORDINANCE NO. 1432
JEFFREY C. PARKER, 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 5; that the above and foregoing Ordinance No.
1432 was duly and regularly introduced at a regular meeting of the Tustin City
Council, held on the 131h day of May, 2013 and was given its second reading,
passed, and adopted at a regular meeting of the City Council held on the day of
2013 by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
JEFFREY C. PARKER
City Clerk
Published:
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE 3 -1
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY LAND USE DESIGNATION
Designation/Planning Area
ACREAGE NON - RESIDENTIAL USES RESIDENTIAL USES
Gross Net F.A.R.
Total Floor DU's
Area (Sq. Ft.)'" Per Acre
Total
DU's'"
RESIDENTIAL
Low Density (1 -7 du/ac)
Planning Area 4
54.2
43.4
N/A
7
304
Planning Area 21
127.1
1 15.0
N/A
14
793
Medium Density (8 -15 du /ac)
Planning Area 5
51.7
41.4
N/A
15
621
Planning Area 22
Elementary School K -8
Neighborhood Park
73.4
61.0
N/A
15
402
Medium -High Density (16 -25 du /ac)
Planning Area 20 29.4 23.5 N/A 25 376
Transitional/Emergency Housing
Planning Area 3 5.11 5.1 0.61 133,294 0 0
Residential Core
Planning Area 15
Residential
172.7
159.8
N/A
1,214
Low Density (I- 7du /ac)
N/A
7
Medium Density (8 -I5 du /ac)
N/A
15
Med -High Density (16 -25 du /ac)
N/A
25
Elementary School
10
10
N/A
N/A
N/A
Parks and Open Space'
59
59
N/A
N/A
N/A
Subtotal, Residential Core, PA 15
241.7
228.8
SUBTOTAL
582.6
518.2
N/A
133,294
N/A
3,710
COMMERCIAL/BUSINESS
Commercial/Business
Planning Area 9 -12
See Allowed Uses
Parks and Open Space
Subtotal, Planning Area 9 -12
88.3
29
117.3
73.4
29
102.4
See Standards
1,267,324
0
Planning Area 16
31.0
27.9
0.4
486,130
0
Planning Area 17
16.3
16.3
0.4
284,01 I
0
Commercial
Planning Area 18
16.7
14.5
0.35
40,846
0
Planning Area 19
38.6
38.6
0.4
672,566
0
Residential Core
Planning Area 15 1 29.31 26.81 See Standards! 466,6371 N/A 0
Village Services
Planning Area 7 20.71 19.0 See Standards 248,292 N/A 0
Community Core
Planning Area 8, 13, 14
See Allowed Uses
Park and Open Space'
High School
202.8
72.0
40.0
154.0
72.0
40.0
See Standards
4,757,279
25
N/A
891
Subtotal, Community Core
314.8
266
4,757,279
891
SUBTOTAL
584.7
511.5
N/A
8,223,085
N/A
891
INSTITUTIONAL/RL CREATIONAL
Education Village
Planning Area I -B
Educational
Non - educational - related uses (i.e.,
Offices, Commercial, R &D, etc.)
Law Enforcement Training
Animal Care Center
66.5
66.5
0.38 - 0.594
1,087,970 -
1,710,7804
0
0
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3 -6
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE 3-1
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY LAND USE DESIGNATION
Designation/Planning Area
ACREAGE
NON - RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Floor
Area (Sq. Ft.)"2
Dl/'s
Per Acre
Total
DU'st'z
Planning Area 1 -D
Child Care Center
Educational
Non - educational - related uses (i.e.,
Offices, Commercial, R &D, etc.)
Planning Area I -E
Educational
Non - educational- related uses (i.e.,
Offices, Commercial, R &D, etc.)
Planning Area 1 -H
Educational
Non - educational - related uses (i.e.,
Offices, Commercial, R &D, etc.)
Planning Area I -K
Educational
Non - educational- related uses (i.c.,
Offices, Commercial, R &D,
etc.)Planning Area 1 -L
Educational
Non- educational - related uses (i.e.,
Offices, Commercial, R &D, etc.)
Planning Area 1 -A
Elementary School
Planning Area I -C
Children's Care Shelter
Planning Area 1 -F
Educational
Planning Area l -G
Other
Government Facilities
Planning Area I -I
Educational
Law Enforcement Training
Non - educational - related uses (i.e.,
Offices, Commercial, R &D,
etc.)Animal Care Center
Planning Area 14
Educational
58.0
54.6
0.3
518,800
(1
0
MCAS Tustin Specific Plan /Reuse Plan
City of Tustin
Page 3 -7
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE 3 -I
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY LAND USE DESIGNATION
Designation/Planning Area
ACREAGE
NON - RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Floor
Area (Sq. Ft.)"
DU's
Per Acre
Total
DU'st'z
Community Park
Planning Area 2 (Community Park)3 24.1 24.1 0.1 40,531 0 0
Urban Regional Park
Planning Area 6 (Urban Regional Park) I 84.5 84.51 0.161 574,992 0 0
Right -of -Way
Arterial Roadways
177.2
177.2
0
0
0
Drainage (Flood Control, Storm
Drains)
28.5
28.5
0
0
0
SUBTOTAL
438.8
435.2
N/A
2,222,193 -
2,845,1034
0
0
TOTALS:
1606.1
1,468.5
N/A
10,578,572 -
11,201,4824
0
4,601
I. Residential dwelling units and non - residential ADTs may be transferred between Planning Areas provided that such transfer does not increase the
total units allowable in overall Specific Plan, except for any density bonus granted.
