HomeMy WebLinkAboutORD 1497 (2018)ORDINANCE NO. 1497
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA,
APPROVING ZONE CHANGE 2018-00002 INCLUDING ADOPTION OF THE
DOWNTOWN COMMERCIAL CORE SPECIFIC PLAN (SP -12), RELATED
AMENDMENTS 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.
The City Council of the City of Tustin does hereby ordain as follows:
SECTION 1. The City Council finds and determines as follows:
A. That the Tustin City Council has focused financial resources and approved
numerous measures intended to encourage economic development and
business attraction to ensure continued economic vibrancy of the City's
historic Old Town Tustin commercial core. Though these measures were
helpful, City leaders recognized that additional residential development in
the area could add more patrons and visitors to the area that would
positively contribute to the economic health of Old Town Tustin and the
surrounding commercial core, thus preserving, protecting, and revitalizing
this important area of the City.
B. That on February 4, 2014, the City Council authorized the preparation of
the Downtown Commercial Core Specific Plan (DCCSP) and related
supporting documents.
C. That between October 2014 and January 2016, the City of Tustin held
three public Workshops that included property owners, business owners
and others to help define a strategy to enhance and protect the heart of
Tustin's historic Old Town village atmosphere while creating a stronger,
vibrant, pedestrian -oriented destination intended to revitalize the
community's commercial core. The proposed Master Plan/Specific Plan
will ensure implementation of architecturally -coordinated development in
the area, attract thriving new businesses, encourage private sector
investment and reinvestment, .and enhance customer visitation to the
commercial corridors of Old Town, First Street, Newport Avenue, and the
freeway interface at 6th Street for a vibrant downtown commercial core.
D. That the proposed Downtown Commercial Core Specific Plan project
required preparation of a Specific Plan, preparation of a Tustin General
Plan Amendment, revision of several existing Tustin City Codes and
zoning ordinances. Proposed Ordinance No. 1497 includes:
1. Zone Change (ZC) 2018-00002 establishing the Downtown
Commercial Core Specific Plan (SP -12);
Ordinance No. 1497
Page 1 of 5
2. Rescission of the First Street Specific Plan (SP -10) and certain
Planned Communities;
3. Various Tustin City Code amendments intended to support the
DCCSP;
4. Revision of the Tustin Zoning Map reflecting the changes proposed
above;
5. Downtown Commercial Core Specific Plan Errata
E. That California law requires that a specific plan be consistent with the
general plan of the adopting locality. A General Plan Consistency Analysis
has been prepared as part of the Downtown Commercial Core Specific
Plan that finds the project to be consistent, with adoption of the proposed
General Plan Amendments.
F. That California Government Code Section 65450 et seq. establishes the
authority for cities to adopt specific plans, including a requirement that the
City's Planning Commission must provide a recommendation on the
proposal to the City Council, the final approval authority for the project.
G. That on April 10, 2018, the Tustin Planning Commission opened a public
hearing on the project and continued the matter until April 24, 2018. On
April 24, 2018, the Tustin Planning Commission held a public hearing and
adopted Resolution No. 4363, recommending that the City Council adopt
and certify the Final Environmental Impact Report for the DCCSP project;
approve General Plan Amendment (GPA) 2018-00001 including but not
limited to text amendments and amendments to Exhibits/Maps within the
Land Use and Circulation Elements; and adopt Ordinance No. 1497
approving ZC-2018-00002 including but not limited to approval of the
Downtown Commercial Core Specific Plan, rescission of the First Street
Specific Plan (SP -10) and certain Planned Communities, various Tustin
City Code amendments intended to support the DCCSP, and revision of
the Tustin Zoning Map.
H. That the proposed Downtown Commercial Core Specific Plan project is
considered -a "project" subject to the terms of the California Environmental
Quality Act ("CEQA"), that involved the following:
1. An Initial Study (IS) was prepared and concluded that an EIR should be
prepared, and the Notice of Preparation (NOP) was released for a 30 -
day public review period from August 1, 2016 through August 31, 2016.
The notice was published in the Orange County Register on August 1,
2016 and made available for public review through various means.
2. A Scoping process was completed in which the public was invited by
the City to participate. The scoping meeting for the EIR was held on
August 16, 2016 at the City of Tustin Library. The notice of a public
Ordinance No. 1497
Page 2 of 5
scoping meeting was included in the NOP that was published and
distributed on August 1, 2016.
3. The Draft Downtown Commercial Core Specific Plan Program
Environmental Impact Report (State Clearinghouse No. 20160810040
(DEIR) was prepared and made available for a 45 -day public review
period (February 15, 2018 to April 2, 2018). The Notice of Availability
(NOA) for the DEIR was sent to all required agencies and interested
parties and published in the Tustin News on February 15, 2018 and
made available for public review through various means.
4. Responses to Comments received were prepared and were released
for agency review prior to consideration by the approving body and a
Final Downtown Commercial Core Specific Plan Program
Environmental Impact Report (State Clearinghouse No. 20160810040)
was prepared.
5. The Tustin City Council has concurrently adopted Resolution No. 18-24
certifying the Downtown Commercial Core Specific Plan Final Program
Environmental Impact Report (State Clearinghouse No. 2016081004),
adopting Findings of Fact, a Statement of Overriding Considerations,
and a Mitigation Monitoring and Reporting Program.
I. That a public hearing was duly called, noticed, and held on the proposed
project on June 19, 2018, by the Tustin City Council.
J. That on June 19, 2018, the Tustin City Council adopted Resolution No. 18-
24 adopting and certifying the Final Program Environmental Impact Report
for the DCCSP project.
K. That on June 19, 2018, the Tustin City Council adopted Resolution No. 18-
32 (General Plan Amendment 2018-00001), ensuring that the DCCSP
Specific Plan project is consistent with the Tustin General Plan.
SECTION 2. The City Council finds and determines that it is reasonable to establish
and assess a fee for all Residential Allocation Reservation (RAR)
applications. The associated RAR fee shall be the same as a Major
Design Review fee, as established in the current City Fee Resolution as
may be amended from time to time by the City Council. The RAR fee is
above and beyond all other applicable fees for each project.
SECTION 3. In that the circulation plans and improvements associated with First
Street are conceptual in the DCCSP, and, that the Plan does not
provide any details on how the streets will be redesigned, that, at the
time of moving forward with related First Street circulation plans and
improvements, the conceptual plans will be revisited, additional analysis
including environmental analysis will take place, and, a public outreach
program will be implemented inviting and encouraging public
Ordinance No. 1497
Page 3 of 5
participation in that process. If modifications are determined to be
infeasible, the Plan will be modified.
SECTION 4. Ordinance No. 1497 is hereby approved, including the following:
Attachment A: Zone Change (ZC) 2018-00002 establishing the
Downtown Community Core Specific Plan (SP -12).
Attachment B: Rescission of the First Street Specific Plan (SP -10)
and certain Planned Communities.
Attachment C: Various Tustin City Code amendments intended to
support the DCCSP.
Attachment D: Revision of the Tustin Zoning Map reflecting the
changes proposed above.
Attachment E: Downtown Commercial Core Specific Plan Errata
PASSED AND ADOPTED, at a regular meeting of the City Council for the City of
Tustin on this 3rd day of July, 2018.
ATTEST:
ERICA N. YAS�A,
City Clerk
APPROVED AS TO FORM:
DAVID E. KENDIG,
City Attorney
A— 17.4 /% - A, -
bLWY–N"9VDWA,
Mayor
Ordinance No. 1497
Page 4 of 5
4kI
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1497
I, Erica N. Yasuda, City Clerk and ex -officio Clerk of the City Council of the City of
Tustin, California, does hereby certify that the whole number of the members of the City
Council of the City of Tustin is five; that the above and foregoing Ordinance No. 1497
was duly and regularly introduced and read by title only at the regular meeting of the
City Council held on the 19th day of June, 2018, and was given its second reading,
passed and adopted at a regular meeting of the City Council held on the 3rd day of July,
2018, by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
L- a �JAJ 4 d4-,
ERICA N. YASU ,
City Clerk
Attachments:
Murray, Gomez, Bernstein, Puckett, Clark (5)
A. Zone Change (ZC) 2018-00002 establishing the Downtown Commercial Core
Specific Plan (SP -12);
B. Rescission of the First Street Specific Plan (SP -10) and certain Planned
Communities;
C. Various Tustin City Code amendments intended to support the DCCSP;
D. Revision of the Tustin Zoning Map reflecting the changes proposed above
E. Downtown Commercial Core Specific Plan Errata
Ordinance No. 1497
Page 5 of 5
11
DOWNTOWN
COMMERCIAL
41
FEBRUARY 2018
Ct�TY OF TMTiN, Cq '�' r sy .4,
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I_
ii City of Tustin I Downtown Commercial Core Specific Plan
Acknowledgments
City Council
Al Murray, Mayor
Rebecca "Beckie" Gomez, Mayor Pro Tem
Dr. Allan Bernstein, Council Member
Letitia Clark, Council Member
Charles Puckett, Council Member
Planning Commission
Ryder Smith, Chairperson
Steve Kozak, Chairperson Pro Tem
Austin Lumbard, Commissioner
Jeff Thompson, Commissioner
Amy Mason, Commissioner
City of Tustin Staff
Jeffrey C. Parker, City Manager
Elizabeth A. Binsack, Director of Community Development
Dana Ogdon, AICP, Assistant Director of Community Development
Justina Willkom, Assistant Director of Community Development
Lucy Yeager, Planning Consultant
Elaine Dove, AICP, Senior Planner
Consultant Team
Environment I Planning I Development Solutions, Inc.
Jeremy Krout, AICP, LEED GA
Konnie Dobreva, JD
Laurie Lovret, AICP
Raflk Albert, AICP, LEED AP
City of Tustin I Downtown Commercial Core Specific Plan
Contents
ExecutiveSummary ..........................................................................................................................ix
Ch.1 Introduction........................................................................................................................1
1.1 Overview.....................................................................................................................................2
1.2 Planning Area and Context..................................................................................................3
1.3
Vision and Goals......................................................................................................................7
1.4
Specific Plan Purpose.............................................................................................................9
Circulation and ...............................................................................................35
1.5
Planning Process.....................................................................................................................10
Streetscape and Public Open Space Plan.......................................................................46
1.6
Specific Plan Format...............................................................................................................11
.......................................................................57
1.7
How to Use This Plan.............................................................................................................13
General Design Criteria.........................................................................................................95
1.8
Relationship to Other Documents
....................................................................................14
Ch. 2 Development Plan.............................................................................................................15
2.1 Land Use Plan...........................................................................................................................17
2.2 Urban Design Plan..................................................................................................................24
Ch. 3 Commercial Permitted Uses and Development Standards................................59
3.1 Commercial Permitted Uses................................................................................................60
3.2 Special Use Restrictions........................................................................................................67
3.3 Commercial Development Standards by Development Area.................................68
3.4 Commercial Siting Diagrams...............................................................................................72
Ch. 4 Commercial Design Criteria...........................................................................................73
Parking Plan
Introduction.....................................................................-.........................................................74
2.3
Circulation and ...............................................................................................35
Architectural Styles.................................................................................................................75
2.4
Streetscape and Public Open Space Plan.......................................................................46
2.5
Infrastructure, Utilities and Servicing Plan
.......................................................................57
Ch. 3 Commercial Permitted Uses and Development Standards................................59
3.1 Commercial Permitted Uses................................................................................................60
3.2 Special Use Restrictions........................................................................................................67
3.3 Commercial Development Standards by Development Area.................................68
3.4 Commercial Siting Diagrams...............................................................................................72
Ch. 4 Commercial Design Criteria...........................................................................................73
4.1
Introduction.....................................................................-.........................................................74
4.2
Architectural Styles.................................................................................................................75
4.3
Building Design........................................................................................................................79
4.4
Development Area Design Criteria...................................................................................83
4.5
General Design Criteria.........................................................................................................95
Ch. 5 Residential Provisions......................................................................................................101
5.1 Residential Use within the DCC.........................................................................................102
5.2 Residential Permitted Uses.................................................................................................103
5.3 Residential Development Standards by DevelopmentArea ....................................104
5.4 Residential Design Criteria...................................................................................................109
Ch. 6 Administration and Implementation Plan................................................................117
6.1 Administration..........................................................................................................................118
6.2 Administrative Specific Plan Adjustments......................................................................124
6.3 Minor Specific Plan Modifications....................................................................................124
6.4 Specific Plan Amendments..................................................................................................128
6.5 Enforcementand Severability .............................................................................................128
6.6 Required Findings...................................................................................................................128
6.7 Implementation.......................................................................................................................132
6.8 Funding.................................................................................................................................134
City of Tustin I Downtown Commercial Core Specific Plan v
Figure i.1 Development Areas............................................................................................x
Figure 1.1 Specific Plan Context.........................................................................................4
Figure 1.2 Downtown Commercial Core........................................................................ 5
Figure 2.1
Development Areas...........................................................................................1
Figure2.2
Land Use Plan......................................................................................................19
Figure 2.3
Principal or Non -Principal Streets................................................................23
Figure2.4
Urban Design Plan.............................................................................................25
Figure 2.5
Conceptual Vision of New Development -
Gatewayto Old Town Area............................................................................
