HomeMy WebLinkAboutPH 6 E. T. PHASE 1 RES 07-01-85A GEN
~ 7 -85
Inter Corn
DATE: July 1, 1985
TO:
FROM:
SUBJECT:
HONORABLE WL~YOR AND CITY COUNCIL
COI~IUMITY DEVELOPHENT DEPARTHENT
CONSIDERATION OF EAST TUSTIN PHASE NO. ! RESIDENTIAL
APPLICANT:
LOCATION:
REQUEST:
DRAFT ENVIRONHENTAL IHPACT REPORT No. 84-3
GENERAL PLAN AHENDHENT NO. 84-4
ZONE CHANGE NO. 85-4
THE IRVINE COHPANY
AREA BOUNDED BY INTERSTATE 5, BROWNING AVENUE, BRYAN AVENUE AND
JAHBOREE ROAD EXTENDED NORTH OF INTERSTATE 5
TO A~tEND THE GENERAL PLAN LAND USE DESIGNATION AND PROPERTY ZONING
TO PEPJqIT DEVELOPI~NT OF A PLANNED RESIDENTIAL COI~qUNITY CONSISTING
OF 5INGLE-FAmILY DETACHED, AI-rACHED AND APARTHENT D~ELLING UNITS
ADJOINING A PUBLIC PARK
RECOI~IENDED ACTION:
Staff recommends City Council approve the Phase 1 Residential Development as
revised by the Planning Commission by the following actions:
1. Adopt Resolution No. 85-66 approving Final EIR No. 84-3 subject to
mitigation measures.
2. Adopt Resolution No. 85-67 approving General Plan Amendment No. 84-4.
Adopt Ordinance No. 938 approving Zone Change No. 85-4 thereby adopting a
development plan with regulations pursuant to the Planned Community Zone
District.
BACKGROUND:
The Irvine Company has submitted a request to develop its first residential
phase in East Tustin therefore requiring the subject Environmental Impact
Report, General Plan Amendment and Zone Change. The tract map subdividing the
property is transmitted via separate staff report.
The Planning Commission following two study sessions, a field tour and two
public hearings approved the Phase i development limited to a maximum of 1,050
dwelling units rather than the 1,218 requested.
City Council Report
East Tustin
page two
City Council as the legislative body must now consider these public hearings and
the recommendations of the Planning Commission.
PROJECT SU~Y:
The proposed project consists of three residential land use areas and a public
park site on approximately 107 acres bounded by Browning Avenue, Jamboree Road
and the Interstate 5 Freeway. The requested General Plan Amendment would
reclassify the property's designation from "Residential Single Family" to
"Planned Community/Residential and Public and Institutional". The zone change
would redefine present zoning from "Planned Community" to "Planned
Community/Residential and Public and Institutional" The Zone Change would also
include all development regulations for the property in place of the traditional
zoning code. The development plan proposes an increase in the property's zone
density from its present 4 units per gross acre to an average of 9.81 units per
gross acre consisting of both single-family detached, attached and apartment
dwellings.
Traditional single family detached development on 7,200 square feet lots is not
included in The Irvine Company proposal. The zone categories proposed are
Medium-Low for area 1 along Browning Avenue, Medium for area 2 along Bryan
Avenue, and Medium-High for area 3 along Jamboree. Traditional large lot single
family would be considered low density.
The proposed land use plan was prepared in conjunction with the East Tustin
Specific Plan consultants. The designated land use types and location including
the public park site are consistent with the overall 'East Tustin land use plan.
The specific density and maximum unit count are recommended by the Planning
Commission as follows:
STATISTICAL SUMMARY
TYPE AREA GROSS ACRES UPGA MAXIMUM DWELLING UNITS
Medium-Low 1 33 8 264
(detached sfr)
Medium 2 21 13 273
(attached sfr)
Medium High 3 27 19 513
{apartments)
Neighborhood Park 4 ....
Roads 22 ....
TOTALS 107 9.81 * 1050
* units per gross acre overall average
Community Development Department
City Council Report
East Tustin
page three
Staff has included for Council review all original reports and exhibits
presented to the Planning Commission for their consideration. Greater detail is
provided in those reports concerning specific issues, responses from
Commissioners and an analysis of responses.
CONCLUS ION:
The Phase 1 residential project raises several issues which staff and the
Commission believe have been adequately addressed. The Tustin Unified School
District however, has taken a position opposed to staff's conditions recommended
for Tentative Tract No. 12345.
Overall, while Phase 1 has been removed from consideration with the East Tustin
plan, it will become an integral part of the plan contributing to the balance
dictated by the East Tustin Steering Committee and Tustin City Council.
I~ORA~_D D. LA~, ~
Director of Community Development
DDL:do
attach:
East Tustin Phase i zoning map
Resolution No. 85-66
Resolution No. 85-67
Ordinance No. 938
Final Environmental Impact Report No. 84-3
Staff Report to the Planning Commission, May 13, 1985
Staff Report to the Planning Commission, June 10, 1985
Community Development Department
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RESOLUTION NO. 85-66
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
CALIFORNIA, CERTIFYING DRAFT ENVIRONMENTAL IMPACT REPORT (EIR)
84-3 AND AMENDMENTS, AS FINAL EIR 84-3.
The City Council the City of Tustin, California does hereby resolve as
follows:
I. The City Council finds and determines as follows:
Ao
That an Environmental Impact Report would be required due to
potential effects identified in an initial questionnaire done
for the proposed Phase I residential project with on-site and
off-site improvements.
Be
That a Draft Environmental Impact Report for the proposed
project has been prepared by Michael Brandman Associates, for
the city of Tustin.
Ce
That distribution of the Draft EIR was made to interested public
and private agencies with a solicitation of comments and
evaluation.
De
That a public hearing was duly called, noticed and held on the
Draft EIR.
That incorporated within the Draft EIR are comments of the
public, commissions, staff and other 9gencies.
Fe
That the Draft EIR and amendments were prepared in compliance
with the California Environmental Ouality Act, State guidelines
and the policies of the city of Tustin.
Ge
That the subject Draft EIR has been reviewed by -staff, and
represent their independent evaluations and analysis.
He
That the Draft EIR and amendments have been reviewed and
considered, and that mitigation measures have been incorporated
into the project that eliminate or substantially lessened the
significant environmental effects there of as identified in
Draft EIR and amendments; and it is determined that any
remaining significant effects on the environment found to be
unavoidable are hereby found to be acceptable by the inclusion
of a statement of overriding considerations. This statement and
all environmental effects and mitigating measures are listed in
the attached document, Exhibit "A". Mitigation measures are
specified as conditions contained in this resolution.
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Resolution No. 85-66
Page Two
II. The City Council of the city of Tustin does hereby Certify
Draft EIR 84-3, plus amendments as a final EIR 84-3.
PASSED AND ADOPTED at a regular meeting of the Tustin City Council
held on the day of , 1985.
FRANK H. G~£INKE
Mayor
MARY WYNN
City Clerk
EA'~rmlT A
Env~onmentn~ Impact ~indings
As Required by ~.~A and the ~it~ of Tustin
~t Tustin B_~_'dentiat ~rR 84-3
Pursuant to the California Environmental Quality Act of 1970, as amended, and in
accordance with the City of Tustin guidelines, as amended, this document presents
the findings and a brief explanation of the rationale for each finding required for
approval of the proposed project.
The Pla~nin~ Commission of the City of Tustin does hereby find that changes
or alterations have been required int or incorporated into~ the ~)roject which
avoid or substantislly mitigate the significant adverse impacts identified in the
Final EIR as specifically itemized below.
Water Resources
Impacts:
The site is currently subject to shallow flooding resulting from the
inability of regional drainage facilities in the area to convey peak
storm flows.
Findings:
The elevation of the site will be raised above the flood level, or
alternately, an earthen berm will be constructed around the
perimeter of the site to protect the project from flooding. These
mitigation measures would protect the site without significantly
altering existing drainage and flooding patterns in the vicinity of
the project.
Impacts: Short-term degradation of surface water quality will occur during
grading and initial construction activities.
Findings:
A plan for silt control of all storm runoff from the property during
construction will be prepared and submitted to the City of Tustin
and the California Regional Water Quality Control Board-Santa Aha
Region Office prior to the issuance of any grading permits.
Impacts: On-site runoff volumes and velocities will increase and the on-site
drainage pattern will be altered.
Findings:
An on-site drainage plan will be submitted to the City of Tustin for
approval prior to the recordation of the final parcel map. Methods
for controlling the velocity and direction of runoff will be
incorporated into the project design.
Impacts: Development of the site will effect a long-term change in runoff
quality from agricultural pollutants to urban pollutants.
Findings:
This impact will be partially reduced by the implementation of
appropriate stormwater pollution control plans and periodic
cleaning of storm drains.
B. Land Use and Ae~t. heties
Impacts:
Findings:
Impacts:
Findings:
The project is not consistent with the existing general plan and
zoning designations for the site and surrounding areas.
A general plan amendment and zone change are proposed as part of
the project. The design and performance.standards included in the
Planned Community Regulations for the project will ensure that the
proposed project /s compatible with existing and planned land uses
adjacent to and near the project site.
