HomeMy WebLinkAboutPlan Comm Report #1 10-7-87 TUSTIN PLANNING COMOISSION
REGULAR HEETING
SEPTEI4BER 28, 1987
CALL TO ORDER: 7:30 p.m., CITY COUNCIL CHAMBERS
PLEDGE OF ALLEGIANCE/XN¥OCAT[O#
ROLL CALL: PRESENT: PUCKETT, WEXL, BAKER, LE JEUNE, PONT[OUS
PUBLIC CONCERNS: (LIMITED TO 3 MINUTES PER PERSON FOR ITEMS NOT ON THE AGENDA)
IF YOU WISH TO SPEAK TO THE COMMISSION ON A SUBJECT, PLEASE FILL
OUT THE CARDS LOCATED ON THE SPEAKER'S TABLE. ALSO, PLEASE GIVE
YOUR FULL NAME AND ADDRESS FOR THE RECORD.
Margaret Grtnke, Chairwoman of the GOth Anniversary Celebration presented the
Comtsstoners with commerattve glasses. The Comtsslon commended Mrs. Gretnke on a
great celebration and a job well done.
(ALL MAll'ERS LISTED UNDER CONSENT CALENDAR ARE CONSIDERED
ROUTINE AND WILL BE ENACTED BY ONE MOTION. THERE WILL BE NO
SEPARATE DISCUSSION OF THESE ITEMS PRIOR TO THE TIME OF THE
VOTING ON THE MOTION UNLESS MEMBERS OF THE COMMISSION, STAFF OR
PUBLIC REQUEST SPECIFIC ITEMS TO BE DISCUSSED AND/OR REMOVED
FROM THE CONSENT CALENDAR FOR SEPARATE ACTION.)
1. MINUTES OF SEPTEMBER 14, 1987 PLANNING COMMISSION MEETING
Commissioner Le Jeune moved, Baker seconded to approve the mfnutes of the September
14, 1987 meetlng. Hotlon carried 5:0.
PUBLIC HEARINGS
2. USE PERMIT 87-18
APPLICANT: KAL GHOSN
171E. YORBA LINDA BLVD.
PLACENTIA, CA. 92670
LOCATION: 13011 NEWPORT AVENUE
ZONING: C-2 CENTRAL COMMERCIAL
ENVIRONMENTAL
STATUS: CATEGORICALLY EXEMPT, CLASS 1
REQUEST: AUTHORIZATION FOR AN ON-SITE AND OFF-SITE BEER AND WINE LICENSE
IN CONJUNCTION WITH A GREEK RESTAURANT USE.
Planning Commission Ac Jn Agenda
September 28, 1987
)age two
RESOLUTION NO. 2426 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN,
AUTHORIZING A BEER AND WINE LICENSE FOR ON-SITE SALES AT 13011
NEWPORT AVENUE.
PRESENTATION: MARY ANN CHAMBERLAIN, ASSOCIATE PLANNER
Chairman Wetl moved, Ponttous seconded to approve Use Permtt 87-18 by the adoption of
Resolution No. 2426 and to recommend to the City Manager that the fee for a
Conditional Use Permit be vatved if the applicant chooses to return to the
Comflssion, with approval of the property o~ner, vlth a request to sell alcoholic
beverages for off-stte consumption at subject location. Morton carried 5-0.
3. TENTATIVE TRACT MAP NO. 13030/DESIGN REVIEW 87-32/CONDITIONAL USE PERMIT 87-19
APPLICANT: THE IRVINE PACIFIC COMPANY
LOCATION: LOTS 14, AA AND BB OF TRACT 12763
REQUEST: 1. AUTHORIZATION TO SUBDIVIDE FOR OEVELOPMENT PHASING AND
FINANCES PURPOSES LOTS 14, AA AND BB OF TRACT 12763 FOR
RESIDENTIAL DEVELOPMENT.
2. APPROVAL OF A CONDITIONAL USE PERMIT WHICH WOULD AUTHORIZE
DEVELOPMENT OF 266 APARTMENT UNITS.
3. COMMISSION APPROVAL OF THE SITE PLAN AND ARCHITECTURAL DESIGN
OF THE PROPOSED PROJECT.
ENVIRONMENTAL
STATUS: THE PROJECT IS COVERED BY A PREVIOUS EIR (85-2) FOR THE EAST TUSTIN.
SPECIFIC PLAN AND NO ADDITIONAL ENVIRONMENTAL DOCUMENTATION IS
REQUIRED.
RESOLUTION NO. 2432 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN IS
ADEQUATE TO SERVE AS THE PROGRAM EIR FOR TENTATIVE
TRACT MAP 13030, CONDITIONAL USE PERMIT 87-19 AND
DESIGN REVIEW 87-32 AND ALL FEASIBLE MITIGATION
MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
RESOLUTION NO. 2433 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, CONDITIONALLY APPROVING DESIGN REVIEW 87-32 A
PROJECT WITH 266 APARTMENT UNITS ON 15.4 ACRES ON LOT
14 OF TRACT 12763.
RESOLUTION NO. 2434 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, APPROVING CONDITIONAL USE PERMIT 87-19 FOR
DEVELOPMENT OF A 266 UNIT APARTMENT COMPLEX ON LOT 14
OF TRACT 12763
Planntng Commission Acm.on Agenda
September 28, 1987
?age three
RESOLUTION NO. 2435 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN,RECOMMENDING TO THE TUSTIN CITY COUNCIL APPROVAL
OF TENTATIVE TRACT MAP NO. 13030
C~lssloner Puckett moved, Baker seconded to flnd that the Flnal Environmental
impact Report for the East Tusttn Spectftc Plan ts adequate as the program EIR for
Tentative Tract Map 13030, Conditional Use Permit 87-19 and Oestgn Revle~ 87-32 by
the adoptlon of Resolution No. 2432. Matton carrted 5-0.
Coaaalsstoner Pontlous moved, Puckett seconded to conditionally aprove Oestgn Revte~
87-32 Incorporating changes requested by staff tn Exhtbtt A 'Conditions of
Approval'. Matlon carrled S-O.
Commissioner Le geune moved, Pontlous seconded to approve Use Permit 87-19 by the
adoptton of Resolution #o. 2434. Motlon caertee 5-0.
Commissioner Puckett moved, Pontlous seconded to recommend to Ctty Counct1 approval
of Tentative Tract Map No. 13030 by the adoptlon of Resolution No. 2435 Incorporating
changes requested by staff to the Resolution and to' Exhlblt A =Conditions of
Approval'. Morton carrted 5-0.
4. OESIGN REVIEW 87-13, CONDITIONAL USE PERMIT 87-20, TENTATIVE TRACT MAP 13038:
"RANCHO ROBLES" APARTMENT5 - LOTS 12,'W & X OF EAST TUSTIN TRACT 12763
APPLICANT: IRVINE PACIFIC COMPANY
REQUEST: 1. APPROVAL OF SITE PLAN AND ARCHITECTRURAL DESIGN OF PROPOSED
PROJECT;
2. APPROVAL OF CONDITIONAL USE PERMIT AUTHORIZING THE
CONSTRUCTION OF 252 APARTMENT UNITS; AND
3. AUTHORIZATION TO SUBDIVIDE LOTS 12, W & X OF MASTER TRACT 12763
FOR FINANCING AND DEVELOPMENT PHASING PURPOSES
ENVIRONMENTAL
STATUS: THE PROJECT IS COVERED BY A PREVIOUS REPORT EIR (85-2) FOR THE
EAST TUSTIN SPECIFIC PLAN. NO ADDITIONAL ENVIRONMENTAL
DOCUMENTATION IS REQUIRED.
RESOLUTION NO. 2428 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN IS
ADEQUATE TO SERVE AS THE PROGRAM EIR FOR TENTATIVE
TRACT MAP 13038, CONDITIONAL USE PERMIT 87-20 AND
DESIGN REVIEW 87-13 AND ALL FEASIBLE MITIGATION
MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
RESOLUTION NO. 2429 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, CONDITIONALLY APPROVING DESIGN REVIEW 87-13, A
PROJECT WITH 252 APARTMENT UNITS ON 15.5 ACRES ON LOT
12 OF TRACT 12763.
Planning Commission Ac~.on Agenda
September 28, 1987
Page four
RESOLUTION NO. 2430 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, APPROVING CONDITIONAL USE PERMIT 87-20 FOR
DEVELOPMENT OF A 252 UNIT APARTMENT COMPLEX ON LOT 12
OF TRACT 12763
RESOLUTION NO. 2431 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN RECOMMENDING TO THE TUSTIN CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP NO. 13038
Comtsstoner Puckett moved, Le Jeune seconded finding that the Final Envtronaental
impact Report for the East Tustln Speclftc Plan ts adequate for Tentatve Tract 13038,
Conditional Use Peralt 87-20 and Oestgn Revle~ 87-13 by the adoptton of Resolution
!io. 2428. I~otton carried S-O.
Coe, atsstoner Ponttous moved, Le ~eune seconded to conditionally approve Oestgn Revte~
87-13 by the adoptton of Resolution No. 2429 Incorporating changes requested by staff
to Exhtbtt A 'Conditions of Approval'. Morton carrted 5-0.
Cmlsstoner Le ~eune moved, Pontious seconded to approve Conditional Use Peralt
87-20 with corrections noted by staff Incorporated In the Resolution. l~otton carried
$-0o
Commissioner Puckett moved, Le 3eune seconded to recomend to Ctty Counctl the
approval of Tentative Tract Map 13038 by the adoptton of Resolution No, 2431
Incorporating changes requested by staff to the Resolution and Exhtblt A 'Conditions
of Approval'. Morton carrted 5-0.
5. TENTATIVE TRACT MAP NO. 12870/SECTOR DEVELOPMENT PLAN (SECTORS 7, 8, ANO 9)
APPLICANT: THE IRVINE COMPANY
LOCATION: ROUGHLY BOUNDED BY JAMBOREE ROAD TO THE EAST, IRVINE BOULEVARD TO
THE SOUTH, EXISTING RESIDENTIAL DEVELOPMENT TO THE WEST, AND
PORTOLA PARKWAY AND SECTOR 5 OF THE EAST TUSTIN SPECIFIC PLAN TO
THE NORTH.
REQUEST: TO SUBDIVIDE APPROXIMATELY 634.14 ACRES OF LAND PROVIDING FOR
DEVELOPMENT OF SPECIFIC LAND USES PURSUANT TO THE EAST TUSTIN SPECIFIC
PLAN.
ENVIRONMENTAL
STATUS: THE PROJECT IS COVERED BY A PREVIOUS REPORT EIR (85-2) FOR THE EAST
TUSTIN SPECIFIC PLAN NO ADDITIONAL DOCUMENTATION WILL BE PREPARED.
RESOLUTION NO. 2437 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN,
FINDING THAT THE FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR
THE EAST TUSTIN SPECIFIC PLAN IS ADEQUATE TO SERVE AS THE
PROGRAM EIR FOR TENTATIVE TRACT MAP 12870 AND ALL FEASIBLE
MITIGATION MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
Planning CommJsston Ac~.on Agenda
September 28, 1987
)age ftve
RESOLUTION NO. 2427 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN
APPROVING THE SECTOR PLAN AND CONCEPT LANDSCAPING PLAN IN
CONJUNCTION WITH TENTATIVE TRACT MAP NO. 12870 FOR SECTORS 7, 8
AND 9 OF THE EAST TUSTIN SPECIFIC PLAN
RESOLUTION NO. 2436 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN,
RECOMMENDING TO THE TUSTIN CITY COUNCIL APPROVAL OF TENTATIVE
TRACT MAP NO. 12870
Cmtsstoner Baker moved, Le deune seconded to find that the Ftnal Environmental
Impact Report for the East Tusttn Spectfic Plan ts adequate for Tentatve Tract Map
12870 by the adoptton of Resolution No. 2437. Morton carried 5-0.
Commissioner Baker moved, Pontlous seconded to approve the Sector Plan and Concept
Landscaping Plan tn conjunction ~lth Tentative Tract Map 12870 for Sectors 7, 8 and 9
of the East Tusttn Speclftc Plan by the adoption of Resolution No. 2427 incorporating
changes requested by staff. Motion carrted 5-0.
Commissioner Puckett moved, Baker seconded to recommend to the City Counctl approval
of Tentative Tract Map 12870 by the adoption of Resolution No. 2436 vtth changes to
requested by staff to the Reselutton and Exhtbtt A 'Conditions of Approval'. Morton
carrted 5-0.
OLD BUSINESS
NEll BUSINESS
STAFF CONCERNS
6. REPORT ON ACTIONS TAKEN AT THE SEPTEMBER 21, 1987 CITY COUNCIL MEETING
PRESENTATION: CHRISTINE SHINGLETON, DIRECTOR OF COMMUNITY DEVELOPMENT
COMMISSION CONCERNS
ADJOURI~ENT
At 11:15 the meting was adjourned to October 12, 1987 at 7:30 p.m. by unanimous
inform1 consent.
AGENDA
TUSTIN PLANNING COmmISSION
REGULAR MEETING
SEPTI~BER 28, 1987
CALL TO ORDER: 7:30 p.m., CITY COUNCIL CHAMBERS
PLEDGE OF ALLEGIANCE/INVOCATION
ROLL CALL: PUCKETT, WEIL, BAKER, LE JEUNE, PONTIOUS
PUBLIC CONCERNS: (LIMITED TO 3 MINUTES PER PERSON FOR ITEMS NOT ON THE AGENDA)
IF YOU WISH TO SPEAK TO THE COMMISSION ON A SUBJECT, PLEASE FILL
OUT THE CARDS LOCATED ON THE SPEAKER'S TABLE. ALSO, PLEASE GIVE
YOUR FULL NAME AND ADDRESS FOR THE RECORD.
CONSENT CALENDAR:
(ALL MATTERS LISTED UNDER CONSENT CALENDAR ARE CONSIDERED
ROUTINE AND WILL BE ENACTED BY ONE MOTION. THERE WILL BE NO
SEPARATE DISCUSSION OF THESE ITEMS PRIOR TO THE TIME OF THE
VOTING ON THE MOTION UNLESS MEMBERS OF THE COMMISSION, STAFF OR
PUBLIC REQUEST SPECIFIC ITEMS TO BE DISCUSSED AND/OR REMOVED
FROM THE CONSENT CALENDAR FOR SEPARATE ACTION.)
1. MINUTES OF SEPTEMBER 14, 1987 PLANNING COMMISSION MEETING
PUBLIC HEARINGS
2. USE PERMIT 87-18
APPLICANT: KAL GHOSN
171E. YORBA LINDA BLVD.
PLACENTIA, CA. 92670
LOCATION: 13011 NEWPORT AVENUE
ZONING: C-2 CENTRAL COMMERCIAL
ENVIRONMENTAL
STATUS: CATEGORICALLY EXEMPT, CLASS 1
REQUEST: AUTHORIZATION FOR AN ON-SITE AND OFF-SITE BEER AND WINE LICENSE
IN CONJUNCTION WITH A GREEK RESTAURANT USE.
RESOLUTION NO. 2426 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN,
AUTHORIZING A BEER AND WINE LICENSE FOR ON-SITE SALES AT 13011
NEWPORT AVENUE.
PRESENTATION: MARY ANN CHAMBERLAIN, ASSOCIATE PLANNER
Planntng Commission Agenda
September 28, 1987
Page t~o
3. TENTATIVE TRACT MAP NO. 13030/DESIGN REVIEW 87-32/CONDITIONAL USE PERMIT 87-19
APPLICANT: THE IRVINE PACIFIC COMPANY
LOCATION: LOTS 14, AA AND BB OF TRACT 12763
REQUEST: 1. AUTHORIZATION TO SUBDIVIDE FOR DEVELOPMENT PHASING AND
FINANCES PURPOSES LOTS 14, AA AND BB OF TRACT 12763 FOR
RESIDENTIAL DEVELOPMENT.
2. APPROVAL OF A CONDITIONAL USE PERMIT WHICH WOULD AUTHORIZE
DEVELOPMENT OF 266 APARTMENT UNITS.
3. COMMISSION APPROVAL OF THE SITE PLAN AND ARCHITECTURAL DESIGN
OF THE PROPOSED PROJECT.
ENVIRONMENTAL
STATUS:' THE PROJECT IS COVERED BY A PREVIOUS EIR (85-2) FOR THE EAST TUSTIN
SPECIFIC PLAN AND NO ADDITIONAL ENVIRONMENTAL DOCUMENTATION IS
REQUIRED.
RESOLUTION NO. 2432 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
· TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN IS
ADEQUATE TO SERVE AS THE PROGRAM EIR FOR TENTATIVE
TRACT MAP 13030, CONDITIONAL USE PERMIT 87-19 AND
DESIGN REVIEW 87-32 AND ALL FEASIBLE MITIGATION
MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
RESOLUTION NO. 2433 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, CONDITIONALLY APPROVING DESIGN REVIEW 87-32 A
PROJECT WITH 266 APARTMENT UNITS ON 15.4 ACRES ON LOT
14 OF TRACT 12763.
RESOLUTION NO. 2434 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, APPROVING CONDITIONAL USE PERMIT 87-19 FOR
DEVELOPMENT OF A 266 UNIT APARTMENT COMPLEX ON LOT 14
OF TRACT 12763
RESOLUTION NO. 2435 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN,RECOMMENDING TO THE TUSTIN CITY COUNCIL APPROVAL
OF TENTATIVE TRACT MAP NO. 13030
Planning Commission Agenda
September 28, lg87
Page three
4. DESIGN REVIEW 87-13, CONDITIONAL USE PERMIT 87-20, TENTATIVE TRACT MAP 13038:
"RANCHO ROBLES" APARl~4ENTS - LOTS 12, W & X OF EAST TUSTIN TRACT 12763
APPLICANT: IRVINE PACIFIC COMPANY
REQUEST: 1. APPROVAL OF SITE PLAN AND ARCHITECTRURAL DESIGN OF PROPOSED
PROJECT;
2. APPROVAL OF CONDITIONAL USE PERMIT AUTHORIZING THE
CONSTRUCTION OF 252 APARTMENT UNITS; AND
3. AUTHORIZATION TO SUBDIVIDE LOTS 12, W & X OF MASTER TRACT 12763
FOR FINANCING AND DEVELOPMENT PHASING PURPOSES
ENVIRONMENTAL
STATUS: THE PROJECT IS COVERED BY A PREVIOUS REPORT EIR (85-2) FOR THE
EAST TUSTIN SPECIFIC PLAN. NO ADDITIONAL ENVIRONMENTAL
DOCUMENTATION IS REQUIRED.
RESOLUTION NO. 2428 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN IS
ADEQUATE TO SERVE AS THE PROGRAM EIR FOR TENTATIVE
TRACT MAP 13038, CONDITIONAL USE PERMIT 87-20 AND
DESIGN REVIEW 87-13 AND ALL FEASIBLE MITIGATION
MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
RESOLUTION NO. 2429 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, CONDITIONALLY APPROVING DESIGN REVIEW 87-13, A
PROJECT WITH 252 APARTMENT UNITS ON 15.5 ACRES ON LOT
12 OF TRACT 12763.
RESOLUTION NO. 2430 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, APPROVING CONDITIONAL USE PERMIT 87-20 FOR
DEVELOPMENT OF A 252 UNIT APARTMENT COMPLEX ON LOT 12
OF TRACT 12763
RESOLUTION NO. 2431 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN RECOMMENDING TO THE TUSTIN CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP NO. 13038
5. TENTATIVE TRACT MAP NO. 12870/SECTOR DEVELOPMENT PLAN (SECTORS 7, 8, AND 9)
APPLICANT: THE IRVINE COMPANY
LOCATION: ROUGHLY BOUNDED BY JAMBOREE ROAD TO THE EAST, IRVINE BOULEVARD TO
THE SOUTH, EXISTING RESIDENTIAL DEVELOPMENT TO THE WEST, AND
PORTOLA PARKWAY AND SECTOR 5 OF THE EAST TUSTIN SPECIFIC PLAN TO
THE NORTH.
PlannJng Commission Agenda
September 28, 1987
Page four
REQUEST: TO SUBDIVIDE APPROXIMATELY 634.14 ACRES OF LAND PROVIDING FOR
DEVELOPMENT OF SPECIFIC LAND USES PURSUANT TO THE EAST TUSTIN SPECIFIC
PLAN.
ENVIRONMENTAL
STATUS: THE PROJECT IS COVERED BY A PREVIOUS REPORT EIR (85-2) FOR THE EAST
TUSTIN SPECIFIC PLAN NO ADDITIONAL DOCUMENTATION WILL BE PREPARED.
RESOLUTION NO. 2437 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN,
FINDING THAT THE FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR
THE EAST TUSTIN SPECIFIC PLAN IS ADEQUATE TO SERVE AS THE
PROGRAM EIR FOR TENTATIVE TRACT MAP 12870 AND ALL FEASIBLE
MITIGATION MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY ltlE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
RESOLUTION NO. 2427 A RESOLUTION OF THE PLANNING COFIIISSION OF THE CITY OF THSTIN
APPROVING THE SECT0R PLAN AND CONCEPT LANDSCAPING PLAN IN
CONJUNCTION WITH ~NTATIYE TRACT RAP ND. 12870 FOR SECTORS 7, 8
AND 9 OF THE EAST TUSTIN SPECIFIC PLAN
RESOLUTION NO. 2436 A RESOLUTION OF THE PLANNING COIt~ISSION OF THE CITY OF TOSTIN,
RECOII~ENDING TO THE TUSTIN CITY COUNCIL APPROVAL OF ll~NTATIVE
TRACT MAP ND. 12870
OLD BUSINESS
NEll BUSINESS
STAFF CONCERNS
6. REPORT ON ACTIONS TAKEN AT THE SEPTEMBER 21, 1987 CITY COUNCIL MEETING
PRESENTATION: CHRISTINE SHINGLETON, DIRECTOR OF COMMUNITY DEVELOPMENT
COMMISSION CONCERNS
ADJOURII, IENI'
MI#UTES
TUSTIN PLANHi;NG COI~ISSZO#
REGULAR HEETING
SEPTEHBER 14, 1987
_' ,~, '_ '_
CALL TO ORDER: 7:30 p.m., City Counctl Chambers
PLEDGE OF ALLEGIANCE/[NYOCATION
ROLL CALL: Puckett, Wetl, Baker, Le Oeune, Pontious
PUBLIC CONCERNS: (Limited to 3 minutes per person for items not on the agenda)
IF YOU WISH TO SPEAK TO THE COMMISSION ON A SUBJECT, PLEASE FILL
OUT THE CARDS LOCATED ON ME SPEAKER'S TABLE. ALSO, PLEASE GIVE
YOUR FULL NAME AND ADDRESS FOR THE RECORD.'
CONSENT CALENDAR:
(ALL MATTERS LISTED UNDER CONSENT CALENDAR ARE CONSIDERED
ROUTINE AND WILL BE ENACTED BY ONE MOTION. THERE WILL BE NO
SEPARATE DISCUSSION OF THESE ITEMS PRIOR TO THE TIME OF THE
VOTING ON THE MOTION UNLESS MEMBERS OF THE COMMISSION, STAFF OR
PUBLIC REQUEST SPECIFIC ITEMS TO BE DISCUSSED AND/OR REMOVED
FROM THE CONSENT CALENDAR FOR SEPARATE ACTION.)
1. Minutes of August 24, 1987 Planning Commission Meeting
2. General Plan Consistency - Flood Control Channels
PUllLIC HF. JU{I#GS
3. Use Permit 87-18
Applicant: Kal Ghosn
171 E. Yorba Linda Blvd.
Placentla, Ca. 92670
Location: 13011 Newport Avenue
Zoning: C-2 Central Commercial
Environmental
Status: Categorically exempt, Class 1
Request: Authorization for an On-Site Beer and Wine License in
conjunction with a Pizza Restaurant
~solution No. 2426 A Resolution of the Planning Commission of the City of Tustin,
authorizing a beer and wine license for on-site sales at 13011
Newport Avenue.
Planning Commission Minutes
September 14, 1987
Page two
Presentation: Jeffrey S. Davis, Senior Planner
The public hearing was opened at 7:39 p.m.
Mr. Kal Ghosn, 171 E. Yorba Ltnda Blvd, Yorba Linda, indicated that he did not wtsh
to be restricted to the times listed in Resolution No. g426. He asked that he be
allowed to sell beer and wine during his hours of operation. He also indicated that
he wanted to be allowed to sell beer and wine for off-site purposes on an occasional
basis to carry-out ~ustomers.
The public hearing was closed at 8tOg p.m.
A discussion between the Commissioners and staff ensued regarding CUP conditions,
off-site sales of beer and wine, hours of sales, controlled access to pa:lo and
whether there was sufficient time to notice the public, if the applicant were to
re-apply for an off-site beer and wine license, to include this apltcatton on the
September 28th Planning Commission meeting.
Commissioner Le Jeune moved, Baker seconded to continue this matter to the
September g8, 1987 Planntng Commission meettng tn order to allow the applicant to
re-apply for an on-site/off-site beer and wine license for that location. Motion
carried 5-0.
OLD BUSZNESS
NEW BUSINESS
STAF1r CONCERNS
4. Development Status Report
Presentation: Jeffrey Davis, Senior Planner
5. Report on Actions taken at the September 8, 1987 City Council meeting
Presentation: Jeffrey Davis, Senior Planner
COMMISSION CONCERNS
Commissioner Well inquired if the Circle K applicant for Newport and Mitchell was
aware of the ABC guidelines.
Commissioner Baker clarified the locatlon of the 70 acre mixed use site near the Auto
Center.
· Commissioner Le Jeune asked for criteria on handicap parking stalls.
Commissioner Pontious asked staff to investigate the logistics of the San Remo Sunday
Jazz Sessions.
Co,m,,lssioner Well submitted her comments to staff regarding the Xerox EIR.
Planning Commission Minutes
September 14, lg87
Page three
ADdOURN#ENT
At 8:15 p.m. Commissioner Puckett moved, Le Jeune seconded to adjourn to the
September 28, 1987 meeting commencing at 7:30 p.m. Motion carried by unanimous
informal consent.
Kathy Well
Chairman
Penni Foley
Secretary
Planning Commission
DATE: SEPTEHBER 28, 1987
SUS,]ECT: USE PERMZT NO. 87-18
APPLICANT: KAL GHOSN
171 Eo YORBA LINDA BLVD.
PLACENTIA, CA 92670
OIOIER: LAFAYETTE PARTNERS
3111 N. TUSTIN
ORANGE, CA 92665
LOCATION: 13011 NEHPORT AVENUE, PLAZA LAFAYETTE, UNIT 113.
ZONING: C-2 CENTRAL COIg4ERCIAL ,
ENVIRONMENTAL
STATUS: CATEGORICALLY EXEMPT, CLASS I
REQUEST: AUTHORIZATION FOR AN ON-SITE AND OFF-SITE BEER AND #INE LICENSE
IN CON,JUNCTION WITH A GREEK RESTAURANT.
RECOFI4ENDATZON:
It is recommended that the Planning Commission approve Use Permit No. 87-18 by
the adoption of Resolution No. 2426.
SUIg4ARY:
The applicant has applied for authorization to sell beer and wine in conjunction
with a Greek restaurant named Gyro King Greek Cuisine. Mr. Ghosn owns and
operates a similar Gyro King on Yorba Linda Boulevard in Placentta. The subject
matter was considered at a public hearing held on September 14, 1987. However,
in that the applicant desires to be authorized to sell alcohol for off-site
consumption, the hearing was readverttsed and scheduled for the September 28th
meeting.
Corn reunify Development Department
Planning Commission Report
September 28, 1987
Use Permit 87-18
Page two
A#ALYSXS AND CO#CLUSZO#:
Floor plans for the restaurant 'proposes a total of 1,444 square feet of floor
area wtth seating for 42 persons tnside and 20 seats for the outstde patio
area. The proposed location at 13011 Newport Avenue faces the parking lot area
with a 3 foot high wall surrounding the patio. During the initial hearing held
for this project, the Commission discussed the height of walls surrounding
outdoor patio areas where alcohol may be served. Enrico D' Italia and the
proposed Ruby's were conditioned to have outdoor patio walls in excess of three
(3) feet because their outdoor areas were adjacent to public sidewalks and
public streets. In this case, the patio is located in the interior of the
center so concerns of proximity to the public right-of-way are eliminated.
Also, the three (3) foot walls are an integral part of the shopping center's
design. Therefore, staff recommends that the three (3) foot wall height be
retained. Also, in order to meet ABC requirements for outdoor areas, there will
be a controlled access through the restaurant premises to the patio area (see
floor plan).
The applicant has applied for a type 41 license which allows the sale of beer
and wine for consumption at a bonafide public eating place plus the sale of beer
and wine for consumption off the premises where sold. As a matter of policy,
staff recommends that all alcoholic beverages be consumed on-site and that no
off-site sales be authorized. At the September 14, 1987 meeting, the Planning
Commission, at the request of the applicant, directed staff to readvertise this
public hearing to include off-site sales. At that meeting the applicant had
related to the Commission that he desired to be authorized to sell alcohol for
off-site consumption.
The owners of the center have indicated that their approval of the Alcoholic
Beverage Control license at this location is for on-site sales only. Without
the approval of the property owner, the off-site sales issue cannot be
considered for this application because use permits run with the land and need
the approval of the property owner.
Also, at the September 14, 1987 meeting, the applicant discussed the hours of
operation and informed the Commission that he did not want to be conditioned to
the times of operation he had indicated on his application. Therefore, staff
has deleted the hours of operation and conditioned the sale of alcoholic
beverages to the serving of food.
The project complies with the requirements of the alcoholic beverage sales
establishment guidelines which have been incorporated into the proposed
resolution of approval. Based upon the conformance with these guidelines staff
recommends the following requirements as conditions of approval:
Corn rnunity Development Department
Planntng Commission Report
September 28, 1987
Use Permlt 87-18
Page three
1. All alcoholic beverages shall be consumed on-stte.
2. Alcoholic beverages shall be sold only when food ts sold.
3. Authorization for an on-slte beer and w~ne lJcense ts contingent upon
the use remaining as a restaurant. At such time that the restaurant
use ts dJsconttnued, authorization for the llcense w111 be null and
void.
4 All persons servtng or selHng alcohoHc beverages and food shall be
18 years of age or older and shall be supervJsed by someone twenty-one
years of age or older.
5. No pool tables or coin operated games are allowed at thls locatlon.
6. No "bar" type seattng ts allowed.
7. The menu of the restaurant shall constst of foods that are prepared on
the premises.
Wlth these conditions, staff considers thts use appropriate for the area and
recommends approval by the adoptton of Resolution No. 2426.
Christine ShJngle~on ~/
Associate Planner Director of CommunJty Development
MAC:per
Attachments: Resolution No. 2426
Stte and Floor Plans
Menu
Corn rnunity DeveloPrnen~ Deparirnen~ ~
1
2 RESOLUTION NO. 2426
3 A RESOLUTION ~F THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, AUTHORIZING A BEER AND WINE
4 LICENSE FOR ON-SITE SALES AT 13011 NEWPORT
AVENUE.
5
The Planning Commission of the City of Tustin does hereby resolve as
6 follows:
? I. The Planning Commission finds and determines as follows:
$ A. That a proper application, Use Permit No.87-18 has been filed on
behalf of Gyro King requesting authorization for an alcoholic
9 beverage control license (type 41) to sell beer and wine for
on-site consumption at 13011 Newport Avenue.
10
B. .That a public hearing was duly called, noticed and held on said
11 application.
12 C. That establishment, maintenance, and operation of the use
applied for will not, under the circumstances of this case,
13 be detrimental to the health, safety, morals, comfort, or
general welfare of the persons residing or working in the
14 neighborhood of such proposed use, evidenced by the following
findings:
15
1. The sale of beer, wine and distilled spirits is for on-site
16 consumption only.
17 2. That sale of beer and wine is limited to only when food is
sold.
18
3. The use applied for is in conformance with the Land Use
19 Element of the Tustin General Plan.
20 4. The use applied for is an allowed use in the C-2 Central
Commercial Zone.
D. That the establishment, maintenance, and operation of the use
22 applied for will not be injurious or detrimental to the property
and improvements in the neighborhood of the subject property,
23 nor to the general welfare of the City of Tustin, and should be
granted.
24 E. Proposed development shall be in accordance with the development
25 policies adopted by the City Council, Uniform Building Codes as
administered by the Building Official, Fire Code as administered
by the Orange County Fire Marshal and street improvement
26 requirements as administered by the City Engineer.
27 F. That this project is categorically exempt from the requirements
of the California Environmental Quality Act, Class I.
28
2 Resolution No..2426
Page two
3
4 G. Final development plans shall require the review and approval of
the Community Development Department.
5
II. The Planning Commission hereby approves Conditional Use Permit No.
6 87-18 to authorize on-site beer and wine sales in conjunction with a
restaurant at [301! Newport Avenue, subject to the following-
? conditions:
8 A. The applicant shall sign and return an Agreement to Conditions
Imposed form which states that the applicant agrees to all
9 conditions Imposed, the conditions shall be included on the
State issued Alcoholic Beverage 11cense, and failure to comply
10 with any of the conditions shall be grounds for suspension or
revocation of the license.
11
B. All alcoholic beverages shall be consumed on-site.
12
C. Alcoholic beverages shall be sold only when kitchen is open and
13 food is sold.
14 O. Authorization for an on-site beer and wine license is contingent
upon the use remaining as a restaurant. At such time that the
15 restaurant use is discontinued, authorization for the license
will be null and void.
E. All persons serving or selling alcoholic beverages and food
17 shall be 18 years of age or older and shall be supervised by
someone twenty-one years of age or older.
18
F. No pool tables or coin operated games are allowed at this
19 location.
20 G. No "bar" type seating is allowed.
21 H. The menu of the restaurant shall consist of foods that are
prepared on the premises.
22
PASSED AND AOOPTED at a regular meeting of the Tustin Planntng Commission,
23 held on the day of , 198
24
Kathy Well
25
Chairman
Penni Foley
26 Secretary
27
28
IIIIll !! ltlll II ~ I 1~
1
- ORDINANCE NO. 981
2
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
3 CALIFORNIA, APPROVING ZONING ORDINANCE AMENDMENT NO. 87-1
THEREBY AMENOING SECTIONS 9232 b., 9233 c., 9234 c.,
4 9235 c., 9242 b., and 9297 OF THE TUSTIN MUNICIPAL CODE,
TO REQUIRE ISSUANCE OF A CONDITIONAL USE PERMIT FOR CONVENIENCE
5 STORES AND ESTABLISHING DISTANCE STANDARDS FOR OFF-SITE
ALCOHOLIC BEVERAGE SALES ESTABLISHMENTS.
6
WHEREAS, on May 4_ lq~7 , the City Council of the City of Tusttn,
? California, does 6rd~ln as follows:
8 Section [: Sectton 9232 b. is amended to add the following:
9 9232 b. (u). Convenience stores.
10 Section 2: Section 9232 b (p) is amended as follows:
1] 9232 b (p). Alcoholic beverage sales establishments subject to the
following criteria:
]2
Off-site sales establishments shall be located a minimum distance of:
]3 - 100 feet from any residentially zoned or used property.
- 300 feet from any other existing off-site sales establishment.
14 - 600 feet from any church, public or prtvate school, playground,
or hospital.
]5
Section 3: Section 9233 c. is amended to add the following:
16
9233 c. (aa), Convenience stores.
17
Section. 4: Section 9233 c (v) is amended to read as follows:
]8
9233 c. (v) Alcoholic beverage sales establishments subject to the
19 following criteria:
20 Off-site sales establishments shall be located a minimum dtstance of:
- 100 feet from any residentially zoned or used properties.
- 300 feet from any other existing off-site sales establishment.
2!
- $00 feet from any church, public or private school, playground,
22 or hospital.
23 Section 5: Section 9234 c. is amended to add the following:
9234 c (11) Convenience stores.
25 Section 6: Section 9234 c. (10) is amended as follows:
9234 c (10) Alcoholic beverage sales establishments subject to the
26 following criteria:
27 Off-site sales establishments shall be located a minimum distance of:
- 100 feet from any residentially zoned or used properties.
28 - 300 feet from any other existing off-site sales establishment.
Ordinance No. 981
2 page two
- 600 feet from any church, public or private school, playground
4 or hospital.
$ Section 7: Section 9235 c. is amended to add the. following:
§ 9235 c (fl) Convenience stores.
?i Section 8: Section 9235 c (dd) is amended as follows:
9235 c. (dd) Alcoholic beverage sales establishments subject to the
fol 1 owtng crt*terta:
9
Off-site sales establishments shall be located a minimum distance of:
lO - 100 feet from any residentially zoned or used properties.
300 feet from any other existing off-site sales establishment.
11 - 600 feet from any church, public or private school, playground
or hospital.
12
Section 9: Section 9242 b. is amended to add the following:
9242 b. (f). Convenience stores.
14
Section 10: Section 9242 b. is amended as follows:
9242 b. (g). Alcoholic beverage sales establishments subject to the
following criteria:
17 Off-site sales establishments shall be located a minimum distance of:
- 100 feet from any residentially zoned or used properties.
'18 - 300 feet from any other existing off-site sales establishments.
- 600 feet from any church, public or private school, playground
19 or hospital.
20 Section 11: Section 9272 of the Tustln Municipal Code is amended to add the
following definition, integrated in alphabetical order, to read as follows:
21
"'Convenience Store' means any establishment under 15,000 square feet
22 in size where food, beverage, magazine and auto related items, or any
combination thereof, are sold for off-site use and/or consumption."
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Tusttn, California, held on the 4th day of MaY ,1987.
RICHARD B. EDGAR "
26 Mayor /
27 Attest:
28 .A~Y ~. ~N,
City Clerk)
RESOLUTION NO. 2396
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
2 OF TUSTIN, CALIFORNIA,* ESTABLISHING POLICY GUIDELINES
TO BE FOLLOWED IN FOR CONSIDERATION OF ALCOHOLIC
3 BEVERAGE SALES ESTABLISHMENT APPLICATIONS.
4 The Planning Commission of the City of Tustin does hereby resolve as
follows: '
$
I. The Planning Commission finds ~nd determines as follows:
6
A. That certain guidelines shall be considered by Community
? Development staff and the Planning Commission when considering
Conditional Use Permit applications for alcoholic beverage sales
8 establishments.
9 B. That certain standard conditions shall be required on on-site
alcoholic beverage sales establishments in conjunction with a
10 restaurant use as follows:
11 ° All alcoholic beverages shall be consumed on site.
° Authorization for on-site sales of beer and wine/liquor
12 sales is contingent upon the use of the subject site
remaining a restaurant. At such time the restaurant use is
13 discontinued the use permit becomes null and void.
° All persons serving alcoholic beverages must be eighteen
14 years of age or older and supervised by someone twenty-one
years of age or older. Supervisor shall be present in same
15 area as point of sale.
° Hours of operation are limited to the hours of a.m.
16i to p.m. (hours are identified depending on the
type of operation) Food must be served during these hours.
17 ° The menu of the restaurant shall consist of foods that are
prepared on the premises.
° No outdoor seating is allowed at this location.
18 ° No 'bar' type seating is allowed.
19 ° There shall be no pool tables or coin operated games on the
premises at any time.
2O
C. That certain standard conditions shall be required of off-site
21 sales establishments as follows:
22 ° Authorization for off-site sales of beer and wine/liquor is
contingent upon the use at the subject site remaining as
23 (specific use t~
identified here) Should this use change or be
24 discontinued, authorization for this use permit is null and
void.
~5 ° All persons selling alcoholic beverages shall be eighteen
years of age or older and shall be supervised by someone
twenty-one years of age or older at all times. Supervisor
26i ° s~all be present in same area as point of sale.
27 Hours of operation are limited to the hours of to
(hours are identified depending on the type of
28 operation).
FILE coPY
! Resolution No. 2396
page two
2
3
° "No Loitering" signs shall be posted at the entrance of the
4 business or other specified location(s).
° No pool tables or coin operated games are allowed at this
5 location.
° No alcoholic beverages shall be consumed on any property
6 adjacent to the licensed premises under the control of the
applicant.
? ' Refrigerated single-serving beverage containers shall be
located in an enclosed refrigeration unit no less than ten
8 (10) feet from the point of sale.
9 O. That each Conditional Use Permit application for an alcoholic
beverage sales establishment shall be reviewed, based upon
10 location and type lof such establishment, and consideration of
the following guidelines:
11
A determination that hours of operation requested are
]2 appropriate for the use proposed and consideration given to the
proposed use's relation to:
]3'
1. Residential areas;
14 2. Arcades;
3. Other similar uses;
]§ 4. Relation to live entertainment locations.
10 E. In order to discourage drinking and driving, signs posted to
advertise items shall be limited to cover no more than 25~ of
17 the window area.
18 F. All mini-markets or convenience stores of less than 15,000 sq.
ft. shall limit the floor area devoted to sale, display and
19 storage of alcoholic beverage items, to no more than lOS of the
total gross floor area.
20 G. The applicant shall sign and return an Agreement to Conditions
21 Imposed form which states that the applicant agrees to all
conditions imposed, the conditions shall be included on the
22 State issued Alcoholic Beverage license, and failure to comply
with any of the foregoing conditions shall be grounds for
23 suspension or revocation of the license.
ADOP~ a regular me~ting of .the Tustin Planning~),;Commission,
24 PASSED AND at
held on the day of "'"~//[,~,,~ ~
CHARLES E. PUCKETI",- ' '
~ /~ Chairman
27 "~-~,~L,,ff.~L."
