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HomeMy WebLinkAbout11 DOWNTOWN COMMERCIAL CORE SPECIFIC PLANAGENDA REPORT MEETING DATE: JUNE 19, 2018 TO: JEFFREY C. PARKER, CITY MANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT Agenda Item 11 Reviewed: City Manager Finance DirectorfA SUBJECT: ORDINANCE NO. 1497 APPROVING ZONE CHANGE (ZC)-2018-00002 INCLUDING ADOPTION OF THE DOWNTOWN COMMERCIAL CORE SPECIFIC PLAN (SP -12), AMENDMENT OF THE TUSTIN CITY CODE, RESCISSION OF FIRST STREET SPECIFIC PLAN (SP -10) AND CERTAIN PLANNED COMMUNITIES AND, AMENDMENT OF THE CITY OF TUSTIN ZONING MAP; GENERAL PLAN AMENDMENT (GPA) -2018- 00001 INCLUDING TEXT AMENDMENTS AND AMENDMENTS TO CERTAIN EXHIBITS/MAPS; FINDING/CERTIFYING THE FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE PROJECT AS ADEQUATE SUMMARY: In 2014, the Tustin City Council directed that the Downtown Commercial Core Specific Plan (DCCSP) be prepared to provide a new regulatory framework for existing and future land development in the Specific Plan area. The plan was to promote Downtown Tustin as the historic, economic and cultural heart of the City in order to encourage continued economic investment and development in the area to maintain a vibrant commercial core. The project area encompasses approximately 220 acres and is generally located northeast of Interstate 5 (1-5) and the State Route 55 (SR -55) interchange; and surrounds Old Town Tustin at the intersection of Main Street and EI Camino Real. The Specific Plan area is generally bound by 1-5 to the south and SR -55 to the west. First Street generally defines the northern edge, and includes parcels along the north side of First Street. Newport Avenue and parcels along the east side of Newport Avenue generally define the eastern boundary. The DCCSP area excludes surrounding residential neighborhoods to the north, east, south beyond 1-5 and the historic residential neighborhood lying generally west of "B" Street between the planning area and SR -55. It also excludes two residential areas interior of the DCCSP boundaries: the first located along Preble Drive/E. Second Street and the second located along Ambrose Lane/Platt Way. The DCCSP would replace the existing zoning and general plan designations on the properties within the Specific Plan area. The DCCSP is intended to establish the long- City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 2 term vision with goals and objectives to create a vibrant, cohesive, connected, livable, and memorable city core. The key components include: establishing commercial and A I ; I �• MAP f �� Iri -1 NAP wR Downtown Commercial Core Specific Plan Area mixed-use (residential and commercial) land use regulations for the area, promoting pedestrian -oriented commercial first floor development to invigorate the area and expand walkability; transforming streets through future streetscape, roadway, pedestrian and bicycle -oriented improvements; drawing more patrons to Old Town by embracing, preserving and promoting its unique historic character; maintaining a commercial emphasis for the project area; and introducing the possibility for high-quality integrated residential mixed-use and focused multi -family development. The Specific Plan would provide for 300,000 square feet of non-residential (commercial/office) space to be developed within the Specific Plan area. In addition, it also establishes the possibility for mixed-use development utilizing a residential City - maintained housing bank with a maximum of 887 new dwelling units (multi -family and mixed-use) that could be requested by potential developers pursuant to a discretionary Residential Allocation Reservation (RAR) and associated process. The DCCSP is a long-term plan with a horizon year of 2035. The Specific Plan and the Environmental Impact Report are on file in the Community Development Department and accessible via the City's website at: http://www.tustinca.orq/depts/cd/planningupdate.asp. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 3 If approved, new development and improvements within the Specific Plan area, including development plans, site plans, conditional use permits, residential allocation reservations, and building plans, must be consistent with the DCCSP. APPLICANT: This is a City -initiated project. ENVIRONMENTAL ANALYSIS — ENVIRONMENTAL IMPACT REPORT: The California Environmental Quality Act ("CEQA") requires an analysis of a project's potential impacts prior to formal consideration by the appointed decision maker. Consistent with CEQA, a Program Environmental Impact Report (EIR) has been prepared in support of the proposed project (Downtown Commercial Core Specific Plan and associated amendment of the General Plan). The proposed GPA 2018-00001 and Specific Plan (SP12) (Zone Change 2018-00002) are considered a "project" subject to CEQA. An Initial Study was prepared which concluded that an EIR should be prepared, and, a Notice of Preparation (NOP) was published and released accordingly for a 30 - day public review period from August 1, 2016 through August 31, 2016. A public scoping meeting was noticed and held on August 16, 2016. In compliance with the State CEQA Guidelines, a Notice of Availability was published stating that the Draft Program EIR for the DCCSP was prepared and available for a 45 -day public review and comment period from February 15, 2018 through April 2, 2018. Responses to comments received were prepared and were released for agency review. The Draft EIR found significant and unavoidable impacts related to Air Quality, Greenhouse Gas Emissions and Transportation/Circulation. Findings and Facts in Support of Findings and Statement of Overriding Considerations, Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were prepared. Together, along with the Draft EIR and associated Errata, they constitute the Final EIR. A notice of public hearing was published. Resolution No. 18-24 certifying the EIR for this proposed project has been prepared for City Council consideration. PLANNING COMMISSION RECOMMENDATION: On April 10, 2018, the Planning Commission opened the public hearing on the proposed project and continued the matter until April 24, 2018. On April 24, 2018, the Planning Commission held a public hearing on the proposed project. The Planning Commission adopted Resolution No. 4363 recommending that the City Council find that the Final Program Environmental Impact Report prepared for the project to be adequate and that the project be approved. Attachment B of this Staff Report provides: • April 10, 2018 Planning Commission Public Hearing Minutes, • April 24, 2018 Planning Commission Public Hearing Minutes, • Approved Planning Commission Resolution No. 4363, City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 4 Planning Commission April 24, 2018 Dais Hand-outs, April 24, 2018 Planning Commission Agenda Report, and Written communication left at podium from speaker Pam Neil at the April 24, 2018 Planning Commission Public Hearing. RECOMMENDATION: That the City Council: 1. Adopt Resolution No. 18-24, finding that the Final Program Environmental Impact Report prepared for the Downtown Commercial Core Specific Plan (SP - 12) (Ordinance No. 1497), and associated General Plan Amendment 2018- 00001 is adequate and certify the EIR (Attachment C); 2. Adopt Resolution No. 18-32 approving General Plan Amendment (GPA) -2018- 00001, including text amendments and amendments to certain exhibits/maps associated with the Downtown Commercial Core Specific Plan (SP -12) (Ordinance No. 1497 for Zone Change (ZC) 2018-00002) (Attachment D); and, 3. Introduce and have first reading of Ordinance No. 1497 approving Zone Change (ZC)-2018-00002 including adoption of the Downtown Commercial Core Specific Plan (SP -12), amendment of the Tustin City Code, rescission of the First Street Specific Plan (SP -10) and certain planned communities, and, amendment of the City of Tustin Zoning Map (Attachment E). FISCAL IMPACT: If approved, there will be beneficial fiscal impacts to the City as the proposed actions would, in turn, revitalize the Downtown Commercial Core and surrounding area creating an economic engine that is fostered by growth and stabilization of commercial development with the support of residential development that synergistically complement each other. CORRELATION TO THE STRATEGIC PLAN: The proposed actions fall under Goals A and B of Tustin's Strategic Plan. Goal A is to enable business opportunities and job development and to enhance the vibrancy and quality of life in all neighborhoods and areas of the community. Goal B is related to public safety and protection of assets which would ensure Tustin is an attractive, safe and well maintained community in which people feel pride. APPROVAL AUTHORITY: California Government Code, Sections 65450 et seq., establishes the authority for cities to adopt specific plans either by resolution or ordinance. Following a recommendation by the Planning Commission (discussed above), the City Council has the authority to adopt the DCCSP by ordinance after a public hearing. Note, the General Plan City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 5 Amendment is intended to ensure that the proposed DCCSP would be consistent with the General Plan, as amended. ORGANIZATION OF THE REPORT This report is comprised of thirteen parts to assist the reader in referencing the details of the proposed DCCSP project, as follows: 1. BACKGROUND AND DISCUSSION 2. SPECIFIC PLAN SUMMARY a. Specific Plan