HomeMy WebLinkAbout01 DRAFT RED HILL AVENUE SPECIFIC PLAN - PRESENTATION OF FINAL DRAFT PLAN (COMMUNITY WORKSHOP #3)Agenda Item
Reviewed:
AGENDA REPORT City Manager '
Finance Director ,..,N/A
MEETING DATE: FEBRUARY 20, 2018
TO: JEFFREY C. PARKER, CITY MANAGER
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: DRAFT RED HILL AVENUE SPECIFIC PLAN — PRESENTATION OF
FINAL DRAFT PLAN (COMMUNITY WORKSHOP #3)
BACKGROUND & DISCUSSION:
In March 2016, the City embarked upon the process of developing a Specific Plan for
Red Hill Avenue with the goal of promoting revitalization within the existing commercial
district. Since project initiation, the City has held two (2) community workshops where
the public was invited to participate and the overall "vision" and goals and objectives
were developed for the area. The "vision" created from this input was refined through
subsequent meetings and discussions between Kimley-Horn & Associates and City
staff, and was used as the basis for the preparation and completion of a Draft Specific
Plan and Draft Environmental Impact Report for the project area.
The proposed Red Hill Avenue Specific Plan project area includes approximately 36
acres of land adjacent to Red Hill Avenue and includes the portion of Red Hill Avenue
bordered by Bryan Avenue to the north and Walnut Avenue to the south, bisected by
Interstate 5 (1-5) (Attachment 1).
The Draft Red Hill Avenue Specific Plan calls for a greater mix of uses within the
Specific Plan area. The Specific Plan uses will introduce residential uses to the area
and increase pedestrian -oriented retail and commercial uses. In keeping with the
aspirations of the community, greater emphasis will be placed on the pedestrian and
bicyclist, in addition to the needs of the automobile and public transit, in allocating the
use of the space within the public rights-of-way. A greater variety of activities along the
street is encouraged through the development of either horizontal or vertical mixed -uses
that reinforce pedestrian orientation.
Overall, the Plan area includes approximately 296,446 square feet of existing non-
residential uses (primarily commercial) and 21 dwelling units. The Specific Plan's Draft
Program Environmental Impact Report (EIR) evaluates an additional 500 dwelling units
and an additional 325,000 square feet of non-residential uses as a threshold of
development intensity within the Specific Plan area. The total development in the
Specific Plan area anticipated with the build out potential of the Specific Plan in addition
February 20, 2018
Draft Red Hill Avenue Specific Plan
Page 2
to the existing development is 521 dwelling units and 621,446 of non-residential
development.
Upon approval, the Draft Red Hill Avenue Specific Plan will become the regulatory
planning document that sets forth the vision with goals and objectives to achieve that
vision, as well as development standards and design criteria that will become the basis
for future development in the area. The Executive Summary contained within Chapter
1 the Specific Plan highlights the overall objective of the Plan and is attached for your
reference as Attachment 2.
In addition to the release of the Draft Specific Plan, the Draft Program EIR, analyzing
the potential impacts of the Specific Plan project, was released for public review on
February 1, 2018. The required 45 -day public review period for the Draft EIR will
conclude on March 19, 2018. Once all the comments have been compiled and
responses prepared, they will be incorporated in the Final Program EIR. Public
hearing(s) for the Final Specific Plan and Final Program EIR are anticipated to take
place before the Planning Commission and City Council in April and May 2018,
respectively.
At the workshop, the following topics will be discussed:
• Specific Plan Process
• Specific Plan Overview
o Vision
o Land Use
o Development Regulations
o Design Criteria
o Public Improvements
• Pending Red Hill Avenue Mixed Use Project
• Environmental Clearance
• Public Outreach
• Next Steps
Public notification for the Community Workshop included an individual mailing of public
notices to approximately 3,100 individuals which included property owners and
occupants within the project area and within a 500 -foot radius surrounding the area. A
Notice of Availability for the Draft Environmental Impact Report was also included in the
mailing. In addition, the Business Industry Association (BIA) and local and regional
stakeholders were also notified and the City posted the same information on the City's
website and at City Hall.
