HomeMy WebLinkAboutORD 1257 (2003)ORDINANCE NO. 1257
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF TUSTIN, CALIFORNIA, APPROVING ZONE
CHANGE 02-006, AN AMENDMENT TO THE
TUSTIN ZONING MAP TO RECLASSIFY CERTAIN
PROPERTIES FROM THEIR EXISTING PUBLIC
AND INSTITUTIONAL (P&I) DISTRICT ZONING
DESIGNATION TO MCAS TUSTIN SPECIFIC PLAN
DISTRICT (SP-1 SPECIFIC PLAN) IN ORDER TO
ESTABLISH CONSISTENCY WITH GENERAL PLAN
AMENDMENT 00-001, AND THE ADDITION OF
SECTION 9246 TO THE TUSTIN CITY CODE
RELATED TO THE ESTABLISHMENT OF THE
MCAS TUSTIN SPECIFIC PLAN DISTRICT (SP-1
SPECIFIC PLAN) ZONING REGULATIONS.
The City Council of the City of Tustin does hereby ordain as follows:
Section 1. FINDINGS
The City Council of the City of Tustin finds and determines as follows;
A,
The former Marine Corps Air Station (MCAS) Tustin was officially
closed on July 2, 1999 as a result of recommendations by the
Federal Base Closure and Realignment Commission.
B,
The City of Tustin approved a Reuse Plan in October 1996, that was
subsequently amended by an Errata in September 1998, and which
provides for future land uses at the former MCAS Tustin and an
approximate 4.1-acre immediately adjacent parcel currently owned
by The Irvine Company.
C,
On January 16, 2001, the Tustin City Council adopted Resolution
00-90 that certified the Joint Final EIS/EIR for the Disposal and
Reuse of MCAS Tustin, and adopted Resolution 00-91 that adopted
General Plan Amendment 00-001 establishing a MCAS Tustin
Specific Plan general plan land use designation for the Tustin
portion of the former MCAS Tustin and adjacent 4.1-acre property
in anticipation that Specific Plan zoning regulations would be
adopted for the site.
D,
The Tustin Zoning Map currently identifies the zoning for the Tustin
portion of the former MCAS Tustin and adjacent 4.1-acre property
as Public and Institutional (P&I). Adoption of a zoning designation
Ordinance No. 1257
Page 2
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consistent with the approved Reuse Plan and General Plan
Amendment 00-001 is now required.
The City of Tustin has prepared the MCAS Tustin Specific Plan and
proposed Zoning Map change to ensure the orderly development
and improvement of the former MCAS Tustin and immediately
adjacent private property consistent with the general plan
objectives, policies, programs for development of the former MCAS
Tustin and an approximate 4.1-acre adjacent parcel currently
owned by The Irvine Company.
The Tustin City Code does not currently include provisions
establishing the MCAS Tustin Specific Plan zoning regulations and
requirements and therefore must be amended to provide sufficient
and clear guidance regarding development consistent with the
MCAS Tustin Specific Plan designation within the Tustin General
Plan.
Section 65850 of the Government Code allows the City to adopt
ordinances that regulate the use of buildings, structures, and land;
the intensity of land use; and off-street parking and loading.
This Code Amendment is necessary to protect the health, welfare,
safety, morals, comfort or general welfare of the citizens of Tustin
and the community vision for the City by providing permanent
regulations for the former MCAS Tustin site.
The Planning Commission, at a public hearing that was duly
noticed, called, and held on Zone Change 02-006 on October 28,
2002, approved Resolution No. 3848 recommending that the City
Council adopt Zone Change 02-006.
A public hearing was duly called, noticed, and agendized for
consideration of Zone Change 02-006 by the Tustin City Council on
December 2, 2002, but the matter was continued until January 21,
2003.
On January 21, 2003, a public hearing was held on Zone Change
02-006 by the Tustin City Council.
Proposed Zone Change 02-006 which includes a Zoning Map
Amendment and Amendment to the Tustin City Code was
evaluated in the Program EIS/EIR for MCAS Tustin. No additional
environmental analysis or action is required prior to City action on
the proposed project.
Ordinance No. 1257
Page 3
Section 2. The City Council hereby approves Zone Change 02-006 which
approves the following specific actions:
,
Amend the Tustin zoning map to reclassify the Tustin portion of the former
MC^S Tustin and an adjacent 4.1-acre parcel currently owned by The
Irvine Company from Public and Institutional to MC^S Tustin Specific Plan
District (SP-1 Specific Plan) as shown on Exhibit ^ attached hereto and
incorporated herein by reference.
,
Amend ^rticle 9 of the Tustin City Code to add Section 9246 to the Tustin
Municipal Code to read as follows:
9246 MCAS Tustin Specific Plan District (SP-1 Specific Plan)
a. Purpose
The purpose of the MCAS Tustin Specific Plan District (SP-1 Specific
Plan) is to establish zoning regulations to guide the orderly development
and improvement in accordance with the MC^S Tustin Specific Plan for
that portion of the city which is designated as MC^S Tustin Specific Plan
on the official zoning map of the city. The preparation and adoption of a
specific plan is authorized by Chapter 3, Article 8 of the State of California
Planning and Zoning Law (Government Code Sections 65450 et. seq.).
The MC^S Tustin Specific Plan replaces the usual development
standards otherwise applicable to most property within the City of Tustin.
b. Adoption of MCAS Tustin Specific Plan.