Preparation b. Specific Plan Layout c. Specific Plan Project Area d. Vision, Goals and Key Components 3. COMMERCIAL USES 4. RESIDENTIAL USES 5. LAND USE DESIGNATIONS 6. DEVELOPMENT AREAS 7. USES, DEVELOPMENT STANDARDS AND DESIGN CRITERIA 8. CIRCULATION AND PARKING a. Roadways b. Pedestrian Circulation c. Bicycle Infrastructure d. Transit e. Parking 9. STREETSCAPE IMPROVEMENTS a. Parklets b. Ficus Tree Removal c. Open Space 10. SPECIFIC PLAN DISCUSSION 11. FINDINGS AND ANALYSIS a. Environmental Impact Report (EIR) b. Ordinance No. 1497 c. General Plan Amendment [GPA -2018-00001] 12. PROJECT RELATED PUBLIC OUTREACH AND NOTICING EFFORTS 13. PUBLIC COMMENTS/COMMUNICATION RECEIVED FOLLOWING THE PLANNING COMMISSION PUBLIC HEARING 14. CONCLUSION 1. BACKGROUND AND DISCUSSION: "Old Town Tustin", is the traditional center of Tustin and the City's original town site. Columbus Tustin originally founded Old Town in the 1870s. The Downtown Commercial Core (DCC) project area is intended to encourage economic development within the existing commercially zoned areas in and surrounding this City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 6 important City center. EI Camino Real, the famous route marked by recognizable historic bells, forms the north -south backbone of Old Town. Many historic commercial and residential buildings dating from the late 1800s through the post -World War II period are clustered in this area. The DCC includes the civic heart of Tustin defined by the Tustin Civic Center and the Tustin Branch Library on the east and Peppertree Park, the Tustin Area Senior Center, and Tustin Unified School District administration offices on the west. The western and central portions of First Street feature an eclectic mix of commercial and office buildings built on small lots. In contrast, the auto -oriented commercial development along Newport Avenue, the eastern segment of First Street, and the southern portion of the DCC is primarily characterized by commercial buildings oriented around large parking lots, with little direct relationship to the street. As the City of Tustin grew, Old Town became more and more separated from the rest of the City. Tustin development extended north, east and south, and new transportation methods (introduction of the 5 Freeway and construction of arterial roadways such as Newport, Red Hill, Tustin Ranch Road, and Jamboree) left Old Town more and more isolated from the mainstream of community and commercial activity and traffic circulation. The isolation protected much of historic Old Town from redevelopment pressures and allowed its unique historic identity and charm to remain largely unchanged over the years. However, this isolation has negatively impacted the area's appeal to economic development and business attraction. Old Town Location (pink); Tustin (green) City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 7 In addition, much of Old Town developed before the establishment of modern parking and zoning requirements. As a result, the area contains numerous vacant lots or small parking lots that interrupt the walkable, lively streetscape that is so vital to a successful downtown. Modern development regulations that may work well in suburban areas can prevent or discourage investment and potentially stagnate economic investment and development in a traditional downtown area. In 2007, the Tustin City Council authorized a Parking Analysis of Old Town private and public parking availability. The Parking Study determined that numerous options were available to create the critical mass of visitor patronage needed to ensure an economically vibrant Old Town. The report encouraged the City to investigate and implement a number of innovative parking and economic development alternatives, including encouraging additional mixed-use development. Other suggestions, including encouraging special events into the area, incentivizing development by encouraging lot consolidation, adoption of new rules and regulations to facilitate new restaurants and outdoor restaurant seating, and, enabling counting public street parking toward meeting their parking requirement with the payment of an annual maintenance fee. The synergistic relationship between First Street and Old Town Tustin was improved when the First Street Specific Plan was updated in 2012. In addition, the City has attempted to attract visitors to the area by investing in new, appealing street improvements such as street lighting, street furniture, signage, new landscaping/trees, tree lighting, etc., and the City built a new Library as well. These actions have helped but have not been enough. Continued Old Town economic vibrancy necessitates increased visitor/customer patronage. Nearby residents provide a captive and reliable customer _base for a neighborhood commercial area. In fact, the City approved new residential development at City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 8 Ambrose Lane (near but not a part of the DCCSP) and introduced new 12 -unit mixed-use development (Prospect Village) at the center of Old Town. Most recently, the City approved the Vintage project, a 140 -unit multi -family development, south of Sixth Street and west of B Street. Additional mixed-use was suggested by the Old Town Parking Study and recommended by staff to help infuse additional customer patronage to existing and future businesses in the Old Town area. In 2014, the City Council directed Community Development Staff to hire a consultant to prepare a plan for Old Town and the surrounding commercial area. The City initiated the preparation of the Downtown Commercial Core Specific Plan shortly thereafter. 2. SPECIFIC PLAN SUMMARY: a) Specific Plan Preparation The DCCSP is the culmination of a robust multi-year (2014 — 2018) comprehensive, community-based outreach, planning, and urban design effort. The process actively engaged local stakeholders, business and property owners, neighborhood representatives, elected and appointed officials and other members of the public. The planning effort began in fall 2014 and included three public community workshops, two at the end of 2014 (October and December) and one at the beginning of 2016 (January). Collectively, over 200 individuals attended and participated. To ensure a comprehensive approach, the City initiated an iterative process with opportunities for stakeholders to review key information, share opinions, and refine emerging DCCSP work products. Throughout the planning process, a broad range of stakeholders participated in presentations, mapping City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 9 exercises, and discussions about land use, design, mobility, and economic development. Participants voiced expectations for the future of the DCC; discussed the challenges, issues, and opportunities of the area; and expressed ideas for enhancing the planning area. This information was documented through a variety of methods and tools to engage and inform the community. • - 80 + Participants • Visioning Workshop to establish Project purpose Transformative strategies • Break-out group exercise • Documented community feedback Interactive Community Workshops Early in the process, an existing conditions assessment was prepared to gather information from the community and stakeholder groups about their thoughts on the project area's economic and market conditions, and preferences for land use and urban design, circulation and parking, and infrastructure. From that, strengths, weaknesses, opportunities and threats (SWOT) were identified which generated potential Plan approaches and strategies. The feedback from the community engagement process ultimately created the vision and goals for the DCC. Various studies and surveys were prepared that also guided the development of the DCCSP, including a Catalytic Sites Study and an Economic Analysis of the market area. It also draws upon previous planning processes and documents prepared by the City over the years, helping to build the foundation for the DCCSP document, including the Cultural Resources District's Commercial Design Guidelines and Residential Design Guidelines, the First Street Specific Plan, the 2007 Old Town Parking Study and its recent update for the expanded Specific Plan Area. The Specific Plan's outreach and formation process was completed by the City's consulting firm, MIG. Preparation of the Specific Plan and various amendments to the Tustin City Code, General Plan Amendment, EIR and technical studies has been completed by the City's consulting firm, Environmental, Planning, Development Solutions, Inc. (EPD) with the oversight of City staff. b) Specific Plan Layout The DCCSP is a technical, regulatory document that, if approved, would replace the City's existing Zoning regulations for the area. The Cultural Resources Overlay • - 90+ participants `"Ill.. Review of Vision and Goals - • Listening to the Community. ! ": Conceptual urban design ideas _ Catalytic project sites Designing streets it Lam.. 1.