February 20, 2018
Draft Red Hill Avenue Specific Plan
Page 2
Erica H. Demko icz, AIC
Senior Planner
Attachment(s):
Elizabeth A. Binsack
Community Development Director
1. Exhibit 2 — Specific Plan Area Map
2. Red Hill Avenue Specific Plan Executive Summary & Introduction
ATTACHMENT 1
Exhibit 2 — Specific Plan Area Map
Project Boundary
EXHIBIT 2: Specific Plan Area
Red Hill Avenue Specific Plan
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Red Hill Avenue Specific Plan
Executive Summary & Introduction
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1. Executive Summary and Introduction
1.1 Executive Summary
The Red Hill Avenue Specific Plan (RHASP) focuses on the commercial area north and south of the existing
Interstate 5 freeway in the City of Tustin. The Specific Plan area is comprised of approximately 36 acres
of land (approximately 52 acres including road right -of way) adjacent to Red Hill Avenue, a northeast -
to southwest -trending arterial roadway located near the geographical center of the City. Red Hill Avenue
is primarily a vehicular corridor developed with a mixture of retail stores and restaurants within traditional
shopping centers that are not meeting their full potential to serve the community.
The RHASP calls for a greater mix of uses within the Specific Plan area. In keeping with the aspirations of
the community, greater emphasis will be placed on the pedestrian and bicyclist, in addition to the needs
of the automobile and public transit, in allocating the use of space within the public rights-of-way. Adding
residential uses and increasing pedestrian -oriented retail and commercial uses will help create a more
dynamic, eclectic, and attractive place for both residents and visitors. A greater variety of activities along
the street is encouraged through the development of either horizontal or vertical mixed -uses that reinforce
pedestrian orientation.
This regulatory planning document sets forth a vision with goals and objectives to achieve that vision, as
well as development standards and design criteria that will become the basis for future development.
1.2 Overview
1.2.1 Location and Setting
The City of Tustin is in central Orange County, bordered by the Cities of Irvine and Santa Ana to the
south and west respectively, the City of Orange and unincorporated County of Orange areas to the
north; and on the east by the City of Irvine and unincorporated County of Orange territory as illustrated
in Exhibit 1-1, Regional Vicinity Map. The City of Tustin is located approximately two miles north of
Orange County's John Wayne Airport and is transected by two major regional freeways: Interstate 5 (1-5)
and State Route 55 (SR -55).
The RHASP area is located in central Tustin, east of Old Town, and southwest of the Tustin Ranch
development. Exhibit 1-2, Specific Plan Area, illustrates the Specific Plan area, which is comprised of
approximately 36 acres of land (approximately 52 acres including road right -of way). The Specific Plan
area includes properties on both sides of Red Hill Avenue, a northeast- to southwest -trending arterial
roadway, and is bisected by the 1-5 Freeway. It extends along Red Hill Avenue to Bryan Avenue to the
northeast, and generally Walnut Avenue to the southwest.
Chapter 1 • Introduction January 2078 • Draft • 1-1
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1.3 Historical Context
Red Hill Avenue is named after a relatively well-known
Tustin historical landmark—a hill only 347 feet high and
1,000 feet long with rust -colored outcroppings.
American Indians called it "katuktu," meaning "signifying
hill of prominence or place of refuge" because of a
legend that told of people gathering at the hill to weather
an epic flood. By the time European settlement began,
Mexicans had given the hill its present name, Cerro
Colorado, or Red Hill. The new settlers recognized the
reason for the hill's reddish hue: cinnabar, the ore that
yields mercury. Several attempts were made to mine the
ore, but the hill produced too little profit to continue.
The surrounding area took its name from the hill, as did
Red Hill Avenue itself. Agricultural uses also defined the
character of this area of Tustin, with citrus and avocado
groves in the area providing produce to large citrus
association packing houses within the City.
1.4 Planning Context
1.4.1 Existing Conditions
Today, Red Hill Avenue is a major arterial roadway in
Tustin, oriented northeast to southwest through the City.
The Specific Plan area, which generally extends from
Bryan Avenue to the northeast and Walnut Avenue to the
southwest, generally contains a mix of low intensity
commercial, retail, and office uses in an auto -oriented
setting. See more detail on existing land uses in the
paragraphs below.
Detailed existing conditions for the Specific Plan area can
be found in Appendix A: Existing Conditions Report.
Tustin's Agricultural Past
Historic Agricultural Uses
"Red Hill"
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Within the Specific Plan area, Red Hill Avenue is a six -lane
divided roadway with three travel lanes in each direction and
a center two-way left -turn lane. A raised, landscaped median
is present in the segment south of Bryan Avenue. The existing
street parkways include sidewalks, with some portions
containing landscaping and trees. Interstate 5 bisects the
Specific Plan area creating a natural divide between the
northern and southern portions of the Specific Plan area.