The proposed project will contribute a sm~l] increment to an
existing and projected cumulative traffic impact at several
intersections in the area. The project will generate 9,583 ADT and
1,040 P.M. peak hour trip~. Traffic from the project will
incrementally worsen traffic conditions at the Red Hill Avenue/I-5
ramps and the intersections of Red Hill Avenue and Irvine
Boulevard and Red Hill Avenue and Laguna Road.
Several committed improvements to the circulation system in the
vicinity of the project site will provide mitigation of the identified
cumulative traffic impact created by the project and other
anticipated development in the area.
These committed improvements include reconstruction of the
Myford Road/I-5 interchange, construction of the Jamboree
Road/I-5 interchange, the widening of the I-5 freeway and the
reconstruction of the I-5/S.R. 55 interchange. The Jamboree I-5
interchange has been committed as a locally funded project by the
City of Tustin. The remaining three projects are contained in the
State Transportation Improvement Plan (STIP).
The rebuilding of the Myford Road interchange and the construction
of the Jamboree Road fi-5 interchange will mitigate project impacts
by diverting project traffic away from the Red Hill Avenue/I-5
interchange. The I-5 widening project and I-5/S.R. 55 interchange
reconstruction projects will increase the capacity of the circulation
system, thereby providing partial mitigation of areawide cumulative
traffic impacts.
In addition, the City of Tustin is currently preparing a citywide
traffic study which will serve as the basis for an update of the city's
circulation element. This study will identify improvements to the
city's circulation system necessary to support the level of growth
currently anticipated in the city.
D. Noise
Impacts:
Portions of the proposed project located adjacent to the Santa Ana
Freeway, Jamboree Road, and Laguna Road will be subject to levels
of noise in excess of the levels allowed by applicable noise
standards.
Findings:
All residences located within the 65 dB and 70 dB CNEL contours,
as shown in Exhibit 23 of the EIR, will require mitigation to reduce
noise levels to acceptable levels. Typical mitigation measures
which could be applied to the project are listed in Section 3.6.3 of
the EIR.
Impacts:
Findings:
When the final height, location, and design of noise barriers and the
dwelling unit pad elevations and construction plans are determined
for the noise impact areas, an acoustical engineer should certify
that the outdoor noise levels are less than 65 dB CNEL and interior
noise levels will meet the state standard of 45 dB CNEL for multi-
family dwellings.
Short-term noise impacts will occur during project construction.
Compliance with city noise standards regarding hours of operation
and the use of muffled construction equipment will minimize
construction noise impacts.
Impacts:
Findings:
Impacts:
Findings:
Short-term increases in dust and exhaust emission will occur in the
vicinity of the project during construction.
Compliance with Rule 403 of the SCAQMD Rules and Re~l~tions
and wetting of graded areas will reduce fugitive dust emissions
during construction. In addition, other measures recommended by
SCAQMD will be implemented, including phasing and scheduling
construction activities to avoid emissions peaks and maintaining
equipment engines in proper tune. Construction activity will be
discontinued during first and second stage smog alerts.
Long-term regional increases in mobile and stationary-source
emissions will result due to the increase in motor vehicle and
energy usage associated with the project.
The proposed project includes bicycle and pedestrian facilitie~
provided to reduce motor vehicle usage. Sidewalks will be provided
along Jamboree and Laguna Road, and Bryan and Browning
Avenues. All roads being constructed as a part of the project have
sufficient width to allow for bicycle lanes. Other mitigation
measures recommended by the South Coast Air Quality
Management District will be incorporated into the project as
appropriate and feasible.
The Planning Commission of the City of Tustin further finds that although
cl~nges~ alterations? or conditions have been incorporated into the project
which will substantially mitigate or avoid significant effects identified in the
Final ~!~ certain of the significant effects cannot be mitigated to fully
acceDtable levels. The remaining impacts identified below may continue to be
of significant adverse impact even when all known feasible and identified
mitigation measures are al~plied.
A. Project implementation will result in the termination of on-site
agricultural production and the loss of 17 acres of "Prime Farmland~ and
51 acres of "Farmland of Statewide Importance" as identified by the
California State Department of Conservation.
Findings:
The project is currently committed to non-agricultural use. The
Tustin General Plan Land Use Element currently designates the site
for urban (residential) land uses. The existence of an Irvine Ranch
Water District improvement finance district and the issuance of
bonds to finance urban level water and sewer improvements for the
project site and surrounding areas further indicates the existing
commitment to urban development of this area. There are no
economically or physically feasible measures available to mitigate
this impact.
Short-term construction equipment emissions and long-term mobile and
stationary emissions will occur with project implementation creating an
adverse impact on the air q,,~lity of the South Coast Air Basin.
Findings:
As with any urban development project, air quality impacts cannot
be completely mitigated. In approving the project, subject to the
conditions and mitigation measures set forth, the city has done All
that is technically and reasonably possible at the municipal level.
C. Inereased demand for limiting regional water resources.
Findings:
The project necessitates increased water use and, therefore,
increased demand for regional imported water. This impact cannot
be mitigated on an individual project basis although the city will
require implementation of all feasible conservation measures.
D. Inereased long-term demand for finite fossil fuel resources resulting from
project electrical and natural, gas requirements.
Findings:
The project necessitates an inereased cumulative demand for finite
fuel resources. Although servicing agencies anticipate adequate
fuel supplies for the project, the long-term demand for fossil fuel
rasourees will be unavoidably increased.
The Planning Commission of the City of Tustin does hereby find that certain
changes or alterations (e.g.~ mitigation measures) required in or incorporated
into the project are within the responsibility and jurisdiction of a public agency
other than the City of Tustin and can or should be adopted by the respective
agency as itemized below:
A. California Department of Transportation: Approval of the connection of
the Jamboree Road/I-5 interchange to the state freeway system.
B. Tustin Unified School District: Provision of adequate schooi facilities with
available state funds.
The P1Rnuing Commission of the City of Tustin bR~ weighed the benefits of the
proposed project sgRinst its unavoidable environmental risks in determinin~
whether to approve said project. The Planning Commission does hereby furthe~
find~ determine~ and state~ pursuant to the provisions of Section 15093 of th~
State CEQA Guidelines~ that the occur,nee of the certain significanL
environmental effects identified in the Final EI~ and set forth in paragraph
above? have been evaluated against the following overriding considerations:
A. The project will result in the following substantial social and
environmental benefits to the City of Tustin and surrounding areas:
The proposed project will provide a proper transition in land uses
between the existing residential area to the west of Browning
Avenue and the Tustin Auto Center and, in effect, will serve as a
buffer between the existing residential area and the Tustin Auto
Center.
The proposed project will provide improvements to the local
circulation system including the full improvement of one-half the
ultimate width of Browning and Bryan Avenues adjacent to the site
and improvements to the local drainage system including the
removal of an existing timber bridge across the leg of the E1
Modena-Irvine Channel along Bryan Avenue and the reconstruction
of the Bryan Avenue Culvert.
B. The following environmental and social considerations make the project
alternatives identified in the final EIR infeasible.
The "No Project" alternative is rejected because it fails to meet the
objectives set forth for the project, particularly the objective to
create a suitable land use buffer between the existing residential
area to the west of Browning Avenue and the Tustin Auto Center.
The "General Commercial-Commercial Office" alternative would
not be compatible with the existing residential area to the west of
Browning Avenue and would result in more significant traffic, air
q, JRlity and noise impacts than the proposed project.
The Planning Commission finds that the "Existing General Plan"
alternative is a potentially feasible land use alternative and hereby
reserves the option to further consider this alternative during
consideration of the general plan amendment and zone change.
STATE OF CALIFORNIA)
COUNTY OF ORANG£ )
CITY OF TUSTIN )
DONNA ORR, the undersigned, hereby certify that I am the Recording
of the Planning Commission Of_ the City of Tu'stin,
Secreta~ ........ ~-- No. /~2 ~ was duly passed and adopl:ed.
Ca.lifornla; :ha: Keso/u~uu
regular m~e~ing of the Tust~n..~g Commission, held on the
ORR
Recording Secretary
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RESOLUTION NO. 85-67
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
CALIFORNIA, AMENDING THE LAND USE MAP OF THE LAND USE ELEMENT OF
THE TUSTIN AREA GENERAL PLAN FOR AN AREA BOUNDED BY THE I-5
FREEWAY, BRYAN AVENUE, BROWNING AVENUE, AND PROPOSED JAMBOREE
ROAD, AS SHOWN IN EXHIBIT "A"
The City Council of the city of Tustin does hereby resolve as follows:
I. The City Council finds and determines as follows:
II.
Section 65356.1 of the Government Code of the State of
California provides that when it is deemed to be in the public
interest, the legislative body may amend a part of the General
Plan.
That in accordance with Section 65356 of the Government Code of
the State of California, a public hearing was duly called,
noticed, and held on the application (GPA 84-4) of Monica
Florian on behalf of The Irvine Company to reclassify the land
use from Residential/Single Family to Planned
Community/Residential and Public and Institutional for an area
bounded by the I-5 Freeway, Bryan Avenue, Browning Avenue and
the proposed Jamboree Road, as shown in Exhibit "A".
That a draft Environmental Impact Report has been prepared for
the subject project, and was was certified by the adoption of
Resolution No. 85-66.
That a change in classification would be in the public interest
and not detrimental to the welfare of the public or the
surrounding property owners.