- - Incorporating open` j spaces and infrastructure W - Facilitated stations with ,w — - posters for direct comment Interactive Community Workshops Early in the process, an existing conditions assessment was prepared to gather information from the community and stakeholder groups about their thoughts on the project area's economic and market conditions, and preferences for land use and urban design, circulation and parking, and infrastructure. From that, strengths, weaknesses, opportunities and threats (SWOT) were identified which generated potential Plan approaches and strategies. The feedback from the community engagement process ultimately created the vision and goals for the DCC. Various studies and surveys were prepared that also guided the development of the DCCSP, including a Catalytic Sites Study and an Economic Analysis of the market area. It also draws upon previous planning processes and documents prepared by the City over the years, helping to build the foundation for the DCCSP document, including the Cultural Resources District's Commercial Design Guidelines and Residential Design Guidelines, the First Street Specific Plan, the 2007 Old Town Parking Study and its recent update for the expanded Specific Plan Area. The Specific Plan's outreach and formation process was completed by the City's consulting firm, MIG. Preparation of the Specific Plan and various amendments to the Tustin City Code, General Plan Amendment, EIR and technical studies has been completed by the City's consulting firm, Environmental, Planning, Development Solutions, Inc. (EPD) with the oversight of City staff. b) Specific Plan Layout The DCCSP is a technical, regulatory document that, if approved, would replace the City's existing Zoning regulations for the area. The Cultural Resources Overlay City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 10 District boundaries would remain unchanged. The Specific Plan identifies the goals, development regulations, requirements, and design guidelines that would govern the development and use of all of the properties within the project boundaries. The document is divided into topical chapters to convey planning and policy ideas in a clear and concise manner. The following is a summary of contents of the Specific Plan document: Executive Summary — provides topics addressed within the Specific Plan with a summary overview. Subject overviews include key vision components; land use designations and permitted uses; the urban design plan; circulation, including vehicular, parking and pedestrian; public infrastructure parameters, including bicycle, street trees, monumentation (entry signage), public art, street furniture and parklets; the residential entitlement process, development standards, design criteria; and, administration and implementation parameters. Chapter 1 — Introduction provides an overview of the planning area and context, presents the vision and goals for the DCC, describes the planning process, outlines the format and how to use the DCCSP, and discusses its relationship to other documents. Chapter 2 — Development Plan — presents the DCCSP land use plan and land use designations, describes the urban design vision for the Development Areas (DA), and addresses public street and streetscape improvements that contribute to implementation of the DCCSP. Chapter 3 — Commercial Uses & Standards — identifies allowable land uses under each of the land use designations. It also provides commercial development regulations for private property within each DA, including building heights, setbacks, parking standards, and special use restrictions. Chapter 4 — Commercial Design Criteria — provides commercial design criteria to promote high-quality projects within the DCC. The provisions address both general criteria including architectural style, building mass and articulation, architectural details, and colors/materials as well as design criteria specific to each DA. The design criteria are supported by numerous photographic examples. Chapter 5 — Residential Provisions — presents regulations for the possibility that mixed-use and multi -family residential use could be integrated into the DCC and provides residential development standards and design criteria. Chapter 6 — Administration & Implementation — specifies the procedures for administering and amending the DCCSP, development/entitlement review, and required findings necessary to approve future projects. The chapter also outlines City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 11 the major actions necessary to implement the vision, strategies, and concepts of the DCCSP through improvements and programs. Appendices — The plan includes the following appendices that provide insights and details integral to the preparation of the plan: A. General Plan Consistency Analysis, B. Existing Conditions Report, C. Summary of Community Workshops, D. Catalytic Sites Study, E. Economic Analysis, F. Cultural Resources District Commercial Design Guidelines, and Final EIR (provided under separate cover). c) Specific Plan Project Area The Specific Plan area is approximately 220 -acres that is generally located northeast of the Interstate -5 (1-5) freeway at the State Route -55 (SR -55) interchange; and is generally centered around the Old Town intersection of Main Street and EI Camino Real. First Street generally defines the northern edge of the Planning Area and includes parcels along the north side of First Street. Newport Avenue and parcels along the east side of Newport Avenue generally define the eastern boundary. The Specific Plan area excludes two residential neighborhoods located along Preble Drive/E. Second Street and Ambrose Lane/Platt Way. It also excludes the historic residential neighborhood lying generally west of "B" Street between the planning areas and SR -55. The boundaries were extended to include all commercially zoned properties in and surrounding Old Town. This was purposeful to ensure that the Downtown Commercial Core area may project a unique sense of place that unifies the area as a gateway to Old Town that can positively draw economic interest to Old Town. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 12 The Specific Plan is divided into six Development Areas (DAs), generally reflecting local differences that exist in the character of the existing built environment. DA -6 is further divided into subareas A, B, and C. d) Vision, Goals and Key Components The Specific Plan establishes the long-term vision, goals and key components for land use development and public improvements within the City's downtown and surrounding area. The Plan was crafted to activate the community's vision and goal statements and promote the implementation of key components. It is intended to be a roadmap for the project area, through the establishment of a regulatory framework, that will guide development and land use to contribute positively to the continued economic viability of Old Town and the surrounding commercial area. It is considered a "next step" in the long-term commitment of the community to the downtown area. The following seven vision statements were developed through interaction and feedback from the community: 1. Enhanced Old Town Character — Old Town charm has been preserved and cultivated to create a cohesive design character that enhances the community's sense of place. 2. Economic Development — An appropriate mix, intensity, and orientation of land uses improves the business environment, reinvigorates the area, and makes the City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 13 downtown core a destination for new residents, the larger community, workers, and visitors. 3. Economic Diversity — Commercial areas (particularly along EI Camino Real, Main Street, and First Street) have been revitalized and the economic vitality of the planning area strengthened with lively businesses that provide the essential array of amenities needed and desired by residents, the larger community, workers and visitors. 4. Complementary Development Areas — The design of each Development Area reflects its distinct character, while complementing Old Town. 5. Convenient Access — Connections between the DCC, adjacent residential neighborhoods, existing and new employment, and commercial centers are improved via a more inclusive circulation network for pedestrians, bicyclists, transit users, and drivers. 6. Community Interaction — Integrated public spaces provide opportunities for social events, interaction, and strengthening the area's sense of community. 7. Aesthetic Enhancements — Attractive streetscape treatments, building design, gateway elements, and wayfinding signage contribute to the retail vibrancy, social vitality, and distinct character. Fulfilling the above vision can be realized through pursuit of the following six goals: 1. Market -Supported Development — Encourage new development by providing for land uses that are economically viable for developers and service residents, workers, and visitors. 2. Increased Patronage — Provide for and encourage land uses and development that attracts and sustains patronage to support DCC businesses, particularly in Old Town. 3. Mixed-use — Introduce high quality mixed-use development with pedestrian oriented first floor commercial use to create a synergistic, desirable, livable, walkable, and attractive area. 4. Promotion of Old Town — Enhance the planning area's visibility in the region through monumentation signage and area branding that embraces its unique historic character. 5. Quality Development — Require quality development that brings integrated residential mixed-use, focused multi -family development, and a revitalized Newport Avenue that maintains its commercial focus. 