OONN~ORR, '
Recording Secretary
Plannin Commission
DATE: SEPTEMBER 28, 1987
SUBJECT: TENTATIVE TRACT HAP NO. 13030/DESIGN REVIE# 87-32/CONDITIONAL USE
PERHIT 87-19
APPLICANT: THE IRVINE PACIFIC COHPANY
LOCATION: LOTS 14, AA AND BB OF TRACT 12763
REQUEST: 1. AUTHORZZATION TO SUBOZYIDE FOR DEVELOPMENT PHASING AND
FINANCES PURPOSES LOTS 14, /LA AND BB OF TRACT 12763 FOR
RESIDENTIAL DEYELOI~ENT.
2. APPROVAL OF A CONDZTIONAL USE PERMIT fftlICH WOULD AUTHORIZE
DEVELOPMENT OF 266 APARTHENT UNITS.
3. COMMISSION APPROVAL OF THE SITE PLAN AND ARCHITECTURAL DESIGN
OF THE PROPOSED PROJECT.
ENVIRONHENTAL
STATUS: IT NAS BEEN DETERMINED THAT FZNAL ENVIRONMENTAL IMPACT REPORT
85-2 CERTIFIED ON PARCH 17, 1987 IN CONJUNCTION WITH THE EAST
TUSTIN SPECIFIC PLAN ADEQUATELY ADDRESSES ENVIRONB~NTAL
CONSIDERATIONS ASSOCIATED #ITH THE PROPOSED PROJECT AND NO
ADDITIONAL ENYIRONHENTAL DOCb'HENTATION #ILL BE PREPARED.
RECOI~ENDED ACTION
It is recommended that the Planning Commission take the following actions:
1. Approve Environmental Determination for the project by the adoption of
Resolution No. 2432 as submitted or revised.
2. Approve Design Review 87-32 by the adoption of Resolution No. 2433 as
submitted or revised.
3. Approve Conditional Use Permit 87-19 by the. adoption of Resolution No.
2434 as submitted or revised.
4. Recommend to City Council approval of Tentative Tract Map 13030 by the
- adoption of Resolution No. 2435 as submitted or revised.
Community Development Department
Planntng Commission Report
Tentative Tract Hap No. 13030
September 28, 1987
page two
SIA'IIARY
Applicant proposes to develop a 266 unit residential apartment project (Rancho
Maderas) on a 15.4 acre site currently described as Lot 14 of Tract 12763.
Prior to development as proposed, the Planning Commission must approve a
Conditional Use Permit and a Design Review of the project pursuant to provisions
of the East Tustin Specific Plan.
While Lot 14 is presently a developable lot for an apartment project, the
applicant has also filed Tentative Tract Map No. 13030. The proposed tract map
subdivides lots 14, AA, & BB of Tract 12763 into 6'numbered and 3 lettered
lots. Lettered lots are for landscape maintenance purposes. The primary purpose
of this map is to facilitate financing of the project. However, the applicant is
also requesting at this time that the Tentative Tract Map be for condominium
purposes so that at some future date the project could be converted to
condominium units without an additional map being required. Commission action
on Tentative Tract Map No. 13030 is advisory, and a recommendation to Council
for approval or denial is required.
The project site is bordered by Jamboree Road on the east, Bryan Avenue on the
south, Heritage Way on the west, and a proposed neighborhood retail site
(Lot 13 of tract 12763) to the north. Other planned and anticipated development
in the vicinity of- the subject project include a proposed 240 unit townhouse
development to the west across Heritage Way and the proposed regional mixed use
commercial site to the south across Bryan Avenue.
PROOECT D£SCRIPTIO#/SlTE PI,AB
Submitted development plans for the Rancho Maderas project propose 33 two-story
apartment buildings on a 15.4 acre parcel which is designated for medium-high
residential density on the East Tustin Specific Plan (up to 25 dwelling units
per gross acre). The overall density proposed for the project is 17.2 units per
gross acre. The predominate feature of the site plan for the project is the
clustering of buildings around parking courts creating a "mini-neighborhood".
In this fashion, parking, guest parking, and trash enclosures are readily
accessible to tenants. Each cluster of buildings, eight in all, contains
between 22 and 24 units and an equal number of carport parking spaces. As
proposed, garages are not available in this project.
The proposed project provides a total of 576 parking spaces which includes 266
carport spaces, 242 open resident parking spaces and 68 visitor or guest parking
spaces. Required covered and open resident parking spaces for individual units
Corn rnunity Development Department
Planntng Com~sston Report
Tentative Tract Map No. [3030
September 28, [987
page three
are located wtthtn a parktng court central to each unit. Guest spaces are
located either within a court or conveniently adjacent to the main internal
circulation drive aisle.
Private ground level patio areas and above ground decks are proposed for each
unit. In addition, development plans propose outdoor open space areas between
buildings. Within these open space areas, two recreation areas are proposed.
Both are equipped with a pool and spa and have been centrally located.
Additional recreational amenities such as a weight room is also proposed.
Common recreational areas also accommodate on-site laundry facilities for
residents.
[n conjunction with the proposed cluster concept, tnternal circulation and
access to units clusterings and parking is facilitated with the provision of a
stngle 28 ft. wide private street drive which serves the entire project.
Pursuant to the East Tusttn Specific Plan private drive ways that exceed [50
feet in length or serve 6 or more units should have a width of 28 feet. The
primary ingress and egress points for the project will be provided at Bryan
Avenue and Heritage Way. Special attention has been gtven to these
Ingress/egress points.
At each point of access from the public right-of-way a median separated drive
has been proposed. To accommodate exiting traffic on Heritage Nay a 22' foot
egress area has been provided. This dimension ts sufficient for left and right
turn movements. A medtan at the Bryan Avenue entry point to the pro~ect
precludes left turn exit movements from the project and only neccessating a
twenty (20) ft. egress pocket. The site plan also provides ample stacking
distance for vehtcles exiting at either point.
In addition to vehicular circulation, submitted plans propose an internal
pedestrian walkway system. This system of walkways generally allows residents
to exit their cars and proceed to units without the need to travel across a
drive aisle. This system also links almost half of the units directly to
recreation areas. Access to recreation areas on the site can be negotiated by
any tenant by crossing a maximum of only one. drive aisle. The internal
pedestrian walkway system also connects to the perimeter sidewalk system in the
public right-of-way at one point on Bryan Avenue and three points on Heritage
Way.
Other site characteristics are summarized as follows:
° A perimeter block wall consistent with the theme wall approved with Tract
[2763 ts shown along Jamboree Road, Bryan Avenue, and separating the
project from the neighborhood commercial site to the north. No fence or
wall will be provided (accept as screening at Heritage Way entrance) on
Heritage Way.
Corn rnunity Developrnent Department
Planning Commission Report
Tentative Tract Map No. 13030
September 28, 1987
page four
° Structural setbacks from public streets, private drives are in conformance
with East Tusttn Specific Plan. (See attached Development Review Summary.)
° Separation between buildings are tn conformance with East Tusttn Specific
Plan. (See attached Development Review Summary.)
° Mailboxes and trash enclosure facilities have been shown and are accessible
to all untts. Open parktng adjacent to mallboxes is available.
° Structure heights are in conformance with East Tustfn Specfftc Plan. (See
attached Development Review Summary.)
ARCHITECTURAL DESIGN
The archttecutal design proposed for the project is a California Ranch Style of
architectural and would see the predominate use of stucco and wood elements. As
a sltght departure from this theme, red-brown barrel ttle Is proposed for roof
treatments.
To accentuate the ranch style, butlt-up wood shelves have been proposed as have
the use of exposed wood banisters and verttcal wood column supports for second
floor landings. The use of paned windows also promotes the ranch style.
A further extension of the ranch style ts demonstrated by carport structures
which again make use of wood. Structural supports are vertical wood columns,
and roof cross beams are left exposed.
The project proposes to use two stucco colors ustng a sand ftnfsh. Wood
treatments wtll be contrasting colors and the roofs are a muted red (red-brown).
Architectural features provtde a strong architectural theme whtch is highlighted
by a master landscape plan. Thls type of architecture is consistent wtth the
desired East Tusttn Ranch style and is compatible wtth existing
surrounding areas.
LANDSCAPING
Staff views landscaping design for the project as a key element in ensuring a
quality, aesthetically pleasing project. While a concept landscaping plan has
been submitted, the plan is only illustrative with the actual quantities,
species and location of landscaping to be determined at plan check. In
addition, con~lete irrigation plans will need to be submitted at plan check.
The landscaping concept proposed for the project consists of the following
climate tolerant evergreen and dectdious trees:
Corn rnunity Development Deparirnen~ ~"
Plannfng Con~nlsslon Report
Tentative Tract Hap No. 13030
September 28, 1987
page fi ve
- Capania Anacardtodes (carrotwood)
36" and 48" box at entry points
24" box tn auto courts
Ftcus retusa (Indian Laurel)
24" box as primary street drive tree
- Ptnus canartensts (Canary [sland Ptne)
15 gallon, 24" and 36" box as project perimeter accent tree
24" and 36" box for pool area verttcal element
- Platanus acertfolta (London Plane Tree)
15 gallon and 24" box tn open space areas as a dectdtous canopy tree
- Relaleuca qutnquenervan (Cajeput Tree)
15 gallon and 24" box as butldtng courtyard trees
- Pyrus calleryana 'Bradford' (Ornamental Pear)
- 24" box as a building entry canopy tree
- Ftcus rubtginosa (Florida)
48" box as interior accent tree
- £ucalyptus cttrtodora and ntcholtt (Lemon scented gum and willow leafed
peppermint)
5 and 15 gallon as area vertical elements
[n addition to these trees, a variety of compatible shrubs, ground covers and
sod areas are proposed and will be Installed at adopted landscape
specifications. As indicated above, precise coverages will be determined at
plan check to ensure that a proper balance between open sod areas and ground
cover accents is achieved.
TEliTAT[¥E TRACT MAP %SSUES
There are several issues that require additional discussion related to Tentative
Tract Rap 13030.
School Facilities - Correspondence has been received from the Tusttn Unified
School Otstrtct on Tentative Tract Rap 13030 (see attachment II).
While the Commission may recall that school facilities were ~eserved tn
conjunction with Tract Rap 12763, the School Facilities Agreement between the
Irvtne Company and the Tustin Unified School District provides that the Irvine
~ Community DeveloPmen~ Depar~men~ ~
Planning Commission Report
Tentative Tract Hap No. 13030
September 28, 1987
page stx
Company would not process for approval by the Ctty ftnal residential builder
maps until an agreement ts reached between the Company and District providing a
funding mechanism for provision of adequate school facilities tn East Tusttn.
In adopting the East Tustln Speciftc Plan, the City agreed to review the status
of the implementation of the School Facilities Agreement at subsequent levels of
project approvals, such as the approval of tentative builder residential tract
maps and would address the Impact of a project on Dtstr~ct Fac~ltties when
tentative builder residential tract maps are submitted for approval.
Prior to ftltng of Tentative Tract Map 13030, the Ctty did request Information
from the Dlstrtct and Company on the status of School financing. Whtle, no
response has been recetved from the District, correspondence was recetved from
the [rvtne Company on September 21, 1987. (Attachment [[[). As Indicated tn
their letter, the Company has prepared a Preliminary School Facilities and
Financing Plan for the Tusttn Ranch community which was then sent to the
Dtstrtct on July 13, 1987. In addition, on August 14, 1987, they forwarded to
the 01strtct a Technical Supplement to the plan whtch provided a mere detatled
explanation of the methodology used tn the preparation of our Preliminary
Financing and Factltty Plan.
While the Company has reached no conclusions with the District on the plan,
Staff feels that there has been a good faith effort by the Company to address
the requirements for the East Tustin Plan.
Affordable Houstn~ in East Tusttn - As a condition of approval of Tract 12763,
an affordable housing program for East Tusttn was outltned by the [rvine
Company. In that program It was demonstrated that affordable houstng would be
provided in East Tusttn by the development of apartment projects. The developer
was encouraged to seek financing through bond programs or other funding sources
to facilitate provision of rental units at an affordable level. Provided Rancho
Maderas is constructed and remains an apartment project, the affordable housing
mandate of the Spectftc Plan Oevelopment Agreement can be met. ~n the event
that the project ts converted to condominiums, a revised houstng program will be
required.
Conversion of Apartment Project to Condominiums - As stated above the
Implications of project conversion to the affordable houstng program ts of
concern to staff. Other issues to consider wtth this aspect of the map involve:
A future condominium plan; tenant notification; and the establishment of
Covenants; Conditions, and Restrictions (C,C & R's). Staff believes that these
concerns are all addressed adequately as Conditions of Approval in Exhibit A of
Resolution No. 2435.
Corn munity Developrnen~ Department
Planning Commission Report
Tentative Tract Map No. 13030
September 28, 1987
page seven
£NVXROIIIENTAL A#ACYSZS
Based upon review of the subject map as well as Environmental Impact Report 85-2
(as supplemented) it has been determined that environmental issues relating to
this project have previously been addressed. Also, appropriate mitigating
measures identified in EIR 85-2 are included as conditions of approval for the
project. With this information in mind, it is recommended that the Commission
make the finding that requirments of the California Environmental Quality Act
have been met and that no further environmental review is required.
CO#DXTXO#S OF APPROVAL
A list of conditions of approval is included within the attached Resolutions.
Outside of specific issues discussed in this report, conditions of approval are
standard conditions required by either the Specific Plan, other applicable
municipal codes the approved Development Agreement for the project area or
requirements of City Departments or outside reviewing agencies. Staff will
respond to any questions concerning listed conditions at the September 28th
public hearing.
CO#CLUSIO#
Given the analysis conducted by staff and consideration of comments from other
agencies and the public, it is concluded that the proposed project meets
requirements of the East Tustin Specific Plan, the Subdivision Map Act as
adopted and the California Environmental Quality Act.
With the inclusion of conditions of approval listed in to draft Resolutions
2435, 2433, and 2434 it is recommended that the Commission recommend to City
Council approval of Tentative Tract Map 13030 and approve Design Review 87-32
and Use Permit 87-Ig.
~c4d~or Planner Directory of Community Development
OSD:CAS:ts:pef
Attachments: Development Review Summary (Attachment I)
School District Correspondence
Irvine Company Correspondence
Site Plan
Elevations
Resolution No. 2432, 2433, 2434, & 2435
Corn munity Development DeparTment
DEVELOPMENT REVIEW SUMMARY
Project: Tentative Tract Map 13030/DR 87-32/CUP 87-12
Location/District: Lot 14 of Tract 12763/East Tustin Specific Plan
Action: Approval of a 266 unit apartment complex for Irvine Pacific Company
District Requirement' Proposed
Building:
Setback from Jamboree 81' 103'
Setback from Bryan 10' 27'
Setback from Heritage 10' 15'
Setback from internal street/drive 10' 10'
Gross Square Footage * *
Net Floor Square Footage * *
Height 40' 32'
Number of Stories * 2 stories
Materials/Colors
Lot Size * 15.4 acres
Lot Coverage 100% less setbacks & 38.8%
landscaping
Parking:
Number of Spaces 575 576
Ratio (space/square footage) ~ bdrm spaces: unit
Guest Space .25 per unit 67
open,at grade, car- open at grade,
Type port/garage carports
Uses: MED MFD
Number of Public Notifications (owner):
Environmental Status Addressed in EIR 85-2
* No Standard
gEP 1 0 1987
'LIr i ciei5 tScbooL Dis ice
500 south C st~eel o ~stin, ca[i[o nfo o 714-750-7501
September' 10~' 1987 '
Penni Foley
Clerk of the Planning Commission
City of Tustin
300 Centennial Way ,
_Tustin, California 9268Q
Dear Clerk Foley:
The Board of Education of the Tustin Unified School
District has authorized me to offer the following response
to the Notice of Filing Tentative Tract Map Numbers 13030
and 13038.
The Board of Education is responsible for determining that
adequate school facil:~ties are provided for the residents
within the tract maps described. While there are no
school sites in these two specific tracts there is
reasonable doubt, based upon the information we are
currently receiving from The Irvine Company, that indeed
adequate school facilities are being planned for the
residents of these tracts.
The City of Tustin and The Irvine Company are hereby
reminded that no fina2L builder maps may be filed until an
agreement is culminated between The Irvine Company and the
District to provide the funding mechanism for adequate
school facilities. As of this date, no such agreement
exists.
Sincerely,
Maurice A. oss, Ed.D.,
Superintendent
cc: Keith Greet, The Irvine Company
Bill Huston, City Manager
BOARD OF EDUCATION
Chris La~on, Presideht · Barbara Benson, Vice Pr~ident~lerk
Jane Bauer · J0yce Hanson · Gloria ~ Tuchman
Maurice A. Ross, Ed.D.. Superintendent
September 21, 1987
Ms. Chrts Shingleton
Director of Community Development
City of Tustin
300 Centennial Way
Tustin, California 92680
Re: Tustin Ranch Preliminary School Facilities and Financing Plan
Dear Ms. Shingleton:
In a discussion we recently had regarding the processing of our builder
Tentative Maps No, 13038 and No. 13030, you requested a summary of our
discussions with the Tustin Unified School District on a school faci]ity
and financing plan for the Tustin Ranch area.
We have been advised by legal counsel that the Tustin Unified School
District school fee program effective as of March 23, 1987, under Assembly
Bill 2926, constitutes our only financial obligation to the District.
However, in order to provide a more comprehensive approach to school
facilities planning, we have prepared a' Preliminary School Facilities and
Financing Plan for the Tustin Ranch community.
This Preliminary School Facilities and Financing Plan was sent to the
District on July 31, 1987. In addition, on August 14, 1987, we forwarded
to the District aTechnical Supplement to the Plan which provided a more
detailed explanation of the methodology used in the preparation of our
Preliminary Financing and Facility Plan. Our correspondence included a
request to meet with the Board of Education and the staff as early as
possible to discuss the plan.
Last week we had our first meeting with Dr. Maury Ross and his staff to
discuss the Preliminary Financing and Facility Plan. We anticipate
meeting with the District on a regular basis over the next few weeks.
At this time, no conclusions have been reached with the District.
For your reference, I have attached all the letters and documents that
have been forwarded to the District on this subject to date.
Sincerely,
Michael ¢. Ellis
Vice President
ME/bg
550 Newport Center Drive, P.O. Box l, Newport Beach, California 92658-8904 (714) 720-2000
A Division of The Irvine Company
IRVlN~ COMMUNITY
DEV~LOPM~4'r COMPANY
July 31, 1987
Tustin Unified School District
300 South "C" Street
Tustin, California 92680
Dear Members of the Tustin Board of Education:
The Tustin Unified School District and The Irvine Company have not yet
developed and approved a comprehensive school facilities and financing
plan for the Tustin Ranch Community. In an effgrt to accomplish that
goal we have completed the enclosed preliminary plan for your review and
consideration.
This preliminary plan represents our understanding of future District
needs to serve students generated by the Tustin Ranch Community based
upon certain assumptions pertaining to student generation, pace of
development, and other pertinent factors identified in the plan. The
plan is provided as a basis for future discussions, modification and
confirmation. We have attempted to prepare a program that responds to
the goals and policies of the Board of Education as we understand them.
To facilitate timely completion of plan, we request a study session with
the Board of Education and District staff at the earliest possible date
to jointly discuss the rationale behind this preliminary plan. We
believe that this study session will provide an opportunity to establish
a sound basis upon which to conclude an agreement by September 30, 1987
for a final school facilities and financing plan for the Tustin Ranch
Community.
We have been advised by legal counsel that the TUSD school fee program
effective as of March 23, 1987, under Assembly Bill 2926 constitutes our
only financial obligation to the District. However, in order to provide
a more comprehensive approach to school facilities planning we have,
nevertheless, prepared for your consideration this Preliminary School
Facilities and Financing Plan for the Tustin Ranch Community.
550 Newport Center Drive, P.O. Box I, Newport Beach, California 92658-8904 (714) 720-2000
A Divia~ o( l~e In,ne Coml3a~y
Tustin Unified School District
Page 2
Prior to th~ adoption of a 'final ~inancing plan, it is essential that the
District and the Company mutually agree on the school facility
requirements for the TuStin'Ranch Community.
We believe it would be in our mutual interest to establish an effective
school facility and financing plan that prov4des a "safety net" in the
event that the combination of school fees and State funding is not
sufficient to finance the school facilities needed for students generated
from our development in the Tustin Ranch Community.
The key principles that have' guided formulation of the preliminary plan
are detailed in the attached document and summarized below:
o Utilization of sound demographic data and development phasing
schedules to support a rational phasing plan for construction of
new school facilities and/or refurbishment of existing .schools;
o Optimal use of financial resources to ensure a cost-effective
facility plan and to minimize the financial burden'for residents in
TUSD;
o Achievement of an equitable financing mechanism for existing and
future residents served by TUSD;
o Optimal utilization of existing school facilities in proximity to
the Tustin Ranch Community through refurbishment and reopening of
some nearby closed schools;
o Inclusion of conservative assumptions and contingencies to address
unforeseen changes in student generation rates within reasonable
parameters;
o Respecting existing TUSD board policies while adhering to State
standards in the refurbishment of existing schools or construction
of new facilities needed to serve the Tustin Ranch Community.
We believe these principles and assumptions are consistent with your
philosophy and incorporate fundamental policies of the District. We
invite your response to this assessment and your scrutiny of the plan in
the contex~ of these principles. The plan also contains statistical
assumptions that we wish to have validated through your review and
subsequent discussions.
Successful finalization of a School Facilities and Financing Plan and
Agreement for the Tustin Ranch Community remains an important goal for us
and we believe, the District. We have formulated this preliminary plan in
order to facilitate an ultimate understanding and agreement on a school
facility plan. We believe open dialogue between the company, the Board
of Education and District staff will be extremely productive in clarifying
District needs, issues and objectives, and we look forward to
participating in that process.
Tu~tin'Unified School b.~Crict
Page 3
In closing, please let me assure you that we share the District's goal of
providing the finest educational opportunities for the students of Tustin
Unified School District. We are most anxious to continue discussions and look
forward to an early opportunity to present this pl. an and exchange comments in a
study session with the Board of Education.
Since~y,
C. Keith Greer
Vice President
Community Development Company
· cc: iDr. Maurice'A'.~'Ross
PRELIMINARY
TUSTIN RANCH SCHOOL FACILITIES AND
FINANCING PLAN
July 31, 1987
PRELIMINARY TUSTIN RANCH SCHOOL FACILITIES AND FINANCING PLAN
CONTENTS
1. INTRODUCTION I
2. TUSTIN RANCH COMMUNITY MAP 2
3. ASSUMPTIONS OF STUDENT GROWTH 4
4. FACTORS RELATIVE TO SCHOOL CONSTRUCTION 7
5. ELEMENTARY SCHOOL ANALYSIS 9
6. INTERMEDIATE SCHOOL ANALYSIS 14
7. HIGH SCHOOL ANALYSIS 18
8. RESERVATION OF SITES 23
g. PROJECTED FACILITY COST 24
10. ANTICIPATED SCHOOL CONSTRUCTION SCHEDULE 26
11. FINANCING SCHOOL CONSTRUCTION 27
PRELIMINARY
TUSTIN RANCH SCHOOL FACILITIES AND FINANCING PLAN
..--
1.. INTRODUCTION
The Irvine Company as the master planner and developer of the Tustin Ranch
community, considers schools to be an essential component of the community.
The State of California should be the first and primary source of funds for
the building of public schools. However, the Company recognizes the
importance of assisting local districts in the planning and financing of
school facilities within the context of State criteria and available
financing programs. In this plan, it was assumed the TUSD will make every
effort to qualify for State funding and that The Irvine Company will assist
TUSD in securing such funding. The proposed plan is preliminary and should
be reviewed and finalized through further discussions with the TUSD Schgol
Board and District staff.
Several key principles guided the formulation of this plan:
o Utilization of sound demographic data and analysis of facility
capacity and student enrollment projections;
o Consideration of the district as a whole, incorporating the growth of
students generated from the Tustin Ranch community into the existing
school system;
o Optimal use of financial resources including State funding and
efficient use of school facilities, so that local taxpayers will not
be overburdened with the financing of the needed facilities;
o Development ofa financing mechanism that is equitable for both
existing and future residents. A "fair share" concept is proposed
that will ensure that if State funding is not obtained, future
residents will pay for the facilities that serve them;
o Use of conservative assumptions and contingency measures to address
changes in demographics that may result in the need for additional
facilities;
o Respect for TUSD Board programmatic policies, while adhering to State
standards for the refurbishment of existing facilities and the
construction of new facilities to serve the Tustin Ranch community.
While State funding and school fees are contemplated as primary funding
sources, Mello Roos special taxes are also proposed as a safety net to
insure that adequate financing is available to ensure that new schools can
be built or refurbished as needed.
The plan sets forth the assumptions and methodology employed in planning for
student population growth generated by development within the Tustin Ranch
community. The Ed Groups draft "Enrollment and Facilities Needs Study", the
TUSD Facilities Plan, State Guidelines and Standards, information collected
from discussions with TUSD and other data sources available were used as the
basis for the assumptions. Following are the key factors and the background
information used to predict the need for school facilities for Tustin Ranch.
~. TUSTIN RANCH COMMUNITY MAP
The area encompassed by this report is bounded by the Santa Ana'Freeway to
the south and the Lomas de Santiago foothills near Peters Canyon Reservoir,
to the north. The eastern edge of the area is the eastern boundary of the
City; Browning Avenue and the existing development of Cowan Heights and
Lemon Heights comprise the western edge of the area. A map of the area is
on the following page (Figure
INTERSTATE 5
(~ TUSI'IN RANCH Figure 1
~'~'%'TH6 IRVINE COMPANY 3 ,4 ~
3. ASSUMPTIONS OF STUDENT GROWTH
3.1 New Dwelling Units :
The plan is based upon the maximum number of units proposed under the
Specific Plan approved by the City of Tustin.
The total dwelling units (DU's) fall in three categories, single family
detached, single family attached and apartments. The anticipated maximum
number of dwelling units at build-out in 1996 is 8764 as summarized on
Table 1.
For the purposes of this plan, projections have been used to estimate needed
facilities for the maximum number of students anticipated. The actual
facilities built through the proposed financing mechanism should be
consistent with the actual number of units built in the future. In this
regard, an annual monitoring program is recommended which provides for
adjustments in the plan as an important element to the success of this plan.
3.2 Student Generation Factors
Projections of the number of students which can be anticipated from the new
dwelling units within the Tustin Ranch community are based on the December,
1986 draft TUSD Enrollment and Facilities Need Study, prepared for the
Tustin Unified School District by Ed Group. Since that date, TUSD
restructured the elementary and intermediate levels and the student
generation rates have been adjusted as follows: The K-5 ratio equals 6/7 of
the former K-6 ratio; the 6-8 ratio equals the former 7-8 ratio plus 1/7 of
the former K-6 ratio.
The following are the anticipated average student generation rates per
dwelling unit for apartments, single family attached and single family
detached units:
Student-Per-Home Ratio
Housina Tvoe K-5 6-~ 9-12 K-I~
Detached 0.34 0.21 0.35 0.90
Attached 0.15 0.08 0.12 0.35
Apartments 0.1I 0.06 0.08 0.25
3.3 Increases in Student Population
When the assumed student generation rates are applied to the number of dwelling
units, the result yields an increase of approximately 4145 students from the
Tustin Ranch community in TUSD's K-12 student population through the
anticipated build-out of the Tustin Ranch community in 1996. Table 2 provides
the projected number of students based upon maximum unit projections, by grade
level and by year.
Enrollment projections are derived by aging the present school population
through the system. Aging is accomplished by advancing the population of each
grade level to the next grade on annual basis. The sum of the aged population
and the projected enrollmentfrom new development is computed for each grade
level. Kindergarten enrollment is based on students generated from both
existing and new development at current student generation rates.
4
1USTIN ~ I)I~LI. ING UNITS
ESTI~I~)) C~OSINGS P~t FISCAL. YFr. P.R
(BY PAOOUCT AND BY '(EAR)
l~F/lfl~ l~fl/~ 19891~0 1~0/~]1 1991/~ 1~./93 1993/~ 1~/~ 19~'./96 TI~Tfll.
I,~ETACHEO 78 18~ ~0 51:) 510 47~ ~ ~ 114 ~ 7~
P/TTACHED 104 ~ 715 ~g ~1 414 514 ~ ~ ~ ~
TOTAL ~ 1~ ~ 1~ ~ 1~ ~ 1~ ~3 ~9 ~ ~ ~ ~ 7~
CUMULATIVE-' ~ 1~ ~-~6- ?d998 4~)8 ,~51 6~440 7~382 ~118 8~7~
THE TNELVE MONTH PERIOD INCLUOED MITHIN EACH FISCAL YEAR ZS FROH JULY ! THROUGH JUNE ~Q.
FoR EZAHPLE~ FISCAL YEAR 1987/88 INCLURES THE PERIOD FROM JULY 17 1987 THROUGH JUNE ~ I~,
~IN RI)II)I ~
YEAR FOR PlOJEC?[O ~[LL. INe UNIT$)
1987/88 1988/99 1989/90 199~91 1991/9~ 199~93 1993/94 1994/9~ i99~96
~ INCRFAgE: Y,-~ 86 179 ~ ~ ~ ~ ~ 147 - 113
BY YE{~R: 6-8 46 96 1~0 147 14.5 117 117 73 56
: 9.-1;' 67 1~ ~16 ;=41 ~ 183 166 81 ~
199 419 6~0 6~ 669 53~ 51~ 301 ;~18
: R-5 86 ~ ~.B 81~) 1, I01 1, 3~ 1, 566 1, 713 1, ~
~UL.qTIVE: 6-8 ~ 141 P~ ~ ~4 6~ ~ ~ 9~
: ~1~ 67 ~1~ ~ ~9 ~ 1,~7 1,~ 1,~4 1,~
1~ 618 I,~ 1,~ ~ ~ii4 ~ ~ Nl~
THE TMELV£ #ONTH PERIOD {NCLUDEO #ITHIN EACH FISCAL YEAm Is FROM JULY ! THROUGH JUNE
FOI EIA#PL£t FISCAL YEAR 1987/M I#CLUOES THE PERIO0 FRO. SULY 1, 1987 THEOU6H JUNE ~ 19i~.
4. FACTORS RELATIVE TO SCHOOL CONSTRUCTION
4.1 Size of Schools: Student Loading
Once annual increases in total student population are projected, the number of
schools needed at each grade level is determined by current TUSO student
loading for existing schools and by State guidelines as indicated below for new
or refurbished facilities.
Level Caoacit¥
o Elementary 600 students
o Intermediate 950 students
o High School 2000 students
In addition, it should be noted that the capacity of schools in the Plan at
each level may from time to time be temporarily augmented by relocatable
classrooms as follows:
Level Caoacitv Temoorarv Auomentation
o Elementary 600 students 120 students
o Intermediate 950 students 150 students
o High School 2000 students 300 students
Temporary augmentation has been taken into consideration within this plan as
a potential buffer to modulate the rate at which schools will be needed. It
is understood that the number of seats which would temporarily augment a
given site would not be an increase in permanent capacity. The number of
new schools within the Tustin Ranch community contemplated by this Plan is
based upon the permanent capacities of schools needed at each level without
the assumption of additional capacity provided by any temporary augmen-
tation at build-out.
4.2 Size of Schools: Square Footage Allowances
Under the California State School Building Program, standards for building
area and costs are mandated. Schools within the Tustin Ranch community are
assumed to adhere to such State standards as shown below:
Grade Level ~uildinq Area
o K-5 59 square feet/student
o 6-8 80 square feet/student
o 9-12 91 square feet/student
Applying the above standards to the student capacities of each school in the
Plan yields facilities of the following areas:
o Elementary 59 sq.ft./student x 600 students = 35,400 sq.ft.
o Intermediate 80 sq.ft./student x 950 students = 76,000 sq.ft.
o High School 91 sq.ft./student x 2000 students = 182,000 sq.ft.
4.3 Construction Costs Per Square Foot
For the purposes of estimating'project costs, the following costs per square
foot, expressed in 1987 dollar~, have been used.
CONSTRUCTION COSTS pER SQUARE FOOT
K-5 ~-8 9-12
o Building $ 92 $ 99 $107
o General Site Improvements 10 9 6
o Service Site 5 4 4
o Utilities 3 3 3
TOTAL CONSTRUCTION COST $110 $115 $120
The total construction costs are inclusive of all costs for building
construction, site development, landscaping and parking facilities as well
as furniture, fixtures and equipment~ design work and administrative costs.
It should be noted that intermediate and high school costs are higher on a
square foot basis because programs at those levels require increasingly
specialized teaching areas with higher allowable costs under State
standards. It is assumed that TUSD will comply with State standards for the
construction costs of all new school facilities in the Tustin Ranch
community.
It is possible that with increasing technological advances the cost of
building schools will decline. Every effort should be made to annually
review the most cost effective method or methods of construction, including
modular construction, consistent with then applicable state building
standards.
4.4 Size of School Sites
For the Purposes of estimating expenditure and cash flow, the following
acreage demands by school site type are assumed as a part of the Plan.
o Elementary School 10 acres
o Intermediate School 20 acres
o High School 40 acres
The Plan assumes that the cost of an acre of land, in 1987 dollars, is
$500,000. TUSD would purchase the acreage identified in this plan at fair
market value from TIC by a financing method agreed upon by TUSD and TIC.
5.0 ELEMENTARY SCHOOL ANALYSIS
In order to determine elementar~ school needs, school capacities and
enrollment projections were analyzed from ]987 through the build-out of the
Tustin Ranch community in ]996. Table 3 presents this analysis on both a
district-wide basis as well as for the Tustin Ranch community separately.
Table 3 is based on enrollment projections used by Ed Group and the maximum
number of units that can be built tn Tustin Ranch (December ]986 Ed Group
Enrollment and Facilities Study, Table 2, page 39). Students are aged
through the system using the methodology previously discussed. The existing
schools enrollment is the remainder after subtracting the Tustin Ranch
enrollment from the total enrollment as developed by Ed Group.
In ]987 the District-wide capacity at the elementary level is projected to
be 4436 seats. This is based upon TUSD student loading practices, not State
standards, and does not take into consideration any closed schoo]s in the
District. Enro]]ment projections indicate that the district-wide projection
for K-5 in ]987 is 3889 resulting in availab]e unused capacity of 547 seats
projected for this September. This available capacity appears to be a
result of TUSD's recent restructuring from K-6 elementary schools to K-5
schools. ,
5.] Elementary School Plan
A maximum of ]826 elementary students are projected to be generated from the
Tustin Ranch community in the peak year of ]995-96. Based on an elementary
school capacity of 600 students, it appears that these students could be
_ ." served by two new elementary schools and the existing Tustin Memorial
Elementary School that is contiguous with the Tustin Ranch community.
Tustin Memorial is currently open, but with a change in attendance
boundaries and the addition of classrooms,it could provide 536 seats serving
grades K-5 for the Tustin Ranch community. The proposed attendance boundary
changes would be possible with the reopening of Sycamore Elementary School
as suggested by Ed Group, which would add capacity of 487 seats and improve
elementary school utilization without costly new construction.
The remainder of the projected students would be served by two new
600-student elementary (K-5) schools built in Tustin Ranch. The locations
proposed for these two schools are shown in Figure 2. The first new Tustin
Ranch elementary school would open in ]990 with a capacity of 600 students,
the second new elementary school would open in ]992 also with a capacity of
600 students. Existing capacities could then'be supplemented with one
relocatable in the ]989-90 school year. Relocatables would again be used in
the 1994-95 and 1995-96 school years.
If the scenario contemplated by this plan is followed, at build-out in 1996,
the district-wide capacity would be 6273 seats at the elementary level.
That same year enrollment is projected to be 5460 students, resulting in 813
seats in available capacity. Nhile these numbers indicate that only one
additional new elementary school is needed, a second school is proposed in
Tustin Ranch to maintatn a policy of having elementary schools in close
,~ proximity to the homes they serve.
~ {IVfllCAll.F./Iaq:I~ (TP~LE 3) llJSTIN ~ (W~IIPtM ~IT9 7/31/87) ~P~Y 5'TL~ENT PIII1JI~IiW9 31-~u.-87
:
EIR
~ 510 510 ) ) ) } ) ) ~10
613
~ 4~ 0 ) ) ) ) ) ) 0
~ 0 ~ ) ) ) ) ) ) ~7
613
0 0 0 0 0
0 0 0
im{.L J(5 C~P 6, 1~q % 4,]6 4, 983 5, 013 fi, _'~_3 ~k ff~3 6, 1~ 6, 1~ 6, ~{t3 6~ ~73
SH{IDLUqI~, ;3,718 3,97~ 4,~0~ 4,444 4,61S 4,812 4,974 ~,1~
~ 9EffTS ~408 461 777 ~69 967 771 1, L)09 1,047 945 813
N~TE-' TU~TIN R~ E]~t q~4T l~ ~N TIC P~UN5 U5I~ rn 6RUUP S'~ 6E{~IUN RklP-~,
~_.~ 9IT~9 (PIEVI_n__n_Y Ct~):
FOSS 10
rUSTIN RANCH
ELEMENTARY SCHOOL ~-2
TUSTIN ~TUSTIN RANCH
MEMORIAL ELEMENTARY SCHOOL
LEMENTARY RESERVED SITE
SCHOOL
TUSTIN RANCH
ELEMENTARY SCHOOL
ELEMENTARY SCHOOL FACILITIES
(~ '~'~~ ~C~"~ Figure 2
.~,~V,N~ co~P~¥ ~.~
5.2 Elementary School Contingency Measures
The estimated elementary studqnt projections used in this plan are
anticipated to be greater than the actual need since the maximum possible
number of city approved units were used in the calculation. However, if
there were unexpected changes in demographics, the available district-wide
capacity could serve as one contingency measure. In addition, 120 temporary
relocatables seats at each elementary school or a total of 360 seats and an
additional reservation of one 600 student elementary school site could be
utilized. This would provide 1773 potential seats for unexpected changes in
enrollment.
Contingencies (1773 potential seats)
o Projected district-wide elementary
capacity at build-out: 813 seats
o Relocatables: 120 at each school 360 seats
o Reservation of one additional elementary 600 seats
school site 1773 seats
5.3 Summary: Elementary Plan
The proposed elementary 'plan is summarized graphically on Figure 3 and
outlined below:
o Tustin Memorial refurbishment and expansion 536
Reopen Sycamore and change boundaries
o Two New schools with 600 seats each 1200
o Relocatables 90
Tustin Ranch maximum students at 1826
build-out in 1996
12
NUMBER OF STUDENTS (THOUSANDS)
..-
.~ 0m ~
-x 1~
:~to
:-~t~
' I
-
Figure 3
13
6.0 INTERMEDIATE SCHOOL ANALYSIS
Intermediate school needs were .determined by analyzing existing intermediate
school capacities and enrollment projections from 1987 through the build-out
of the Tustin Ranch community in 1996. The information presented in'Table 4
is based on the enrollment projections from Ed Group's Enrollment and
Facilities Needs Study. The enrollment of grades 6,7 and 8 were summed
together using the student projections provided in Ed Group's Table 2. The
Tustin Ranch community enrollment is based on the maximum number of dwelling
units permitted by the City of Tustin in the Tustin Ranch community and the
student generation rates developed by Ed Group. The aging methodology
previously mentioned was used to project intermediate school student
enrollments. The existing area enrollment is the remainder after
subtracting the Tustin Ranch enrollment from the Ed Group Enrollment
Projections.
Using current TUSD loading practices, capacity for the intermediate level
(6-8) district-wide is 2055 seats. In September 1987, 1991 students are
projected, resulting in available space of only 64 seats. By September,
1988 additional intermediate level space will be needed, beyond the current
capacity.
6.1 Intermediate School Plan
A maximum of 936 intermediate students (6-8) are projected to be generated
from Tustin Ranch. These students could be served by reopening of Utt
School as an intermediate school serving grades 6-8 with 712 seats as shown
on the map in Figure 4. The funding to accomplish the refurbishment of Utt
School has been provided for in the 1985 School Mitigation Agreement between
The Irvine Company and TUSD. Expansion of this facility would be needed by
1993 for an addition of 224 seats. The ultimate capacity would be 936
intermediate school seats.
6.2 Intermediate School Contingency Measures
If there are unexpected changes in demographics resulting in more
intermediate level students than predicted, the district-wide capacity
projected at build-out (240 seats) would serve as a contingency measure. In
addition, 150 relocatable seats could be provided on a temporary basis.
Contingencies (Add Potentially 390 seats)
o Projected district-wide intermediate 240 seats
capacity at build-out
o Relocatables 150 seats at Utt School 150 seats
390 seats
6.3 Summary
The proposed intermediate school plan is summarized graphically on Figure $
as well as below:
o Utt School: Rehabilitation 712
o Utt School: Expansion 224
Tustin Ranch Maximum students at 936
build-out in 1996
14
~ ~A/~ZU:iI%,E/IEE~ (TN)L.E ri) llJSTZN Rf~H (I'~XZHLIN UH~TS 7/3~/87) HZDI)L~ 50~___ (G-7-'8) ~ Ic)RoJE~ZONS
HII~LE SOCCL (S-7-8) ~' P~IOI~
~ ;IN 7~ ~ ) ) ) ) ) } )
~IE ~ ~ ) ) ) ) ) ) )
~ ~ ~ ) ) ) ) ) ) ,)
~ILITY EtiRCi~E~ Pie l~i F~ILITIE5
~ I~:~BILITf~I'IO~ ~ 0 712 712 712 712 71;) 712 712 71~
UTF ~I~ 0 0 0 0 0 0 ~ ~4 ~4
~I~ ~ 0 712 71~ 712 712 712 9~ ~ 9~
~IN ~ ~t ~ ~ 141 ~ ~ ~4 6~ ~ ~ ~
~I~ ~ ~ (~) ~1 ~ ~ I~ ~ 1~ ~ (0)
'rOT~ MII)I)LE ~OOL ff. qPI~ClTY I~) TOTIqL TU~ 6-7-8 E)LqCI.LME)I~
Trr~l. 6-8 ~x~ e, ~ ~ ~ ~,767 ~ 7G? ~ 767 ~ ?ST ~ 7~? z, ~i ~ ~1 ~ ~
I~VAIi.i~I/~qTS ~RP~. 18 7'33 r,,.n,s 4~ ~89 1~ 382 ~l 2~0
, E)~ mq~ll' PER ED ~)OUP
NOLO: ll~TIN ~ ~ ~ · ~ P~I~ ~I~ ~ ~ ~ ~I~ ~ ~ ~I~Y ~IFI~.