Existing zoning within the Specific Plan area consists of
commercial and office zones: Retail Commercial (CI), Central
Commercial (C2), General Commercial (CG) and
Professional (PR). Existing uses include commercial retail,
shopping centers, professional offices, residential, motel, and
an institutional use. Many buildings are outdated, experiencing
deferred maintenance, and are in need of renovation. There
are also vacant parcels within the Specific Plan area.
Exhibit 1-3, Existing Land Use, illustrates the on -the -ground
land uses. Commercial and retail uses are spread throughout
the Specific Plan area. There are currently non -conforming
uses along Nissan Road with multi -family residential uses
located on parcels zoned for commercial uses, two single-
family homes north of Mitchell Avenue on parcels zoned for
professional office uses, and self -storage uses on EI Camino
Real. Detailed information on existing zoning in the Specific
Plan area can be found in Appendix A: Existing Conditions
Report.
Land uses adjacent to the study area north of Interstate 5 are
characterized by high density residential uses, Pine Tree Park
at the intersection of Red Hill and Bryan Avenues, and
Tustin High School to the west of the Specific Plan area. Land
uses adjacent to the study area south of Interstate 5 are
characterized by a mixture of low-, medium-, and high-density
residential uses and Frontier Park to the west of the Specific
Plan area. The Specific Plan area presently contains
approximately 270,618 square feet of commercial uses,
12,633 square feet of office uses, 1 1,946 square feet of an
institutional use, 3.65 acres of vacant property, and 21
dwelling units.
Public transportation and pedestrian/ADA
facilities in the Specific Plan area
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REDHILL ��UESPECIFIC PLAN SPECIFIC PLAN
A. Demographics and Employment
In 2015, there was a population of 80,796 residents and approximately 26,400 households living in the
City of Tustin. From 2010 to 2015, the City's population increased by 8.2 percent. By comparison, the
population of Orange County increased by 3.8 percent from 2010 to 2015. Average household size in
Tustin was 3.04 persons per household in 2015 (Kosmont, 2017).
Per the California Employment Development Department, the unemployment rate in Tustin for April 2016
was 3.6 percent, which is lower than the County's unemployment rate of 3.9 percent. The top job
categories within the City include retail trade; professional, scientific, and technical services; and hotel
accommodation and food services. According to the most recent U.S. Census Economic Study published
in 2013, most City of Tustin residents (94%) work outside of the City. Approximately six percent (6%) of
the working population who live in Tustin also work in the City. Detailed demographic and employment
data for Tustin can be found in Appendix B: Kosmont, Tustin Red Hill Retail Plan.
B. Market Demand
A market demand analysis was conducted for the Specific Plan area to evaluate the potential for future
development opportunities. The analysis found that retail vacancy and retail lease rates in Tustin are
slightly higher than the overall Orange County market average. Retail sales per capita for the City
(---$29,500) (Kosmont, 2017) is above average compared to other nearby regions and within Orange
County. Higher performing sales categories include those in heavy commercial, such as, building
materials, auto dealers and supplies, and gasoline stations, in addition to general merchandise stores,
sporting goods, electronic stores, food and beverage stores, and restaurants. Lower performing retail
categories include health and personal care, miscellaneous store retailers, and non -store retailers.
Overall retail sales in Tustin are higher than retail spending potential based on households and average
household income, suggesting that, overall, the City is likely capturing a significant portion of Tustin
resident retail purchases and additional retail spending by residents of other cities and unincorporated
areas. Certain categories, however, are exhibiting a retail sales leakage, including: health and personal
care stores, miscellaneous store retailers, grocery stores, gasoline stations, and non -store retailers. A
detailed market analysis for Tustin can be found in Appendix B: Kosmont, Tustin Red Hill Retail Plan.
C. Circulation System
Roadways. The Specific Plan area roadways are illustrated by General Plan designation in Exhibit 1-4,
Existing Roadways. These roadways consist of Red Hill Avenue, which is oriented in a northeast to
southwest direction; and six roadways that cross Red Hill Avenue: Bryan Avenue, San Juan Street,
EI Camino Real, Nisson Road, Mitchell Avenue, and Walnut Avenue. The intersections of each of these
streets within the Specific Plan are signalized. Interstate 5 bisects the Specific Plan area adjacent to the
intersection of Red Hill Avenue/Nisson Road and Red Hill Avenue/EI Camino Real. Northbound and
southbound on- and off -ramps are present in a diamond style interchange configuration. Parking is
currently prohibited along Red Hill Avenue except along the frontage of Pine Tree Park. There are painted
medians on Red Hill Avenue throughout the Specific Plan area, and a raised, landscaped median
between Bryan Avenue and Lance Drive. More detail on the existing roadways is provided in the
Circulation Plan (see Chapter 3, Development Plan).