There is adopted the MCAS Tustin Specific Plan, the text of which is set
forth in the document entitled "MCAS Tustin Specific Plan" attached to this
ordinance as Exhibit B, as corrected by changes identified as "MC^S
Tustin Specific Plan Corrections" and provided as Exhibit C, which are
attached hereto and incorporated herein by reference as if fully set forth
herein.
c. Applicability
The SP-1 Specific Plan District is established by this chapter. The
provisions of this section shall apply to all property shown on the official
zoning map within the SP-1 Specific Plan District. The regulations set
forth in the MCAS Tustin Specific Plan shall apply to the SP-1 Specific
Plan District only in so far as they are not inconsistent with the Tustin
General Plan.
Ordinance No. 1257
Page 4
d. Permitted Uses and Development Standards
All property within the SP-1 District shall be developed and maintained in
accordance with all policies, requirements, regulations and provisions set
forth the in the MCAS Tustin Specific Plan.
e. Zoning Adoption or Change
The SP-1 District zoning shall be adopted or changed by the same
procedure prescribed within the Tustin City Code for zoning district
amendments and consistent with State of California Planning and Zoning
Law. An amendment to the MCAS Tustin Specific Plan may be processed
as described within Section 4.2.7 of the MCAS Tustin Specific Plan.
Amendments to the MCAS Tustin Specific Plan may be adopted by
ordinance and may be amended as often as deemed necessary by the
Tustin City Council.
Section 3. SEVERABILITY
All of the provisions of this ordinance shall be construed together to accomplish
the purpose of these regulations. If any provision of this part is held by a court to
be invalid or unconstitutional, such invalidity or unconstitutionality shall apply only
to the particular facts, or if a provision is declared to be invalid or unconstitutional
as applied to all facts, all of the remaining provisions of this ordinance shall
continue to be fully effective.
PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular
meeting on the 3rd day of February, 2003.
TR~]CY~W S WORLEY~
Mayor ~'
P~,I~IE LA STOKE~R
City Clerk
Ordinance No. 1257
Page 5
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
SS
CERTIFICATION FOR ORDINANCE NO. 1257
PAMELA STOKER, 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. 1257 was duly and regularly introduced at a regular meeting of
the Tustin City Council, held on the 21st day of January, 2003 and was given its
second reading, passed, and adopted at a regular meeting of the City Council
held on the 3rd day of February, 2003 by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
Worley, Kawashima, Bone, Davert
None
None
Thomas
City Clerk
Mcas~ncasreuseplan\ordinance 1257-2.doc
Exhibit A
Tustin Zoning Map Amendment
MCAS Tustin .Specific Plan District
(SP-1 Specific Plan)
July 2000
SOURCE: City of Tustin
(r—,% --)
north 0I I —1
)rth of
r Avenue:
I Zoning - Public and
anal
ed Zoning - MCAS Tustin
Plan
Exhibit A
Tustin Zoning Map Amendment
MCAS Tustin Specific Plan District (SP -1 Specific Plan)
General Plan Amendinent (MCAS Tustin) City of Tustin
Exhibit B
MCAS Tustin Specific Plan
(Go to Exhibit B under
Ordinance 1257 folder)
Exhibit C
MCAS Tustin Specific Plan Corrections
(Proposed additions and deletions to the MCAS Tustin Specific Plan
are indicated with underline and strikethrough, respectively)
Chapter 2 · Plan Description
The neighborhoods of the plan are intended to establish a community
structure for the Plan and provide the basis for the range of land uses,
intensity of development, urban design characteristics, and development
regulations specified in Chapter 3.
The Land Use Plan contains eight (8) neighborhoods as shown on Figure
2-2. A statistical summary of the land uses contained in each
Neighborhood is shown on Table 2-2.
A. Neighborhood A- Learning Village
Neighborhood A is located along the western edge of the site,
bordered by Red Hill Avenue on the west, Armstrong Avenue on the
east, Warner Avenue on the south, and an existing business center on
the north. The Learning Village will be an important anchor for the
community with a range of public-serving uses within a walkable
campus setting. By virtue of its uses and operation, the Learning
Village will be linked to many other uses and activities within the
Plan area. Its primary functions are to provide education, training,
and specific social service functions identified in Section 2.3.5,
Public Benefit Conveyance Uses. Primary access to Neighborhood A
will be from a proposed North Loop Road (extension of Valencia
Avenue eastward) and Armstrong Avenue. Secondary access will be
provided by Warner Avenue.
B. Neighborhood B - Village Housing
Neighborhood B is located in the northwestern quadrant of the site,
bordered by Edinger Avenue on the north, Tustin Ranch Road on the
east, the proposed North Loop Road on the south (extension of
Valencia Avenue), and Armstrong Avenue on the west. Through reuse
or new development of a range of housing types, Neighborhood B is
expected to offer basic, affordable housing within the Plan area. The
housing will be complemented by commercial village services that
will meet the daily shopping needs of residents, employees and
visitors to the site. The neighborhood will also have a supporting
function as a transition or buffer area between existing residential
neighborhoods north of Edinger Avenue and the Learning Village and
Community .Core uses. Primary access to Neighborhood B will be
from North Loop Road. Secondary access will be provided by
Armstrong Avenue and the West Connector Road. The Neighborhood
map (Figure 2-2), also identifies a shaded area within Neighborhood
B that represents a conceptual design area for the future Tustin Ranch
Road interchange.