15
UTT INTERMEDIATE SCHOOL
INTERMEDIATE SCHOOL FACILITIES
(~) TUST]~ RANCH Figure 4
~i~'THE IRVIN6~ COMPANY '~ ~
NUMBER OF STUDENTS (THOUSANDS)
.-
I I I I I
(33
:1
a:~- ,,,t o~
~ ~ : o~,
Figure 5
17
7.0 HIGH SCHOOL ANALYSIS
High school needs were determined by analyzing existing high school
capacities and enrollment projections from 1987 through 1996 as presented on
Table 5..The Tustin Ranch enrollment is based on the maximum number of
dwelling units times the previously mentioned student generation rates for
high schools. The student aging methodology was also used to project a
Tustin Ranch high school enrollment of 1,382 high school 9-12 students in
the 1995-96 school year. Existing TUSD enrollment is the remainder of the
total enrollment projections less the Tustin Ranch enrollment projections.
In 1996 at build-out of the Tustin Ranch community, the high school capacity
of Foothill, Tustin and Hillview high schools is projected to be 3,864 seats
(this excludes the 270 seat capacity that Lambert currently provides at
Tustin High School). The District's total enrollment in that year is
projected to be 4,124 students. The projection assumes continued
development in TUSD outside of the Tustin Ranch community including
additional students to be generated from Marine Corps housing and existing
area build-out.
The effect of the current trend of declining enrollment is illustrated
graphically on Figures 6 and 7. As shown on Figure 6, current elementary
school classes have enrollments between 598 and 662 students with an average
of 617 students per class. On the other hand, the high school classes this
year ranged from 881 to 1,093, with an average of 1,005. The effect of the
current elementary classes reaching high school, without new residential
development would be the availability of over 1,100 seats at Tustin and
Foothill High Schools by 1996.
Because of this declining enrollment of the existing population and the
resulting projected available high school capacity, in 1995-96 only about
260 Tustin Ranch students would be unhoused. However, further study is
needed to understand the full impact of the Tustin Ranch development on the
existing facilities. Proposed freeway expansion that will affect Tustin
High School may impact the amount of capacity available at this school.
7.1 High School Plan.
The capacity needed for the projected 260 Tustin Ranch high school students
beginning in 1994 is approximately 13% of a 2000 student high school.
Several alternative programs could be implemented to provide for these
unhoused students. One alternative would be to build a very small high
school on the proposed site, as the first phase of a full-size high school.
This alternative assumes that there will be further growth of up to 1,740
high school students in the district in subsequent years.
A second alternative would be for the District to purchase or lease
relocatable classrooms to be placed on the existing high schools. They
would remain until further development justifies a full high school. The
district would reserve the existing site in Tustin Ranch until the high
school is justified.
A third alternative would be to build permanent capacity at the existing
high schools. TUSD would then give up the reservation of the high school
site in Tustin Ranch. At the time future residential development is planned.
in TUSD, a high school could be reserved as part of that development
project.
18
~ IWI~ZI.I~LEYM~I{EB (TITLE 53 11J~TZN IRg{ (l~J{?lll~ IJNZ1] 7131187) HIBH ~ ~ PRiUECl'?I]q9 31-Ju,-87
F~ILITY DI~q~i~E~ 1~) I~ F~ILITI~
~ 0 0 0 0 0 0 0 0 0 0
q R~C'I H5 0 0 0 0 0 0 0 0 ~ ~0
~{~CI~Y 0 0 0 0 0 0 0 {~60 ~0
TUSTIN ~ EI~ilA.I~Df[ 67 21~ ~ 66~ 90~ 1, OB7 1~ ~ 1, 334 I~ ~2
{DiRJZ.UqENT PER ED 61~UP
NOTE: TU~TIN RI~'~CH EWRiZ. U{~IT B~SED ON TIC PI{OJECTIOM{ U~I~ ED 6RIXIP 5~ 6{D{EI~TION ~'{l:S ~ PREVIOUSLY SPECIFIED.
19
NUMBER. OF STUDENTS ~ --
0 0 0 CD 0 0 CD 0 0 0 0 0
'- " '- Figure
20
NUMBER OF STUDENTS (THOUSANDS)
'-1o 14 '-
- t"
-o I= f o
'~ I
Figure 7
7.2 High School Contingency Heasures
There would be no excess district-Wide capacity projected at the build-out
of the Tustin Ranch community in 1996. (This assumes permanentcapacity is
provided for 260 Tustin Ranch students). However, in addition, a site could
be reserved for a high school with a potential capacity of 2000 students.
Contingencies: (Add Potentially 1740 seats)
o High school site reserved for 2000,
students {260 from Tustin Ranch) 1740 seats
7.3 Summary
The proposed high school plan is summarized graphically on Figure 7 as well
as below:
o Existing high school projected
capacity for Tustin Ranch students. 1122
o 260 student high school, or alternatively,
relocatables, or permanent capacity
provided at existing high schools 260
Tustin Ranch maximum students at
build-out in 1996 1382
22
8.0 RESERVATION OF SITES
Three new elementary school st~es would be reserved in the East Tustin
Specific Plan area. (In addition, Tustin Memorial would be made available
to serve Tustin Ranch students and Sycamore would be reopened for existing
residents). Based on current projections, it is anticipated that only two
of the new sites will be needed, one in lggo and one in lgg2. The third
elementary site would be reserved as a contingency site for a period of five
years from the date of adoption of a final Facility Plan. TUSD and TIC will
Jointly evaluate the need for that site annually.
No reservation for an intermediate school appears to be needed, since
intermediate school students can be served by the reopening of Utt School.
A thirty-four acre site for the high school has been reserved. TUSD has an
option to purchase an adjacent 6 acre stte that will be developed initially
as a park by the City. This 6 acre site shall be available to the District
to acquire from TIC as part of a total 40 acre site at the point a senior
high school is required to serve the population created by the Tustin Ranch
development.
23
9.0 PROJECTED FACILITY COSTS
For the purpose of estimating expenditures and cash flow by project type,
the following estimates are indluded as a part of the Plan.
Elementary School
Site Acquisition {10 acres)(current FMV) $5,000,000.00
Construction $3,824,000.00
TOTAL $8,894,000.00
Cost per sq.ft. {w/o land) $110.00
High School (2000 students)
Site Acquisition (40 acres}{current FMV} $20,000,000.00
Construction $21,840,000.00
TOTAL $41,840,000.00'
Cost per sq.ft. {w/o land} $ 120.00
* 13% of the total High School cost is approximately $5,440,000
9.1 Costs for Refurbishment Projects
In several instances the proposal anticipates providing capacity at existing
TUSD sites to serve students residing within Tustin Ranch. The costs for
suchprojects are estimated as follows.
o Utt School (6-8 with 712 seats) $ 453,000.*
o Lambert Annex. 425,000 *
o Tustin Memorial (K-5 with 536 seats) 1,000,000.
o Utt School expansion (6-8 with 224 additional seats} 2,061,000.
* Per the 1985 School Mitigation Agreement
The expansion of Tustin Memorial was determined by taking the additional
capacity needed (60 seats) times the 59 square foot State standard and $110
per foot construction cost for a total of $389,000. An additional $611,000
is proposed for the refurbishment of the school. A facility assessment
needs to be developed for more accurate cost estimates of the cost to
refurbish and expand Tustin Memorial. The expansion of Utt School was
estimated by calculating the proposed capacity increase {224 seats} times
the 81 square foot State standard and $115 per foot construction cost for a
total of $2,061,000. Again this number should be confirmed by a study of
the cost to expand Utt School.
9.2 Exclusion and Limitations
It is the intent of this plan that all facilities constructed or refurbished
are needed because of new residential development within the Tustin Ranch
community. Construction funds may be used for school facilities located
outside of the Tustin Ranch community as long as it can be reasonably
24
shown that the facilities requirements were generated by residential
development within the Tustin Ranch community. Equipping of such facilities
would be limited to providing furniture, fixtures, equipment, and other
tangible property with an estimated life of five years or longer, in
accordance with cost standards, if any, as established by the State of
California and current at the time of State approval of the project.
25
10. ANTICIPATED SCHOOL CONSTRUCTION SCHEDULE
Based on the assumptions and factors depicted above, the following schedule
of construction would apply:
Year Project No. Seat~ Cost
1988 Tustin Memorial 536 $ 1,000,000.
1988 Utt School 712 452,000.
1988 Lambert -0- 425,000
1990 Elementary #1 600 8,894,000.
1992 Elementary #2 600 8,894,000.
1993 Utt Expansion 224 2,061,000.
1994 High School 260 5,440,000.
Relocatables gO 80,000.
$27.246.000.
The actual facilities requirements and construction dates will be based on
the actual students to be generated from the Tustin Ranch project.
Should a new high school be needed as other development takes place in TUSD,
the financing for the Tustin Ranch community would be available to provide a
fair share contribution toward those school facilities. The need for a high
school facility should be reviewed regularly through an annual update of the
final facilities plan.
26
11. FINANCING SCHOOL CONSTRUCTION
11.1 State Funding
The plan contemplates that TUSO diligently pursue State funding as the first
and primary source for school construction. TUSD would review policies for
their impact on'obtaining state eligibility.
11.2 School Fees
The plan also assumes residential and commercial builders will pay the
maximum school fee of $1.50 per square foot on residential development and
$.25 per square foot on commercial development. The dwellings anticipated
revenue generated from the collection of school fees is approximately
$21,000,000 through the build-out of the Tustin Ranch community in 1996.
These funds would provide TUSD with matching funds required by the State to
obtain State funding for the facilities needed in the District. Should State
eligibility not be obtained or State funding not forthcoming, the fee revenue
plus the revenue of $877,000 from the 1985 School Mitigation Agreement would
provide the District with enough revenue to provide for the construction of
the elementary facilities and refurbishment of the existing facilities listed
above.
11.3 Mello Roos Community Facilities District
An alternative funding source to be provided as safety net in concert with
the other revenue proposed would be obtained through establishing a Mello
Roos Community Facilities District covering the Tustin Ranch community except
for Phase 1, Tract Number 12345. Bonds will be authorized to finance the
fair share contribution of Tustin Ranch for the high school facilities.
These bonds would be sold only if funds are not otherwise provided to TUSD by
the state, through developer fees, through the sale of surplus property or
other means.
These bonds would not be issued for the construction of high school
facilities until the school .facilities described in Section 7 prove to be
inadequate to serve the student population generated by development within
the Tustin Ranch as a result of an increase in student generation rates or
other unforeseen reasons.
27
IRVlN~ COMMUNrrY
D~'VL=U:)PM~ COMPANY
August 14, 1987
Mr. Maury Ross
Superintendent
Tusttn Unified School Oistrtct
300 South "C" Street
Tusttn, California 92680
Dear Maury:
The Preliminary Tustin Ranch School Facilities and Financing Plan
was submitted to you on July 31, 1987 with a request for a study
session with the Board of Education at the earliest possible date.
In order to facilitate your review of the Facilities and Financing
Plan, we have enclosed a Technical Supplement to the Plan which
provides a more detailed explanation of the methodology used in
preparing the Plan. In addition, we are also enclosing an
Executive Summary of the Preliminary Plan, which you may wish to
make available to members of the public with'an interest in the
Plan.
The District also possesses information that would be of assistance
in achieving an ultimate understanding and agreement on a school
facility plan. Specifically, a review of the following information
would be quite helpful in confirming some basis assumptions used in
our Plan:
o Enrollment data by grade level for the past 10 years, or at a
minimum $ years;
o - A copy Of the study prepared by John Trittipo which addressed
the refurbishing needs and cost estimates to meet these needs
of existing schools in TUSD.
As requested in earlier discussions, we would like to review this
information as. soon as possible in the context of our upcoming
discussions on the school facilities plan. When available, we will
make arrangements to pick up the documents.
In orde~ to meet the objective of completing an understanding on
the financing agreement by September 30 as outlined in our previous
letter, we believe it is critical that we have regular
discussions. We look forward to these meetings as well as the
requested study session with the Board of Education and request
that these meetings be scheduled as soon as possible.
550 Newport Center Drive, P.O. Box I, Newport Beach, California 92658-8904 (714) 720-2000
· ,. 'Mr..Maury Ross
-. Superintendent
TUSD
Page 2
I will callyou on Monday to schedule a time with you to commence our
discussions on the Tustin Ranch Preliminary Plan and to make
arrangements'for a study~session with the Board of Education.
C. Keith Greet
Vice President
Community Development Company
cc: TUSD Board of Education
TECHNICAL REPORT
MetholodologY and Assumptions Used In
Preparation of Tustin Ranch School Facilities and Financing Plan
August 14, 1987
INTRODUCTION
The purpose of this technical report is to provide an understanding of the
methodology used in developing the Tustin Ranch School Facilities and Financing
Plan for the Tustin Ranch community.
DWELLING UNITS
The total number of new dwelling units that can be built in the Tustin Ranch
community is 8,764 as of August 14, 1987. This number of dwelling units is
somewhat less than the g,O00 provided for in the East Tustin Specific Plan
because Phase I and Phase II (composed of Sectors 10-12) are currently being
developed at a lower density than originally contemplated by the Specific Plan.
If the future sector areas are developed with densities lower than provided in
the Specific Plan, a maximum of 15% of those unbuilt units can be transferred to
subsequent sectors. Therefore, the current number of dwelling units possible at
this time is 8,764. Any decrease in density greater than 15% in future sectors
will result in the construction of fewer total units than currently permitted.
The projected phasing by product type is shown on Table 1.
TYPES OF DWELLING UNITS
The mix of housing opportunities contemplated for the Tustin Ranch community is
based on today's favorable business and housing climate. Current plans call for
a total of 2,785 detached units, 3,729 attached units and a maximum of 2,250
aPartments at build-out in 1996. Table 2 recaps the planned absorption of these
dwelling units by product type and by year.
The types of dwelling units built can have a dramatic effect on student
generation. The conservative planning approach used in this analysis maximized
the number of detached homes with their higher generation rates. Surrounding
school districts in the Orange County area indicate that larger detached homes
typically house more mature families and therefore have a higher student
generation rate, particularly in upper grades.
Based upon the cyclical nature of the housing market, it may be more reasonable
to assume a slower absorption rate or build-out schedule with more attached
homes than the current plan contemplates. A decrease in detached homes with a
corresponding increase in attached homes would result in fewer total students
generated from the Tustin Ranch community.
COflPARI610N O~ 6ENERATIOH RATE6 IN LOCAL DISTRICTS
1USO (PER ED SROOP)
Getached Attached
Students
K-6 0.40 0.17
7-6 O. 15 0.06 0.04
9-I2 0.$5 - 0.]2 0.08
Total K-a2 0.90 0.35 0;25
IRVINE* UMIFIED SCHOOL DISTRICT
Detached Attached Apartments
K-6 0.41 0.14 0.15
7.-8 0. l$ 0.04 0.04
9-12 0.$0 0.12 0.07
Total K-12 0.84 0,30 0.26
OflANSE UNIFIED SCHOOL DXSTflICT
Detached Attached Apartnents ToNnhole
K-& 0.43 0.17 0.17 0,14
7-9 0, I1 0,05 O.OS 0.04
9-12 0.2! 0.06 O. OB 0.07
Total K-12 0,76 0.30 0.$0 0.24
6ADDLESACK UXIFIED SCHOOL DISTRICT
Detached Attached k Apartments
K-6 0.35 0,30
7-9 0.12 0.09
9-12 0.28 0.20
Total K-t2 0.73 0.60
CAPISTRANO VALLEY ~IFIED SCHOOL DISTRICT
NE# RESIDENCE6 ONLY
Detached Attached ~ Apartments
K-6 0.26 0.07
7-8 O.OS 0.02
9-12 O. lO
Total K-S2 0,44 0,14
TABLE 2
t4-~ug-67
TUSTiN RANCH ONELLIN6 UNITS Product and ~y Year)
Jg97/96 1989/~9 1969/96 ~ggo/gt ~991/92 1~W93 1995/94 Ic/94/9~ 1995/96 TOTAL
~etached 78 284 280 512 510 475 429 204 Ii4 2,795
~ttached i04 MB 715 269 32i 414 514 532 532
~art~eflts 344 5i8 447 479 462 0 0 0 0 2,2~0
Total 526 1,050 1,442 1,260 1,293 08~ 942 736 646
~lulit~¥et 524 1,556 2, g99 4,258 5,55t 6,~0 7,~82 e,l~8 8,764
NOTE: The taetvl aonth period included lithin eich fiscal year is frei 3uiy ! through ~l 30.
Po~ eXalple, fiscal year 1967t99 includes the period frei -~uly 1~ 1997 throuqh 3une 30~ 1998,
STUDENT GENERATION RATES
Our objective in analyzing student generation and total dwelling units was to
develop the most reasonable proje~.tions based on the information available.
Projections of. the number of students which can be anticipated from the new
dwelling units within the Tustin Ranch community are based on the December, 1986
draft TUSD Enrollment and Facilities Need Study, prepared for the Tustin Unified
School District by Ed Group.
The following are the anticipated average student generation rates per dwelling
unit for apartments, single family attached and single family detached units:
Student-Per-Home Ratio
Housinq Type K-5 6-8 9-12 K-12
Detached .3457 0.2071 0.3500 0.9029
Attached .1414 0.0843 0.1200 0.3557
Apartments .1179 0.0586 0.0800 0.2564
Based upon comparisons with nearby school districts, we believe these generation
rates to be somewhat higher than can be actually expected and therefore is
consistent with the conservative approach used in this study. Table 3
illustrates generation factors from nearby districts. A key variable in the
student generation rate is the type of housing built. The product mix in the
Tustin Ranch community will be similar to the newer communities in Irvine.
The generation rates for each type of dwelling unit was multiplied times the
student generation factor. Kindergarten students are generated both from new
homes and existing homes. To project the total number of kindergarten students,
generation factors for each dwelling type were multiplied times the total number
of dwelling units of that type in each year of the plan.
DISTRIBUTION PERCENTAGE FOR NEW STUDENTS
For relative simplicity, it was assumed that equivalent percentages of each
grade level within elementary, middle and high school categories would be
generated. For example, the generation rate for high school students in
detached homes is 0.35. Because there are four grade levels in high school, we
assume that 25% of the new students would be in the ninth grade level, 25% in
the tenth grade, 25% in eleventh and 25% in twelfth grade. In other words, the
generation rate for each of the four grade levels in high school for a detached
home is 0.35 divided by four which equals .0875.
The generation rates used by Ed Group contemplated elementary schools of K-6 and
intermediate schools with seventh and eighth grade only. The new generation
rates for each grade from 1 through 5 is based on 6/7 of the K-6 generation rate
Ed Group proposed. The kindergarten rate used for existing and new homes is
derived from the actual kindergarten generation rates in the Irvine Unified
School District. This results in a slightly higher generation rate for
kindergarten than would have been generated based on 6/7 of the Ed Group
generation rate. A grade by grade breakdown of generation rates used in the
plan is presented on Table 4.
TABLE ~
· PRO~1ECTED TUSTIN RANCH COI~IUNITY
STUDENT GENERATION RItTE6 6RAOE BY 6Rt~OE
Detachod Attached Apartae~ts
Kindergarta~ O,O&OO 0.0200 0,0250
I 0,0571. 0.0243 0t0164
'2 0.0~71 0.0243 0,0196
3 0.0571 0;0243 0.OTB&
4 0.057l 0,0243 0.0186
5 O.O~l 0.0243 0.0196
1(-5 0.3457 0.14L4 0.1179
& 0,057l 0.0243 0.0166
7 0.0750 0.0~00 0.0200
8 O. 0750 O. 0300 O. 0200
6-6 0.2071 0.0643 0.0586
9 O, 0675 0.0300 O. 0200
10 O. 0975 0,0300 O. 0200
11 0.0975 0.0300 0.0200
12 O. 087~ 0.0300 O. 0200
9-12 0.~500 0.1200 0,0600
Total K-12 0,9029 0.3457 0.2564
PROJECTED STUDENT POPULATION
When the assumed student generation rates are applied to the total number of
dwelling units, the result yields an increase of approximately 4145 students
from the Tustin Ranch community. This is the projected K-12 student population
attending TUSD schools through the anticipated build-out of the Tustin Ranch
community in 1996. These students are delineated by grade level including 1826
elementary (K-5) students, 936 intermediate {6-8) students, and 1382 high school
(9-12) students. The net change in Tustin Ranch student generation is shown on
Table 5.
Beginning in the 1987/88 school year, Table 6 computes the total number of
students generated from the Tustin Ranch co, mlunity on a yearly basis using an
aging methodology. An example of the aging methodology is as follows: For the
1988/89 school year the first grade population is a product of first grade
student generation rate times each product type to be occupied that years summed
together with the kindergarten population from the 1987/88 school year.
Likewise, the second grade population in the 1989/90 school year is a product of
the second grade student generation rates times each housing type plus the first
grade population from the 1988/89 school year. Therefore each grade level is a
result of students advancing a grade level from the previous year in addition to
new students generated from new homes built and occupied.
Using this aging methodology the highest student population is achieved in the
1995/96 school year and then declines slightly and stabilizes after build-out.
As previously noted, because we assume kindergarten generation rates from
existing homes that is relatively high, the projected student population from
the Tustin Ranch co,m.unity fully stabilizes in the year 2007/08 at 3,873
students.
SUMMARY
The' projected dwelling units used in this methodology represents the maximum
number of units that can be built in the Tustin Ranch community as approved by
the City of Tustin. Phases I and II of the four phase project are being
developed at densities lower than permitted under the East Tustin Specific
Plan. The aging methodology used projects the highest student population
occurring in the 1995/96 school year, then declining and stabilizing after
build-out. The student generation rates are typically higher than nearby
districts and the projections appear to anticipate significantly more students
than will actually be generated from the Tustin Ranch community.
TABLE 5
14-Aug-97
TUBTIN RANCH 6TUOEliT 6ENEFlATION
NET CHARGE
(By Year for Projected Dueliin9 Units)
19~/66 1998/99 1969/90 1990/91 1991/92 1992/93 1993/94 1994/95
!T I~REASE: ~5 8& 179 263 284 290 2~ 2~ 147 113
BY YEAR: 6-6 46 94 140 147 145 117 Il7 73 56
: 9-12 67 144 2l& 24t 95 1~ 16& BI 48
!99 419 ~0 472 669 5~ SI2 301 218
: K-5 86 2~ 528 812 ltlOl 1~35& 1~56& 1t715 1~9~6
JHUL,A~VE: 6-6 44 141 282 429 574 690 BO7 680 936
~ 9-12 67 212 428 669 go4 1,087 1,255 1,$34 1,~82
199 618 1,259 1,90~ 2,579 3,114 3,626 3,927 4,145 ....
ROTE: The tuelve aonth period included uithin each fiscal year ~s frol July I through June 30.
For exaapln~ fiscal year 1967/88 includes the period ;roe July l, 1997 through ~une 30f 1968.
TABLE &
TOTAL STUDENTS GENER~TEI) FRO~ THE*TU$T]# RANCH C08flUNITY 14-Aug-B7
TU$T~N RANCH (flAIII'IU# UNITS 7/31/871
K I 2 3 4 5 K-5 & 7 B 4-6 9 10 11 12 ~-12 K-I2
~xistin9 0 0 0 0 0 0 O 0 0. 0 0 0 0 O 0 0 0
~987 15 14 14 14 14 ~4 6& 14 t& I& 44 17 17 17 17 &7 199
1780 4& 45 44 44 44 44 245 44' 46 50 14~ 52 ~ 5Z 5~ 212 419
1989 88 90 89 87 87 67 529 87 98 99 282 105 107 108 109 426 1238
1990 13& 1~5 137 13& 134 154 612 134 143 151 429 162 117 119 170 &&9 1909
1991 183 184 183 184 183 182 1101 lB2 t91 200 574 214 225 231 2~ 904 2579
1992 222 224 223 222 223 2~ 1336 221 2~) 239 690 254 2&8 279 285 1067 3114
1993 259 260 263 262 261 212 1566 2&l 269 278 907 292 307 321 332 1253 3626
1994 280 283 296 298 288 297 1713 289 292 300 6BO 311 $2& 341 355 , 17,34 3927
i995 298 301 304 307 309 306 1924 307 313 317 936 326 337 ~2 367 1582 4145
1996 298 298 301 304 ~07 309 1816 308 307 313 928 317 326 337 352 l~J2 4076
1~e7 298 298 298 301 304 307 1905 309 308 307 924 313 $17 326 337 1293 4022
1998 298 299 298 299 301 304 1796 307 309 308 924 307 313 317 326 1262. 3992
1999 298 298 298 298 298 301 1791 304 307 309 919 308 307 313 317 1245 3954
2000 290 298 298 298 298 298 1788 301 304 307 911 ~09' 308 307 313 1236 3935
2001 290 290 298 298 298 298 1788 298 301 304 903 307 309 308 307 1231 3921
2O02 298 298 298 298 290 298 1788 298 298 301 897 $04 307 309 308 1227 3912
2003 298 298 298 298 298 298 1796 296 299 296 894 301 304 307 309 1220 3902
2~04 299 298 299 298 298 298 1788 296 296 298 894 298 301 304 307 1209 3891
~ 296 298 298 298 298 298 1789 298 299 298 894 299 298 301 304 1200 3B92
296 298 296 298 298 298 1788 296 298 299 694 298 299 298 301 !195 3676
296 298 298 298 299 29e 1798 298 299 298 894 298 298 298 298 1192 3873
2008 298 298 298 298 298 298 1798 298 298 .298 894 298 298 298 298 1192 3873
2009 299 298 298 298 298 298 1788 298 298 298 894 298 298 29e 298 1192 3873
EXECUTIVE SUMMARY
TUSTIN RANCH SCHOOL FACILITIES AND FINANCING
PRELIMINARY PLAN
PRELIMINARY
TUSTIN RANCH SCHOOL FACILITIES AND FINANCING PLAN
EXECUTIVE SUMMARY
1. INTRODUCTION
The Irvine Company as the master planner and developer of the Tustin Ranch
community, considers ~chools to be an essential component of the community.
The State of California should be the first and primary source of funds for
the building of public schools. However, the Company recognizes the
importance of assisting local districts in the planning and financing of
school facilities within the context of State criteria and available
financing programs. A preliminary plan has been prepared by The Irvine
Company to be reviewed and discussed with the TUSD School Board and District
staff. This Executive Summary outlines the major elements of that Plan.
The Preliminary Plan represents the Irvine Company's understanding of future
Tustin Unified 'school District needs to serve the students generated by the
Tustin Ranch Community. It is provided to facilitate an ultimate
understanding and agreement on a School Facilities and Financing Plan.
While it is believed that the principles and assumptions identified in the
Plan are consistent with the District's philosophy and policies, assessment
and scrutiny of the plan is invited.
Several key principles guided the formulation of this plan:
o Utilization of sound demographic data and analysis of facility
capacity and student enrollment projections;
o Consideration of the district as a whole, incorporating the growth of
students generated from the Tustin Ranch community into the existing
school system;
o Optimal use of financial resources including State funding and
efficient use of school facilities, so that local taxpayers will not
be overburdened with the financing of the needed facilities;
o Development of a financing mechanism that is equitable for both
existing and future residents. A "fair share" concept is proposed
that will ensure that if State funding is not obtained, future
residents will pay for the facilities that serve them;
o Use of conservative assumptions and contingency measures to address
changes in demographics that may result in the need for additional
facilities;
o Respect for TUSD Board policies, while adhering to State standards
for the refurbishment of existing facilities and the construction of
new facilities to serve the Tustin Ranch community.
2. ASSUMPTIONS OF STUDENT GROWTH
New Dwelling Units and Student Generation
The plan is based upon the maximum number of units (8764) that can be built
under the Specific Plan approved by the City of Tustnl-~-.
Projections of the number of students which can be anticipated from the new
dwelling units within the Tustin Ranch community are based on the December,
1986 draft TUSD Enrollment and Facilities Need Study, prepared for the
Tustin Unified School District by Ed Group.
The following are the anticipated average student generation rates per
dwelling unit for apartments, single family attached and single family
detached units:
Student-Per-Home Ratio
Housina TvD~ K-5 6-~ 9-12 K-12
Detached 0.34 0.21 0.35 0.90
Attached 0.15 0.08 0.12 0.35
Apartments 0.11 0.06 0.08 0.25
When the assumed student generation rates are applied to the number of dwelling
units, the result yields an increase of approximately 4145 students from the
Tustin Ranch community in TUSD's K'12 student populatT6~-through the
anticipated build-out of the Tustin Ranch community in 1996. These students
are delineated by grade level including 1826 elementary (K-5) students, 936
intermediate (6-8) students, and 1382 high school (g-12) students.
-2-
3. ELEMENTARY SCHOOL PLAN
A maximum of 1826 elementary students are projected to be generated from the
Tustin Ranch community in the peak year of lgg$-g6 Based on an elementary
school capacity of 600 students~, it appears that t~ese students could be served
by two new elementary schools and the existing Tustin Memorial Elementary
School that is contiguous'with the Tustin Ranch community. Tustin Memorial is
currently open, but with a change in attendance boundaries and the addition of
classrooms,it could provide 536 seats serving grades K-5 for the Tustin Ranch
community. The proposed attendance boundary changes would be possible with the
reopening of Sycamore Elementary School as suggested by Ed Group, which would
aUd capacity of 487 seats and improve elementary school utilization without
costly new construction.
The remainder of the projected students would be served by two new 600-student
elementary {K-5) schools built in Tustin Ranch. The first new Tustin Ranch
elementary school would open in 1990 with a capacity of 600 students, the
second new elementary school would open in '1992 also with a capacity of~600
students. Existing capacities could then be supplemented with one relocatable
in the 1989-90 school year. Relocatables would again be used in the 1994-95
and 1995-96 school years.
If the scenario contemplated by this plan is followed, at build-out in lg96,
the district-wide capacity would be 6273 seats at the elementary level. That
same year enrollment is projected to be 5460 students, resulting in 813 seats
in available capacity. While these numbers indicate that only one additional
new elementary school is needed, a second school is proposed in Tustin Ranch
to maintain a policy of having elementary schools in close proximity to the
homes they serve.
The proposed elementary plan is summarized graphically on Figure 1 and outlined
below:
Tustin Memorial refurbishment and expansion 536
Reopen Sycamore and change boundaries
Two New schools with 600 seats each 1200
Relocatables 90
Tustin Ranch maximum students at 1826
build-out in 1996
-3-
NUMBER OF STUDENTS (THOUSANDS)
/
Q~ . :"'"'
o~' o :"
L ~ ~ -
- ~
:
'
:
-
Figure
4. INTERNEDIATE SCHOOL PLAN
Using current TUSD.loading practices, capactty for the Intermediate level (6-8)
district-wide ts 2055 seats. In September 1987, 1991 students are projected,
resulting'tn available space ofonly 64 seats. By September, 1988 additional
intermediate level space will be needed, beyond the current capacity.
A maximum of 936 intermediate students (6-8) are projected to be generated from
Tustin Ranch. These students could be served by reopening of Utt School as an
intermediate school serving grades 6-8 with 712 seats in 1988. Expansion of
this facility would be needed by 1993 for an addition of 224 seats. The
ultimate capacity would be 936 intermediate school seats.
The proposed intermediate school plan is summarized graphically on Figure 2 as
well as below:
o Utt School: Rehabilitation 712
o Utt School: Expansion 224
Tustin Ranch Maximum students at 936
build-out in 1996
-5-
NUMBER OF STUDENTS (THOUSANDS)
z _:~ 1
'0 :~1 o
0 :~- t-~
LU . !
1-- '-'[
--'~ :~' i~'
C~ :
LU . - ot~=
-I
z :.,,,.~,=.,"'4
:'1
"!
'.!
-6- Figure 2
5. HZGH SCHOOL PLAN
Tusttn Ranch high school enrollment is projected to be maximum 1,382 high
school 9-12 students in the 1995-96 school year.
The effect of the current trend of declining enrollment is illustrated
graphically on Figures 3 and 4. As shown on Figure 3, current elementary
school classes have considerably smaller enrollments then the high school
classes this year. When the elementary classes reach high School, there would
be over 1000 seats available in the extsttng htgh schools for students
generated from Tustin Ranch.
Because of the declining*enrollment, in 1995-96 only about 260 Tusttn Ranch
students would be unhoused. However, further study is needed to understand the
full impact of the Tustin Ranch development on the existing facilities.
Proposed freeway expansion that will affect Tustin High School may impact the
amount of capacity available at this school.
The capacity needed for the projected 250 Tustin Ranch high school students
beginning in lg94 is approximately 13% of a 2000 student high school. Several.
alternative programs could be implemented to provide for these unhoused
students. One alternative would be to build a very small high school on the
proposed site, as the first phase of a full-size high school. This alternative
assumes that there will be further growth of up to 1,740 high school students
in the district in subsequent years.
A second alternative would be for the District to purchase or lease relocatable
classrooms to be placed on the existing high schools. They would remain until
further development justifies a full high school. The district would reserve
the existing site tn Tustin Ranch until the high school is Justified.
A third alternative would be to build permanent capacity at the existing high
schools. TUSD would then give up the reservation of the high school site in
Tustin Ranch. At the time future residential development is planned in TUSD, a
high school could be reserved as part of that development project.
The proposed high school plan is summarized graphically on Figure 4 as well as
below:
o Existing high school projected
capacity for Tustin Ranch students. 1122
o 260 student high school, or alternatively,
relocatables, or permanent capacity
provided at existing high schools ~60
Tustin Ranch maximum students at
build-out in lgg6 1382
-7-
NUMBER OF:STUDENTS =; "'-'
·
I I I I 1 I ~. I I I I I
- 0 CD 0 0 0 O' ' 0 (D 0 0 0 0
'- '- "' Figure 3
-8-
NUMBER OFSTUDENTS (THOUSANDS)
:l
I
Figure 4
-9-
6. SUMMARY OF PRELIMINARY PLAN
The preliminary plan for Tustin Ranch is summarized below and on the
composite map (Figure 5). :
A. ElementarY Plan
1826 New Students (MaXimum)
New Schools (two) 1200 seats
Rahab. & Expand. Tustin Memorial 536 seats
Relocatables 90 seats
1826 seats
Reopen Sycamore and. Change attendance
boundaries
Remaining district capacity at build-out: 813 seats
B. Intermediate Plan
936 New Students (Maximum)
Rahab. & Expand. Utt School 712 existing seats
Remaining student capacity at build- 224 additional seats
out: 240 936
C. High School plan
1382 New Students (Maximum)
Use projected capacity in Tustin and 1122 seats
Foothill High Schools;
Provide fair share financing (260 seats 260 seats
or 13% for new high school if needed; 1382 seats
Alternatively provide relocatable or
permanent (260 seats) at existing
high school.
-10-
TUSTIN RANCH
ELEMENTARY SCHOOL ~2
,TUSTIN RANCH
TUSTIN ELEMENTARY SCHOOL
MEMORIAL RESERVED SITE
:.LEMENTARY
SCHOOL TUSTIN RANCH
HIGH SCHOOL
TUSTIN RANCH
ELEMENTARY SCHOOL -~1
UTT INTERMEDIATE SCHOOL
COMPOSITE SCHOOL FACILITIES
(~ TUSWI~ RANCH
7. RESERVATION OF SITES
Three new elementary school sites would be reserved in the East Tustin Specific
Plan area. (In addition, Tustin Memorial would be made available to serve
Tustin Ranch'students and Sycamore would be reopened for existing residents).
Based on current projections, it is anticipated that only two of the new sites
will be needed, one in 19g0 and one in lgg2. The third elementary site would
be reserved as a contingency site for a period of five years from the date of
adoption of a final Facility Plan. TUSD and TIC will jointly evaluate the need
for that site annually.
No reservation for an intermediate school appears to be needed, since
intermediate school students can be served by the reopening of Utt School.
A thirty-four acre site fo6 the high school has been reserved. TUSD has an
option to purchase an adjacent 6 acre site that will be developed initially as
a park by the City. This 6 acre site shall be available to the District to
acquire from TIC as part of a total 40 acre site at the point a senior high
school is required to serve the population created by the Tustin Ranch
development.
-12-
8. ANTICIPATED SCHOOL FINANCING PLAN
The following is a schedule of construction and anticipated costs:
Year pro~ect No. Seats Cost
1988 Tustin Memorial 536 $ 1,000,000.
1988 Utt School 712 452,000.
1988 Lambert -0- 425,000
1990 Elementary #1 600 8,894,000.
1992 Elementary #2 600 8,894,000.
1993 Utt Expansion 224 2,061,000.
1994 High School 260 5,440,000.
Relocatables 90 80,000.
$27.246~000.
The plan contemplates that TUSD diligently pursue State funding as the first
and primary source for school construction. Along with State funding TUSD
would collect the maximum fee available from the residential and commercial
development of Tustin Ranch.
An alternative funding mechanism to be provided as a safety net in concert
with State funding and school fees, could be the establishment of a Hello
Roos Community Facilities District covering most of Tustin Ranch. TUSD would
have the authority to issue bonds to finance the fair share contribution of
Tustin Ranch for the high school when needed.
TUSD
8/lZ/87
-13-
, ~ ~lVqd 3/IS
VINbIO.-II'I'VO 'NIlS/II · P~. /.0'1 - ggZgL '~J/.
..,.._SV t:l~OV ~ OHONVH
RESOLUTION NO. 2432
2
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
$ TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT
REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN IS
4 ADEQUATE TO SERVE AS THE PROGRAM EIR FOR TENTATIVE
TRACT MAP 13030, CONDITIONAL USE PERMIT 87-19 AND
5 DESIGN REVIEW 87-32 AND ALL FEASIBLE MITIGATION
MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE
G CALIFORNIA ENVIRONMENTAL QUALITY ACT.
7
The Planning Commission of the City of Tustin does hereby resolve as
8 follows:
9 I. The Planning Commission finds and determines as follows:
10 A. Tentative Tract Map 13030, Conditional Use Permit 87-19 and
Design REview 87-32 and respective development plans are
11 considered "projects" pursuant to the terms of the California
Environmental Quality Act; and
12
B. The projects are covered by a previously certified final
12 environmental impact report for the East Tustin Specific Plan
which serves as a Program EIR for the proposed project and;
15 II. The East Tustin Specific Plan final Environmental Impact Report
previously certified on March 17, 1986 was considered prior to
10 approval of these projects. The Planning Commission hereby finds:
the(se) projects are within the scope of the East Tustin Specific
17 Plan previously approved; the effects of the(se) projects were
examined in the Program EIR; and all feasible mitigation measures and
18 alternatives developed in the Program EIR are incorporated into
the(se) projects. The Final EIR is therefore determined to be
19 adequate to serve as a Program EIR for these projects and satisfies
all requirements of CEQA.
Applicable mitigation measures identified in the Final EIR have been
2] incorporated into the(se) projects which mitigate any potential
significant environmental effects thereof. The mitigation measures
22 are identified as Conditions on Appendix A of Resolution No. 2435
approving Tentative Tract Map 13030, Exhibit A of Resolution No.
23 2433, and Extbtt A of Resolution No. 2434.
25
28
!
Resolution No. 2432
2 Page
PASSED AND ADOPTED by 'the Planning Com~fssfon of the City of Tustin at a
5 regular meeting held on the 28th day of September, 1987, by the following
roll call vote:
6
AYES:.
7
NOES:
8
ABSENT:
9
10 KATHY WEIL,
Chairman
11
12
PENNI FOLEY,
13 Secretary
15
1G
17
20
21
22
2~
I '
RESOLUTION NO. 2433
2
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
3 TUSTIN, CONDITIONALLY APPROVING DESIGN REVIEW 87-32 A
PROJECT WITH 266 APARTMENT UNITS ON 15.4 ACRES ON LOT
4 14 OF TRACT 12763.
5
The Planning Commission of the City of Tustin does hereby resolve as
6 follows:
? I. The Planning Commission finds and determines as follows:
8 A. That a proper application, Design Review No. 87-32, was filed
on behalf of Irvtne Pacific, requesting approval of an apartment
9 project with 266 units to be later converted to condominiums.
10 B. That a public hearing was duly called, noticed and held on said
application on September 28, 1987.
C. Pursuant to Section 9272 of the Tustin Municipal Code, the
12 Commission finds that the location, size, architectural features
and general appearance of the proposed development will not
13 impair the orderly and harmonious development of the area, the
present or future development therein, the occupancy as a
14 whole. In making such findings, the Commission has considered
at least the following items:
15
1. Height, bulk and area of buildings.
10
2. Setbacks and site planning.
17
3. Exterior materials and colors.
18
4. Type and pitch of roofs.
19
5. Size and spacing of windows, doors and other openings.
20
6. Towers, chimneys, roof structures, flagpoles, radio and
21 television antennae.
~2 7. Landscaping, parking area design and traffic circulation.
23 8. Location, height and standards of exterior illumination.
2 Resolution No. 2433
Page two
3
4 9. Locatton and appearance of equipment located outside of an
enclosed structure.
5
[0. Location and method of refuse storage.
6 11. Physical relationship of proposed structures to existing
? structures in the neighborhood.
8' 12. Appearance and design relationship of proposed structures
to existing structures and possible future structures in
9 the neighborhood and public thoroughfares.