6. Feasible Implementation — Create an action -oriented, implementable plan that directs tangible change, including City -initiated street improvements that foster pedestrian orientation. The vision and goal statements noted above have been distilled into five key components that serve as the foundation for achieving the vision and goals. They are: City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 14 1. Promoting pedestrian -oriented commercial first floor development to expand walkability; 2. Introducing high-quality residential mixed-use and focused multi -family development; 3. Transforming streets through pedestrian -oriented improvements; 4. Drawing more patrons to Old Town by embracing and preserving its unique historic character; and 5. Maintaining a commercial focus for the planning area. In consideration of the above vision and goals, the Specific Plan establishes permitted uses, development standards and design criteria regulating and guiding site planning, building design, parking, architectural treatment, landscaping, and circulation improvements for each Development Area. 3. COMMERCIAL USES: The commercial focus of the area is primary, and will continue and be promoted. The Specific Plan anticipates approximately 300,000 square feet of additional commercial/office space to be developed/redeveloped on vacant and underutilized parcels, within the land use categories described below by build out year (2035). This commercial square footage is within the existing General Plan's build -out assumptions for the Specific Plan area. 4. RESIDENTIAL USES: While the focus for this area has and will continue to be commercial use development, the Specific Plan introduces high-density residential use within DA -6A, and integrated residential mixed-use within the commercial areas of the plan through a discretionary entitlement and delineates a range of land use designations promoting shopping, dining, entertainment, employment, and living in a mixed-use, pedestrian -friendly setting focused around the Downtown Commercial Core - Old Town. Rather than apply typical zoning development density allowances that entitle each property owner with a right to build (or not build) residential units (as is typical with residential zoning), the Specific Plan instead establishes a residential housing bank that ensures that a maximum of 887 new residential dwelling units, of which the housing bank is owned and distributed by the City, may potentially be developed within the Specific Plan area. Under the proposed program, residential projects, whether vertical or horizontal mixed-use or multi -family development must be found to be of exemplary design and quality. The initial step to reserve units from the City's housing bank is to request approval of a Residential Allocation Reservation (RAR). Residential projects found to be exemplary in design and quality would be granted preliminary approval of the City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 15 units prior to proceeding with any City Design Review approval or other necessary entitlements such as subdivision maps or conditional use permits. The 887 units are allocated by DA, as provided in the following Table. Residential Housing Bank Development Area (DA) Initial Allotment of Dwelling Units Maximum Number of Units That May Be Transferred into Receiving DA and Deducted from Donating DA(s) DA -1 45 11 DA -2 92 23 DA -3 200 50 DA -4 150 38 DA -5 0 0 DA -6 400 100 Total 887 222 Of note, no residential units are allowed in DA -5. In addition, the Vintage Planned Community has been previously approved to construct 140 units within DA -6A, which is included in the Residential Housing Bank's maximum allotment of dwelling units but previously allocated. Available residential units may also be moved from DA to DA, depending upon need. The purpose of the Specific Plan is to incentivize mixed-use and economic development in the project area. Quality mixed-use and other residential projects will be reviewed and approved on a first come, first serve basis. If owners within a particular DA do not propose mixed-use development projects, and an owner in another DA proposes a quality project that exceeds the allocation available within that DA, the City may consider transferring units from the DA with units to the DA with a need. Any transfer shall not exceed 25 percent of the original DA unit allocation. Transferred units shall be deducted from the donating DA(s) so that the maximum number of new dwelling units within the Specific Plan would not exceed 887 units. It is critically important for owners of property within the Droiect area to understand that the DCCSP is unlike other City zonin_g regulations that authorize residential development as a permitted or conditionally permitted activity. Rather, the DCCSP establishes non-residential use regulations in addition to providin_q an opportunity for a property owner to qualify to develop mixed-use residential development. Residential development within the moiect area is solely dependent upon the City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 16 approval of an allocation of units by the City, as long as the units remain available. Once all 887 units are built, no additional residential unit allocation will be considered or granted by the City, and property owners seeking such will be encouraged to pursue a Zone Change with associated environmental impact analysis. Again, the potential to develop residential mixed-use in the area is being introduced to the project area to rapidly incentivize economic development in the area. The RAR is a two -phased process conducted in five steps as noted below: Phase One 1. The RAR application is submitted to the Community Development Department (with associated fee (same as Major Design Review fee) as established in the current City Fee Resolution as may be amended from time to time by the City Council). 2. If the Community Development Director reviews the conceptual proposal for conformance with the DCCSP and determines the project is a superior product, a preliminary residential unit allocation could occur. Phase Two 3. Applicant submits formal project entitlements — Design Review, Conditional Use Permit, Variance, and/or Subdivision Map. 4. Project is reviewed for compliance with DCCSP, Tustin City Code, and EIR thresholds by highest approval body for project applications. 5. Project approval — project is either approved and the second phase of the RAR is finalized or, the project is denied and the reserved units are returned to the housing bank. Specific findings must be met to approve a future residential development. Each project must be able to find: • The project complies with the defined RAR application process. • The development provides a sufficient mix of uses, allocated as outlined in the finding. • The development is consistent with the City's affordable housing requirements. • The development provides public benefit(s) as outlined in the finding. • The development facilitates multi -modal transportation through means outlined in the finding. • The developer submits building plans to the Building Division within 6 months after project approval to fully construct the project in a timely manner within the period specified in the RAR conditions of approval. • The applicant has sufficiently demonstrated its level of development experience in the City. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 17 Also important to note is recognition to the existing single-family residential structures listed within the City's official historic survey located in DA -1 along First Street and DA -4, Old Town. They are encouraged to be preserved. These historic structures are subject to specific provisions. 5. LAND USE DESIGNATIONS The Specific Plan would establish six new land use categories within the area, as City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 18 Specific Plan Land Use Categories Title Description Downtown Mixed-use The DM designation is divided into five subcategories (DM) (DM(1)-DM(5)) based on characteristics including location, proximity to adjacent uses/zones such as single-family residential, and parcel size, which impact allowable uses. The DM designation provides for the following uses: • Retail, service, office • Food service, medical, hospitality • Auto service (in some subcategories) • Residential mixed-use (with RAR) Old Town (OT) The OT designation is to promote preservation and increase the vibrancy of Old Town, while also introducing the opportunity for high quality residential mixed-use (with RAR). The OT designation provides for the following uses: • Retail, service, office • Food service, medical, hospitality • Auto service prohibited • Residential mixed-use (with RAR) Downtown Commercial The DC land use designation is to enhance and preserve (DC) the existing Newport Avenue commercial thoroughfare. The DC land use designation provides for the following uses: • Retail, service, office • Food service, medical, hospitality • Auto service (in some subcategories) • Residential mixed-use prohibited Civic/Institutional (CI) The Cl land use designation provides for the following uses: • Civic, public, and institutional uses • Residential prohibited. Multi -Family (MF) The MF designation provides for the following uses: • Multi -family residential use (with RAR) Mobile Home (MH) The MH land use designation permits the existing mobile home park to remain as currently developed. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 19 6. DEVELOPMENT AREAS The Specific Plan establishes six DAs used to identify and describe the distinct urban design vision for the various portions of the DCCSP area. The six DAs, including the three subareas (DA -6A, DA -6B, and DA -6C), are utilized to describe the urban design vision for the DCCSP presented below. Development Areas 1 and 2: DAs 1 and 2 consist of the northwestern portion of the Planning Area and include the First Street roadway corridor. The boundaries of DA -1 stretch along First Street from the 55 Freeway to C Street and DA -2 extends along First Street from C Street to Centennial Way. DAs 1 and 2 provide an entrance into Old Town, fostering a smooth transition with DA -4. The DCCSP vision for DA -1 and DA -2 is to provide an eclectic mix of retail, services, offices, restaurants, medical services, and hospitality. Auto services are prohibited in DA -1 but allowed in DA -2. Residential mixed-use approved through a discretionary permit are allowed in a vertical format on upper floors of two and three-story buildings, with commercial use provided on the ground floor. Because most parcels within the western portion of First Street are small, the Specific Plan establishes a maximum building or tenant size of 10,000 square feet in DA -1 to encourage pedestrian orientation. The Specific Plan also includes a more pedestrian street transformation with improvements planned to First Street that would reduce the number of traffic lanes and lane widths, City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 20 add street parking, a bike lane, and expanded pedestrian sidewalk, detailed in the Circulation Section below. Development Area 3: DA -3 is located along the eastern portion of First Street approximately between Centennial Way to Newport Avenue. DA -3 includes large parcels, which could be used for mixed-use, shopping emphasis, gathering, and entertainment uses. The urban design vision for DA -3 adjacent to Newport Avenue includes commercial buildings with active ground floor uses or mixed-use buildings with commercial uses on the ground floor with residential uses above. Vertical and/or horizontal residential mixed-use is allowed up to four stories high. Development Area 4: DA -4 consists of the Old Town commercial district, located between B Street on the west extending east of Prospect Avenue, from south of the First Street frontage to Sixth Street. Old Town formed the heart of founder Columbus Tustin`s original city. Many historic buildings remain, concentrated primarily at the intersection of Main Street and EI Camino Real. DA -4 is part of the Cultural Resources District and properties within this district, as well as identified historic resources in other parts of the City, are subject to the Cultural Resources District Commercial Design Guidelines and Residential Design Guidelines. DA -4 contains vacant parcels that provide opportunity for revitalization with expanded range of businesses in new commercial and mixed-use development, with a maximum height of three stories. DA -4 allows new development consistent with the historic pedestrian -oriented pattern of the Old Town area to encourage and provide extended walkability. As with DA -1, the Specific Plan establishes a maximum building or tenant size of 10,000 square feet in DA -4 to encourage pedestrian orientation. The Specific Plan includes improvements to Main Street (spanning DA -4 and DA -5) that involve: reducing the number of traffic lanes and lane widths, adding parking, a bike lane, an expanded pedestrian sidewalk, and installing an entry arch spanning the; street. The vision also includes creating parklets on EI Camino Real to encourage gathering. Development Area 5: DA -5 includes clusters of large parcels along the east and west side of Newport Avenue from First Street to EI Camino Real. DA -5 also includes Main Street from Newport Avenue to east of Prospect Avenue. The Specific Plan also includes improvements to Main Street (spanning DA -4 and DA -5) that involve: reducing the number of traffic lanes and lane widths, adding parking, a bike lane, an expanded pedestrian sidewalk, and installing an entry arch spanning the street. The Specific Plan vision for DA -5 is to provide commercial buildings up to four stories that includes enhanced pedestrian amenities such as outdoor dining, gathering areas, and walkways while maintaining its commercial focus. In addition, a small parklet would be provided at the northern entrance to Tustin Plaza. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 21 Development Area 6A: DA -6A encompasses the blocks on the south side of Sixth Street from 1-5 to B Street. This DA includes an approved 140 -unit residential development, called Vintage, a self -storage facility, the Tustin Boys and Girls Club, and a small church building. The urban design within this DA is to be sensitive to the existing single-family residences on the north side of Sixth Street within the Cultural Resources District. New structures would need to provide compatible historic architectural styles, articulated building mass, materials, designing buildings adjacent to Sixth Street to two stories adjacent to public streets, and allowing up to four stories maximum for interior parcels away from the street (5 stories adjacent to the 1-5 freeway). Development Area 613: The boundaries of DA -613 include B Street on the west, Sixth Street on the north, both frontages of EI Camino Real, 1-5 on the south, and Newport Avenue on the southeast. This DA provides an entrance into Old Town, fostering a smooth transition with DA -4. DA -613 is intended to serve as a mixed-use residential, shopping, gathering, and entertainment destination. The urban design vision for DA -613 includes active ground floor buildings up to four stories high adjacent to Newport Avenue and EI Camino Real and up to three stories on Sixth Street; four stories and higher density for interior parcels (up to five stories adjacent to the 1-5 freeway). In addition, development of the parcels clustered on the west side of EI Camino Real would emphasize providing large public gathering area(s). Open space within the mixed-use development on the west side of EI Camino Real would be provided by private open space (e.g. balconies) and common open space, such as rooftop gardens and courtyard areas. Development Area 6C: DA -6C is bordered on the northeast by EI Camino Real, on the northwest by Newport Avenue, and on the south by 1-5. This DA is envisioned for mixed-use (likely horizontal, with commercial clustered in the northwestern portion of the DA to keep the commercial focus along Newport Avenue and residential in the remainder). Buildings along Newport Avenue and immediately adjacent to EI Camino Real would be a maximum of four stories (up to five stories adjacent to the 1-5 freeway). City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 22 Conceptual Vision of New Development 7. USES, DEVELOPMENT STANDARDS AND DESIGN CRITERIA The design criteria and development standards included in the Specific Plan is intended to create a unique sense of place that sets apart the DCCSP from surrounding development in the area. The design criteria draw from the infill provisions of the Old Town Cultural Resources District Design Guidelines in terms of architectural style, use of materials, etc. The DCCSP provides guidance on: architectural styles for new development; building design, mass, and scale; roof City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 23 forms; architectural details; lighting; window and door styles; signage; materials and colors; requirements for service areas and parking lots; landscaping; and open space. Commercial: Commercial -related uses are organized into eight categories: retail, services, automotive, food service, hospitality, medical, secondary retail and service uses, and civic and public uses. Said uses are either permitted or conditionally permitted dependent on the land use designation and the respective DA a property is located in. Prohibited uses are also identified and, are similarly conveyed by the parcel's land use designation and the assigned DA. Commercial development standards are organized by Development Area and, similar to existing TCC requirements for respective zoning designations, include regulations for building setbacks, building height, parking spaces, signage, landscaping, public open space and, in some cases, tenant space maximum size. Design criteria have been established for all commercial development including architectural styles, building design, general design criteria and, design criteria specific to each DA. Some criteria are required and others are promoted but not required. They also include design parameters that are 'prohibited. Much of the design criteria play off of the existing architecture and building design of the area while others are intended to change some of the challenges that exist today to move towards the long term vision for the area. All new construction related projects requires a Design Review. Residential: While the Specific Plan retains a commercial focus, it introduces residential use to serve as an economic engine to invigorate the businesses within the DCC area by increasing the area's population base and demand for goods and services. This follows the trend of American housing preferences, which are experiencing a long-term shift away from auto -oriented, single family suburbs, and favoring walkable, mixed-use neighborhoods. The Specific Plan does not entitle residential use by right (see previous RAR discussion). Similar to commercial development, residential standards are organized by Development Area. The mixed-use provisions include the associated regulations for