26
Figure 2.6
Conceptual Vision of New Development -
Gatewayto Old Town Area..............................................................................27
Figure 2.7
Vehicular Circulation Plan...............................................................................
36
Figure 2.8
Second and Third Street Planned Traffic Movements ...........................38
Figure 2.9
Main Street Conceptual Improvements......................................................39
Figure 2.10
First Street Conceptual Improvements........................................................40
Figure 2.11
Second Street Conceptual Improvements.................................................40
Figure 2.12
Third Street Conceptual Improvements..................................................••
40
Figure 2.13
Pedestrian Circulation Conceptual Improvements ................................ 42
Figure 2.14
Bicycle Circulation Conceptual Improvements.......................................45
Figure 2.15
Conceptual Old Town Entry Monumentation..........................................
50
Figure2.16
Open Space..........................................................................................................
55
Figure3.1
Land Use Designations......................................................................................61
Figure 3.2
Development Areas (DAs) and Land Use Designations ........................68
Figure 3.3
Preferred and Discouraged Building Siting...............................................721
Figure 6.1
RAR Entitlement Processing Flowchart ....................................................
List of Tables
Table 3.1 Commercial Permitted Use Table.....................................................................63
Table 3.2 Development Standards for Commercial Buildings within DA -1,
Appendix
A. General Plan Consistency Analysis
B. Existing Conditions Report
C. Summary of Community Workshops
D. Catalytic Sites Study
E. Economic Analysis
Cultural Resources District Commercial Design Guidelines
Certified EIR - Provided under separate cover
City of Tustin I Downtown Commercial Core Specific Plan vii
DA -2, DA -3, DA -6B & DA-6C.............................................................................69
Table 3.3
Development Standards for Commercial Buildings within DA -4
......... 70
Table 3.4
Development Standards for Commercial Buildings within DA -5
......... 71
Table 5.1
Residential Permitted Use Table.......................................................................104
Table 5.2
Development Standards for Mixed Use Buildings within DA -1,
DA -2, DA -3, DA -6B & DA-6C.............................................................................105
Table 5.3
Development Standards for Mixed Use Buildings within DA -4 ............
106
Table 5.4
Development Standards for Multi -Family Residential Buildings
withinDA-6A............................................................................................................107
Table 6.1
Residential Allocation Bank................................................................................120
Table 6.2
Implementation Action Plan..............................................................................135
Table 6.3
Public Improvements Funding Matrix............................................................137
Appendix
A. General Plan Consistency Analysis
B. Existing Conditions Report
C. Summary of Community Workshops
D. Catalytic Sites Study
E. Economic Analysis
Cultural Resources District Commercial Design Guidelines
Certified EIR - Provided under separate cover
City of Tustin I Downtown Commercial Core Specific Plan vii
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EXECUTIVE SUMMARY
-7 IN
EXECUTIVE SUMMARY
11
Executive Summary
The Downtown Commercial Core Specific Plan (DCCSP) sets a planning and regulatory framework to preserve
and enhance the planning area as a vital, pedestrian -friendly, and attractive commercial core in Tustin. The
DCCSP 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. To bring
additional patrons to the planning area, the DCCSP also introduces the opportunity for mixed use residential
develpment in select areas, which requires a discretionary approval processto ensure projects are high quality.
The following pages provide a brief Executive Summary of the detailed topics addressed within Chapters 1
through 6 of the DCCSP. Figure 0, Development Areas and Land Use Designations, provides an overview of
the Downtown Commercial Core (DCC), including the six Development Areas (DAs).
Figure i.1 Development Areas (DAs) and Land Use Designations
-.
Legend
Downtown Mixed Use (DM) Downtown Commercial (DC)
Mobile Home (MH) Multi -Family (MF) Old Town (OT) Civic/Institutional (CI)
NAP = Not a part
X City of Tustin I Downtown Commercial Core Specific Plan ,
Vision Key Components
The vision for the DCCSP is to create a vibrant, cohesive, connected, livable, and memorable city core. The
DCCSP vision and goals address complex needs within the DCC through a multi -faceted approach. The vision
and goals have been distilled into a few key components that serve as the foundation for achieving the vision
and goals. The key components are listed below.
• 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 opportunity for high-quality integrated residential mixed use and focused multi -family
development.
Land Use Designations and Permitted Uses
The Land Use Plan delineates six land use designations to promote shopping, dining, entertainment,
employment and housing in a pedestrian -friendly setting focused around the historic Old Town. The
designations correspond with permitted and conditionally permitted uses, which are largely consistent with
the uses allowed under the previous zoning districts prior to the adoption of the DCCSP. However, integrated
commercial -residential mixed use (vertical and/or horizontal format) and multi -family residential are optional
land uses new to the DCC and require approval of a discretionary entitlement.
There are two basic types of mixed use development: vertical and horizontal. Vertical mixed use occurs when
the residential use is located above the ground floor commercial use. Horizontal mixed use occurs when a
residential use is located on the first floor in a separate building from commercial use, but on the same parcel.
The six land use designations of the Land Use Plan are described below and illustrated in Figure 0.
■ Downtown Mixed Use (DM) Land Use Designation - The DM designation is divided into five
subcategories, DM(1) through DM(5), based on characteristics including location, proximity to existing
uses/zones such as single-family residential, and parcel size, which impact allowable uses. The DM
designation provides for the following uses:
o Retail, service, office
o Food service, medical, hospitality
City of Tustin I Downtown Commercial Core Specific Plan xi
o Auto service (in some subcategories)
o Residential mixed use (requires discretionary entitlement)
■ Old Town (OT) Land Use Designation - The primary objective of 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 through a discretionary review process. The OT designation provides for
the following uses:
o Retail, service, office
o Food service, medical, hospitality
o Residential mixed use (requires discretionary entitlement)
o Auto service prohibited
Downtown Commercial (DC) Land Use Designation - The primary intent for this designation
located along Newport Avenue is to enhance and preserve the existing commercial thoroughfare. The
DC land use designation provides for the following uses:
o Retail, service, office
o Food service, medical, hospitality
o Auto service
o Residential prohibited
. Civic/Institutional (CI) Land Use Designation - The Cl designation provides for the following uses:
o Civic, public, and institutional uses
o Residential prohibited
i Multi -Family (MF) Land Use Designation -The MF designation provides for the following use:
o Multi -family residential use (requires discretionary entitlement)
■ Mobile Home (MH) Land Use Designation - The intent is for the existing mobile home park to
remain as currently developed. The MH designation provides for the following use:
o Mobile homes within a mobile home park
Urban Design Plan
The Urban Design Plan, which is based on the community vision for the DCC, Is summarized below according
to each Development Area (DA).
DA -1 and DA -2 -
o Northern gateway to Old Town
o Pedestrian and bicycle street transformation
o Vehicular circulation changes and additional parking
o Ground floor commercial
o Residential mixed use (typically vertical format due to parcel size)
o Small parcel size
DA -3
o Mixed use village
o Residential mixed use in vertical format and shopping emphasis on principal
streets
o Horizontal residential mixed use on non -principal streets
o Maintain larger parcels to unify development potential rather than splitting
parcels and plecemealing development
o Maximize relationship to transit and bicycle facilities
DA -4
o Preserve Old Town character with mixed use focus
o Develop vacant parcels
o Expand range of businesses
o Extend walkability
o Boost patronage by increasing residents through mixed use development
o Create additional parking opportunities
o Create parklets on EI Camino Real to encourage gathering
o Strengthen visual appeal and branding
City of Downtown Commercial Core Specific Plan Xiii
DA -5
o Maintain commercial emphasis
o Balance auto -centric nature with increased pedestrian and bicycle amenities
on Main Street
o Main Street Improvements highlight Old Town
o Vacate alley segments located within commercial parcels on Newport Avenue
to consolidate parcels when feasible
• DA -6A
o Continue transition to multi -family use
o Design sensitivity to adjacent Cultural Resources District
o Relationship to and compatibllitywith approved 140 -unit condominium project
o Shopping and entertainment destination
o Vertical residential mixed use on principal streets and horizontal mixed use on
non -principal streets
o Lead patrons from Newport Avenue to Old Town
o Higher density urban form near freeway
o Coordinated look on east and west sides of EI Camino Real
o Emphasize public gathering
DA -6C
o Multiple development options including small shopping center, hospitality and
residential mixed use
o Mixed use encouraged along EI Camino Real due to lower traffic volumes
o Higher density urban form adjacent to freeway
o Design circulation to avoid Impacts on Newport Avenue
Vehicular Circulation
The DCCSP includes conceptual street! mprovements to create "complete streets" in which the roadway design
gives pedestrians and bicyclists greater emphasis and vehicles less dominance. The following provides a brief
summary of the conceptual improvements.
Main Street - The conceptual Main Street improvements are key to economic development in Old Town
because they will strengthen pedestrian connections between nearby businesses, the Tustin Branch Library
and Tustin Civic Center, and Old Town. The conceptual plan provides reduced vehicular lanes, pedestrian and
bicycle improvements, on -street parallel and diagonal parking, pedestrian bulb -outs, enhanced pedestrian
crossings, and landscaping to visually support the roadway transformation.
First Street - The conceptual First Street improvements promote a pedestrian friendly corridor by reducing
the number of traffic lanes and lane widths. The improvements also provide an on -street buffered bicycle lane,
diagonal parking on both sides of the street, a landscaped median, and wider sidewalks.
Second and Third Streets - Pedestrian orientation in Old Town is enhanced by transforming Second and
Third Streets from two-way to one-way streets flowing in opposite directions to form a couplet. Conceptual
improvements include diagonal parking, wider sidewalks, and landscaped bulb -outs on one side.
Parking
The DCCSP establishes parking standards, but also provides that parcels located within the DCC may take
advantage of alternative parking requirements through various provisions. The DCCSP:
Establishes new provisions unique to the DCC;
Incorporates existing provisions from the Tustin City Code (TCC) ; and
• Allows for innovative parking alternatives currently provided in the TCC.
