HomeMy WebLinkAboutORD FOR ADOPTION 12-03-90)INANCES EOR ADOPTION NO. 1
/3/90
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Inter - Com
DATE: DECEMBER 3 1990
WILLIAM A. HUSTON, CITY MANAGER
TO:
CHRISTINE SHINGLETON, DIRECTOR OF COMMUNITY DEVELOPMENT
FROM:
ZONE CHANGE 90-03
SUBJECT:
Recommendation
It is recommended that the City Council: 1. Approve the revised
Environmental Determination for the project by. adopting Resolution
No. 90-146. 2. Adopt Ordinance 1052, by title only.
Background
The City Council at it's meeting on November 5, 1990 introduced
Ordinance 1052, a proposed rezoning which would adopt a Planned
Community (PC) district and the Newport/Warren Planned Community
regulations for a 7.86 acres located in the vicinity of Newport and
Warren Avenues.
A revised Negative Declaration has been prepared for the project
which needs to be certified prior to final adoption of Ordinance
1052. The revised Negative Declaration evaluates the impacts of a
35 foot building height not to exceed two stories for all uses and
a reduced rear yard setback of 20 feet for all uses.
Christine Shingleton
Director of Community De lopment
CAS:kf/zc90-O3.cas
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RESOLUTION NO. 90-146
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, RECOMMENDING CERTIFICATION TO THE
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CITY COUNCIL OF THE FINAL NEGATIVE DECLARATION
AS ADEQUATE FOR ZONE CHANGE 90-03, INCLUDING
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REQUIRED FINDINGS PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
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The City Council of the City of Tustin does hereby
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resolve as follows:
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I. The City Council finds and determines as follows:
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A. The request to approve Zone Change 90-03 is
considered "projects" pursuant to the terms of
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the California Environmental Quality Act.
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B. A Negative Declaration has been prepared for
this project and has been distributed for
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public review.
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C. Whereby, the City Council of the City of
Tustin has considered evidence presented by
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the Community Development Director and other
interested parties with respect to the subject
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Negative Declaration.
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D. The City Council has evaluated the proposed
final Negative Declaration and determined it
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to be adequate and complete.
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II. A Final Negative Declaration has been completed in
compliance with CEQA and State guidelines. The
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City Council, the approving authority over Zone
Change 90-03, has received and considered the
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information contained in the Negative Declaration
prior to approving the proposed project and found
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that it adequately discussed the environmental
effects of the proposed project. On the basis of
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the initial study and comments received during the
public review process, the City Council has found
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that although the proposed project could have a
significant effect on it in this case because
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mitigation measures identified in the Negative
Declaration have been incorporated into the project
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which mitigate any potential significant
environmental effects to a point where clearly no
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significant effect would occur and are identified
in Exhibit A to the attached Negative Declaration
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and initial study and are adopted as part of the
Newport/Warren Planned Community regulations for
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the project by Ordinance No. 1052 and are
incorporated herein by reference.
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Resolution No. 90-146
Page 2
PASSED AND ADOPTED at a regular meeting of the City
Council held on the 3rd day of December, 1990.
RICHARD EDGAR
Mayor
MARY WYNN
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
MARY E. WYNN, City Clerk and ex -officio Clerk of the City
Council of the City of Tustin, California, does hereby
certify that the whole number of the members of the City
Council of the City of Tustin is five; that the above and
foregoing Ordinance No. 1052 was duly and regularly
introduced and read at an adjourned regular meeting of
the City Council held on the 19th day of November, 1990,
and was given its second reading and duly passed and
adopted at a regular meeting held on the 3rd day of
November, 1990, by the following vote:
AYES COUNCILPERSONS:
NOES COUNCILPERSONS:
ABSENT: COUNCILPERSONS:
Summary Printed Tustin News:
MARY E. WYNN, City Clerk
City of Tustin, California
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ORDINANCE NO. 1052
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE
90-03 TO ZONE PROPERTY LOCATED ON 7.826 ACRES
IN THE VICINITY OF NEWPORT AND WARREN AVENUES
TO PC (PLANNED COMMUNITY). THE APPLICANT FOR
THIS ZONE CHANGE IS THE CITY OF TUSTIN.
The City Council of the City of Tustin does hereby ordain as
follows:
I. The City Council finds and determines as follows:
A. That this zone change has been reviewed and is in
accordance with the California Environmental Quality Act.
B. That a public hearing was duly noticed, called and held
on said application by the Planning Commission on
September 10, 1990 and October 10, 1990, and by the City
Council on October 15, 1990.
C. That a zone change should be granted for the following
reasons:
1. The proposed Planned Community Zoning District is
consistent with all elements of the General Plan
and in particular, the Land Use Element which is
being amended concurrently with the rezoning of the
Planned Community Zoning Designation and
development standards allowing for compatible uses
and orderly development in the neighborhood.
2. The proposed zoning is in the best interest of the
public health, safety and welfare of the
surrounding neighborhood and property owners in
that maximum allowed density and... development
standards are established which ensure land use
compatibility between existing and adjacent
residential and office uses.
II. The City Council hereby approves of Zone Change 90-03 rezoning
certain property located in the vicinity of Newport Avenues
and Warren Avenues within the PC (Planned Community) District
as shown on Exhibit A and also adopts Planned Community
Regulations as part of the Zone Change. These regulations are
known as the Newport - Warren Planned Community Regulations
and are attached hereto as Exhibit B and incorporated herein
by reference.
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Ordinance No. 1052
Page 2
PASSED AND ADOPTED by the City Council of the City of Tustin at a
regular meeting held on the day of , 1990.
MARY WYNN
City Clerk
RICHARD EDGAR
Mayor
Cent,
ZONE CHANGE 90-03
A ZONE CHANGE OF UNCLASSI-
FIED PROPERTIES TO PC
(PLANNED COMMUNITY).
ewport Avenue
t7xrvfit>t-r "A"
PC (PLANNED
COMMUNITY)
0
N OT TO SCALE
EXHIBIT B
NEWPORT - WARREN
PLANNED COMMUNITY REGULATIONS
Prepared by
CI'T'Y OF TUSTIN
COM14UNITY DEVELOPMENT DEPARTMENT
300 Centennial Way
Tustin, California 92680
(714) 544-8890
Adopted by the Tustin City Council
on
NEWPORT - WARREN
PLANNED COMMUNITY REGULATIONS
Prepared by
CITY OF TUSTIN
COMMUNITY DEVELOPMENT DEPARTMENT
300 CENTENNIAL WAY
TUSTIN, CALIFORNIA 92680
(714) 544-8890
Adopted By City Council
on
PLANNED COMMUNITY DEVELOPMENT
EXHIBIT 1
Page 20,
Parcel Index
Lot No. Assessor's Parcel No.
1
401-191-30
2
401-191-31
3
401-191.-29
4
401-181-22
5
401-181-51
6
401-181-52
7
401-211-35
8
401-211-36
9
401-211-69
10
401-211-67
11
401-211-65
12
401-211-57
13
401-211-64
14
401-211-59
15
401-211-53
16
401-211-21
17
401-211-15
LEGEND
Residential Single
Family -Garden Office
Garden Office
i m m GO GO
35 45
(2)
NOT TO SCALE✓
BASE DISTRICT
GO
45
MAXIMUM HEIGHT LIMIIT
Newport - Warren Planned Community
Page 1
1.0 INTRODUCTION
The regulations set forth in this ordinance for the Newport -
Warren Planned Community District have been established to
satisfy the Planned Community Regulations of the Tustin City
Code and to provide for diversification of the relationships
of buildings, structures and open spaces in planned building
groups. The application of these regulations is specifically
intended to encourage the appropriate use of land, create a
harmonious relationship among residential land uses and garden
offices and the existing communities, protect the health,
safety and general welfare of the community and provide the
flexibility needed to create a quality environment.
Development within the Newport - Warren Planned Community
shall occur pursuant to these Planned Community Regulations.
2.0 STATISTICAL SUMMARYILAND USE DESIGNATIONS
There are two separate land use categories provided within the
Newport - Warren Planned Community. Land use designations are
shown on Exhibit 1 with a statistical summary of parcels
within each land use designation shown in Table 1.
3.0 RESIDENTIAL SINGLE FAMILY - GARDEN OFFICE (RSF-GO)
The land use and development regulations section acts as a
principal part of the controlling mechanism for implementation
of The Planned Community District designation on the Newport -
Warren area. Standards set forth in this section will ensure
that future development within the Newport - Warren Planned
Community proceeds in a consistent and appropriate manner.
Future review of subdivisions and site plans by the City of
Tustin will provide assurance that these standards are
realized.
3.1 RESIDENTIAL SINGLE FAMILY - GARDEN OFFICE (RSF - GO)
A. Purpose and Intent
The RSF - GO designation is a designation that permits
both residential and garden office uses with varying
development standards for each use.