10 13. Proposed signing.
14. Development Guidelines and criteria as adopted by the City
1! Council.
12
13 II. The Planning Commission conditionally approves Design Review 87-32
authorizing construction of a project with 266 apartment units
14 subject to conditions attached hereto as Exhibit A.
15
10 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission,
held on the day of , 198__.
17
18
19 KATHY WEIL,
Chairman
20
21
PENNI FOLEY,
22 Secretary
EXHIBIT A
DESIG# REVIEW 87-32
CO#DITIONS OF APPROVAL
R£SOLUTIO# #0. 2433
GENERAL
1.1 The proposed project shall substantially conform with the submitted site plan
for the project date stamped August 26, 1987 on file with the Community
Development Department, as herein modified, or as modified by the Director of
Community Development Department in accordance with this exhibit.
1.2 Unless otherwise specified, the conditions contained In this exhibit shall be
complied with prior to the Issuance of any building permit for the project,
subject to review and approval by the Community Development Department.
1.3 Design review approval shall be become null and void unless building permits
are Issued within eighteen (18) months of the date on this exhibit.
1.4 At building plan check, construction plans, structural calculations, and title
24 energy calculations must be subnfltted. Requirements of the Uniform
Building Codes, State Handicap and Energy Requirements must be complied with
as approved by the Building Official.
1.5 At building plan check, provide technical detail and plans for all utility
Installations Including cable TV, telephone, gas, water and
1.6 At building plan check submittal of final grading and specifications
consistent with the site plan and landscaping plans and prepared by a
registered engineer for approval of the Community Development Department.
1.7 Submittal of a precise soils engineering report provided by a soils engineer
within the previous twelve (12) months.
1.8 Applicants shall satisfy all Public Works Department requirements Including
but not limited to all conditions contained tn Resolution No. 2435.
1.9 Applicant shall comply with all requirements of the Orange County ~tre Chief
Including required ftreflow; Installation, where required, of f~re hydrants
sub3ect to approval of the Fire Department, City of Tusttn Public Works
Department and [trine Ranch Water District and compliance with
requirements pertaining to construction.
1.10 Submittal of a detailed acoustical noise study prepared by a qualified
acoustical expert shall be subject to review and approval by the Community
Development Department to Insure that Interior noise levels do not exceed
maxtmum of 45dBa's.
Exhtbtt A
Resolution No. 2433
Page two
1.11 Detailed plans for pool and spa areas must be reviewed and approved by the
Orange County Health Department. All pool and spa areas must be enclosed by a
five foot high fence with self-closing and self-latching gates with access by
key only with vertical openings no wider than 6".
SITE AND BUILDING CONDITIONS
2.1 All exterior colors to be used should be subject to a review and approval of
the Director of the Community Development Department. All exterior treatments
· ust be coordinated with regard to color, materials and detailing and noted on
submitted plans.
2.2 A six foot high chain 11nked fence shall be installed around the site prior to
construction stages. Gated entrances shall be permitted along the perimeter
of the slte for grading and constructJon vehicles.
2.3 Trash enclosures to have solJd metal self closlng, self latchtng gate. Said
enclosure shall be screened by a decorative wall of a minimum heJght of sJx
feet and Jf required a dense type landscaping. The actual locatton of said
areas and types of screening shall be subject to approval by the Director of
the Community Development Department.
2.4 All mechanical and electrical fixtures and equipment shall be adequately and
decoratively screened. The screen shall be considered as an element of the
overall deslgn of the project and must blend with the architectural design of
buildings. All telephone and electrical boxes must be indicated on the
building plans and must be completely screened and located Jn the interior of
the building. Electrical transformers must be located toward the JnterJor of
the project maintaining a sufficient dJstance from frontage of the project.
2.5 Indicate lighting scheme for project, note locations of all exterior ltghts
and types of fixtures, llghts to be Jnstalled on butldlng shall be a
decorative design. No lights shall be permJtted which may create any glare or
have a negative impact on adjoining propertles. The ~ocatlon and types of
llghttng shall be subject to the approval of the Department of Community
Oevelopment and the Tustln Poltc Department In accordance wJth the Tustln
Security Ordinance. Project shall comply wlth the reasonable available
control measures of the south Coast Regional Air Quality Management District
including use of energy conserving street ltght~ng.
2.6 A detatled plan showing security instal~attons (i.e. locks and wtndows) w~thtn
units shall be submitted to and approved by the Tusttn Police Department.
2.7 On-site address and directional stgn displays shall be subject to review and
approval of Tustln Police Department.
Exhibit A
Resolution No. 2433
Page three
LAIIDSCAP[NG, GROUNDS A#D HARDSCAPE ELEI~ENTS
Landscaping and hardscape elements define spaclal relationships, create themes and
larger elements, height and distinction between spaces to strenghten sense of
movement place. Although good start has been provided with the submitted landscape
concept plan more specific detail must be required as follows:
3.1 Landscaping plans shall address the control of fertilizers, pesticides, and
irrigation water runoff.
3.2 Future formal submittals shall substantially conform to the submitted
landscaping concept plan on file with the Department of Community Development,
as herein and modified or as modified by the Otrector of Community Development
pursuant to the City's Design Review procedures.
3.3 At plan check stages a completely detailed landscape and irrigation plan must
be submitted with whatever scale necessary to depict adequataly what is
occurring. Provide summary table applying Indexing identification to plant
materials in there actual location. The plan and table must list botantlcal
and common names, sizes, spacing, actual location and quantity of the plant
materials proposed. Show planttng and berming details, sotl preparation,
staking, etc. .The irrigation plan shall locatton and control of backflow
prevention devices, pipe size, sprinkler type, spacing and coverage. Details
for all equipment must be provided.
Show all property lines on the landscaping and irrigation plan, publtc
right-of-way areas, sidewalk widths, parkway areas, and wall locations. The
Department of Community Development may request minor substitutions of plant
matarlals or request additional stzlng or quantty materials during plan
check. Note on landscaping plan that coverage of landscaping irrigation
materials is subject to field inspection at project completion by the
Department of Community Development.
3.4 The submitted landscaping plans at plan check must reflect the following
requirements for areas not included in master landscape plan for Tract [2763:
a) Turf is unexceptable for grades over 25~ a combination of planning
materials must be used, ground cover on large areas alone is not
acceptable.
b) Provide a minimum of one [5 gallon size tree for every 30 feet of
property line on the property parameter and five 5 gallon shrubs. Any
parameter parking lot tree shall be planted in plantars of sufflclent
width to provide a 2 [/2 foot minimum clearance for vehicle overing.
Exhibit A
Resolution No. 2433
Page four
c) Provide one [5 gallon tree for each 5 parking stalls within a parking lot
and five 5 gallon shrubs per 25 lineal feet of parking lot area. At
least 54 of any parking lot area and any additional portion not actually
used for movement parking of vehicles shall be landscaped with trees,
shrubs and ground cover.
d) In multiple family project or condontmum projects provide one tree for
each two unJts within open space areas and around units.
e) In addition to our required street trees, provide landscaping adjacent to
structures on the site Including one [5 gallon tree for every lineal foot
of extertor wa1'1.
3.5 All newly planted trees shall be staked according to City standards.
3.6 Shrubs shall be a minimum of 5 gallon size and shall be spaced a mlntmum of 8
feet on center when Intended as screen planning.
3.7 Ground cover shall be planted between 8 to 12 tnches on center.
3.8 When ! gallon plant stzes are used the spacing may vary according to materials
used.
3.9 Up along fences and or walls Including trash storage and equipment areas
provtde landscaping screening with shrubs, and or vtnes and trees on plan
check drawings.
3.[0 Suffer parking areas with a 30 Inch minimum height buffer thts ts wherever
posstble and this Is a 30 tnch maximum of drtveway access potnts to preclude
restriction vlsablllty.
3.11 All plant materials shall be installed in a healthy vigorous condition typical
to the species.
3.12 All landscaping shall be enclosed by a minimum 6 inch high concrete curb.
3.13 Landscaping must be maintained in a neat and healthy condition, this will
include but not be limited to trimtng, mowing, weeding, removal of litter,
fertilizing, regular watering, or replacement of disease or dead plants.
3.[4 In irrigation areas controller to be enclosed in lockable housing. Design
irrigation systems to provide sufficient coverage of awaiting water overspray
on buildings and sidewalks. Note of this requirement to be on plan check
drawings.
1
2 RESOLUTION NO. 2434
A RESOLUTION OF THE PLANNING COMMISS[ON OF THE CITY OF
3 TUSTIN, APPROVING CONDITIONAL USE PERMIT 87-19 FOR
DEVELOPMENT OF A 266 UNIT APARTMENT COMPLEX ON LOT 14
4 OF TRACT 12763
5 The planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
?
A. That a proper application, Use Permit No. 87-19 has been filed
8 on behalf of Irvtne Pacific Company requesting authorization to
develop a 266 unit apartment complex on Lot 14 of Tract 12763.
9
B. That a public hearing was duly called, noticed and held on said
10 application.
11 C. That establishment, maintenance, and operation of the use
applied for will not, under the circumstances of this case,
12 be detrimental to the health, safety, morals, comfort, or
general welfare of the persons residing or working in the
13 neighborhood of such proposed use, evidenced by the following
findings:
14
1. That the proposed project is in conformance with East
15 Tusttn Specific Plan and the Tustin Area General Plan as
they relate to multiple family housing land use.
1G
2. That the proposed project is in conformance with conditions
17 and requirements of Tract 12763.
18 D. That the establishment, maintenance, and operation of the use
applied for will not be injurious or detrimental to the property
19 and improvements in the neighborhood of the subject property,
nor to the general welfare of the City of Tustin, and should be
20 granted.
21 E. Proposed development shall be in accordance with the development
policies adopted by the City Council, Uniform Building Codes as
22 administered by the Building Official, Fire Code as administered
by the Orange County Fire Marshal and street improvement
23 requirements as administered by the City Engineer.
24 F. It has been determined that final environmental impact report
85-2 certified on March 17, 1987 in conjunction with the East
25 Tusttn Specific Plan adequately addresses environmental
considerations associated with the proposed project and no
26 additional environmental documentation will be prepared.
27 G. Final development plans shall require the review and approval of
the Community Development Department.
2 Resolution No. 2434
Page t~o
II. The Planning Commtssfon hereby approves Condttfonal Use Permit No.
$ 87-19 to authorize development of a 266 unit apartment complex on Lot
14 of Tract 12763 subject to the follo~ing conditions:
A. That all conditions of approval contained in Resolutions 2433
? (Design Review 87-32) shall be complied with as a condition of '
Use Permit 87-19. Said conditions are incorporated herein by
8 reference.
9
PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission,
10 held on the day of , 198
11
12
~ONALD H. WHITE,
13 Chairman
DONNA ORR,
15 Recording Secretary
1G
17
18
20
21
22
23
27
RESOLUTION NO. 2435
2
A RESOLUTION OF THE PLANNING COMMISSION OF
3 THE CITY OF TUSTIN RECOMMENDING TO THE TUSTIN
CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP
4 NO. 13030
.5 The Planning Commission of the City of Tustln does hereby resolve as
follows:
6
I. The Planning Commission finds and determines as follows:
7
A. That Tentative Tract Map No. 13030 was submitted to the Planning
8 Commission on behalf of Irvtne Pacific Company for
consideration.
9
B. That a public hearing was duly called, noticed and held for said
10 map.
1] C. That an Environmental Impact Report (EIR 85-2 for the East
Tusttn Specific Plan) has been certified in conformance with the
12 requirements of California Environmental Quality Act for the
subject project area.
D. That the proposed subdivision is in conformance with the Tustin
14 Area General Plan, adopted East Tustin Specific Plan,
Development Agreement and Subdivision Map Act as it pertains to
15 the development of multiple family dwellings.
16 E. That 1.7556 acres of parkland required of this project was
previously dedicated with recordation of Tract 12763.
17
F. That the City has reviewed the status of the School Facilities
18 Agreement between the Irvine Company and the Tustin Unified
School District.
19
G. That the site is physically suitable for the type of development
20 proposed.
21 H. That the site is physically sutteable for the proposed density
of development.
22
I. That the design of the subdivision or the proposed improvements
23 are not likely to cause substantial environmental damage or
substantially and avoidably injure fish or wildlife in their
24 habitat.
!
Resolution No. 2435 -
~ Page 't~o
3
4 J. That the design of the subdivision or the type of improvements
proposed will not confltct wtth easements acqutred by the
5 public-at-large, for access through or use of the property
~1thtn the proposed subdivision.
6
K. That the destgn of the subdivision or the types of Improvements
? proposed are not likely to cause serious public health problems.
8
9 II. The Planning Commission hereby recommends to the City Council
approval of Tentative Tract Map No. 13030 subject to the conditions
10 attached hereto as Exhibit A.
11 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission,
held on the day of , 1987.
13
14 KATHY WEIL,
Chairman
1G
PENNI FOLEY,
17 Secretary
18
2O
21
22
23
25
27
28
Resolution 2435
EXHIBIT A
CONDITION OF APPROVAL FOR TENTATIVE TRACT NAP 13030
PUBLIC/PRIVATE INFRASTRUCTUE INPROVE],tENTS
1.1 Prior to recordation of final map, the Subdivider shall prepare plans for
and construct or post security guaranteeing construction of all public
and/or private, infrastructure improvements within the boundary of said
tract map in conformance with applicable City standards, including but
not limited to the following:
A. Curb and gutter/cross gutters
B. Sidewalks including access facilities for physically handicapped
persons
C. Drive aprons/approach
D. Street paving
£. Street signing and paving
F. Landscaping/irrigation facilities
G. Sanitary sewer service facilities
H. Domestic water service facilities
I. Reclaimed water service facilities
Utility corrections (i.e. gas, electric, telephone, and cable T.V.
facilities)
K. Traffic signal systems and other traffic control devices
L. Street and trail lighting
M. Storm drains and subdrains - corrections to public facilities (the
storm drain facilities within this tract will be private drains to
be maintained by an association
N. Undergroundtng of~ existing and proposed utility distribution lines
O. Lot monumentation
P. Fire hydrants
Q. The amount of acceptable security for construction of public
improvements shall be reviewed and approved by the Public Work
Department. The amount and acceptable security for private
improvements shall be reviewed and approved by the Building
Official.
1.2 All construction within a public right-of-way and/or public easement must
be shown on a separate 24" X 36" plan with all construction referenced to
applicable City, County, Irvine Ranch Water District standard drawing
numbers.
1.3 All changes in existing curbs, gutters, sidewalks and other public
improvements shall be responsibility of subdivider.
1.4 Placement of all above ground facilities, such as signing, street lights,
fire hydrants shall be behind the sidewalk when said sidewalks are
constructed adjacent to the curb within the public right-of-way.
Resolution No. 2435
Exhlbt t A
Page ~o
1.5 Preparation of plans for and construction of all sanitary sewer
facilities must be submitted as required by the City Engineer and local
sewertng agency. These facilities shall tnclude a gravity flow system
per standards of the Irvtne Ranch Water District.
1.6 Preparation of plans for and construction of a domestic water system to
the standards of the Irvine Ranch Water District/City of Tustln Water
Service, whichever is applicable at the time of plan preparation is
required. Improvement plans shall also be reviewed and approved by the
Orange County Fire Department for fire protection purposes. The adequacy
and reliability of water system design and the distribution of fire
hydrants w111 be evaluated. The water distribution system and
appurtenances shall also conform to the applicable laws and adopted
regulations enforced by the Orange County Health Department. Any
required reclaimed water systems shall be to the standards as required by
the Irvlne Ranch Water District.
1.7 Proposed streets shall be designed to the following specifications:
A. All private streets shall be at least 28 ft. in width from curb to
curb.
B. All proposed streets shall be designed in substantially the same
alignment as shown on the approved tentative tract map unless
modified and approved by the Director of Community
Development/Public Works.
C. All private and public streets shall be constructed in accordance
with City requirements in terms of type and quality of materials
used.
1.8 The subdivider shall satisfy dedication and/or.reservation requirements
as applicable, including, but limited to the following:
A. Dedication of all required street and flood control right-of-way,
vehicular access rights, sewer easements and water easements defined
and approved as to specific location by the City Engineer and other
responsible agencies.
Prior to recordation of the Final map, subdivider shall post with
1.9 the Community Development Department a minimum $2,500 cash deposit
or letter of credit to guarantee the sweeping of streets and cleanup
of streets affected by construction activities. In the event
thisdepostt is depleted prior to completion of development or City
acceptance of public streets, an additional incremental deposit will
be required.
1.10 Any damage done to existing street improvements and utilities shall
be repaired before acceptance of the tract and/or issuance of a
Certificate of Occupancy for development on any parcel within the
subdivision.
Resolution No. 2435
Exhibit A
Page three
1.11 Prior to any work in the public right-of-way, an Excavation Permit must
be obtained (and applicable fees paid) from the Public Works
Department.
1.12 Each unit shall be provided with separate electic and gas meters when
such service is supplied.
1.13 Correction to Landscape Lot B dimension to conform to Lot AA of Tract
12763 required to satisfaction of Director of Public Works.
1.14 Note 8 to be amended to clarify that the City will not be responsible
for maintenance or damage to said private roadways as a result of this
easement.
1.[5 Note 1[ to be amended to include Communtcom Cable Television (American
Cable)
1.16 Strike date (9-8-86) from note 22.
[.[7 Preparation and submittal of final grading plans delineating the
following is required prior to approval of Final Map.
A. Final street elevations at key locations
B. Final pad/finish floor elevations and key elevations for all site
grading. All final pad elevations to be a minimum of 1.0 feet above
the base flood elevation as defined by FEMA.
C. All flood hazard areas of record must be shown.
[.[8 Landscape Lots lettered C and D to be the responsibility of adjoining
property owner and/or future Homeowners Association.
GRADENG/DRAZNAGE
2.1 Prior to issuance of precise grading permits, a detailed soil
engineering report shall be submitted to and approved by the Building
Official conforming to the requirements of the Uniform Building Code,
City Grading Requirements
2.2 Prior to issuance of grading permits, preparation and submittal of a
grading plan subject to approval of the Department of Community
Development delineating the following information:
A. Methods of drainage in accordance with all applicable City
standards.
B. All recommendations submitted by geotechnical or soil engineer and
specifically approved by them.
C. Compliance with conceptual grading shown on tentative tract map.
D. A drainage plan and necessary support documents to comply with the
following requirements:
Resolution No. 2435
Exhibit A
Page four
1) Provision of drainage facilities to remove any flood hazard to
the satisfaction of the City Engineer which will allow, building
pads to be safe from inundation from rain fall which, may be
expected from all storms up to and including the theoretical 100
year storm and dedication of any necessary easements on the
final map as required.
2) Elimination of any sheet flow and ponding, or elevation of the
floors of the buildings with no openings in the foundation walls
to at least twelve inches above the finished pad.
3) Provision of drainage facilities to protect the lots from any
high velocity scouring action.
4) Provision for contributory drainage from adjoining properties.
E. All flood hazard areas of record.
F. A note shall be placed on the grading plan requiring Community
Development Department approval of rough grading prior to final
clearance for foundations. The Department will inspect the site for
accuracy of elevations, slope gradients, etc. and may require
certification of any grading related matter.
2.3 Preparation of a sedimentation and erosing control plan for all
construction work related to the subject Tract including a method of
control to prevent dust and windblown earth problems.
2.4 A precise grading permit shall be issued prior to issuance of any
building permits within the subject Tract.
2.5 Prior to the issuance of precise grading permits, the Subdivider shall
submit a construction traffic routing plan to be reviewed and approved
by the Director of Public Works.
2.6 Prior to issuance of precise grading permits, written approval must be
obtained from adjacent property owners for rights-of-entry on
construction activity across lot lines.
2.7 A qualified paleontologist/archealogtst, as appropriate shall be
present during all rough grading operations. If resources ar
found,work shall stop in the affected area and all resources shall be
excavated or preservedJ All "finds" shall be reported immediately to
the Department of Community Development.
The paleontologist/archealogtst shall attend the pregrade construction
meeting to ensure that this condition and necessary procedures in the
event of a "find" are explained.
Resolution No. 2435
Exhibit A
Page five
2.8 All earthwork shall be preformed in accordance with the City of Tusttn
Municipal Codes and grading requirements.
FXRE DEPARTMENT
3.1 The subdivider shall comply with all requirements of the Orange County
Fire Marshall, including required fire flow, installation where
required of fire hydrants subject to approval as to location by the
Fire Department, City of Tustin Public Works Department and Irvine
Ranch Water District, and compliance with all requirements pertaining
to construction.
3.2 Prior to issuance of building permits for combustible construction,
evidence that adequate water supply for fire protection is available
shall be submitted and approved by the Orange County Fire Marshall.
3.3 Sign plan shall include "Fire Road - No Parking" signs as shown on Fire
Department notes.
NOISE
4.1 Prior to the issuance of any building permits, a final acoustical
analysis report describing the acoustical design features of the
structures required to satisfy the exterior and interior noise
standards shall be submitted to the Tustin Community Development
Department for approval along with satisfactory evidence which
indicates the the sound attenuation measures specified in the approved
acoustical report(s) have been incorporated into the design of the
project. The acoustical analysis shall be prepared by an expert or
authority in the field of acoustics.
Prior to issuance of any building permits for any. project that falls
under the Browning Corridor, a complete noise study shall be conducted
and submitted to the City for review. In addition to Community Noise
Equivalency Levels {CNEL) said study provide information on single
event noise measurments as generated by helicopter flyovers for
information purposes only.
All residential lots and dwellings shall be sound attenuated against
present and projected noises, which shall be the sum of all noise
impacting the project, so as not to exceed an exterior standard 65
dba. CNEL in outdoor living areas and an interior standard of 45 dba
Resolution No. 2435
Exhibit A
Page six
CNEL in all habitable rooms. Evidence prepared under the supervtsfon
of an acoustical consultant that these standards wtll be satisfied in a
manner consistent with applicable zontngregulations shall be provided.
4.2 Prior to issuance of any Certifications of Use of Occupancy, field
testing in accordance with the Title 25 regulations may be required by
the Building Offictal to verify compliance with STC and IIC design
standards.
4.3 All construction operations shall be subject to the provisions of the
City of Tustin Noise Ordinance and shall take place only during the
hours of 7:00 a.m. unttl 6:00 p.m., Monday through Friday.
CCR'S
5.1 Prior to approval of the final map, all organizational documents for
the project including any deed restrictions, covenants, conditions, and
restrictions shall be submitted to and approved by the Community
Development Department. Costs for such review shall be borne by the
subdivider. A 'copy of the final documents shall be submitted to the
Community Development Department after their recordation. CCR's shall
include but not be limited to the following provisions:
A. The City shall be included as a party to the C.C. & R's for
enforcement purposes.
B. Parking spaces shall be permanently and irrevocably assigned to
individual condominium units at a rate of 1.5 spaces for one bedroom
units and 2.0 spaces for two bedroom units, at least one (1) of
which shall be covered. An additional 67 guest parking spaces shall
be established within the common area and shall be marked and used
for guest parking only.
C. Condominium units shall not have separate television and radio
antennas. Either a central antenna shall be provided with
connections to each unit via underground or internal wall wiring, or
each unit shall be served by undergrounded cable antenna service
provided by a company licensed to provide such service within the
City.
D. Provision for effective establishment, operation, management use,
repair and maintenance of all common areas and facilities including
private drive, landscaping, utilities, recreational facilities,
common areas, walks and fences through a homeowner's association or
equivalent. Membership in said association shall be inseparable
from ownership in individual lots.
Resolution No. 2435
Exhibit A
Page seven
E. Architectural controls which shall include but not be limited to
provisions regulating roof materials, exterior finishes, walls,
fences, lighting, landscaping, etc.
F. Landscaping, including vegetation, irrigation systems, and earth
mounding shall be installed as provided in the Development Plan and
shall be permanently maintained in good, first-class condition;
healthy, without deterioration; and free of waste and debris. City
shall have the right to remedy any default and enter property and be
reimbursed for the cost of such remedy.
G. Declarant, the Association, and all Owner(s) shall be required to
maintain the property in good and first-class condition, and in such
a manner as to avoid the reasonable determination of a duly
authorized official of the City that a public nuisance has been
created by the absence of adequate maintenance such as to be
detrimental to public health, safety, or general welfare, or that
such a condition of deterioration or disrepair causes harm or is
materially detrimental to property or improvements within one
thousand (1,000) feet of the property.
H. Non-automotive vehicles, boats, trailers, or non-automotive storage
shall not be allowed in any parking, driveway or private street
area. Any vehicle with a width in excess of 84 inches shall not be
allowed in any parking, driveway, or private street area except for
purpose of loading, unloading, making deliveries or emergency
repairs.
I. No storage of any kind, including trash storage, shall be permitted
outside the building on the Property except in any outside storage
areas approved in the Development Plan. Adequate trash enclosures
shall be provided, screened, and maintained. Gates for trash
storage areas shall be kept closed at all times except when in
actual use.
J. Any construction repair, modification, or alteration of any
buildings, equipment, structures, or improvements on the property
shall be subject to the approval of the City of Tustin Community
Development Department.
K. All utility services serving the site shall be installed and
maintained underground.
L. The declarant, the Association, and all Owner(s) shall be required
to file the names, addresses, and telephone numbers of each member
of the Association Board and/or the Manager for the project before
January 1st of each year with the City of Tustin Community
Development Department.
M. No amendments to any C.C. & R's filed in conjunction with this
project or development plan shall be recorded without the prior
approval of the City of Tustin Community Development Department.
Resolution No. 2435
Exhibit A
Page eight
TENANT/HOHEBUY£R NOTIFICATION
6.1 Prior.to the issuance of building permits, the subdivider shall record
a document separate from the deed which will be an information notice
to future tenants/homebuyers of roadway/aircraft noise impacting the
subdivision. The notice shall further indicate that additional
building upgrades may be necessary for noise attenuation. This
detrmtnation to be made as architectural drawings become available.
6.2 Prior to issuance of building permits, the Subdivider shall submit for
review and approval of content by the Director of Community
Development, a copy of rental/sales literature for the residential
project with the approved aircraft/helicopter noise statement and the
approved schools notification statement, printed on it. Any changes to
the rental/sales literature after initial City approval shall be
submitted to the Director of Community Development for approval.
6.3 Prior to the issuance of building permits, the Subdivider shall provide
the City with a copy of the approved aircraft/helicopter noise
statement which must be signed by each tenant/homebuyer which shall
contain a disclosure document on aircraft notification. The content of
the statement shall be approved by the Director of Community
Development prior to circulation.
6.4 Prior to the issuance of building permits, the Subdivider shall record
a document separate from the deed which will be an information notice
to future tenants/homebuyers of the aircraft and helicopter activity
impacting the subdivision. The content of this document shall be
reviewed and approved by the Director of Community Development and City
Attorney prior to recordation.
6.5 Prior to the issuance of building permits, the developer shall provide
the City with a schools notification statement which must be signed by
each tenant/homebuyer and which shall be reviewed and approved by the
Director of Community Development with participation by he governing
school district. The schools notification statement shall contain the
most current available information on:
A. The location of existing and proposed elementary, middle and high
schools which will serve the subdivision (text and map).
B. The estimated opening date of proposed schools or any revisions to
student capacity in existing schools which would change school
attendance assignments.
C. The type of provider of transportation available to transport the
students to the school sites.
Resolution No. 2435
Exhlbtt A
Page nine
O. The estimated length of travel time required to transport the
students to a school site outside the boundaries of the project.
E. The schools notification statement shall further advise homebuyers
that proposed school sites may never be constructed.
6.6 Prior to issuance of building permits, the Subdivider shall provide the
City with a statement which must be signed by each tenant/homebuyer
which shall contain a comprehensive description of all private and
public improvements and developments adjacent or in close proximity to
the proposed development. They shall include, but not be limited to,
the following:
A. The location, size and types of amenities to be provided within
subdivision.
B. The proposed public and private trail system including pedestrian
circulation, bike trails, and paseos (preliminary and secondary).
C. On-site "No Parking" restrictions as appliable.
D. The locations of pedestrian access points for the project.
E. The location, landscaping detail, maintenance responsibilities for
access easements, tenant/homeowner restrictions, and liability
responsibility of designated easement areas within the project.
6.7 Prior to issuance of building permits, developer shall submit a
homebuyer information packet for the review and approval of the
Director of Community Development. This packet shall be distributed at
the time of sale of any proposed units.
6.8 Subdivider shall notify all potential home buyers of the following
Assessment/Maintenance Districts:
A. Assessment District 85-1.
B. City of Tustin 1982 Landscape and Lighting District.
6.9 Subdivider shall notify all prospective tenants of the apartment
complex prior to occupancy of future potential for condominium
conversion. Said notice shall comply with provisions of the
Subdivision Map Act.
FEES
7.! Prior to recordation of any Final Map, Subdfvider shall pay plan check
and inspection fees for all public and/or private Infrastructure
Improvements within Cfty's responsibility excluding those financed by
an Assessment District.
Resolution No. 2435
Exhibit A
Page ten
7.2 Prior to issuance of certificates of use or occupancy, the Subdivider
shall pay all costs related to the calculation of the revised parcel
assessments, the preparation of the revised assessment diagram and
other required administrative duties related to any Assessment
Districts applicable to the subdivision. (Assessment District 85-1).
7.3 Prior to issuance of any building permits, payment shall be made of all
required fees including:
A. Major thoroughfare and bridge fees to Tusttn Public Works
Department.
B. Sanitary sewer connection fee to Orange County Sanitation District.
C. Grading planchecks and permit fees to the Community Development
Department.
D. All applicable Building plancheck and permit fees to the Community
Development Department.
E. New development fees to the Community Development Department.
F. School facilities fee to the Tusttn Unified School District subject
to any agreement reached and executed between the District and the
Irvine Company.
7.4 Payment of any/all applicable Assessment District No. 85-1
reapportionment costs that are, pertinent to Tentative Tract 13030.
GENERAL
8.1 Within twenty four months from Tentative Tract Map approval, the
Subdivider shall file with appropriate agencies, a Final Map prepared
in accordance with subdivision requirements of the Tusttn Municipal
Code, the State Subdivision Map Act, and applicable conditions
contained herein.
8.2 Prior to I-1:==.=¢c v'-f ~=lldi,=~ ~r,,~,tg, the S~qad4~ shall record a
final map in conformance with appropriate tentative map.
8.3 The Browning Corridor Aviation Easement and the G.C.A. Easement as
outlined in the Memorandum of Understanding dated July 1985 between the
United States Marine Corps, the City of Irvtne and the City of Tusttn
shall be indicated on Tract Map 13030 and all subsequent subdivision
maps.
8.4 Prior to Final Map approval, subdivider shall submit a current title
report.
Resolution No. 2435
Exhibit A
Page eleven
8.5 Subdivider shall conform to all applicable provisions of the City
Code. All requirements of the State Subdivision Map Act, the City's
Subdivision Ordinance and Zoning Ordinance shall be satisfied.
8.6 Subject shall allow for development of single family/condominium
1 ots/uni ts.
8.7 Subdivider shall submit a duplicate mylar of the Final Map, or 8 1/2
inch by 11 inch transparency of each map sheet prior to final map
approval and "as built" grading, landscape and improvement plans prior
to certificate of acceptance.
8.8 Prior to release of building permits all conditions of approval of
Design Review 87-32 on the subject project shall be complied with as
shown on Exhibit A attached to Resolution No. 2433 and incorporated
herein by reference.
8.9 Adherence to all pertinent requirements contained in East Tusttn
Spectfc Plan and Development Agreement, EIR 85-2, and Tract 12763.
8.10 Prior to recordation of a final map for condominium purposes, developer
shall provide a statement documenting how the project once converted to
condominiums will ensure compliance with the Tusttn Specific Plan,
Development Agreement, EIR 85-2 and the Tusttn area General Plan as it
relates to provision of affordable housing.
8.11 Reciprical acess (vehicular, parking and pedestrian) easements between
all lots created by Tentative Tract 13030 shall be noted on any final
map.
8.12. The cumulative number of residential units for which certificate of
occupancy may be issued shall not exceed the cumulative total or square
feet of occupied revenue generating uses as shown in the East Tustin
Specific Plan Development Agreement.
Planning Commission
DATE:. SEPTEMBER 28, 1987
SUBdECT: DESIG# REYIE'~ 87-13, COIlDITIONAL USE PERIqlT 87-20, TENTATIVE
TRACT HAP 13038: 'RANCHO ROBLES" APARTlqENTS - LOTS 12, N & X OF
EAST TUSTIN TRACT 12763
APPLI'CANT: IRVINE PACIFIC CONPANY
REQUEST: 1. COI~qISS'~ON APPROVAL OF SITE PLAN AND ARCHTTECRURAL DESIGll
OF PROPOSED APARTMENT PROdECT;
2. APPROVAL OF CONDITIOHAL USE PEP.,/qIT AUTHORIZING THE
COIISTRUCTION OF 252 APARTMENT UNITS #ITHIN THE EAST TUSTIN
SPECIFIC PLAN AREA; AND
3. RECOI~qE#D TO CITY COURCIL APPROVAL OF TENTATIVE TRACT HAP TO
SUBDTVIDE LOTS 12, W & X OF RASTER TRACT 12763 FOR FINANCING
AND DEVELOPfqENT PHAS1:NG PURPOSES
ENV ]:RONI'IENTAL
STATUS: THE PRO,1ECT IS COVERED BY A PREVIOUS REPORT EIR (85-2) FOR THE
EAST TOSTI# SPECIFIC PLAN. NO ADDITIONAL ENVIRONMENTAL
DOCLMENTATION IS REQU~-RED.
RECOMMENDED ACTIONS:
It is recommended that the Commission take the following actions:
1. Approve Environmental Determination for the project by the adoption of
Resolution No. 2428.
2. Approve Design Review 87-13 by the adoption of Resolution No. 2429.
3. Approve Conditional Use Permit 87-20 by the adoption of Resolution
No. 2430.
4. Recommend to City council approval of Tentative Tract Map 13038 by the
adoption of Resolution No. 2431.
StI~ARY:
Applicant proposes to develop a 252 multt-fanflly apartment project (Rancho
Robles) on a 15.5 acre site, currently described as Lot 12 of sector level Tract
12763.
L Community Development Department '~
Planning Commission Report
September 28, 1987
Tentative Tract 13038
Page two
Prior to development as proposed, the Planning Commission must approve a
Conditional Use Permit and a Oestgn Review of the 'project pursuant to provisions
of the East Tusttn Specific Plan. While Lot 12 is presently a developable lot
for an apartment project, the applicant has also ftled Tentative Tract Map No.
13038. The map creates (7) seven numbered lots and (5) five lettered lots. The
lettered lots are for landscape and recreation purposes.
]t ts the intent of the applicant to later convert the apartments to
condominiums making use of the same map under review at this time. Commission
action of Tentative Tract Map 13038 is advisory, and a recommendation to Council
for approval or dental is required.
The proposed project is located on Lot 12, X and W of sector level Tract 12763
(Sectors 10 and 11 of East Tusttn Specific Plan). The proposed project is
bordered by Irvtne Boulevard on the north, Heritage Way on the south, Myford
Road on the west and a proposed neighborhood retail site (Lot 13) to the east.
Other planned or anticipated development in the vicinity of the project includes
a proposed 240 unit townhouse development to the south across Heritage Way, a
proposed high school to the west across Myford Road and a neighborhood park to
the southwest.
PRO,J'ECT DESCRIPTIO#/SIll~ PLAN
Submitted development plans for the Rancho Robles project propose
apartment buildings on a 15.$ acre parcel. The project is classified in the
Medium High Density category (up to 25 dwelling units per acre) and follows the
Multi-family/Condominium 0istrict regulations. Actual density proposed for the
project is 16.3 units per acre. Two (2) major ingress/egress points are
proposed for the project, one on Heritage Way and one on Myford Road. The
Heritage Way access will be .aligned with the access to the adjacent similar
development to the south. The internal circulation system consists of a major
square-shaped loop or private street and a series of short driveways originating
from the major loop and forming private courts. The private courts are
surrounded by U-shaped clustered buildings and common landscape areas. Each
building cluster consists of a combination of six (6) and four (4) plexes with
two (2) and three (3} bedroom units. They are a mixture of upstairs/downstairs
units and flats. The main loop incorporates most guest parking spaces, while
the private courts provide open spaces and tuck under carports for residents.
Two private recreation areas and site laundry facilities are provided.
Recreation areas have easy access since they are located directly fronting the
two project entrances.
The proposed layout of units and circulation system also facilitates the
provision of such services as fire, police and trash pickup (refer to site plan
for typical section of private street and drives).
Corn rnunily Developrnen~ Departrnen~
Planning Commission Report
September 28, 1987
Tentative Tract 13038
Page three
The proposed project meets all adopted development standards tn the East Tusttn
Spectftc Plan (see at~ached development revtew summary) Including parktng. A
total of 567 parking stalls are provided whtch Includes, 288 tuck under carport
spaces and 283 open parktng spaces. The parktng ratto provtded Is 2.27 spaces
per untt tnstead of the 2.25 required.
Securtt¥ Gate and Fenctnq - Upon tntttal revtew of the project the Poltce
Department noted concerns regarding securtty and enforcement tssues particularly
wtth the locatton of the-subject project dtrectly oppostte the proposed hJgh
school stte. Intttal reactton was to requtre securtty gates and fenctng around
the project. However, stnce the project at thts time ts under stngle ownership,
ft Js felt that adequate on-stta securtty can be guaranteed. Thts tncludes
· enforcement (vta a towtng program) of regulations deallng with 11legally parked
vehicles. However, when the project ts converted to condominiums, securtty may
not be guaranteed. It has therefore been recommended that tn the event of
conversion of the project to-condominiums, perimeter securtty fenclng wtll be
requteed Including controlled securtty gates east at the Myford Road entrance to
the project.
ARCHITECTURAL DF..SZGN:
The proposed architectural destgn for the proposed project tncorporatqs~lements
of three styles: early California Ranch (wood elements such as roof beams,
wtndow trtm, doors and articulation), upgraded Htsston style (mess, stucco,
spantsh roof ttle, column-like wtndow castngs, towers, detatls) and Monterey
style (second story wood balconies, roof 11nes and fascta, large wtndow
openings, french wtndow panes, etc.).
A materials board wtil be available for revtew by the Commission at the
September 28th meeting.
Proposed destgn features of the project provtde a pleasant architecture whtch
wtll be htghlfghted by a master landscape plan. The proposed architecture ts
consistent wtth the destred. East Tusttn Ranch style and ts compatible wtth
extsttng surrounding areas.
LANDSCAP[NG
Applicant has submitted a concept landscaping plan for the project. However,
the plan ts only Illustrative wtth the actual quantities, spectes and locatton
of landscaping to be determined at plan check. In addition, complete Irrigation
plans w111 need to be submitted at plan check.
Corn munity D~?veloPment DeparTment
Planning Comm~sslon Report
'September 28, 1987
Tentative Tract 13038
Page four
Proposed landscaping cons!sts of a combination of c11mete resistant evergreen
and dectdtous trees such as: Ftcus Ntttda, F~cus Rubtgtnosa, Hagnolla
Srandt¢~ora, Mtlaleuca Ltmer~fol~a, Eucalyptus Maculata and others. F~cus
Ntttda wIll tdenttfy the matn loop whtle Eucalyptus Maculata wfll serve as a
screening and buffer between the subject stte and the commercfal stte, as well
as other areas adjacent to Myford Road. Ftcus Rubtgtnosa wtll accentuate
recreation areas and the other trees ~n tnformal groupings wlll help to decorate
the stte. All shrubs are appropriate and somewhat drought tolerant. Ground
cover, tncludes Jasmlnnotdes, English Ivy and ^gapanthus. The Design Review
Committee recommends that a combination of ground cover and turf be planted and
that ground cover alone shall not be planted on large areas. Consequently, the
use of Engltsh Ivy shall be minimized. In order to accentuate and color certain
areas bougainvillea ~s proposed.
A pedestrian pathway c~rculatton system ~s also proposed to connect recreation
areas and provtde ctrculaHon around the s~te, as well as access to major
arterials or bus systems where applicable.
Colored ~nterlocktng pavers are also proposed to accentuate the entrances of the
project. Staff recommends that spectal attention be g~ven to project
entrances.: A plant matertal Identification theme should be proposed for the
entrances of the project at the ttme a ftnal landscapfng plan ~s submitted.
A spectal buffer between the subject s~te and residential areas ts also
required, as well as meterfals and colors of all proposed walls and fences on
s~te.
TENTATII/E TRACT MAP ISSUES:
As submitted the subject map meets all regulations and standards of East Tust~n
Spectftc Plan and other applicable Ctty and State codes. However, there are
several tssues that requtre additional discussion related to Tentative Tract Map
13038.
School Fac~lfttes - Correspondence has been recefved from the Tustln Unlfled
School OlStrlct on Tentative Tract Map 13038.
Whtle the Commission may recall that school factlfttes were reserved fn
conjunction wtth Tract Map 12763, the School Facfltttes Agreement between the
Irvtne Company and the Tust~n Untfted School dtstr~ct provides that the Irv~ne
Company would not process for approval by the Cfty ftnal resfdentfal builder
maps unttl an agreement ts reached between the Company and D~strfct provfd~ng a
.fundtng mechanism for provision of adequate school factlfttes tn East Tustfn.
~ Cornrnuni~y I::)~v~lopmen~ Depar~rnen~ ~'
Planntng Commission Report
September 28, 1987
Tentative Tract 13038
Page five
In adopttng the East Tusttn Spectftc Plan, the C~ty agreed to revtew the status
of the Implementation of the School Facilities Agreement at subsequent levels of
project approvals, such as the approval of tentatfve butlder residential tract
maps and would address the tmpact of a project on 01strtct Facilities when
tentative butlder residential tract maps are submitted for approval.