Pedestrian Circulation
The DCCSP includes conceptual improvements to enhance pedestrian orientation in the DCC. These
conceptual pedestrian improvements include:
Widened Sidewalks - Main Street, First Street, Second Street, Third Street
• Decorative Sidewalk Paving - Main Street, EI Camino Real
Bulb -Outs - Main Street, First Street, Second Street, Third Street
City of Tustin I Downtown Commercial Core Specific Plan xv
Crosswalk with Enhanced Paving- Main Street
• Pedestrian Gathering Areas
• Increasing Sidewalk Widths
Decorative Crosswalks
Accessible Pedestrian Signals and Flashing Light Crosswalks (where appropriate)
Bicycle Improvements
Conceptual bicycle lane improvements include:
Main Street (between Prospect Avenue and Newport Avenue) -
o On -street bicycle lane (Class 2) on the north side
o Off-road bicycle lane (Class 1) integrated with the sidewalk on the south side._
First Street (between the 55 Freeway and Newport Avenue) -
o Striped on -street bike lane with a striped buffer (Class 2) on both sides of the street
"Sharrows" (identified by symbols painted on the roadway pavement to indicate that motor vehicles
and bicycles are to share the same travel lane) (Class 3) -
o Main Street from B Street to Prospect Avenue
o EI Camino Real from First Street to Newport Avenue
o B Street between First Street and Sixth Street
o Prospect Avenue between First Street and Main Street
o Centennial Way between First Street and Main Street
o Sixth Street between B Street and Newport Avenue
• Bike racks are encouraged at regular intervals within the public right-of-way and within private
development
Street Trees
Much of the street tree canopy in the DCC is provided by the Indian Laurel Fig (Ficus microcarpa); however,
Ficus trees are characterized by invasive roots, which due to the large size of the trees in the DCC, sometimes
negatively affect public and private infrastructure and require increased maintenance. The DCCSP includes
a program to gradually replace the existing Ficus trees in the DCC with one tree species. Suggestions for an
appropriate tree species are included In the Street Tree Palette. The aim of the Ficus replacement is to provide
an attractive streetscape in the DCC, require less tree maintenance, and conserve water through a drought -
tolerant species.
Ficus are the only street trees along many street segments In the DCC. Therefore, it is important that the
replacement be done in a manner that is least disruptive to the character of the street. The DCCSP stipulates
replacement of every -other Ficus tree with the selected tree species following a systematic, phased schedule
that cycles back to replace the remaining trees. The DCCSP requires replacement of Ficus with 48 -inch box
sized trees or larger.
The conceptual street improvements provided within the DCCSP include street tree and landscape
improvements to further beautify the streetsacpe within the DCC.
Monumentation, Public Art, and Street Furniture
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.
The DCCSP 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.
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.
City of Tustin I Downtown Commercial Core Specific Plan xvii
Residential Entitlement Process
Residential development within the project area is not a permitted or conditionaly permitted use. Residential
mixed use and multi -family residential use require approval of a discretionary Residential Allocation Reservation
(RAR). The RAR review process consists of two phases, with preliminary distribution of units in the first phase
and final allocation of units upon approval of the proposed project in the second phase. The City's Residential
Allocation Bank establishes a maximum number of 887 new dwelling units that may be developed within
the DCC area, which are allocated among the DAs by the DCCSP. Only high-quality mixed use or multi -family
residential projects will receive an allocation of units and approval of a RAR.
The DCCSP allows for transfer of allocated residential units from one DA to another through approval of an RAR.
The Community Development Director may approve a transfer of units up to 25 percent of the original DA unit
allocation and shall determine the donating DA(s). Transfers greater than 25 percent shall be reviewed and
acted upon by the Planning Commission, which will take into consideration the donating DA(s) recommended
by the Community Development Director. Transferred units shall be deducted from the donating DA(s) so that
the maximum number of new dwelling units within the DCC shall not exceed 887 units.
Development Standards
The DCCSP Development Standards for the Individual DAs are generally similar to the standards under the
current respective zoning designations in the TCC, including building heights, parking space requirements,
and the amount of required landscape. Required building setbacks under the DCCSP are more flexible to
encourage siting of buildings near the street edge to increase pedestrian orientation. New development along
Newport Avenue is encouraged to establish buildings near the street to create a defined street edge, while
screening parking from the street through building placement.
Design Criteria
The Commercial Design Criteria and Residential Design Criteria address building and site design using text
and photographic examples to ensure high quality design. The Design Criteria address topics including
architectural style, building design, provisions for specific DAs, design of mixed use/multi-family residential,
signage, parking, landscaping, and lighting. The Design Criteria draw from the infill provisions of the Cultural
Resources District Design Guidelines.
The criteria for architectural style require historic styles to be used within Old Town. The DAs located further
from Old Town, including DA -5 along Newport Avenue, allow for contemporary interpretations of historic
styles and/or the mixing of contemporary materials such as glass with historic materials including brick.
Mixed Use Design Criteria and Development Standards are new and unique to the DCC. Therefore, a summary
of the major mixed use provisions is provided below.
a. The format of mixed use may be vertical, horizontal, or a combination of both.
Mixed use shall require a significant commercial component Integrated with the residential compo-
nent. Mixed use commercial space 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 architectur-
al 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.
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.
Vertical and horizontal changes in plane are encouraged and detailed architecture is required on all
four elevations.
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.
The residential component of mixed use shall comply with the private and common open space re-
quirements per unit, including enclosed storage space.
k. Residential landscape requirements shall be as specified in the Residential Design Criteria and the
TCC.
Signage shall be as provided in the Commercial Design Criteria and the TCC. DA -4 (Old Town) also
permits pedestrian sidewalk signs.
City of Tustin I Downtown Commercial Core Specific Plan xix
Administration and Implementation
Administration provisions within the IDCCSP address development review processes I ncludlngRAR entitlements.
The limitations and procedures associated with Specific Plan adjustments, modifications and amendments
are also discussed. The Required Findings applicable to all projects within the DCC are presented, including
additional Required Findings for residential mixed use or multi -family residential, residential unit transfers, and
Exceptions. Tables at the end of the chapter identify implementation actions and potential funding sources.
Conclusion
This Executive Summary provides a general overview of the DCCSP. See Chapter 1, Section 1.7, How to Use
this Plan, for guidance focused to particular readers, such as those with an Interest in developing land or
expanding/starting a business in the DCC.
I
Ch. 1 Introduction
1.1 Overview
The Downtown Commercial Core Specific Plan (DCCSP) sets a planning
and regulatory framework to preserve and enhance the planning area as
a vital, pedestrian -friendly, and attractive commercial core in Tustin. The
City of Tustin was originally founded in the 1870s by Columbus Tustin
in what is today the heart of the planning area, "Old Town". The DCCSP
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. The DCCSP includes
strategies to transform the auto -centric streets and development patterns
encircling the historic core by narrowing select streets to allow space for
integration of pedestrian and bicycle improvements.
The DCCSP brings back a historic building pattern that mixes living options
with commercial use by providing a discretionary process for consideration
of integrated mixed use and limited multi -family residential development.
The DCCSP is the culmination of a comprehensive community outreach,
planning, and design effort. It reflects the vision and goals of various
stakeholders, including residents, businesses and property owners, the
technical advisory group, the Planning Commission, and City Council. The
DCCSP contains implementation mechanisms, including development
regulations, design criteria, and strategies to preserve the historic charm of
Old Town and spur transformation of surrounding areas into an attractive,
lively, and economically healthy commercial and mixed use core where
people can live, work, shop, dine, and relax in a unique pedestrian friendly
atmosphere.
The original Tustin Garage building
now The Black Marlin Restaurant
still stands at the corner of EI Camino
Real and Sixth Street.
2 City of Tustin I Downtown Commercial Core Specific Plan
City Founder Columbus Tustin
1.2 Planning Area and Context
The city of Tustin is located in central Orange County, California, 12
miles inland from the Pacific Ocean. The DCCSP planning area consists
of approximately 220 acres located in the northern portion of the city.
The jurisdictions surrounding the planning area include the City of Tustin
immediately to the north, south, east and west, unincorporated land within
the County of Orange (North Tustin) further to the northeast, and the City
of Santa Ana further to the northwest and southwest, as shown in Figure
1, Specific Plan Context.
As illustrated in Figure 1.2, the planning area, referred to as the Downtown
Commercial Core (DCC), is centered around the intersection of Main Street
and EI Camino Real in Old Town. The DCC boundaries extend to the parcels
on the north side of First Street and the east side of Newport Avenue,
south to Interstate 5 (1-5), and west along First Street to State Route 55 (55
Freeway).
EI Camino Real, the famous route marked by recognizable historic bells,
forms the north -south backbone of Old Town. Many historic residential
and commercial properties dating from the late 1800s through the post -
World War II period are clustered in this area. On the perimeters of Old
Town, 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 situated relatively close to the street 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 buildings oriented around
Old Town Tustin forms the heart of
the Specific Plans character and
identity.
Main Street serves as the east -west
axis of the planning area,
Idf 8e lidl rif I�,, IULS, wiui nLue oirect reiauonsnip to the street. The historic El Camino Real traverses
from north to south through the
Within the interior of the DCC boundaries, the planning area excludes two planning area,
existing residential neighborhoods: the first located along Prebble Drive/E.
Second Street and the second located along Ambrose Lane/Platt Way.
Residential neighborhoods surround the DCC planning area to the north,
east, and south beyond 1-5. An historic residential neighborhood lies west
of B Street between the planning area and the 55 Freeway.
City of Tustin I Downtown Commercial Core Specific Plan 3
INTRODUCTION
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The DCC of the future is characterized by the following:
1. Enhanced Old Town Character. Old Town charm has been
preserved and cultivated to create a cohesive design character
that enhances the communitys 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 downtown core a destination
for new residents, the larger community, workers, and visitors.
3. Economic Diversity. Commercial areas (particularly along EI
Carnino 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.
S. 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.
City of Tustin I Downtown Commercial Core Specific Plan 7
INTRODUCTION
7. Aesthetic Enhancements. Attractive streetscape treatments,
building design, gateway elements, and wayfinding signage
contribute to the retail vibrancy, social vitality, and distinct
character.
1. Market -Supported Development. Encourage new development
by providing for land uses that are economically viable for
developers and serve 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.
S. 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.
8 City of Tustin I Downtown Commercial Core Specific Plan
Promoting pedestrian -oriented commercial first floor development
to expand walkability;
Introducing high-quality residential mixed use and focused multi-
family development;
Transforming streets through pedestrian -oriented improvements;
• Drawing more patrons to Old Town by embracing and preserving
its unique historic character; and
Maintaining a commercial focus for the planning area.
1.4 Specific Plan Purpose
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 as a walkable and bikeable commercial core
with 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.
California Government Code Section 65450 establishes the authority
for cities to adopt specific plans either by resolution or ordinance. The
A mid-century view of El Camino Real
at Main Street.
City of Tustin I Downtown Commercial Core Specific Plan 9
Engaging the public in the creation
of the Specific Plan ensures that the
people of Tustin have direct input into
the future of their communibj.
City of Tustin adopted the DCCSP by ordinance after public hearings
before the Planning Commission and City Council. New development and
improvements within the DCC, including development plans, site plans,
conditional use permits, residential allocation reservations, and building
plans, must be consistent with the DCCSP.
California law requires that a specific plan be consistent with the general
plan of the adopting locality. A General Plan Amendment was processed
concurrently with the DCCSP to ensure consistency. Appendix A contains
the General Plan Consistency Analysis.