2. Consistent with authorized uses within each neighborhood, exchanges of square footages between approved land uses in the Non Residential
Land Use/Trip Budget may be approved subject to review and approval of the total trip generation for a neighborhood.
3. Park acreage may be transferred between Planning Areas and/or Neighborhoods provided that such transfer does not increase the total units or
square footages allowable in the overall Specific Plan, except for any density bonus granted.
4. F.A.R. and Total Floor Area square footage ranges reflect the maximum potential development dependent upon the mix of land uses and subject
to the vehicle nips allocated to the subplanning areas pursuant to the Development Agreement and Amended And Restated Agreement between
the City of Tustin and the South Orange County Community College District for Conveyance of a Portion of MCAS, Tustin and the
Establishment of an Advanced Technology Educational Campus.
City of Tustin
Page 3 -8
MCAS Tustin Specific Plan /Reuse Plan
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE 3 -2
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY NEIGHBORHOOD
Designation/Planning Area
ACREAGE
NON - RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Floor
Area (Sq. Ft.) t ' r
DU's
Per Acre
Total
DU's ' Z
NEIGHBORHOOD A
Planning Areas 1 -B, I -D, 1 -E, 1 -H, I -K, I -L
66.5
66.5
0.38 - 0.59'
1,087,970 -
0
0
Planning Area I -B
1,710,780'
Educational
10.0
10.0
Non - educational - related uses (i.e.,
Offices, Commercial, R &D,
etc.)Law Enforcement Training
Animal Care Center
Planning Area I -D
Child Care Center
Educational
2.4
2.4
Non - educational- related uses (i.e.,
Offices, Commercial, R &D, etc.)
Planning Area I -E
Educational
Non - educational- related uses (i.e.,
4.5
4.5
Offices, Commercial, R &D, etc.)
Planning Area I -H
Educational
Non - educational - related uses (i.e.,
36.6
36.6
Offices, Commercial, R &D, etc.)
Planning Area I -K
Educational
Non - educational - related uses (i.e.,
3.0
3.0
Offices, Commercial, R &D, etc.)
Planning Area I -L
Educational
Non - educational- related uses (i.e.,
10.0
10.0
Offices, Commercial, R &D, etc.)
Planning Areas I -A, I-C, I -F, 1-G, 1 -I, 1 -1
58.0
54.4
0.3
518,800
Planning Area I -A
10.0
10.0
Elementary School
Planning Area I -C
4.0
4.0
Children's Care Shelter
Planning Area I -F
15.0
15.0
Educational
Planning Area l -G
15.0
11.4
Other
Government Facilities
Planning Area 1 -1
10.0
10.0
Educational
Law Enforcement Training
Office
Animal Care Center
Planning Area I -1
4.0
4.0
Educational
SUBTOTAL FOR PLANNING AREA I
124.5
120.9
N/A
1,606,670-
0
0
2,229,580'
City of Tustin
Page 3 -12
MCAS Tustin Specific Plan /Reuse Plan
Chapter 3 • Land Use and Development /Reuse Regulations
TABLE 3 1
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY NEIGHBORHOOD
Designation/Planning Area
ACREAGE
NON - RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Floor
Area (Sq. Ft.) 62
40.531
133,294
DU's
Per Acre
Total
DU's''r
Planning Area 2 (Community Park)3
Planning Area 3
24.1
5.1
24.1
5.1
0.1
0.6
SUBTOTAL FOR NEIGHBORHOOD A
153.7
150.1
N/A
1,780,495-
2,403,405'
0
0
NEIGHBORHOOD B
Planning Area 4
Low Density (1 -7 du/ac)
Planning Area 5
Medium Density (8 -15 du /ac)
Planning Area 7
See Allowed Uses
54.2
51.7
20.7
43.4
41.4
19.0
See Standards
N/A
N/A
248.292
7
15
N/A
304
621
SUBTOTAL FOR NEIGHBORHOOD B
126.6
103.8
N/A
248,292
925
NEIGHBORHOOD C
Planning Area6
84.5
84.5
0.16
574,992
SUBTOTAL FOR NEIGHBORHOOD C
84.5
84.5
N/A
574,992
N/A
0
NEIGHBORHOOD D
Planning Area 8, 13, 14
See Allowed Uses
Parka
High School
202.8
72.0
40.0
154.0
72.0
40.0
See Standards
4,757.279
1 -25
SUBTOTAL FOR NEIGHBORHOOD D
314.8
266.0
N/A
4,757,279
1 -25
891
NEIGHBORHOOD E
Planning Areas 9 -12
Sec Allowed Uses
Parka
88.3
29.0
73.429
Sec Standards
1267.324
SUBTOTAL FOR NEIGHBORHOOD E
117.3
102.4
See Standards
1,267,324
0
0
NEIGHBORHOOD F
Planning Area 16, 17, 19
Planning Area 18
85.9
16.7
82.8
14.5
0.4
0.35
1,442,707
40,846
SUBTOTAL FOR NEIGHBORHOOD F
102.6
97.3
N/A
1,483,553
N/A
0
NEIGHBORHOOD G
Planning Area 15
Residential - See Allowed Uses
Low Density (1 -7 du/ac)
Medium Density (8 -15 du /ac)
Medium High Density (16 -25 du/ac)
Planning Area 15 School
Planning Area IS See Allowed Uses
Planning Area 15 Park 3
Planning Area 20
Residential - See Allowed Uses
Low Density (1 -7 du /ac)
Planning Area 21 - Tustin
Residential - See Allowed Uses
Low Density (1 -7 du /ac)
172.7
10.0
29.3
59.0
29.4
127.1
159.8
10.0
26.8
59.0
23.5
115.0
See Standards
466.637
1,214
376
793
SUBTOTAL FOR NEIGHBORHOOD G
427.5
394.1
N/A
466,637
N/A
2,383
NEIGHBORHOOD H
Planning Area 22
Medium Density (8 -15 du /ac)
Elementary School K -8
Neighborhood Park
73.4
61.0
15
402
SUBTOTAL FOR NEIGHBORHOOD H
73.4
61.0
N/A
N/A
N/A
402
MCAS Tustin Specific Plan /Reuse Plan
City of Tustin
Page 3 -13
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE 3 -2
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BY NEIGHBORHOOD
DesignatiadPlanningArea
ACREAGE
NON - RESIDENTIAL USES
RESIDENTIAL USES
Gross
Net
F.A.R.