City of Tustin
MCAS Tustin Specific Plan~Reuse Plan
Page 2-12
Chapter 2 · Plan Description
F. Homeless Service Providers
The Base Closure Task Force in the development of the Reuse Plan
for MCAS Tustin and related Homeless Assistance Submission
detailed a strategy for accommodating homeless needs at the former
base in both Tustin and Irvine. The Base Closure Task Force
unanimously recommended (including the Task Force representative
from the City of Irvine) the provision of certain family transitional
housing. The Reuse Plan identified fourteen (14) units within the
City of Irvine (Parcel 37) and thirty six (36) units with the City of
Tustin (Parcels 34 and 35) and recommended that the Department of
the Navy either: 1) convey the units to the City and then the City
would negotiate the sale of the units and subsequent leasing within
Tustin's jurisdictional limits to the Salvation Army (24 family traits),
the Orange Coast Interfaith Shelter (6 family units) and Dove
Housing (6 family units) and in Irvine's jurisdictional limits to
Families Forward (14 family units); or 2) in the event that the
Department of the Navy did not approve conveyance to the City, it
was the desire that the Department of the Navy make a direct transfer
of the units to the homeless providers.
Unfortunately, the Department of the Navy rejected a portion of the
Economic Development Conveyance Application for MCAS Tustin
in particular the proposal to acquire the property on parcels 35 and 37
(which contain housing units). The Department of the Navy working
with the General Services Administration has decided to sell the two
parcels through an auction process. With this decision the
Department of the Navy has also decided not to convey units directly
to a homeless service provider. The decision also precludes Tustin
from being able to specifically acquire and convey the 14 units
within the City of Irvine directly to Families Forward. (In the case of
units in Tustin, provisions in the Reuse Plan permitted homeless
accommodation to be distributed on Parcels 34 or 35. The City has
acquired Parcel 34).
As a result of the Department of the Navy's decision on the 14 units
in Irvine, the City of Tustin does not have the authority over the
property, either as a property owner or as a project-reviewing agency
able to condition a future development proposal, to ensure the
provision of the recommended 14-units to Families Forward. It is
within the Department of the Navy's or the City of Irvine's sole
control and authority to make such commitments. The Department of
the Navy has also taken the position that it is Irvine's responsibility
to implement the Reuse Plan within its jurisdiction. Provisions of the
Reuse Plan contained in gee6o~ Chapter 3 as reviewed_and
recommended by the City of Irvine and as evaluated in the
City of Tustin
MCAS Tustin Specific Plan~Reuse Plan
Page 2-57
Chapter 2 · Plan Description
IRWD has expressed interest in giving up ownership of existing well
properties on the northwest side of the site at Red Hill Avenue in exchange
for new well sites near the site's southern border.
t~: ..... '~ 8 c ...... ~, ....... ~-, ^~",~ Well sites will need to be
negotiated between IRWD and the development. The exchange would
provide an opportunity to develop these sites and integrate the new sites
into the planned business areas. The new well sites will be used during
peak periods to provide reclaimed water.
City ofTust~
MCA S Tustin Specific Plan/Reuse Plan
Page 2-92
Chapter 2 · Plan Description
2.17 URBAN DESIGN PLAN
The MCAS Tustin site is a property of regional significance and is one of
the largest remaining underdeveloped sites in central Orange County. The
Plan encourages a mixed community of cutting edge technologies,
research and job centers, which are integrated with learning, living and
recreational uses. The purpose of the urban design concept is to achieve
aesthetic integration of uses within the site and with surrounding uses in
the adjacent communities. The focus is to integrate anticipated land uses
with existing facilities, and provide for architectural, landscape,
streetscape, and site design enhancements to improve the character of the
site. The urban design concept also further delineates, in the form of
standards and design guidance, the "sense of place" expressed in the
Vision for the Plan (Section 1.45).
The following broad design objectives are established for the Plan:
To achieve architectural design of the highest quality for both new
development and rehabilitation of existing structures. This includes
achieving compatibility in design of infill development and creating
building forms that compliment surrounding uses.
To reinforce internal relationships between uses through streetscape
design, pedestrian and bikeway linkages, and site planning
techniques.
To create a strong visual identity through design of community
entries, landscape design along roadways, signage, and placement of
views.
· To provide usable exterior spaces within developments.
To preserve existing trees and significant vegetation where feasible
and integrate into landscape design.
The urban design concept has been structured in levels of concepts,
standards, and guidelines. When these levels are overlaid, a
comprehensive design for the Plan emerges. General design intent is
defined in the following sections on community structure, landscape
design, and site development. Specific standards and site specific
guidelines are found in Chapter 3, under each of the 22 Planning Areas.
2.17.1 Community Structure Concept
MCAS Tustin's history of single use, well defined borders, framed by
existing local and regional arterials lend to establishing a strong identity
City of Tustin
MCA S Tustin Specific Plan~Reuse Plan
Page 2-117
Chapter 2 · Plan Description
B. Streetscape Design- Plan Roadways
All Plan roadways shall be landscaped in accordance with the
following landscape details (Figures 2-20 through 2-298_). Figure 2-
19 provides a Key Map that locates each streetscape segment
described below. Streetscapes shall be designed as one common
landscape based on the themes developed for each roadway
classification.
Tustin Ranch Road and Warner Avenue Streetscape "A"
(Figure 2-20). A special streetscape design should be provided
for the entry segments of Tustin Ranch Road and Warner
Avenue into the Plan area. The purpose is to draw motorists
into the site and focus views on the formal community entry
points. It is envisioned to have a formal placement of the plant
material, in order to create an arrival sequence leading to the
primary community entryways. This is proposed to be achieved
by an upright formal planting scheme (60% evergreen, 40%
deciduous).
Tustin Ranch Road Streetscape "B" (Figure 2-21). Along the
segment of road between the North and South Loop Road, the
planting concept should be informal, and should draw upon the
golf course edge and landscaped parkways to enhance the open
space effect. The planting for the median and parkway is
envisioned to be lush and informal design. Careful attention
will be needed along the parkway to obtain the desired goal of
dense planting but also create view windows into the adjacent
parcels. The planting ratios are 60% evergreen, 40% deciduous.