Prior to ftlfng of Tentative Tract ~4ap 13038, the Ctty dfd request Information
from the Otstrtct and Company on the status of School f~nanclng. ~/h~le, no
response has been recetved from the District, correspondence was received from
the Irvtne Company on September 21, 1987. (Safd correspondence was transmitted
to the Commtssfon wtth the staff report on Tract ~lap 13030). As fndlcated Jn
thetr letter, the Company has prepared a Preliminary $chool Facilities and
Ftnancfng Plan for the Tusttn Ranch community which was then sent to the
Otstrlct on July 13, 1987. In addttlon, on August 14, 1987, they forwarded to
the 01strtct a Technical Supplement to the plan which provlded a more detailed'
explanation of the methodology used tn the preparation of our Preliminary
Financing and Factlfty Plan.
Nhtle the Company has reached no conclusfons with the Otstrtct on the plan,
Staff feels that there has been a good faith effort by the Company to address
the requirements for the East Tusttn Plan.
Affordable Houstn9 tn East Tustln - As a condition of approval of Tract 12763,
an affordable houstng program for East Tusttn was outlined by the ];rv~ne
Company. In that program tt was demonstrated that affordable houstng would be
provtded tn East Tusttn by the development of apartment projects. The developer
was encouraged to seek ftnanclng through bond programs or other funding sources
to facilitate provfsfon of rental untts at an affordable level. Provfded Rancho
Robles 1s constructed and rematns an apartment project, the affordable houstng
mandate of the Spectftc Plan Development Agreement can be met. In the event
that the project Is converted to condominiums, a revtsed houstng program wtll be
required.
Conversion of Apartment Project to Condom~ntum.~ - As stated above the
Implications of project conversion to the affordable houstng program ts of
concern to staff. Other Issues to constder wfth thts aspect of the map Involve:
A future condominium plan; tenant notification; and the establishment of
Covenants; Conditions, and Restrictions (C,C & R's) and staff belfeves that
these concerns are all addressed adequately as Condftfons of Approval tn Exh~btt
A of Resolution No. 2429.
E#¥IRORMENTAL AIIALYS]~S
Based upon revtew of the subject map as well as Environmental l~mpact Report 85-2
(as supplemented) tt has been determined that environmental tssues relating to
Corn rnunity DeveloPmen~ Department
Planning Commission Report
September 28, 1987
Tentative Tract 13038
Page six
thts project have previously been addressed. Also, appropriate mitigating
measures identified in EIR 85-2 are included as conditions of approval for the
project. With this information in mind, it is recommended that the Commission
make the finding that requtrments of the California Environmental quality Act
have been met and that no further environmental revte~ is required.
CO#DITXO#S OF APPROVAL
A list of conditions of approval is included within the attached Resolutions.
Outside of specific issues discussed in this report, conditions of approval are
standard conditions required by either the Specific Plan, other applicable
municipal codes, the approved Development Agreement for the project area or
requirements of City Departments or outside reviewing agencies. Staff will
respond to any questions concerning listed conditions at the September 28th
public hearing.
CONCLUSION
_ Given the analysts conducted by staff and consideration of comments from other
agencies and the public, it is concluded that the proposed project meets
requirements of the East Tusttn Specific Plan, the Subdivision Hap Act as
adopted and the Callfornta Envtronmantal quality Act.
With the inclusion of conditions of approval listed in to draft Resolutions No.
2428, 2429, 2430 and 243! it is recommended that the Commission recommend to
City Council approval of Tentative Tract Hap 13038 and approve Design Review
87-13 and Use Permit 87-20.
Christine A.-Shingl~l~on,
Planner Directory of Community Development
PM:CAS:per
Attachments: Development Review Summary
Site Plan
Elevations
Tentative Tract Map No. 13038
Resolutions No. 2428, 2429, 2430, & 2431
Community Development DeparTrnen~ /
DEVELOPMENT REVIEW SUMMARY
Project: Tentative Tract Map 13038/DR 87-13/CUP 87-20
Location/District: Lot 12 of Tract 12?63/East Tustin Specific Plan
Action: Approval of a 252 unit apartment complex for Irvine Company
District Raquirement Proposed
Building:
Setback from Irvine 81' 88'
Setback from Myford 10' 17'
Setback from Heritage i0' 15'
Setback from internal street/drive . 10' 44' MIN
Gross Square Footage * *
Net Floor Square Footage * *
Height 40' 27',6"
Number of Stories * 2 stories
Materials/Colors
Lot Size * 15.5 acres
Building Coverage 100% less setbacks & 26Z
landscaping
Parking:
Number of Spaces 567 571
Ratio (space/square footage) 2.25:1 2.27:1
Guest Space .25 per unit 67
open,at grade,car- open at grade, tuck
Type Dort/=ara=e under carports
Uses: MFD M~D
Number of Public Notifications (o~ner):
Environmental Status Addressed in EIR 85-2
* No Standard
~ENTRAL
TOT LOT
IRVINE PACIFIC. T.T. 12763. LOT 12 ~
1
2 , RESOLUTION NO. 2428
3 A RESOLUTION OF THE PLANNING COMMISSION OF THE CItY OF
TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT
4 REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN IS
ADEQUATE TO SERVE AS THE PROGRAM EIR FOR TENTATIVE
5 TRACT RAP 13038, CONDITIONAL USE PERMIT 87-20 AND
DESIGN REVIEW 87-13 AND ALL FEASIBLE MITIGATION
6 MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
?
8 The Planntng Commission of the Ctty of Tustln does hereby resolve as
follows:
9
I. T~e Planning Commission finds and determines as follows:
A. Tentative Tract Map [3038 and.respective development plans are
]] considered "projects" pursuant to the terms of the California
Environmental Quality Act; and
]2
B. The projects are covered by a previously certified ftnal
]3 environmental tmpact report for the East Tusttn Specific Plan
which serves as a Program EIR for the proposed project and;
]5 II. The East Tusttn Specific Plan final Environmental Impact Report
previously certified on March [7, [986 was considered prior to
approval of these projects. The Planning Commission hereby finds:
16 the(se) projects are within the scope of the East Tustin Specific
17 Plan previously approved; the effects of the(se) projects were
examtned tn the Program EIR; and all feasfble mitigation measures and
alternatives developed in the Program EIR are Incorporated into
]8 the(se) projects. The Final EIR is therefore determined to be
adequate to serve as a Program EIR for these projects and satisfies
]9 all requirements of CEQA.
20 Applicable mitigation measures Identified In the Ftnal EIR have been
incorporated into the(se) projects which mitigate any potential
2] significant environmental effects thereof. The mitigation measures
are identified as Conditions on Exhibit A of Resolution No. 243[
22 approving Tentative Tract Map [3038, and Exhibit A of Resolution No.
2429.
23
25
26
27
25
~esolu~ton ~o. 2428
2 Page two
PASSED AND ADOPTED by the Planning Commission of the City of Tusttn at a
§ regular meeting held on the day of , lg8 , by
the following roll call vote:
AYES:
?
NOES:
ABSENT:
g
10 KATHY WEIL,
Chairman
11
12 ~NNI FOLEY,
13 Secretary
14
15
16
17
18
19
20
21
22
23
25
26
2?
28
2 RESOLUTION NO. 2429
3 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
' TUSTIN, CONDITIONALLY APPRO¥ING OESIGN REVIEW 87-13, A
4 PROJECT WITH 252 APARTMENT UNITS ON 15.5 ACRES TRACT
(LOT 12 OF TRACT 12763).
5
The Planning commission of the City of Tusttn does hereby resolve as
6 follows:
? I. The Planning Commission finds and determines as follows:
8 A. That a proper application, Design Review No. 87-13, was filed
on behalf of Irvtne Pacific, requesting approval of an apartment
9 project with 252 units to be later converted to condominiums.
10 B. That a public hearing was duly called, noticed and held on said
application on September 28, 1987.
11
C. Pursuant to Section 9272 of the Tusttn Municipal Code, the
12 Commission finds that the location, size, architectural features
and general appearance of the proposed development will not
13 impair the orderly and harmonious development of the area, the
present or future development therein, the occupancy as a
14 whole. In making such findings, the Commission has considered
at least the following items:
1§
1. Height, bulk and area of buildings.
10
2. Setbacks and site planning.
17
3. Exterior materials and colors.
18 4. Type and pitch of roofs.
19
5. Size and spacing of windows, doors and other openings.
20~ 6. Towers, chimneys, roof structures, flagpoles, radio and
21 television antennae.
22! 7. Landscaping, parking area design and traffic circulation.
23, 8. Location, height and standards of exterior illumination.
28
!
Resolution No. 2429
'3 Page t~o
4 g. Locatton and appearance of equipment located outside of an
enclosed structure.
5 10. Location and method of refuse storage.
6 11. Phystcal relationship of proposed structures to existing
? structures in the neighborhood.
8 12. Appearance and design relationship of proposed structures
to existing structures and possible future structures tn
the neighborhood and public thoroughfares.
13. Proposed signing.
10
14. Oevelopment Guidelines and criteria as adopted by the City
Counctl.
]2
II. The Planning Commission conditionally approves Design Review 87-13
13 authorizing construction of a project with 252 apartment units
subject to conditions attached hereto as Exhibit A.
]6 PASSEO ANO AOOPT£O at a regular meeting of the Tusttn Planning Commission,
held on the day of , 198 .
]?
19 KATHY WEIL,
Chairman
20
PENNI FOLEY,
22 Secretary
EXHIBIT A
DESIGN REVIE¥ 87-13
COliDITIOII$ OF APPROVAL
RESOLUTIOM MO. 2429
GENERAL
1.1 The proposed project shall substantially conform with the submitted site plan
for the project date stamped August 26, 1987 on file wtth the Community
Development Department, as heretn modified, or as modtfted by the Dtrector of
Community Development Deparment tn accordance with thts exhtblt.
1.2 Unless otherwise specified, the conditions contained tn this'exhibit shall be
complted wtth prtor to the tssuance of any building permit for the project,
subject to review and approval by the Co,,,,~ntty Development Department.
1.3 Design review approval shall be become null and votd unless building permits
are tssued wtthtn eighteen (18) months of the date on this exhlbtt.
1.4 At building plan check, construction plans, structural calculations, and title
24 energy calculations mst be submitted. Requirements of the Untform
Butldlng Codes, State Handtcap and Energy Requirements must be complted wtth
as approved by the Bu~ldtng Official.
1.5 At bulldtng plan check, provtde technical detail and plans for all uttltty
installations including cable TV, telephone, gas, water and electricity.
1.$ At butldtng plan check submittal of final gradtng and specifications
consistent with the site plan and landscaping plans and prepared by a
registered engineer for approval of the Community Development Department ts
required.
1.7 Subnflttal of a prectse soils engineering report provtded by a sotls engineer
wtthtn the prevtous twelve (12) months.
1.8 Applicants shall satisfy all Public Norks Department requirements tncludfn9
but not limited to all conditions contained tn Resolution No. 2435.
1.9 Applicant shall comply w~th all requirements of the Orange County Fire Chief
including required ftreflow; Installation, where required, of f-ire hydrants
sub.ject to approval of the Fire Deparl~nent, City of Tusttn Public Works
Department and [rvtne Ranch Water' Otstr~ct and compliance with all
requirements pertaining to construction.
1.10 Subnflttal of a detailed acousttcaT noise study prepared by a qualified
acoustical expert shall be subject to review and approval by the Community
Development Deparl~nent to insure that interior noise levels do not exceed a
maximum of 45dBa's.
£xhlbtt A
Resolution No. 2429
Page t~o
1.11 Detatled plans for pool and spa areas must be reviewed and approved by the
Orange County Health Oeparment. All pool and spa areas must be enclosed by a
five foot high fence with self-closing and self-latching gates with access by
'key only with vertical openings no wider than 6".
SZTE AMD BUILDING CO#DITIO#S
2.1 All exterior colors to be used shall be consistent with materials board on
file with the Department of Community Development subject to final revtew and
approval of the Director of the Community Development Department. Final
elevation plans shall include materials board legend. All exterior treatments
must be coordinated with regard to color, materials and detailing and noted on
submitted plans.
2.2 A six foot high chain ltnked fence shall be Installed around the stte prtor to
construction stages. Gated entrances shall be permitted along the perimeter
of the site for grading and construction vehicles.
2.3 Trash enclosures to have soltd metal self closing, self latching gate. Said
enclosure shall be screened by a decorative wall of a mtntmum height of six
feet and tr. required a dense type landscaping. The actual locatton of said
areas and types of screening shall be subject to approval by the Director of
the Community Development Department.
2.4 All mechanical and electrical fixtures and equipment shall be adequately and
decoratively screened. The screen shall be considered as an element of the
overall design of the project and must blend with the architectural design of
bull.dings. All telephone and electrical boxes must be indicated on the
butldtng plans and must be completely screened and located tn the interior of
the building. Electrical transformers must be located toward the Interior of
the project maintaining a sufficient distance from frontage of the project.
2.5 [ndtcate ltghttng scheme for project, note locations of all extertor lights
and types of fixtures, lights to be Installed on butldtng shall be a
decorative design. No lights shall be permitted which may create any glare or
have a negattve impact on adjoining properties. The location and types of
lighting shall be subject to the approval of the Department of Community
Development and the Tusttn Pollc Department in accordance with the Tusttn
Securtty Ordinance. Project shall comply with the reasonable available
control measures of the south Coast Regtonal Air Quality Management Dlstrtct
Including use of energy conserving street lighting.
2.6 A detatled plan shoNtng securtty installations (i.e. locks and windows) wtthtn
units shall be submitted to and approved by the Tusttn Police Department.
Exhibit A
Resolution No. 2429
Page three
2.7 Provide final master sign plan to include: a) project identification; b)
traffic, parking and facilities for the handicap; c) all street identification
with illuminated building address numbering. Provide generalized location,
sizes, design and colors. On-site address and directional sign displays shall
be subject to review and approval of Tustin Police Department.
LANDSCAP[NG, GROUNDS AND HARDSCAPE ELEMENTS
3.1 The use of Hedera Helix (Engltsh Ivy) shall be minimized. In addition, a
combination of ground cover and turf ts recommended instead of the use of one
type of ground cover alone in large areas.
3.2 Final landscaping plans shall provide/highlight the buffer from the school
site on the Myford Road sfde. Buffer may consist of mature bermed landscape,
combination of shrubs having a hedge or fence.
3.3 Landscaping plans shall address the control of fertilizers, pesticides, and
Irrigation water runoff.
3.4 Future formal submittals shall substantially conform to the submitted
landscaping concept plan on file with the Department of Community Development,
as herein and modified or as modified by the Director of Community Development
pursuant to the City's Design Review procedures.
3.5 At plan check stages a completely detailed landscape and irrigation plan must
be submitted with whatever scale necessary to depict adequately what is
occurring. Provide summary table applying indexing identification to plant
materials in there actual location. The plan and table must list botanttcal
and common names, sizes, spacing, actual location and quantity of the plant
materials proposed. Show planting and bermtng details, soil preparation,
staking, etc. The irrigation plan shall location and control of backflow
prevention devices, pipe size, sprinkler type, spacing and coverage. Details
for all equipment must be provided.
Show all property lines on the landscaping and irrigation plan, public
right-of-way areas, sidewalk widths, parkway areas, and wall locations. The
Department of Community Development may request minor substitutions of plant
materials or request additional sizing or quanity materials during plan
check. Note on landscaping plan that coverage of landscaping irrigation
materials is subject to field inspection at project completion by the
Department of Community Development.
Exhtbtt A
Resolution No. 2429
Page four
3.6 The subwitted landscaping plans at plan check must reflect the following
requirements for areas not tncluded tn master landscape plan for Tract 12763:
a) Turf ts unexceptable for grades over 25~ a combination of planning
materials must be used, ground cover on large areas alone ts not
acceptable.
b) Provtde a =tntmum of one 15 gallon stze tree for every 30 feet of
property 11ne on the property parameter and ftve 5 gallon shrubs. Any
parameter parktng lot tree shall be planted tn planters of sufficient
wtdth to provide a 2 1/2 foot m~nt=um clearance for vehtcle overtng.
c) Provtde one 15 gallon tree for each S parkJng stalls wtthtn a parkfng lot
and ftve 5 gallon shrubs per 25 11heal feet of parktng lot area. At
least 5~ of any parktng lot area and any additional portton not actually
used for mevement parktng of vehtcles shall be landscaped wtth trees,
shrubs and ground cover.
d) In multtple fa=tly project or condontmum projects provtde one tree for
each two untts wtthtn open space areas and around untts.
e) In addttton to our requtred street trees, provtde landscaping adjacent to
structures on the stte Including one 15 gallon tree for every lineal foot
of extertor wall.
3.5 All newly planted trees shall be staked according to Ctty standards.
3.6 Shrubs shall be a =tntmu= of 5 gallon stze and shall be spaced a mtntmum of 8
feet on center When Intended as screen planning.
3.7 Ground cover shall be planted between 8 to 12 tnches on center.
3.8 When ! gallon plant stzes are used the spactng ~ay vary according to ~atertals
used.
3.9 Up along fences and or walls tncludJng trash storage and equipment areas
provtde landscaping screening wtth shrubs, and or vtnes and trees on plan
check drawings.
3.10 Suffer parktng areas with a 30 Inch =lntmum hetght buffer thts ts wherever
posstble and thts Is a 30 Inch =axtmum of drJveway access points to preclude
restriction vtsabtltty.
3.1! All plant materials shall be Installed In a healthy vtgorous condition typical
to the spectes.
Exhibit A
Resolution No.'242g ..
Page five
3.12 All landscaping shall be enclosed by a minimum 6 inch high concrete curb.
3.13 Landscaping must be nmtntatned in a neat and healthy condition, this will
include but not be limited to trtming, mowing, weeding, removal of litter,
fertilizing, regular watering, or replacement of disease or dead plants.
3.14 In irrigation areas controller to be enclosed in lockable housing. Design
irrigation systems to provide sufficient coverage of awaiting water overspray
on buildings and sidewalks. Note of this requirement to be on plan check
drawings.
1
.. RESOLUTION NO. 2430
2
A RESOLUTION OF THE PLANNING COMMISSION OF
3 THE CITY OF TUSTIN AUTHORIZING CONSTRUCTION
OF 252 APARTMENT UNITS ON TRACT 13038 (LOT
4 12 OF TRACT 12763) WITHIN THE EAST TUSTIN
SPECIFIC PLAN AREA.
5
6 The Planning Commission of the City of Tusttn does hereby resolve as
follows:
?
I. The Planning Commission finds and determines as follows:
8
A. That a proper application, Use Permit No. 87-20 has been filed
9 on behalf of Irvine Pacific to authorize the construction of 252
apartment units in Tract 13038 within the East Tusttn Specific
10 Plan area.
11 B. That a public hearing was duly called, noticed and held on said
application.
12
C. That establishment, maintenance, and operation of the use
13 applied for will not, under the circumstances of thts case, be
detrimental to the health, safety morals, comfort, or general
14 welfare of the persons residing or working in the neighborhood.
15 1. Project design and architecture is compatible with existing
surrounding urban area.
16 2. Project is consistent with East Tusttn Specific Plan
17 Regulations and Development Standards.
0. That the establishment, maintenance, and operation of the use
18 applied for will not be injurious or detrimental to the property
and improvements in the neighborhood of the subject property,
19 not to the general welfare of the City of'Tusttn, and should be
20 granted.
E. Proposed development shall be in accordance with the development
21 policies adopted by the City Council, Uniform Building Codes as
administered by the Building Official, Fire Code as administered
22 by the Orange County Fire Marshal and street improvement
requirements as administered by the City Engineer.
F. Proposed project is covered by the Environmental Impact Report
24 No. 85-2 previously certified for the East Tustin Specific Plan.
25 G. Final development plans shall require the review and approval
ofthe Community Development Department.
27
28
Resolution No. 2430
Page
II. The Planning Commission hereby approves Conditional Use Permit No.
87-20 to authorize construction of 252 apartment unfts on Tract
13038, previously Lot 12 of Tract 12763, subject to the conditions
stated on Exhtb~t A of Resolution No. 2429 and £xh~b~t A of
Resolution No. 2431.
PASSED AND ADOPTED at a regular meeting of the Tust~n P]anntng Commission,
held on the day of , 198
Kathy
Chairman
Penny Foley,
Recording Secretary
2 RESOLUTION NO. 2431
~ A RESOLUTION OF THE PLANNING COMMISSION OF
THE CZTY OF TUSTZN RECOHHEND~NG TO THE TUST~N
4 CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP
NO. 13038
5
The Planning Commission of the City of Tusttn does hereby resolve as
6 follows:
? I. The Planning Commission finds and determines as follows:
8 A. That Tentative Tract Map No. 13038 was submitted to the Planning
Commission on behalf of Irvine Pacific Company for
9 consideration.
10 B. That a public hearing was duly called, noticed and held for said
map.
1]
C. That an Environmental Impact Report (EIR 8S-2 for the East
12 Tustin Specific Plan) has been certified in conformance with the
requirements of California Environmental Quality Act for the
13 subject project area.
14 O. That the proposed subdivision is in conformance with the Tusttn
Area General Plan, adopted East Tusttn Specific Plan,
15 Development Agreement and Subdivision Map Act as it pertains to
the development of multiple family dwellings.
1G
E. That 1.6632 acres of parkland required of this project was
17 previously dedicated with recordation of Tract 12763.
18 F. That the City has reviewed the status of the School Facilities
Agreement between the Irvtne Company and the Tustin Untried
19 School District.
20 G. That the site is physically suitable for the type of development
proposed.
H. That the site is physically suitable for the proposed density of
~2 development.
23 I. That the design of the subdivision or the proposed improvements
are not likely to cause substantial environmental damage or
24 substantially and avoidably injure fish or wildlife in their
habitat.
Resolution No. 2431 ..
2 Page two
3
4 J. That the design of the subdlvtsfon or the type of improvements
proposed will not conflict with easements acquired by the
5 public-at-large, for access through or use of the property
within the proposed subdivision.
6
K. That the design of the subdivision or the types of improvements
? proposed are not likely to cause serious public health problems.
8
9 II. The Planning Commission hereby recommends to the City Council
approval of Tentative Tract Hap No. 13038 subject to the conditions'
10 attached hereto as Exhibit A.
11 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission,
held on the day of , 1987.
12
13
14 KATHY WEIL,
Chairman
10
PENNI FOLEY,
17 Secretary
18
19
2O
21
22
24
25
20
Resolution 2431
EXHIBIT A
CONDITION OF APPROVAL FOR TENTATIY£ TRACT HAP 13038
PUBLIC/PRIVATE INFRASTRUCTUE IHPROVE)4ENTS
1.1 Prior to recordation of final m~p, the Subdivider shall prepare plans for
and construct or post security guaranteeing construction of all public
and/or private, infrastructure improvements within the boundary of said
tract map in conformance with applicable City standards, including but
not limited to the folloving:
A. Curb and gutter/cross gutters
B. Sidewalks including access facilities for physically handicapped
persons
C. Drive aprons/approach
O. Street paving
E. Street signing and paving
F. Landscaping/irrigation facilities
G. Sanitary sewer service facilities
H. Domestic water service facilities
[. Reclaimed water service facilities
J. Utility corrections (i.e. gas, electric, telephone, and cable T.V.
facilities)
K. Traffic signal systems and other traffic control devices
L. Street and trail lighting
M. Storm drains and subdratns - corrections to public facilities (the
storm drain facilities within this tract will be private drains to
be maintained by an association
N. Undergroundtng of existing and proposed utility distribution lines
O. Lot monumentatton
P. Fire hydrants
Q. The amount and acceptable security for construction of public
t~rovements shall be reviewed and approved by the Public Works
Department. The amount and acceptable security for private
improvements shall be reviewed and approved by the Building
official.
Resolution No. 2431
Exhibit A
Page two
1.2 All construction within a public right-of-way and/or public easement must
be shown on a separate 24" X 36" plan with all construction referenced to
applicable City, County, Irvtne Ranch Water District standard drawing
numbers.
1.3 All changes in existing curbs, gutters, sidewalks and other public
tn~rovements shall be responsibility of subdivider.
1.4 Placement of all above ground facilities, such as signing, street lights,
fire hydrants shall be behind the sidewalk when said sidewalks are
constructed adjacent to the curb within the public right-of-way.
1.5 Preparation of plans for and'construction of all sanitary sewer
facilities must be submitted as required by the City Engineer and local
sewertng agency. These facilities shall include a gravity flow system
per standards of the Irvtne Ranch Water District.
1.6 Preparation of plans for and construction of a domestic water system to
the standards of the Irvine Ranch Water District/City of Tustin Water
Service, whichever is applicable at the time of plan preparation is
required. Imgrovement plans shall also be reviewed and approved by the
Orange County Fire Department for fire protection purposes. The adequacy
and reliability of water system design and the distribution of fire
hydrants will be evaluated. The water distribution system and
appurtenances shall also conform to the applicable laws and adopted
regulations enforced by the Orange County Health Department. Any
required reclaimed water systems shall be to the standards as required by
the Irvtne Ranch Water District.
1.7 Proposed streets shall be designed to the following specifications:
A. All private streets shall be at least 28 it. tn width from curb to
curb.
B. All proposed streets shall be designed in substantially the same
alignment as shown on the approved tentative tract map unless
modified and approval by Director of Public Works/Director of
Community Development.
C. All private and public streets shall be constructed in accordance
with City standards for private and public streets as adopted.
D. The following streets must be posted "No Parking": Heritage Way and
Myford Road.
Resolution No. 243!
Exht bt t A
Page three
:L.8 The subdJvtder shall satisfy dedication and/or reservation requirements
as applicable, Including, but 11mtted to the following:
A. Dedication of all requtred street and flood control right-of-way
deftned and approved as to spec¶ftc locatton by the Ct~y [ngtneer
~nd other responsible ~genctes.
B. Additional right-of-way sh~11 be dedicated where prtva~e s~ree~s
~otn public streets. The right-of-way 11ne shall follw the back
edge of the sidewalk thereby placing the curb return and adjacent
stdewalk wtthtn the publfc right-of-way. No embossed concrete
paving wIll be pe~ttted tn thfs area.
~.9 Prior to recordation of the Ftnal ~p, subdivider shall post wtth the
Commntty Develop~nt Depar~nt a mtnt~m $2,500 cash depostt or letter
of credtt to guarantee the sweeptng of streets and cleanup of s~reets
affected by construction activities. [n the event thtsdepostt ts
depleted prtor to co~letton of develop~nt or Cfty accep~nce of publlc
streets, an additional fncre~ntal depostt wtll be required.
Z.ZO Any da~ge done to extsttng street t~rove~nts and utilities shall be
repatred before acceptance of the tract and/or Issuance of a Certificate
of Occupancy for develop~nt on any parcel wtthtn the subdivision.
~.Z~ Prtor to any work In the publlc right-or,ay, an Excavation Permit must
be obtatned (and applicable fees patd) from ~he Publlc Norks Depar~ent.
~.~Z Each untt shall be provtded Wtth separate electrtc and gas ~ters when
such servtce Is supplied.
~.~3 Each untt shall be equtpped wtth separate water ~ters or a separate
water shutoff valve.
~.Z4 Prtvate streets, storm dratn, water and sewer laprove~nt plans shall
co~ly wtth "Ctty of Tusttn Htntmum Destgn Standards for On-stte Prtvate
Street, ~ Storm Drafn ~rove~nts".
~.~5 Landscape Lots C and D to be the responsibility-of adjoining property
owner and/or future Ho~owners Association.
Resolution No. 243!
Exhibit A
Page four
GRADING/DRAINAGE
2.1 Prior to issuance of precise grading permits, a detailed
engineering geotechntcal and/or soil engineering report shall be
submitted to and approved by the Building Official conforming to the
requirements of the Uniform Building Code, City Grading Requirements and
the Alquist-Prtolo special studies project.
2.2 Prior to issuance of grading permits, preparation and submittal of a
final grading plan subject to approval of the Department of Community
Development delineating the following information:
A. Pinal street elevations at key locations.
B. Ptnal pad/finish floor elevations and key elevations for all site
grading. All pad elevations to be.a minimum of 1.0 feet above base
flood elevation as defined by FEMA.
C. Compliance with conceptual grading shown on tentative tract map.
D. All recommendations submitted by geotechnical or soil engineer and
specifically approved by them.
E. Methods of drainage in accordance with all applicable City
standards.
F. A drainage plan and necessar~ support documents to comply with the
following requirements:
1) Provision of drainage facilities to remove any flood hazard to
the satisfaction of the City Engineer which will allow building
pads to be safe from inundation from rain fall which may be
expected from all storms up to and including the theoretical 100
year storm and dedication of any necessary easements on the
final map as required.
2) Elimination of any sheet flow and ponding, or elevation of the
floors of the buildings with no openings in the foundation walls
to at least twelve inches above the finished pad.
3) Provision of drainage facilities to protect the lots from any
high velocity scouring action.
4) Provision for contributory drainage from adjoining properties.
G. All flood hazard areas of record.
H. A note shall be placed on the grading plan requiring Community
Development Department approval of rough grading prior to final
clearance for foundations. The Department will inspect the site for
accuracy of elevations, slope gradients, etc. and may require
certification of any grading related matter.
Resolution No. 2431
Exhibit A
Page five
2.3 Preparation of a sedimentation and erosing control plan for all
construction work related, to the subject Tract including a method of
control to prevent dust and windblown earth problems.
2.4 A precise grading permit shall be issued prior to issuance of any
building permits within the subject Tract.
2.5 Prior to the issuance of precise grading permits, the Subdivider shall
submit a construction traffic routing plan to be reviewed and approved by
the Director of Public Works.
2.6 Prior to issuance of precise grading permits, written approval must be
obtained from adjacent property owners for rights-of-entry on
construction activity across lot lines.
2.7 A qualified paleontologtst/archealogtst, as appropriate shall be present
during all rough grading operations. If resources are found, work shall
stop in the affected area and all resources shall be excavated or
preserved. All "finds" shall be reported immediately to the Department
of Community Development.
The paleontologtst/archealogtst shall attend the pregrade construction
meeting to ensure that this condition and necessary procedures in the
event of a "find" are explained.
2.8 All earthwork shall be preformed in accordance with the City of Tustin
Municipal Codes and grading requirements.
FIRE DEPARTMENT
3.1 The subdivider shall comply with all requirements of the Orange County
Fire Marshall, including required fire flow, installation where required
of fire hydrants subject to approval as to location by the Fire
Department, City of Tusttn Public Works Department and Irvtne Ranch Water
District, and compliance with all requirements pertaining -to
construction.
3.2 Prior to issuance of building permits for combustible construction,
evidence that adequate water supply for fire protection is available
shall be submitted and approved by the Orange County Fire Marshall.
3.3 A construction phasing plan shall be reviewed and approved by the Fire
Chief for the evaluation of emergency vehicles access.
3.4 The project entry access roads and the main loop street shall have "No
Parking - Fire Lane" signs and shall comply with the Uniform Fire Code
Regulations, Section 10.207 and California Vehicle Code, 22658(9).
Resolution No. 2431
Exhibit A "
Page six
#OZSE
4~1 Prior to the issuance of any building permits, a final acoustical
analysis report describing the acoustical design features of the
structures required to satisfy the exterior and interior noise
standards shall be submitted to the Tustin Community Development
Department for approval along with satisfactory evidence which indicates
the the sound attenuation measures specified in the approved acoustical
report(s) have been incorporated into the design of the project. The
acoustical analysis shall be prepared by an expert or authority in the
field of acoustics.
Prior to issuance of any building permits for any project that falls
under the Browning Corridor, a complete noise study shall be conducted
and submitted to the City for review. In addition to Community Noise
Equivalency Levels (CNEL) said study provide information on single event
noise measurements as generated by helicopter flyovers for information
purposes only.
All residential lots and dwellings shall be sound attenuated against
present and projected noises, which shall be the sum of all noise
impacting the project, so as not to exceed an exterior standard 65 dba.
CNEL in outdoor living areas and an interior standard of 45 dba CNEL in
all habitable rooms. Evidence prepared under the supervision of an
acoustical consultant that these standards will be satisfied in a manner
consistent with applicable zoning regulations shall be provided.
4.2 Prior to* issuance of any Certification of Occupancy, field testing in
accordance with the Title 25 regulations may be required by the Building
Official to verify compliance with STC and IIC design standards.
4.3 All construction operations shall be subject to the provisions of the
City of Tusttn Noise Ordinance and shall take place only during the hours
of 7:00 a.m. until 6:00 p.m., Monday through Friday.
CCR'S
Prior to approval of the final map, all organizational documents for the
project including any deed restrictions, covenants, conditions, and
restrictions shall be submitted to and approved by the Community
Development Department. Costs for such review shall be borne by the
soledtvider. A copy of the final documents shall be submitted to the
Community Development Department after their recordation. CCR's shall
include but not be limited to the following provisions:
A. The City -shall be included as a party to the C.C. & R's for
enforcement purposes.
Resolution No. 2431
Exh~btt A
Page seven
B. Parking spaces shall be permanently and ~rrevocably assigned to
~ndtvtdual condominium units at a rate of 2.27/1 parking spaces
per d~e11~ng, at least one (1) of which shall be covered for 2
bedroom unit and 2 covered spaces for 3 bedroom un,ts. An
additional 63 guest parking spaces shall be established w~th~n the
common area and shall be marked and used for guest parking only.
C. Condominium untts shall not have separate television and radio
antennas. Either a central antenna shall be provfded with
connections to each unit via underground or ~nternal wall w~r~ng, or
each untt shall be served by undergrounded cable antenna service
provided by a company l~censed to provide such servfce w~th~n the
City.
D. Provision for effective establishment, operation, management use,
repair and maintenance of all common areas and facilities ~nclud~ng
private dr~ve, landscaping, utilities, recreational facJl~t~es,
common areas, walks and fences through a homeowner's association or
equivalent. Membership tn safd association shall be inseparable
from o~nersh~p tn individual lots.
E. Architectural controls which shall fnclude but not be l~mfted to
provisions regulating roof materials, exterfor finishes, walls,
fences, lighting, landscaping, etc.
F. Landscaping, ~ncludlng vegetation, frrfgat~on systems, and earth
mounding shall be fnstalled as provided fn the Development Plan and
shall be permanently mafntafned tn good, f~rst-class condition;
healthy, wfthout deterioration; and free of waste and debrfs. C~ty
shall have the rfght to remedy any default and enter property and be
reimbursed for the cost of such remedy.
G. Declarant, the Association, and all Owner(s) shall be required to
maintain the property fn good and first-class condft~on, and fn such
a manner as to avoid the reasonable determination of a duly
authorized official of the Cfty that a publJc nutsance has been
created by the absence of adequate mafntenance such as to be
detrimental to public health, safety, or general welfare, or that
such a condition of deterioration or dtsrepaJr causes harm or ~s
mater~ally detrimental to property or improvements w~th~n one
thousand (1,000) feet of the property.
H. Non-automotfve vehicles, boats, tra~lers, or non-automotJve storage
shall not be allowed in any parking, driveway or private street
area. Any vehicle w~th a w~dth fn excess of 84 ~nches shall not be
allo~ed fn any parking, drlve~ay, or prfvate street area except for
purpose of loadfng, unloading, making delJvertes or emergency
repairs.
Resolution No. 2431
Exhibit A ..
Page eight
I. No storage of any kind, including trash storage, shall be permitted
outside the building on the Property except in any .outside storage
areas approved in the Development Plan. Adequate trash enclosures
shall be provided, screened, and maintained. Gates for trash
storage areas shall be kept closed at all times except when in
actual use.
J. Any construction repair, modification, or alteration of any
buildings, equipment, structures, or improvements on the property
shall be subject to the approval of the City of Tusttn Community
Development Department.
K. All utility services serving the site shall be installed and
maintained underground.
L. Declarant, the Association, and all Owner(s) shall be required to
file the names, addresses, and telephone numbers of each member of
the Association Board and/or the Manager for the project before
January 1st of each year with the City of Tustin Community
Development Department.
M. No amendments to the C.C. & R's or development plan shall be
recorded without the prior approval of the City of Tustin Community
Development Department.
N. CC&R's shall provide section refering to legal and practical
agreements on the utilization of reciprocal easements between owners
of the different lots. Such information shall be submitted for City
review prior to issuance of Certificate of Occupancy.
O. Condominium units shall not have separate television and radio
antenna either a central antenna shall be provided with connections
to each unit via underground or internal wall wiring, or each unit
shall be served by underground cable antenna service provided by a
company licensed ~to provide such service within the City.
TEILMIT/HOMEBUYER NOTIFICATION
Prior to the issuance of building permits, the subdivider shall record a
document separate from the deed which will be an information notice to
future tenants/homebuyers of roadway/aircraft noise impacting the
subdivision. The notice shall further indicate that additional building
upgrades may be necessary for noise attenuation. This determination to
be made as architectural drawings become available.
Prior to the issuance of building permits, the Subdivider shall submit an
aircraft/helicopter noise letter supplied by the Marine Corps which shall
be reviewed and approved by the Director of Community Development. This
noise letter shall contain, at minimum:
Resolution No. 2431
Exhibit A
Page nine
A. The location of .any jet or helicopter flight paths over in the
vicinity of the proposed subdivision.
B. The distance of the project from runways in the vicinity.
C. The probable frequency of both visual and audible impacts by
aircraft.
O. The type of flight activity causing impact.
E. The general hours during which such aircraft activity can be
expected.
6.3 Prior to issuance of building permits, the Subdivider shall submit for
review and approval of content by the Director of Community 0evelopment,
a copy of rental/sales literature for the residential project with the
approved aircraft/helicopter noise statement and the approved schools
notification statement, printed on it. Any changes to the rental/sales
li. terature after initial City approval shall be submitted to the Director
of Community Development for approval.
6.4 Prior to the issuance of building permits, the Subdivider shall provide
the City with a copy of the approved aircraft/helicopter noise statement
which must be signed by each tenant/homebuyer which shall contain a
disclosure document on aircraft notification. The content of the
statement shall be approved by the Director of Community Development
prior to circulation.
6.5 Prior to the issuance of building permits, the developer shall provide
the City with a schools notification statement which must be signed by
each tenant/homebuyer and which shall be reviewed and approved by the
Director of Community Development with participation by he governing
school district. The schools notification statement shall contain the
most current available information on:
A. The location of existing and proposed elementary, middle and high
schools which will serve the subdivision (text and map).
B. The type of provider of transportation available to transport the
students to the school sites.
C. The estimated length of travel time required to transport the
students to a school site outside the boundaries of the project.
D. The schools notification statement shall further advise homebuyers
that proposed school sites may never be constructed.
6.6 Prior to issuance of building permits, the Subdivider shall provide the
City with a statement which must be signed by each tenant/homebuyer which
shall contain a comprehensive description of all private and public
improvements and developments adjacent or in close proximity to the
proposed development. They shall include, but not be limited to, the
following:
Resolution No. 2431
Exhibit A
Page ten
A. The location, size and types of amenities to be provided within
subdivision.
B. The proposed publlc and private trail system including pedestrian
circulation, bike trails, and paseos (primary and secondary).
C. On-site "No Parking" restrictions as applicable.
D. The locations of pedestrian access points for the project.
E. The location, landscaping detail, maintenance responsibilities of
the HOA, access easements, tenant/homeowner restrictions, and
liability responsibility of designated easement areas within the
project.
6.7 Prior to issuance of building permits, developer shall submit a homebuyer
fnformatton packet for the review and approval of the Director of
Community Development. This packet shall be distributed at the time of
sale of any proposed units.
6.8 Subdivider(s) obligation to notify all potential buyers of the various
assessment/mat ntenance dts trt ct a s fol lows:
A. Assessment Otstrtct No. 85-!
B. City of Tusttn 1972 Landscaping and Lighting District
6.9 Subdivider has the obligation to notify tenants at the time a
rental/lease agreement is signed, that the apartments will be later
converted to condominiums.
FEES
7.1 Prior to recordation of any Final Map, Subdivider shall pay plan check
and inspection fees for all public and/or private infrastructure
improvements within City's responsibility excluding those financed by an
Assessment District.
7.2 Prior to notification of use or occupancy, the Subdivider shall pay all
costs related to the calculation of the revised parcel assessments
{reapportionment costs), the preparation of the revised assessment
diagram and other required administrative duties related to any
Assessment Districts serving the subject subdivision.
7.3 Prior to issuance of any building permits, payment shall be made of all
required fees including:
A. Major thoroughfare and bridge fees to Tustin Public Works
Department
Resolutlon No. 2431
Exhtbft A
Page eleven
B. Sanitary sewer connection fee to Orange County Sanftatton Otstr~ct.
C. Gradtng planchecks and permtt fees to the Community Development
Oepartment.
O. All applicable Butldtng plancheck and permtt fees to the Community
Oevelopment Department.
E. New development fees to the Community Development Department.
F. School facilities fee to the Tusttn Un~fJed School O~strtct subject
to any agreement reached and executed between the Otstrtct and the
Irvtne Company.
~EllERAL
8.! Wtthtn twenty four months from Tentative Tract ~4ap approval, the
Subdivider shall ftle wfth appropriate agencies, a ~nal ~ap prepared fn
accordance with subdivision re~ulre~nts of the Tusttn ~untc~pal Code,
the State Subdivision ~ap Act, and applicable conditions contained
heretn.
8.2 Prior to occupancy of any unlts as condominiums the ffnal subdivision ~p
shall be recorded tn confor~nce wtth approprfate tentative map.