Pursuant to California Environmental Quality Act (CEQA) guidelines, the
City of Tustin prepared a Program Environmental Impact Report (EIR),
available as a separate document. As part of the approval process for the
DCCSP and the General Plan Amendment, the EIR was certified by the City
Council concurrently. 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, criteria and environmental
documentation so that future renovation and development projects
in conformance with the DCCSP may proceed without requiring new or
additional environmental documentation.
1.5 Planning Process - -
The DCCSP is the culmination of a robust community-based process.
This process actively engaged local stakeholders, business and property
owners, neighborhood representatives, elected and appointed officials,
and other members of the public.
The planning process began in fall 2014 and included three public
community workshops at City Hall. 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 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, including
workshops, stakeholder interviews, a technical advisory committee, and
public meetings and hearings, as well as press releases.
Early in the process, an existing conditions assessment was prepared
to inform the community and stakeholder groups about economic and
market conditions, land use and urban design, circulation and parking,
and infrastructure. Drawing from the existing conditions research, the
first community workshop included a SWOT (strengths, weaknesses,
opportunities, and threats) analysis to generate transformation strategies
and define a vision for the future of the DCC. This work formed the basis
for the DCCSP and can be found in Appendix B, Existing Conditions Report.
The feedback from the community engagement process ultimately created
the vision and goals for the DCC. Detailed information from the community
meetings is included in Appendix C, Summary of Community Workshops.
Various studies and surveys guided the development of the DCCSP,
including a Catalytic Sites Study (Appendix D) and an Economic Analysis
(Appendix E). The DCCSP also draws upon previous planning processes
and documents prepared by the City over the years to help build the
foundation for this document, including the Cultural Resources District
Commercial Design Guidelines (2014) (Appendix F), the Cultural Resources
District Residential Design Guidelines (2012), and the First Street Specific
Plan (2012).
1.6 Specific Plan Format
The DCCSP is organized into the following six chapters and appendices:
Chapter 1: Introduction
This chapter 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.
Tustins early days centered around
growing citrus.
One of the earliest Tustin buildings
still stands,
Chapter 2: Development Plan The original Tustin Hardware
building is now home to Mrs, B's
This chapter presents the DCCSP land use plan and land use designations, Consignments.
City of Tustin I Downtown Commercial Core Specific Plan 11
describes the urban design vision for the six Development Areas (DAs), and
addresses public street and streetscape improvements that contribute to
implementation of the DCCSP.
Chapter 3: Commercial Permitted Uses and Development
Standards
This chapter identifies allowable non-residential 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
This chapter 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
This chapter presents regulations for the integration of mixed use
and multi- family residential use into the DCC and provides residential
development standards and design criteria.
Chapter 6: Administration-andimplementation Plan -
This chapter specifies the procedures for administering and amending the
DCCSP, development/entitlement review, and required findings necessary
to approve future projects. The chapter also outlines the major actions
necessary to incrementally implement the vision, strategies, and concepts
of the DCCSP through improvements and programs. It includes matrices
identifying specific actions and potential funding sources.
Appendices
The appendices contain the following documents supporting the
DCCSP:
Appendix A, General Plan Consistency Analysis
Appendix B, Existing Conditions Report
Appendix C, Summary of Community Workshops
r
Appendix D, Catalytic Sites Study
Appendix E, Economic Analysis
Appendix F, Cultural Resources District Commercial Design Guidelines
1.7 How to Use This Plan
The DCCSP is written to inform a wide variety of users: residents, property
owners, merchants, architects, designers, building contractors, City staff,
decision -makers, investors, developers, and other interested organizations
and persons in the community.
The following sections identify and group key chapters within the DCCSP
document based on the interest and need of the reader:
Quick Summary of the DCCSP:
Review the Executive Summary to become familiar with the overall goals
and provisions of the DCCSP.
Overview of Conceptual Area -Wide Improvements:
For descriptions of the conceptual physical enhancements to the DCC
built environment, including the urban design plan and conceptual
improvements to streets, bicycle lanes, sidewalks, and streetscape, see
Chapter 2.
Interest in Site -Specific Commercial Development:
If you are interested in improving a commercial building or developing a
site with commercial use, or are a professional assisting with this endeavor,
review Chapters 3 and 4, which provide allowable non-residential uses,
commercial site development standards and commercial design criteria.
Next, schedule a pre -application consultation with the City Community
Development Department staff.
Developing Mixed Use or Multi -Family Residential Use:
If you would like to develop integrated commercial -residential mixed use
on a vacant lot or renovate an existing commercial building to includemixed
use, see Chapter S for an overview of mixed use within the DCC, residential
development standards, and residential design criteria. If you would like to
City of Tustin I Downtown Commercial Core Specific Plan 13
develop multi -family residential use (within DA -6A), also refer to Chapter
5. In addition, the required discretionary residential entitlement process is
described in Chapter 6.
Desire to Expand or Start a Business:
If you are interested in enhancing an existing business or starting a new
business within an existing building in the DCC, review Chapter 3, which
specifies permitted non-residential land uses under the DCCSP. Then, visit
the City Community Development Department to discuss the next steps.
1.8 Relationship to Other Documents
The DCCSP serves as the zoning ordinance for the DCC. The DCCSP is
related to other City documents as follows:
General Plan (GP) -The DCCSP implements the GP land use designation
of Specific Plan and the relevant policies of the GP.
• Tustin City Code (TCC) - The DCCSP supersedes the TCC within the r
DCC. Where the DCCSP is silent or a section reference is provided, the I"
d
provisions of the TCC shall apply.
Cultural Resources District Commercial or Residential Design
Guidelines (CRD -CDG or CRD- RDG) - The DCCSP is consistent with the
provisions of the CRD -CDG for infill development. For projects located
in Old Town (DA -4) or involving identified historic resources more
than 50 years old in any DA, including preservation and rehabilitation,
additions, or adaptive reuse, the CRD -CDG and CRD-RDG remain in
force and apply.
First Street Specific Plan (FSSP)-The DCCSP incorporatesthe provisions
of the FSSP that are relevant to the First Street corridor, recognizing
that some goals and circumstances have changed since the FSSP's
original adoption, making portions no longer applicable. (Original FSSP
adopted by City Council Resolution No. 85-126 and Council Ordinance
No. 961 on December 16, 1985. Specific Plan Amendment 2012-001
adopted by City Council Ordinance No. 1414 on November 20, 2012.)
The FSSP is repealed upon adoption of the DCCSP.
"77
ry
DEVELOPMENT PLAN
2 ' DEVELOPMENT PLAN
DEVELOPMENT
Ch. 2 Development Plan INSIDE THIS CHAPTER
2.1 Land Use Plan
The Development Plan directs key improvements within the DCC. 2.2 UrbanDesign
Implementing the goals identified in Chapter 1, Introduction, this chapter
2.3 Circulation and Parking
establishes, defines, and describes the Land Use Plan, Urban Design Plan,
Plan
Circulation and Parking Plan, Streetscape and Public Open Space Plan, and
Infrastructure, Utilities and Servicing Plan for the DCC.
'' ' 'Public
Open Space Plan
As illustrated in Figure 2.1, Development Areas, the DCC is divided into 1
2.5 Infrastructure, Utilities
six Development Areas (DAs), which generally reflect differences in the
and Servicing Plan
character of the built environment. DA -6 is further divided into subareas A,
B, and C. The DAs are used to present and describe various provisions and
components of the DCCSP.
Figure 2.1 Development Areos
t
DA -1 -' DA -2
- -
-
NAP"
DA -3
-
x
DA -4 -
DA -5
NAP
DA -6A ; DA—V
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■ DA -6B : 3
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DA -6C
Legend
= Development Area Freeways Parcels
City of Tustin I
Downtown16
2.1 Land Use Plan
The vision for the DCCSP is to create a vibrant, cohesive, connected,
livable, and memorable city core. The Land Use Plan delineates a range
of land use designations promoting shopping, dining, entertainment, and
employment in a pedestrian -friendly setting focused around the historic
Old Town. Integrated residential mixed use and multi -family residential
are optional land uses if approved through a discretionary entitlement
process, as discussed in Chapter 6, Administration and Implementation
Plan.
2.1.1 Land Use Designations
The six land use designations of the Land Use Plan are described
below and illustrated in Figure 2.2 , Land Use Plan. For purposes of the
DCCSP, "commercial" shall mean a non-residential use such as retail,
service, restaurant, entertainment, and hospitality. Office use is generally
considered a commercial use within the DCCSP, except where provisions
aim to create pedestrian activity. In that case, office use shall be considered
distinct from commercial use and will be noted as such in the text. "Mixed
use" shall mean a building or development with residential use integrated
with commercial use.
2.1.1.1 Downtown Mixed Use (DM) Land Use Designation I
The DM land use designation applies to the parcels located on both sides
of First Street from the 55 Freeway on the west to Newport Avenue on
the east, generally on both sides of EI Camino Real south of Sixth Street,
and on the southwest side of EI Camino Real east of Newport Avenue. The
DM designation is divided into five subcategories, DM(1) through DM(5),
based on characteristics including location, proximity to existing zones
such as single-family residential, and parcel size, which impact allowable
uses. The DM designation includes the greatest flexibility of uses, providing
for retail, service, office, food service, medical, hospitality, and auto service
uses (in some subcategories). Residential use in an integrated mixed use
format (vertical or horizontal) is an option subject to the approval of a
discretionary entitlement (refer to Section 2.1.2 for a description of vertical
and horizontal formats, Chapter 5, Residential Provisions, and Chapter
6, Administration and Implementation Plan). Along principal commercial
streets (refer to Figure 2.3 for location criteria), the first floor is typically
reserved for commercial use to promote pedestrian activity. If office uses
City of Tustin I Downtown Commercial Core Specific Plan 17
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are located on the first floor, the building must nevertheless maintain
a pedestrian oriented design with display windows and architectural
enhancements near the sidewalk, as further described in Chapter 4,
Commercial Design Criteria.
2.1.1.2 Old Town (OT) Land Use Designation ■
The OT land use designation applies to the blocks located primarily
between C Street on the west and Prospect Avenue on the east, from
below the First Street frontage on the north to Sixth Street on the south.
The OT designation provides for retail, service, office, food service,
medical, and hospitality uses. Automotive uses are not allowed within Old
Town to preserve its historic character. Integrated mixed use residential
buildings are an option provided a discretionary residential entitlement is
approved, as addressed in Chapter 6, Administration and Implementation
Plan. For vertical mixed use within the OT designation, commercial uses
are required on the first floor and residential use may only be located on
upper floors. If office uses are located on the first floor, the building must
nevertheless maintain a pedestrian oriented design with display windows
and architectural detail near the sidewalk, as further described in Chapter
4, Commercial Design Criteria. Horizontal mixed use is limited to non -
principal streets (refer to Figure 2.3).
2.1.1.3 Downtown Commercial (DC) Land Use Designation
The DC land use designation applies to properties on both sides of
Newport Avenue from First Street on the north to EI Camino Real on the
south (except for Larwin Square, which abuts First Street and is designated
DM).
The DC land use designation provides for retail, service, office, food service,
medical, hospitality, and auto service uses. Residential uses are not allowed
within the DC land use designation. The primary intent for Newport Avenue
is to remain a commercial thoroughfare under the DCCSP.
2.1.1.4 Civic/Institutional (CI) Land Use Designation .
The Cl land use designation applies to Peppertree Park, the Tustin Area
Senior Center, the Tustin Unified School District administration offices,
Tustin Presbyterian Church, and Tustin Community Preschool, which
are located on the west side of C Street between First Street and Main
Street. The CI designation also applies to the City of Tustin Main Street
City of Tustin I Downtown Commercial Core Specific Plan 21
Water Facility, Tustin Branch Library, and Tustin Civic Center, which are
located on Main Street between Prospect Avenue and Centennial Way.