Warner Streetseape "B" (Figure 2-22). Warner is similar to
Tustin Ranch Road. The planting type, mixture, and density is
the same.
City of Tustin
MCA S Tustin Specific Plan~Reuse Plan
Page 2-126
Chapter • Land Use and Development/Reuse Regulations
t1multu ruga v - --
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 3-7
TABLE 3-1
LAND USE PLAN STATISTICAL ANALYSIS ORGANIZED BYLAND USE DESIGNATION
ACREAGE
NON-RESIDENTIAL USES
RESIDENTIAL USES
Total Floor
Existing Floor
Potential Floor
DUs
Potential
Existin
EDU
Total
10
Designation/Planning Area
Gross 1
Net 2
F.A.R. 3
Area S . Ft. 4
Area S . Ft. 5
Area S . F� 6
Per Acre 7
DU's 8
DU's
COMMERML/BUSINESS (CONTINUED
Commercial
PlanningArea 18
16.7
14.5
0.35 40,846 40,846
0
0
0
0
PlanningArea 19
38.6
38.6
0.4 672,566 3,990
668,576
0
0
0
Golf Village
Plannin Area 15-C
10.0
10.0
0.5 217,800 8,106
209,694
0
0
0
Planning Area 15-D
2.4
2.4
0.6 62,726 0
62,726
0
0
0
0
Planning Area 15-E 21
159.3
159.3
0 0
0
0
0
Village Services
Planning Area 7
20.7
20.7
0.35 315,592 0
315,592
0
0
0
Community Core
Planning Area 8
Medium High Densi'--
185.2
166.7
0.5 3,630,726 329,032
3,301,694 25
891
0
891
Mixed Use
High School 16
SUBTOTAL
40.0
738.1
40.0
686.5
N/A 9,245,507 740,947
8,504,560 N/A
891
0
891
INSTIT UTIONAL/RECREA TIONAL
Learning Village
Planning Area 1
128.0 108.1
0.3 1,412,651 822,556
590,095 0
0
0
0
Planning Area 1-A
International Learnin Village
Elementary School 1
Planning Area 1-B
Law Enforcement Training
Planning Area 1-C
Children's Care Shelter
Planning Area 1-D
Child Care Center
Planning Area 1-E
Child Care Center
Community Park
Planning Area 2
24.1 24.1 0.1 40,531 40,531
0 0 0 0 0
Urban Regional Park
. �
I oe c l QA c l n lr, l 574 992 I 496-0681
78,9241 01 01 01 0
t1multu ruga v - --
MCAS Tustin Specific Plan/Reuse Plan City of Tustin
Page 3-7
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE 3-2
LAND USE PLAN S TA TISTICAL ANALYSIS ORGANIZED BYNEIGHBORHOOD
ACREAGE
NON-RESIDENTIAL USES
RESIDENTIAL USES
Existing
Potential
Total Floor
Floor Area
Floor Area
DUs
Potential
Existin;
Total
Desi nation/Plannin Area
Gross
Net 2
F.A.R. s
Area (S . Ft a
(Sq Ft. s
(Sq Ft. 6
Per Acre
D U' s $
D U's
DUs °
NEIGHBORHOOD A
Planning Area 1
0.3
1,412,651
822,556
590,095
0
0
0
0
Planning Area 1-A
99.7
79.8
Educational Uses
Elementary School �$
Planning Area 1-B
10.0
10.0
Law Enforcement Training or
10.0
10.0
Education
Planning Area 1-C
4.0
4.0
Children's Care Shelter
Planning Area 1-D
2.4
2.4
Child Care Center
Planning Area 1-E
1.9
1.9
Education
SUBTOTAL PLANNING AREA 1
128.0
108.1
N/A
1,412,651
822,556
590,095
0
0
0
0
Planning Area 2
24.1
24.1
0.1
40,531
40,531
0
0
0
0
0
Planning Area 3
5.1
5.1
0.6
133,294
85,215
48,079
0
0
0
0
SUBTOTAL NEIGHBORHOOD A
157.2
137.3
N/A
1 1,586,4761
948,3021
638,174
01
01
01
0
NEIGHBORHOOD B
Planning Area 4
54.2
43.4
N/A
N/A
N/A
7
30
274
304
Low Density 1-7 du/ac
Planning Area 5
51.7
41.4
N/A
N/A
N/A
15
621
0
621
Medium Density 8-15 du/ac
Planning Area 7
20.71
20.71
0.351
315,592
0
315,592
0
0
0
SUBTOTAL NEIGHBORHOOD B
126.6
105.5
N/A
315,592
0
315,592
N/A
651
274
925
NEIGHBORHOOD C
Planning Area 6 1 84.51 84.51 0.161 574,992 496,0681 78,9241 01 0 01 0
SUBTOTAL NEIGHBORHOOD C 1 84.51 84.5 N/A 1 574,992 496,0681 78,924 N/A 1 0 01 0
NEIGHBORHOOD D
Planning Area 8
Medium High Deasi
185.2
166.7
0.5
3,630,726
329,032
3,301,694
25
891
0
891
R 6 25 a„/R^' Mixed Use
Hi h School 16
40.01
40.0
SUBTOTAL NEIGHBORHOOD D
1 225.2
206.7
N/Al
3,630,7261
329,0321
3,301,694
N/A
1 8911
0891
MCAS Tustin Specific Plan/Reuse Plan LILY u► ►usu►►
Page 3-13
Chapter 3 · Land Use and Development/Reuse Regulations
to
Fe
6. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.5.2 17 of this Specific Plan.