The RSF portion of the land use designation is intended
to create, preserve and enhance neighborhoods where
permanent, one household, residential uses are
predominant. The detached dwellings and large private
yards of the RSF area allows for maximum privacy where
Newport - Warren Planned Community
Page 2
TABLE 1
STATISTICAL SUMMARY*
Land use Category
Residential Single Family -Garden Office (RSF-GO)
Approximate
Gross Acres
AP. no.
401-191-30
.17
AP. no.
401-191-31
.13
AP. no.
401-191-29
.45
AP. no.
401-181-22
.30
Garden Office (RGO)
AP.
no.
401-181-51
.42
AP.
no.
401-181-52
.43
AP.
no.
401-211-35
.14
- AP.
no.
401-211-36
.16
AP.
no.
401-211-69
.31
AP.
no.
401-211-67
.44
AP.
no.
401-211-65
.37
AP.
no.
401-211-57
.37
AP.
no.
401-211-64
.03
AP.
no.
401-211-59
.13
AP.
no.
401-211-53
.68
AP.
no.
401-211-21
.19
AP.
no.
401-221-15
.88
*Approximately 1.11 acres of annexation area is street
Newport - Warren Planned Community
Page 3
desired, and opportunities for outdoor living. Only
those additional uses are permitted as outright uses that
are complimentary to, and can exist in harmony with, such
a single-family residential neighborhood.
The garden office portion of the land use designation
provides a method whereby residential property may be
used for garden office use with low traffic generation if
uses and structures are in compliance with specific site
development provisions and requirements for coordinating
vehicular access and on site circulation prohibiting
direct line of sight into adjoining buildings so that a
residential character is achieved which is compatible
with adjoining residential properties. However such uses
are not outright uses but only permitted subject to a
conditional use permit and special development standards
for such uses.
B. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right as a
principal use in the RSF-GO land use designation where
the symbol "P" occurs, by conditional use permit where
the symbol "C" occurs, by temporary use permit where the
symbol "T" occurs and by accessory use where the symbol
"A" occurs provided said accessory uses are found to be
customarily associated with and subordinate to a
permitted use.
1. One single-family detached dwelling per building P
site.
2. Public parks and playgrounds. P
3. Riding and hiking trails. P
4. Community care facilities or small -family day P
care homes, serving 6 or fewer persons.
5. Large family day care homes serving 7 to 12 P
shall be allowed as permitted uses in those areas
designated for single-family residential land uses
subject to all standards for such uses contained
in the R-1 District of the Tustin City Code.
6. Apiaries. C
7. Churches, temples and other places of worship with
a minimum site area of 40,000 square feet. C
8. Educational institutions. C
9. Professional offices for: C
a. Accountants
b. Attorneys
C. Engineers, architects, surveyors and planners
10. Advertising agency offices. C
11. Insurance agents. C
Newport - Warren Planned Community
Page 4
12. Telephone answering services.
13. Travel agencies.
14. Typing and addressing services.
15. Stockbroker offices.
16. Escrow offices.
17. Secretarial services.
18. Real estate offices.
19. Model homes, temporary real estate offices and
related signs with subdivisions.
20. Temporary use of mobile home residence during
construction of a new building on the same
building site.
21. Continued use of an existing building during
construction of a new building on the same
building site.
22. Garages and carports.
23. Swimming pools.
24. Fences and walls.
25. Signs
26. Noncommercial keeping of pets and animals per
the limitations of the Tustin City Code.
27. Home occupations.
28. Guest houses [one (1) per building site] in
conformance with the setback regulations for the
main residential building.
C. Unlisted Use
C
C
C
C
C
C
C
T
T
T
A
A
A
A
A
A
A
Those uses not specifically listed are subject to a
determination by the Planning Commission as either
permitted, conditionally permitted or prohibited
consistent with the purpose of the RSF-GO designation.
Decisions of the Commission are appealable to the City
Council.
D. Site Development Standards
1. Principal Permitted Uses
a. Minimum building site area - 10,000 square
feet.
b. Minimum building yard setbacks:
1) Front yard - 20 FEET.
2) Rear yard - 25 feet.
3) Side yard setback - 10% of the average
ultimate net width of the building site
to a maximum of 20 feet.
4) On a panhandle building site the minimum
setback from any property line shall be
10 feet.
Newport - Warren Planned Community
Page 5
C. Maximum building site coverage - 50%.
d. Building height - 2 stories not to exceed 35
feet.
2. Conditionally Permitted Uses
a.
Minimum
building
site
area - 25,000 net square
feet.
b.
Maximum
building
site
coverage: 300.
C.
Maximum
building
height - 2 stories not to
exceed
35 feet.
d.
Minimum
building
site
width: 100 feet.
e.
Minimum
building
yard
setbacks 15 feet with a
20 foot
average:
1) front yard: 15 feet with a 20 foot
average
2) side yard setback.
a) 10 feet from any ultimate right-of-
way, unless otherwise specified
herein.
b) 5 feet from any abutting garden
office land use designation.
C) 15 feet from any residential single
family district. Any main building
or portion thereof in excess of 18
feet in height shall be setback 45
feet from any abutting residential
single family district.
3) rear yard - 20 feet.
f. Vehicular access standards: a vehicular
access plan shall be provided for any
conditional use permit for a professional
office or administrative use and such plan
shall be approved by the Planning Commission.
The vehicular access plan shall be in
substantial conformity with the following:
For assessor parcels 401-191-29, 401-191-30,
401-191-31, and 401-191-22 a maximum of 2
access driveways or street openings to Newport
Avenue will be permitted for the entire group.
A minimum of 150 feet, measured center to
center, shall be maintained between these
openings to any other street opening. Each
approved use permit shall include a condition
for a recorded reciprocal ingress - egress
easement along interior property lines with
Newport - Warren Planned Community
Page 6
adjoining properties permitted to be in
professional office or administrative use in
the RSF-GO land use designation and an
irrevocable offer of dedication of vehicular
access rights in compliance with the Vehicle
Access Plan of the approved use permit prior
to issuance.
3. General Regulations:
Other general regulations and standards applicable
to all land use designations are provided in
Section 3.3 of this document.
3.2 GARDEN OFFICE (GO)
A. Purpose and Intent
The GO land use designation is intended to provide areas
for the development of professional and administrative
offices and related uses in locations in close proximity
to residential areas. Development of properties in the
GO designation create a suitable environment for
professional and administrative uses including office
buildings of a residential appearance especially designed
for such uses with low traffic generation, located on
sites large enough to provide room for landscaped open
space, off-street parking facilities and buffering of
abutting residential areas.
B. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right as a
principal use in the GO land use designation where the
symbol "P" occurs, by conditional use permit where the
symbol "C" occurs, by temporary use permit where the
symbol "T" occurs and by accessory use where the symbol
"A" occurs provided said accessory uses are found to be
customarily associated with and subordinate to a
permitted use.
1. Public and private utility buildings P
and structures.
2. Professional offices for: P
a. Accountants.
b. Attorneys.
C. Engineers, architects, surveyors and planners.
d. Doctors, dentists, optometrists, oculists,
chiropractor and other licensed by the State
of California to practice the healing arts,
Newport - Warren Planned Community
Page 7
but not including veterinary hospitals for
overnight animal care.
e. Other professional services requiring state
licensing or certification.
3.
Advertising agency offices.
P
4.
Insurance agents.
P
5.
Studio for interior decorators,
P
photographers, tailors, seamstresses,
artists and draftsmen.
6.
Telephone answering services.
P
7.
Travel agencies.
P
8.
Typing and addressing services.
P
9.
Stockbroker offices.
P
10.
Escrow offices.
P
11.
Secretarial services.
P
12.
Real estate offices.
P
13.
Fences and walls.
A
14.
Signs.
A
C. Unlisted Uses
Those uses not specifically listed are subject to a
determination by the Planning Commission as whether
permitted, conditionally permitted or prohibited
consistent with the purpose of GO land use designation
decisions of the Planning Commission are appealable to
the Planning Commission.
D. Site Development Standards
1. Minimum building site area - 10,000 net square
feet.
2. Maximum building site coverage - 350.
3. Maximum building height - 2 stories not to exceed
35 feet except as noted on Exhibit 1.
4. Minimum building site width - 75 feet.
5. Minimum building yard setbacks:
a. Front yard setback: 15 feet minimum with an
average of 20 feet.
b. Side yard:
1) 10 feet from any ultimate right-of-way
line, unless otherwise specified herein.
2) 5 feet from any abutting Garden Office
land use designation.
3) 15 feet from any residential single
family district or the Residential
Single -Family Garden Office land use
designation developed with residential
uses. Any main building or portion
thereof in excess of 18 feet in height
Newport - Warren Planned Community
Page 8
shall be setback a minimum 25 feet from
an abutting Residential Single -Family -
General Office (RSF-GO) land use
designation developed with residential
land use or a residential single family
district.