Total Floor
Area (Sq. Ft.,) 1a
DU's
Per Acre
Total
DU's''2
RIGHT -OF -WAY
Roadways
Drainage (Flood Control, Storm Drains)
177.2
28.5
177.2
28.5
SUBTOTAL FOR RIGHT -OF -WAY
205.7
205.7
N/A
N/A
0
0
TOTALS:
1,606.1
1,468.5
N/A
10,578,572 -
u,znl,as2
N/A
4,601
I Residential dwelling units and non - residential ADTs may be transferred between Planning Areas provided that such transfer does not increase the
total units allowable in overall Specific Plan, except for any density bonus granted.
2. Consistent with authorized uses within each neighborhood, exchanges of square fuotages between approved land uses in the Non - Residential
Land Use/Trip Budget may be approved subject to review and approval of the total trip generation for a neighborhood.
3. Park acreage may be transferred between Planning Areas and/or Neighborhoods provided that such transfer does not increase the total units or
square footages allowable in the overall Specific Plan, except for any density bonus granted.
4. F.A.R. and Total Floor Area square footage ranges reflect the maximum potential development dependent upon the mix of land uses and subject
to die vehicle trips allocated to the subplanning areas pursuant to the Development Agreement and Amended And Restated Agreement between
the City of'rustin and the South Orange County Community College District for Conveyance of a Portion of MCAS, Tustin and the
Establishment of an Advanced Technology Educational Campus.
3.2.1 Land Use Boundaries
Land use designation boundaries are generally as depicted on the Land Use
Plan, Figure 2 -1. The Planning Area boundaries are equivalent to the land
use designation boundaries, and are shown in Figure 3 -1. Adjustments in
boundaries resulting from final road alignments or more precise surveys, or
technical refinements will not require a Specific Plan Amendment. While
precise boundaries and acreages will be determined when more definitive
plans are submitted, the maximum development limits as shown ill the Land
Use Statistical Analysis (Table 3 -1) shall apply, subject to transfer
conditions between neighborhoods provided below in Sections 3.2.3 and
3.2.4.
3.2.2 Maximum Dwelling Units
The maximum number of dwelling units in each Planning Area may not
exceed the numbers as specified on the Land Use Statistical Analysis (Table
3 -1).
The calculation of residential density, as stated in dwelling units per acre,
shall be based on gross acres for each project unless otherwise noted in
specific planning area development standards. Gross acres is defined as total
acres less arterial roadways.
3.2.3 Transfer of Dwelling Unit Allocations
If a Planning Area is developed with less than the maximum number of units
allowed, then the "unused" residential development potential may be
transferred to another Planning Area - provided that such transfer does not
increase the total units allowable in the overall Specific Plan, except for any
density bonuses granted pursuant to the City Incentives for the Development
City of Tustin
Page 3 -14
MCAS Tustin Specific Plan /Reuse Plan
Chapter 3 • Land Use and Development /Reuse Regulations
3.3 NEIGHBORHOOD A
3.3.1 Introduction
Neighborhood A is composed of Planning Areas 1, 2, and 3, as shown on
the Statistical Analysis (Table 3 -2) and on the Land Use Planning Areas
map (Figure 3 -1).
The Education Village (PA I) is an educational environment consisting of a
broad mix of public- serving, office, and other non - residential uses. The
Education Village is comprised of subplanning areas 1 -A through 1 -L as
shown on Figure 3 -1. The Village is already well defined by virtue of
having been the community support and administrative core of MCAS
Tustin. Included within PA 1 -A is a 10 -acre elementary school site for the
northwesterly corner along Red Hill Avenue. The Education Village may
also accommodate 10 acres of a Law Enforcement Training Center or use
of the site by the South Orange County Community College District (PA 1-
B), and a 4 -acre Children's Intermediate Care Shelter (PA 1 -C). The
Education Village will also include an educational use operated by the
Rancho Santiago Community College District, and a City -owned site.