7. An internal pedestrian/multi-use trail through the park shall be
developed and coordinated with access to the elementary
school site to west and residential development to the east.
8. A comer 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). If this setback conflicts with existing
ballfields that the City wishes to retain, then a reduced or
modified community intersection treatment may be provided
subject to the determination of the City.
9. Other General Development Regulations (refer to Section 3.11
as applicable)
10. S ignage (refer to Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
Special Development or Reuse Requirements
1. Existing structures shall be brought into conformance with 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).
Development or Reuse Guidelines
1. 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 intent
of this Planning Area.
2. A view corridor into the park at the intersection of Armstrong
Avenue and North Loop Road (extension of Valencia) shall be
maintained.
3. In conjunction with Master Plan improvements in excess of $1
million dollars in valuation, a screening wall shall be provided
along the northern boundary of park where none exists in
accordance with the General Regulations Section 3.11.
A summary of the key design guidelines for the Community Park is
provided in Figure 3-3, located at the end of Section 3.3.
City of Tustin
Page 3-30
MCA S Tustin Specific Plan/Reuse Plan
Chapter 3 · Land Use and Development/Reuse Regulations
D. Site Development Standards - Single Family Detached
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area- 3,000 square feet
3.. Minimum lot width - 35 feet
4. Maximum building height- 35 feet
5. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
6. Minimum building setbacks4
a) Edinger Avenue - 40 feet
b) Local public street- 10 feet
c) Private street or private drive - 5 feet
d) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e) Rear yard - 10 feet
7. Landscape setbacks4
a) Edinger Avenue- 30 feet
8. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.5.2 17 of this Specific Plan
9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
!0. Fences and Walls
a) Compliance with General Regulations Section 3.11.
b) A masonry block wall shall be maintained and/or
constructed along the western perimeter of the Planning
Area in accordance with the General Development
Regulations.
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 are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-39
Chapter 3 · Land Use and Development/Reuse Regulations
E. Site Development Standards - Single Family Attached
.
2.
3.
4.
5.
o
.
o
,
10.
11.
Maximum dwelling units - 7 dwelling units per acre
Minimum lot area per family unit - 3,000 square feet
Minimum lot width - no minimum
Maximum building height - 35 feet
Maximum lot coverage - 100 percent less required setbacks
and open space areas
Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
Private outdoor open space - minimum private outdoor open
space shall be increased to 400 square feet for existing units.
Minimum gross floor area per dwelling unit, excluding the
garage:
a) Bachelor - 450 square feet
b) 1 Bedroom- 550 square feet
c) 1 Bedroom with den- 700 square feet
d) 2 Bedrooms- 750 square feet
e) 2 Bedrooms or more with den - 900 square feet
Minimum bUilding setbackss
a) Edinger Avenue - 40 feet
b) Local public street- 10 feet
c) Private street or private drive - 5 feet
d) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e) Rear yard - 10 feet
Landscape setbacks6
a) Edinger Avenue - 30 feet
Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.5.2 17 of this Specific Plan
5 Building setbacks are measured from future right-of-way. Non-conforming landscape and
building setbacks will be permitted to remain to accommodate existing walls or buildings not
in future right-of-way.
6 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Non-conforming landscape and building setbacks will be
permitted to remain to accommodate existing walls or buildings not in future right-of-way.
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d) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e) Rear yard - 10 feet
9. Landscape setbacks7
a) Edinger Avenue - 30 feet
10. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
11. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
12. Fences and Walls
a) Compliance with General Regulations Section 3.11.
b) A masonry-block wall shall be maintained and/or
constructed along the western perimeter of the Planning
Area in accordance with the General Development
Regulations.
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parking (refer to Section 3.13 as applicable)
Special Development or Reuse Requirements
1. Concept plan approval shall be 'required for Planning Area 4
prior to reuse or development (refer to Section 4.2.1 of this
Specific Plan).
2. Development unit - Planning Area 4 shall be developed or
redeveloped as a single development unit.
3. Affordability - The following minimum affordable housing
production objectives are intended to reflect the intention of the
City to create a redevelopment project area (Community
Redevelopment Law, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Element of the General Plan through the provision of
housing for households at very low, low, and moderate
incomes levels. Specific housing requirements for
redevelopment and Housing Element compliance will be
established c ......;c,~ o;~ at the time of development project
approval to ensure
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Chapter 3. Land Use and Development/Reuse Regulations
b) At least 1A..,..;.~,,..,o for redevelopment
u ..... occupancy ,.~
uniformity with the Housing Element of the General Plan and other
applicable provisions of California Law and to achieve the following:
a_l At least 15% of units for initial occupancy by very low
income to moderate income households for
redevelopment, with 6% (or 40%) of units affordable to
very low income households.
b_) At least 38 additional units for occupancy by low income
households.
cD At least 15 additional units for occupancy by moderate
income households.
d) Restricted affordable housing units shall be reasonably
dispersed throughout the project and shall be compatible
with the design and use of market rate units in
appearance, use of materials, and finished quality.
Restricted units shall be affordable for at least the
minimum period of time required by state law, or longer
if required by a construction or mortgage financing
assistance program.
e) Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following:
1) Number of units by type, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
f) The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units, a
financial affordability gap analysis will be conducted by
the City, at developer's cost, to compare the value of the
off-site option and the affordability gap cost of providing
on-site affordable housing.
MCA S Tustin Specific Plan/Reuse Plan
City of Tustin
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Chapter 3 · Land Use and Development/Reuse Regulations
.