C. Rear yard setback: 20 feet.
6. Vehicle Access Standards
A vehicular access plan shall be provided and such
plan shall be approved by the Community Development
Department in conjunction with design review for a
project. The Vehicular Access Plan shall be in
substantial conformity with the following:
a. The first street opening from an intersection
shall be a minimum of 150 feet from the point
of intersection of the ultimate right-of-way
lines of the abutting streets.
b. Any additional street openings shall be a
minimum of 300 feet, front center to center,
from any other street opening.
C. Any access driveway, parking aisle, or private
roadway shall not be closer than 10 feet to
the boundary of a residential district.
d. No street opening shall be permitted within
the southern frontage of Warren Avenue.
Reciprocal ingress and egress easements shall
be established where needed to permit access
to Newport Avenue for those parcels with legal
access to Warren. At the time of approval of
the vehicular access detail plan, said parcels
shall submit to the City of Tustin an
irrevocable offer of dedication of vehicular
access right to Warren Avenue.
The vehicular access detail plan shall be
submitted_ to the Community Development
Director for approval prior the issuance of a
building permit or grading permit. The
Director shall weigh each application on its
merits and may grant a modification of any of
the above guidelines if it is found that the
efficiency of the arterial highway system will
be maintained and that conditions or terrain
indicate it is impractical or inadvisable to
comply with the requirements, or if these
requirements will create or result in undue
hardship to the abutting property.
Newport - Warren Planned Community
Page 9
7. General Regulations
Other general regulations and standards applicable
to all land use designation are provided in Section
3.3 of this document.
3.3 GENERAL REGULATIONS
A. Limitation on Uses - The following limitations shall
apply to all uses:
1. All uses shall be conducted within a completely
enclosed building, except for off-street parking,
loading and temporary uses.
2. No overnight parking of vehicles other than those
used in conjunction with a permitted use shall be
permitted.
3. Storage shall be permitted only with an entirely
enclosed structure, and shall be limited to
accessory storage of commodities sold or utilized
in the conduct of a permitted use on the premises.
B. Off -Street Parking Requirements
1. Basic Regulations
a. New Uses - Off-street parking shall be
provided for any new building constructed and
for any new use established; for any addition
or enlargement of an existing building or use;
and for any change in the occupancy of any
building or the manner in which any use is
conducted that would result in additional
parking spaces being required.
b. Maintenance - All required off-street parking
spaces shall be available permanently and
marked and maintained permanently for parking
purposes. Off-street parking areas shall not
be used for the sale display or repair of
motor vehicles or re -striping of parking areas
shall not change the configuration, size or
location of parking spaces and landscaping
unless approved by the Community Development
Department.
2. Parking Spaces Required
a. All uses shall provide off-street parking in
accordance with Table 2. The requirement for
any use not listed specifically shall be
determined by the Community Development
Newport - Warren Planned Community
Page 10
Director on the basis of the requirements for
similar uses. The number of handicap spaces
shall be as required by the Uniform Building
Code.
b. Fraction of Parking Spaces - Where the
application of the off-street parking
requirements results in a fractional number of
spaces then the fraction shall be rounded to
the next higher whole number.
c. Location of Parking Spaces - All required off-
street parking spaces shall be located on the
same lot as the use to be served.
d. Restricting the Use of Parking Spaces - All
required parking spaces shall be made
available permanently for automobile parking
not only for employees working at the premises
for which parking is required. In the absence
of prior approval from the Planning
Department, it is unlawful for any owner,
lessee, tenant or.any person having control of
the operation of any premises for which
parking is required to prevent, prohibit or
restrict authorized persons from using
parking.
e. All handicapped parking spaces shall be
located as close as is practical to the
entrance(s) to the use they are intended to
serve, and oriented so that a user of the
handicapped parking space does not have to go
past the rear of automotive parking spaces in
order to reach the buildings main entrance.
f. Parking area dimensions, location, aisle
width, access, etc., shall conform to City of
Tustin parking standards on file in the
Community Development Department.
Newport - Warren Planned Community
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TABLE 2
PARKING STANDARDS
Use
Churches, Parks, Playgrounds
Of f ices
Schools
Single-family residence
C. Mechanical Equipment
Reguired Parking Spaces
1 per each 3 seats
1 per 250 square feet of gross
floor area
1 per each staff member plus 1
loading space for each 8
children
2 car garage per dwelling
Compressors, air conditioning units or similar mechanical
equipment, located outside the exterior walls of any
building shall comply with the following:
1. All such mechanical equipment shall be screened
from view from any abutting street or highway and
shall be enclosed. Location and architectural
design of the enclosure shall be subject to design
review. The screen shall be considered as an
element of the overall design of the project and
shall blend with the architectural design of the
buildings.
2. All such mechanical equipment shall be maintained
in a clean and proper condition to prevent a
collection of litter and filth and to avoid the
emission of unnecessary noise, dust or fumes.
D. Fences and Walls
Fences, hedges and walls, not greater than 6 feet, 8
inches in height shall be permitted on or within all rear
and side property lines on interior lots and on or to the
rear of all front yard setback lines. No fence, wall or
hedge over 3 feet in height shall be permitted in any
required front yard, or in the required side yard on the
street side of a front yard or in the required side yard
on the street side of a reverse corner lot. All
provisions of the Tustin City Code shall also apply to
the construction of walls, fences and hedges.
Newport - Warren Planned Community
Page 12
E. Refuse Collection Areas for Office Proiects
All outdoor refuse collection shall be screened visually
from streets and highways. Collection areas shall be
shielded from view within a building or enclosed by a
wall not less than 6 feet in height. Said enclosures
shall be designed consistent and to compliment main
building materials. The city, during design review, may
require accommodation of adequate on-site building
facilities to encourage refuse recycling. Within the
Garden Office (GO) land use designation, such trash areas
shall not occur within the front or an exterior side yard
or within 25 feet of an abutting residential district or
land use designation.
F. Screening and Landscaping
All projects (other than single family residential) shall
be subject to the following landscaping requirements:
1. A minimum of 15% [and 20% for cluster developments]
of building site or project net area shall consist
of trees, shrubs, vines, ground cover, or any
combination thereof. Landscaped area shall not
include buildings, paving, swimming pools,.gravel
or any other assemblage of building materials upon
or over the land.
2. Existing mature trees shall be preserved and
integrated into the landscape plan whenever
possible. Existing mature trees which are removed
shall be replaced t a minimum rate of specimens of
24 inch box size per 1 mature tree removed.
3. Boundary landscaping along primary and major
arterial highways shall create a parkway appearance
which softens/screens undesirable views. Street
trees shall be randomly grouped to create an
informal or natural character and be provided at a
rate of not less than 1 24" box tree per 25 feet of
road frontage and 6 five gallon shrubs per 25
lineal feet of street frontage or a combination of
3 - five gallon and 5 - one gallons shrubs shall be
provided.
4. In the interest of public safety, street trees
shall be planted a minimum of 25 feet from the
beginning of curb returns at intersections and a
minimum of 10 feet from street lights, fire
hydrants and driveways.
5. Outdoor off-street parking areas shall be planted
at a rate of 1 tree per 1,000 square feet of
parking area surface and at a minimum of every
Newport - Warren Planned Community
Page 13
fifth parking space in parking bays exceeding 10
spaces in length.
6. Street frontage landscaping shall also screen all
parking areas in the general office designation or
in office use from street view by use of evergreen
plant materials in combination with on or more of
the following.
a. Wall: A wall of colored concrete, stone,
brick, tile or similar type of solid masonry
material a minimum of 4 inches thick and 3
feet high but no more than 3 1/2 feet high.
b. Fences, solid: A solid fence of wood, masonry
or other opaque material of at least 3 feet in
height but not more than 3 1/2 feet high.
C. Fences, open: An open weave or mesh fence
combined with plant materials to form an
opaque screen of at least 3 feet in height but
not more than 3 1/2 feet high.
d. Berm: An earthen berm used as a screen seeded
with grass or other evergreen ground cover
with a minimum height of 3 feet but not more
than 3-1/2 feet in height.
7. Unless specified otherwise, all landscaping
installation shall conform with the City of Tustin
landscape guidelines and submittal requirements.
S. The required use permit or design review
application shall include a landscape plan in
compliance with the above requirements.
9. All front, side and rear street facing setback
areas shall be fully landscaped with plant
materials, with the exception of driveways and
architectural features such as walks, sculpturing,
ponds and decorative walks.
10. Except where landscaping is included on the side or
rear yard parking area, provide in the perimeter
one 15 gallon size tree and 5 gallon - five gallon
shrubs for every 30 lineal feet of property line.
11. Provide turf or ground cover in private parkways
and in perimeter landscaping. (Exception: Where
there are private parkways or perimeter landscaping
near street curb.)