This designation also applies to the United States Post office facility that
fronts on First Street with parking lot access from Prospect Avenue and
the Tustin Hacienda Silverado Memory Care facility located on Third Street
east of Prospect Avenue. Additionally, a small parcel located on the west
side of EI Camino Real between Main and Sixth Streets is designated Cl.
The Cl designation provides for a range of civic, public, and institutional
uses. Commercial uses (with some exceptions) and residential uses are
not allowed under this land use designation.
2.1.1.5 Multi-Family(MF) Land Use Designation
The MF land use designation appliesto the parcels located on the south side
of Sixth Street west of B Street. The MF designation provides for multi -family
residential use with approval of a discretionary entitlement, as described
in Chapter 6, Administration and Implementation Plan. Residential projects
also require Design Review as well as any other necessary entitlements
such as subdivision maps. Parcels within the MF designation existing at the
time of adoption of the DCCSP are permitted one residential unit by right
subject to TCC Section 7262, Design Review, provided the unit is deducted
from the residential bank (refer to Chapter 6).
KEY COMPONENT 2.1.1.6 Mobile Home (MH) Land Use Designation ■
The MH land use designation applies to a portion of the east side of
Prospect Avenue north of Third Street. The MH designation provides for
mobile homes within a mobile home park. The intent of the DCCSP is for
the existing mobile home park to remain as currently developed.
2.1.2 Location of Vertical and Horizontal Mixed Use
Figure 2.3 designates streets within the DCC as principal or non -principal,
which specify where different formats of mixed use may be located. There
are two basic types of mixed use development: vertical and horizontal.
Vertical mixed use occurs when the residential use is located above
the ground floor commercial use. Horizontal mixed use occurs when a
residential use is located on the first floor In a separate building from
commercial use, but on the same parcel.
22 City of Tustin I Downtown Commercial Core Specific Plan
Vertical mixed use may be located on either principal or non -principal streets. Horizontal mixed use is
restricted to non -principal streets to maintain an active commercial focus on principal streets.
Figure 2.3 Principal or Non -Principal Streets
First Street
Irvine Boulevard
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® Principal Street — Where allowed within a DA and entitled as provided in Chapter 6, Administration
and Implementation Plan, mixed use shall be designed as vertical format with first floor commercial
use.
Non -Principal Street—Where allowed within a DA and entitled as provided in Chapter 6, Administration
and Implementation Plan, mixed use may be designed as vertical format with first floor commercial or
horizontal format in conjunction with commercial use in a separate building. Live/work units, where
allowed and entitled, shall be limited to Non -Principal Streets.
City of Tustin I Downtown Commercial Core Specific Plan 23
2.2 Urban Design Plan
The overall design concept for the DCC is presented below in Figure
2.4, Urban Design Plan. To aid in visualizing the future DCC character,
Figures 2.5 and 2.6 show conceptual streetscapes to further illustrate
the vision for the DCC.
To implementthe Urban Design Plan, which is based on the community
vision for the DCC, the DCCSP specifies permitted uses, development
standards, design criteria, and discretionary entitlements, which can
be found within this document as listed below.
Commercial Permitted Use Table (Table 3.1)
Commercial Development Standards (Section 3.3)
Commercial Design Criteria (Chapter 4)
Residential Permitted Use Table (Table 5.1)
Residential Development Standards (Section 5.3)
Residential Design Criteria (Section 5.4)
Discretionary Entitlements (Chapter 6)
On the following -pages -the -boundaries of each -DA are described and the -
key features for implementation of the Urban Design Plan are listed for
each DA.
24 City of Tustin I Downtown Commercial Core Specific Plan
Figure 2.4 Urbon Design Plan
I 1V 1
'- � L F OWi!JGEN NL UMr
First Street
Mixed Use Focus
.. f A_1 .. .. .. a! .. .. .. . .. . .. .. ..
P • -L
a* dib!Til
P Mixed Use Village
dTownHistoric DA -3
fNed Use Focus
rim srarP: - a'
Civic Focus
NAP DA -4
ab ab ab I ab
me 40P ap 0. 4110
DA -5
NAP Newport Avenue
• Commercial Focus
Multi -Family DA -6
Residential Focus •
x Mixed Usk
Destination > r
0 Mixed Use
Focus
Legend
P Peppertree Park Parklet (Conceptual Location) :: Pedestrian Orientation Gateway Monumentation
Main Street Pedestrian Transformation First Street Pedestrian Transformation
EI Camino Real Pedestrian Transformation One -Way Street Transformation NAP - Not a Part
City of Tustin I Downtown Commercial Core Specific Plan 25
r � ,
Figure 2.5 Conceptual Vision of New Development - Gateway to Old Town Area
Mj
A
26 City of Tustin
I
Downtown
Commercial
Core
Figure 2.5 Conceptual Vision of New Development - Gateway to Old Town Area
26 City of Tustin
I
Downtown
Commercial
Core
Specific Plan
DEVELOPMENT PLAN
ILAA
City of Tustin I Downtown Commercial Core Specific Plan 27
DA -1 DA -2
NAP
55 - -
e.3. DA -4
DA -3/
2.2.1 DA -1 and DA -2
KEY COMPONENT DA -1 and DA -2 comprise the westerly portion of First Street bounded
Pedestrian by the historic residential neighborhoods to the north and south. The
Orientation boundaries of DA -1 stretch along First Street from the 55 Freeway to C
- ------ -Street and -DA -2 extends -along First Street from-CStreet to -Centennial -
KEY Way.
COMPONENT
Urban Design Plan focus:
Mixed Use
Northern gateway leading to Old Town
Pedestrian and bicycle street transformation
• Vehicular circulation changes and additional parking
Ground floor commercial
Residential mixed use (vertical)
Eclectic range of uses
• Small parcel size
28 City of Tustin Downtown Commercial Core Specific Plan
2.2.2 DA -3
DA -3 is comprised of the eastern portion of First Street, extending from
Centennial Way on the south side of First Street and Wellington Plaza on
the north side of First Street to Newport Avenue.
Urban Design Plan focus:
Mixed use village
Commercial focus and shopping emphasis on principal streets
Higher density vertical mixed use
• Horizontal residential mixed use on non -principal streets
Maintain larger parcels to unify development projects rather than
splitting parcels and piecemealing development
Maximize relationship to transit and bicycle facilities
City of Tustin I Downtown Commercial Core Specific Plan 29
/®i
2.2.3 DA -4
DA -4 consists of the Old Town commercial district, located between w y
Preserve B Street on the west, extending past Prospect Avenue to the eastern
Old Town boundary of the Parque Santiago Mobile Home Park, from south of the
_First Street -frontage to Sixth Street._
Urban Design Plan focus:
Preserve Old Town character with mixed use focus
• Develop vacant parcels
Expand range of businesses
• Extend walkability
Boost patronage by increasing residents
Create parklets on EI Camino Real to encourage gathering
• Strengthen visual appeal and branding
30 City of Tustin I Downtown Commercial Core Specific Plan
2.2.4 DA -5
l The borders of DA -5 are defined by the Tustin Branch Library on Main
Street, the Tustin Civic Center on Centennial Way, and both sides of
Newport Avenue from First Street to EI Camino Real (excluding parcels
located within the Larwin Square shopping center on the west side within
DA -3).
Urban Design Plan focus:
Maintain commercial
Balance auto -centric nature with increased pedestrian and bicycle
amenities on Main Street
Main Street improvements highlight Old Town
Vacate alley segments located within commercial parcels on
Newport Avenue to consolidate parcels when feasible
/Ml
2.2.5 DA -6A
KEYCOMPONENTDA-6A encompasses the blocks on the south side of Sixth Street from 1-5
to B Street and abuts historic residential uses to the north.
Residential
- - - - - Urban Design Plan focus. - - - - - -- - - - - - - -- - -- - - - -
Continue transition to multi -family use
Design sensitivity to adjacent Cultural Resources District
Relationship to and compatibility with approved 140 -unit
condominium project
32 City of Tustin I Downtown Commercial Core Specific Plan
i
2.2.6 DA -6B
The boundaries of DA -613 include B Street on the west, Sixth Street on
the north, the eastern frontage of EI Camino Real, 1-5 on the south, and
Newport Avenue on the southeast. DA -6B forms a gateway into Old Town
to the north.
Urban Design Plan focus
Shopping and entertainment destination
Vertical mixed use on principal streets and horizontal mixed use
on non -principal streets
Lead patrons from Newport Avenue to Old Town
Higher density near freeway
Coordinated look on east and west sides of EI Camino Real
Emphasize public gathering
City of Tustin I Downtown Commercial Core Specific Plan 33
2.2.7 DA -6C
KEYCOM.. DA -6C is bordered on the northeast by EI Camino Real, on the northwest r
by Newport Avenue, and on the south by 1-5.
Mixed Use
- - - - - - -- - - Urban Design Plan focus: - - - - --- - - - -- - - - -
Multiple development options including small shopping center,
hospitality and residential mixed use
Mixed use encouraged along EI Camino Real due to low traffic
volumes
Higher density adjacent to freeway
Design circulation to avoid impacts on Newport Avenue
34 City of Tustin
I Downtown
Commercial
Core
Specific Plan
2.3 Circulation and Parking Plan
This section includes circulation plans and improvements for vehicles,
pedestrians, bicyclists, and transit users. It also provides strategies for
meeting the parking needs within the DCC.
2.3.1 Vehicular Circulation Plan
The DCC is served by a network of existing roadways, which includes
several streets planned for improvements under the DCCSP to create
"complete streets" in which the roadway design gives pedestrians and
bicyclists greater emphasis. Refer to Figure 2.7, Vehicular Circulation Plan.
The DCCSP contains conceptual modifications to First and Main Streets,
which are included in the Master Plan of Arterial Highways (MPAH)
administered by the Orange County Transportation Authority (OCTA). To
ascertain that the improvements under the DCCSP are agreeable to the
OCTA, the City has sought and received preliminary approval from the
OCTA to amend the MPAH as described below (contingent upon the OCTA
receiving documentation that the City has amended its general plan and
has complied with the requirements of CEQA):
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) arterial; and
• 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) arterial.
Figure 2.7 documents the existing roadway system within the DCC and
highlights the roadways intended for improvements, which consist of First
and Main Streets as well as Second and Third Streets. The following sub-
sections discuss and illustrate the conceptual improvements.
ICity of Tustin I Downtown Commercial Core Specific Plan 35
Figure 2.7 Vehiculor Circulation Plan
IPVIlE BWtEVNN
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Existing Road
e Reduce Vehicular Lanes and/or Add Pedestrian & Bike Improvements
Convert to One -Way Street with Pedestrian Improvements
36 City of Tustin I Downtown Commercial Core Specific Plan
a�
2.3.1.1 Main Street
The conceptual Main Street improve mentsare keytoeconomic development
in Old Town because they wiII strengthen pedestrian connections between
nearby businesses, the Tustin Branch Library and Tustin Civic Center,
and Old Town. The City's 2016-2017 Capital Improvement Program (CIP)
includes conceptual planning efforts for Main Street specifically between B
Street and Newport Avenues. The conceptual plans are consistent with the
preliminary MPAH reclassification approval and aim to create a pedestrian
oriented, walkable and bikeable street. The conceptual plan addresses
vehicular, pedestrian, and bicycle travel, on -street parking, pedestrian bulb
outs and enhanced crossings, and landscaping to visually support the
roadway transformation.