The City Council hereby adopts General Plan Amendment 84-4 amending
the Land Use Map of the Land Use Element of the Tustin Area General
Plan from Residential/Single Family to Planned Community/Residential
and Public and Institutional for an area bounded by the I-5 Freeway,
Bryan Avenue, Browning Avenue, and proposed Jamboree Road, as shown
in Exhibit "A".
PASSED AND ADOPTED at a regular meeting of the Tustin City Council
on the day of , 1985.
FRANK H. GREINKE
Mayor
MARY WYNN
City Clerk
GENERAL PLAN AMENDMENT
EXHIBIT A
51385
NQ,_84~4
_PLANNED_.
COMMUNITY.
RESIDENTIAL
PUBLIC
&
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ORDINANCE NO. 938
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
REZONING AN AREA BOUNDED BY THE I-5 FREEWAY, BRYAN AVENUE,
BROWNING AVENUE, AND THE PROPOSED JAMBOREE ROAD, FROM PLANNED
COMMUNITY TO PLANNED COMMUNITY/RESIDENTIAL AND PUBLIC AND
INSTITUTIONAL AS SHOWN IN EXHIBIT "A" AND INCLUDING THE
INCORPORATION OF PLANNED COMMUNITY REGULATIONS KNOWN AS THE
EAST TUSTIN PHASE I RESIDENTIAL
The City Council of the city of Tustin does hereby ordain as follows:
Th6 City Council finds and determines as follows:
Ae
That a proper application (Zone Change 85-4) has been filed by
Monica Florian, on behalf of The Irvine Company, to change the
zone for an area bounded by the I-5 freeway, Bryan Avenue,
Browning Avenue and the proposed Jamboree Road, from Planned
Community to Planned Community/Residential and Public and
Institutional as shown in Exhibit "A", and incorporating planned
community regulatons known as the East Tustin Phase I
Residential.
Ce
That
appli
That
a public hearing was duly called, noticed and held on said
cation.
a zone change should be granted for the following reasons:
That the proposed change would not be detrimental to the
public health, safety, and w~lfare of the surrounding
property owners.
That the inclusion of a Planned Community zone and
incorporation of development regulations will ensure that
the proposed use will be compatible with .future and
existing developments.
The proposed zone designation is in conformance with the
Land Use Element of the Tustin Area General Plan.
De
Development of subject property shall be in accordance with the
policies adopted by the City Council: Uniform Building Codes as
administered by the Building Official; Uniform Fire Code as
administered by the Orange County Fire Marshal: and street
improvement requirements as administered by the City Engineer.
Development of the subject property shall be governed by the
Planned Community Regulation for the East Tustin Phase I
Residential, shown in Exhibit "B" attached hereto and a part
hereof, as now existing and hereafter amended by Ordinance of
the City Council.
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Ordinance No. 938
Page Two
A draft Environmental Impact Report (DEIR 84-3) has been
prepared for this subject project, and has been certified
by the adoption of Resolution No. 85-66 with mitigation measures
specified as conditions in this ordinance.
II.
The City Council Commission hereby approves Zone Change 85-4
from Planned Community to Planned Community/Residential and Public
and Institional for an area bounded by the I-5 freeway, Bryan Avenue,
Browning Avenue, and proposed Jamboree Road, as shown in Exhibit "A",
and incorporates Planned Community Regulations knQwn as the East
Tustin Phase I Residential. (Exhibit B).
PASSED AND ADOPTED at a regular meeting of the Tustin City Council
held on the day of , 1985.
FRANK H. GREINKE
Mayor
MARY WYNN
City Clerk
ZONING MAP
TUSTIN, CA.
EXHIBIT .A
ZC 85'4
PI. ANNED
_COMMUNITY
RESIDENTIAL
PUBLIC
&
INSTITU~I'IOI
PER-RES. NO.
DATED
PER ORD. NO.
DATED
PLANNED COMMUNITY ZONING REGULATIONS
EAST TUSTIN PHASE I RESIDENTIAL
ZONE CHANGE NO. 85-4
CITY OF TUSTIN
MAY 1, 1985
AMENDED BY PLANNING COMMISSION
June 10, 1985
CEP336
TABLE OF CONTENTS
SECTION
PAGE NO.
SECTION I
SECTION II
SECTION III
SECTION IV
SECTION V
SUBSECTION A
SUBSECTION B
SUBSECTION C
SUBSECTION D
SUBSECTION E
SUBSECTION F
SUBSECTION G
SUBSECTION H
SUBSECTION I
SUBSECTION J
SUBSECTION K
SUBSECTION L
SUBSECTION M
SECTION VI
SUBSECTION A
SUBSECTION B
INTRODUCTION
STATISTICAL SUMMARY
ZONING MAP
NOTES
GENERAL DEVELOPMENT STANDARDS
BUILDING SETBACKS FROM STREET
LANDSCAPE AREAS ADJACENT TO STREETS
PRIVATE STREET STANDARDS
WALLS AND FENCING
INTERSTATE 5 FREEWAY BUFFER
LANDSCAPING
PRIVATE PARK DESIGN
EXTERIOR BUILDING ARCHITECTURE
ANTENNAS
TRELLIS
COMMON AREA LANDSCAPING
ACCESS TO PUBLIC STREET
SIGNING
DEFINITIONS
APPLICABILITY
DEFINITIONS
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CEP336
TABLE OF CONTENTS
Page Two
SECTION VII
SUBSECTION A
SUBSECTION B
SUBSECTION C
SUBSECTION D
SECTION VIII
SUBSECTION A
SUBSECTION B
SUBSECTION C
SUBSECTION D
SECTION IX
SUBSECTION A
SUBSECTION B
SUBSECTION C
SUBSECTION D
SECTION X
SECTION XI
SECTION XII
MEDIUM LOW DENSITY RESIDENTIAL (AREA NO. 1)
PURPOSE
USES PERMITTED
USES PERMITTED SUBJECT TO CONDITIONAL USE PERMIT
SITE DEVELOPMENT STANDARDS
MEDIUM DENSITY RESIDENTIAL (AREA NO. 2)
PURPOSE
USES PERMITTED
USES PERMITTED SUBJECT TO A CONDITIONAL
USE PERMIT
SITE DEVELOPMENT STANDARDS
MEDIUM HIGH DENSITY RESIDENTIAL (AREA NO. 3)
PURPOSE
USES PERMITTED
USES PERMITTED SUBJECT TO'CONDITIONAL
USE PERMIT
SITE DEVELOPMENT STANDARDS
PUBLIC OPEN SPACE: AREA NO. 4
DEVELOPMENT PLAN DESIGN REVIEW PROCEDURES
ENFORCEMENT
PAGE
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CEP336
SECTION I. INTRODUCTION
The regulations set forth in this ordinance for the East Tustin Phase I
Residential Planned Community District have been established to provide for
the development of a variety of residential housing types and densities, as
well as compatible community facilities. The application of these regulations
is specifically intended to encourage the appropriate use of the land, create
a harmonious relationship among the residential land uses and existing commun-
ity, protect the health, safety and general welfare of the community and
provide the flexibility needed to create a quality residential environment.
Development within the East Tustin Phase I Residential Planned Community will
occur pursuant to these Planned Community Regulations.
CEP336 3 5/1/85
SECTION II.
RESIDENTIAL
Type
Medium Low Density
Medium Density
STATISTICAL SUMMARY
Approximate
Area Gross Acres
1 33
2 21
Maximum
Density
8
13
Dwellinq Units
264
273
Subtotal
Medium High Density
3 27 lg 513
CO.UNITY FACILITIES
Neighborhood Park
Roads
4
22
Total
107
10
1050
CEP336 4 5/1/85
SECTION IV. NOTES
Ae
Within the Planned Community area, the continued use of the land for
agricultural purposes and other uses similar in character and all neces-
sary structures and appurtenances shall be permitted.
Any land use proposal not specifically covered by the provisions con-
tained herein shall be subject to the regulations' of the City of Tustin
Zoning Code.
Cm
Whenever the regulations contained herein conflict with the regulations
of the City of Tustin Zoning Code, the regulations of the East Tustin
Phase I Residential Planned Community District shall take precedence.
Grading will be permitted within the Planned Community outside of an area
of immediate development upon the securing of a grading permit. Stock-
pile and borrow sites may be permitted within areas scheduled for future
development subject to an approved grading plan and issuance of a
Temporary Use Permit by the City of Tustin.
The density of any residential development shall be computed by dividing
the total number of dwelling units in the parcel by the gross acres for
that parcel. For this purpose, gross acres shall be measured to the
center-line of any internal public or private street or to the ultimate
right-of-way line of any arterial highway as designated on the City's
Master Plan of Arterial Highways.
CEP336 6 5/1/85
All areas designated for residential use may and are encouraged to be
developed at a lower residential density without requiring an amendment
to the Planned Community District Regulations.
G. All construction shall comply with all provisions of applicable Municipal
Codes.
Model homes and their garages and private recreation facilities may be
used as offices for the first sale of homes within a recorded tract and
within subsequent similar tracts utilizing these same architectural
designs subject to the regulations of the City of Tustin governing said
uses and activities. Said model homes must be closed to the public and
converted for occupancy within 90 days from the last home sale (deed
recordation) in the subdivision tract of the same style home.