12. Interior Landscaping
a. For office development, provide one tree per
250 square feet of landscaped are.
b. Provide landscaping adjacent to structures on
site including one 15 gallon tree for every 30
lineal feet of exterior wall. (Need not be
spaced at 30 feet off center.)
Newport - Warren Planned Community
Page 14
C. Along fences or walls, including refuse
storage and equipment areas, provide landscape
screening with shrubs, and or vines and trees.
13. Parking Lot Landscaping
a. At least 5% of any parking lot area and any
additional portion not actually used for
movement and parking of vehicles shall be
landscaped with trees, shrubs and ground
cover.
b. Any perimeter parking lot trees shall be
planted in a planter of sufficient width to
provide 2 1/2 feet minimum clearance for
vehicle overhang.
G. Buffering from Residential Areas
Development of any project other than single family
residential shall be subject to the following
requirements where an interior property line abuts a
residential district or land use designation.
1. Provide and maintain a landscape buffer at least 8
feet wide. Landscape materials within the buffer
shall include trees and shrubs. Trees shall be
spaced a maximum of 20 feet on center and create an
opaque screen above the wall within 24 months from
initial installation. Shrubs shall achieve a
mature height of between 2 and 6 feet.
2. Masonry walls a minimum of 6 feet, 8 inches in
height shall be installed along site boundaries.
H. Signage
Signage within the Newport - Warren Planned Community
shall.be subject to provisions of the Tustin Sign Code.
I. Lighting
All lighting shall be designed and located so as to
confine direct rays to the premise.
3.4 DESIGN GUIDELINES AND STANDARDS
The Design guidelines and standards are part of the site
development review procedures and development standards. For
developers preparing development proposals and City of Tustin
officials reviewing those proposals, the guidelines and
standards provide a framework for achieving design
Newport - Warren Planned Community
Page 15
compatibility between proposed projects and existing community
character. The guidelines, therefore, represent a specific
set of additional criteria for the design of projects and
their subsequent evaluation.
In addition to general design review findings required in the
Tustin City Code and requirements contained in the Land Use
and Development Regulation Section of this document,
development plans shall be reviewed for compliance with the
following guidelines. Some standards contained in this
section are intended to be as directives and shall be
implemented according to language contained herein (ie.,
"shall", "prohibited"). other standards are guidelines and
intended to guide and not restrict creative solutions.
A. Plant Materials
1. Repetitious use of like plant materials to create
unity throughout the planned community is preferred
to an exhaustive plant pallet.
2. Use of broad leaf trees with architectural canopies
is encouraged.
3. landscape materials should be drought tolerant and
as low maintenance as possible. Drought tolerant
- shall include plants, which when established,
require watering no more frequently than once every
two or three weeks.
4. All shrubs should vary container size between one
(1) gallon and five ( 5 ) gallons.
5. Required landscaping shall be maintained in a neat,
clean, and healthy condition. This shall include
proper pruning, mowing of lawns, weeding, removal
of litter, fertilizing, replacement of plants when
necessary, and the regular watering of all plants.
B. Site Development
1. Deciduous trees should be used in south facing
outdoor areas around buildings to provide solar
access during winter months, while providing shade
in hot summer months.
2. Trees and shrubs on west sides of buildings should
be concentrated to reduce heat build-up during hot
afternoon hours.
3. An irrigation system is required in all landscaped
areas to ensure all plantings are adequately
watered. Systems installed should be automatic
whenever possible and designed for efficiency of
water use.
4. Irrigation controls, valves and backflow preventers
should be hidden in shrub areas whenever possible.
Newport - Warren Planned Community
Page 16
5. Utility lines and apparatus should be placed
underground.
6. Landscape plans should incorporate various site
elements. Outdoor lighting, signing, trash
receptacles, fencing, etc. should be carefully
considered as integral elements of the landscape,
and should be included in and shown on all
landscape plans.
7. No landscape improvements shall be placed so as to
obstruct the vision of drivers and/or pedestrians.
C. Streetscape
1. Landscaping of setbacks along primary, major and
secondary arterials should create a parkway
appearance which compliments the architectural
elements of the site design and includes a street
tree program to soften and screen undesirable
views.
2. Street trees located on the parkways along Newport
Avenue and 17th Street should be clustered or
randomly spaced to create an informal or natural
character.
3. Parkway underplantings should consist of low
profile ground cover extending to a fence or wall
with shrub mounding in groupings to soften wall
forms. As an alternative berms not less than 3
feet nor more than 3 1/2 feet may be used either
independently or in conjunction with low walls
conforming to the same height limitation.
4. Wherever possible, bikeway right-of-way shall be
accommodated outside of the roadway within the
parkway area.
D. Landscape Buffers
1. Landscape buffers are to be provided in conjunction
with a solid wall constructed of material which is
compatible with the architecture of the main
buildings. (Wood fences must be insulated for
noise in order to be considered as meeting the
intent of this guideline.)
2. Landscape materials within the buffer shall include
trees and shrubs. Low ground covers are
discouraged.
E. Walls and Barriers
These guidelines shall be used to ensure walls or other
barriers are built as an integral element of new
development. Walls or other barriers should be used for
Newport - Warren Planned Community
Page 17
noise attenuation or visual screening when these purposes
cannot be achieved through building design and siting.
1. To maintain a suburban character, use of walls or
other noise or visual barriers developed within or
along required setbacks from public rights-of-way
should be developed as an integral architectural
element of the buildings, for example, around a
private patio, courtyard or similar exterior space.
2. Walls and barriers should be designed to be
compatible with like facilities on adjoining
properties.
3. Walls and barriers should be developed in
conjunction with plant materials as described in
the preceding guidelines.
4. Walls and barriers in combination with plant
materials shall serve to prevent direct line of
sight between uses of different intensity when this
.purpose cannot be accomplished through building
siting and design.
F. Parking Facilities and Access Driveways
These guidelines shall be applied in evaluating
professional office developments. Their purpose is to
make parking facilities as unobtrusive a part of the
landscape as possible.
1. Subterranean parking enclosed on two or three sides
is strongly encouraged for professional office
developments in order to avoid broad expanses of
paved ground devoted to surface parking. Broad
expanses of pave ground are not considered in
keeping with the area's residential character.
2. A raised curb, bumpers or tire stops shall be
provided in all parking lot areas abutting a
sidewalk, street, building or alley.
3. Off-street parking facilities shall be designed so
that a car within a facility will not have to enter
a street to move from one location to any other
location within the same parking facility. Parking
facilities within contiguous parcels designated for
professional office use shall be considered as
having the same parking facility even though they
may be developed independently and at different
times. Floating easements should be established or
a master parking plan prepared as part of the
initial development in order to ensure compliance
with this guideline.
4. Parking facilities shall be designed in such a
manner that any vehicle on the property will be
Newport - Warren Planned Community
Page 18
able to maneuver.as necessary so that it may exit
from the property traveling in a forward direction.
5. All parking spaces shall be clearly outlined on the
surface of the parking facility.
6. The costs of providing landscaping and/or other
means of structural screening should be considered
as necessary costs of the parking facility; rather
than elective, and therefore, discardable cosmetic
effects.
7. Generally, off-street parking facilities should be
located to the rear of sites. Street frontages
should be devoted to building architecture and
landscaping as is characteristic of residential
uses.
8. To be compatible with the area's residential
character, lighting standards in parking areas
should not exceed 10 feet in height.
9. Lighting for parking areas shall be designed to
confine direct rays to the site. Care should be
taken to avoid indirect or inadvertent illumination
of abutting residential uses.
G. Architectural Character
The following architectural guidelines provide a
framework for establishing an architectural character
throughout the specific plan area which reflects the
existing small estate residential character. Creativity
in achieving residential character on an individual
project basis is encouraged. The guidelines are
applicable to nonresidential developments and residential
projects of greater density than the existing small
estate neighborhoods.
1. New professional office buildings should be
sympathetic to the residential small estate
architectural theme of the area as characterized by
building bulk, height, roof design and setbacks.
2. Architectural elevations from arterial and
collector streets should a achieve a single-family
residential character through architectural design
and control of building bulk, setbacks and spacing
of buildings.
3. Two-story structures should avoid a bulky or boxy
appearance which results from flat vertical
building plains. Use of irregular or stepped
facade depth, change in wall and roof hip direction
and other techniques is encouraged as a means of
reducing the apparent building bulk.
4. Use of partially or totally enclosed patios and
balconies to provide a residential character is
Newport - Warren Planned Community
Page 19
encouraged. The height and materials used for the
enclosure should be varied to provide interest.
5. Plazas, courtyards and arcades scaled for
pedestrian use are encouraged. as part of
professional office developments. Such spaces
should be designed and oriented to separate or
appear to separate potentially long or massive
building into distinct structures of a residential
scale and character.
6. Varying the height of portions of the building so
that it appears to be divided into distinct units
is encouraged.