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Chapter 7 • Introduction
Exhibit 1-5 Public Transportation Facilities
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Chapter 7 • Introduction
Exhibit 1-5 Public Transportation Facilities
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Transit. The Orange County Transportation Authority (OCTA) operates local public transit services
throughout Orange County, including the City of Tustin and through the Specific Plan area. Route 71
currently serves the Specific Plan area, as shown in Exhibit 1-5, Public Transportation Facilities. Route 71
operates between Newport Beach and Yorba Linda, traveling along Red Hill Avenue, EI Camino Real,
Newport Avenue, and First Street in Tustin. Service is provided daily with an approximate headway
(measurement of time between vehicles in a transit system) of 50 minutes during the weekdays and 60
minutes during the weekends and holidays. Within the Specific Plan area, bus stops are provided on Red
Hill in limited locations (see Exhibit 1-5, Public Transportation Facilities).
Bikeways and Pedestrian Facilities. Within the Specific Plan area, the only existing bike lane is a Class II
bike lane (a striped, on -street bike lane adjacent to the travel lane) on Red Hill Avenue (in both directions),
between EI Camino Real and Nisson Road. Red Hill Avenue is a designated Class II bikeway between
Irvine Boulevard and 1-5 and a potential Class II bikeway between 1-5 and First Street as shown in the
City's Master Bikeway Plan. Existing pedestrian facilities within the Specific Plan area include sidewalks
along all roadways and crosswalks across the signalized intersections. There are no unsignalized
crosswalks across Red Hill Avenue within the Specific Plan area. A few restaurants along EI Camino Real
provide dedicated and landscaped pedestrian walkways from the sidewalk to the building.
D. Urban Design
Streetscape. Overall the Specific Plan area is lacking in streetscape. The east side of Red Hill Avenue,
north of San Juan Street, is landscaped with grass, plants, and trees adjacent to multi -family residential
buildings. The west side of Red Hill Avenue, north of San Juan Street, consists of residential frontages
and driveways, with minimal trees. The west side of Red Hill Avenue between San Juan Street and EI
Camino Real, directly adjacent to an existing vacant parcel, is landscaped with street trees; south of the
vacant parcel there is limited landscaping, with several palm trees and grass in the parkway area. The
east side of Red Hill Avenue between San Juan Street and EI Camino Real does not have continuous
streetscape. The large surface parking lot, located within Red Hill Plaza on the east side of Red Hill
Avenue, north of the 1-5, contains sparse trees and landscaping. Red Hill Avenue, south of the 1-5, is
landscaped around the perimeter of surface parking lots from 1-5 to Mitchell Ave. The east and west sides
of Red Hill Avenue from Mitchell Avenue to Walnut Avenue are a mixture of single- and multi -family
residential uses and do not have continuous streetscape treatments. The west side of Red Hill Avenue
south of Walnut Avenue to the southern boundary of the property area has evenly spaced street trees. A
landscaped median is present south of Walnut Avenue (outside of the Specific Plan area).
The Specific Plan area lacks unified street furniture or other "placemaking" enhancements such as
benches, lighting, bicycle racks, planters, pavement markings, etc. There are two existing bus shelters on
the west side of Red Hill Avenue, south of the 1-5; and two wayfinding signs located on the west side of
Red Hill Avenue, north of EI Camino Real, and at the OCTA bus stop on EI Camino Real indicating the
direction of Old Town Tustin. Generally, the Specific Plan area does not have a cohesive streetscape
character and is often defined by large open areas of surface parking lots. Images on the following page
illustrate the overall character of the Specific Plan area.
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Existing Character
Chapter 7 • Introduction
Large parking lots
separating buildings and
sidewalks. Many
parking lots do not have
consistent parking
treatments or
landscaping.
Landscape treatments
along sidewalks are
inconsistent. Sidewalks
do not provide
adequate buffers
between pedestrians
and vehicles.
Varying sidewalk widths
and lack of unified
treatments are
prevalent.
Primary existing land
uses consist of older
and outdated
retail/commercial
buildings and centers.
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1.5 Purpose and Intent of the Specific Plan
1.5.1 Purpose
The RHASP provides planning regulations that connect General Plan policies with project -level
development within the Specific Plan area. The purpose of the Specific Plan is to guide future change,
promote high quality development, and implement the community's vision for the area. The Specific Plan
provides long and short-term goals and objectives, a land use plan, regulatory standards, design criteria,
and administration and implementation programs to carry out the vision of the Specific Plan area.