Various office, research and development, and supporting commercial uses
are permitted to complement educational uses in Neighborhood A. In
addition, a more detailed description of these public - benefit and other uses
is contained in Section 2.3 and 2.4 of the Plan.
The Community Park (PA 2) is located within the existing military
recreational fields and facilities. It will contain sports fields and other
community -level recreational opportunities to serve residents of the
Specific Plan as well as residents to the north. The Transitional/ Emergency
Housing site (PA 3) would anticipate reuse of two existing barracks
(Building Numbers 553 and 554) and accompanying parking areas for an
emergency homeless shelter or transitional housing for homeless persons.
The regulations and guidelines have been developed in response to issues
raised at both the Neighborhood and Planning Area levels. The issues
involve preserving the village character through new development and the
reuse of courtyards, common greens, and pedestrian paths; screening and
landscape design along roadways; creation of view corridors to the
northern blimp hangar (if retained); and trail linkages to adjacent
neighborhoods.
City of Tustin
Page 3 -18
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 • Land Use and Development /Reuse Regulations
PLANNING
1
AREA
3.3.2 Planning Areas 1 -A, 1 -B, 1 -C, 1 -D, 1 -E, 1 -F, 1 -G, 1-
H, 1 -I, 1-J, 1 -K and 1 -L (Education Village)
The purpose and intent of the Education Village designation is as
described in Section 2.2.1, Land Use Designations.
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol
"P" occurs, or by conditional use permit where the symbol "C"
occurs.
Animal care center (in PA 1 -B or in PA 1 -I as shown in P
Figure 3 -1 in the event that a land exchange occurs
between County of Orange and SOCCCD and an
Agreement is reached between the County and
SOCCCD for County's future ownership of PA 1 -I)
• Children's intermediate care shelter (only in PA 1 -C as P
shown in Figure 3 -1)
• Churches or other religious institutions C
• Government Facilities p
• Law enforcement training facility (in PA 1 -B or in PA I- P
I as shown in Figure 3 -1 in the event that a land
exchange occurs between the County of Orange and
SOCCCD and an Agreement is reached between the
County and SOCCCD for County's future ownership of
PA 1 -I)
• Nursery school or child care center P
• Public school, community college, educational campus P
or other educationally oriented uses
• Private school P
The following non - education- related uses are permitted or
conditionally permitted only in Planning Areas 1 -D, 1 -E, 1 -G, 1 -H,
I -K, and 1 -L. Such uses would be permitted in these planning areas
only in the event an exchange of land occurs between the City of
Tustin and SOCCCD. Such uses would be permitted in Planning
Area 1 -B only in the event an exchange of land occurs between the
County of Orange and SOCCCD and an agreement is reached
between the County and SOCCCD for County's future ownership
of PA 1 -I. Such uses would also be permitted in PA I -I in the event
an exchange of land does not occur between the County of Orange
and SOCCCD and an agreement is not reached between the County
and SOCCCD for County's future ownership of PA 1 -I.
• Automobile research, design, and development P
• Communications businesses P
• Corporate headquarters /office P
City of Tustin
Page 3 -19
MCAS Tustin Specific Plan /Reuse Plan
Chapter 3 • Land Use and Development /Reuse Regulations
PLANNING
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• Data storage, retrieval, send - receive operations P
• Electronic equipment testing P
• ExperimentaUprototype assembly and testing facilities P
• General offices P
• IndustriaUcommercial incubator (flexible) buildings P
• Instructional /vocational school P
• Live performance facility /amphitheater P
• Medical /dental clinics P
• Medical offices/healthcare centers P
• Motion picture and recording studios P
• Pharmaceutical products manufacturing/distribution P
• Precision machine shop P
• Professional offices P
• Research and development facilities (including P
laboratories, biotechnology, product development, and P
manufacturing)
• Science laboratories
Simulation development uses P
• Software design uses P
• Technology exchange /transfer service P
• Other non - listed uses that further the purpose and intent P/C
of the Education Village as determined by the
Community Development Director
B. Prohibited Uses
The following non - educational related uses are prohibited in
Planning Areas 1 -B, 1 -D, 1 -E, 1 -H, 1 -I, 1 -K, 1 -L
Residential /commercial mixed uses, live /work (loft/mezzanine)
uses, unless associated with or support educational uses
• Residential dwellings (except dormitory and student housing)
• Shopping centers or commercial strip centers and retail uses over
15,000 square feet in size
Hotels and motels
• Grocery stores/ supermarkets, mini - markets or mini -marts, or
similar food retail operations unless specifically ancillary to an
educational use or as approved by the Community Development
Director
• Congregate care facilities
• Health club (except for use by students, faculty and campus
employees)
Live Entertainment/Entertainment uses, such as commercial
motion picture theaters, unless associated with educational uses
• Bingo parlors, bingo halls, casinos, or other gaming
City of Tustin
Page 3 -20
MCAS Tustin Specific Plan /Reuse Plan
Chapter 3 • Land Use and Development/Reuse Regulations
PLANNING
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establishments conducting games of chance
Drive - through uses
Auto sales, leasing or repairs, and recreational
sales, rentals or repairs
Second hand stores, thrift stores, pawn shops,
vehicle (RV)
or indoor or
outdoor flea markets or farmer's markets, unless approved by the
Community Development Department
• Sexually oriented businesses as defined in Section 3911 of the
Tustin City Code and subject to applicable law
• Traveling carnivals or fairs, except as may be approved for
promotional events under the Specific Plan or Tustin City Code
• Uses listed in Tustin City Code Section 92706
• Jail Facilities
C. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Guard houses, gates and other security facility structures
• Maintenance facilities, structures, outdoor storage
• Post office
• Support commercial, office, retail service uses
D. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted,
permitted subject to a conditional use permit or prohibited
consistent with the purpose of the land use designation of this
Planning Area and the Specific Plan. Decisions of the Director are
appealable to the Planning Commission.