7. All roof equipment and rubbish collection units
shall be screened from view. The screening
material shall be in harmony with building lines,
materials and color. When possible, mechanical
equipment typically located on the roof should be
enclosed within the building attic (pitched roof),
.located at grade and screened from view, or located
below grade when accessible from subterranean
parking facilities.
8. Subdued colors or earth tones characteristic of
existing residential neighborhoods are encouraged.
9. Exterior building materials shall achieve a
residential character. Buildings constructed of
metal or concrete with very extensive glass walls
are not considered residential in character.
10. Continuous flat roofs and mansard roofs are
discouraged. Peaked roofs such as gable, hip or
shed roofs are appropriate for the desired
character. Variety in roof design within each
building is encouraged. Roofs shall have a minimum
pitch of 1 foot of rise to 3 feet of run and shall
have a maximum pitch of 1 foot of rise to 1 foot of
run
11. The reflectivity of all exposed surfaces (walls,
roofs, windows, frames, and paved surfaces) should
be mitigated by such devices as overhangs, awnings,
trellises, plantings and similar features.
12. Direct line of sight views from the second story of
a non-residential building into an adjacent
residential district shall be avoided through
sensitive building siting and design. Design
solutions include, among others, no windows on
walls facing residential uses, clear story windows
on walls facing residential uses, skylights, opaque
screens and setback of the second story. Building
siting or second story design which orients the
second story walls at an angle to the residential
property line are also encouraged. Landscape
materials may be used in combination with but not
Newport - Warren Planned Community
Page 20
as substitution for an architectural design
solution
13. Architectural design should reflect an
indoor/outdoor relationship, achieved by a high
void to solid ratio, in order to take advantage of
the conducive climate and create a residential
character.
14. Buildings in the general office land use
designation should be oriented towards the street
perimeter. The buildings in combination with
landscaping and site design features should be used
to screen views of parking facilities from public
streets.
15. Site design and architectural treatment of building
site edges with neighboring residential uss should
be sensitively treated in order to preserve the
privacy of residents of both sites.
16. Building orientation should be sensitive to
minimizing intrusion upon the privacy of users of
adjacent properties either within buildings or
exterior living spaces.
H. Signs
The following guidelines provide directions for the
design and location of signs within the specific plan
area. Because signs are not typically found in single-
family residential communities, the objective of these
guidelines is to ensure a very subdued appearance to
those signs necessarily associated with professional
office, commercial and certain residential developments.
1. Signs should be made of wood, aggregate, masonry or
similar materials. Signs made of plastic,
plexiglass or similar materials are in contrast the
area's residential character and should be avoided.
2. Freestanding signs located within landscaped
parkways along arterial streets should maintain a
low profile.
4.0 IMPLEMENTATION/ADMINISTRATION
4.1 Responsibility
The Department of Community Development shall be responsible
for the administration and enforcement of provisions of these
regulations.
4.2 Interpretations
If ambiguity arises concerning the appropriate application of
provisions contained in these regulations, the Director of
Newport - Warren Planned Community
- Page 21
Community Development shall make the appropriate
determination. In making these determinations, the Director
shall consider the following, but not by way of limitation:
A. Prior administrative interpretation of similar
provisions;
B. General intent and purpose of the Planning Community
District regulations and individual land use designation
within the district;
C. Provisions contained in the General Plan.
Any decision of the Director may be appealed to the Planning
Commission.
4.3 Development Processinq
The Land Use Plan (Exhibit 1) shall generally guide location
of the land use areas within the project area.
4.4 Site Plan Review
Design review by the Community Development Department is
required prior to submitting plans and specification for plan
check and building permit processing. The applicant shall
submit plans and all information to the Community Development
Department in accordance with the City of Tustin Design Review
requirements. Said application shall include but is not
limited to conceptual site plans, architectural elevations of
all building exteriors, and conceptual common area landscape
plans.
The decisions by the Community Development Department shall be
final unless appealed to the Planning Commission with 7 days
of the Community Development Department's decision.
While the Community Development Department review is not
subject to a public hearing, the Community Development
Department may impose reasonable conditions necessary to
ensure compliance with the Planned Community regulations.
4.5 Subdivisions
All divisions of land within the project area shall be
processed in accordance with the Tustin city code and state
subdivision map act.
4.6 variances, Conditional Permits, Use Determinations, and
Temporary Uses
All applications shall be processed in accordance with the
Tustin city code.
Newport - Warren Planned Community
Page 22
4.7 Minor ModificationsfAdjustments
A. The Director of Community Development or designee may
take action on requests for minor modifications or
adjustments to "site development standards" contained in
the Planned Community Regulations when such requests
constitute a reasonable use of property not permissible
under a strict literal interpretation of the regulations.
Administrative adjustments are intended for special
circumstances of hardship and are not intended for
uniform application throughout the Planned Community
area.
Minor modifications/adjustments may allow the following:
1. A decrease of not more than 5% in the minimum
required building site area
2. A decrease of not more than 10% in the minimum
required building or landscaping setbacks
3. An increase of not more than 20% in the maximum
permitted height of a fence or wall, subject to
city -approved structural design
4. An increase of not more than 10% of the permitted
projection of steps, stairways, landings, eaves,
overhangs, masonry chimneys, and fireplaces into
any required building setback
5. An increase of not more than 5% in the maximum
permitted building height
6. An increase of not more than 10% in the maximum
height or area of allowable signage
7. A decrease in the number of required off-street
parking spaces for uses up to a maximum of 10% not
to exceed ten -spaces. Requests for larger than a
ten -space reduction may be granted adjustments
commensurate with a Planning Commission approved
transportation management plan or shared parking
plan prepared by a qualified traffic engineer. The
Director and/or the Planning Commission shall
include findings in its determination addressing
the following:
a. The intent of the parking regulations is
preserved.
b. The parking provided will be sufficient to
serve the use intended and potential future
uses of the same site.
C. The adjusted decrease in the number of parking
spaces shall not be detrimental to the public
health, safety or general welfare or
materially injurious to properties located in
__ the general vicinity.
Newport - Warren Planned Community
Page 23
B. Applications
1. An application for an adjustment shall be filed
with Community Development Department pursuant to
its current application procedures and fee
schedule.
2. The Director of Community Development or designee
shall conduct a public meeting to review the
application, statement and drawings submitted. At
the meeting the Director or designee shall act on
the application and may approve, modify or deny
said application.
3. In granting an adjustment, the Director of
Community Development or designee shall make
findings in fact as prescribed by current law for
the granting of a variance by the Planning
Commission. In addition, the Director shall find:
a. That there are practical difficulties or
benefits of improved design which justify the
deviation.
b. The adjustment,
equal or greater
C. The adjustment
objectives or
specific plan.
where applicable, will provide
benefit to adjacent property.
is not in conflict with
the general intent of the
If the Director of Community Development or
designee denies an application for an adjustment,
or if the applicant disagrees with the conditions
imposed on the granting of an adjustment, if any,
the applicant may file for a variance in accordance
with the procedures prescribed in the Tustin city
code.
C. Amendment of Planned Community
Any amendments to the Planned Community Regulations
contained herein which changes any property from one land
use designation to another shall be initiated and
processed in the same manner set forth in the Tustin City
Code for amending the City Zoning Map.
D. Non -Conforming Uses and Structures
All provisions contained in the Tustin City Code shall
apply to non -conforming uses and structures.
Newport — Warren Planned Community
Page 24
E. Enforcement
Planned Community Regulations are adopted by ordinance
and are therefore subject to penalty provisions of the
Tustin City Code. Specifically, violations of land use
or development standards shall be subject to Penalty
Provisions and Citation Procedures of the Tustin City
Code in addition to the city's authority to seek civil
litigation in a court of law.
Subdivision map and development plan conditions imposed
pursuant to City code shall also be subject to penalty
provisions and citation procedures of the Tustin City
Code.
F. Definitions
For purposes of these regulations words, phases and terms
shall have the same meaning ascribed by the Tustin City
Code unless specifically defined by this section as
follows:
1. Building site area - the total land area within the
boundaries of a development project, not including
any required public street right-of-way dedication
or easements.
2. Density - the number of dwelling units per gross
acre. Density shall be computed by dividing the
total number of dwelling units on a parcel by the
net parcel area for that parcel.
G. Notes
1. Whenever the regulations contained herein conflict
with the regulations of the Tustin City Code, the
established zoning regulation shall take
precedence. Any standard or regulation not covered
by the specific plan shall be subject to
regulations contained in the Tustin City Code.
2. All construction shall comply with all provisions
of the Tustin City Code.
3. Plans for noise attenuation of units located along
Newport Avenue which insure that interior and
exterior noise levels do not exceed the City of
Tustin Noise Ordinance and state standards shall be
submitted for review and approval at time of the
builders first necessary discretionary application
submitted.