1.5.2 Vision Summary
The RHASP is envisioned to result in a distinctive, vibrant and thriving district with enlivened and
interconnected commercial, office, and residential uses. The mixed uses represent an evolution of land
uses that respond to the changing marketplace. The area will support multi -modal transportation
practices and activate key areas where residents, visitors, or employees can safely and efficiently walk,
ride a bike, catch a bus, or drive a car. The area will engage the surrounding neighborhoods at key
locations and reflect the small-town spirit of Tustin.
Over time, the influx of retail, restaurants, services and new residents will enhance the economic and
social vitality of the area and establish the RHASP area as a unique district with its own character. The
streets and public spaces will be enhanced through landscaping and street furniture and framed by quality
architecture expressed in a variety of building styles.
The Specific Plan will incorporate the following elements as part of this Vision:
• Sense of place;
• Compatible land uses in an integrated mixed-use environment;
• High quality architecture;
• High quality businesses, and
• Improved public streetscape.
The vision for the Specific Plan area is more fully described and illustrated in Chapter 2, Vsion, Goals,
and Objectives.
1.5.3 Specific Plan Goals
Overall goals for the RHASP, as further delineated in Chapter 2, Vsion, Goals, and Objectives, are as
follows:
Goal 1 — Enhance streetscape, landscape, and public amenities throughout the Specific Plan area.
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Goal 2 - Improve visual and functional connections and linkages between Red Hill Avenue, surrounding
residential neighborhoods, adjacent public and institutional uses, and Interstate 5.
Goal 3 - Balance flexible and diverse land uses that foster economic development opportunities and
support housing opportunities. Land use in the project area will maximize residential opportunities along
with neighborhood -serving retail and commercial uses.
Goal 4 - Streamline processes to support future development in the Specific Plan area.
Goal 5 - Improve pedestrian and bicycle accessibility and vehicular circulation to minimize potential
conflicts between different users and improve mobility throughout the Specific Plan area and connectivity
with the greater community.
Goal 6 - Implement parking standards that reflect verifiable demand and consider future land uses in the
area.
Goal 7 - Coordinate existing and future development with infrastructure capacity.
Goal 8 - Ensure development within the Specific Plan area is sensitive to and compatible with surrounding
land uses.
1.6 Authority and Scope
1.6.1 Statutory Authority
The RHASP is established through the authority granted to the City
of Tustin by California Government Code, Title 7, Division 1,
Chapter 3, Article 8, Sections 65450 through 65457
(Specific Plans). As expressed in California law, a Specific Plan
may be adopted either by ordinance or by resolution. This allows
jurisdictions to choose whether their specific plan will be policy
driven (adopted by resolution) or regulatory in nature (adopted by
ordinance). The RHASP will be adopted by Ordinance as a
regulatory plan.
1.6.2 Relationship to General Plan
Specific Plan - a tool for the
systematic implementation of the
General P/an. It effectively
establishes a link between
implementing policies of the
General Plan and the individual
development proposals in a defined
area.
The current City of Tustin General Plan was updated in 2013. A specific plan may not be adopted or
amended unless the proposed plan or amendment is consistent with the General Plan, pursuant to
Government Code Section 65454. The RHASP was adopted in conjunction with an amendment to the
General Plan to make the two documents consistent. The RHASP's regulations and criteria comply with
the directives of the Tustin General Plan's policies and programs as amended.
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1.6.3 Relationship to Zoning Code
Upon its adoption, the RHASP will become the zoning for all properties within the Specific Plan area,
replacing the existing zoning. Government Code Section 65455 requires that the adoption or
amendment of a zoning ordinance be consistent with any applicable specific plan covering the some
area. The provisions contained in the RHASP constitute the primary land use and development standards
for the Specific Plan area. These regulations are applied in addition to the provisions set forth in the
Tustin City Code (TCC). Where the Specific Plan is silent, the provisions of the TCC shall prevail.
1.7 Specific Plan Organization
The RHASP is organized into the following Chapters:
• Chapter 1: Introduction — This chapter provides a general introduction to the Specific Plan,
including the purpose and intent of the plan, historical background, an overview of existing
conditions, and scope and authority of the Specific Plan.
• Chapter 2: Vision, Goals, and Objectives — This chapter provides the policy foundation for the
Specific Plan and includes the community vision, policy framework, and goals and objectives.