E. Site Development Standards
1. Minimum lot area - no minimum requirement
2. Maximum building height - 100 feet (six stories)
3. Maximum floor area ratio - .30 FAR, except for subplanning
areas 1 -B, 1 -D, 1 -E, 1 -H, 1 -K and 1 -L, which shall be .38 - .59
FAR1, and PA 1 -C which shall be .35 FAR
FAR range reflects the maximum potential development dependent upon the mix of land
uses and subject to the vehicle trips allocated to the subplanning areas pursuant to the
Development Agreement and Amended And Restated Agreement between the City of
Tustin and the South Orange County Community College District for Conveyance of a
Portion of MCAS, Tustin and the Establishment of an Advanced Technology Educational
Campus.
MCAS Tustin Specific Plan /Reuse P /an
City of Tustin
Page 3 -21
Chapter 3 • Land Use and Development/Reuse Regulations
PLANNING
1
AREA
4. Minimum building setbacks2
a) Red Hill Avenue - 40 feet
b) North Loop Road - 25 feet
c) Warner Avenue - 20 feet
d) Armstrong Avenue - 20 feet
e) Lansdowne Drive (private) - 15 feet
f) Minimum distance between buildings - 10 feet
5. Landscape setbacks`
a) Red Hill Avenue - 30 feet
b) North Loop Road - 30 feet
c) Warner Avenue - 20 feet
d) Armstrong Avenue - 20 feet
6. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
roads and service areas, shall be landscaped.
b) Compliance with the City of Tustin's Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines as
detailed in Section 2.17 of this Specific Plan
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
8. A corner triangular- shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
9. A corner triangular- shaped setback of 60 feet, measured from
the intersection of the curb lines at Warner Avenue and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
10. A portal intersection treatment shall be provided at Valencia
and Red Hill Avenues, and Warner and Red Hill Avenues (see
Section 2.17 for landscape guidelines).
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off - street parking (refer to Section 3.13 as applicable)
Landscape setbacks are measured from the back of the curb and arc a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future
rights -of -way. Non-conforming buildings and landscape setbacks will be permitted to
remain where existing buildings are not in future rights -of -way.
City of Tustin
Page 3 -22
MCAS Tustin Specific Plan /Reuse Plan
Chapter 3 • Land Use and Development/Reuse Regulations
PLANNING
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14. Development of an animal care center shall be subject to the
following criteria:
a) Location shall be 500 feet away from any residential use
or residentially -zoned property
b) Visual screening of outdoor storage and service areas
shall be provided
c) Noise control of animal containment areas shall be
provided
d) Site Plan and architectural design of buildings shall be
subject to review pursuant to Section 4.2.4
c) Odor control shall be provided pursuant to General
Development Regulations, Section 3.11
F. Special Development or Reuse Requirements
1. A concept plan approval shall be required for individual
subplanning areas 1 -A, 1 -C, and 1 -I prior to reuse or new
development (refer to Section 4.2.2 of this Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel, or prior to any new development on a parcel, other
than by the City of Tustin, those parties receiving or leasing
property from the Department of Defense or Local
Redevelopment Authority (LRA) within the Education Village
shall be required to enter into an Agreement with the Local
Redevelopment Authority. The purpose of the Agreement is to:
1) identify the planning goals of each of the agencies and the
City or LRA for each site; 2) identify the scope and schedule
for short-range improvements and long -range development
plans for property; 3) establish a process that provides for
meaningful consultation on development and operational issues
of mutual concern; 4) identify roadway dedications,
capital /infrastructure improvements, and environmental impact
report mitigation that will be required for use and/or
development of the agency receiving property; and 5) identify
necessary procedures to implement the Agreement.
3. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended by the City, State of California
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
4. Utility metering modifications and /or provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in the
Education Village, prior to use and occupancy of existing
buildings and /or new development. Said agreement shall
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3 -23
Chapter 3 • Land Use and Development/Reuse Regulations
PLANNING
1
AREA
identify required capital/infrastructure improvements and
environmental impact report mitigations.
5. Access to subplanning area 1 -D shall be secured from recorded
easements on adjacent private streets within the Education
Village (subplanning area 1 -H) in the event an exchange of
land does not occur between the City of Tustin and SOCCCD.
6. The baseline mix of uses for subplanning areas I -B, 1 -D, 1 -E,
1 -H, 1 -K and 1 -L is 51 percent Education Village and 49
percent Office and other nonresidential uses. The baseline mix
of uses for all other subplanning areas within Planning Area 1
shall be 98 percent Education Village and 2 percent
Commercial or other nonresidential uses. The mix of uses shall
be administered by the Non - Residential Land Use /Trip Budget
procedure specified in Section 3.2.4. The purpose is to ensure
that adequate circulation capacity is available to serve the
proposed project.