Plans for the noise attenuation of units located near arterial highways
or freeways which insure that interior and exterior noise levels do not
exceed the City of Tustin noise ordinance, shall be submitted for review
and approval at the time of builders tentative tract consideration for
residential development. Refer to Section 3.6.3 of EIR 84-3 for
mitigation measures regarding interior and exterior noise levels.
Jo
Pursuant to City Ordinance No. 921, a park standard of 3 acres per 1,000
population is required for this Planned Community. This requirement
shall be satisfied as detailed in Ordinance No. 921. The exact location,
size, improvements and funding mechanism for both the neighborhood park
and remaining parkland dedication shall be finalized prior to the
CEP336 7 5/1/85
issuance of a building permit for Areas 1, 2 and 3. The exact amount of
dedication will not be determined until subsequent tract maps with
specific projects have been filed.
CEP336 8 5/1/85
SECTION V. GENERAL DEVELOPMENT STANDARDS
Buildinq Setbacks from Streets: The following minimum setbacks shall
apply to all main structures abutting the following streets. Setbacks
shall be measured from the ultimate right-of-way line.
set back a minimum of 5 feet from tract walls.
Street Desiqnation
Santa Ana Freeway and
Interchange Ramps
Jamboree Road
Bryan Avenue
Browning Avenue
Laguna Road
Streets A and B
Buildings will be
Minimum
Buildinq Setbacks
30'
26'
26'
26'
22'
20'
Landscape Areas Adjacent to Streets: The following minimum landscaped
areas shall be provided adjacent to the following streets. The land-
scaped area including sidewalks and any utility easements shall be
measured from the face of curb and may include: areas dedicated to or
assigned through easement to the City of Tustin, if accepted; areas owned
and maintained by private individuals or associations; areas owned by
private individuals and/or associations and maintained by public
maintenance districts; or a combination thereof.
CEP336 g 5/1/85
Street Designation
Minimum Landscape Area
Width
Santa Ana Freeway (from right of way) 30'
Jamboree Road 20'
Bryan avenue 24'
Browning Avenue 24'
Laguna Road 20'
Streets A and B 19'
Gm
Private Street Standards: When private streets are constructed, they
shall be improved in accordance with the following standards:
(1) Private streets 150 feet or less in length serving 6 or less
dwelling units and having no parallel parking within the travel way
shall have a minimum paved width of 24 feet.
(2)
Private streets more than 150 feet in length, serving more than 6
dwelling units and with no parallel parking within the travel way
shall have a minimum paved width of 28 feet.
(3) Private streets where on-street parallel parking will be limited to
one side onl~ shall have a minimum paved width of 32 feet.
(4) Private streets with on-street parallel parking permitted on both
sides shall have a minimum paved width of 36 feet.
(5) Private drives with perpendicular parking outside of the travel way
shall have a minimum paved width of 24 feet.
CEP336 10 5/1/85
(6)
The paved street width (where required by the City, paved street
width and sidewalks) shall constitute the total right-of-way for
purposes of establishing setback lines for structures.
Walls and Fencing:
(1) Materials: Walls and fencing located adjacent to Jamboree Boule-
vard, Bryan Avenue, Browning Avenue, and the I/5 Freeway shall be
constructed of exposed slump block or stuccoed masonry block walls
or wrought iron fencing materials. Walls and fences dividing common
property lines not adjacent to a public right-of-way may be
constructed of any material acceptable to the Planning Commission.
(2)
Height: Top of walls and fencing along Browning Avenue, Bryan
Avenue, and Jamboree Road shall be a minimum of 6 feet 8 inches in
height measured from the finished grade level of the adjoining
public sidewalk or top of curb, whichever is higher.
Walls and fencing dividing common property lines not adjacent to a
public right-of-way may be constructed at any minimum height.
However, common property line walls and fencing including hedges
shall not exceed 7-1/2 feet in height measured from the highest
adjacent grade level.
Interstate 5 Freeway Buffer: Sound attenuation buffering for both the
interior and exterior of residential units shall be required in conform-
ance with the City's noise ordinance. Prior to development of any parcel
CEP336 11 5/1/85
adjoining the Interstate 5 Freeway or its interchange with Jamboree Road,
a detailed analysis of noise impacts, mitigation measures and design
standards shall be submitted for Planning Commission review and
approval. A combination of earth berms topped with masonry walls shall
be constructed along the Freeway right-of-way. The final berm and wall
design height and limitation on adjoining structural windows will be
determined by a qualified acoustical engineer retained by the City at the
developers expense.
Landscaping: A master landscape theme plan for areas adjoining Jamboree
Boulevard, Bryan Avenue, Browning Avenue, Laguna and Streets A & B within
this zone district shall be approved by the Planning Commission prior to
development of any parcel. Each development project within this district
shall implement the master plan to ensure uniform and consistent
landscape treatment throughout the project area. The master landscape
plan shall also detail acceptable perimeter wall materials and colors.
Private Park Design: Private park land may be credited towards park land
dedication requirements of the City Municipal Code. The final size and
improvements of any private park must be approved by the City Council if
proposed for park land dedication credit.
Exterior Building Architecture: The City encourages attractive
architectural treatment of building exteriors visible from public
streets. Development plans submitted pursuant to Section X Design Review
Procedures must show details of building exteriors for structures which
will be visible from public streets.
CEP336 12 5/1/85
Antennas: Roof top antennas are prohibited within this planned community
district. Consideration shall be given in design of building product for
attic antennas and cable television.
Trellis: Open trellis and beam constructions shall be permitted to
attach the garage or carport to the dwelling and may also extend from the
dwelling to the property line in the side or rear yard. In side yards,
the maximum height shall not exceed seven and one-half (7-1/2) feet.
Trellis areas shall not exceed fifty (50) percent of the remaining open
space of a developed lot.
Common Area Landscaping: All commonly owned property exclusive of
structural improvements shall be landscaped with a combination of trees,
shrubs and ground cover. Landscaping shall be provided with permanently
installed irrigation systems as appropriate and determined to be
acceptable by the City Design Review process. Approval of landscape
plans for commonly owned property shall be obtained pursuant to
Section XI of this planned community document.
Access to Public Streets: Developments shall not be designed in a manner
causing vehicles to back directly onto Browning Avenue, Bryan Avenue,
Jamboree Road, Laguna Road or Streets A and B. Driveways with adequate
turn around facilities shall be required.
M. Signing: A comprehensive signing plan will be developed as a part of the
East Tustin Specific Plan Planned Community Regulations. That uniform
CEP336 13 5/1/85
signing plan for both permanent and temporary signage will be applied to
this Planned Community at such time as it is adopted. In the interim
period prior to the signing plan adoption, this Planned Community shall
be governed by the provisions of the City's sign code, as amended. For
purposes of this Planned Community, supplemental or directional signs may
be located on Irvine Company property within the City of Tustin.
CEP336 14 5/1/85
SECTION VI. DEFINITIONS
Applicability: For the purposes of these regulations, words, phrases and
terms shall be deemed to have the meaning ascribed by this section.
Words, phrases and terms not specifically defined herein shall be deemed
to have the meaning described in the City of Tustin Zoning Code.
B. Definitions
Apartments: A structure designed and built for occupancy of three or
more families for rental purposes.
Area Per Unit: The ratio of the building site area measured horizontally
as a level plane to the number of dwelling units in a development
project.
Attached Single Family Dwellinq. (Condominiums and Townhomes) Dwelling
units with one or more common wall(s), such as condominiums (stacked
flats) and townhomes. More than one dwelling unit may be located on a
single lot.
Building Site Area: The total land within the boundaries of a develop-
ment project, not including any public street right-of-ways or easements
that PrOhibit surface use of the property.
CEP336 15 5/1/85
Buildin~ Site Coverage: The percentage of the building site area that is
covered by the area within the perimeter of all structures located on the
building site area. Covered area shall include al! areas under roof, but
not include roof overhangs and covered porches. Trellis coverage is
discussed in Section V.j. Swimming pools and spas are not considered in
calculating structural site coverage.
Common Area - Residential: The area within a residential development
that is not designed as a residential building site, which is owned in
common by homeowners in the development, and which is available for
common use or enjoyment by all property owners in the development and
their invitees; example: common parking facilities, recreation areas,
landscaped areas, open space areas.
Community Facility: A noncommercial use established primarily for the
benefit and enjoyment of the population of the community in which it is
located.
Conventional Developments: Conventional developments are defined as
areas developed in such a manner that each dwelling unit is situated on a
residential lot of record and no lot contains more than one (1) dwelling
unit. Designation of conventional development shall be shown on the
tentative tract map. Zero lot line subdivisions are considered conven-
tional developments.
CEP336 16 5/1/85
Cluster Developments: Cluster developments are defined as combining or
arranging attached or detached single family dwelling units and their
accessory structures on contiguous or related residential lots of record
with arrangements of common space areas which are not a part of the
individual lot of record. Designation of cluster development shall be
shown on the tentative tract map.
Condominiums: (See attached single family dwelling) Condominiums are
defined as attached or detached dwelling units developed under the
statutory condominium requirements established by the State Real Estate
Commissioner's office; designation of condominiums shall be shown on the
tentative tract map.
Density: The number of dwelling units per gross acre.
Detached Single Family Dwellinq: A dwelling unit or accessory structure
located on a single lot without walls in con, non with any adjoining
dwelling unit or accessory structure. A dwelling unit with zero side or
rear setback commonly referred to as a patio home is considered a
detached single family dwelling. Detached single family dwelling may be
developed in conventional or cluster development fashion.