The conceptual Main Street improvements illustrated in Figure 2.9 reduce
the street from two lanes to one lane in each direction and modifythe 13.5 -
foot travel lanes to 11 feet westbound and 14 feet eastbound between
Prospect Avenue and Centennial Way. This allows space for the addition of
a landscaped center median and on -street diagonal parking on the south
side of the street. The on -street parking is located within walking distance
of Old Town.
The conceptual Main Street improvements provide a 5 -foot on -street
buffered bicycle lane (Class 2) on the north side of the street, which can be
accessed from the off-street bicycle lane (Class 1) along the west side of
Newport Avenue. On the south side of the street, the pedestrian sidewalk
is expanded to 16 feet including a 5 -foot integrated off-street (Class 1)
bicycle lane and enhanced with decorative pavement.
A public parklet within the right-of-way on the south side of Main Street
provides a location for pedestrians to congregate within sight and walking
distance of Old Town. The Library driveway on the north side of Main Street
is relocated to align with the Tustin Plaza driveway, eliminating conflicting
vehicle turning movements. The aligned driveways allow for bulb outs
that narrow the roadway to facilitate pedestrian crossings via a decorative
crosswalk.
Future detailed plans for the improvements to the remaining portions of
Main Street located outside of the CIP project area will be consistent with
the preliminary OCTA reclassification approval.
City of Tustin I Downtown Commercial Core Specific Plan 37
2.3.1.2 First Street
The conceptual First Street improvements are consistent with the
preliminary adoption of the MPAH reclassification amendments and
promote a pedestrian friendly corridors by reducing the number of traffic
lanes and lane widths, thus expanding opportunities for other modes of
travel and transforming the character of the street.
The conceptual improvements, represented conceptually in Figure 2.10,
reduce the number of travel lanes from two to one in each direction and
narrow the lane widths to 11 feet. This allows for a 5 -foot on -street bicycle
lane (Class 2), a 17 -foot diagonal parking lane on both the north and south
sides of the street, and a 16 -foot -landscaped median. Pedestrian travel is
also facilitated by expanding the existing sidewalk to 8 feet on the north
side and 10 feet on the south side.
2.3.1.3 Second and Third Streets
Pedestrian orientation in Old Town is enhanced by transforming Second
Preserve and Third Streets from two-way to one-way streets flowing in opposite r.
OldTowndirections to form a couplet. Figure 2.11 and 2.12 illustrate the conceptual 7
revised traffic patterns. The conceptual improvements modify two lanes of y
opposing traffic into a 14-footwide one-way street. The pedestrian character
is enhanced through 13.5 -foot sidewalks with a 4 -foot landscaped bulb out
---- — — on-one-side._Par_king ischangedfrom parallel parking on both sides to a
diagonal parking lane (19 foot 10 inch) on one side.
Figure 2.8 Second and Third Street Planned Traffic Movements
38 City of Tustin I Downtown Commercial Core Specific Plan
DEVELOPMENT PLAN
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2.3.2 Vehicular Parking Plan
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, the
City conducted a detailed parking study in Old Town (Tustin Downtown
Commercial Core Parking Study, April 2017). The Study determined that
there are currently enough public and private parking spaces to meet the
current demand, but available spaces are not always as convenient as
desired. Old Town public parking istypicallyavailable within walking distance
of businesses; additionally, the DCCSP identifies parking alternatives
to serve existing patrons and attract new business development to the
area. 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. The Study will be updated over time, and additional public
parking will be added as needed.
Many of the historic Old Town buildings were built prior to today's modern
use of vehicles and need for on-site parking. On-site parking requirements
often limit the feasibility of new development since many lots in Old Town
are too small toaccommodate both buildingsand adequate parking spaces.
Therefore, the DCCSP encourages consideration of existing conditions and
site constraints, flexibility, and alternative parking arrangements, where
appropriate.
Tables 3.2 through 3.4 in Chapter 3 indicate the required number of
commercial parking spaces for new development within the various DAs.
Tables 5.2 through 5.4 in Chapter 5 indicate the required number of
parking spaces for mixed use and multi -family residential.
2.3.2.1 Provisions for Reduced Parking
The DCCSP establishes specific parking provisions, but also provides that
parcels located within the DCC may take advantage of alternative parking
requirements through various provisions. In Section 6.3.3, Modification of
Parking Standards, the DCCSP 1) establishes new provisions unique to the
DCC; 2) extracts provisions from the TCC and incorporates them directly
into the DCCSP to apply to the DCC; and 3) cites provisions for alternative
parking in the TCC that apply to the DCC.
City of Tustin I Downtown Commercial Core Specific Plan 41
2.3.3 Pedestrian Circulation Plan
An existing network of sidewalks of varying widths serves the DCC. The
DCCSP includes conceptual pedestrian improvements as summarized
below and illustrated in Figure 2.13, Pedestrian Circulation Conceptual
Improvements. Consideration should be given to the opportunities listed
for expanded pedestrian improvements.
2.3.3.1 Conceptual Pedestrian Improvements
Preserve The following pedestrian circulation improvements are planned for the
Old Town
specified streets within the DCC, as illustrated in Figure 2.13.
Figure 2.13 Pedestrian Circulation Conceptual Improvements
MrVi`2 Ht!luran. F iNX FV R.
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10 Pedestrian Improvements Jill Enhanced Pedestrian Crosswalk
MP
42 City of Tustin I Downtown Commercial Core Specific Plan
R
t
P
Widening of Sidewalks - Main Street, First Street, Second Street, Third
Street
Decorative Sidewalk Paving- Main Street, EI Camino Real
Bulb -Outs - Main Street, First Street, Second Street, Third Street
Crosswalk with Enhanced Paving - Main Street
Pedestrian Gathering Areas - EI Camino Real (see description in Section
2.4.6.2, Parklets)
Increasing Sidewalk Widths - Consideration should be given to
increasing sidewalk widths in conjunction with new large scale pedestrian -
oriented development to allow for greater volumes of pedestrian traffic
and activities such as outdoor dining within or adjacent to the right-of-way.
Decorative Crosswalks - Decorative crosswalks should be encouraged
to draw attention to crossings to increase pedestrian safety and add visual
interest to the street, especially within Old Town and in proximity to future
pedestrian -oriented large scale development.
Flashing Light Crosswalks - Especially at unsignalized crossings,
consideration should be given to installation of pedestrian -activated
flashing light crosswalks.
Accessible Pedestrian Signals - To better serve all users, accessible
pedestrian signals, such as those with audible -tactile walk indicators, tactile
arrow pushbuttons, or pushbutton locator tones, may be considered at
certain signalized crossings.
2.3.4 Bicycle Circulation Plan
New bicycle routes conceptually planned in the DCC will improve access
and connectivity. The conceptual bicycle improvements are shown in
Figure 2.14, Bicycle Circulation Conceptual Improvements.
The Main Street improvements provide a buffered on -street bicycle lane
(Class 2) on the north side from Newport Avenue to Prospect Avenue, which
can be accessed from the off-street bicycle lane (Class 1) along the west
side of Newport Avenue. On the south side of Main Street, the expanded
pedestrian sidewalk includes an integrated off-road bicycle lane (Class 1).
Plans for First Street include a striped on -street bike lane with a striped
City of Tustin I Downtown Commercial Core Specific Plan 43
buffer (Class 2) on both sides of the street between the 55 Freeway and
Newport Avenue. The First Street bicycle lanes also connect with the off-
street Class 1 bicycle lane on Newport Avenue.
"Sharrows" (Class 3), which are identified by symbols painted on the
roadway pavement to indicate that motor vehicles and bicycles are to
share the same travel lane, are proposed for 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
In addition to the conceptual bicycle lane, improvements, increasing the
number of bike racks and bike shelters within the public right-of-way I p
(see Section 2.4.5, Street Furniture and Amenities) and within private D
development (see Section 4.5.2, Parking Lots and Parking Structures) is an
important part of encouraging bicycle ridership in the DCC.
2.3.5 Transit Access Plan j
Transit service vvithin the DCC is provided along Newport Avenue, First
Street and Centennial Way, with bus shelters located at select bus stops.
Additional bus shelters are recommended along existing routes to provide
transit users adequate shelter while waiting. Shelters that are designed to
add to the DCC character are strongly encouraged. Shelter design should
be coordinated using roof forms, design details, materials, and colors
that reflect the desired building character for the area as expressed in
the Design Criteria. Shelter design should maximize visibility, safety, and
convenience for transit users as well as help visually brand the area.
New development along transit routes shall be sited for easy access to
transit stops and designed with connecting pedestrian walkways to meet
the needs of transit ridership and promote transit use. Bus routes could
potentially be revised to more directly serve Old Town after economic
development occurs and ridership to the area increases.
44 City of Tustin I Downtown Commercial Core Specific Plan
Figure 2.14 Bicycle Circulation Conceptual Improvements
1 sEcaroser L.
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Class 1: Off Road, Paved
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— Conceptual DCCSP Class 1 Bike Lane (Paved Off Road)
Tustin Master Plan of Bikeways Class 2 Bike Lane (Striped On Road)
Conceptual DCCSP Class 2 Bike Lane (Striped On Road)
— Conceptual DCCSP Class 3 Bike Sharrow (Marked, Shared On Road)
1
INWAL:
Class 2: On Road, Striped
Class 3: Sharrow - On Road,
Marked (Not Striped)
Bus shelter design that reflects the DCC character is encouraged.
F1
maim no
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2.4 Streetscape and Public Open
Space Plan
' Within the DCC, streetscape elements including street trees, 1
monumentation, art within the public right-of-way, and street furniture 1 Y
KEY COMPONENT aim to create a consistent image that is visually attractive, identifiable,
Preserve and memorable. Parks, parklets, "living alleys," and other open spaces
- - are -incorporated -into- the -DCCSPto-provide opportunities for recreation,--
socializing,
ecreation,- socializing, and community events.
2.4.1 Ficus Tree Replacement Program
Large tree canopies create shade and an inviting streetscape and
pedestrian atmosphere. Much of the street tree canopy in the DCC is
provided by the Indian Laurel Fig (Ficus microcarpa), which is a non-native
tree commonly planted for many years throughout Southern California.
However, Ficus trees are characterized by invasive roots, which due to the
large size of the trees in the DCC, sometimes negatively affect public and
private infrastructure and require increased maintenance, including the
following:
Ficus tree roots can penetrate water and sewer pipes, resulting in
expensive plumbing repairs for property owners.
The roots of the Ficus trees sometimes uplift sidewalk pavement, '
46 City of Tustin I Downtown Commercial Core Specific Plan ,
creating potentially unsafe conditions for pedestrians.
Maintenance costs increase due to constant grinding or
replacement of sidewalks to remove potential trip hazards.
Ficus trees require an aggressive pruning schedule to manage their
size, especially when located close to buildings, and to minimize
pavement impacts.
Litter from fallen fruits and leaves can create a nuisance and
requires ongoing clean-up.
The DCCSP includes a program to gradually replace the existing Ficus
trees in the DCC with one species. The Street Tree Palette in Section 2.4.2
identifies suggested species to assist in the City's selection process. The
replacement tree will continue to provide an attractive streetscape in
the DCC, require less maintenance, and conserve water by being more
drought -tolerant.
Along many street segments of the DCC, Ficus are the only street trees.
Therefore, it is important that their replacement be done in the manner
that is least disruptive to the character of the street. The DCCSP provides
the following guidelines to direct the method of Ficus replacement.
Replace every -other Ficus tree with a single tree species to create
an alternating pattern of Ficus and new street tree.