8.3 The Br~ntng Corrtdor Avfat~on Ease~nt and the G.C.A. Easement as
outltned In the Me~eandum of Unders~nd~ng dated July ~98S be~een the
United S~tes Martne Corps, the Ct~ of ]rvfne and the C~ty of Tustln
shall be Indicated on Tract ~ap ]27~3 and all subsequent subd~v(s~on
8.4 Prtor to Ffnal Map approval, subd~vfder shall submit a current t~tle
report.-
8.5 Subdtvfder shall conform to all applicable provisions of the C~ty Code.
All requtre~nts of the State Subdivision ~ap Act, the C1~'s Subdfvtston
Ordinance and Zontng Ordinance shall be satisfied.
8.& Subdivider shall submft a duplicate ~lar of the ~tna~ ~ap, or 8 1/g ~nch
~sll fnch transparency of each ~p sheet prior to f~nal map approval and
butlt" gradtng, landscape and ~mprove~nt plans prior to certificate
of accep~nce.
8.7 Prior to release of butldfng permtts all conditions of approval of Design
Rev~ 87-13 on the subject pro~ect shall be complied wtth as shown on
Exhtbtt A at~ched to ~esolut~on No. g4g~ and fncorporated herefn by
reference.
8.8 Adherence to all other pertinent requ~re~nts outlined ~n the ~ast Tustln
Spec~ftc Plan ~nvtronmental ~mpact Report No. 85-~ and Oeve]oper's
Agree~nt ~or East Tustln ts required.
,, : eport
Planning Commission
DATE: ~ SEPTEMBER 28, 1987
SUBJECT: DESIGN REVIE# 87-13, CONDITIONAL USE PERMIT 87-20, TENTATIVE
TRACT MAP 13038: 'RANCHO ROBLES' APARTMENTS - LOTS 12, W & X OF
EAST TUSTIN TRACT 12763
APPLICANT: IRVINE PACIFIC COMPANY,i;
REQUEST: 1. COMMiSSiON APPROVAL OF SITE PLAN ANO ARCHITECRURAL DESIGN
OF PROPOSED APARTMENT PROJECT;
2. APPROVAL OF CONDITIONAL USE PERMIT AUTHORIZING THE
CONSTRUCTION OF 252 APARTMENT UNITS ~ITHIN THE EAST TUSTIN
SPECIFIC PLAN AREA; AND
3. RECOMMEND TO C%TY COUNCIL APPROVAL OF TENTATIVE TRACT MAP TO
SUBOI¥IDE LOTS 12, N & X OF MASTER TRACT 1~763 FOR F~NANC[NG
AND DEVELOPMENT PHASING PURPOSES
ENVIRONMENTAL
STATUS: THE PROgECT IS COVERED BY A PREVIOUS REPORT EIR (85-2) FOR THE
EAST TUSTIN SPECIFIC PLAN. NO AOO~TIO#AL ENVIRONMENTAL
00CUM£#TATION IS REQUIRED.
RECOMMENOED ACTIONS:
It ~s recommended t~at the Comm~sMon take the fo~ow~ng actions:
Approve Env~ronmenta~ Oetermtnatfon for the pro~ect by the adoption of
Resolution No. 2428.
2. Approve OeM§n Revtew 87-~3 by the adoption of Resolution ~o. 2429.
3. Approve Conditional Use Permit 87-20 by the adoptton of Resolution
No. 2430.
4. Recommend to City counct~ approval of Tentative Tract Map 13038 by the
adoption of Resolution No. 2431.
SUI~4ARY:
Applicant proposes ~o develop a 252 mufti-family apartmen~ pro~ec: (Rancho
Rob~es) on a 15.5 acre s~te, currently described as Lot 12 of sector ~evel Tract
12763.
, · Corn munity Development Department
Planning Commission Report
September 28, 1987
Tentative Tract 13038
Page two
Prior to development as proposed, the Planning Commission must approve a
Conditional Use Permit and a Design Review of the'project pursuant to provisions
of the East Tustin Specific Plan. While Lot 12 is presently a developable lot
for an apartment project, the applicant has also filed Tentative Tract Map No.
13038. The map creates (7) seven numbered lots and (5) five lettered lots. The
lettered lots are for landscape and recreation purposes.
It is the intent of the applicant to later convert the apartments to
condominiums making use of the same map under review at this time. Commission
action of Tentative Tract Map 13038 is advisory, and a recommendation to Council
for approval or denial is required.
The proposed project is located on Lot 12, X and W of sector level Tract 12763
(Sectors 10 and 11 of East Tustin Specific Plan). The proposed project is
bordered by Irvine Boulevard on the north, Heritage Way on the south, Myford
Road on the west and a proposed neighborhood retail site (Lot 13) to the east.
Other planned or anticipated development in the vicinity of the project includes
a proposed 240 unit townhouse development to the south across Heritage Way, a
proposed high school to the west across Myford Road and a neighborhood park to
the southwest.
PROJECT DESCRIPTION/SITE PLAN
Submitted development plans for the Rancho Robles project propose 54 two-story
apartment buildings on a 15.5 acre parcel. The project is classified in the
Medium High Density category (up to 25 dwelling units per acre) and follows the
Multi-family/Condominium District regulations. Actual density proposed for the
project is 16.3 units per acre. Two (2) major ingress/egress points are
proposed for the project, one on Heritage Way and one on Myford Road. The
Heritage Way access will be aligned with the access to the adjacent similar
development to the south. The internal circulation system consists of a major
square-shaped loop or private street and a series of short driveways originating
from the major loop and forming private courts. The private courts are
surrounded by U-shaped clustered buildings and common landscape areas. Each
building cluster consists of a combination of six (6) and four (4) plexes with
two (2) and three (3) bedroom units. They are a mixture of upstairs/downstairs
units and flats. The main loop incorporates most guest parking spaces, while
the private courts provide open spaces and tuck under carports for residents.
Two private recreation areas and site laundry facilities are provided.
Recreation areas have easy access since they are located directly fronting the
two project entrances.
The proposed layout of units and circulation system also facilitates the
provision of such services as fire, police and trash pickup (refer to site plan
for typical section of private street and drives).
Corn rnunity Development Department ~"
Planning Commission Report
September 28, 1987
Tentative Tract 13038
Page three
The proposed project meets all adopted development standards tn the East Tustln
Specific Plan (see at~ached development review summary) Including parking. A
total of 567 parking stalls are provided which Includes, 288 tuck under carport
spaces and 283 open parktng spaces. The parking ratto provided Is 2.27 spaces
per unit instead of the 2.25 required.
Security Gate and Fencing - Upon tntttal revtew of the project the Police
Department noted concerns regarding security and enforcement Issues particularly
with the location of the-subject project directly oppostte the proposed high
school site. Intttal reaction was to requtre security gates and fencing around
the project. However, since the project at this time Is under single ownersMp,
it Is felt that adequate on-site security can be guaranteed. This includes
enforcement (via a towing program) of regulations dealtng with illegally parked
vehicles. However, when the project ts converted to condominiums, security may
not be guaranteed. It has therefore been recommended that tn the event of
conversion of the project to' condominiums, perimeter security fencing w111 be
required including controlled security gates east at the Myford Road entrance to
the project.
ARClIITECTURAL DESIG#:
The proposed architectural destgn for the proposed project tncorporatqs ~lements
of three styles: early California Ranch (wood elements such as roof beams,
window trim, doors and articulation), upgraded Mission style (mass, stucco,
spanish roof tile, column-like w~ndow casings, towers, details) and Monterey
style (second story wood balconies, roof lines and fascia, large window
openings, french window panes, etc.).
A materials board will be available for review by the Commission at the
September 28th meeting.
Proposed design features of the project provide a pleasant architecture whtch
wtll be highlighted by a master landscape plan. The proposed architecture Is
consistent with the desired. East Tusttn Ranch style and is compatible wtth
existing surrounding areas.
LANDSCAPING
Applicant has submitted a concept landscaping plan for the project. However,
the. plan is only illustrative with the actual quantities, spectes and location
of landscaping to be determined at plan check. In addition, complete irrigation
plans will need to be submitted at plan check.
Community DeveloPment Department
Planning Commtssfon Report
September 28, [987
Tentative Tract 13038
Page four
Proposed landscapfng cons!sts of a comblnatJon of cltmate resistant evergreen
and decldlous trees such as: Ftcus Nftfda, Ftcus Rub~glnosa, Ragnolta
Grandtflora, R11aleuca L1marJfol~a, Eucalyptus Raculata and others. F1cus
Nttlda wtll fdent~fy the ma~n loop whtle Eucalyptus Haculata wi11 serve as a
screening and buffer between the subject stte and the commercial stte, as well
as other areas adjacent to Ryford Road. FJcus Rubtgtnosa w~ll accentuate
recreation areas and the other trees tn fnformal groupings wtll help to decorate
the stte. All shrubs are appropriate and somewhat drought tolerant. Ground
cover, Jncludes JasmfnnoJdes, Englfsh Ivy and Agapanthus. The OesJgn Revfew
Committee recommends that a combfnatlon of ground cover and turf be planted and
that ground cover alone shall not be planted on large areas. Consequently, the
use of EnglJsh Ivy shall be mfn~mfzed. In order to accentuate and color certatn
areas bougatnvfllea ts proposed.
A pedestrfan pathway circulation system fs also proposed to connect recreation
areas and provtde circulation around the stte, as well as access to major
arterials or bus systems where applicable.
Colored ~nterlock~ng pavers are also proposed to accentuate the entrances of the
project. Staff recommends that special attentJon be gJven to project
entrances. A plant matertal 1denttf~catton theme should be proposed for the
entrances of the project at the time a flnal landscapJng plan ts submftted.
A spectal buffer between the subject s~te and residential areas ts also
required, as well as materials and colors of all proposed walls and fences on
stte.
TENTATIYE TRACT flAP [SSUES:
As submftted the subject map meets all regulations and standards of East Tusttn
Specific Plan and other applicable Cfty and State codes. However, there are
several Issues that require additional discussion related to Tentative Tract Rap
13038.
School Facilities - Correspondence has been received from the Tust~n Unified
School O~str~ct on Tentative Tract Rap 13038.
Wh~le the Commission may recall that school facilities were reserved ~n
conjunction w~th Tract Rap 12763, the School Facilities Agreement between the
Irv~ne Company and the Tust~n Unified School d~str~ct provides that the Irv~ne
Company would not process for approval by the C~ty fqnal res~dentqal builder
maps until an agreement ts reached between the Company and D~str~ct providing a
funding mechanism for provision of adequate school facilities ~n East Tust~n.
Corn rnunity DeveloPrnen~ Depar~rnen~
Planning Commission Report
September 28, [987
Tentative Tract 13038
Page five
In adopting the East Tustin Specific Plan, the City agreed to review the status
of the implementation of the $chool Facilities Agreement at subsequent levels of
project approvals, such as the approval of tentative builder residential tract
maps and would address the impact of a project on District Facilities when
tentative builder residential tract maps are submitted for approval.
Prior to filing of Tentative Tract Hap 13038, the City did request information
from the District and Company on the status of School financing. While, no
response has been received from the District, correspondence was received from
the Irvtne Company on September 2i, 1987. (Said correspondence was transmitted
to the Commission with the staff report on Tract Map 13030). As indicated in
their letter, the Company has prepared a Preliminary School Facilities and
Financing Plan for the Tusttn Ranch community which was then sent to the
District on Ou~y 13, [987. In addition, on August [4, 1987, they forwarded to
the District a Technical Supplement to the plan which provided a more detailed'
explanation of the methodology used in the preparation of our Preliminary
Financing and Facility Plan.
While the Company has reached no conclusions with the District on the plan,
Staff feels that there has been a good faith effort by the Company to address
the requirements for the East Tustin Plan.
Affordable Housing in East Tustin - As a condition of approval of Tract 12763,
an affordable housing program for East Tustin was outlined by the Irvine
Company. In that program it was demonstrated that affordable housing would be
provided in East Tustin by the development of apartment projects. The developer
was encouraged to seek financing through bond programs or other funding sources
to facilitate provision of rental units at an affordable level. Provided Rancho
Robles is constructed and remains an apartment project, the affordable housing
mandate of the Specific Plan Development Agreement can be mot. In the event
that the project is converted to condominiums, a revised housing program will be
required.
Conversion of Apartment Project to Condominiums - As stated above the
implications of project conversion to the affordable housing program is of
concern to staff. Other issues to consider with this aspect of the map involve:
A future condominium plan; tenant notification; and the establishment of
Covenants; Conditions, and Res~rlctions (C,C & R's) and staff believes that
these concerns are all addressed adequately as Conditions of Approval in Exhibit
A of Resolution No. 2429.
ENVIRONMENTAL A#ALYSIS
Based upon review of the subject map as well as Environmental Impact Report 85-2
(as supplemented) it has been determined that environmental issues relating to
Corn rnunit¥ DeveloPmen~ Depar~rnent ~
Planning Commission Report
September 28, 1987
Tentative Tract 13038
Page six
this project have previously been addressed. Also, appropriate mitigating
measures Identified In EZR 85-2 are tncluded as conditions of approval for the
project. With this information fn mind, it is recommended that the Commission
make the ffndlng that requlrments of the Caltfornfa Environmental Quallty Act
have been met and that no further environmental revtew is required.
CO#DXT[O#S OF APPROYAL
A ltst of conditions of approval Is tncluded within the attached Resolutions.
Outside of spectftc issues discussed in thfs report, conditions of approval are
standard conditions required by etther the Specific Plan, other applicable
municipal codes, the approved Development Agreement for the project area or
requirements of City Departments or outside reviewing agencies. Staff will
respond to any questions concerning listed conditions at the September 28th
public hearing.
CONCLUSION
_ Given the analysis conducted by staff and consideration of comments from other
agencies and the public, it is concluded that the proposed project meets
requirements of the East Tusttn Specific Plan, the Subdivision Map Act as
adopted and the California Environmental Quality Act.
With the inclusion of conditions of approval listed in to draft Resolutions No.
2428, 2429, 2430 and 2431 it is recommended that the Commission recommend to
City Council approval of Tentative Tract Map 13038 and approve Design Review
87-13 and Use Permit 87-20.
ratrizia MAterassl Christine A.-Shtngl~l~on,
Planner Directory of Community Development
PM:CAS:pef
Attachments: Development Review Summary
Site Plan
Elevations
Tentative Tract Map No. 13038
Resolutions No. 2428, 2429, 2430, & 2431
Corn rnunity Development Department ~
DEVELOPMENT REVIEW SUMMARY
Project: Tentative Tract Map 13038/DR 87-13/CUP 87-20
Location/District: Lot 12 of Tract 12763/East Tustin Specific Plan
Action: Approval of a 252 unit apartment complex for Irvine Company
District Requirement Proposed
Building:
Setback from Irvine 81' 88'
Setback from Myford 10' 17'
Setback from Heritage 10' 15'
Setback from internal street/drive 10' 44' MIN
Gross Square Footage * *
Net Floor Square Footage * *
Height 40' 27',6"
Number of Stories * 2 stories
Materials/Colors
Lot Size * 15.5 acres
Building Coverage 100% less setbacks & 26%
landscaping
Parking:
Number of Spaces 567 571
Ratio (space/square footage) 2.25:1 2.27:1
Guest Space .25 per unit 67
open,at grade,car- open at grade, tuck
Type port/KaraKe under carports
Uses: MFD MFD
Number of Public Notifications (owner):
Environmental Status Addressed in EIR 85-2
* No Standard
T~BU~4 T~ON
t& " DU/AC
81.VD
COMIN~ITE$
__ TRASH
REC. AREA
TOT LOT
IRVINE PACIFIC. T.T. 12763' LOT 12 ~
2 RESOLUTION NO. 2428
3 A RESOLUTION OF THE PLANNING COMMISSION OF THE CItY OF
TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT
4 REPORT (EIR) FOR THE EAST TUSTIN SPECIFIC PLAN IS
ADEQUATE TO SERVE AS THE PROGRAM EIR FOR TENTATIVE
5 TRACT MAP 13038, CONDITIONAL USE PERMIT 87-20 AND
DESIGN REVIEW 87-13 AND ALL FEASIBLE MITIGATION
6 MEASURES HAVE BEEN INCORPORATED AS REQUIRED BY THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
7
8 The Planning Commission of the City of Tustin does hereby resolve as
follows:
9
I. T~e Planning Commission finds and determines as follows:
10
A. Tentative Tract Map 13038 and.respective development plans are
11 considered "projects" pursuant to the terms of the California
Environmental Quality Act; and
B. The projects are covered by a previously certified final
12 environmental impact report for the East Tustin Specific Plan
which serves as a Program EIR for the proposed project and;
15 II. The East Tustin Specific Plan final Environmental Impact Report
previously certified on March 17, 1986 was considered prior to
16 approval of these projects. The Planning Commission hereby finds:
the(se) projects are within the scope of the East Tustin Specific
17 Plan previously approved; the effects of the(se) projects were
examined in the Program EIR; and all feasible mitigation measures and
alternatives developed in the Program EIR are incorporated into
18 the(se) projects. The Final EIR is therefore determined to be
adequate to serve as a Program EIR for these projects and satisfies
19 all requirements of CEQA.
20 Applicable mitigation measures identified in the Final EIR have been
incorporated into the{se) projects which mitigate any potential
21 significant environmental effects thereof. The mitigation measures
are identified as Conditions on Exhibit A of Resolution No. 2431
22 approving Tentative Tract Map 13038, and Exhibit A of Resolution No.
2429.
22
26
271
28
Resolution No. 2428
2 Page
$
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a
5 regular meeting held on the day of , 198__, by
the following roll call vote:
AYES:
7
NOES:
$
ABSENT:
KATHY"WEIL,
10 Chair~n
PENNI FOLEY,
13 Secretary
14
15
]G
17
18
20
21
22
23
24
25
2G
27
28
~ RESOLUTION NO. 2429
2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, CONDITIONALLY APPROVING DESIGN REVIEW 87-13, A
4 PROJECT WITH 252 APARTMENT UNITS ON 15.5 ACRES TRACT
(LOT 12 OF TRACT 12763).
5
The Planning Commission of the City of Tusttn does hereby resolve as
6 follows:
? I. The Planning Commission finds and determines as follows:
8 A. That a proper application, Design Review No. 87-13, was filed
on behalf of Irvtne Pacific, requesting approval of an apartment
9 project with 252 units to be later converted to condominiums.
10 B. That a public hearing was duly called, noticed and held on said
application on September 28, 1987.
11
C. Pursuant to Section 9272 of the Tusttn Municipal Code, the
12 Commission finds that the location, size, architectural features
and general appearance of the proposed development will not
13 impair the orderly and harmonious development of the area, the
present or future development therein, the occupancy as a
14 whole. In making such findings, the Commission has considered
at least the following items:
15
1. Height, bulk and area of buildings.
10 2. Setbacks and site planning.
17 3. Exterior materials and colors.
18 4. Type and pitch of roofs.
19 5. Size and spacing of windows, doors and other openings.
20 6. Towers, chimneys, roof structures, flagpoles, radio and
21 television antennae.
7. Landscaping, parking area design and traffic circulation.
23 8. Location, height and standards of exterior illumination.
2?
2 Resolution No. 2429
Page two
2
9. Location and appearance of equipment located outside of an
4 enclosed structure.
5 10. Location and method of refuse storage.
6 11. Physical relatlonshtp of proposed structures to existing
structures in the neighborhood.
?
8 12. Appearance and design relationship of proposed structures
to existing structures and possible future structures in
the neighborhood and public thoroughfares.
9
13. Proposed signing.
10
14. Development Guidelines and criteria as adopted by the City
11 Council.
II. The Planning Commission conditionally approves Design Review 87-13
13 authorizing construction of a project with 252 apartment units
subject to conditions attached hereto as Exhibit A.
10 PASSED AND ADOPTED at a regular meeting of the Tusttn Planning Commission,
held on the day of , 198
17
18
19 KATHY WEIL,
Chairman
20
21
PENNI'FOLEY,
22 Secretary
27
EXHIBIT A
DESIGN REYIEN 87-13
CONDITIONS OF APPROVAL
RESOLUTZON NO. 2429
GENERAL
[.[ The proposed project shall substantially conform with the submitted stte plan
for the project date stamped August 26, [987 on file with the Community
Development Department, as herein modified, or as modified by the Director of
Community Development Department in accordance with this exhibit.
[.2 Unless othe~tse specified, the conditions contained in this 'exhibit shall be
complted with prior to the issuance of any building permtt for the project,
subject to review and approval by the Community Development Department.
2.3 Design review approval shall be become null and void unless building permtts
are issued within eighteen (28) months of the date on thts exhtbtt.
[.4 At building plan check, construction plans, structural calculations, and title
24 energy calculations must be submitted. Requirements of the Uniform
Building Codes, State Handtcap and Energy Requirements must be complied with
as approved by the Butldtng Official.
[.5 At building plan check, provide technical detail and plans for all utility
Installations including cable TV, telephone, gas, water and electricity.
[.6 At building plan check submittal of final grading and specifications
consistent with the site plan and landscaping plans and prepared by a
registered engineer for approval of the Community Development Department is
required.
2.7 Submittal of a precise sotls engineering report provided by a soils engineer
wtthln the previous t~elve ([2) months.
1.8 Applicants shall satisfy all Public Works Department requirements including
but not limited to all conditions contained in Resolution No. 2435.
1.9 Applicant shall comply with all requirements of the Orange County Fire Chief
including required fireflow; installation, where required, of f-ire hydrants
subject to approval of the Fire Department, City of Tustin Public Works
Department and Irvtne Ranch Water' District and compliance with all
requirements pertaining to construction.
1.10 Submittal of a detailed acoustical' noise study prepared by a qualified
acoustical expert shall be subject to review and approval by the Community
Development Department to insure that interior noise levels do not exceed a
maximum of 45dBa's.
Exhibit A
Resolution No. 2429
Page two
1.11 Detatled plans for pool and spa areas must be reviewed and approved by the
Orange County Heal th Department. All pool and spa areas must be enclosed by a
ftve foot htgh fence with self-closing and self-latching gates with access by
key only with vertical openings no wider than 6".
SZTE AND BUZLDING CONDZTZONS
2.1 All exterior colors to be used shall be consistent with materials board on
ftle with the Department of Community Development subject to final review and
approval of the Director of the Community Development Department. Final
elevation plans shall tnclude materials board legend. All exterior treatments
must be coordinated with regard to color, materials and detailing and noted on
submitted plans.
2.2 A six foot high chain ltnked fence shall be Installed around the site prior to
construction stages. Gated entrances shall be permitted along the perimeter
of the site for grading and construction vehicles.
2.3 Trash enclosures to have soltd metal self closing, self latching gate. Said
enclosure shall be screened by a decorative wall of a minimum height of six
feet and if required a dense type landscaping. The actual location of said
areas and types of screening shall be subject to approval by the Director of
the Community Development Department.
2.4 All mechanical and electrical fixtures and equipment shall be adequately and
decoratively screened. The screen shall be considered as an element of the
overall design of the project and must blend with the architectural design of
buildings. All telephone and electrical boxes must be indicated on the
building plans and must be completely screened and located in the interior of
the building. Electrical transformers must be located toward the interior of
the project maintaining a sufficient distance from frontage of the project.
2.S Indicate ltghting scheme for project, note locations of all exterior lights
and types of fixtures, lights to be installed on building shall be a
decorative design. No lights shall be permitted which may create any glare or
have a negative impact on adjoining properties. The location and types of
ltghttng shall be subject to the approval of the Department of Community
Development and the Tustin Polic Department in accordance with the Tusttn
Security Ordinance. Project shall comply with the reasonable available
control measures of the south Coast Regional Air Quality Management District
including use of energy conserving street lighting.
2.6 A detatled plan showing security Installations (i.e. locks and windows) within
units shall be submitted to and approved by the Tustln Police Department.
Exhibit A
Resolution No. 2429
Page three
2.7 Provide final master sign plan to include: a) project identification; b)
traffic, parking and facilities for the handicap; c) all street identification
with illuminated building address numbering. Provide generalized location,
sizes, design and colors. On-site address and directional sign displays shall
be subject to review and approval of Tustin Police Department.
LANDSCAPZNG, GROUNDS AND HARDSCAPE ELEMENTS
3.[ The use of Hedera Helix (Englfsh Ivy) shall be minimized. In addition, a
combination of ground cover and turf ts recommended tnstead of the use of one
type of ground cover alone In large areas.
3.2 Final landscaping plans shall provide/highlight the buffer from the school
site on the Myford Road side. Buffer may constst of mature bermed landscape,
combination of shrubs having a hedge or fence.
3.3 Landscaping plans shall address the control of fertilizers, pesticides, and
Irrigation water runoff.
3.4 Future formal submittals shall substantlally conform to the submitted
landscapfn9 concept plan on file with the Department of Community Development,
as herein and medifted or as modified by the Director of Community Development
pursuant to the City's Design Review procedures.
3.5 At plan check stages a completely detailed landscape and Irrigation plan must
be submitted wfth whatever scale necessary to depict adequately what is
occurring. Provtde summary table applying indexing Identification to plant
materials in there actual location. The plan and table must list botantical
and common names, sizes, spacing, actual location and quantity of the plant
materials proposed. Show planting and bermtng details, soil preparation,
staking, etc. The Irrigation plan shall location and control of backflow
prevention devtces, pipe size, sprinkler type, spacing and coverage. Detatls
for all equipment must be provided.
Show all property lines on the landscaping and Irrigation plan, public
right-of-way areas, sidewalk wtdths, parkway areas, and wall locations. The
Department of Community Development may request minor substitutions of plant
materials or request additional sizing or quantty materials during plan
check. Note on landscaping plan that coverage of landscaplng Irrigation
materials is subject to fteld fnspectton at project completion by the
Department of Communfty Development.
Exhibit A
Resolution No. 2429
Page four
3.6 The submitted landscaping plans at plan check must reflect the following
requirements for areas not included in master landscape plan for Tract 12763:
a) Turf is unexceptable for grades over 25~ a combination of planning
materials must be used, ground cover on large areas alone is not
acceptable.
b) Provide a minimum of one 15 gallon size tree for every 30 feet of
property line on the property parameter and five 5 gallon shrubs. Any
parameter parking lot tree shall be planted in planters of sufficient
width to provide a 2 1/2 foot minimum clearance for vehicle overing.
c) Provide one 15 gallon tree for each 5 parking stalls within a parking lot
and five 5 gallon shrubs per 25 lineal feet of parking lot area. At
least 5S of any parking lot area and any additional portion not actually
used for movement parking of vehicles shall be landscaped with trees,
shrubs and ground cover.
d) In multiple family project or condonimum projects provide one tree for
each two units within open space areas and around units.
e) In addition to our required street trees, provide landscaping adjacent to
structures on the site including one 15 gallon tree for every lineal foot
of exterior wall.
3.5 All newly planted trees shall be staked according to City standards.
3.6 Shrubs shall be a minimum of 5 gallon size and shall be spaced a minimum of 8
feet on center When intended as screen planning.
3.7 Ground cover shall be planted between 8 to 12 inches on center.
3.8 When I gallon plant sizes are used the spacing may vary according to materials
used.
3.9 Up along fences and or walls including trash storage and equipment areas
provide landscaping screening with shrubs, and or vines and trees on plan
check drawings.
3.10 Buffer parking areas with a 30 inch minimum height buffer this is wherever
possible and this is a 30 inch maximum of driveway access points to preclude
restriction visability.
3.[[ All plant materials shall be installed in a healthy vigorous condition typical
to the species.
Exhibit A
Resolution No.'2429
Page five
3.12 All landscaping shall be enclosed by a minimum 6 inch high concrete curb.
3.[3 Landscaping must be maintained in a neat and healthy condition, this will
Include but not be limited to trimlng, mo~lng, weeding, removal of litter,
fertilizing, regular watering, or replacement of disease or dead plants.
3.14 In irrigation areas controller to be enclosed in lockable housing. Design
irrigation systems to provide sufficient coverage of awaiting water overspray
on buildings and sidewalks. Note of this requirement to be on plan check
drawings.
RESOLUTION NO. 2430
A RESOLUTION OF THE PLANNING COMMISSION OF
3 THE CITY OF TUSTIN AUTHORIZING CONSTRUCTION
OF 252 APARTMENT UNITS ON TRACT 13038 (LOT
4 12 OF TRACT 12763) WITHIN THE EAST TUSTIN
SPECIFIC PLAN AREA.
5
6 The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
8
A. That a proper application, Use Permit No. 87-20 has been filed
9 on behalf of Irvine Pacific to authorize the construction of 252
apartment units in Tract 13038 within the East Tusttn Specific
lO Plan area.
11 B. That a public hearing was duly called, noticed and held on said
application.
12
C. That establishment, maintenance, and operation of the use
12 applied for will not, under the circumstances of this case, be
detrimental to the health, safety morals, comfort, or general
14 welfare of the persons residing or working in the neighborhood.
15 1. Project design and architecture is compatible with existing
surrounding urban area.
16 2. Project is consistent with East Tusttn Specific Plan
17 Regulations and Development Standards.
D. That the establishment, maintenance, and operation of the use
18 applied for will not be injurious or detrimental to the property
and improvements in the neighborhood of the subject property,
19 not to the general welfare of the City of Tustin, and should be
20 granted.
E. Proposed development shall be in accordance with the development
21 policies adopted by the City Council, Uniform Building Codes as
administered by the Building Official, Fire Code as administered
22 by the Orange County Fire Marshal and street improvement
requirements as administered by the City Engineer.
F. Proposed project is covered by the Environmental Impact Report
24 No. 85-2 previously certified for the East Tusttn Specific Plan.
25 G. Final development plans shall require the review and approval
ofthe Community Development Department.
27
!
2 Resolution No. 2430
Page t~o
3
4 [[. The Planntng Commission hereby approves Condfttonal Use Permtt No.
87-20 to authorize construction of 252 apartment units on Tract
5 13038, previously Lot 12 of Tract 12763, subject to the conditions
stated on Exhibit A of Resolution No. 2429 and Exhibit A of
6 Resolution No. 2431.
7
PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission,
8 held on the day of , 198
Kathy Weil,
1] Chairman
12
Penny Foley,
13 Recording Secretary
15
17
]9
20
23
25
27
2 RESOLUTION NO. 2431
3 A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN RECOMMENDING TO THE TUSTIN
4 CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP
NO. 13038
5
The Planning Commission of the City of Tusttn does hereby resolve as
6 follows:
7 1. The Planning Commission finds and determines as follows:
8 A. That Tentative Tract Map No. 13038 was submitted to the Planning
Commission on behalf of Irvine Pacific Company for
9 consideration.
10 B. That a public hearing was duly called, noticed and held for said
map.
1]
C. That an Environmental Impact Report (EIR 85-2 for the East
12 Tustin Specific Plan) has been certified in conformance with the
requirements of California Environmental Quality Act for the
]3 subject project area.
14 D. That the proposed subdivision is in conformance with the Tustln
Area General Plan, adopted East Tusttn Specific Plan,
15 Development Agreement and Subdivision Map Act as it pertains to
the development of multiple family dwellings.
16
E. That 1.6632 acres of parkland required of this project was
17 previously dedicated with recordation of Tract 12763.
18 F. That the City has reviewed the status of the School Facilities
Agreement between the Irvtne Company and the Tustin Unified
19 School District.
201 G. That the site is physically suitable for the
type
of
development
proposed.
H. That the site is physically suitable for the proposed density of
22 development.
23 I. That the design of the subdivision or the proposed improvements
are not likely to cause substantial environmental damage or
24 substantially and avoidably injure fish or wildlife in their
habitat.
25
26
Resolution No. 2431
2 Page t~o
3
4 J. That the design of the subdivision or the type of improvements
proposed will not conflict with easements acquired by the
5 public-at-large, for access through or use of the property
within the proposed subdivision.
K. That the design of the subdivision or the types of improvements
7 proposed are not likely to cause serious public health problems.
8
9 II. The Planning Commission hereby recommends to the City Council
approval of Tentative Tract Map No. 13038 subject to the conditions'
10 attached hereto as Exhibit A.
11 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission,
held on the day of , 1987.
14 KATHY WEIL,
Chairman
10
PENNI FOLEY,
17 Secretary
18
2o!
21
22
23
2~
25
27
28
Resolution 2431
EXHIBIT A
CONDITION OF APPROVAL FOR TEETATIYE TRACT HAP 13038
PUBLIC/PRIVATE INFRASTRUCTUE INPROYE]qENTS
1.1 Prior to recordation of final map, the Subdivider shall prepare plans for
and construct or post security guaranteeing construction of all public
and/or private, infrastructure improvements within the boundary of said
tract map in conformance with applicable City standards, including but
not limited to the following:
A. Curb and gutter/cross gutters
B. Sidewalks including access facilities for physically handicapped
persons
C. Drive aprons/approach
D. Street paving
E. Street signing and paving
F. Landscaping/irrigation facilities
G. Sanitary sewer service facilities
H. Domestic water service facilities
I. Reclaimed water service facilities
J. Utility corrections (i.e. gas, electric, telephone, and cable T.V.
facilities)
K. Traffic signal systems and other traffic control devices
L. Street and trail lighting
M. Storm drains and subdrains - corrections to public facilities {the
storm drain facilities within this tract will be private drains to
be maintained by an association
N. Undergrounding of existing and proposed utility distribution lines
O. Lot monumentatton
P. Fire hydrants
Q. The amount and acceptable security for construction of public
improvements shall be reviewed and approved by the Public Works
Department. The amount and acceptable security for private
improvements shall be reviewed and approved by the Building
official.
Resolution No. 243!
Exhibit A
Page two
1.2 All construction within a public right-of-way and/or public easement must
be shown on a separate 24" X 36" plan with all construction referenced to
applicable City, County, Irvtne Ranch Water District standard drawing
numbers.
1.3 All changes in existing curbs, gutters, sidewalks and other public
improvements shall be responsibility of subdivider.
1.4 Placement of all above ground facilities, such as signing, street lights,
fire hydrants shall be behind the sidewalk when said sidewalks are
constructed adjacent to the curb within the public right-of-way.
1.5 Preparation of plans for and construction of all sanitary sewer
facilities must be submitted as required by the City Engineer and local
sewering agency. These facilities shall include a gravity flow system
per standards of the Irvlne Ranch Water District.
1.6 Preparation of plans for and construction of a domestic water system to
the standards of the Irvine Ranch Water District/City of Tustin Water
Service, whichever is applicable at the time of plan preparation is
required. Improvement plans shall also be reviewed and approved by the
Orange County Fire Department for fire protection purposes. The adequacy
and reliability of water system design and the distribution of fire
hydrants will be evaluated. The water distribution system and
appurtenances shall also conform to the applicable laws and adopted
regulations enforced by the Orange County Health Department. Any
required reclaimed water systems shall be to the standards as required by
the Irvtne Ranch Water District.
1.7 Proposed streets shall be designed to the following specifications:
A. All private streets shall be at least 28 ft. ln width from curb to
curb.
B. All proposed streets shall be designed in substantially the same
alignment as shown on the approved tentative tract map unless
modified and approval by Director of Public Works/Director of
Community Development.
C. All private and public streets shall be constructed in accordance
with City standards for private and public streets as adopted.
D. The following streets must be posted "No Parking": Heritage Way and
Myford Road.
Resolution No. 2431
Exhibit A
Page three
1.8 The subdivider shall sattsfy dedication and/or reservation requirements
as applicable, including, but limited to the following:
A. Dedication of all required street and flood control right-of-way
defined and approved as to specific location by the City Engineer
and other responsible agencies.
B. Additional right-of-way shall be dedicated where private streets
join public streets. The right-of-way line shall follow the back
edge of the sidewalk thereby placing the curb return and adjacent
sidewalk within the public right-of-way. No embossed concrete
paving will be permitted in this area.
1.9 Prior to recordation of the Final map, subdivider shall post with the
Community Development Department a minimum $2,500 cash deposit or letter
of credit to guarantee the sweeping of streets and cleanup of streets
affected by construction activities. In the event thisdeposit is
depleted prior to co~letion of development or City acceptance of public
streets, an additional incremental deposit will be required.
1.10 Any damage done to existing street t~rovements and utilities shall be
repaired before acceptance of the tract and/or issuance of a Certificate
of Occupancy for development on any parcel within the subdivision.
1.11 Prior to any work in the public right-of-way, an Excavation Permit must
be obtained (and applicable fees paid) from the Public Works Department.
1.12 Each unit shall be provided With separate electric and gas meters when
such service is supplied.
1.13 Each unit shall be equipped with separate water meters or a separate
water shutoff valve.
1.14 Private streets, storm drain, water and sewer improvement plans shall
con~ly with "City of Tustin Minimum Design Standards for On-site Private
Street, & Storm Drain Improvements".
1.15 Landscape Lots C and D to be the responsibility 1 of adjoining property
owner and/or future Homeowners Association.
Resolution No. 2431
Exhtb~t A
Page four
GRAD~NG/DRA'UIAGE
2.1 Prtor to tssuance of precfse gradfng permlts, a detatled
englneerlng 9eotechntcal and/or sotl engineering report shall be
submitted to and approved by the Bulldfng Offtcfal conforming to the
requirements of the Unfform Bufldtng Code, Clty Grading Requirements and
the Alqutst-Prtolo spectal studfes project.
2.2 Prtor to tssuance of grading permtts, preparation and submfttal of a
ftnal gradtng plan subject to approval of the Department of Community
Development delineating the following Information:
A. Ftnal street elevations at key locations.
B. Ftnal pad/ffnfsh floor elevations and key elevations for all site
gradfng. All pad elevations to be a mtnfmum of [.0 feet above base
flood elevation as deftned by FEMA.
C. Compliance wtth conceptual grading shown on tentatfve tract map.
D. All recommendatlons submitted by 9eotechnfcal or so11 engineer and
specifically approved by them.
E. Methods of dratnage in accordance wfth all applicable C~ty
standards.
F. A drainage plan and necessary support documents to comply with the
following requlrements:
[) Provtsfon of dratnage fac111tfes to remove any flood hazard to
the satisfaction of the Ctty Englneer whtch wtll allow bufldtng
pads to be safe from inundation from rafn fall whtch may be
expected from all storms up to and Including the theoretlcal ZOO
year storm and dedication of any necessary easements on the
final map as required.
2) Elfmlnatfon of any sheet flow and pondfng, or elevatlon of the
floors of the bulldfngs with no opentngs tn the foundation walls
to at least twelve inches above the finished pad.
3) Provision of drafnage facilities to protect the lots from any
htgh veloctty scouring action.
4) Provfston for contributory drafnage from adjoining properties.
G. All flood hazard areas of record.
H. A note shall be placed on the 9radfng plan requiring Communfty
Development Department approval of rough grading prfor to final
clearance for foundations. The Department wi11 inspect the site for
accuracy of elevations, slope gradients, etc. and may requtre
certification of any grading related matter.
Resolution No. 2431
Exhibit A
Page five
2.3 Preparation of a sedimentation and erosing control plan for all
construction work related to the subject Tract including a method of
control to prevent dust and windblown earth problems.
2.4 A precise grading permit shall be issued prior to issuance of any
building permits within the subject Tract.
2.5 Prior to the issuance of precise grading permits, the Subdivider shall
submit a construction traffic routing plan to be reviewed and approved by
the Director of Public Works.
2.6 Prior to issuance of precise grading permits, written approval must be
obtained from adjacent property owners for rights-of-entry on
construction activity across lot lines.
2.7 A qualified paleontologist/archealogist, as appropriate shall be present
during all rough grading operations. If resources are found, work shall
stop in the affected area and all resources shall be excavated or
preserved. All "finds" shall be reported immediately to the Department
of Community Development.
The paleontologtst/archealogtst shall attend the pregrade construction
meeting to ensure that this condition and necessary procedures in the
event of a "find" are explained.
2.8 All earthwork shall be preformed in accordance with the City of Tustin
Municipal Codes and grading requirements.
FIRE DEPART)lEEr
3.1 The subdivider shall comply with all requirements of the Orange County
Fire Marshall, including required fire flow, installation where required
of fire hydrants subject to approval as to location by the Fire
Department, City of Tustin Public Works Department and Irvine Ranch Water
District, and compliance with all requirements pertaining to
construction.
3.2 Prior to issuance of building permits for combustible construction,
evidence that adequate water supply for fire protection is available
shall be submitted and approved by the Orange County Fire Marshall.
3.3 A construction phasing plan shall be reviewed and approved by the Fire
Chief for the evaluation of emergency vehicles access.
3.4 The project entry access roads and the main loop street shall have "No
Parking - Fire Lane" signs and shall comply with the Uniform Fire Code
Regulations, Section 10.207 and California Vehicle Code, 22658(9).
Resolution No. 2431
Exhtbtt A
Page slx
NOISE
4.1 Prior to the issuance of any building permits, a final acoustical
analysis report describing the acoustical design features of the
structures required to satisfy the exterior and interior noise
standards shall be submitted to the Tustin Community Development
Department for approval along with satisfactory evidence which indicates
the the sound attenuation measures specified in the approved acoustical
report(s) have been incorporated into the design of the project. The
acoustical analysis shall be prepared by an expert or authority in the
field of acoustics.
Prior to issuance of any building permits for any project that falls
under the Browning Corridor, a complete noise study shall be conducted
and submitted to the City for review. In addition to Community Noise
Equivalency Levels (CNEL) said study provide information on single event
noise measurements as generated by helicopter flyovers for information
purposes only.
All residential lots and dwellings shall be sound attenuated against
present and projected noises, which shall be the sum of all noise
impacting the project, so as not to exceed an exterior standard 65 dba.
CNEL in outdoor living areas and an interior standard of 45 dba CNEL in
all habitable rooms. Evidence prepared under the supervision of an
acoustical consultant that these standards will be satisfied in a manner
consistent with applicable zoning regulations shall be provided.
4.2 Prior to. issuance of any Certification of Occupancy, field testing in
accordance with the Title 25 regulations may be required by the Building
Official to verify compliance with STC and IIC design standards.