4. Approval by the Air Quality Management District of
any plans, devise or facilities for control of air
pollutants shall be required.
Newport - Warren Planned Community
Page 25
5. Energy conversation provisions shall be considered
when building orientation, materials and design are
developed.
6. As a condition of any increment of a proposed
development, the applicant shall provide evidence
of the adequacy of all infrastructure improvements,
including the adequacy of the circulation system.
7. After commencement of alterations or construction
of any structure, or improvement thereon, the owner
shall diligently prosecute the work thereon, to an
end that the structure shall not remain in a partly
finished rendition any longer than reasonably
necessary for completion.
8. Businesses located within the Planned Community
shall not be operated or maintained in a fashion
detrimental to the public health, safety or welfare
or materially injurious to properties or
improvements in the immediate area.
9. Mitigation measures identified and adopted in the
environmental impact report shall be incorporated
by reference in the specific plan.
10. If any portion of these regulations is for any
reason, declared by a court of competent
jurisdiction to be invalid or ineffective in whole
or in part, such decision shall not affect the
validity of the remaining portions thereof. The
City Council hereby declares that it would have
enacted these regulations and each portion thereof,
irrespective of the fact that any one or more
portions be declared invalid or ineffective.
misc\landuse2
NEGATIVE DECLARAI JN
CITY OF TUSTI N
300 CENTENNIAL WAY, TUSTIN, CA. 92680
Project Title: General Plan Amendment 90-02 File No.
Zone Change 90-03
Project Location: 7.826 Acres in the Vicinity of Newport and Warren Avenues
Project Description: A proposal to provide general plan and zoning
designations.
Project Proponent: City of Tustin
Contact Person: Rita Westfield Telephone: (714)544-8896 xt• 278
The Community Development Department has conducted an initial study for the
above project in accordance with the City of Tustin's procedures regarding
implementation of the California Environmental Quality Act, and on the basis of
that study hereby find:
That there is no substantial evidence that the project may have a
significant effect on the environment.
aX That potential significant affects were identified, but revisions have
been included i n the project plans and agreed to by the applicant that
would avoid or mitigate the affects to a point where clearly no
significant effects would occur. Said revisions are attached to and
hereby made a part of this Negative Declaration.
Therefore, the preparation of an Environmental Impact Report is not required.
The initial study which provides the basis for this determination is on
file at the Community Development Department, City of Tustin. The public
is invited to comment on the appropriateness of this Negative Declaration
during the review period, which begins with the public notice of a
Negative Declaration and extends for seven calendar days. Upon review by
the Community Development Director, this review period may be extended if
deemed necessary.
REVIEW PERIOD ENDS 4:30 p.m. on November 22, 1990
DATED: October 25, 1990
Community Developmen irector
CITY OF TUSTIN
Community Development Department
ENVIRONMENTAL INITIAL STUDY FORM
I. Background
1. Name of Proponent < 7U5,fi
2. Address and Phone Number of Proponent
-56'C;'
7-2�--, 7) /9 / --/, 41 WS g�,f)
3. Date of Checklist Submitted
4. Agency Requiring Checklist LI7Z,1
5. Name of Proposal, if applicable Ze w e"
II. Environmental Impacts �� ����� 9G -Q Z
(Explanations of all "yes" and "maybe" answers are required on
attached sheets.)
1. Earth. Will the proposal result in:
a. Unstable earth conditions or in
changes in geologic substructures?
b. Disruptions, displacements, compaction
or overcovering of the soil?
C. Change in topography or ground surface
relief features?
d. The destruction, covering or
modification of any unique geologic
or physical features?
e. Any increase in wind or water erosion
of soils, either on or off the site?
f. Changes in deposition or erosion of
beach sands, or changes in siltation,
deposition or erosion which may modify
the channel of a river or stream or the
bed of the ocean or any ban, inlet or
lake?
Yes Maybe No
X
Yes May No
g.
Exposure of people or property to
geologic hazards such as earthquakes,
landslides, mudslides, ground failure,
X
or similar hazards?
2. Air.
Will the proposal result in:
a.
Substantial air emission or
deterioration of ambient air quality?
b.
The creation of objectionable odors?
C.
Alteration of air movement, moisture,
or temperatures, or any change in
x
climate, either locally or regionally?
3. water. Will the proposal result in:
a.
Changes in currents, or the course
of direction of water movements,
in either marine or fresh water?
b.
Changes in absorption rates,
drainage patterns, or the rate and
X
amount of surface runoff?
C.
Alterations to the course or flow
of flood waters?
d.
Change in the amount of surface
water in any water body?
e.
Discharge into surface waters,
or in any alteration of surface water
quality, including but not limited
to temperature, dissolved oxygen or
turbidity?
f.
Alteration of the direction or rate
of flow of ground waters?
g.
Change in the quantity of ground
waters, either through direct additions
or withdrawals, or through interception
of an aquifer by cuts or excavations?
h.
Substantial reduction in the amount of
water otherwise available for public
water supplies?
4.
5.
Mp
7.
Yes Maybe No
i. Exposure of people or property to
water related hazards such as flooding
or tidal waves?
Plant Life. Will the proposal result in:
a. Change in the diversity of species, or
number of any species of plants (including
trees, shrubs, grass, crops, and aquatic
plants) ?
b. Reduction of the numbers of any unique,
rare or endangered species of plants?
C. Introduction of new species of plants
into an area, or in a barrier to the
normal replenishment of existing
species?
d. Reduction in acreage of any
agricultural crop?
I�
Animal Life. Will the proposal result in:
a. Change in the diversity of species, or
numbers of any species of animals (birds,
land animals including reptiles, fish and
shellfish, benthic organisms or insects)?
b. Reduction of the numbers of any unique,
rare or endangered species of animals?
1�
C. Introduction of new species of animals
into an area, or result in a barrier to
the migration or movement of animals?
d. Deterioration to existing fish or
wildlife habitat?
Noise. Will the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise
levels?
Light and Glare. Will the proposal produce
new light or glare?
Yes Maybe No
8.
Land Use. Will the proposal result in
a substantial alteration of the present
,!
or planned land use of an area?
r
9.
Natural Resources. Will the proposal
result in:
a. Increase in the rate of use of any
natural resources?
b. Substantial depletion of any
�(
nonrenewable natural resource?
10.
Risk of Upset. will the proposal involve:
a. A risk of an explosion or the release
of hazardous substances (including, but
not limited to, oil, pesticides, chemicals
or radiation) in the event of an accident
or upset conditions?
b. Possible interference with an
emergency response plan or an
emergency evacuation plan?
11.
Population. Will the proposal alter
the location, distribution, density, or
growth rate of the human population of
an area?
--
12.
Housing. Will the proposal affect
existing housing, or create a demand
for additional housing?
13.
Transportation/Circulation. Will the
proposal result in:
a. Generation of substantial additional
vehicular movement?
b. Effects on existing parking facilities,
or demand for new parking?
-4—
c. Substantial impact upon existing
transportation systems?
d. Alterations to present patterns of
circulation or movement of people
and/or goods?
14 .
15.
16.
Yes Maybe No
e. Alterations to waterborne, rail or
air traffic?
--
f. Increase in traffic hazards to motor
vehicles, bicyclists or pedestrians?
Public Services. Will the proposal have
an effect upon, or result in a need for new
or altered governmental services in any of
the following areas:
a. Fire protection?
b. Police protection?
C. Schools?
d. Parks or other recreational facilities?
e. Maintenance of public facilities,
including roads?
f. Otherg overnmental services?
Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or
X
energy?
b. Substantial increase in demand upon
existing sources of energy, or require
the development of new sources of
J
energy?
Utilities. Will the proposal result in a
need for new systems, or substantial
alterations to the following utilities:
a. Power or natural gas?
b. Communications systems?
4—
X
c. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
-�--
f. Solid waste and disposal?-
17 .
Human Health. Will the proposal
result in:
a. Creation of any health hazard or
Yes Maybe No
potential health hazard (excluding
mental health)?
b. Exposure of people to potential
X
health hazards?
�-
18. Solid Waste. Will the proposal create
additional solid waste requiring disposal
,(
by the City?
19. Aesthetics. Will the proposal result in
the obstruction of any scenic vista or view
open to the public, or will the proposal
result in the creation of an aesthetically
offensive site open to public view?
20. Recreation. Will the proposal result in an
impact upon the quality or quantity of
existing recreational opportunities?
21. Cultural Resources
a. Will the proposal result in the
alteration of or the destruction of
a prehistoric or historic archaeological
site?
b. Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building,
structure, or object?
C. Does the proposal have the potential
to cause a physical change which
would affect unique ethnic cultural
values?
d. Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
Yes Maybe No
22. Mandatory Findings of significance.
a. Does the project have the potential to
degrade the quality of the environment
substantially reduce the habitat of a
fish or wildlife species, cause a fish or
wildlife population to drop below self
sustaining levels, threaten to eliminate
a plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b. Does the project have the potential to
achieve short-term, to the disadvantage of
long-term, environmental goals? (A short-
term impact on the environment is one
which occurs in a relatively brief, definitive
period of time while long-term impacts will
endure well into the future).