G. Development or Reuse Guidelines
1. Existing buildings, open space areas, and other site
improvements shall be aesthetically upgraded where needed
through architectural and landscape improvements. Such
improvements are intended to appear consistent in quality with
other college campuses in the County, and may include, but are
not limited to, the following:
a) Upgraded facade treatments, including the use of plaster,
brick, stone, and/or other approved materials
b) Upgraded window types and treatments
c) Upgraded entries, including doorways, covered
walkways, decorative paving
d) Upgraded roofing materials
e) Updated color scheme for buildings
f) Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
g) Improved landscape design along building perimeters
and entries
It) Addition of pedestrian amenities including benches,
shade trees, trash receptacles, drinking fountains, and
lighting
i) Addition of bicycle facilities including bike racks
j) Creation of Education Village entryways through signage
and landscape design
k) Creation of signage program for building identification
and directional signs
I) Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
City of Tustin
Page 3 -24
MCAS Tustin Specific Plan /Reuse Plan
Chapter 3 • Land Use and Development/Reuse Regulations
PLANNING
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2. Buildings shall be clustered to create plazas focal areas, and
activity areas.
3. Utilize the "Village Green" and other courtyards in the siting
and orientation of buildings to provide focal areas and enhance
pedestrian activity.
4. Existing groves and linear stands of trees (i.e., California
Peppers, sycamores, jacarandas) shall be taken into
consideration when site planning for new development and
roadways. If it is not possible to preserve these existing groves
or stands of trees, a landscaping definition along public roads
and within the Planning Area shall be created.
5. Perimeter parking around buildings designed as smaller
parking "rooms" shall be provided where feasible to facilitate
pedestrian access and retain existing campus style building
configuration.
6. Demolition of structures shall be considered or undertaken
under the following conditions: 1) where information
determines the need for demolition to eliminate public health
and safety risks, 2) to improve the appearance of the Planning
Area, 3) to accommodate the completion of major roadway
improvements, and 4) to properly implement the land use
intended for this Planning Area.
A summary of the key design guidelines for the Education Village is
provided in Figure 3 -3, located at the end of Section 3.3.
MCAS Tustin Specific Plan /Reuse Plan
City of Tustin
Page 3 -25
Chapter 3 • Land Use and Development /Reuse Regulations
TABLE 3 -6
NON - RESIDENTIAL OFF - STREET PARKING REQUIREMENTS
Use Type
Parking Spaces per Square Foot
of Gross Floor Area
Offices
a. General and administrative
b. Medical clinics or offices; dental
clinics or offices
c. Professional, other than medical
or dental
d. Veterinary hospitals and clinics
1 space /250 square feet of gross floor area
6 spaces /1,000 square feet of gross floor area
1 space /250 square feet of gross floor area
1 space /180 square feet of gross floor area
Other light industrial uses
1 space /500 square feet of gross floor area
Public utility facilities including, but
not limited to, electric, gas, water,
telephone and telegraph facilities not
having business offices on the
property
1 space /every 2 employees in the largest shift, plus 1 for each such
use regardless of building space or number of employees
Research and development
I space /250 square feet of gross floor area for all office use and 1
space /500 square feet of gross floor area for manufacture or
assembly (but not less than 2 spaces/ 3 employees on maximum
shift)
Restaurants, including fast food
1 space /100 square feet, plus minimum 7 car stacking space for
drive -thru
Retail stores, general, except as
otherwise specified herein
I space /200 square feet of gross floor area
Retail stores, furniture and appliances
1 space /500 square feet of gross floor area
Savings and loan offices, other
financial institutions
1 space /250 square feet of gross floor area
Schools
a. Elementary and middle schools
b. Colleges, universities and
institutions of higher learning,
parochial and private
c. Senior high schools, public,
parochial and private
d. Trade schools, business colleges
and commercial schools
2 spaces /classroom
1 space /every 3 students, plus 1 space /every 2 members of the
faculty and employees or alternative parking requirements pursuant
to a parking study prepared by a professional engineer
1 space /every member of the faculty and each employee, plus 1 for
every 6 students regularly enrolled
1 space /every 3 student capacity of each classroom plus I for each
faculty member or employee
Service businesses, general, unless
otherwise specified herein
1 space /250 square feet of gross floor area
Skating rinks, ice or roller
1 space /100 square feet of gross floor area, plus the spaces for
additional uses
Storage yards in connection with
contractor's business
6 spaces which shall be separated from the enclosed storage area
MCAS Tustin Specific Plan /Reuse Plan
City of Tustin
Page 3 -159
Chapter 4 • Specific Plan Administration
4.2 DEVELOPMENT PROCESSING
The following processing procedures shall be followed for development
and reuse within the Specific Plan.
4.2.1 Subdivisions
All divisions of land shall be processed in accordance with the Tustin City
Code or the Irvine City Code, as applicable regarding subdivision and
parcelization of land, and the state Subdivision Map Act. Three types of
subdivisions may occur within the Specific Plan area:
1. Conveyance Map: ( "Sector A map ") A map that subdivides the
property for conveyance or financing purposes only and will not
of itself be a grant of vesting or development rights.