Follow a systematic, phased tree replacement schedule to replace
all alternating Ficus trees within the DCC and then cycle back to
replace the remaining Ficus trees.
Replace Ficus with 48 -inch box sized tree or larger, wherever
possible.
In addition to this phasing program:
Prioritize replacement of Ficus trees that are considered a
specific safety hazard.
When pavement repair/replacement or other infrastructure
work occurs, replace impacted Ficus trees.
Replace Ficus trees in conjunction with adjacent site
development.
City of Tustin I Downtown Commercial Core Specific Plan 47
DEVELOPMENT PLAN
Ell
2.4.2 Street Tree Palette
The following list provides a sampling of suggested street tree species
appropriate for Ficus replacement within the DCC. One species of tree will
be selected by the Public Works Director, either from the list or a species
of the Director's choice, to create consistency throughout the DCC.
Non -Flowering Tree Species
• Ulmus parvifolia 'D ra ke' (Chinese Elm (Drake)
• Quercus ilex (Holly Oak)
• Quercus virginiana (Southern Live Oak)
Flowering Tree Species
• Koelreuteria bipinnata (Chinese Flame Tree)
• Pistacia chinensis'Keith Davey' (Chinese Pistache (Keith Davey))
• Tabebuia impetiginosa (Purple Trumpet Tree)
• Handroanthus impetiginosus (Pink Trumpet Tree)
• Koelreuteria paniculate (Golden Rain Tree)
Chilopsis linearis'Bubba'_(Desert Willow (Bubba))
• Chitalpa tashkentensis'Pink Dawn' (Chitalpa Pink Dawn)
• Pyrus calleryana'Chanticleer' (Callery Pear (Chanticleer)
2.4.3 Monumentation Plan
Monumentation is useful for wayfinding and can become part of an area's
culture. The historic mission bells can still be seen along EI Camino Real
in Old Town Tustin, originally installed on high poles by the California
Federation of Women's Clubs to identify the route for early automobile
travelers. These bells helped to mark the rough 600 -mile route between
the California missions along the coast of California.
The DCCSP employs monumentation to identify important gateways
into the downtown, help brand the area and draw interest. A phased
monumentation program specifies gateway signage within the DCC.
•
48 City of Tustin I Downtown Commercial Core Specific Plan
Primary in terms of both objective and timing is to draw attention to Old
Town. The Main Street improvements planned under the CIP include
installation of a street arch, identifying the eastern entry into Old Town
from Newport Avenue and adding aesthetic appeal to the street. Figure
2.13 illustrates the conceptual entry design. The arch is designed to span
Main Street near the intersection of Centennial Way.
Similarly, additional Old Town gateway signage is envisioned at the
northern entry (EI Camino Real at First Street) and the southern entry (EI
Camino Real at Newport Avenue and/or Sixth Street). Once First Street
improvements have been implemented and private development begins
to reinforce the transition to a more pedestrian oriented environment,
installation of monument signage identifying the eastern and western
DCC gateways on First Street is recommended. In addition, a coordinated
program of directional and wayfinding signs is needed to assist in branding
the area.
Three factors should be considered when creating new signage programs
in public rights-of-way:
1. Clustering of signs and avoidance of clutter. This method of clustering
signs eliminates "sign clutter" and decreases maintenance and
installation costs because of fewer poles.
2. Signage in streets, parking areas, and pedestrian spaces should be
treated as both a source of information and public artwork.
One of the original bells in Tustin that guided
automobile travelers along El Camino Real can be seen
in the background.
When multiple signs are
required, they should be
clustered onto one pole when
feasible.
City of Tustin I Downtown Commercial Core Specific Plan 49
DEVELOPMENT PLAN
• � t.-� ; ,►` - ^'_°";�.-.ice}"�"�g. _
50 City of Tustin I Downtown Commercial Core Specific Plan
O
3. The location of these signs should be coordinated with landscape and
street furniture locations to ensure sign visibility. Existing signs that
conflict with existing and proposed landscaping and furniture should
be moved to more appropriate locations.
2.4.4 Art within Public Rights -of -Way and Public Places
Art within the public rights-of-way and other public spaces creates visual N44
interest and vitality. Italso provides opportunitiesto engage the community,
local artists and arts programs. It can reflect local history and culture.
Public art is a pedestrian amenity and should be located in an area suited
for pedestrian viewing. The piece should be placed as a focal point in a
park or plaza, or situated along a pedestrian path. Public art can be
incorporated into standard street elements such as bicycle racks, benches,
trash receptacles, and utility boxes. Public art can provide information, such
as maps and signs, or educate viewers about Tustin's history and culture.
Art can simply be beautiful or playful. Public art should be accessible to
persons with disabilities and placement should not block the sidewalk or
pedestrian zone.
The Tustin Pioneers Recognition Program is an effort to honor Tustin's
pioneers by installing bronze busts and plaques in the public right-of-way
throughout Tustin. This Program is in its inception, with the first bust of the
city's founder Columbus Tustin, recently installed at the northeast corner
of Main Street and EI Camino Real in Old Town. To -date, 25 pioneers
have been identified for future acknowledgment in the Tustin Pioneers
Recognition Program. The Program may be supported through fundraising
or privately funded as part of development projects.
Art is also encouraged in conjunction with private development, especially
at locations with high visibility to help distinguish the downtown and
attract patrons. For large scale developments, the project approval body
is encouraged to consider the installation of public art as a condition
of approval. Refer to Chapter 4, Commercial Design Criteria, for art
requirements on private property.
Public art adds vitality.
Statue of City founder
Columbus Tustin.
2.4.5 Street Furniture and Amenities
Street furniture includes benches or other types of seating, trash/recycling
receptacles, landscape containers, light fixtures, bike racks, bollards, pole
banners, informational kiosks, street banners, and similar amenities (for
bus shelters refer to Section 2.3.5, Transit Access Plan). Street furniture
encourages social activity by making the public realm more comfortable
and convenient and invites people to linger. Street furniture can improve
the appeal and character of an area and provide opportunities for
incorporating logos, branding, marketing, and announcements of civic
events. Streetfurniture is encouraged along public rights-of-way, especially
within Old Town and other pedestrian -oriented streets. The design and
placement of street furniture should be:
Made of high quality, low maintenance materials
Placed in well -used areas
Clustered such as placing trash/recycling receptacles near
benches, accented by landscape planters, and protected from the
street by bollards I t
Designed to reflect a coordinated, consistent theme and color
palette for the DCC
Enhance the desired look for the DCC area as reflected in the
DCCSP
Create an identifiable look and brand for the DCC
Communicate information to the community and visitors
• Designed to deter anti -social behavior and treated with anti -graffiti
coatings
Not impede pedestrian travel or obscure driver sight lines
52 City of Tustin I Downtown Commercial Core Specific Plan
2.4.6 Public 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, alleys, and
vacant parcels also present opportunities to expand community activities.
Figure 2.16, Open Space, shows existing, planned, and potential parks and
public open space in the DCC.
2.4.6.1 Peppertree Park
Peppertree Park is located along the northwestern perimeter of DA -4.
Its amenities include a large children's play area and a picnic shelter that
can be rented for parties. The north end of the park contains a softball
diamond. Peppertree Park is ideally located to attract residents from north
of First Street and west of the park and patrons or employees from First
Street and Old Town. Future mixed use will bring more nearby residents
seeking a place to interact and recreate.
2.4.6.2 Parklets
To facilitate community interaction, generate activity, and create a
memorable amenity that enhances the Old Town street scene, the City has
identified locations within the right-of-way along EI Camino Real for public
parklets, as illustrated on Figure 2.16, Open Space. These parklets 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 restaurants and other businesses. Parklets may
be maintained by nearby businesses through a City license agreement
processed through the Public Works Department.
The conceptual Main Street improvements also include a parklet within
the bulb -outs flanking the northern entrance to Tustin Plaza to foster
increased pedestrian activity.
Although the current focus is to implement parklets on EI Camino Real
and Main Street within the heart of Old Town, expansion of the network
of parklets to other areas within the DCC is envisioned and encouraged.
City of Tustin I Downtown Commercial Core Specific Plan 53
i
Underutilized urban space can be used for pocket parks through public-private partnerships.
2.4.6.3 Pocket Parks
Opportunities exist within the DCC for partnerships between private land
owners and the City to utilize undeveloped green space for public use.
These areas should be considered for use as informal gathering areas,
ideally with pedestrian amenities such as seating, shade, trash/recycle
receptacles, and lighting.
2.4.6.4 Living Alleys
Underutilized public alleys may be revitalized into "living alleys' to serve
as community_gathering_places and extensions of nearby businesses.
Enhancement of public alleys with decorative pavement, landscape, and
pedestrian amenities such as decorative lighting, seating, and/or shade is
encouraged, 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.
2.4.6.5 Public Spaces within Private Development
The provision of public gathering spaces and amenities is addressed
through the Commercial Design Criteria in Chapter 4 and the Residential
Mixed Use Design Criteria in Section 5.4.2. Though on private property,
these spaces that are open to the public can contribute significantly to the
level of activity and community interaction within the DCC.
54 City of Tustin I Downtown Commercial Core Specific Plan
Figure 2.16 Open Space
3 � E
.. I ���mwx•uw�a�•. s� �.I -- —
- ? 3• I
I
DA -2
l F,�„� l ---
E
- 1 - - --- --1 i
DA -3
NAP
E _ ,,,.�•,-mer -- — —
� n
�
I �I I
NAP DA -4 -' --
"i I J -
- DA -5
NAP
--DA-6
Legend
, Peppertree Park Parklet (Conceptual Locations)
2.4.6.6 Social Activities within Outdoor Spaces
Parking lot fitness events
The DCC presents many opportunities to utilize outdoor spaces Pet expo and costume
such as streets, alleys, parking lots, and undeveloped lots to further contest
community activity, interaction, and vitality. These activities could also Kids talent show
draw patrons to nearby shops and restaurants. Activities that serve Food truck nights
reoccurring needs are especially encouraged in order to repeatedly Neighborhood book
and consistently draw in patrons, such as those revolving around • osk
fitness or eating. The DCC enjoys several community events including Community 4th of bike
the weekly Farmer's Market, monthly Jamestown Village Flea Market, parade
and annual events such as the Chili Cook -Off, Garden Walk, and Sip •
and Stroll. Additional suggestions for consideration include: Street/alley markets
City of Tustin I Downtown CommercialSpecific
DEVELOPMENT PLAN
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56 City of Tustin Downtown Commercial Core Specific Plan
2.5 Infrastructure, Utilities and Servicing Plan
Properties in the DCC are served by domestic water, sanitary sewer, storm drain collection and conveyance,
electric power, natural gas, and telecommunications infrastructure; and refuse and street sweeping services.
The following section identifies the baseline (2016) infrastructure and assesses the potential to service
the DCCSP area. For purposes of estimating demand for utilities, this Specific Plan is assumed to add 887
residential units and 300,000 square feet of non- residential uses to the Planning Area. This equates to 2,696
residents at build out and full occupancy; and 840 new employees. Please also refer to the Existing Conditions
Report (Appendix B of this DCCSP) and the City of Tustin Water Supply Memo (Appendix F of the EIR).
2.5.1 Domestic Water
The City Water Division maintains the network of domestic water mains that serves the DCC. Potable water is
supplied by the Metropolitan Water District and groundwater is pumped from the Santa Ana River Basin via 12
City -operated wells. The system provides sufficient service for both domestic water consumption and fire flow.
The additional residential development planned under the DCCSP will increase the demand for potable water.