Affordability - The following minimum affordable housing
production objectives are intended to reflect the intention of the
City to create a redevelopment project area (Community
Redevelopment Law, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Element of the General Plan through the provisions of
housing for households at very low, low and moderate income
levels. Specific housing requirements to for redevelopment and
Housing Element compliance will be established at the time of
development project approval to ensure uniformity with the
Housing Element of the General Plan and other applicable
provisions of California Law and to achieve the following:
a) At least 15% of units for initial occupancy by very low
income to moderate income households for
redevelopment, with 6% (or 40%) of units affordable to
very low income households.
b) At least 38 additional units for occupancy by low income
households.
c) At least 16 additional units for occupancy by moderate
income households.
d) Restricted affordable housing units shall be reasonably
dispersed throughout the project and shall be compatible
with the design and use of market rate units in
appearance, use of materials, and finished quality.
Restricted units shall be affordable for at least the
minimum period of time required by state law, or longer
if required by a construction or mortgage financing
assistance program.
e) Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following:
1) Number of units by type, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
f) The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units, a
financial affordability gap analysis will be conducted by
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
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Chapter 3 · Land Use and Development/Reuse Regulations
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Ge
Armstrong Avenue shall be provided for a secondary
community entry treatment (see Section 2.17 for landscape
guidelines).
9. Other General Development Regulations (refer to Section 3.11
as applicable)
10. Signage (referto Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
Special Development Requirements
1. Concept plan approval shall be required for Planning Area 10
prior to new development (refer to Section 4.2_1 of this
Specific Plan).
Development Guidelines
1. Provision for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans in Planning Area 10 and with adjacent
Planning Areas 9 and 11.
2. Demolition of structures may be required by Tustin to be
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
permanent land use intent of this Planning Area.
A summary of the key design guidelines for Planning Area 10 is
provided in Figure 3-7.
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Chapter 3 · Land Use and Development/Reuse Regulations
.
.
.
Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended, State of California Title 24 Access
Compliance (handicapped provisions), and requirements of the
Americans with Disabilities Act (ADA).
Utility metering modifications and provision of independent
utility services shall be committed to by agreement with the
City of Tustin in the Planning Areas 11 or 12, prior to use and
occupancy of existing buildings and new development, except
for interim use. Said agreement shall identify required
capital/infrastructure improvements and environmental impact
report mitigations.
Refer to Section 3.11.2~_ for dedication requirements for
Irvine Ranch Water District well sites and the Barranca
Channel.
F. Development or Reuse Guidelines
.
.
.
.
The placement and design of plazas or other open space areas
should take advantage of the view opportunities to Saddleback
Mountain and significant on-site features, particularly from the
intersection of Red Hill Avenue and Barranca Parkway.
Commercial uses permitted in Planning Area 11 are intended to
provide support services to the office and industrial uses and
are not intended to encourage auto-oriented, strip commercial
development along Red Hill Avenue or Barranca Parkway.
Provisions for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans within Planning Area 11 and 12.
Coordination with. adjacent development plans in Planning
Areas 9 and 10 should also be encouraged.
The existing buildings and surrounding site area in Planning
Area 12 shall be aesthetically upgraded through architectural
and landscape improvements, if proposed for reuse. Such
improvements shall be completed prior to issuance of use and
occupancy permits, except permits for interim uses. Such
improvements may include, but are not limited to, the
following:
a) Upgraded window types and treatments (i.e., trim)
b) Upgraded entries, including doorways, covered
walkways, decorative paving
c) Upgraded roofing materials and roof overhangs
d) Screening of roof mounted equipment
e) Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
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Fe
required capital/infrastructure improvements and
environmental impact report mitigations.
6. Refer to Section 3.11.2:54_ for dedication requirements for
Irvine Ranch Water District wells and the Barranca Channel.
7. If the final alignment for Warner Avenue differs from the
assumed alignment as described in Section 3.2, adjustments in
acreage and development potential for Planning Area 13 and
Planning Area 8 (Community Core) shall be calculated in
accordance with the provisions of Section 3.2.5. While the
respective Planning Area boundaries may shift slightly, Warner
Avenue will remain the common boundary between Planning
Area 13 and Planning Area 8.
Development or Reuse Guidelines
1. Provisions for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans within Planning Areas 13 and 14.
Coordination with adjacent development plans in Planning
Areas 10, 11 and 12 should also be encouraged.
2. Demolition of structures may be required by Tustin to be
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
permanent land use intent of this Planning Area.
A summary of the key design guidelines for Planning Areas 13 and
14 is provided in Figure 3-6.
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Fe
c) Private street or drive - 10 feet
d) Local public street- 10 feet
e) Minimum distance between buildings- 10 feet
5. Landscape setbacks29
a) Tustin Ranch Road - 30 feet
b) Barranca Parkway - 30 feet
6. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines 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 trail where applicable.
8. A portal intersection treatment shall be provided at Tustin
..... Ranch Road and Barranca Parkway (Refer to Section 3.11
as applicable).
9. Other General Development Regulations (refer to Section 3.11
as applicable)
10. Signage (referto Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
Special Development Requirements
1. Concept plan approval shall be required for Planning Area 18
prior to new development (refer to Section 4.2.1 of this
Specific Plan).
2. A Class I bikeway shall be provided along the southern
boundary of property within the landscape setback. See Section
2.6 for bikeways plan and design standards.
3. Utility metering modifications and provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving or leasing property
in PA 18 prior to use and occupancy of existing buildings and
new development, except for interim uses.
4. Refer to Section 3.11.254_ for dedication requirements for the
Barranca Channel.