• Chapter3: Development Plan—This chapter provides specific land use, circulation, urban design,
and infrastructure plans.
• Chapter 4: Land Use and Development Standards — This chapter identifies the allowed land uses
and the development standards for parcels in the Specific Plan area.
• Chapter 5: Design Criteria—This chapter provides design regulations and guidance for all private
properties in the Specific Plan area, including criteria for site planning, building design, and
signage.
•
Chapter6: Implementation and Administration —This chapter discusses the administrative process
and procedures required for review and permitting of land use and development activity within
the Specific Plan area as well as development incentives and funding mechanisms.
• Appendices: The Appendices provide background materials related to the Specific Plan.
1.8 User's Guide
The RHASP is designed to meet the needs of many users, including property owners, merchants,
architects, designers, building contractors, City staff, future residents, investors, developers, and other
interested persons in the community. Each of these interests plays a role in the future development of the
Specific Plan area.
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To most effectively use the Specific Plan, the following process is recommended:
Step 1: Review Chapter 1 to gain an understanding of the study area, including history and an
overview of existing conditions.
• Step 2: Review Chapter 2 to gain an understanding of the vision and guiding principles for this
Specific Plan.
• Step 3: Property owners that are interested in developing/intensifying property or those interested
in starting a new business or expanding/enhancing an existing business in the Specific Plan area
should review Chapters 4, Land Use and Development5tandardsand 5, Design Criteria, to gain
an understanding of the development standards and design criteria for their property.
• Step 4: Review Chapter 3, Development Plan, to gain an understanding of the land use,
circulation, urban design, and infrastructure plans that will guide the potential buildout of the
Specific Plan area.
• Step 5: Review Chapter 6, Implementation and Administration, to gain an understanding of the
implementation procedures and administration of this Specific Plan.
• Step 6: Schedule a meeting with the City of Tustin Community Development Department to
review concepts, determine project processes and requirements, identify other agencies that may
need to be contacted, and discuss potential issues, solutions, and approaches.
It is highly recommended that interested property/business owners, developers, and investors contact the
City to discuss project proposals before committing large amounts of time and financial resources for
plans and drawings.
1.9 California Environmental Quality Act Compliance
The RHASP has been prepared in conjunction with a
Program -level Environmental Impact Report (EIR), which
identifies potential impacts resulting from the proposed
development and establishes, standard conditions and
mitigation measures that reduce them to a less than
significant level, where feasible.
Colifomia Environmental Quality Act
(CEQA) — a California statute passed in
7970 to institute a statewide policy of
environmental protection
As the lead agency, the City of Tustin will implement a monitoring program for the approved standards
and mitigation measures. To assist in this monitoring effort, a Mitigation Monitoring Program has been
developed by the City as part of environmental findings which will be included in the Final Specific Plan
approved by the Tustin City Council. The Mitigation Monitoring Program shall be included as an
Appendix to this Specific Plan.
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The RHASP EIR will serve as the primary environmental document for future development undertaken
within the Specific Plan area. The EIR is anticipated to be the definitive environmental document for
project implementation within the Specific Plan area, including serving as a Program EIR for purposes of
backbone infrastructure improvements. Future development projects that require discretionary review will
be examined against the analysis prepared for the EIR to determine if additional environmental
documentation must be prepared. Developments that do not require additional discretionary review will
not be subject to additional environmental documentation. However, a project applicant will be required
to submit documentation substantiating the finding that said development is allowed and in conformance
with the Specific Plan, and the potential environmental effects are within the parameters and timeframe
analyzed within the Specific Plan EIR.
Future development projects proposed within the Specific Plan area may be required to prepare their
own environmental documentation pursuant to State law. However, subsequent site-specific projects may
use the "tiering" concept, as provided by § 15385 of the State CEQA Guidelines. The tiering concept is
a process by which the City of Tustin, as lead agency, can adopt the programmatic EIR focusing on the
"big picture," and can then use streamlined CEQA review for subsequent individual development projects
in the Specific Plan area. This streamlined CEQA review may be used for each site-specific future
development so long as the project is consistent with the findings of the EIR, the mitigation measures
described in the EIR, and the City's General Plan and Zoning Ordinance. This tiering concept allows the
City to address the broad environmental issues detailed in the EIR during the planning stages of the
Specific Plan. Future site-specific development projects will be evaluated on a project -specific basis, and
may be excused from repeating the broad environmental analysis examined in the comprehensive,
programmatic EIR for the entire Specific Plan area.
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