Development Project: A proposed residential land use project submitted
for City review and/or approval in accordance with City codes and
ordinances, eg., site plan, tentative subdivision map, conditional use
permit, etc.
CEP336 17 5/1/85
Gross Area (gross acres): The entire land area (acres) within the bound-
ary of a development project, measured to the right-of-way line of any
abutting arterial highway or the centerline of any internal (local)
public or private street.
Lot: A parcel of land to be occupied by a main building and an accessory
building, or by a dwelling group and its accessory buildings, along with
open space, parking and circulation as may be required by these
regulations.
UPGA {Units per Gross Area): The density of a residential project
computed by dividing the total number of dwelling units in the project by
the gross area of the project.
Ultimate Right-Of-Way: The right-of-way shown as ultimate on an adopted
precise plan of highway alignment, or the street rights-of-way shown
within the boundary of a recorded tract map, a recorded parcel map or a
recorded PC development plan. The latest adopted or recorded document in
the above case shall take precedence. If none of these exist, the ulti-
mate right-of-way required by the highway classification as shown on the
Master Plan of Streets. In all other instances, the ultimate right-of-
way shall be considered to be the existing right-of-way in the case of a
private street, and the existing right-of-way in the case of a public
street.
CEP336 18 5/1/85
Zero Lot Line: The siting of dwelling units in such a manner that one
side-yard setback is reduced to "0" feet in order to provide outdoor
living space for the other side-yard area. Dwelling units so sited shall
have no door or window openings in walls located on the zero side yard
property line.
CEP336 19 5/1/85
SECTION VII. MEDIUM LOW DENSITY RESIDENTIAL (AREA NO.
Purpose: The medium low density residential district is established to
provide for the development of a detached single family conventional or
cluster residential development.
B. Uses Permitted:
(1) Detached Single family dwellings.
(2) Schools, parks, playgrounds, bicycle and pedestrian trails.
(3)
Accessory buildings, structures and uses customarily incidental to a
permitted use, including:
a. Garages, carports, and open parking areas.
b. Swimming pools, spas and jacuzzis, tennis courts, basketball or
multipurpose courts and recreation buildings.
c. Fences and walls.
d. Patio covers and trellises.
e. Garden structures and greenhouses.
f. The keeping of pets of a type readily classified as being
customarily incidental to a permitted residential use not
involving a commercial activity. The keeping of equine, bovine,
sheep, goats, swine, poultry and exotic or wild animals shall be
prohibited.
CEP336 20 5/1/85
(4)
Easements and facilities for utilities including those for storm
drain, flood control, pipelines, electrical, cable television, and
natural gas.
(5) Model homes (pursuant to Section IV: Notes).
(6} Temporary real estate offices and construction offices and facilities.
(7)
Future development signs, subdivision directory signs, tract identi-
fication signs, community identification signs, and other real
estate signs for use in identifying proposed and existing residen-
tial uses pursuant to Section V.
C. Uses Permitted Subject to a Conditional Use Permit:
A. Churches, temples, synagogues and other places of worship with or
without private or parochial schools.
B. Day care centers.
D. Site Development Standards:
(1) Maximum density: 10.0 dwelling units per gross residential acre.
(2) Minimum Building Site Area per unit: Detached single-family: 3,000
square feet.
CEP336 21 5/1/85
(3)
Minimum building setbacks for detached single-family dwellings shall
be as follows:
a. Front yard
1. Fifteen feet from any public or private street right-of-way
line. Attached or detached garage and carports shall be set
back a minimum of 9 feet from curb face, provided the garage
is equipped with an automatic garage door opener. Garages
and carports shall not be set back from the curb face
between 9 and 24 feet to ensure that cars parking in the
driveway do not overhang the sidewalk. If no sidewalk is
required, the 24-foot setback may be reduced by 5 feet. If
living areas are provided above garage, garage setbacks
shall apply, however, the main structure will maintain the
fifteen foot setback.
Side yard - "0" feet one side, provided that the aggregate of
both side yards shall be a minimum of 10 feet. Detached
garages, carports or other accessory structures shall be situ-
ated a minimum of 4 feet from the main building and may abut the
side lot line provided:
1. The height of the accessory structure at the side lot line
does not exceed 12 feet;
2. No eave, projection or overhang extends beyond the property
line; and
3. Measures are taken to insure the deflection of runoff away
from the property line;
CEP336 22 5/1/85
c. Rear yard - 10 feet minimum for main buildings.
Garages, carports or other accessory structures may abut the
rear lot line provided:
1. The same are detached a minimum of 4 feet from the main
building;
2. The height of the building at the rear lot line does not
exceed 12 feet;
3. No eave, projection or overhang extends beyond the property
line; and
4. Measures are taken to insure the deflection of runoff away
from the property line.
d. Projections into required setbacks:
1. Covered patios, unenclosed on at least two sides, may abut
any side or rear property line, per Section V.j.
2. Eaves, cornices, chimneys, balconies and other similar
architectural features shall not project more than 4 feet
into any required front, side or rear yard.
(4) Maximum building height: shall be 35 feet.
(5)
Lot Area Coverage: The total area covered by buildings shall be a
maximum of one hundred percent of any lot less the required
setbacks. Covered areas shall include all areas under roof but not
include roof overhangs and covered porches. Trellis coverage is
covered under Section V,j.
CEP336 23 5/1/85
(6)
Off-street parking requirements:
a. A minimum of two garage spaces shall be provided for each
detached single-family dwelling unit plus one-half guest space
per unit within a common parking area, driveway, or abutting
public or private street. No more than 50% of guest parking
shall be allowed on driveways. On street parking credit will be
permitted at the rate of one space for each 22 feet of lineal
curb frontage excluding no parking areas adjacent to fire
hydrants and corner curb radi, or 18 feet if one end is
unobstructed by other parking spaces.
Parking area dimensions, location and access shall conform to
the City design review criteria on file in The Community
Development Department. At a minimum, garage and carport spaces
shall be 9 feet by 20 feet inside dimension. Open parking
spaces shall also be 9 feet by 20 feet, or 9 feet by 17.5 feet,
with a 2.5 foot unobstructed overhang. Compact open spaces
shall be 8 feet by 16 feet.
Co
For purposes of determining this parking requirement, "dens", as
determined by city staff, will be considered bedrooms if a
closet can reasonably be provided within the den.
CEP336 24 5/1/85
SECTION VIII. MEDIUM DENSITY RESIDENTIAL (AREA NO. 2)
Purpose: The medium density residential district is established to
provide for the development of a variety of conventional, cluster and
condominium residential uses.
B. Uses Permitted:
(1) Single family dwellings, attached and detached.
(2) Schools, parks, playgrounds, bicycle and pedestrian trails.
(3)
Accessory buildings, structures and uses customarily incidental to a
permitted use, including:
a. Garages, carports, and open parking areas.
b. Swimming pools, spas and jacuzzis, tennis courts, basketball or
multipurpose courts and recreation buildings.
c. Fences and walls.
d. Patio covers and trellises.
e. Garden structures and greenhouses.
f. The keeping of pets of a type readily classified as being
customarily incidental to a permitted residential use not
involving a commercial activity. The keeping of equine, bovine,
sheep, goats, swine, poultry and exotic or wild animals shall be
prohibited.
CEP336 25 5/1/85
(4)
Easements and facilities for utilities including those for storm
drain, flood control, pipelines, electrical, cable television, and
natural gas.
(5) Model homes (pursuant to Section IV: Notes).
(6) Temporary real estate offices and construction offices and facilities.
(7)
Future development signs, subdivision directory signs, tract identi-
fication signs, community identification signs, and other real
estate signs for use in identifying proposed and existing residen-
tial uses pursuant to Section V.
C. Uses Permitted Subject to a Conditional Use Permit:
Churches, temples, synagogues and other places of worship with or
without private and parochial schools.
B. Private and parochial schools, day care centers.
D. Site Development Standards:
(1) Maximum density: 14.0 dwelling units per gross residential acre.
CEP336 26 5/1/85
(2)
Minimum area per unit:
a. Detached single-family:
area.
b. Attached single-family:
area per unit.
3,000 square feet minimum building site
1,750 square feet minimum building site
(3)
Minimum building setbacks for detached single-family dwellings shall
be as follows:
a. Front yard
1. Fifteen feet from any public or private street right-of-way
line. Attached or detached garage and carports shall be set
back a minimum of 9 feet from curb face, provided the garage
is equipped with an automatic garage door opener. Garages
and carports shall not be set back from the curb face
between g and 24 feet to ensure that cars parking in the
driveway do not overhang the sidewalk. If no sidewalk is
required, the 24-foot setback may be reduced by 5 feet. If
living areas are provided above garage, garage setbacks
shall apply, however, the main structure will maintain the
fifteen foot setback.
Side yard - "0" feet one side, provided that the aggregate of
both side yards shall be a minimum of 10 feet. Detached
garages, carports or other accessory structures shall be situ-
ated a minimum of 4 feet from the main building and may abut the
side lot line provided:
CEP336 27 5/1/85
1. The height of the accessory structure at the side lot line
does not exceed 12 feet;
2. No eave, projection or overhang extends beyond the property
line; and
3. Measures are taken to insure the deflection of runoff away
from the property line;
c. Rear yard - 10 feet minimum for main buildings.