commercial along with requirements per dwelling unit for open space and guest parking associated with each residential unit. Multi -family provisions include building setbacks, building height, per dwelling unit open space and unit and guest parking associated with each residential unit and landscape requirements. Mixed-use design criteria have been established and conveyed relative to the mixed- use vision for each DA. Similarly, there are residential design criteria for multi -family City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 24 (DA -6A). Some criteria are required and others are promoted but not required. They also include design parameters that are prohibited. Mixed-use design criteria and development standards are new and unique to the DCC. The following listing provides a summary of the major mixed-use provisions: a. The format of mixed-use may be vertical, horizontal, or a combination of both. b. Mixed-use shall require a significant commercial component integrated with the residential component. Mixed-use commercial shall span the building width of principal street frontages and be a minimum of 45 feet deep. c. For mixed-use adjacent to principal streets, the ground floor shall be limited to commercial uses only. On principal streets, office uses are encouraged to be located on upper floors. On non -principal streets, office uses may be located on the ground floor. New development may include office uses at street level if the buildings or tenant spaces are designed with display windows and other architectural details similar to non -office commercial uses. d. For mixed-use commercial components adjacent to principal streets, the ground floor shall feature prominent display windows and pedestrian oriented architecture. e. In vertical mixed-use, the residential component shall be permitted only on upper floors. f. In horizontal mixed-use, the residences shall be allowed on the ground floor, provided they do not front on a principal street. Horizontal mixed-use may feature ground floor entrances to individual units, such as stoops. g. Public or semi-public spaces and landscaping are encouraged to interact with the streetscape. On-site parking shall not be located between the street and the front elevation of a mixed-use building. h. Vertical and horizontal changes in plane are encouraged and detailed architecture is required on all four elevations. L The residential component of mixed-use shall provide the required number of parking spaces entirely onsite, or on an immediately adjacent site if an Off - Site Parking Exception is approved in conjunction with the project entitlement. j. The residential component of mixed-use shall comply with the private and common open space requirements per unit, including enclosed storage space. k. Residential landscape requirements shall be as specified in the Residential Design Criteria and the TCC. I. Signage shall be as provided in the Commercial Design Criteria and the TCC. DA -4 (Old Town) also permits pedestrian sidewalk signs. All residential projects will require a Design Review. Required Findings: The Specific Plan contains findings that serve as the basis for determining approval, approval with conditions, or denial of applications for projects within the Specific Plan. The findings are organized into four categories: A. Applies to all new development, B. Applies to residential mixed-use or multi -family residential projects, City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 25 C. Applies to mixed-use or multi -family projects that request a transfer of residential units from another DA, and D. Applies to exceptions. Along with other findings that must be met for all projects (Category A above), each development shall demonstrate high quality architectural design and site planning that reflects the nature of the site and the surrounding area through the following: • Incorporating roof forms and facades that provide building articulation, create visual interest, and reduce the appearance of uniform building massing. • Creating a design that is both cohesive and varying in respect to architectural style, architectural details, windows, door, colors, and materials. • Facilitating pedestrian orientation through building placement, building scale, and architectural design. • Ensuring associated elements including parking, service areas, landscaping, lighting, and pedestrian access and amenities are functional and serve to enhance the overall appearance and experience of the project. • Siting and designing structures that relate to and respect adjacent development, particularly historic structures and sensitive land uses. 8. CIRCULATION AND PARKING The Specific Plan includes conceptual circulation plans and improvements for vehicles, pedestrians, bicyclists, and transit users. It also provides strategies for meeting the parking needs within the Planning Area by incorporating standards that allow for the modification of parking standards under certain circumstances. The existing alternative parking standards from the TCC Parking Overlay District have been incorporated into the Specific Plan and apply throughout the Specific Plan area. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 26 I j i L ---j ---------.-_ Legend r� Project Area Reduce Vehicular Lanes and/or Add Pedestrian & Bike Improvements 4 Existing Road Converttoone-Way Street with Pedestrian Improvements Vehicular Circulation Plan a) Roadways: The Specific Plan area is served by a network of existing roadways, which includes several streets planned for improvement under the DCCSP to create "complete streets" in which the roadway design gives pedestrians and bicyclists greater emphasis. The Specific Plan contains planned modifications to First and Main Streets that have been preliminarily approved to be included in the Master Plan of Arterial Highways (MPAH) administered by the Orange County Transportation Authority (OCTA): Main Street Reclassify Main Street from the westernmost city limits to Newport Avenue, from a primary (four -lane, divided) arterial to a divided collector (two-lane, divided collector) arterial. The improvements to Main Street include: Reduce the street from a four -lane roadway (two lanes in each direction) to a two-lane roadway (one lane in each direction) with 14 -foot eastbound lane and 11 -foot westbound lane between Prospect Avenue and Centennial Way. • Install landscaped center median. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 27 • Install on -street diagonal parking on the south side of the street, adjacent to a shopping center and within walking distance of Old Town and commercial uses. • Install new on -street 3 -foot buffered bicycle lane (Class 2) on the north side of the street, accessible from the existing off-street bicycle lane (Class 1) along the west side of Newport Avenue. • Expand pedestrian sidewalk to provide an integrated bicycle lane and enhanced with decorative pavement on the south side of the street. • Install bicycle lane on the south side of Main Street, as an integrated off-road bicycle lane (Class 1). • Align the Tustin Branch Library driveway on the north side of Main Street with the Tustin Plaza driveway on the south, eliminating the existing conflicting vehicle turning movements and facilitating pedestrian crossings. The aligned driveways would provide bulb outs that narrow the roadway and a crosswalk with decorative pavement would be installed between the Library and Civic Center on the north, and Tustin Plaza on the south side of the street. • Install an entry arch spanning Main Street near the intersection with Centennial Way to identify Old Town. First Street Reclassify First Street from just east of State Route 55 to Newport Avenue, from a primary (four -lane, divided) arterial to a divided collector (two-lane, divided collector) arterial. The improvements to First Street include: • Reduce the number of traffic lanes from four (two in each direction) to two (one in each direction) and narrow the lane widths to 11 feet. • Expand the existing sidewalk and an on -street bicycle lane (Class 2). • Install diagonal parking on both the north and south sides of the street. • Connect to the off- street Class 1 bicycle lane on Newport Avenue. • Install a 16 -foot landscaped median. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 28 First Street Conceptual Improvements Second and Third Streets Second and Third Streets would be changed from two-way to one-way local streets. In addition, it is conceptually planned that the on -street parking would be changed from parallel parking on both sides to diagonal parking on one side, and landscaped bulb outs would be installed in the expanded sidewalks. In JIY•IUd��17..5' Si¢ ak Ladc>a gana mry fnud lmclmex�kv 5 '°s Sidhrell Lrdope ov I�i�y Lxe'mewky ' pa''µ* 175' il' IL9 17P 1"02 1p llS I iravkl Lnr • Ggmd PmLi.y I Land lar: G.y:.:d FmLirg 4, t8N u; Mlry Second Street and Third Street Conceptual Improvements b) Pedestrian Circulation: The DCCSP includes conceptual improvements to enhance pedestrian orientation in the DCC. These conceptual pedestrian improvements include: • Widened sidewalks on Main Street, First Street, Second Street, and Third Street • Decorative sidewalk paving on Main Street and EI Camino Real • Bulb -outs on Main Street, First Street, Second Street and Third Street a L t Fi'�c�l PU .. 17• .:. _..�61.. 'r .. x:..1.1 ir�•�Lk� -, 1b' 4 I �'.. 'I l�..k�I 9 L 17 ' � �6.... i:d.,.aklk Ola 4,•3 t,.v T-L.,iu ,F.nr. Lori BiL� Q.