C. Does the project have impacts which are
individually limited, but cumulatively con-
siderable? (A project may impact on two
or more separate resources where the impact
on each resource is relatively small, but
where the effect of the total of those
impacts on the environment is significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
III. Discussion of Environmental Evaluation
IV. -'Determination
(To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a
significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have
a significant effect on the environment, there will
not be a significant effect in this case because the
mitigation measure described on an attached sheet have
been added to the project. A NEGATIVE DECLARATION WILL
BE PREPARED
I find the proposed project MAY have a significant effect
on the environment, and an ENVIRONMENTAL IMPACT REPORT
is required.
4� - 2 -s-- 10 Z1Z Z244
Date Signatur
INITIAL STUDY
ZONE CHANGE 90-03
GENERAL PLAN AMENDMENT 90-02
Section I - Background
The proposed project is 7.826 acres in area and forms an irregular
shaped boundary west of Newport Avenue, located immediately north
of the First Baptist Church and south of Edgewood Private School.
The project site is currently developed with six single family
homes and seven professional office buildings. The property is
bounded by professional office and single family residential
development to the north, commercial and single family residential
to the south, single and multi -family residential to the east and
single family residential to the west.
The project is an amendment to the City of Tustin General Plan
designating certain unclassified properties on the Land Use Map of
the General Plan to the PC (Planned Community) designation, along
with a proposal to zone these same_ unclassified properties recently
annexed to the City of Tustin to the PC (Planned Community) and to
adopt Planned Community Regulations with the zone change (Newport -
Warren PC Regulations attached as on Exhibit). Said properties
were previously zoned North Tustin Specific Plan Residential
Single -Family Garden Of f ice ( overlay) and Residential Garden Of f ice
under County zoning designations. There are no development plans
associated with this request. Subsequent development proposals may
require separate environmental assessment.
1. Earth
Items A, B, C, D, E, F, G - "No": The site is currently
developed with six single family homes and seven professional
office buildings with three vacant parcels. The zoning and
general plan designation will not alter the site
topographically. There will be no impact to the site by
erosion, siltation, earthquakes or geologic hazards.
Additionally, the zone change will not allow any activities
that were not permissible under County zoning designation.
Sources: Proposed Development Standards
Mitigation/Monitoring Required: No mitigation required at
this time. Further environmental assessment may be required
for all specific development projects. All future projects
shall be subject to all applicable grading provisions as
outlined in the Tustin Grading Manual 1990.
2. Air
Items A, B, C - "No": Any development of the subject
properties will be exposed to vehicular fumes that are
emanated by vehicles traversing Newport Avenue. The zone
change and general plan amendment will not in itself
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 2
contribute to air emissions or degrade air quality. Any
projects proposed in the future on this site will be analyzed
for their contributions to air emissions.
Sources: AQMD Standards for Preparing EIR Documents
MitigationjMonitorinq Required: No mitigation required at
this time. Further environmental assessment will be required
for all specific development projects.
3. Water
Items A, B, C, D, E, F, G, H, I - "No": There are no bodies
of water that exist on the site. The designation of a planned
community land use categories will allow for limited office
and residential uses which will not result in any impacts to
water currents, rates, alteration, change of surface water,
alteration of direction of water, quantity of ground water, or
reduction of water or water related hazards. This proposal
will not alter any development intensity not formerly allowed
while under County of Orange jurisdiction.
Sources: City of Tustin Building Division
City of Tustin Public Works Department
Mitigation/Monitoring Required: No mitigation required at
this time. Further environmental assessment will be required
for all specific development projects.
4. Plant Life
Items A, B, C, D - "No": There will be no change in diversity
of species or number of animals or introduction of new species
to the site or deterioration as a result of the general plan
and zone change. Plant life conditions will remain the same
as under County of Orange jurisdiction.
Sources: Community Development Planning Staff
Mitiaation/Monitoring Required: No mitigation required at
this time. Further environmental assessment will be required
.for all specific development projects.
5. Animal Life
Proposed land use categories will have no impact on any
wildlife or animal habitats. Also, existing uses on and
surrounding the property greatly limit the type, number and
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 3
longevity of any substantial animal species which would
inhabit the site.
Sources: Community Development Planning
Staff Field Observation
Mitigation/Monitoring Required: No mitigation required at
this time. Further environmental assessment will be required
for all specific development projects.
6. Noise
Items A, B, - "Maybe": The project area is located in a noise
sensitive area as outlined in the noise element of the General
Plan. Reducing rear yard setbacks below what was included in
the North Tustin Specific Plan may result in increased noise
impacts on adjacent single family residences during
construction and once construction is completed. Future site
specific projects will address any potential noise issues.
The zone change will not introduce any other noise sources not
allowed under County designations. The noise levels in the
project area are not projected to increase substantially; and
therefore, noise impacts to both indoors and outdoors are not
expected to exceed established standards.
Short term noise impacts as a result of future construction
activities may occur if unchecked.
Source: Noise Element of the General Plan
North Tustin Specific Plan
Tustin Noise Ordinance
Mitigation/Monitoring Required: Further environmental
assessment will be required for all specific development
projects. Non-residential projects may be required to provide
a noise barrier between the parking area and adjacent
residential units as a result of design review. Additional
options are available to achieve exterior noise level
standards which include: site design, acoustical barriers,
building setbacks and orientation, and berms. Options for
interior noise levels may include, a "summer switch" system on
the heating unit for providing ventilation while windows are
closed; additional weather stripping; double glazed windows;
special venting or non -venting roof/ceiling constructions; and
increased attic and wall insulation. An acoustical report may
be required. Additionally, walls or other noise or visual
barriers developed within or along required setbacks from
public rights-of-way should be developed as an integral
architectural element of the building.
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 4
All future construction activities will be regulated to
conform to the requirements of the Tustin Noise Ordinance.
These requirements regulate construction activities during
specified time limits and days of operation. Provisions of
the Noise Ordinance will also apply to any future operation on
the site not related to construction.
Compressors, air conditioning units or similar mechanical
equipment, located outside the exterior walls of any building
shall be screened from view from any abutting street or
highway and shall be enclosed. The location of the enclosure
shall be subject to design review. All such mechanical
equipment shall be maintained in a clean and proper condition
to avoid the emission of unnecessary noise.
Property owners within the 57 CNEL will be encouraged to
acoustically insulate residences.
7. Light and Glare
"Maybe": There is currently no excessive light or glare
sources on the project site generated by existing light
sources from office and single family residences. The Zone
Change General Plan Amendment could introduce new light or
glare sources to the site that were not considered a part of
the North Tustin Specific Plan, since rear yard setbacks could
be reduced from those originally included in the East Tustin
Plan. Future uses permitted on the site would create light
and glare sources. Light and glare impacts will be analyzed
for future projects during the Design Review process.
Sources: City of Tustin Community Development Department
Mitigation Measure fMonitoring: All lighting shall be designed
and located so as to confine direct rays to the premise. Care
should be taken to avoid indirect or inadvertent illumination
of abutting residential uses. To be compatible with the
area's residential character, lighting standards in parking
areas should not exceed 10 feet in height.
8. Land Use
The proposed land use designations are consistent with those
that were existing in the County at the time the project was
annexed by the City of Tustin. The proposed land use and
zoning designations will not alter or modify any of the
permitted uses currently allowed on the site. There is the
potential for properties to be "recycled" as a part of future
development process. However, the existing development is
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 5
newer type construction and "recycling" of these properties is
not anticipated. The proposed project will require rear yard
setbacks adjacent to single family uses. There will be
potential indirect impacts on noise, light and glare and
aesthetics that are discussed and mitigated, where necessary,
under those impact categories.
Sources: North Tustin Specific Plan
Proposed Development Standards
Mitigation/Monitoring Required: Further environmental
assessment will be required for all specific development
projects. Approximately 3 single family homes, 13 cluster
homes or 1 office project could be developed on the vacant
parcel of the project site.
9. Risk of Upset
Items A and B - "No": The proposed project will not expose
the project site to any risk of upset that was not existing on
the site prior to annexation. The proposed project will not
interfere with the City's emergency response plan or pose a
risk of an explosion or release of hazardous substances;
therefore, no significant risk of upset is anticipated with
this project.
Sources: Orange County Fire Department
City of Tustin Community Development Department
Mitigation/Monitoring Required: No mitigation measures
required at this time. Further environmental assessment will
be required for all specific development projects.
10. Natural Resources
Items A and B - "No": The proposed land use categories will
not produce any development not previously considered under
County designations. Therefore, the project will not generate
the need for non-renewable natural resources in addition to
those that were allowed prior to the site being annexed.