Garages, carports or other accessory structures may abut the
rear lot line provided:
1. The same are detached a minimum of 4 feet from the main
building;
2. The height of the building at the rear lot line does not
exceed 12 feet;
3. No eave, projection or overhang extends beyond the property
line; and
4. Measures are taken to insure the deflection of runoff away
from the property line.
d. Projections into required setbacks:
1. Covered patios, unenclosed on at least two sides, may abut
any side or rear property line, per Section V,j.
2. Eaves, cornices, chimneys, balconies and other similar
architectural features shall not project more than 4 feet
into any required front, side or rear yard.
(4) Minimum building setbacks for attached single-family dwellings shall
be as follows:
CEP336 28 5/1/85
The minimum building setback from any public street right-of-way
line shall be 10 feet, except that the point of vehicular entry
to any garage shall be a minimum of 20 feet from any public
street right-of-way line unless the garage is equipped with an
automatic garage door opener, in which case it shall be a
minimum of 5 feet.
From any private street or drive curb face, 4 feet minimum,
provided that enclosed garages situated within 20 feet of any
street or drive shall be equipped with automatic garage door
openings.
c. The minimum side yard setback for each principal structure
and/or accessory structure shall be 10 feet.
d. The minimum rear yard setback for each dwelling unit-.and/or
accessory structure shall be 10 feet.
e. The minimum horizontal distance between principal structures
shall be 10 feet.
f. Structures which abut a park, greenbelt or other permanent open
space may abut the common property line.
CEP336 29 5/1/85
g. Projections into required setbacks:
1. Covered patios, unenclosed on at least two sides, may abut
any side or rear property line, per Section V.j.
Eaves, cornices, chimneys, balconies and other similar
architectural features shall not project more than 4 feet
into any required front, side or rear yard.
(5) Maximum building height: shall be 35 feet.
(6) Lot Area Coverage: Trellis coverage is covered in Section V,j.
(7)
The total area covered by buildings shall be a maximum of 100% of
any lot less the required setbacks, landscaping, parking and
circulation.
(8)
Trash storage and collection areas: Any residential development
proposing three or more dwellings on any one building site shall
provide adequate and convenient trash storage area(s) meeting City
standards and shielded from view by an opaque screen not less than
6 feet in height.
(9)
Off-street parking requirements:
a. A minimum of two covered spaces shall be provided for each
detached single-family dwelling unit plus one-half guest space
per unit within a common parking area, driveway, or abutting
CEP336 30 5/1/85
be
public or private street. No more than 50% of guest parking
shall be allowed on driveways. On street parking credit will be
permitted at the rate of one space for each 22 feet of lineal
curb frontage excluding no parking areas adjacent to the
hydrants and corner curb radi, or 18 feet if one end is
unobstructed by other parking spaces.
Attached single-family and multiple-family developments shall
provide a minimum number of resident parking spaces per unit as
follows:
Covered
Parking Assigned
Unit Type Spacing/Units Space/Unit
Studio 1.0 1
I Bedroom 1.5 1
2 Bedrooms 2.0 2
3 Bedrooms 2.0 2
4 Bedrooms 2.5 2
Development proposing 4 or more dwelling units shall also
provide guest parking at the ratio of 0.25 open unassigned
parking spaces per unit. If a two car enclosed private garage
is provided, a guest parking standard of .5 open unassigned
spaces per unit will apply.
Parking area dimensions, location and access shall conform to
the city design review criteria on file in the Community
Development Department. At a minimum, garage, and carport
spaces shall be 9 feet by 20 feet inside dimensions. Open
CEP336 31 5/1/85
parking spaces shall be 9 feet by 20 feet in size or 9 feet by
17.5 feet with a 2.5 foot unobstructed overhang. Compact open
spaces shall be 8 feet by 16 feet.
d. For purposes of determining this parking requirement "dens," as
determined by city staff, will be considered bedrooms if a
closet can be reasonably provided within the den.
e. No onstreet parking will be credited on area boundary streets~
(10) Minimum gross floor area per unit excluding the garage area:
Bachelor
I Bedroom
i Bedroom w/den
2 Bedrooms
2 Bedrooms w/den or more
450 square feet
550 square feet
700 square feet
750 square feet
900 square feet
CEP336 32 5/1/85
SECTION IX. MEDIUM HIGH DENSITY RESIDENTIAL (AREA NO. 3)
Ae
Purpose: The medium high density residential district is established to
provide for the development of for sale single family attached and rental
multi-family residential uses.
B. Uses Permitted:
(1) Single family attached dwellings.
(2) Multiple Family Dwellings (Apartments)
(3) Schools, parks, playgrounds, bicycle and pedestrian trails.
(4)
Accessory buildings, structures and uses customarily incidental to a
permitted use, including:
a. Garages, carports, and open parking areas.
b. Swimming pools, spas, jacuzzis, tennis courts, basketball or
multi-purpose courts and recreation buildings.
c. Fences and walls.
d. Patio covers and trellises.
e. Garden structures and greenhouses.
f. The keeping of pets of a type readily classified as being cus-
tomarily incidental to a permitted residential use not involving
a commercial activity. The keeping of equine, bovine, sheep,
goats, swine, poultry and wild or exotic animals shall be
prohibited.
CEP336 33 5/1/85
(5)
Easements and facilities for utilities including those for storm
drain, flood control, pipelines, electrical, cable television and
natural gas.
(6) Model homes (pursuant to Section IV: Notes).
(7) Temporary real estate offices, and construction offices and facili-
ties.
(8)
Future development signs, subdivision directory signs, tract identi-
fication signs, community identification signs and other real estate
signs for use in identifying proposed and existing residential uses
pursuant to Section V.
C. Uses Permitted Subject to a Conditional Use Permit:
(1) Churches, temples, synagogues and other places of worship with or
without private and parochial schools.
(2) Day care centers.
D. Site Development Standards:
(1) Maximum density: 22.0 dwelling units per gross residential acre.
(2) Minimum Building Site per Area Unit: 1,750 square feet.
CEP336 34 5/i/85
(3)
Maximum lot area coverage: The total area covered by buildings
shall be a maximum of one-hundred percent of the site area, less the
required setbacks, landscaping, parking and circulation. Covered
area shall include all areas under roof but shall not include roof
overhangs and covered porches. Trellis coverage is covered in
Section V:j.
(4)
Minimum building setbacks:
a. The minimum main building structure setback from any interior
public street right-of-way line shall be 10 feet.
b. The minimum setback from any private street or drive shall be 10
feet for all structures.
c. The minimum horizontal distance between principal structures
shall be 10 feet.
d. The minimum horizontal distance between accessory structures
shall be 5 feet.
e. Structures which abut a park, greenbelt or other permanent open
space may abut the common property line.
(5) Maximum building height: shall be 40 feet.
(6)
Trash storage and collection areas: Any residential development
proposing three or more dwellings on any one building site shall
provide adequate and convenient trash storage area(s) shielded from
view by an opaque screen not less than 5 feet in height.
CEP336 35 5/i/85
(7)
Off-street parking requirements:
a. Single family attached dwellings shall provide a minimum number
of resident parking spaces per unit as shown in the Medium
Density Residential District (Area 2). Multiple-family
developments shall provide a minimum number of resident parking
spaces per unit as follows:
Covered
Parking Assigned
Unit Type Spacing/Units Space/Unit
Studio 1.0 1
Bedroom 1.5 1
2 Bedrooms 1.8 1
3 Bedrooms 2.0 2
4 Bedrooms 2.5 2
Development proposing 4 or more dwelling units shall also
provide guest parking at the ratio of 0.25 open unassigned
parking spaces per unit. If a two car enclosed private garage
is provided, a guest parking standard of .5 open unassigned
spaces per unit will apply.
b. Parking area dimensions, location and access shall conform to
the city design review criteria on file in the Community
Development Department. At a minimum, garage, and carport
spaces shall be 9 feet by 20 feet inside dimension. Open spaces
shall also be 9 feet by 20 feet, or 9 feet by 17.5 feet with a
2.5 foot unobstructed overhang. Compact open spaces shall be 8
feet by 16 feet.
c. For purposes of this parking requirement "dens" as determined by
city staff will be considered bedrooms if a closet can
reasonably be provided within the den.
CEP336 36 5/1/85
(9) Minimum §ross floor area per unit excludin§ the §ara§e area:
Bachelor
i Bedroom
1 Bedroom w/den
2 Bedrooms
2 Bedrooms w/den or more
450 square feet
550 square feet
700 square feet
750 square feet
850 square feet
CEP336 37 5/1/85
SECTION X. PUBLIC OPEN SPACE: AREA NO. 4
Purpose: The Public & Institutional District is established to provide
for development and ensure its long term existence.
Be
Uses Permitted: All normally acceptable passive and active sport
facilities as determined appropriate by the City.
Ce
Development Standards: As determined by the City Council upon the
acceptance of park land dedication.
CEP336 38 5/1/85
SECTION XI. DEVELOPMENT PLAN DESIGN REVIEW PROCEDURES
Ae
Design Review: Pursuant to the design review requirements of the City
Zoning Ordinance, a comprehensive development plan application shall be
submitted to the Cummunity Development Department. Said application
shall include but is not limited to conceptual site plans, architectural
elevations of all building exteriors, conceptual common area landscape
plans, and conceptual recreation facility plans. City Planning
Commission Development Review approval must be obtained for final
conceptual development plans prior to submittal of plans and
specifications to the building department. All plans submitted to the
building department must be in substantial conformance with the
conceptual plans submitted to, and approved by the Commission.