G. Development or Reuse Guidelines
,
Existing buildings and surrounding site area in Planning Area
18 should be aesthetically integrated with the Specific Plan
area through architectural and landscape improvements, if
proposed for reuse. Such improvements shall be completed
prior to issuance of use and occupancy permits, except for
interim use. Such improvements may include, but are not
limited to, the following:
a) Upgraded window types and treatments (i.e., trim)
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
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Chapter 3 · Land Use and Development/Reuse Regulations
Es
10. Signage (refer to Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
Special Development Requirements
1. Concept plan approval shall be required prior to development
of Planning Area 19 (refer to Section 4.2.1 of this Specific
Plan).
2. The baseline mix of uses will 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.
3. A Class I bikeway shall be provided along the southern
boundary of property within the landscape setback. See Section
2.6 for bikeways plan and design standards.
4. Refer to Section 3.11.254_ for dedication requirements for
Irvine Ranch Water District wells.
G. Development or Reuse Guidelines
.
o
The placement and design of plazas or other open space areas
should consider view oppommities into the project area and to
other Specific Plan features, particularly from the intersection
of Barranca Parkway and Jamboree Road.
Provisions for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans within the Planning Area and with adjacent
Planning Area 17 where practicable.
Refer to Section 3.8.2 G. 1 and 3.8.2 G.2 for additional
requirements related to any reuse or demolition of structures
which shall also be applicable to Planning Area 189.
A summary of the key design guidelines for Planning Area 19 is
provided in Figure 3-8.
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Chapter 3 · Land Use and Development/Reuse Regulations
.
.
.
,
.
10.
11.
Tenure - Development in Planning Area 15 of apartments is a
discretionary action requiring approval of a conditional use
permit. No more than 25 percent of the total number of units
permitted within the Tustin portion of the Specific Plan area
may be approved for apartments.
Prior to approval of any subdivision map or site plan in
Planning Area 15, a precise boundary plan for the golf course
shall be submitted by the developer to the City of Tustin for
review and approval. This plan shall precisely define the edges
of the course and show frontages and visibility from Edinger
Avenue, Tustin Ranch Road, and North Loop Road. In
addition, the plan shall identify a program for public use of the
golf course, and conceptually identify/locate proposed
buildings and facilities such as clubhouse, driving range, golf
school, snack bar, and maintenance yards.
Prior to issuance of building permits for golf course facilities,
the ultimate owner or operator of the golf course shall enter
into a recordable agreement with the City of Tustin that will
specify that the course:
a) Will remain open to the public;
b) Will make available a certain percentage of high demand
tee times for public walk-on use; and
c) Will establish a formula to guarantee the affordability of
a round of golf to Tustin residents.
Condominiums, multiple family developments, and patio
homes may contain numerous lots, but shall be designated as a
development unit on a tentative map. The minimum size for a
development unit shall be 10 acres.
Hotel and commercial uses, not including the golf course, shall
be located only in the vicinity of Edinger Avenue and
Jamboree Road.
Refer to Section 3.11.254_ for dedication requirements for the
Santa Ana- Santa Fe Channel.
If the final alignment for Tustin Ranch Road and Warner
Avenue differs from the assumed alignments as described in
Section 3.2, adjustments in acreage and development potential
for Planning Area 15 and Planning Area8 (Community Core)
shall be calculated in accordance with the provisions of Section
3.2.5. While the respective Planning Area boundaries may shift
slightly, Tustin Ranch Road and Wamer Avenue will remain
the common boundary between Planning Area 15 and Planning
Area 8.
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o
,
Minimum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
b) 1 Bedroom- 550 square feet
c) 1 Bedroom with den- 700 square feet
d) 2 Bedrooms- 750 square feet
e) 2 Bedrooms or more with den - 850 square feet
Minimum building setbacks4]
a) Edinger Avenue - 40 feet
b) Harvard Avenue - 40 feet
c) Local public street- 10 feet
d) Private street or private drive - 5 feet
e) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both sides
f) Rear yard - 10 feet
g) Building to building - 10 feet for 1 story; 15 feet for 2 or
more
8. Landscape setback41
a) Harvard Avenue - 30 feet
b) Edinger Avenue - 30 feet
9. Landscaping
a) Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
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)
Site Development Standards - Patio Homes
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area - none, refer to Section 3.9.3.t4J. below
3. Building site requirements - patio home subdivisions shall be
designated as a development unit on a tentative map.
4. Maximum building height- 35 feet
5. Maximum lot coverage - 100 percent, less required building
and landscape setbacks
6. Common open space - 400 square feet per dwelling trait
located within common, designated recreational areas. A
minimum of 150 square feet may be for private use if located
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
MCAS Tustin Specific Plan/Reuse Plan
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Page 3-139
Chapter 3 · Land Use and Development/Reuse Regulations
3.11.8 Grading
All earthwork shall be conducted in accordance with the City of Tustin
Grading Ordinance and manual, and grading requirements within the City
of Irvine. Grading permits shall consider consistency with the urban
design concept. Compliance with National Pollutant Discharge
Elimination System (NPDES) regulations related to storm drain runoff
from construction sites as implemented in the City of Tustin and Irvine
shall be required.
3.11.9
Hazardous Materials
To ensure that the use, handling, storage, and transportation of hazardous
materials comply with the California Government Code and Health and
Safety Code, all provisions of the Tustin and Irvine Hazardous Materials
Codes and Fire Codes shall apply.
3.11.10 Height Determinations
Building height shall be determined from the finished grade within five (5)
feet of the structure to the highest point of the structure, excluding
chimneys and vents.
3.11.11 Interim Use Provisions
Interim uses shall be permitted in all Planning Areas subject to the
requirements and evaluation criteria specified in Chapter 4, Section 4.2.86_.
In addition to the provisions in Section 4.2.86, the following list of
potential Interim Uses shall be used as a guide for determining whether or
not a proposed interim use shall be allowed.