�3or.�I F��k�,:g Lc,,. i:J.. g— O z e d3 IG O U1 First Street Conceptual Improvements Second and Third Streets Second and Third Streets would be changed from two-way to one-way local streets. In addition, it is conceptually planned that the on -street parking would be changed from parallel parking on both sides to diagonal parking on one side, and landscaped bulb outs would be installed in the expanded sidewalks. In JIY•IUd��17..5' Si¢ ak Ladc>a gana mry fnud lmclmex�kv 5 '°s Sidhrell Lrdope ov I�i�y Lxe'mewky ' pa''µ* 175' il' IL9 17P 1"02 1p llS I iravkl Lnr • Ggmd PmLi.y I Land lar: G.y:.:d FmLirg 4, t8N u; Mlry Second Street and Third Street Conceptual Improvements b) Pedestrian Circulation: The DCCSP includes conceptual improvements to enhance pedestrian orientation in the DCC. These conceptual pedestrian improvements include: • Widened sidewalks on Main Street, First Street, Second Street, and Third Street • Decorative sidewalk paving on Main Street and EI Camino Real • Bulb -outs on Main Street, First Street, Second Street and Third Street City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 29 • Crosswalk with enhanced paving on Main Street • Pedestrian gathering areas • Increasing sidewalk widths • Decorative crosswalks • Accessible pedestrian signals and flashing light crosswalks, where appropriate c) Bicycle Infrastructure: New Class 1 and buffered Class 2 bicycle lanes would be installed on Main Street, and new Class 2 bicycle lanes would be installed on First Street. In addition, "Sharrow" bicycle lanes (Class 3), marked with on -street symbols but not striped, would be installed on the following street segments: • Main Street from B Street to Prospect Avenue • EI Camino Real from First Street to Newport Avenue • B Street between First Street and Sixth Street • Prospect Avenue between First Street and Main Street • Centennial Way between First Street and Main Street • Sixth Street between B Street and Newport Avenue Class ? - Off Roaa. Paved W, _ _ _ . a Class 2On Roaa. Sv,oea Bicycle Class References Class 3- Sharrorv- On Roaa Markea (NorSv oea) Bicycle racks would be installed at regular intervals within the public right-of-way and within private development, as part of the DCCSP Design Criteria. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 30 s t. i'` Legend s Existing Class I Bike Facility (Paved off Road) —Conceptual DCCSPCIass 1 Bike Lane (Paved off Road) E_-0 Project Area Tustin Master Plan of Bikeways Class 2 Bike Lane (Striped on Road) G' M Existing Road Conceptual DCCSPCIass 2 Bike Lane (Striped on Road) Conceptual DCCSP Class3 Bike Sharrow (Marler, Shared on Road) Bicycle Circulation Conceptual Improvements d) Transit: Transit service within the Plan Area is currently provided along Newport Avenue, First Street, and Centennial Way, with bus shelters located at select bus stops. Additional bus shelters could be provided along existing routes, and new development along transit routes would be required to be sited for easy access to transit stops and to provide connecting pedestrian walkways to promote transit use. e) Parking: Adequate and convenient parking to meet the needs of patrons and residents is necessary throughout the DCC. Citizen comments received at the public workshops during the DCCSP public participation process cited Old Town parking shortages. In response to these concerns, a detailed parking study was conducted for the DCCSP area (completed in April 2017). As with the 2007 Parking Study prepared for the Old Town area, the Parking Study determined that there are currently enough public and private parking spaces to meet the current and immediately anticipated demand, but available spaces are not City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 31 always as convenient as desired. DCCSP public parking is typically available within walking distance of businesses. This is typical of any older downtown area. The DCCSP identifies parking alternatives to serve existing patrons and attract new business development to the area, including required on-site provisions, reduced parking options, including incentives and opportunities for shared and joint use parking, parking management strategies, and options for increased parking facilities. Because on-site parking requirements often limit the feasibility of new development since many lots in Old Town are too small to accommodate both buildings and adequate parking spaces, the Plan encourages consideration of existing conditions and site constraints, flexibility, and alternative parking arrangements, where appropriate. The Study suggested additional off-street public parking areas be considered later, at the point when public on -street parking is more fully utilized and conveniently located spaces in certain areas are consistently unavailable. Parking utilization and availability will continue to be reviewed as development occurs, and the Parking Study will be updated, with additional parking solutions considered when needed. 9. STREETSCAPE IMPROVEMENTS Streetscape improvements include installation of benches, bicycle racks, trash receptacles, tree grates, landscaping, and lighting to better define the character of the Specific Plan area and help provide a sense of place. Street lighting would be installed as a part of individual development projects, and would provide spatial definition to the sidewalk, ambiance to neighborhood settings, and security. The light fixtures shall adhere to guidelines set forth by the TCC. In addition, the Specific Plan requires that lighting for non-residential uses shall be appropriately designed, located, and shielded to ensure that they do not negatively impact the residential uses in the development or any adjacent residential uses. The conceptual Main Street improvements include installation of a street arch at the eastern entry into Old Town from Newport Avenue to draw attention to Old Town. Similarly, an entry arch or other major additional Old Town gateway signage is envisioned at the northern entry into Old Town at EI Camino Real/First Street and the southern entry on EI Camino Real at Newport Avenue and/or Sixth Street with new development when it occurs. In addition, a coordinated program of directional signs is needed to assist in branding the area. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 32 The Plan encourages public art, especially the implementation of the Tustin Pioneers Recognition Program, and installation of coordinated street furniture that reflects the desired character for the DCC. a) Parklets: To facilitate community interaction, generate activity, and create a memorable amenity that enhances the Old Town street scene, the City has identified conceptual locations within the public right-of-way along EI Camino Real for public parklets, which consist of bulb -outs with enhanced paving, landscaping and low walls to create public gathering areas adjacent to the sidewalk and to provide outdoor sidewalk seating areas for businesses such as restaurants. Two additional parklets are conceptually located within bulb -outs on Main Street. Further, expansion of the network of parklets to other areas within the DCC is encouraged. b) Ficus Tree Replacement Program: Much of the street tree canopy in the Specific Plan consists of Indian Laurel Fig (Ficus microcarpa), which is a non- native tree that has invasive roots, and are sometimes negatively affecting infrastructure within the Specific Plan area, including the penetration of water and sewer pipes and uplifting sidewalk pavement, creating potentially unsafe conditions. Therefore, the Specific Plan includes a program to gradually replace the existing Ficus trees with one tree species identified in the Street Tree Palette, 48 -inch box sized or larger. The replacement of trees will follow a systematic, phased tree replacement schedule to replace all alternating Ficus trees within the Specific Plan area and then cycle back to replace the remaining Ficus trees. . c) Open Space: Parks, open space, and public plazas present prime opportunities to foster community physical and mental fitness by promoting exercise, leisure activities, and social interaction. Underutilized parking lots and vacant parcels also present opportunities to expand community activities. Peppertree Park is located along the northwestern perimeter of Old Town (DA -4). As mentioned above, parklets also add to the feel of open space in the area. In addition, pocket parks that would contain pedestrian amenities such as seating, shade, trash/recycle receptacles, and lighting are opportunities through public-private partnerships that the Specific Plan encourages. In addition, underutilized public alleys may be revitalized into "living alleys" to serve as community gathering places and extensions of nearby businesses provided that it does not impact required parking spaces or interfere with travel ways. Living alleys are especially encouraged in DA -1, DA -2 and DA -4. 10. SPECIFIC PLAN DISCUSSION Specific Plans are utilized to plan and guide the development of special areas such as the DCC that are characterized by unique location, features, and land uses. The DCCSP is a policy and regulatory document guiding future projects to ensure sensitivity to Old Town and spearhead long-term success of the DCC. The DCCSP City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 33 seeks to attract more patrons to support and strengthen businesses in Old Town through shopping, dining, and entertainment opportunities to foster community interaction and pedestrian activity. It is to provide for a walkable and bikeable commercial core with the introduction of integrated mixed-use and focused multi- family development. It is to be used by City staff, developers, design professionals, businesses, property owners, and residents to ensure high quality, context -sensitive development. 