While the Planning Commission review is not a discretionary procedure
subject to public hearing, the commission may only impose reasonable
conditions necessary to ensure compliance with {his Planned Community
Zoning Document and the City's General Plan.
Application Requirements: The applicant shall submit the necessary
applications and fees to the Community Development Department pursuant to
current application filing requirements.
CEP336 39 5/1/85
SECTION XII. ENFORCEMENT
This Planned Community Zoning Document has been adopted pursuant to the City
of Tustin Municipal Code. Any violation of this zone district constitutes a
misdemeanor violation of the municipal code punishable by imprisonment for up
to six months or a fine of $500.00 per day of violation or both as determined
by a court of law. The City maintains the option of citing For infraction
violations pursuant to adopted procedures.
CEP336 40 5/1/85
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RESOLUTION NO. 2223
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, CALIFORNIA, RECOMMENDING CERTIFICATION OF
DRAFT ENVIRONMENTAL IMPACT REPORT (EIR) 84-3 AND
AMENDMENTS, AS FINAL EIR 84-3
The Planning Commission of the city of Tusttn, California does hereby
resolve as follows:
The Planning Commission finds and determines as follows:
A. That an Environmental ImPact Report woul.d be required due to
potential effects identified in an initial questionnaire done
for the proposed Phase I residential project with on-site and
off-site improvements.
Be
That a Draft Environmental Impact Report for the proposed
project has been prepared by Michael Brandman Associates,' for
the city of Tustin.
That distribution of the Draft'EIR was made to interested public
and private agencies with a solicitation of comments and
evaluation.
That a public hearing was duly called, noticed and held on the
Draft EIR.
That incorporated within the Draft EIR are comments of the
public, commissions, staff and other agencies.
That the Draft EIR and amendments were prepared in compliance-.
with the California Environmental Quality Act, State guidelines
and the policies of the city of Tustin.
That the subject Draft EIR has been reviewed by staff, and
represent their independent evaluations and analysis..
That the Draft EIR and amendments have been reviewed and
considered, and that mitigation measures have been incorporated
into the project that eliminate or substantially lessened the
significant environmental effects there of as identified in
Draft EIR and amendments; and it is determined that any
remaining significant effects on the environment found to be
unavoidable are hereby found to be acceptable by the inclusion
of a statement of overriding considerations. This statement and
all environmental effects and mitigating measures are listed in
the attached document, Exhibit "A". Mitigation measures are
specified as conditions contained in this resolution·
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Resolution No. 2223
page two
II.
The Planning Commission of the city of Tusttn does hereby recommend
certification of Draft EIR 84-3, plus amendments as a final EIR 84-3
to the City Council. ,
PASSED AND ADOPTED at a regul~)' meeting of the Tustin Planning Commission
held on the ./~/~ day of ///'~//y~....~ ~ , 1985.
/OONNA' ORR,
Recordtng Secretary
RONALD H. WHITE,
Chairman
R~NmlT &
gnt~,o~mental Impact Findings
· z acquired by CRQA and the City of
M~y 13, 1985
Pursuant to the C~li¢ornia Environmental Quality Act of 1970, as amended, and in
accordance with the City of Tustin guidelines, as amended, this document presents
the findings and a brief explanation of the rationale for each finding required for
approval of the proposed project.
1. The Plannin~ Commission of the City of Tustin does hereby find that ehAn~_q
or alterations have been required in~ or incorDorated intoI the Drojeet whi'e-~
avoid or substantially mitigate the significant adverse impacts identified in the
Final r.l~ as sDeeffically itemized below.
A. Wate~ Resou~-,es
Impacts:
The site is currently subjent to shallow flooding resulting from the
inability of regional drainage facilities in the area to convey peak
storm flows.
Findings:
The elevation of the site will be raised above the flood level, or
alternately, an earthen berm will be constructed around the
perimeter of the s/re to protect the project from flooding. These
mitigation measures would protect the site without significantly
altering existing drainage and flooding patterns in the vicinity of
the project.
Impacts: Short-term degradation of surface water qunlity will occur during
grading and initial construction aotivities.
Findings:
A plan for silt control of all storm runoff from the property during
construction will be prepared and submitted to the City of Tustin
and the California Regional Water Quality Control Board-Santa Ana
Region Office prior to the issuance of any grading permits.
Impacts: On-site runoff volumes and velocities will increase and the on-site
drainage pattern will be altered.
Findings:
An on-site drainage plan will be submitted to the City of Tustin for
approval prior to the recordation of the final parcel map. Methods
for controlling the velocity and direction of runoff will be
incorporated into the project design.
Impacts: Development of the site will effect a long-term change in runoff
quality from agricultural pollutants to urban poUutants.
Findings:
This impact will be partially reduced by the implementation of
appropriate stormwater pollution control plans and periodic
cleaning of storm drains.
Use and Aesthetics
Impacts: The project is not consistent with the existing general plan and
zoning designations for the site and surrounding areas.
Findings:
A general plan amendment and zone change are proposed as part of
the project. The design and performance standards included in the
Planned Community Regulations for the project will ensure that the
proposed project is compatible with existing and planned land uses
adjacent to and near the project site.
C. Tr~s~'tati~/Ci~_.ulatioa
Impacts:
The proposed project will contribute a small increment to an
existing and projected eum,,lative traffic impact at several
intersections in the area. The project will generate 9,583 ADT and
1,040 P.M. peak hour trips. Traffic from the project will
inerementally worsen traffic conditions at the Red Hill Avenue/I-5
ramps and the intersections of Red HiLl Avenue and Irvine
Boulevard and Red Hill Avenue and Laguna Road.
Findings:
Several committed improvements to the circulation system in the
vicinity of the project site will provide mitigation of the identified
cumulative traffie impaet created by the project and other
anticipated development in the area.
These committed improvements include reconstruction of the
My-ford Road/I-5 interchange, construction of the Jamboree
Road/I-5 interchange, the widening of the I-5 freeway and the
reconstruction of the I-5/S.R. 55 interehange. The Jamboree I-5
interchange has been committed as a locally funded project by the
City of Tustin. The remaining three projects are contained in the
State Transportation Improvement Plan (ST[P).
The rebuilding of the My-ford Road interchange and the construction
of the Jamboree Road/I-5 interchange wiLl mitigate project impacts
by diverting project traffic away from the Red Hill Avenue/I-5
interchange. The I-5 widening projent and I-5/S.R. 55 interchange
reconstruction projects will increase the capacity of the circulation
system, thereby providing partial mitigation of areawide cumulative
traffic impacts.
In addition, the City of Tustin is currently preparing a citywide
traffic study which wiLl serve as the basis for an update of the city's
circulation element. This study wiLl identify improvements to the
eity's eirc,fl_~.tion system neeessary to support the level of growth
currently anticipated in the city.
D. Noise
Impacts:
Portions of the proposed project located adjacent to the Santa Ana
Freeway, Jamboree Road, and Laguna Road will be subject to levels
of noise in excess of the levels allowed by applicable noise
standards.
Findings:
All residences located within the 65 dB and 70 dB CNEL contours,
as shown in Exhibit 23 of the EIR, will require mitigation to reduce
noise levels to acceptable levels. Typical mitigation measures
which could be applied to the project are listed in Section 3.6.3 of
the EIR.
When the final height, location, and design of noise barriers and the
dwelling unit pad elevations and construction plans are determined
for the noise impact areas, an aeoustieal engineer should certify
that the outdoor noise levels are less than 65 dB CNEL and interior
noise levels will meet the state standard of 45 dB CNEL for multi-
family dwellings.
Impacts: Short-term noise impacts will occur during project construction.
Findings~
Compliance with city noise standards regarding hours of operation
and the use of muffled construction equipment will minimize
construction noise impacts.
Qu ity
Impacts: Short-term increases in dust and exhaust emission will occur in the
vicinity of the project during construction.
Findings:
Compliance with Rule 403 of the SCAQMD Rules and Re~,lntions
and wetting of graded areas will reduce fugitive dust emissions
during construction. In addition, other measures recommended by
SCAQMD will be implemented, including phasing and scheduling
construction activities to avoid emissions peaks and maintaining
equipment engines in proper tune. Construction activity will be
discontinued during first and second stage smog alerts.
Impacts:
Long-term regional increases in mobile and stationary-source
emissions will result due to the increase in motor vehicle and
energy usage associated with the project.
Findings:
The proposed project includes bicycle and pedestrian facilities
provided to reduee motor vehicle usage. Sidewalks will be provided
along Jamboree and Laguna Road, and Bryan and Browning
Avenues. All roads being constructed as a part of the project have
sufficient width to allow for bicycle lanes. Other mitigation
measures recommended by the South Coast Air Quality
Management District will be incorporated into the project as
appropriate and feasible.
The Planning Commission of the City of Tustin further finds that although
changes, alterations~ or conditions have been incorporated into the [~rojeet
which will substantially mitigate or avoid significant effects identified in th.,
Final I~.IR7 certain of the significant effects cannot be mitigated to fully
a?epta, b. le levels. The remaining impacts identified below may continue to bn
cz sl~'nn~iean~ adverse impact even when all known f~.~ible and identified
mitigation measures are applied. ----
Project implementation will result in the termination of on-site
agricultural production and the loss of 17 acres of ~Prime Farmland" and
51 acres of "Farmland of Statewide Importance" as identified by the
California State Department of Conservation.