Agricultural uses of the same or similar characteristics as practiced at
the time of base closure determination, exclusively within Planning
Areas 5, 7, 8, 11, 14 and 15.
· Commercial uses
· Driver's training, excluding speed events
· Educational uses
· Emergency staging and supply areas and related services
· Equipment and vehicle storage, with proper screening
· Facilities for special recreation and craft activities
MCAS Tustin Specific Plan~Reuse Plan
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Chapter 3 · Land Use and Development/Reuse Regulations
Dedication of right-of-way shown in the Specific Plan shall be
required as determined necessary by the City Engineer or as a
condition of approval of any development.
Access points to individual development sites shall be subject to
acceptance by the City Engineer.
Access onto major arterials, due to their regional significance
coupled with high traffic volumes and speeds will of necessity
warrant a higher degree of access restrictions than would be applied
to lower level arterial roadways.
Installation of curbs, gutters, bikeways, sidewalks, street paving,
street lighting, and street trees shall be subject to the provisions of
the Tustin City Code. Installation shall be provided by a developer
and/or costs shall be assigned to each development lot or parcel in
accordance with a cost-benefit formula determined by the City
Engineer, or otherwise determined as a result of a negotiated
Development Agreement.
All street and highway design will be in accordance with the City of
Tustin and City of Irvine design standards, where applicable;
however, deviations consistent with the Specific Plan design
character and intent may be proposed and approved during
subsequent design or development review by the respective
jurisdiction.
On-street parking shall be prohibited along all arterial and local
collector streets within the Specific Plan area
Advanced Transportation Technology shall be accommodated to the
extent practicable, and any applications shall be documented.
3.11.22 Temporary Uses
Temporary uses shall be regulated pursuant to the Tustin City Code and
Irvine City Code, as applicable.
3.11.23 Trellis
Refer to applicable provisions of Subsection 3.11.43.
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Chapter 3 · Land Use and Development/Reuse Regulations
approval of the LRA prior to any new development on parcels
adjacent to the channel in Planning Area 15.
3.11.25 Vibration
No vibration associated with any use shall be permitted which is
discemable beyond the boundary line of the property, unless the vibration
does not negatively impact an adjacent property.
3.12 SIGNAGE
This section establishes regulations and guidelines for project
identification signage throughout the Specific Plan area. The intent is to
achieve a visually coordinated and appealing signage system that provides
identity to the site and promotes effective identification for the range of
uses within the Specific Plan. Specific Plan area signage/monumentation
will occur at key designated thematic intersections as shown in the
Community Structure Plan (Figure 2-15). Signs identifying arrival to the
City of Tustin may occur within the public right-of-way in locations
shown on Figure 2-5.
3.12.1
General Provisions
Ae
All signs in the City of Tustin shall conform to the provisions
contained in the Tustin Sign Code, unless otherwise contained in this
section. Whenever the regulations contained herein conflict with the
regulations of the Tustin Sign Code, the Specific Plan regulations
shall take precedence. Signs in the City of Irvine shall conform with
the Irvine Sign Code.
Be
A sign permit shall be applied for and received from the Department
of Community Development prior to constructing, erecting, altering,
replacing, moving, or painting any sign, except for signs exempt
from a permit according to the Sign Code. Permit applications shall
be accompanied by information as required for a standard sign plan
or master sign plan, pursuant to the Sign Code.
Ce
A master sign plan is required for new development or reuse projects
within the Specific Plan area involving multi-use sites and multi-
tenant centers or buildings. A master sign plan is also required for the
Golf Village (PA 15). The purpose of a master sign plan is to
encourage coordinated and quality sign design on sites where a large
number of signs will occur. In addition, the master sign plan should
include on-premises directional/information signs to facilitate smooth
internal circulation.
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MCAS Tustin Specific Plan/Reuse Plan
Chapter 4 · Specific Plan Administration
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 proposed Medium-High Density Residential (MHDR) Land Use
area located at the northeast comer of Edinger Avenue and Jamboree
Road.
· The existing residential area located between Peters Canyon Channel
and Harvard Avenue north of Moffett Avenue.
The proposed Elementary School (ES) and the Neighborhood Park
(NP) sites located at the northwest comer of Barranca Parkway and
Harvard Avenue.
· The existing residential areas located between Peters Canyon
Channel and Harvard Avenue south of Moffett Avenue.
These areas consist of either former military housing or proposed military
housing sites that can be supported by existing infrastructure. 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 levels
than were generated at MCAS Tustin prior to closure may be authorized
pursuant to the provisions of Section 3.11.131 of the Plan. If phasing and
the resulting cumulative ADTs are not consistent with the development
thresholds identified in Table 4.4, a supplemental traffic study would be
completed.
Service providers for off-site arterial highway circulation improvements
are determined by jurisdictional boundaries: the cities of Tustin, Irvine,
and Santa Ana for their jurisdictions, respectively; and the County of
Orange for improvements in unincorporated territory. The Transportation
Corridor Agencies are responsible for the Eastern Transportation Corridor.
CalTrans is responsible for freeway ramp improvements. All providers
work closely with the Orange County Transportation Authority to
implement the Countywide Master Plan of Arterial Highways.
4.4.5
Recreational Bikeways
Additional bikeways beyond the existing system consists of one regional
bikeway (Class I) and several Class II on-road bikeways. The Class I
Bikeway along Peters Canyon Channel will be completed in connection
with completion of channel improvements. Red Hill Avenue Bikeway
improvements will be completed in conjunction with future widening
City of Tustin
MCAS Tustin Specific Plan/Reuse Plan
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