11. FINDINGS AND ANALYSIS The DCCSP Project requires approval of the following actions: a) Environmental Impact Report (EIR) - Pursuant to California Environmental Quality Act (CEQA), the City prepared a Program Environmental Impact Report (EIR) to review the potential impacts of the proposed project. As part of the approval process for the DCCSP and the General Plan Amendment, the EIR must be concurrently considered by the City Council. A key objective of the DCCSP and EIR is to reduce the need for future detailed planning and environmental review procedures for development within the planning area. The DCCSP and accompanying EIR provide the necessary regulations and detailed environmental analysis so that future renovation and development projects in conformance with the DCCSP may proceed without requiring new or additional environmental documentation. As required by CEQA (CEQA Guidelines Section 15126.2(b)), the EIR must describe any significant impacts, including those which can be mitigated but not reduced to a level of insignificance. The EIR concluded that certain Air Quality, Greenhous Gas Emissions and, Transportation and Circulation impacts would remain significant and unavoidable, even with the incorporation of standard conditions; plans, programs, policies; and feasible mitigation measures. Therefore, a Statement of Overriding Considerations has been prepared. b) Ordinance No. 1497 - The Tustin City Code (TCC) sets forth the established zoning map, zoning designations and associated permitted and conditionally permitted uses, development standards and regulations. The Zoning Code may be amended and/or properties may be reclassified from one zone to another zone upon a finding that the action is necessary to implement the City's General Plan and/or enhance and preserve the general welfare. This action will require: City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 34 o Adoption of the Downtown Commercial Core Specific Plan (SP -12) establishing the Specific Plan as the regulation and guidance tool for the defined area. o Amendment of the City of Tustin Zoning Map to modify the zoning in the Specific Plan area from ten existing zoning designations to the new zoning designation of "DCCSP — Downtown Commercial Core Specific Plan (SP -12). The following zoning designations within the Specific Plan area will be re- designated: SP -10 (First Street Specific Plan), C1 (Retail Commercial), C2 (Central Commercial), CG (Commercial General), PC COM (Planned Community Commercial), PR (Professional), PM (Planned Industrial), P&I (Public and Institutional), MHP (Mobile Home Park), and PC RES (Planned Community Residential). o Formal removal of the First Street Specific Plan (SP -10) because said area will be re -designated DCCSP. o Formal removal of five planned communities [Tustin Village, Tustin Plaza, 13682 Newport Avenue, Blockbuster Music Plaza and Ambrose Lane Area B] because said properties will be re -designated DCCSP. Two Planned Communities within the Planning Area (Prospect Village live/work project and the Vintage multi -family residential project) will be re -designated to the "DCCSP — Downtown Commercial Core Specific Plan" but their uses and development standards shall continue to be as governed by their original approval ordinances. o As applicable, amendment of the Tustin City Code to make necessary text changes. Proposed changes and a proposed amended Zoning Map are provided as part of the Ordinance. c) General Plan Amendment [GPA -2018-00001] — this action will require: o Amendment to the Land Use Element to modify the Element's land use designation in the Specific Plan area from seven existing General Plan designations to the new General Plan designation of "DCCSP — Downtown Commercial Core Specific Plan. The following General Plan designations within the Specific Plan area will be re -designated: CC (Community Commercial), OTC (Old Town Commercial), MHP (Mobile Home Park), PI (Public/Institutional), PO (Professional Office), I (Industrial), and PCCB (Planned Community Commercial/Business). As a clean-up action, there are two adjacent parcels to the DCCSP area near Sixth Street east of EI Camino Real that is designated OTC and will be re -designated High Density Residential so that the General Plan OTC designation can be removed. City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 35 o Amendment to the Circulation Element to modify the Element to be consistent with the circulation changes resulting from conceptual planned improvements to Main Street, First Street, Second Street and Third Street. o As applicable, amendment of the General Plan Introduction, Land Use Element and Circulation Element to make necessary text changes and exhibit/map changes for consistency with the Specific Plan. Proposed changes and a proposed amended General Plan Map are provided as part of the Resolution. o A General Plan Consistency Analysis has been prepared indicating that the proposed project would be consistent with the Tustin General Plan, as amended. 12. PROJECT RELATED PUBLIC OUTREACH AND NOTICING EFFORTS A variety of public outreach and noticing efforts have taken place throughout the project's process, including: 1. Flyers advertising three public workshops held between 2014 and 2016 were mailed to over 3,500 property owners and occupants within 300 feet of the project area, and interested parties. Each public workshop was also advertised in the Tustin News. Workshop presentations were posted on the City's website. A press release was also issued. 2. On August 1, 2016, the City of Tustin issued a Notice of Preparation (NOP) and Initial Study (IS) to inform public agencies and the public that the City was preparing an EIR for the proposed Project, pursuant to CEQA. The NOP was advertised in the Orange County Register. 3. On August 16, 2016, the City held a Scoping Meeting (advertised in the NOP), to describe the DCCSP project and solicit input on the scope of the environmental analysis to be included in the EIR. 4. On February 15, 2018, the City of Tustin issued a Notice of Availability that the EIR was available for review for 45 days, pursuant to CEQA. The document was mailed to public agencies and interested parties and the NOA was published in the Tustin News. The Draft Specific Plan and EIR were also posted on the City website. 5. The Draft Specific Plan and Draft EIR were released for public review on March 29, 2018. At the same time, a public notice was mailed to over 1,400 public agencies, property owners within 300 feet of the project, and interested parties notifying of such and of the April 10th Planning Commission public hearing. Public notices were posted in 15 locations within the public right-of-way within the project boundary, at City Hall, and on the City's website. A half -page public notice was published in the Tustin News that same day. 6. On June 7, 2018, a public notice was also mailed to over 1,400 public agencies, property owners within 300 feet of the project, and interested parties notifying of City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 36 the June 19th City Council public hearing. Public notices were posted in 15 locations within the public right-of-way within the project boundary, at City Hall, and on the City's website. A half -page public notice was published in the Tustin News that same day. 11COMMENTS/COMMUNICATION RECEIVED FOLLOWING THE PLANNING COMMISSION PUBLIC HEARING Communication received following the April 24, 2018 Planning Commission public hearing are provided in Attachment F. 14. CONCLUSION The proposed DCCSP and related actions will preserve and protect this area of the City and the region. The streamlined development regulations and processes included in the DCCSP will achieve the goal of ensuring that Tustin's Old Town and surrounding commercial area remains commercial and strengthens the local economy by introducing residential within certain areas of the Specific Plan area to bolster the economic viability of the area. Staff recommends the City Council approval of this request and all its associated actions as supported by the recommendation of the Planning Commission. Dana L. Ogdon, AkgP Assistant Director L yY Vnsultant tanning E6f�A 4*A 4 Aot-,*-x ek Elizabeth A. Binsack Community Development Director City Council Report Downtown Commercial Core Specific Plan June 19, 2018 Page 37 Attachments: A. 300 foot/500-foot Project Area Map B. Planning Commission Related Items: 1. April 10, 2018 Public Hearing Minutes 2. April 24, 2018 Public Hearing Minutes 3. Approved Resolution No. 4363 4. Planning Commission April 24, 2018 Dais Hand-outs 5. April 24, 2018 Planning Commission Agenda Report 6. Written Communication Left at Podium from Speaker Pam Neil at April 24, 2018 Planning Commission Public Hearing C. Resolution No. 18-24: Final Program Environmental Impact Report D. Resolution No. 18-32: General Plan Amendment 2018-0001 E. Ordinance No. 1497: Downtown Commercial Core Specific Plan and Associated Actions (Zone Change 2018-00002) F. Comments/Communication Received Following the April 24, 2018 Planning Commission Public Hearing