Findings:
The project is currently committed to non-agricultural use. The
Tustin General Plan Land Use Element currently designates the site
for urban (residential) land uses. The existence of an Irvine Ranch
Water District improvement finance district and the issuance of
bonds to finanee urban level water and sewer improvements for the
project site and surrounding areas further indicates the existing
commitment to urban development of this area. There are no
eeonomieR]]y or physically feasible measures available to mitigate
this impact.
Be
Short-term construction equipment emissions and long-term mobile and
stationary emissions will occur with project implementation creating an
adverse impact on the air q,,R]ity of the South Coast Air Basin.
Findings: As with any urban development project, air quality impacts cannot
be completely mitigated. In approving the project, subject to the
conditions and mitigation measures set forth, the city has done all
that is technically and reasonably possible at the municipal level.
C. Increased demand for limiting regional water resources.
Findings:
The project necessitates increased water uae and, therefore,
increased demand for regional imported water. This impaet cannot
be mitigated on an individual project basis although the city will
require implementation of all feasible conservation measures.
D. Increased long-term demand for finite fossil fuel resources resulting from
project electrical and natural gas requirements.
Findings:
The project necessitates an increased eumuiative demand for finite
fuel resources. Although servicing agencies anticipate adequate
fuel supplies for the project, the long-term demand for fossil fuel
resources will be unavoidably increased.
The Planning Commission of the City of Tustin does hereby find that certain
eh?n~.es or ait?rations (e.g., mitigation measures) required in or incorporated
into ~ne project are within the responsibility and jurisdiction of a p,,hlie a~enev
other than ~the City of Tustin and can or should'be adopted by t~ r~eso~tiv~
agency as itemized below: ' ' '
California Dei~u'tment of Transportation: Approval of the connection of
the Jamboree Road/I-5 interchange to the state freeway system.
Tustin Unified School District: Provision of adequate school fecflities with
available state funds.
The Plain. ing Commission of the City of Tustin has weighed the benefits of the
propose(l Dro~ect a~,air~t its unavoidable environmental risks in determining
whether to approve said project. The Planning Commission does hereby further
find~ deter,in% and stat% pursunnt to the provisions of Section 15093 of t~--~
State CEQA Guidellnes~ that the oecurence of the certain s/emil]cant
environmental effects identified in the Finnl F.{U and set forth in paragraph ?.
ahoy% have been evaluated against the following overriding consideratio,-~:
A. The project will result in the following substantial social and
environmental benefits to the City of Tustin and surrounding areas:
1. The proposed project will provide a proper transition in land uses
between the existing residential area to the west of Browning
Avenue and the Tustin Auto Center and, in effect, will serve as a
buffer between the existing residential area and the Tustin Auto
Center.
The proposed project will provide improvements to the local
circulation system including the full improvement of one-bnl¢ the
ultimate width of Browning and Bryan Avenues adjacent to the site
and improvements to the local drainage system including the
removal of an existing timber bridge across the leg of the E1
Modena-Irvine Charmcl along Bryan Avenue and the reconstruction
of the Bryan Avenue Culvert.
The following environmental and social considerations make the project
alternatives identified in the final EIR infeasible.
The "No Project" alternative is rejected because it fails to meet the
objectives set forth for the project, particularly the objective to
create a suitable land use buffer between the existing residential
area to the west of Browning Avenue and the Tustin Auto Center.
The "General Commercial-Commercial Office" alternative would
not be compatible with the existing residential area to the west of
Browning Avenue and would result in more significant traffic, air
q~,nllty and noise impacts than the proposed project.
The Planning Commission finds that the "Existing General Plan"
alternative is a potentially feasible land use alternative and hereby
reserves the option to further consider this alternative during
consideration of the general plan amendment and zone change.
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RESOLUTION NO. 2224
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL AMEND THE LAND USE MAP OF THE LAND USE ELEMENT
OF THE TUSTIN AREA GENERAL PLAN FOR AN AREA BOUNDED BY
THE I-5 FREEWAY, BRYAN AVENUE, BROWNING AVENUE, AND
PROPOSED JAMBOREE ROAD, AS SHOWN IN EXHIBIT "A"
The Planning Commission of the city of Tustin does hereby resolve as
follows:
I. The Planning Commission finds a~d determines as follows:
Xe
Section 65356.1 of the Government Code of the S~ate of
California provides that when it is deemed to be in the public
interest, the legislative body may amend a part of the General
Plan.
Be
That in accordance with Section 65356 of the Government Code of
the State of California, a public hearing was duly called,
noticed, and held on the application (GPA 84-4) of Monica
Florian on behalf of The Irvine Company to reclassify the land
use from Residential/Single Family to Planned
Community/Residential and Public and Institutional for an area
bounded by the I-5 Freeway, Bryan Avenue, Browning Avenue and
the proposed Jamboree Road, as shown in Exhibit "A".
Ce
That a draft Environmental Impact Report has been prepared for
the subject project, and was recommended for certification to
the City Council, by the adoption of Resolution No. 2223.
That a change in classification would be in the public interest
and not detrimental to the welfare of the public or the
surrounding property owners.
II.
The Planning Commission hereby recommends to the City Council that
General Plan Amendment 84-4 be adopted, amending the Land Use Map of
the Land Use Element of the Tustin Area General Plan from
Residential/Single Family to Planned Community/Residential and Public
and Institutional for an area bounded by the I-5 Freeway, Bryan
Avenue, Browning Avenue, and proposed Jamboree Road, as shown in
Exhibit "A".
PASSED AND ADOPTED at a regu/~r meeting of the Tustin Planning Commission
on the y/~ day of ~/~_j , 1985.
Chairman
~DQNNA ORR,
Recording Secretary
GENERALExHiBIT A PLAN AMENDMENT NQ,_84-4
5 13 85 ,,' 188o' .
_PLANNED_.
COMMUNITY_
RESIDENTIAL
PUBLIC
&
~AN?A
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RESOLUTION NO. 2225
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TUSTIN, RECOMMENDING REZONING OF AN AREA BOUNDED
BY THE I-5 FREEWAY, BRYAN AVENUE, BROWNING AVENUE,
AND THE PROPOSED JAMBOREE ROAD, FROM PLANNED COMMUNITY
TO PLANNED COMMUNITY/RESIDENTIAL AND PUBLIC AND
INSTITUTIONAL AS SHOWN IN EXHIBIT "A" AND INCLUDING
THE INCORPORATION OF PLANNED COMMUNITY' REGULATIONS
KNOWN AS THE EAST TUSTIN PHASE I RESIDENTIAL
The Planning Commission of the city of Tustin does hereby resolve as
follows:
I. The Planning Commission finds and determines as follows:
That a proper application {Zone Change 85-4) has been filed by
Monica Florian, on behalf of The Irvine Company, to change the
zone for an area bounded by the I-5 freeway, Bryan Avenue,
Browning Avenue and the proposed Jamboree Road, from Planned
Community to Planned Community/Residential and Public and
Institutional as shown in Exhibit "A", and incorporating planned
community regulatons_ known as the East Tustin Phase I
Residential.
B. That a public hearing was duly called, noticed and held on said
application.
Co
That a zone change should be grante~ for the following reasons:
1. That the proposed change would not be detrimental to the
public health, safety, and welfare of the surrounding
property owners.
That the inclusion of a Planned Community zone and
incorporation of development regulations will ensure that
the proposed use will be compatible with future and
existing developments.
3. The proposed zone designation is in conformance with the
Land Use Element of the Tustin Area General Plan.
D. Development of subject property shall be in accordance with the
policies adopted by the City Council; Uniform Building Codes as
administered by the Building Official; Uniform Fire Code as
administered by the Orange County Fire Marshal; and street
improvement requirements as administered by the City Engineer.
Development of the subject property shall be governed by the
Planned Community Regulation for the East Tustin Phase I
Residential, shown in Exhibit "B" attached hereto and a part
hereof, as now existing and hereafter amended by Ordinance of
the City Council.
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Resolution No. 2225
page two
A draft Environmental Impact Report (DEIR 84-3) has been
prepared for this subject project,'and has been recommended for
certification to the City Council by the adoption of Resolution
No. 2223, with mitigation measures are specified as conditions
in this resolution.
II.
The Planning commission hereby recommends to the City Council that
Zone Change 85-4 be approve~, from Planned Community to Planned
Community/Residential and Public and Institional for an area bounded
by the I-5 freeway, Bryan Avenue, Browning AvenUe, and proposed
Jamboree Road, as shown in Exhibit "A", and incorporates Planned
Community Regulations known as the East Tustin Phase I Residential.
(Exhibit B).
PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission
held on the ~/ day of /~ , 1985.
DONNA' ORR,
Recording Secretary
RONALD H. WHITE,
C hai rma n
ZONING MAP
TUSTIN, CA.
EXHIBIT .A
ZC 85-4
PLANNED
_COMMUNITY
RESIDENTIAL
PUBLIC
&
INSTITUTIO
PER RES. NO.
DATED
PER ORD. NO.
DATED
AI~A