2. Master Map: ( "Sector B- map ") A subdivision map that divides a
larger parcel into additional parcels (development units) and that
will facilitate conveyance of property by a master developer or
other subdivider to vertical merchant builders or other parties.
3. Builder Map: ( "Sector C- map ") A subdivision map that divides a
parcel (development unit) into additional parcels.
4.2.2 Concept Plans
A. Purpose and Application
City of Tustin
A concept plan shall be prepared and submitted or updated for Zoning
Administrator approval concurrent with the submission of a new
development proposal, reuse project, or Sector B level map. A concept
plan is required for each individual Planning Area, except Planning Area 2
(Community Park), and for the following subplanning areas: PA 1 -A PA
1 -C, and PA 1 -I, regardless of whether subdivision approvals are being
requested or required. Concept Plans may be processed concurrently with
a Sector B map or with a site plan and design review where a Sector B
map is not necessary, as addressed in Section 4.2.1.
The purpose of the concept plan is to document and insure that:
1. The necessary linkages are provided between the development
project and the Planning Area/Neighborhood in which it is
located;
MCAS Tustin Specific Plan /Reuse Plan
City of Tustin
Page 4 -3
Chapter 4 • Specific Plan Administration
4.4.4 Circulation Improvements
Circulation improvements associated with the project are specifically
identified in the joint EIS /EIR. On -site circulation improvements within
the Project area are generally summarized in Table 4 -3.
TABLE 4 -3
ON -SITE ARTERIAL CIRCULATION IMPROVEMENTS
TABLE 4 -2
PHASING PLAN REQUIREMENTS
General Scope
General Triggering Mechanism
Facility
Parks
I) Regional park;
I) Site can be used upon transfer to County;
Barranca Parkway
2) Community park (24 acre);
improvements will occur per agreement
Major Arterial
Major Arterial
3) Community Park (46 acre), neighborhood
with City of Tustin;
Barranca Parkway
parks and private parks;
2) Site can be used upon transfer to City;
Tustin Ranch Road
(including interchange)
4) Neighborhood park in Irvine.
upgrading will occur upon receipt of
adequate funding including park
development fees;
Major Arterial
Warner Avenue
3) When adequate park development fees are
received, subject to development
conditions, development agreements and
funding availability as applicable;
North Loop Road
Major Arterial
4) When adequate funding has been secured
from assessment district funding; tax -
increment or developer- negotiation.
In addition to applicable sections of this Phasing Plan, the provisions of the joint Final EIS /EIR will apply.
4.4.4 Circulation Improvements
Circulation improvements associated with the project are specifically
identified in the joint EIS /EIR. On -site circulation improvements within
the Project area are generally summarized in Table 4 -3.
TABLE 4 -3
ON -SITE ARTERIAL CIRCULATION IMPROVEMENTS
Road
L'mits
From
To
Classification
Barranca Parkway
Peters Canyon Channel
East of Red Hill Avenue
Harvard Avenue
West of Jamboree Road
Major Arterial
Major Arterial
Edinger Avenue
Red Hill Avenue
Barranca Parkway
North of Valencia Avenue
Major Arterial
Tustin Ranch Road
(including interchange)
Edinger Avenue
Barranca Parkway
Major Arterial
Warner Avenue
Red Hill Avenue
North Loop Road
Major Arterial
Harvard Avenue
Barranca Parkway
Edinger Avenue
Primary Arterial
Warner Avenue
North Loop Road
Jamboree Road
Primary Arterial
A Street'
South Loop Road
Tustin Ranch Road
Secondary Arterial
Armstrong Avenue
North Loop Road
Barranca Parkway
Secondary Arterial
Carnegie AvenueI
Red Hill Avenue
Armstrong Avenue
Secondary Arterial
Secondary Arterial
East Connector
Edinger Avenue
North Loop Road
Harvard Avenue
South of OCTA/SCRRA
Railroad
Edinger Avenue
Secondary Arterial
Legacy Road'
Warner Avenue
North Loop Road
Secondary Arterial
North Loop Road
Valencia Avenue
Warner Avenue
Secondary Arterial
Park Avenue'
South Loop Road
Tustin Ranch Road
Secondary Arterial
South Loop Road
Tustin Ranch Road
Warner Avenue
Secondary Arterial
South Loop Road
Park Avenue
Armstrong Avenue
Secondary Arterial
West Connector
Edinger Avenue
North Loop Road
Secondary Arterial
Bell Avenue
Red Hill Avenue
Armstrong Avenue
Secondary Arterial
Aston Street'
Carnegie Avenue
Barranca Parkway
Local Collector Street
Moffett Drive
North Loop Road
Harvard Avenue
Local Collector Street
Sweet Shade
Harvard Avenue
--
Local Collector Street
City of Tustin
Page 4 -14
MCAS Tustin Specific Plan /Reuse Plan
Chapter 4 • Specific Plan Administration
Requirements for off -site circulation improvements are discussed in the
joint EIS /EIR. They generally consist of partial improvements to existing
roadways and intersections. Improvement costs for most of them are
proportionately shared with other projects. The fair share approach
attempts to define a nexus between the improvement and ultimate facility
user.
Off -site improvements will be funded by the project and may be
potentially supported by other funding mechanisms including, but are not
limited to: in lieu gas taxes; Measure M funds; funds from the cities of
Tustin, Irvine, and Santa Ana and the County of Orange; developer
contributions; assessment district funding; or other similar financing
mechanisms. Additional outside sources such as state or federal funds may
also be used.