4.3 All construction operations shall be subject to the provisions of the
City of Tusttn Noise Ordinance and shall take place only during the hours
of 7:00 a.m. until 6:00 p.m., Monday through Friday.
CCR'S
Prior to approval of the final map, all organizational documents for the
project including any deed restrictions, covenants, conditions, and
restrictions shall be submitted to and approved by the Community
Development Department. Costs for such review shall be borne by the
soledivtder. A copy of the final documents shall be submitted to the
Community Development Department after their recordation. CCR's shall
include but not be limited to the following provisions:
A. The City shall be included as a party to the C.C. & R's for
enforcement purposes.
Resolution Ho. 2431
Exhibit A
Page seven
B. Parking spaces shall be permanently and irrevocably assigned to
individual condominium units at a rate of 2.27/! parking spaces
per dwelling, at least one ([) of which ~hall be covered for 2
bedroom unit and 2 covered spaces for 3 bedroom units. An
additional 63 guest parking spaces shall be established within the
common area and shall be marked and used for guest parking only.
C. Condominium units shall not have separate television and radio
antennas. £tther a central antenna shall be provided with
connections to each unit via underground or internal wall wiring, or
each unit shall be served by undergrounded cable antenna service
provided by a company licensed to provide such service within the
City.
D. Provision for effective establishment, operation, management use,
repair and maintenance of all common areas and facilities including
private drive, landscaping, utilities, recreational facilities,
common areas, walks and fences through a homeowner's association or
equivalent. Membership in said association shall be inseparable
from ownership in individual lots.
E. Architectural controls which shall include but not be limited to
provisions regulatlng roof materials, exterior finishes, walls,
fences, lighting, landscaping, etc.
F. Landscaping, including vegetation, irrigation systems, and earth
mounding shall be ins~alled as provided in the Development Plan and
shall be permanently maintained tn good, first-class condition;
healthy, without deterioration; and free of waste and debris. City
shall have the right to remedy any default and enter property and be
reimbursed for the cost of such remedy.
G. Declarant, the Association, and all Owner(s) shall be required to
maintain the property in good and first-class condition, and in such
a manner as to avoid the reasonable determination of a duly
authorized official of the City that a public nuisance has been
created by the absence of adequate maintenance such as to be
detrimental to public health, safety, or general welfare, or that
such a condition of deterioration or disrepair causes harm or is
materially detrimental to property or improvements within one
thousefld (1,000) feet of the property.
H. Non-automotive vehicles, boats, trailers, or non-automotive storage
shall not be allowed in any parking, driveway or private street
area. Any vehicle with a width in excess of 84 inches shall not be
allowed in any parking, driveway, or private street area except for
purpose of loading, unloading, making deliveries or emergency
repairs.
Resolution No. 2431
Exhibit A
Page eight
[. No storage of any kind, including trash storage, shall be permitted
outstde the butldlng on the Property except in any outside storage
areas approved in the Development Plan. Adequate trash enclosures
shall be provided, screened, and maintained. Gates for trash
storage areas shall be kept closed at all times except when in
actual use.
J. Any construction repair, modification, or alteration of any
buildings, equipment, structures, or Improvements on the property
shall be subject to the approval of the City of Tustin Community
Development Department.
K. All utility services serving the site shall be installed and
maintained underground.
L. Declarant, the Association, and all Owner(s) shall be required to
file the names, addresses, and telephone numbers of each member of
the Association Board and/or the Manager for the project before
January 1st of each year with the City of Tustin Community
Development Department.
M. No amendments to the C.C. & R's or development plan shall be
recorded without the prior approval of the City of Tusttn Community
Development Department.
N. CC&R's shall provide section refering to legal and practical
agreements on the utilization of reciprocal easements between owners
of the different lots. Such information shall be submitted for City
review prior to issuance of Certificate of Occupancy.
O. Condominium units shall not have separate television and radio
antenna either a central antenna shall be provided with connections
to each unit via underground or internal wall wiring, or each unit
shall be served by underground cable antenna service provided by a
company licensed :to provide such service within the City.
TE#A#T/HI~MEBUYER #OTXFXCATXON
6.1 Prior to the issuance of building permits, the subdivider shall record a
document separate from the deed which will be an information notice to
future tenants/homebuyers of roadway/aircraft noise impacting the
subdivision. The notice shall further indicate that additional building
upgrades may be necessary for noise attenuation. This determination to
be made as architectural drawings become available.
6.2 Prior to the issuance of building permits, the Subdivider shall submit an
aircraft/helicopter noise letter supplied by the Marine Corps which shall
be reviewed and approved by the Director of Community Oevelopment. This
noise letter shall contain, at minimum:
Resolution No. 2431
Exhibit A
Page nine
A. The location of .any jet or helicopter flight paths over in the
vicinity of the proposed subdivision.
B. The distance of the project from runways in the vicinity.
C. The probable frequency of both visual and audible impacts by
aircraft.
D. The type of flight activity causing impact.
£. The general hours during which such aircraft activity can be
expected.
6.3 Prior to issuance of building permits, the Subdivider shall submit for
review and approval of content by the Director of Community Development,
a copy of rental/sales literature for the residential project with the
approved aircraft/helicopter noise statement and the approved schools
notification statement, printed on it. Any changes to the rental/sales
literature after initial City approval shall be submitted to the Director
of Community Development for approval.
6.4 Prior to the issuance of building permits, the Subdivider shall provide
the City with a copy of the approved aircraft/helicopter noise statement
which must be signed by each tenant/homebuyer which shall contain a
disclosure document on aircraft notification. The content of the
statement shall be approved by the Director of Community Development
prior to circulation.
6.5' Prior to the issuance of building permits, the developer shall provide
the City with a schools notification statement which must be signed by
each tenant/homebuyer and which shall be reviewed and approved by the
Director of Community Development with participation by he governing
school district. The schools notification statement shall contain the
most current available information on:
A. The location of existing and proposed elementary, middle and high
schools which will serve the subdivision (text and map).
B. The type of provider of transportation available to transport the
students to the school sites.
C. The estimated length of travel time required to transport the
students to a school site outside the boundaries of the project.
D. The schools notification statement shall further advise homebuyers
that proposed school sites may never be constructed.
6.6 Prior to issuance of building permits, the Subdivider shall provide the
City with a statement which must be signed by each tenant/homebuyer which
shall contain a comprehensive description of all private and public
improvements and developments adjacent or in close proximity to the
proposed development. They shall include, but not be limited to, the
following:
Resolution No. 2431
Exhibtt A
Page ten
A. The location, size and types of amenities to be provided within
subdivision.
B. The proposed public and private trail system including pedestrian
circulation, bike trails, and paseos (primary and secondary).
C. On-site "No Parking" restrictions as applicable.
D. The locations of pedestrian access points for the project.
E. The location, landscaping detail, maintenance responsibilities of
the HOA, access easements, tenant/homeowner restrictions, and
liability responsibility of designated easement areas within the
project.
6.7 Prior to issuance of building permits, developer shall submit a homebuyer
information packet for the review and approval of the Director of
Community Development. This packet shall be distributed at the time of
sale of any proposed units.
6.8 Subdivider(s) obligation to notify all potential buyers of the various
assessment/maintenance district as follows:
A. Assessment District No. 85-1
B. City of Tusttn 1972 Landscaping and Lighting District
6.9 Subdivider has the obligation to notify tenants at the time a
rental/lease agreement is signed, that the apartments will be later
converted to condominiums.
FEES
7.1 Prior to recordation of any Final Map, Subdivider shall pay plan check
and inspection fees for all public and/or private infrastructure
improvements within City's responsibility excluding those financed by an
Assessment District.
7.2 Prtor to notiftcatfon of use or occupancy, the Subdfvtder shall pay all
costs related to the calculation of the revised parcel assessments
(reapportionment costs), the preparation of the revised assessment
diagram and other required administrative duties related to any
Assessment Districts serving the subject subdivision.
7.3 Prior to issuance of any building permits, payment shall be made of all
required fees including:
A. Major thoroughfare and bridge fees to Tusttn Public Works
Department
Resolution No. 2431
Exhibit A
Page eleven
B. Sanitary sewer connection fee to Orange County Sanitation District.
C. Grading planchecks and permit fees to the Community Development
Department.
D. All applicable Building plancheck and permit fees to the Community
Development Department.
E. New development fees to the Community Development Department.
F. School facilities fee to the Tustln Unified School District subject
to any agreement reached and executed between the District and the
Irvine Company.
GENERAL
8.! Within twenty four months from Tentative Tract Map approval, the
Subdivider shall file with appropriate agencies, a Final Map prepared in
accordance with subdivision requirements of the Tustin Municipal Code,
the State Subdivision Map Act, and applicable conditions contained
herein.
8.2 Prior to occupancy of any units as condominiums the final subdivision map
shall be recorded in conformance with appropriate tentative map.
8.3 The Browning Corridor Aviation Easement and the G.C.A. Easement as
outlined in the Memorandum of Understanding dated Ouly 1985 between the
United States Marine Corps, the City of Irvtne and the City of Tustin
shall be indicated on Tract Map 12763 and all subsequent subdivision
maps.
8.4 Prior to Final Map approval, subdivider shall submit a current title
report.
8.5 Subdivider shall conform to all applicable provisions of the City Code.
All requirements of the State Subdivision Map Act, the City's Subdivision
Ordinance and Zoning Ordinance shall be satisfied.
8.6 Subdivider shall submit a duplicate mylar of the Final Map, or 8 1/2 inch
by 11 inch transparency of each map sheet prior to final map approval and
"as built" grading, landscape and improvement plans prior to certificate
of acceptance.
8.7 Prior to release of building permits all conditions of approval of Design
Review 87-13 on the subject project shall be complied with as shown on
Exhibit A attached to Resolution No. 2429 and incorporated herein by
reference.
8.8 Adherence to all other pertinent requirements outlined in the East Tusttn
Specific Plan Environmental Impact Report No. 85-2 and Developer's
Agreement for East Tustin is required.
Planning Corn mi. ssion
BATE: SI~PTF. JqBER 28, 1987
SUB,1ECT: TENTATIVE TRACT NAP NO. 12870/SECTOR DEVELOPflENT PLAN (SECTORS 7,
8, AND 9)
APPLICANT: THE IRVlRE COMPANY
LOCATIOR: ROUGHLY BOUNDED BY ~UqBOREE ROAD TO THE EAST, TRVINE BOULEVARD TO
THE SOUTH, EXISTTHG RESTDENTTAL DEVELOPtqEHT TO THE ~EST, AND
PORTOLA PARKgAY AND SECTOR 5 OF THE EAST TUSTIH SPECIFIC PLAN TO
THE NORTH.
REQUEST: TO SUBDIVIDE APPROXIlqATELY 634.14 ACRES OF LAND PROVTDT#G FOR
DEVELOPfIENT OF SPECIFIC LAND USES PURSUAEr TO THE FAST TUSTIN
SPECIFTC PLAN.
ENVIRONMENTAL
STATUS: IT NAS BEEN DETERtlIHED THAT FINAL E#VTROIOIENTAL TFIPACT REPORT
85-2 CERTIFTED 011 FIARCH 17, 1987 I#* CONgUNCTION WITH THE EAST
TUSTIll SPECIFIC PLAN ADEQUATELY ADDRESSES · ENVIRONIqENTAL
COIISIDERATTONS ASSOCIATED WTTH THIS PRO~ECT AND NO ADDTTIONAL
DOCUMEHTATTOH #ILL BE PREPARED
RECgI~ENDED ACTION
It is recommended that the Planning Commission take the following actions:
1. Approve Environmental Determination for the project by adoption of
Resolution No. 2437.
2. Approve the Sector Development Plan and Landscaping Concept Plan for
Sectors 7, 8 and 9 by the adoption of Resolution No. 2427, as submitted or
revised.
3. Recommend to City Council approval of Tentative Tract Map 12870 by the
adoption of Resolution No. 2436, as submitted or revised.
SLII~tARY
Applicant proposes to subdivide approximately 634 acres of currently undeveloped
land tnto 87 lots (32 numbered and 55 lettered). Tentative Tract Map No. 12870
~, is a Sector level Subdivision Map being processed pursuant to the East Tusttn
L Speciftc Plan. If approved, this map will formally establish defined land use
Community Development Department
Planning Commission Report
Tentative Tract Map No. 12870
September 28, 1987
Page two
areas within Sectors 7, 8, and 9 of the East Tusttn Specific Plan. Land uses
proposed include single and multiple family dwelling units; neighborhood and
community level public parks; private parks; two potential sites for elementary
schools and a 160 acre golf course facility.
With the exception of the golf course and lots which may be developed for
apartment projects, future development within these sectors cannot occur prior
to processing of subsequent, builder level subdivision maps. Additionally,
each project must receive design review approval,prior to any actual
development. Therefore, final approval for any development project will be
withheld pending subsequent approvals.
PROOECT LOCAT[O# AND DESCR[PT[O#
For reference purposes and to set a focal point from which to begin the review
of Sectors 7, 8, and 9, a brief description of each sector Is In order.
SECTOR 7
Sector 7 is bounded by proposed Portola Parkway on the north, proposed Jamboree
Road on the east, existing [rvtne Boulevard on the south and proposed Tusttn
Ranch Road on the west. As a note, the word "proposed" has been used to
describe certatn roadways only because such facilities have yet to be
constructed. The roads shown on Tentative Tract Map 12870 are consistent with
requirements of the East Tusttn Specific Plan.
The predominant single feature of this sector is a 160 acre golf course.
Pursuant to provisions of the East Tusttn Specific Plan and Development
Agreement, this course wtll be a privately owned facility, open to the publlc.
This sector also includes sites for residential projects In the medium (18 units
per acre) and medium high (25 units per acre) density ranges. Generally the
density patterns in the overall Sector Plan decrease in a westerly direction
from Jamboree Road.
The balance of the Sector provides for: a 16.94 acre community park which
retains a Knoll feature as required by the Specific Plan; a four (4) acre
neighborhood park; two (2) - two (2) acre prtvate park sites (see discussion of
park issues); and a 10.18 acre elementary school site.
General poltcles which apply to Sector 7 are as follows:
1. The maximum number of dwelltn9 units permitted within this sector are
3,605.
~ Community DeveloPment Deparirnent -'
Planning Commission Report'
Tentative Tract Map No. 12870
September 28, 1987
Page three
2. In addition to the specific submittal requirements for the Subdivision Map
of this sector a conceptual landscape plan for arterial roadways adjoining
this Sector shall also be submitted with the Subdivision Map.
3. A community park shall be located along the edge south of Portola Parkway
and shall include the north side of the knoll located south of this road.
4. Where feasible and consistent with flood control requirements, the
treatment of Peters Canyon Wash should retain a natural appearance by (1)
minimizing concrete channelization such as vertical walls and concrete
channel or trapezoidal soil cement; (2) retaining or replanting indigenous
vegetation along the drainage course, and/or {3) locating the drainage
course within open space areas.
SECTOR 8
Sector 8 is bounded by proposed Tusttn Ranch Road on the East, the extension of
La Colina Road on the south, existing single family residential development to
the west and Sector 5 of the East Tustin Specific Plan to the north.
Most of this sector has been designated for low density residential development
(4 dwelling units per acre), particularly along the western boundary. The
intent of the Specific Plan for this classification is to promote
compatibility with adjacent, existing residential development. However, the
sector does include lots with medium density (18 units per acre) designations
along Tustin Ranch Road. Finally, Lot 6 has been reserved for a possible
elementary school site. If the site is not required by the Tustin Unified
School District, then this lot may be developed as a residential subdivision.
1. The maximum number of residential units permitted within this sector are
582.
2. Residential development within this sector shall be subject to the
following requirements to maintain compatibility with residential areas
located immediately adjacent and to the west of the sector.
A. Residential development that adjoins the existing homes of the Specific
Plan boundary and includes the first row of residential lots will be
limited to single story structures. In all remaining low density
designated areas of Sector 8, residential units shall be restricted to
a maximum height of two stories.
Cornrnunity Development Depar~rneni
Planning Commission Report
Tentative Tract Hap No. 12870
September 28, 1987
Page four
B. Residential development that adjoins the extsttng homes of the Specific
Plan boundary and tncludes the ftrst row of residential lots wtll have
a mtntmum lot size of 10,000 square feet. In all remaining areas of
Sector 8, the regulations and standards of the low density and medJum
density land use areas will apply.
C. The use of cluster development as described tn Section 3.6.3 C of the
Specific Plan wtll not be permitted In low density land use areas tn
Sector 8. Cluster development will be allowed tn medtum density land
use areas.
O. Ntthtn the low density designation, the maximum allowable dwelling
units per gross acre has been defined as 5.0. Within Sector 8, this
standard will be limited to 4.0 dwelling units per gross acre maxtmum,
tn lJeu of the 5.0 standard. Additionally, no units may be transferred
~nto Sector 8 for low density, whtch Is shown Jn Table 2.4 and the East
Tusttn Statistical Analysts tn Section 3.0 as 34g untts. There ts no
ltmltatton on transferring dwelling untts out of Sector 8 into another
sector, tn accordance wJth Spectftc Plan requirments.
3. If a school ts to be located wtthtn thts sector tt shall be located to
conveniently serve the students residing tn the new con~nuntty and be
designed to minimize visual and notse impacts to extsttng adjacent
residential areas on the west.
A. ~f feasible, a school should not be located Immediately adjacent to
extstlng residential lots which occur along the west boundary of this
sector.
B. ~f It Is necessary to locate a school immediately adjacent to existing
residential lots then outdoor playground areas should be vtsually
buffered or located away from those residential lots.
C. No dtrect access for any of the schools shall be taken off of Tusttn
Ranch Road.
4. In addition to the speclftc submittal requirements for the Subdivision Map
of thts sector, a conceptual landscape plan for artertal roadways within
this sector shall also be submitted with the Subdivision Map.
5. The distance between the edge of the western right-of-way of the Tusttn
Ranch Road and the closest point of the foundation of the closest residence
of Pavtlllon/Saltatr shall be a mtntmum of 1,000 feet plus or mtnus 100
feet measured on a horizontal plane. The noise Jmpacts of the Tusttn Ranch
Road on the existing residences to the west of the Spectfic Plan area shall
be further mitigated by a continuous noise barrier consisting of a
Corn munity Development Department
Planntng Commission Report
Tentative Tract Map No. 12870
September 28, 1987
Page fi ve
combJnatton of berm, soundwa11 and residences adjacent to the Tusttn Ranch
Road. Thts requirement for a continuous notse barrter appltes along the
western side of .the Tusttn Ranch Road adjacent to the medium density
residential development in Sector 8 and the low density development in
between existing residential and Tusttn Ranch Road. The noise barrier will
also act as a line-of-sight barrier from the residences along Saltatr and
Pavtllton to vehicles traveling along the Tustln Ranch Road. In addition,
In designing and orienting the residences In the two medium-density
residential areas tn Sector 8 and the low-density development tn between,
the developer shall, to the maximum extent feasible and consistent with
other sound planntng practices, construct multi-story structures which
further mitigate the noise impacts of the Tusttn Ranch Road on the existing
residences to the west of the Specific Plan. A design goal impact of 55 or
less CNEL for the existing residences at the foundation ts hereby
established. At such time that further noise analysts ts done in this area
(at the Tentative Tract stage), this analysis will model the projected CNEL
level at these existing residences to confirm that the noise level of 55
CNEL will be met.
6. It is the explicit intent of the East Tusttn Plan that La Collna Road in
the Specific Plan area connect to the existing La Collna Road and to the
major arterial known as Tusttn Ranch Road. This road shall consist of a
four lane residential street, and should be Incrementally improved,
beginning with a two lane road. The roadway should not exceed a total
right-of-way of 80 feet, and the first two lanes should be built at the
edge of the right-of-way, with a raised landscaped median making up the
rest of the potential right-of-way.
The precise alignment of La Coltna Road will be determined at the Tentative
Tract stage. The Ctty and County will prepare a joint study, examining the
Impacts and mitigation measures of the connection, and recommending
specific measures to deter through traffic.
SECTOR 9
The ftnal sector to be processed in conjunction with Tentative Tract l~ap [2870
ts bounded by extended La Coltna to the north; Tustln Ranch Road to the east;
existing [rvine Boulevard to the south and exlstlng stngle famtly residential
developments to the west.
Both lots created within this sector are to be ultimately developed as single
family detached residential uses not to exceed a maxtmum density of four untts
per acre.
Corn munity DeveloPmen~ Departrnen~ ~'
Planning Commission Report
Tentative Tract Map No. 12870
September 28, 1987
Page si x
General poltctes that apply to Sector 9 are as follows:
1. The maxtmum number of residential units permitted within this sector are
156.
2. Residential development within this sector shall be subject to the
following to maintain compatibility with residential acres located
immediately adjacent and to the west of the sector.
A. Residential units shall be restricted in height to a maximum of two
stories.
B. Only single-family detached residential subdivisions shall be permitted
within this sector.
3. In addition to the specific submittal requirements for the subdivision map
of this Sector, a conceptual landscape plan for arterial roadways within
this sector shall also be submitted with the Subdivision Map.
4. It is the explicit intent of the East Tustin Plan that La Colina Road in
the Specific Plan area connect to the existing La Colina Road and to the
major arterial known as Tustin Ranch Road. This road shall consist of a
four lane residential street, and should be incrementally improved,
beginning with a two lane road. The roadway should not exceed a total
right-of-way of 80 feet, and the first two lanes should be built at the
edge of the right-of-way, with a raised landscaped median making up the
rest of the potential right-of-way.
The precise alignment of La Colina Road will be determined at the Tentative
Tract stage. The City and County will prepare a joint study, examining the
impacts and mitigation measures of the connection, and recommending
specific measures to deter through traffic.
PROJECT ANALYSIS
In reviewing Tentative Tract Map 12870 several areas of discussion are
warranted. The remainder of the transmittal will be directed towards analyzing
each of the following areas:
A. Sector'Plan Processing pursuant to the East Tustin Specific Plan
B. Conformity of the map to East Tustin Specific Plan regulations
C. Issue Analysts
O. Environmental Assessment
E. Recommended Conditions of Approval
Corn munity Development Department '~
Planning Commission Report
Tentative Tract Map No. 12870
September 28, 1987
Page seven
A. Sector Plan Processtnff
Prlor to or concurrent with the submission of an initial subdivision map for a
given sector, a sector plan for the entire sector shall be submitted for
Planning Commission approval. Information to be included is as follows:
1. An overall circulation plan and access plan for the sector shall be
included and approved by the City Engineer.
2. A conceptual grading plan.
3. An overall drainage plan for that sector. For Sector 7, this shall include
addressing the treatment of Peter's Canyon Wash.
4. A detailed geological investigation for any sector containing the E1Modena
Fault, to determine applicable development regulations which apply to
construction adjoining the fault.
5.A specific trail design and right-of-way reservation/dedication plan for
those sectors where the regional trail passes.
6. A concept median and parkway landscape plan with a sector perimeter tract
wall design.
Following approval of a Sector Plan with an initial subdivision map, subsequent
maps for individual "Development Projects" may be processed. Developed projects
include but are not limited to subdivisions of detached or attached single
family homes, multi-family homes (apartments), shopping centers, and/or office
co~lexes.
At this time, the application before the Commission pertains only to the
"initial" subdivision map level. Conformity to this processing format as well
as other aspects of the Specific Plan in terms of Tentative Tract 12870 will be
addressed in the following section of this report.
B. Conformit~ of the Plap to East Tusttn Specific Plan Regulations
In terms of processing requirements, Tentative Tract Map 12870 addresses all
necessary areas. A circulation system to the sectors has been submitted;
conceptual grades are shown addressing drainage; Peter's Canyon Wash has been
considered; a geological investigation for Sectors 7, 8 and g is not required; a
trail design plan for these sectors has been submitted; and a concept median and
parkway plan has been submitted. (Note: A discription of the parkway plan is
found in Attachment A of this report. The plan submitted is essentially the
same as approved in Tract 12763. However, staff is proposing inclusion of an
additional street tree and the extent the bougainvillea will be used must be
discussed. Staff will address these areas at the public hearing.)
Community DeveloPment DeparTment
Planning Commission Report
Tentative Tract Map No. 12870
September 28, [987
Page etght
It Is staff's optnion that Tentative Tract Map [2870 meets the criteria mandated
by the Specific Plan. Requtred sttes for schools and parks have been Indicated
and appropriate acreages alloted. Housing type and density patterns have also
been properly Identified on the Sector 0evelopment Plan. However, there are a
few issues relating to the Map that should be addressed.
C. Issue Analysts
Upon receipt of comments from various agencies/city departments, staff has
identified five (5) issues that warrant Individual discussion. These issues
are; allocation of park land and park development; the regional trail system;
golf course development; potential school sites; the extension of La Coltna.
[. Issue - Park Development - Pursuant to the Specific Plan and the Parkland
0edlcatlon Ordinance a total of 24.94 acres of Parkland must be provided
within Tentative Tract [2870. The Specific Plan calls for development of a
[3 acre community park, and a three (3) acre neighborhood park in Sector 7
and a four (4) acre neighborhood park in Sector 8. However, the Specific
Plan also states that precise acreage and locatton of parks are subject to
review at such ttme that sector level subdivision maps are processed.
As submitted, the sector development plan meets Spectfic Plan park acreage
requirements in that; [6.94 acres have been allocated for the public
Community Park; 3.0 acres have been allocated for a public neighborhood
park (Sector 7) and; two (2) two acre private neighborhood parks have been
designated (Sector 7).
However, this park program differs from the Specific Plan in that park land
from Sector 8 has been relocated as private parks in Sector 7. It should
be noted that pursuant to applicable provisions of the Parkland Dedication
Ordinance, park credit may be granted for private parks provided certain
criteria are met. As a condition of approval and consistent with this
criteria, the two private park sites will be fully developed by the
developer and ultimately maintained by a homeowners association.
Reasoning behind shifting park sites from Sector 8 to Sector 7 is
threefold. First, as conceptually plotted on the land use map for the
Specific Plan, the neighborhood park was located adjacent to Tustin Ranch
Road. From a park planning standpoint, and policy direction provided by
the City Council, neighborhood parks should not be adjacent to such
roadways. By relocating the park acreage, all neighborhood parks within
the project area have been isolated from arterial roadways. Secondly, it
Corn rnunity DeveloPment Departrnen~ ~
Planntng Commission Report
Tentative Tract Map No. 12870
September 28, [987
Page nl ne
was reasoned that development of higher density housing projects tn Sector
7 warranted maximization of open space avaJlable to the future residents
of thts area. All development In Sector 9 and a majority of development
in Sector 8 wtll ultimately yteld four units to the acre while in Sector
7 density ranges to 25 untts per acre. Ftnally, development of parks in
the proposed locatton accomplishes a stated goal of the East Tustln Policy
Committee that as many people as posstble beneftt from open space afforded
by the golf course in Sector 7. By situating these parks as shown, open
space vistas may be enjoyed by the general public who vlstt the parks as
well as residents who ltve adjacent to the area.
2. Issue -Regtonal Tratl System [n accordance with the East Tusttn
Specific Plan, the submitted sector plan shews a pedestrtan/btke/equtstrlan
tratl. This trail Is consistent with the County Master Plan and enters the
subject area just north of Portola Parkway west of Tusttn Ranch Road. The
tratl then crosses (at grade) Tusttn Ranch Road, traverses the northern
boundary of the cone,Jntty park site along Portola Parkway to Jamboree. The
route then turns south to a potnt approximately mid-way between Portola
Parkway and [rvtne Blvd. At thts potnt the trail wtll head easterly under
Jamboree Road. Staff has two areas of concern wtth the proposed tratl.
First, a determination has not been made as to who wtll construct and
maintain the trail system. Otscusstons continue between the County, Ctty
and the [rvtne Company. Staff does not feel construction and maintenance
costs for satd tratl should be passed on to homeowners In the East Tusttn
area who will not be able to stable horses. Et is, therefore, recommended
that the subdivider be responsible for construction and maintenance of the
proposed trat1 unless an Agreement can be reached with the County of Orange
for maintenance of said trail. The actual destgn of the tratl would also
be subject to review by the County and City.
The second area of concern revolves around the tratl's at grade crossing at
Tusttn Ranch Road. As this trail ts proposed to accommodate equtstrtan
activities, safety at this crossing of an arterial highway ts an important
factor to consider. To promote safety, it is recommended that In addition
to the signalized intersection, the trail be clearly delineated by stgn and
spectal pavement (or some form of pavement texturing). Not only wtll this
delineation -gtve warning to oncoming vehicles, the textured pavtng will
Improve foottng for horses that ordinary pavtng does not provide.
3. [ssue- Golf Course Development - The proposed golf course actually exceeds
the minimum requirement of the East Tustin Spectftc Plan and also will
encompassing [60 acres (in 1leu of the [50 required). The proposed course
also exceeds frontage requirements where It ts adjacent to Jamboree Road,
[rvtne Blvd. and Tustln Ranch Road. However, it is Important to note that
the ftnal layout of structural facilities (i.e. clubhouse, etc.) for the
course have yet to be determined. Prior to lssuance of any building
permits for club house, pro shop or any other facilities, a complete design
review wtll be required.
Communi:y Developrnen~ Depar~rnen~
Planning Commission Report
Tentative Tract Hap No. 12870
September 28, 1987
Page ten
4. Issue - Potential School Sites - [n accordance with the Speciftc Plan t~o
lots have been identified as potential elementary school sites. Each lot
(Lots 6 and 15) is slightly over [0 acres (net) in size. Ten acres ts the
mtnlmum size lot acceptable to the Tustln Unified School Dlstrtct for
elementary school purposes. Pursuant to agreements between the ]rvtne
Company and Tustln Unified School 01strict, Lots 6 and [5 shall be reserved
for school development. Et is likely that only one site wtll be required
within Tentative Tract [2870 and Tentative Lot 6 would be ultimately
available for residential development. [n this event, maxtmum density for
either a stngle or multi-family residential project on Lot 6 shall be four
(4) dwelling units per acre.
Correspondence from the School Otstrtct suggests concerns about a jet fuel
11ne on Lot [5 located in Sector 7. Lot [5 Is clear of the jet fuel line
which is located in the right-of-way of "[" Street.
Finally as noted in comments recetved from the Tusttn Untfted School
District, ftnal butlder level subdivision maps wtll not be approved until
the Oistrtct and the [rvfne Company reach an agreement of a school
facilities financing plan. At the wrtttng of this report, such an
agreement has not been executed.
5. [ssue- Extension of La Coltna - The East Tusttn Spectftc Plan ts clear as
to the intent of extending La Coltna Road from 1ts present termination
point to Tusttn Ranch Road. Right-of-way for thts road wtll be established
at 80 feet by Tentative Tract Map 12870. However, the ~nttlal construction
of thts extension will be a two lane road with a raised landscaped median
taking up the balance of the ultimate right-of-way. (See Attachment A for
section details.)
[n accordance with the Specific Plan, the City and the County of Orange
have met to review the La Collna extension. The Irvtne Company and area
residents have also been included in discussions. This process was
requtred to examine impacts and mitigation measuring of the connection and
recommending measures to deter through trafftc. As a result of joint
studies, an alignment to deter through traffic has been proposed and is
being considered at this time.
The destgn option crrently being considered ts for an "S" shaped alignment
that would not give an appearance of a connector street. With anticipated
speeds on Tusttn Ranch Road and the disrupted vtewshed to extsttng La
Coltna, it ts expected that use of the new section of road w111 be less
than otherwise predicted.
Corn rnunity Developrnen~ Depar~rnem ~
Planning Commission Report
Tentative Tract Map No. [2870
September 28, [987
Page eleven
6. Issue - Otstance Between Tusttn Ranch Road and Residential Units on
Pavlllton/$altatre - As requtred by the Specific Plan, the western edge of
Tusttn Ranch Road has been aligned to be at least [,000 feet from the
foundation of the closest residence on Pavtlllon/Saltatre. This
requirement (~ [00') will be a condition of approval for Tentative Tract
12870.
O. Envtrommental Analysts
Based upon review of the subject map as well as Environmental Impact Report 85-2
(as supplemented) it has been determined that environmental issues relating to
this project have previously been addressed. Also, appropriate mitigating
measures identified in EIR 85-2 will be conditions of approval for this and all
subsequent subdivision maps. With this information in mind, it is recommended
that the Commission make the finding that requirements of the California
Environmental Quality Act have been met and that no farther environmental review
is required.
E. Conditions of Approval
A substantial list of conditions of approval ts included within the attached
Resolutions. Outside of specific issued discussed in this report, conditions of
approval are standard conditions required by either the Specific Plan, other
applicable municipal codes, the approval Development Agreement for the project
area or requirements of City departments and reviewing agencies. Staff will
respond to any questions concerning listed conditions at the September 28th
public hearing.
CONCLUSIO#
Given the analysis conducted by staff and consideration of comments from other
agencies and the public, it is concluded that Tentative Tract Map 12870 meets
requirements of the East Tustin Specific Plan, the Subdivision Map Act as
adopted, and the California £nvironmental Quality Act.
With the inclusion of conditions of approval listed in the attached Resolutions,
tssion adopt Resolutions No. 2427, 2436 and 2437.
'Christine A.
v~emor ~lanner Director of Community Development
JSD:CAS:ts:pef
Attachments: Attachment A - Landscape Plan/Street Sections
Resolutions No. 2427, 2436 and 2437
Tentative Tract Map 12870
Sector Plan Tentative Tract 12870
Community Development Oepar~rnen~
LEGEND
~ Open Space Planting
~ North/South Theme Planting
~ East/West Theme Planting
~ Paseo Theme Planting
Community Accent Tree (Olive)
~[~ Neighborhood Accent Tree NEIGHBORHOOD
(Carrotwood) INTERSECTION
TUSTIN RANCH ROAD
'~'IEME I~..i~TI NG
8,OT'r~D ~u~. (.,~.~w.Y ^.D ,~Em,~#) / JAMBOREE ROAD
c*~~....,.~,~ ~ ~.~,.w,Y ~(~(T) THEME PLANTING
LA COUNA DRIVE
THEME PLANTING ~][~ SUGGESTED
T...: ~ OPEN SPACE
S,OTTE[~ I~UM THEME PLANTING
IRVINE BLVD.
THEME PLANTING LOOP COLLECTOR
THEME PLANTING
COMMUNITY
INTERSECTION
T,[~TST]~ ~CH SECTORS X O &9
$~E IRVINE COMP~
A. PORTOLA PARKWAY
--
B. JAMBOREE ROAD
C. JAMBOREE' ROAD
TUSTIN ~CH SECTORS Z 8 a9
~ ~E IRVINE COMPLY ~.~.~.~'~;.~ -~
D. LOOP COLLECTOR
E. TYPICAL DEVELOPER STREET
G. IRVINE BOULEVARD
,~~ ~.- ¢~_ ~~:-'--~,~ ,.,
I. TUSTIN RANCH ROAD
~IL~Y~?~oD[~ .......................
~ "~,,_~,..~TI~ ~(~I-I SECTORS ~ 8 & 9
J. LA COLIN^ DRIYE
K. LOOP COLLECTOR
L TUSTIN RANCH ROAD ..........................
T~ST~ ~CH s~c,o~s ~ o ~o
COMMUNITY INTERSECTION ELEVATION
NEIGHBORHOOD INTERSECTION ELEVATION
~..USTINRANCH SECTORS 7, 8 &9
THE IRVINE COMPANY
NEIGHBORHOOD INTERSECTION
WALL ELEVATION
WALL8 ~d .........................
TUS~ ~CH SECTORS Z 8 a9
RESOLUTION NO. 2427
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN APPROVING THE SECTOR PLAN AND CONCEPT
LANDSCAPING PLAN IN CONJUNCTION WITH TENTATIVE TRACT
MAP NO. 12870 FOR SECTORS 7, 8 AND 9 OF THE EAST TUSTIN
SPECIFIC PLAN
I. The Planning Commission does hereby resolve as follows:
A. The Planning Commission hereby finds and determines as follows:
1. That pursuant to the East Tustin Specific Plan in
conjunction with a subdivision map creating buildable
parcels for subsequent development projects within the East
Tustln Project Area a Sector Development Plan must be
reviewed and approved by the Planning Commission; and
2. That in conjunction with Tentative Tract Map No. 12870 a
Sector Development Plan for Sectors 7, 8 and 9 of the East
Tusttn Specific Plan has been submitted for review and
approval; and
3. That the subject Sector Development Plan includes the
following required information.
a. A concept perimeter landscape plan for the entire
sector.
b. The type and density ranges of projects that are
planned for the project area.
c. A regional bike/pedestrian/equestrian trail.
d. A plan showing disposition of existing eucalyptus wind
rows and groves.
e. A concept plan of the golf course in Sector 7.
f. Two (2) potential elementary school sttes are shown,
one (1) within Sector 7 and one (1) within Sector 8.
g. A complete sector vehicular circulation system is
shown.
h. A concept plan for the community park retaining the
knoll identified in the East Tustin Specific Plan has
been provtded.
i. A concept drainage plan for the subject area.
II. The Planning Commission hereby approves the Sector Plan and Concept
Landscaping Plan subject to the following conditions:
Resolution No. 2427
Page two
A. That unit counts shown on individual residential lots on the
Sector Plan are for information purposes only. Actual unit
counts within each sector will not exceed maximum unit counts
provided in the East Tustin Specific Plan.
B. Actual construction plans for landscaping installation shall
substantially conform with the Concept Landscaping Plan on file
with the Community Development Department, as herein notified, or
as modified, or as modified by the Director of the Community
Development in accordance with this exhibit.
C. Unless otherwise specified, the conditions contained herein shall
be complied with prior to the issuance of any building permits
for landscape and irrigation subject to review and approval by
Community Development Department.
D. At building plan check, a completely detailed landscape and
irrigation plan shall be submitted at whatever scale necessary to
depict adequately what is occurring. Provide summary table
applying indexing identification to plant materials in their
actual location. The plan and table shall list botanttcal and
common names, sizes, spacing, actual location and quantity of the
plant materials proposed. Show planting and berming details,
soil preparation, staking, etc. The irrigation plan shall
indicate location and control of backflow prevention devices,
pipe size, sprinkler type, spacing and coverage. Details for all
equipment shall be provided.
Show all property lines on the landscaping and irrigation plan,
public right-of-way areas, sidewalks widths, parkway areas, and
wall locations. The Department of Community Development may
request minor substtitutions of plant materials or request
additional sizing or quantity of materials during plan check.
Please note on landscaping plan that coverage of landscaping and
irrigation materials is subject to field inspection at project
completion by the Department of Community Development.
E. The submitted landscaping plans shall reflect the following
requirements:
1) Turf is unacceptable for grades over 25~; a combination of
planting materials shall be used, ground cover on large
areas alone is not acceptable.
2) Provide a minimum of one theme tree per every 30 feet of
street frontage and a minimum of five (5) - five (5) gallon
shrubs per 25 feet of street frontage.
3) Primary eucalyptus tree plantings should be a combination of
5 gallon and 15 gallon, and shall be planted in the
following proportions.
Resolution No. 2427
Page three
1. 60~ shall be a minimum of 5 gallon
2. 405 shall be a mtntmum of 15 gallon
4) One additional variety of theme tree shall be added to along
street frontages. Said tree shall be the species of
Magnolia Grandiflora.
5) Theme tree plantings other than the eucalyptus variety shall
be planted in the following proportion:
30~ shall be a minimum of 15 gallon
2.50~ shall be a minimum of 24" box
3.20~ shall be a minimum of 36" box
6) The actual tree size, locatton and number of community and
accent trees shall be subject to revfew and approval by the
Department of Community Development.
7) When possible and to add vtsual interest bermlng along
landscape lot frontages shall be provided which ts creative
and done not only to flow to walls, but be slightly
horizontal undulated (broad rolllng a wavellke free-flowing
appearance) maintaining visibility at entrances to
projects. Bermlng slopes shall be less than 3:1 and planted
wtth drought resistant turf and coordinated with shrubs and
groundcovers. Any detatls on bermlng shall be shown on
landscaping and gradtng plans.
8) Spactng of all groundcover shall be at 8" - 12" on center.
9) Perimeter walls should be provided with vines in order to
eliminate large expanses of wall by adding greenery and
color. Vines should also be informally grouped with
training devices installed with the actual location noted on
plans. The extent of use of the bougainvillea vine shall be
subject to approval of the City Engineer.
10) Entryways to the project site should be focal points. In
addition to the larger tree treatments, these areas should
be provided with a variety of color and treatment of
landscaping.
Resolution No. 2427
Page four
In irrigation areas controllers should be enclosed in
lockable housing. Design irrigation systems to provide
sufficient coverage of avoiding water overspray on buildings
and sidewalks.
PASSED AND ADOPTED at a regular meeting of the Tusttn Planning Commission,
held on the day of , 1987.
KATHY WEIL,
Chairman
PENNI FOLEY,
Secretary
RESOLUTION NO. 2436
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, RECOMMENDING TO THE TUSTIN CITY COUNCIL
APPROVAL OF TENTATIVE TRACT MAP NO. 12870
The Planning Commission of the City of Tusttn does hereby resolve:
The Planning Commission finds and determines as follows:
A. That Tentative Tract Map 12870 was submitted to the Planning
Commission on behalf of The Irvtne Company for the purpose of
creattng an 87 lot (32 numbered and 5S lettered) subdivision
from a portton of Blocks 42, 43, 44, 65 and 66 of Irvtne's
subdivision as shown on a map thereof ftled In Book 1, page 88
of Miscellaneous maps in the office of the County Recorder of
the County of Orange, State of California.
B. That a publtc heartng was duly called, nottced and held
considering satd map.