Sources: City of Tustin Community Development Department
Mitigation/Monitoring Required: No mitigation required at
this time. Further environmental assessment will be required
for specific development projects.
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 6
11. Population
"No": The proposed zone code and General Plan Amendment will
not generate any additional housing or office facilities than
that previously allowed under County zoning. There is a
maximum of three single-family dwelling units that could be
allowed on the project site on presently undeveloped property.
The total population generation as a result of the three
residential units would be approximately seven persons.
Therefore, we can assume that the project will not generate
the potential for any significant increase in housing due to
office development or population due to residential
construction.
Sources: City of Tustin General Plan Housing Element
Mitigation/Monitoring Required: No mitigation required at
this time. Further environmental assessment will be required
for specific development projects.
12. Housing
"No": The three single-family houses are presently allowed
under County zoning standards and under the proposed zoning
and general plan amendment. No increases in housing would be
allowed as a result of the proposed zone change and general
plan amendment. The combined residential acreage is small at
approximately .88 acres in area, due to this there will not be
a demand on housing as a result of this project what about
potential office development. The density proposed under the
general plan amendment is slightly less than that allowed
under the North Tustin Specified Plan. Therefore, there will
be less residential units generated as a result of the
project.
Sources: City of Tustin Community Development Department
Mitigation/Monitoring Required: Maintain the quality and
integrity of housing in the existing residential neighborhoods
by requiring all office projects to adhere to the
architectural design guidelines and develop standards of the
Newport -Warren Planned Community Regulations.
13. Transportation/Circulation
Items A, B, C, D, E, F - "No": There is approximately 1. 17
acres of undeveloped land which would generate 36 residential
vehicle trips/day for 3 single-family units. Newport Avenue
is designed to accommodate 30,000 vehicle trips per day.
Initial Study
- Zone Change 90-03
General Plan Amendment 90-02
Page 7
Traffic generated by the existing County land use designations
versus proposed City of Tustin land use categories will be
insignificant. Cumulative circulation impacts to Newport
Avenue from subsequent development of vacant parcels will be
addressed during project review.
Sources: City Traffic Engineer
Mitigation/Monitoring Required: As needed at the time of
review for specific development projects, circulation
improvements to Newport Avenue and Irvine Boulevard may be
required as mitigation measures to specific development
projects. Such improvements may include but not be limited to
widening and restriping of Newport Avenue to 6 lanes ( 3 travel
lanes in each direction) and a painted center median to
increase roadway capacity. In order to facilitate restriping
of Newport Avenue, the existing on -street parking and bike
lane facilities would be removed and an alternative adjacent
to the project and preferably off-road bike route considered.
Restriping would occur only when warranted by actual operating
conditions, signal coordination and timing coordination of
intersections and left turn phasing and intersection
restriping.
In order to minimize circulation impacts to Newport Avenue
future development of vacant parcels should minimize curb cuts
to Newport Avenue. Off-street parking facilities shall be
designed so that a car within a facility will not have to
enter a street to move from one location to any other location
within the same parking facility.
Where feasible redesign intersections with projected LOS E or
F to achieve at least LOS D.
14. Public Services
Items A, B, C, D, E, F - "No": Both current uses and
incrementally new uses can be adequately served by existing
City of Tustin public services. The proposed project will not
impact local police, fire protection services, park, or school
facilities.
Sources: City of Tustin Community Development Department
Orange County Fire Department
City of Tustin Public Works Department
Mitigation/Monitoring Required: Future developments will be
required to pay school fees and any other applicable fees at
the time of development.
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 8
15. Energy
Items A and B: There will be no additional energy use
proposed that was not previously considered under County zone
designations. Substantial amounts of energy or fuel will not
be used as a result of these projects. Given the scale and
type of development, it is not anticipated that future
development would result in a substantial usage of energy;
however, future development would be reviewed to determine the
possible impact.
Sources: City of Tustin Public Works Department
Mitigation/Monitoring Required: Title 24 Building Code
provisions would coordinate the design of new projects to
ensure that all energy conservations will be complied with.
16. Utilities
"No": The site is in an urban area with all utilities
available to the site from Newport Avenue and would be
adequate to accommodate future development.
Sources: City of Tustin Public Works Department
MitigationfMonitoring Required: None required.
17. Human Health
"No": The proposed land use categories would not allow uses
which would expose people to health hazards. Additionally,
there are no human health hazards existing or proposed that
would expose persons to any adverse health hazards.
Sources: City of Tustin Development Department
Mitigation/Monitoring Required: No mitigation required at
this time. Further environmental assessment will be required
for specific development projects.
18. Aesthetics
"Maybe": The former County zoning standards provided for
adequate setback from nearby residential units to prohibit
direct line of sight into adjoining residential properties and
regulate design so that a residential character is achieved.
The proposed Newport -Warren Regulations reduce required
setbacks and in the case of some conditional uses, increases
building heights from 28 to 35 feet. Since permitted uses are
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 9
authorized at 35 feet, no direct additional aesthetic impact
would necessarily occur from a Conditional Use. However,
proposed standards would continue to prohibit the direct line
of sight to adjacent residential uses and require landscape
buffering and an architectural character compatible with
surrounding uses (ie., sloped roofs) thereby providing
adequate mitigation for potential impacts.
Sources: City of Tustin Community Development Department
Mitigation/Monitoring Required: The Newport -Warren Planned
Community Regulations provide specific design guidelines and
standards. Said guidelines shall be followed in order to
assure that impacts to adjacent projects are mitimized. All
projects will be reviewed through the site plan review process
as outlined in the regulations and further environmental
assessment will be required at which time additional
mitigation may be imposed to reduce impacts of a specific
project including alterations to site design, setbacks and
orientation requirements for additional buffering and
landscaping.
19. Solid Waste
"No": The uses allowed under the proposed zoning designations
are no different from that allowed under County standards.
Any new uses on the site will not generate any additional
waste from those uses allowed under County designations. As
this project is only a zone change and general plan amendment
it will not in itself cause the generation of solid waste.
Sources: City of Tustin Public Works Department
Mitigation/Monitoring Required: All outdoor refuse collection
shall be screened visually from streets and highways.
Collection areas shall be shielded from view within a building
or enclosed by a wall not less than 6 feet in height. Said
enclosures shall be designed consistent and to complement main
building materials. The City, during design review, may
require accommodation of adequate on-site building facilities
to encourage refuse recycling.
Prior to the issuance of building permits for all office and
cluster residential units a waste component study identifying
the projected type and quantity of waste to be generated by
the use annually. Based on the results of the waste component
study, the applicant shall submit either a source reduction
program identifying a method of reducing wastes produced on-
site or generated from the use, or, a recycling program using
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 10
on-site recycling bins, buy-back recycling or on site recovery
facilities or some combination thereof.
20. Recreation
"No": No recreation facilities or activities will be impacted
by the proposed zone change and general plan amendment.
Sources: City of Tustin Community Development Department
Mitigation/Monitoring Required: None.
21. Cultural Resources
Items A. B, C, D, - "No": The project site is not located in
an area known to be an archeological resource. There is no
evidence that any cultural resources exist on the property.
Sources: Tustin Area Historic Resources Survey
City of Tustin Community Development Department
Mitigation/Monitoring Required: None.
22. Mandatory Findings of significance
Items A - "No": Based upon responses to items 1 through 21 in
the Initial Study, the review of City files, records and
documents, and the nature of the proposed project; the project
is not anticipated to significantly impact wildlife, fish,
flora, fauna or cultural resources.
Sources: All source listed in items 1 through 21 of this
study.
Mitigation/Monitoring Required: None.
Item B - "No": The project will not have the potential to
achieve short term, to the disadvantage of long term
environmental goals. The proposed development standards have
been designed to be consistent with former designated land
uses.
Sources: North Tustin Specific Plan 1986
Site Development Standards
Mitigation/Monitoring Required: None.
Item C - (No): The project will not have impacts which are
individually limited, but cumulatively considerable.
Initial Study
Zone Change 90-03
General Plan Amendment 90-02
Page 11
Sources: Discussions listed in items 1 through 21 of this
study.
Mitigation/Monitoring Required: None.
Item D - "Maybe": As discussed in this initial study, any
possible impact associated with this project have been
mitigated to a level of insignificance. Therefore, it is not
anticipated that the project will directly or indirectly
impact human health.
Sources: Discussion, items 1 through 21 of this study.
Mitigation/Monitoring: There are mitigation measures that
will be applied to individual projects as they are reviewed in
the future to ensure that subsequent projects will not cause
significant adverse impact on human beings either directly or
indirectly.
Section II
The environmental evaluation provided herein, attempts to fully
identify, discuss and mitigate any impacts associated with the
proposed project. Considering the sources used, the proposed
project, staff has determined that any project impacts have been
mitigated to a level of insignificance.
CAS:nm/intlstdy.cas