As shown in Table 4 -4, ADT Development Thresholds, average daily
traffic (ADT) volume thresholds have been defined for each phase of
development. These volumes establish the level of development for which
certificates of occupancy or building permits can be released or issued.
Once the cumulative total ADT is reached, circulation improvements must
be initiated to allow subsequent development unless noted otherwise in
this section.
TABLE 4 -4
ON -SITE ADT DEVELOPMENT THRESHOLDS
TABLE 4 -3
ON -SITE ARTERIAL CIRCULATION IMPROVEMENTS
Road
Roads Added'
Limits
Classification
Local Street
From
To
Landsdowne Road
Harvard Avenue — Barranca Parkway to just south of OCTA/SCRRA
railroad
North Loop Road
--
Severyns Road
Red Hill Avenue— Barranca Parkway to just north of Valencia Avenue
North Loop Road
--
Local Street
New Improvement
Requirements for off -site circulation improvements are discussed in the
joint EIS /EIR. They generally consist of partial improvements to existing
roadways and intersections. Improvement costs for most of them are
proportionately shared with other projects. The fair share approach
attempts to define a nexus between the improvement and ultimate facility
user.
Off -site improvements will be funded by the project and may be
potentially supported by other funding mechanisms including, but are not
limited to: in lieu gas taxes; Measure M funds; funds from the cities of
Tustin, Irvine, and Santa Ana and the County of Orange; developer
contributions; assessment district funding; or other similar financing
mechanisms. Additional outside sources such as state or federal funds may
also be used.
As shown in Table 4 -4, ADT Development Thresholds, average daily
traffic (ADT) volume thresholds have been defined for each phase of
development. These volumes establish the level of development for which
certificates of occupancy or building permits can be released or issued.
Once the cumulative total ADT is reached, circulation improvements must
be initiated to allow subsequent development unless noted otherwise in
this section.
TABLE 4 -4
ON -SITE ADT DEVELOPMENT THRESHOLDS
ADT Added
(Cumulative)
Roads Added'
27,000
(27,000)
Armstrong Avenue — North Loop Road to Warner Avenue
Barranca Parkway— Peters Canyon Channel to Harvard Avenue
Edinger Avenue — along project frontage between Red Hill Avenue and
Jamboree Road (completed)
Harvard Avenue — Barranca Parkway to just south of OCTA/SCRRA
railroad
Landsdowne Road
Marble Mountain Road (completed as "Sweet Shade")2
North Loop Road — Red Hill Avenue to West Connector
Red Hill Avenue— Barranca Parkway to just north of Valencia Avenue
Severyns Road2
West Connector
MCAS Tustin Specific Plan /Reuse Plan
City of Tustin
Page 4 -15
Chapter 4 • Specific Plan Administration
TABLE 4 -4
ON -SITE ADT DEVELOPMENT THRESHOLDS
ADT Added
(Cumulative)
Roads Added'
82,800
(109,800)
East Connector
Moffett Drive
North Loop Road — West Connector to Moffett Drive
Red Hill Avenue /Carnegie Avenue Intersection (East Leg to Linear
Park)
South Loop Road — Warner Avenue to Tustin Ranch Road'
Tustin Ranch Road — Edinger Avenue to Barranca Parkway'
Warner Avenue — Red Hill Avenue to Jamboree Road'
26,900
(136,700)
A Street — South Loop Road to Tustin Ranch Road=
Armstrong Avenue — Warner Avenue to Barranca Parkway
Carnegie Avenue — Linear Park to Armstrong Avenue becoming South
Loop Road'
Legacy Road — North Loop Road to Tustin Ranch Road'
North Loop Road — Moffett Drive to Warner Avenue
Park Avenue — South Loop Road to Tustin Ranch Road'
South Loop Road — Armstrong Avenue to Tustin Ranch Road via Park
Avenue'
39,500
(176,200)
Legacy Road — Warner Avenue to Tustin Ranch Road'
40,200
(216,400)
Aston Street — Carnegie Avenue to Barranca Parkwa4
1 0,000
(226,400)
Bell Avenue — Red Hill Avenue to Armstrong Avenue-
' Roadway shall be constructed prior to the issuance of certificates of occupancy for this phase.
' Changes to original FEIS /EIR.
There are certain planning areas that can be released without the need to
initiate significant on -site or off -site Specific Plan infrastructure
improvements as noted above and in the Joint EIS /EIR. However, these
areas shall still bear a proportionate share of roadway infrastructure costs
within the Plan and off -site. There areas are as follows:
• The Medium -High Density Residential (MHDR) Land Use area
located at the northeast corner of Edinger Avenue and Jamboree
Road.
• The residential area located between Peters Canyon Channel and
Harvard Avenue north of Moffett Avenue.
• The Elementary School (ES) and the Neighborhood Park (NP) sites
located at the northwest corner of Barranca Parkway and Harvard
Avenue.
• The residential areas located between Peters Canyon Channel and
Harvard Avenue south of Moffett Avenue.
In addition to exemptions to the cumulative ADT thresholds shown in the
previous table, interim uses and leases which do not result in greater ADT
City of Tustin
Page 4 -16
MCAS Tustin Specific Plan /Reuse Plan