C. That Environmental Impact Report 85-2 as supplemented has
previously been prepared, considered, approved and certified
which adequately address the general environmental setting of
the project, 1ts significant environmental impacts, and the
alternatives and mitigation measures applted to each significant
environmental effect for the proposed project and no additional
environmental document need be prepared. The Planning
Commission has revtewed and considered the information contained
In previous environmental Impact report prior to approval of the
project.
D. The proposed subdivision Is in conformance with &ppllcable
ordinances, pollctes and standards of the Ctty of Tusttn,
evidenced by the following findings:
1. That the proposed map Is consistent with the Tusttn Area
General Plan tn that:
a. Proposed densities and land uses are Identified tn
accordance with the Land Use Element;
b. Parkland has been identified and allocated tn
accordance with the Recreation Element;
c. Provisions for affordable housing as outlined tn EIR
85-2 and the Housing Element will be considered at
subsequent, project level, subdivision map processing;
d. Necessary actions to mttlgate notse Impacts wtll be
required pursuant to the Notse Element, Including an
analysts of the Browning Corridor.
Resolution No. 2436
Page two
2. That the proposed map ts consistent wfth the East Tustfn
Spectftc Plan In that:
a. Provtsfons of sector processing rqufrements concernfng
clrculatlon, gradtng, drainage, and median and parkway
landscape plans relative to Sectors 7, 8 and 9 have
been met. (Sectfon 3.5)
b. The number of residential unfts proposed fs wfthln the
establJshed 11mtts stated fn the East Tusttn Specfffc
Plan (Sectton 3.4.3.)
c. That Identified land uses upon the subject map are
consistent with permitted land uses outlined in the
East Tustln Spectffc Plan (Sectton 3.4)
d. That school and park sltes have been fdenttffed In
accordance wtth the Spectftc Plan (Sectfon 3.4)
3. That the project as submitted ts consistent wtth the
adopted Development Agreement between the Ctty of Tustln
and The [rvtne Company dated January 27, [987.
4. That approval and recordation of Tract [2870 fs not the
ftnal dtscretlonary approval for development wtthtn the
subdtvtsfon. Subsequent subdtvlston maps w111 be requfred
prfor to development of any lot created by Tentatfve Tract
Hap [2763. tn conformance wtth the Subdfvfsfon Hap Act.
5. That the Cfty has revfewed the status of the School
Facilities Agreement between the Irvtne Company and the
Tusttn Untfted School Ofstrlct.
6. That the prectse alfgnment of the extensfon of La Colfna
Road has been determfned wtth Tentatfve Tract Hap [2870
and the proposed alignment Is such that through trafftc
should be deterred. A study examtnfng fmpacts and
mitigation measures has been prepared, reviewed by the Cfty
and forwarded to the County of Orange for revlew.
E. That the site ts physically suJtable for the type of deve!opment
proposed.
F. That the site Is physically suitable for the proposed density of
development.
Resolution No. 2436
Page three
G. That the design of the subdivision or the proposed improvements
are not 11Rely to cause substantial environmental damage or
substantially and avoidably injure fish or wildlife in their
habitat.
H. That the design of the subdivision or the type of improvements
proposed will not conflict with easements acquired by the
public-at-large, for access through or use of the property
within the proposed subdivision.
I. That the design of the subdivision or the types of improvements
proposed are not likely to cause serious public health problems.
II. The Planning Commission hereby recommends to the City Council
approval of Tentative Tract Hap No. [2870 subject to the conditions
ltsted in Exhibit A attached hereto.
PASSED AND ADOPTED at a regular meeting of the Tusttn Planning Commission,
held on the day of , 1987.
KATHY WEIL,
Chairman
PENNI FOLEY,
Secretary
EXHIBIT A
to Resolution No. 2436
CONDITIONS OF APPROVAL FOR TENTATIVE TRACT HAP 12870
PUBLIC/PRIVATE INFRASTRUCTURE I#PROVE]qEKTS
1.1 Prior to approval of final map, the Subdivider shall prepare plans for
and construct or post security guaranteeing construction of
full infrastructure/utility improvements within the boundary of said
tract map in conformance with applicable City standards. Many of the
facilities will be constructed as part of Assessment District 86-2 but
are still intended to be conditioned to this map. Improvements shall
include but are not limited to the following:
A. Curb and gutter/cross gutters
B. Sidewalks including access facilities for physically handicapped
persons
C. Drive aprons/approach
O. Street paving
£. Street signing and paving
F. Landscaping/irrigation facilities
G. Sanitary sewer service facilities
H. Domestic water service facilities
I. Reclaimed water service facilities
Uttltty facilities (i.e. gas, electric, telephone, and cable
television facilities).
K. Traffic signal systems and other traffic control devices
L. Street and trail lighting
M. Storm drains, subdratns and connections to public facilities.
N. Undergrounding of existing and proposed utiltiy distribution lines
O. Lot monumentation
P. Fire hydrants
The amount and acceptable security for construction of public
improvements shall be reviewed and approved by the Public Works
Department based on the status of any Assessment District designation and
the extent of any work included in Assessment District 86-2.
1.2 All construction within a public right-of-way and/or public easement must
be shown on a separate 24" X 36" plan with all construction referenced to
applicable City, County and Irvlne Ranch Water District standard drawing
numbers.
1.3 Placement of all above ground facilities, such as signing, street lights,
fire hydrants shall be behind the stdewalk when said sidewalks are
constructed adjacent to the curb within the public right-of-way. Street
lights shall be Installed adjacent with the sidewalk widened in the
immediate vicinity of the street light.
Exhibit A
to Resolution No. 2436
Page two
1.4 Preparation of sanitary sewer plans and reclaimed water plans to
standards of the Irvine Ranch Water District and City Engineer.
1.5 Preparation of plans for, and construction of a domestic water system to
the standards of the Irvtne Ranch Water District/City of Tusttn Water
Service, whichever is applicable at the time plan preparation is
commenced. Improvement plans shall also be reviewed and approved by the
Orange County Fire Department for fire protection purposes. The adequacy
and reliability of water system design and the distribution of fire
hydrants will be evaluated. The water distribution system and
appurtenances shall also conform to the applicable laws and adopted
regulations enforced by the Orange County Health Department.
1.6 Prior to approval of a final map, subdivider shall prepare a hydrology
and hydraulic study of the tributary area to Tract 12B70 and within said
tract. Preparation of plans and construction of a City storm drain
system to the satisfaction of the City Engineer and a Flood Control
District regional system to the satisfaction of the Orange County
Environmental Management Agency (Flood Control District) will be
required or security guaranteeing construction posted consistent with
Condition 1.1 above.
1.7 Prior to approval of a final map, all wetlands mitigation measures of EIR
85-2 shall be completed to the satisfaction of all pertinent regulatory
agencies as determined by the City Engineer.
1.8 Prior to approval of a final map, any flood control basin systems shall
be designed to the satisfaction and approval of any pertinent regulatory
agencies as determined by the City Engineer.
1.9 Prior to issuance of any building permits for any residential/commercial
project within the tract, all retention basin facilities must be
constructed and operational.
1.10 The subdivider shall dedicate all required street right-of-way, vehicular
access rights, flood control easements, sewer easements and water
easement defined and approved as- to specific location by the City
Engineer and other responsible agencies.
1.11 Prior to approval of the Final map, subdivider shall post with the
Community Development Department a minimum $2,500 cash deposit or letter
of credit to guarantee the sweeping of streets and cleanup of streets
affected by construction activities. In the event this deposit is
depleted prior to completion of development or City acceptance of public
streets, an additional incremental deposit will be required.
Exhibit A
To Resolution No. 2436
Page three
1.12 Any damage done to existing street improvements and utilities shall be
repaired before acceptance of the tract and/or Issuance of a Certificate
of Occupancy for development on any parcel within the subdivision.
1.13 Prior to any work tn the public right-of-way, an £xcavatton Permit shall
be obtained (and applicable fees paid) from the Public Works Department.
1.14 Prior to or concurrent with the recordation of the final map, abandonment
of all former segments of Irvtne Blvd. not to be utilized as street
right-of-way ts required based on review by City Engineer.
1.15 Prior to approval of a final map, subdivider shall provide traffic
engineering analysts of all intersections involving one or more arterial
streets to determine need for additional right-of-way to accommodate dual
left turn movements, free right turn movements and the need for traffic
signals, subdivider may be required to dedicate additional right-of-way
not shown on Tentative Tract Map 12870.
1.16 Prior to approval of a final map, any well sites located within the tract
boundaries that are not to be retained shall be abandoned and removed per
the standards of the State Health Department and all other applicable
agenctes.(t.e. Otvtston of 0tl and Gas).
1.17 Subdivider shall postpone the final wearing course of asphaltic concrete
pavement until development of lots has occurred. Subdivider will be
required to post a cash bond for said wearing course overlay work.
PARKS/RECREATIO#
2.1 Subdivider shall provide a minimum of 24.94 acres of land for park
purposes according to all applicable provisions of Ordinance 921.
A. Lots 31 and 32 shall be a minimum of 2 acres each for private
neighborhood park sites. Full land credit for the private parks
will be given only if the land Is fully improved pursuant to the
standard as stated in Ordinance 921 subject to review and approval
of all facilities by the Community Services Department. Private
park improvements on Lot 31 shall be under construction prior to
issuance of any certificates of occupancy for residential
development on Lots 12, 10 and 9 with construction completed within
90 days of Issuance of any certificates of occupancy. Private park
improvements on Lot 32 shall be under construction prior to issuance
of any certificates of occupancy on Lots 24, 25, 26 and 27.
Exhibit A
tO Resolution No. 2436
Page four
B. Lots 23 and 16 will be dedicated to the City. Lot 23 shall be a
minimum of 16.94 acreas for a public community park site and Lot 16
shall be a minimum of 4 acres for a pubic neighborhood park site.
Unless otherwise noted, the following 1rems must be provided and
conditions met prior to acceptance of public park sites by the City.
1. Submittal and approval by the Department of Community
Development of a soils report and rough grading plans spectftc
to lots 16 and 23, submitted by subdivtder's registered soil
and civil engineer. In addition to a standard soil report,
subdivider shall also provide lot-specific sot1 testing for
fertility/agronomy with any recommendations for soil
amendments.
2. Each lot tO be dedicated for park purposes shall be rough
graded to two percent (2S) or bonded for per an approved rough
grading plan, free of obvious rock and construction by-product
material with the exception of the knoll feature on the
community park sites which shall be maintained.
3. Full public improvements must be installed or bonded for by the
developer around the perimeter of each park site subject to
approval of City Engineer. These improvements include but are
not limited to full street improvements: curb, gutter,
sidewalk, street lighting and signing.
4. Public utility laterals of a sufficient size including water,
electricity, sewer, storm drain, natural gas and telephone
communication shall be installed or bonded for each park
site's property lines with actual designated locations subject
to approval of City Engineer.
5. Permanent fencing shall be installed by the developer of
adjacent bordering properties that abut each park site prior
to release of certificate of occupancies for development of
said properties. The design and materials of the fences are
subject to Design Review approval by the City.
6. Construction type fencing shall be installed around the
perimeter of the park sites on Lot 16 and Lot 23.
Exhibit A
to Resolution No. 2436
Page five
2.2 Prior to approval of the final map, subdivider shall provide the City
with $20,000 to be used for preparation of a design of the community
park.
2.3 A signalized pedestrian crossing between the commercial site in Sector. 6
and the park site on Lot 23 shall be installed by subdivider deemed
necessary by the City Engineer to provide a safe at grade pedestrian
crossing which may include a signalized traffic/pedestrian control. The
design of said crossing is subject to Design Review.
2.4 Subdivider shall prepare plans for and construct:
A. The regional trail as shown on Tract 12870. Prior to construction
trail plans (concepts, working drawings) must be submitted to the
County of Orange for review because of regional nature of the
facility and shall also be subject to review and approval by the
City Engineer and Community Services DePartment.
B.At grade crossing for said trail at Tustin Ranch Road.
C.An underpass for said trail at Jamboree Road.
D. At grade trail crossings should be delineated by special pavement
or some form of pavement texturing.
E. Appropriate signs advising vehicular traffic of trail crossing
shall be provided.
2.5 Subdivider shall be responsible for maintaining the regional trail shown
on Tract Map 12870 or enter into an Agreement for maintenance of said
trail with the County of Orange or other alternative maintenance entity
as may be acceptable to the Director of Public Works and Community
Services Director subject to approval by the City for acceptable
standards for maintenance.
2.6 Concurrently with recordation of the final map, subdivider shall record
an easement for the flight of golf balls within a specific number of
feet from the golf course, subject to review and approval as to form by
the Department of Community Development and City Attorney.
SCHOOLS
3.i Subdivider shall reserve Lots 6 and 15 identified as elementary school
sites for future acquisition by the Tusttn Unified School District.
In the event that lots reserved for school sites are not required by the
Tusttn Unified School District, said lots will be permitted to be
developed as residential sites in conformance with provisions of the
East Tustin Specific Plan.
GRADING/DRAINAGE
4.1 Prior to issuance of precise grading permits, a detailed engineering
geotechntcal and/or soil engineering report shall be submitted to and
approved by the Building Official conforming to the requirements of the
Uniform Building Code and City Grading Requirements.
Exhibit A
to Resolution No. 2436
Page Six
4.2 Prior to issuance of grading permits, preparation and submittal of a
grading plan consistent with the City's standard design criteria and
prepared on the City's permitted mylar formats subject to approval of
the Department of Community Development delineating the following
information:
A. Methods of drainage in accordance with all applicable City
standards. All recommendations submitted by geotechnical or soil
engineer and specifically approved by them.
B. Compliance with conceptual grading shown on tentative tract map.
C. Final street elevations at key locations.
D. Final pad/finish floor elevations and key elevations for all site
grading. All final pad elevations to be a minimum of 1.0 foot above
the base flood elevation as defined by F£MA.
E. All flood hazard areas of record.
F. A drainage plan and necessary support documents to comply with the
following requirements:
1. Provision of drainage facilities to remove any flood hazard to
the satisfaction of the City Engineer which will allow
building pads to be safe from inundation from rain fall which
may be expected from all storms up to and including the
theoretical 100 year storm and dedication of any necessary
easements on the final map as required.
2. Elimination of any sheet flow and ponding.
3. Provision of drainage facilities to protect the lots from any
high velocity scouring action.
4. Provision for contributory drainage from adjoining properties.
G. A note shall be placed on the grading plan requiring Community
Development Department approval of rough grading prior to final
clearance for final grading. The Department will inspect the site
for accuracy of elevations, slope gradients, etc. and may require
certification of any grading related matter.
Specific requirements noted above which may not be applicable to
the golf course will be subject to review and approval of the
Building Official and Director of Public Works.
4.3 Prior to issuance of grading permits, preparation of a sedimentation and
erosion control plan for all construction work related to the subject
Tract including a method of control to prevent dust and windblown earth
problems.
to Resolution No. 2436
Page Seven .
4.4 A prectse grading permit shall be issued prior to ~ssuance of any
building permtts within the subject Tract.
4.5 Prior to the issuance of precise grading permits, the Subdivider shall
submit a constructJon traffic routing plan to be reviewed and approved
by the Director of Public Norks.
4.6 Prior to Issuance of precise grading permits, written approval shall be
obtained from adjacent property o~ners for r~ghts-of-entry on
construction acttvtty across lot lines.
4.7 A qualif~ed paleontologlst/archealogtst, as appropriate shall be present
during rough grading operations. If resources are found, work shall
stop tn the affected area and all resources shall be excavated or
preserved as deemed appropriate or as recommended by the
paleontologtst/archealologist subject to review and approval by the
Department of Publtc Norks and Community Development. All "finds" shall
be reported Immediately to the Department of Community Development.
The paleontologtst/archealogtst shall attend the pregrade construction
meeting to ensure that this condition and necessary procedures In the
event of a "find" are explained.
4.8 All earth work shall be performed in accordance with the City of Tustln
Municipal Codes and grading requirements.
FIRE DEPARTMEBT
5.1 The subdivider shall comply with all requirements of the Orange County
F~re Marshal, including required ftre flow, Installation where required
of ftre hydrants subject to approval as to locatton by the Fire
Department, Ctty of Tusttn Public ~orks Department and [rvtne Ranch
Nater District, and compliance with all requirements pertaining to
construction.
5.2 Prior to tssuance of butldtng permits for combustible construction,
evtdence that adequate water supply for ftre protection is available
shall be submitted and approved by the Orange County Ftre Marshal.
BO[SE
6.! P~tor to the tssuance of any buJldlng permits, a ftnal acoustical
analysis repor~ describing the acoustical design features of the
st~uctuPes requJ~ed to satisfy the exterlor and ~nter~or notse standards
shall be submitted ~o the Community Development Departmen~ for approval
Exhibit A
to Resolution No. 2436
Page Eight
along with satisfactory evidence which indicates the sound attenuation
measures specified in the approved acoustical report(s) have been
incorporated into the design of the project. The acoustical analysis
shall be prepared by an expert or authority in the field of acoustics.
Prior to issuance of any building permits for any project that falls
under the Browning Corridor, a complete noise study shall be conducted
and submitted to the City for review. In addition to Community Noise
Equivalency Levels (CNEL) said study shall provide information on single
event noise measurments (SENEL) as generated by helicopter flyovers for
information purposes only.
All residential lots and dwellings shall be sound attenuated against
present and projected noises, which shall be the sum of all noise
impacting the project, so as not to exceed an exterior standard of 65
dba. CNEL in outdoor living areas and an interior standard of 45 dba
CNEL in all habitable rooms. Evidence prepared under the supervision of
an acoustical consultant that these standards will be satisfied in a
manner consistent with applicable zoning regulations shall be provided.
6.2 Prior to issuance of any Certifications of Use of Occupancy, field
testing in accordance with the Title 25 regulations may be required by
the Building Official to verify compliance with STC and IIC design
standards.
6.3 All construction operations including engine warm up shall be subject to
the provisions of the City of Tustin Noise Ordinance and shall take
place only during the hours of 7:00 a.m. until 6:00 p.m., Monday through
Friday unless the Building Official determines that said activity will
be in substantial conformance with the Noise Ordinance and the public
health and safety will not be impaired subject to application being made
at the time the permit for the work is awarded or during progress of the
work.
#OTIFICATIO#
7.1 Prior to the issuance of building permits, the subdivider shall record a
document separate from the deed which will be an information notice to
future tenants/homebuyers of roadway/aircraft noise impacting the
subdivision.
7.2 Prior to the issuance of building permits, the Subdivider shall submit
an aircraft/helicopter noise letter supplied by the Marine Corps which
shall be reviewed and approved by the Director of Community
Development. This noise letter shall contain, at minimum:
£xhtbtt A
to Resolution No. 2436
Page Ntne
A. The location of any jet or helicopter flight paths over in the
v~ctnJty of the proposed subdivision.
B. The distance of the project from runways tn the vicinity.
7.3 Prior to or any sale of property, subdivider shall notify all potential
buyers of the vartous assessments/maintenance Dtstr~cts as follows:
A. Assessment DtstrJct 86-2.
B. Ctty of Tust~n [972 Landscape & Ltghtlng District.
C. City of Tust~n Landscape Hatntenance District.
FEES
8.[ Prtor to recordation of any Final Map, Subdivider shall pay plan check
and Inspection fees for all public and/or prtvate infrastructure
t~provements within Ctty's responsibility excluding those financed by an
Assessment District.
8.2 The Subdivider shall pay any applicable Assessment Otstrtct 86-2
reappointment costs that may be pertinent to Tract No. 12870.
8.3 Prior to tssuance of any building permits wtth Tentative Tract Map
[2870, payment shall be made of all requtred fees Including:
A. HaJor thoroughfare and bridge fees to Tusttn Public Works
Department.
B. Sanitary sewer connection fee to Orange County Sanitation District.
Grading planchecks and permtt fees to the Community Development
Oepartment.
O. All applicable Building plan check and permtt fees to the Community
Oevelopment Department.
£. New development fees to the Community Development Department.
F. School facilities fee to the Tusttn Untfted $choo~ District.
G. [rvtne Ranch Water Oistrtct Fees prior to approval of fmprovement
plans.
GENERAL
9.1 Subdivider shall be responsible for all advanced energy charges for
street 112ht Installations prtor to annexations of the enttre area
wtthin the tract to the City of Tusttn [972 Landscape and Ltghttng
District. Annexation of the tract area shall be completed prfor to
July, in any given year and any annexation costs shall be borne by the
subdivider.
Exhtbtt A
to Resolution No. 2436
Page Ten
9.2 Within twenty four months from Tentative Tract Map approval unless an
extension is granted pursuant to the City's Subdivision Ordinance, the
Subdivider shall file with appropriate agencies, a Final Map prepared in
accordance with subdivision requirements of the Tustin Municipal Code,
the State Subdivision Map Act, and applicable conditions contained
herein.
9.3 Prior to issuance of building permits, the Subdivider shall record a
final map in conformance with appropriate tentative map.
9.4 The Browning Corridor Aviation Easement and the G.C.A. Easement as
outlined in the Memorandum of Understanding dated July 1985 between the
United States Marine Corps, the City of Irvine and the City of Tustin
shall be indicated on Tract Map 12870 and all subsequent builder
subdivision meps.
9.5 Prior to Final Map approval, subdivider shall submit a current title
report.
g.6 Subdivider shall conform to all applicable provisions of the City Code,
all requirements of the State Subdivision Map Act, the City's
Subdivision Ordinance and Zoning Ordinance including the East Tustin
Specific Plan Environmental I~act Report 85-2 as supplemented and the
East Tustin Development Agreement as adopted.
9.7 Subdivider shall submit a duplicate n~ylar of the Final Map, or 8 1/2
inch by 11 inch transparency of each map sheet prior to final map
approval.
9.8 "As built" grading, landscape and t~rovement plans shall be submitted
prior to certificate of acceptance of said improvements.
9.9 Building permits for development may not be issued upon any lot created
by Tract Map 12870 until such time that subsequent project level
subdivision maps are approved for individual lots with the exception of
the golf course lot or any other lot as applicable provided that no
additional subdivision is desired or required pursuant to requirements
of the Tustin Municipal Code and/or State Subdivision Map Act. Lots
established by Tract 12870 may be further subdivided independent of each
other. Building permits for uses to be located on the golf course
facilities (clubhouse, etc.) shall not be issued until design review of
the facilities by the Department of Community Development is completed.
Exhibit A
to Resolution No. 2436
Page Eleven
9.10 Prior to tssuance of project level butlding permits or recordation of
project level ftnal maps, whichever occurs first, the subdivider shall
provtde for landscape maintenance and ownership of ail lots indicated
belo~ to be the responsibility of the adjoining property owner and/or
homeowner's association and any other lots on said Tract Map 12870 that
are not to be maintained by the City of Tusttn Maintenance District,
Lots F,G,H,J,M,P,Q,S,U,W,Y,Z,BB,EE,FF,MM,OO,QQ,RR,ZZ,,BBB,DDD,EEE,FFF.
9.11 Prior to approval of a final map, the subdivider shall provide the
following corrections to Tentative Tract Map 12870:
A. Sheet 2 - Label "C" Street and show 60 foot width right-of-way.
B. Sheet 3 - Clarify corner cut-off dimension at southeasterly corner
of Tusttn Ranch Road and Portola Parkway. It should be 35 feet in
lieu of 65.6 feet.
C. Sheet 5 - Remove note under Section EE that says "NOTE: Portions
'of A' Street and all of 'B' Street may be private."
D. General notation - In order to meet the latest Caltrans Standard
for comfortable speed on horizontal curves for a 60 MPH design
speed, the centerltne radius of Tusttn Ranch Road should be 2,400
feet (without super elevation). The curves with 2,350 foot radii
should be upgraded to 2,400 feet. This should not adversely impact
the tract layout.
E.Note 8 needs to be revised to include CommuntCom Cable Television.
F. Note 17 need to be revised to reflect the lot designations as
outlined in condition of approval 9.10 as shown above.
9.12 The precise alignment of Tusttn Ranch Road shall be such that the
distance between the edge of the western right-of-way and .the point of
the foundation of the closest residence shall be a minimum of 1000',
plus or minus 100' as measured on a horizontal plane.
9.13 Building permits for develoment projects in Tentative Tract 12870 shall
be issued only in conformance with Approved Development Phasing Plan
outlined in the East Tustin Specific Plan Development Agreement.
Certificates of occupancy for residential units shall not be issued
until such time as certifications of occupancy are issued for the
required square footage of revenue generating uses specified on the
Approved Phasing Plan.
Exh~bt 1: A
to Resolution No. 2436
Page twelve
9.14 The Ct ty shall address the Impact of development proposals (wtthtn
Tentative Tract 12870) on Tusttn School Dtstrlct Facilities at such ttme
that tentative butlder residential tract maps are submitted for
approval.
9.[5 Butlder site plan tntertor street systems shall consler pedestrian and
blcycle circulation 11nkages to neighborhood actvlty centers, and
Cltywlde and sector-wide street and pedestrian links.
RESOLUTION NO. 2437
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, FINDING THAT THE FINAL ENVIRONMENTAL IMPACT REPORT
(EIR) FOR THE EAST TUSTIN SPECIFIC PLAN IS ADEQUATE TO
SERVE AS THE PROGRAM EIR FOR TENTATIVE TRACT MAP 12870 AND
ALL FEASIBLE MITIGATION MEASURES HAVE BEEN INCORPORATED AS
REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
The Planning Commission of the City of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
A. Tentative Tract Map 12870 and Sector Plans for Sectors 7, 8 and
9 are considered "projects" pursuant to the terms of the
California Environmental Quality Act;. and
B. The projects are covered by a previously certified final
environmental impact report for the East Tustin Specific Plan
which serves as a Program EIR for the proposed project and;
II. The East Tusttn Specific Plan final Environmental Impact Report
previously certified on March 17, 1986 was considered prior to
approval of these projects. The Planning Commission hereby finds:
the(se) projects are within the scope of the East Tustin Specific
Plan previously approved; the effects of the(se) projects were
examined in the Program EIR; and all feasible mitigation measures and
alternatives developed in the Program EIR are incorporated into
the(se) projects. The Final EIR is therefore determined to be
adequate to serve as a Program EIR for these projects and satisfies
all requirements of CEQA.
Applicable mitigation measures identified in the Final EIR have been
incorporated into the(se) projects which mitigate any potential
significant environmental effects thereof. The mitigation measures
are identified as Conditions on Exhibit A of Resolution No. 2436
approving Tentative Tract Map 12870 and conditions of Exhibit A of
Resolution No. 2427 approving Sector Concept Plans.
ResolutJon No. 2437
Page two
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a
regular meeting held on the day of , 198__, by
the following roll call vote:
AYES:
NOES:
ABSENT:
KATHY WEIL,
Chairman
PENN! FOLEY,
Secretary
Planning Commission
DATE: SEPTDIBER 28, 1987
SUB~]ECT: REPORT O# COU#CTL ACTTONS - September 21, 1987
Oral presentation.
per
Attachments: Ctty Counctl Actton Agenda - September 21, 1987
Corn munity Development Department
ACFION AGENDA OF A REGULAR I~E,
OF THE TUSTIN CITY COUNCIL
SEPTEMBER 21, 1987
7:00 P.M.
T, I. CALL TO ORDER
ALL PRESENT II. ROLL CALL
III. SPECIAL PRESENTATION
CERTIFICATE ANARD 1. CERTIFICATE AWARD FROM TAC-1 FIRE PREVENTION COMMITTEE TO SADDLEBACK
PRESENTED TO SAODLEBACK MOBILE HOME PARK
MOBILE HOI~E BY CHIEF ADDISON
IV. PROCLAMATIONS
PRESENTED TO BLENDLE 1. RETIRED MAINENANCE WORKER BLENDLE A. SCOTT
A. SCOTT
PRESENTED TO EARL 2. RETIRED WATER SERVICES MANAGER EARL E. ROWENHORST
E. RO~NHORST
PRESENTED TO RbrTH LEE 3. CONSTITUTION WEEK - SEPTEMBER 17-23, 1987
PRESENTED 'TO raORIA 4. ESCROW MONTH - OCTOBER, 1987
KNIGHT AND SCO1T HUNT
PRESENTED TO C~IIEF BOB 5. FIRE PREVENTION WEEK - OCTOBER 4-10, 1987
MI LLER
SPIRITUAL ASSEMBLY OF THE BAHA'IS OF TUSTIN PRESENTED 'THE PROMISE OF WORLO PEACE' STATEMENT
ANO A RED ROSE TO EACH COUNCILPERSON.
V. PUBLIC HEARING
~VED STAFF 1. RECOVERY OF CITY-INCURRED COSTS OF ABATEMENT OF A PUBLIC NUISANCE
R ~NOATION LOCATED AT 17592 AMAGANSET WAY
T ~ESS THE CHARGES AS
A~SrECIAL ASSESSMENT AND Recommendation: Assess the charges of $5,407.30 against the prop-
LIEN AND CITY ATEORNEY erty (AP# 401-033-01) as a special assessment and lien; and discuss
TO PROCEEO WITH INJUNCTION alternative mechanisms in achieving total compliance with prior
OR ialATEVER IS NECESSARY notices of abating the nuisance of the entire property as recom-
TO GET THE HOUSE IN SHAPE mended by the Community Development Department.
AND INSURE THE PROTECTION 01: THE NEIGHBORHOOD
GEILALD FELDI~a.N VI. PUBLIC INPUT
WAS CONCERNED ABOUT A MIX-UP REGARDING 92705 AND 92680 ZIP CODES FOR ANNEXATION 1311. !~.
FELOMAN TI) W~)RK WITH STAFF TO GE[ THIS SITUATION CLEJq,REO UP.
VII. CONSENT CALENDAR
APPROVED 1. APPROVAL OF MINUTES - SEPTEMBER 8, 1987, ADJOURNED REGULAR MEETING
APPROVED 2. APPROVAL OF DEMANDS IN THE AMOUNT OF $1,124,661.03
RATIFICATION OF PAYROLL IN THE AMOUNT OF $152,051.72
APPROVED STAFF 3. APPROVAL OF CONSULTANT SERVICES AGREEMENT FOR MONITORING THE JOHN
RECOI~NDATION WAYNE AIRPORT NOISE MONITORING PROGRAM FOR THE CITY OF TUSTIN
KELLY REQUE~ED THAT THIS Authorize the City Manager to execute subject agreement with J.
MATTER ~ AGENOIZED FOR EACH J. Van Houten & Associates, Inc., for a maximum amount of
MEETING AS A REGULAR ITEM $16,910.00 as recommended by the Community Development Depart-
me nt.
CI), COUNCIL ACTION AGENDA Page 1 9-21-87
ADOPTED RESOLUTION 4. RESOLUTION NO. 87-103 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY
NO. 87-103 OF TUSTIN, DETERMINING AND ADOPTING AN APPROPRIATIONS LIMIT FOR THE
-- FISCAL YEAR 1987-88, IN ACCORDANCE WITH ARTICLE XIIIB OF THE CONSTI-
TUTION OF THE STATE OF CALIFORNIA, AND SECTION 7910 OF THE GOVERN-
MENT CODE
Adopt Resolution No. 87-103 setting the appropriations limit for
Fiscal 1987-88 at $14,751,425.00 as recommended by the Finance
Department.
APPROVED STAFF 5. AGREEMENT WITH ORANGE COUNTY CONSOLIDATED TP~ANSPORTATION SERVICE
RECOI~qENDATION AGENCY (OCCTSA)
Approve subject agreement with OCCTSA for transportation of
senior adults and persons with disabilities, in the amount of-
$5,159.00; and authorize the Mayor and City Clerk to execute
same as recommended by Administrative Services.
AI)OPTED RESOLUTION 6. RESOLUTION NO. 87-102 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY
NO. 87-102 OF TUSTIN, CALIFORNIA, APPROVING DESTRUCTION OF CERTAIN PERS~)NNEL
RECORDS (Applications and Testing Materials for Recruitments Closed
Over Two Years)
Adopt Resolution No. 87-102 as recommended by the Administrative
Services.
VIII. ORDINANCES FOR INTRODUCTION - None
IX. ORDINANCES FOR ADOPTION - None
X. OLD BUSINESS - None
~ .... ~ XI. NEW BUSINESS
JVED REQUEST FROM 1. TUSTIN JAYCEES' REQUEST FOR TILLER DAYS PARADE
JAYCEES
A request from Tustin Jaycees for an advance of funds in the total
amount of $4,500.00, which requires an additional appropriation of
$500 to the approved budgeted amount of $4,000.
XII. REPORTS
RATIFIED 1. PLANNING COMMISSION ACTIONS - SEPTEMBER 14, 1987
All actions of the Planning Commission become final unless appealed
by the City Council or member of the public.
Recommendation: Ratify the Planning Commission Action Agenda of
September 14., 1987.
CITY MA~IAGER XIII. OTHER BUSINESS
REQUESTED CLOSED SESSION AS STATED BELOW
KELLY REQUESTED ll~T STAFF PREPARE A 'GET ACQUAINTED BROCHURE" IN A~ITICIPATION OF THE PASSAGE
OF ANNEXATIONS 139, 140 and 141 AT THE ELECTION ON NOVEMBER 3RD.
K~LY REQUESTED THE I~DNTHLY FINANCIAL BREAKDOWNS BE PROVIDED ON A NDNTHLY [UkSIS.
CITY COUNCIL ACTION AGENDA Page 2 9-21-87
KENNEDY SAID SHE WAS SORRY SHE MISSED THE AWARDS BANQUET AND SHE CONGRATULATED JIM ROURKE ON
HIS 27 YEARS AS CITY ATTORNEY AND SHE MENTIONED THAT THE COUNCIL HAD RECEIVED A LETTER FROM
FL~_RENCE KORTMEYER CONGRATULATING HUGH WEST ON HIS TWENTY YEARS OF SERVICE TO THE CITY.
K~. JDY REPORTED THAT SHE HAD PRESENTED A PLAQUE TO THE PEOPLE OF ALASKA ON HER RECENT
VACATION.
KENNEDY REPORTED THAT ORANGE COUNTY VECTOR CONTROL HAS REPORTED THAT 80 LARGE BIRDS IN THE AREA
ARE CARRYING THE ENCEPHALITIS VIRUS AND SHE HAD A PRESS RELEASE FOR THE TUSTIN NEWS.
KENNEDY REPORTED THAT THE COUNCIL HAD RECEIVED A LETTER FROM THE JOHN WAYNE AIRPORT MANAGER,
MR. RABELLA, AND HE SAID THAT REGARDING THE KNOX COMPLAINT THAT THERE IS ABSOLUTELY NO RECORD
OF AN AIRPLANE GOING OVER THE TUSTIN AREA AT THE TIME THAT ~R. KNOX IDENTIFIED IT. WE DO HAVE
CITIZENS MAKING THE COMPLAINTS. SHE WOULD LIKE OUR CONSULTANT TO GET TOGETHER WITH MR. KNOX TO
FIND OUT WHY THE TWO EXPERTS WOULD DISAGREE. THE MATTER WAS REFERRED TO STAFF.
KENNEDY ASKED ABOUT THE LARGE BUILDING ON FIRST STREET IN SANTA ANA. EDGAR RESPONDED THAT THE
EIR WAS NOT FOR THE BUILDING THAT IS UP BUT FOR THE EXPECTATION THAT SANTA ANA HAS TO BUILD
OTHER BUILDINGS. OUR CONCERN IS FOR TRAFFIC IMPACT AND CAL TRANS AND THE CITY FEELS IT IS
ESSENTIAL FOR SANTA ANA TO CONDUCT A VERY THOROUGH EIR SO THE IMPACT OF THE TRAFFIC WILL BE
UNDERSTOOD AND WE WILL HAVE THE OPPORTUNITY TO REVIEW IT REGARDING TRAFFIC, ETC.~ AND IF THEY
DO NOT RESPOND TO US, WE CAN FILE LITIGATION.
HOESTEREY WAS CONCERNED ABOUT THE EXCESSIVE AMOUNT OF SIGNS PROHIBITING PARKING OF LARGE TRUCKS
ON THE STREETS. KENNEDY RESPONDED THAT THERE IS A CONSTANT STREAM OF TRUCKS ON REDHILL.
HOESTEREY REPORTED THAT AT THE LAST LEAGUE ~ETING, THE ORANGE COUNTY SUPER COMMITTEE, OF WHICH
MR. EDGAR WAS A VICE CHAIRMAN, PASSED OUT SOME REPORTS REGARDING OUR TRANSPORTATION PROBLEMS.
WE SHOULD STUDY THIS REPORT AND BE PREPARED TO DISCUSS IT AT THE NEXT MEETING WITH PERHAPS A
P~'" ~LUTION OF SUPPORT FOR THIS COORDINATED EFFORT AND HE COMMENDED MR. EDGAR FOR HIS PART IN
PRESCOTT HAD SOME COMPLAINTS ABOUT THE CEMENT WORK ON MAIN STREET AND HE WILL DISCUSS IT WITH
THE CITY ENGINEER.
PRESCOTT REQUESTED THAT THE CITY GET ITS PROPERTY CLEANED UP ON EL CAMINO IN READINESS FOR THE
ANNIVERSARY CELEBRATION NEXT WEEK-END.
EDGAR SUGGESTED THAT STAFF REINITIATE A COMMITTEE OF CITIZENS WHO ARE INTERESTED IN THE
COMPLETION OF COLUMBUS TUSTIN PARK. WE NEED TO BEGIN THE DESIGN OF THE PARK, AND PROCEED
TOWARDS HIRING A CONSULTANT TO MAKE THE PLANS. THERE ARE 2 SOURCES OF REVENUE THAT WE CAN TAP
FOR SOME OF THAT PLANNING. ONE OF THE SOURCES OF REVENUE IS WHATEVER IS LEFT OVER FROM THE
BOND ISSUE WHEN ALL OF THE BONDS HAVE BEEN PAID OFF WHICH WILL BE IN EXCESS OF $20,000. ALSO
WE HAD FOR A LONG TIME BEEN UNABLE TO COLLECT SOME OF THE MONEY THAT HAD BEEN COMMITTED BY THE
COUNTY FOR THE ACQUISITION OF THE LAND FROM THE MC CALLA ESTATE. THEY DID NOT GIVE US THE
MONEY UNTIL SUCH A TIME AS IT WAS PHYSICALLY POSSIBLE TO DEVELOP THE PARK BUT INASMUCH AS THE
LAND IS NOW CLEARED, THAT IS NO LONGER AN IMPEDIMENT AND THAT IS SOMETHING IN THE VICINITY OF
$35,000. WE HAVE HAD A COMMITTEE THAT WORKED ON A PHILOSOPHICAL DIRECTION OF THE PARK AND
AFTER A GOOD DEAL OF DIALOG THEY REACHED A CONCLUSION THAT THE LAND SHOULD BE USED FOR A SPORTS
FACILITY WITH A PREFERENCE FOR A GYMNASIUM. HE ASKED STAFF TO AGENDIZE IT FOR THE NEXT
MEET I NG.
CITY COUNCIL ACTION AGENDA Page 3 9-21-87
EDGAR COP#ENDED THE COleqITTEE FOR THE AWARDS BANQUET FOR A ,)OB ELL DONE.
SAID WE HAVE A LE'rTER FROg HAUREEN HOLTHE, PRESIDENT OF THE LA COLINA HOFE OWNERS
A~ ..IATION, AND THE LETTER RELATES 'ro THE UPCOIqlN6 ANNEXATION 140 AND SEVERAL OF THE RESIDENTS
SAID THEY WERE ANXIOUS TO klAVE A VOTE TAKEN ON THIS HATTER.
8:17 xv. ADJOURNMENT
The City Council recessed to a Closed Session to consider personnel
matters pursuant to Government Code Section 54957 and thence to the
next Adjourned Regular Meeting on Wednesday, October 7, 1987, at 7:00
p.m.
CITY COUNCIL ACTION AGENDA Page 4 9-21-87
ACTION AGENDA OF A REGULAR ~ETING OF
ll4E lldSTIN REDEVELOPMENT AGENCY
· SEPTEMBER 21, 1987
7:00 P.M.
8:17 1. CALL TO ORDER
ALL PRESENT 2. ROLL CALL'
APPROVED 3. APPROVAL OF MINUTES - SEPTEMBER 8, 1987, ADJOURNED REGULAR MEETING
Recommendation: Approve.
APPROVED 4. REDEVELOPMENT DEMANDS - AUGUST, 1987
Recommendation: Approve Demands in the amount of $562,922.99 for the
month of August, 1987, as recommended by the Finance Department.
RECEIVED AJtD 5. PRELIMINARY FUND BALANCE PROJECTION - TOWN CENTER RDA DEBT SERVICE
FILED
A revised fund balance projection as requested by Chairman Edgar on
September 8, 1987.
Recommendation; Receive and file.
AJ)OPTED 6. SITE PLAN/DESIGN REVIEW 87-26: COMMERCIAL CENTER - RESOLUTION NO. RDA
RESOLIFFION NO. 87-14
RQ6 87-14
Review of site plan and architectural design of a proposed 9,600 square
foot retail center submitted on behalf of Colco, Ltd.
RESOLUTION NO. RDA 87-14 - A RESOLUTION OF THE CO~IUNITY REDEVELOPMENT
AGENCY OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING THE SITE PLAN AND
ARCHITECTURAL DESIGN OF A 9,600 SQUARE FOOT RETAIL SHOPPING CENTER TO BE
LOCATED ON THE NORTHEAST CORNER OF NEWPORT AVENUE AND WALNUT STREET
Recommendation: Adopt Resolution No. RDA 87-14 as recommended by the
Community Development Department.
NONE 7. OTHER BUSINESS
8:23 8. ADJOURNMENT
T~ the next Adjourned Regular Meeting on Wednesday, October 7, 1987, at
7:00 p.m.
REDEVELOPMENT AGENCY ACTION AGENDA Page 1 9-21-87