The City Water Department has analyzed the future increased demand and determined the available water
supplies are sufficient to meet the demand. Based on the City's water use per day of 122 gallons per capita
in 2015, the estimated 2,696 new residents and 840 new employees would generate an additional water
demand of 431,392 gallons per day or 483.2 acre-feet per year (AFY). This additional demand is within the
anticipated increase in demand and supply of water in the city, and build out of the Specific Plan would be
served from existing water entitlements. Nevertheless, to minimize consumption and demand over time, all
new developments will be required to install low -flow plumbing fixtures, plant drought -tolerant landscapes
with low volume -low pressure irrigation, and pursue other water conservation measures. As new development
occurs, smaller incremental extensions or duplications of distribution pipelines may be required on a project -
by -project basis.
2.5.2 Sanitary Sewer
The plan area is served by a network of underground sewage collection lines, with trunk sewers owned and
maintained by the Orange County Sanitation District (OCSD) and local sewers by East Orange County Water
District (EOCWD). Sizes range from 6 -to 27 -inch diameter at the downstream confluence (Newport Avenue/1-5).
Based on infrastructure assessments conducted during the existing conditions analysis for the DCCSP, it was
determined the system is in good condition. Large diameter trunk lines cross the study area (Prospect - EI
Camino Real) offering a reliable platform for subsequent improvements as needed for new development.
From 2004 to 2006, OCSD conducted a series of sewer improvement projects within the Specific Plan
boundary. Specifically, sewer lines were upsized to 27 -inch lines along the south end of Newport Avenue, the
south end of EI Camino Way, and the west end of Sixth Street. These improvements, as well as all other lines
within the Specific Plan boundary, were implemented to accommodate future growth projections and have
sufficient capacity to handle the increased flows of the projected population growth related to the Specific
City of Tustin I Downtown Commercial Core Specific Plan 57
Plan. Nonetheless, additional collector sewers of 8 -inch diameter may be needed as development progresses.
Sewer capacity studies to ensure downstream capacity or to identify incremental "relief sewers' may be
required at a project level.
2.5.3 Storm Water Management
The project area is served by a network of underground drainage pipes ranging in size from 18 to 66 -inch
diameter at the downstream confluence point (Newport Avenue/1-5). Catch basins and other structures are
owned and maintained by the City and drain into Orange County Flood Control District (OCFCD) facilities
downstream. Existing drainage infrastructure isableto provide reliable platforms for subsequent improvements
as needed for new development.
The. addition of mixed use development, including multi -family housing, office, and commercial retail uses, may
require site-specific hydrology studies for each project to identify any associated storm drain improvements.
With the implementation of local Low Impact Development (LID) ordinances and compliance with local storm
water permits, storm flows are anticipated to remain relatively unchanged. Since the 220- acre area is already
developed with an expanse of impervious surfaces, based on previous less stringent storm water standards
that permitted more runoff, it is anticipated that the current storm drain system will accommodate future
development.
New development and redevelopment throughout the Specific Plan area will require compliance with local
Regional Water Quality Control Board (RWQCB) water quality control requirements (best management
practices [BMPs] and LID facilities). The City has been progressive in implementing LID BMPs and has
exceeded expectations within the county -wide Drainage Area Management Plan/Water Quality Management
Plan standards. Several neighborhood -level opportunities exist in the DCC for larger and more effective
biofiltration swales, dry wells, and rain gardens.
2.5.4 Electric Power, Gas, Telecommunications and Servicing
The Specific Plan area is served by Southern California Edison (SCE) for electric power, Southern California
Gas (SCG) for natural gas, and AT&T and Cox Cable for telecommunications. Most systems are underground.
Each service provider can upgrade distribution systems and site delivery metering on a project -by -project
basis. Within the DCC single-family residential refuse and recycling collection service is provided by CR&R
Incorporated using a three cart system for recyclables, green waste and refuse. Commercial businesses and
multi -family residential dwellings, which are subject to phased requirements for recycling dependent on the
amount and type of waste generated, may contract with CR&R for recycling services. Street sweeping within
the DCC is performed by the City of Tustin four times per month on an assigned day of the week.
58 City of Tustin I Downtown Commercial Core Specific Plan
J -W
COMMERCIAL PERMITTED USES
AND DEVELOPMENT STANDARDS
a
3 COMMERCIAL PERMITTED
USES AND DEVELOPMENT
STANDARDS
Ch.3 Commercial
Permitted Uses
and Development
Standards
This Chapter specifies the permitted non-residential uses within the designated land use categories and
provides the commercial development standards for the DAs (except for DA -6A, which Is addressed In Chapter
5, Residential Provisions, due to its Multi-Famlly Residential (MF) land use designation).
3.1 Commercial Permitted Uses
The DCCSP specifies six primary land use designations: Downtown Mixed Use (DM), Old Town (OT), Downtown
Commercial (DC), Civic/Institutional (CI), Multi-Famlly (MF), and Mobile Home (MH). Downtown Mixed Use is
further divided into five land use sub -designations based on characteristics including location, proximity to
sensitive uses such as residential, and parcel size, which guide allowable uses. The land use designations are
mapped in Figure 3.1, Land Use Designations.
Table 3.1, Commercial Permitted Use Table, organizes land uses under eight categories: Retail, Services,
Automotive, Food Service, Hospitality, Medical, Secondary Retail and Service Uses, and Civic and Public Uses.
(For residential mixed use and multi -family residential refer to Chapter 5, Residential Provisions, and Table
5.1, Residential Permitted Use Table.) Table 3.1 specifies individual uses within each category and indicates
whether the uses are permitted by right, require a Conditional Use Permit, or are prohibited under the DCCSP
land use designations and sub -designations.
• "P" Indicates a permitted use.
"C" indicates the use requires discretionary approval of a Conditional Use Permit (CUP) (refer to
Chapter 6, Administration and Implementation Plan).
• - " indicates a prohibited use that is not allowed because it is deemed inconsistent with the intent
of the DCCSP.
For Nonconforming Uses and Structures, refer to TCC Section 9273, Legal Nonconforming Structures and
Uses. For Temporary Uses, see TCC Section 9270b, Regulations, Approval of Temporary Uses.
60 City of Tustin I Downtown Commercial Core Specific Plan
(/1
W/
Legend
Downtown Mixed Use (DM) including subareas DM(1) to DM(5) __' Downtown Commercial (DC)
N Mobile Home (MH) Multi-Family(MF) Old Town (OT) "' Civic/Institutional (Cl)
NAP = Not a part Figure 3.1 Land Use Designations
-�uejc ual A euonualui aged siq�
Table 3.1 - Commercial Permitted Use Table
LAND USE
DCCSP DESIGNATIONS
See
foot-
DM
(1) (2) (3) (4) (5)
OT
-
DC
CI
MF
MH
Corresponding DA Number
D
N
O
O%
D
m
D
-0
`o_
��
a° o
`o
(L
`o_'
a° C
a
o
`o
t�
a° o
note
RETAIL
Antique shops
P
P
P
P
P
P
P
— — —
Apparel, shoes, and accessories stores
P
P
P
P
P
P
P
— — —
Appliance stores
P
P
P
P
P
—
P
— — —
Art galleries
P
P
P
P
P
P
P
— — —
Bicycle shops including repair within
enclosed buildings
P
P
P
P
P
P
P
— — —
Bookstores
P
P
P
P
P
P
P
— — —
Ceramic/pottery shops (no on-site
manufacturing)
P
P
P
P
P
P
P
Consignment shops
P
P
P
P
P
P
P
— — —
Convenience markets
C
C
C
C
C
C
C
— — —
Department stores
—
—
P
—
—
—
P
— — —
Drug stores and pharmacies
P
P
P
P
P
P
P
— — —
Electronics stores
P
P
P
P
P
P
P
— — —
Florists
P
P
P
P
P
P
P
— — —
Food specialty markets
P
P
P
P
P
P
P
— — —
Furniture stores
P
P
P
P
P
P
P
— — —
General retail stores
P
P
P
P
P
P
P
— — —
Gift and collectible shops
P
P
P
P
P
P
P
— — —
Hardware stores
P
P
P
P
P
P
P
— — —
Hobby shops
P
P
P
P
P
P
P
—
Household goods
P
P
P
P
P
P
P
— — —
Jewelry stores
P
P
P
P
P
P
P
— — —
Liquor stores
C
C
C
C
C
C
C
Micro -breweries or micro -wineries (retail
sales with tasting only)
C
C
C
C
C
C
C
— — — 1
Music stores
P
P
P
P
P
P
P
— — —
Nurseries and garden supply
P
P
P
P
P
P
P
— — —
Office supplies
P
P
P
P
P
P
P
— — —
Outdoor Idosks, outdoor sales/markets
C
C
C
C
C
C
C
C — -- 1
Paint and wallpaper stores
P
P
P
P
P
—
P
— — —
Pawn shops
—
C
C
C
C
—
C
— — —
Pet stores including supplies
P I
P
P
P
P
P
P
— — —
City of Tustin I Downtown Commercial Core Specific Plan 63
4
64 City of Tustin I Downtown Commercial Core Specific Plan
DCCSP DESIGNATIONS
LAND USE
DM
OT
DC
Cl
MF
MH
See
(1) (2) (3) (4) (5)
foot-
note
Corresponding DA Number
P 9
N M
W t10
C
C
�u
c v
'+ N
i°
t0
o
e
o
a°o
Smoke shops
P P P
P P
P
P
—
-
Specialty stores
C C C
C C
C
C
—
—
-
2
Sporting goods stores
P P P
P P
P
P
—
--
-
Supermarkets, grocery stores
P P P
P P
P
P
—
—
SERVICES
Amusement, arcades, and private
recreational facilities (which include video
and vending machines or other such
C
C
C
C
C
C
C
—
—
contrivances in excess of five which are
identical to the principal business
Animal hospitals and clinics including
P
P
P
P
P
—
P
—
—
1
boarding indoor only)
Assisted living, rest homes, extended
C
C
C
C
C
C
C
—
--
—
care facilities, convalescent hospitals
Banks, financial institutions, credit unions
P
P
P
P
P
P
P
—
-
—
Banquet and meeting facilities
C
C
C
C
C
C
C
C
--
-
3
Barber, beauty, and nail salons
P
P
P
P
P
P
P
—
Bars and cocktail lounges
C
C
C
C
C
C
C
—
--
1
Body art facilities
P
P
P
P
P
P
P
—
-
4
Commercial recreation
C
C
C
C
C
C
C
—
-
Day care centers (child or elder care)
C
C
C
C
C
C
C
C
1
Donation centers ancillary to retail
_
_
C
—
C
—
C
—
-
-
businesses
Dry cleaners, laundry services (drop-
P
P
P
P
P
P
P
—
off/pick-up only)
Entertainment venues including live
music, karaoke music studios, comedy
C
C
C
C
C
C
C
—
--
-
clubs, nightclubs, dance clubs
Fortune-telling businesses
C
C
C
C
C
C
C
—
-
5
Gyms, health clubs (indoor only)
C
C
C
C
C
—
C
—
-
Instructional studios including painting,
P
P
P
P
P
P
P
—
music, tutoring
Laundromats (self-service only)
P
P
P
P
P
—
P
—
--
Massage establishments
P
P
P
P
P
P
P
—
-
—
6
Mortuaries
—
—
—
-
—
C
C
—
-
—
Offices including general and professional
P
P
P
P
P
P
P
—
-
2
Pet grooming shops
P
P
P
P
P
P
P
—
—
—
Pet services including, veterinarian,
doggie daycare, or overnight boarding
C
C
C
C
C
C
C
—
-
—
indoor only)
4
64 City of Tustin I Downtown Commercial Core Specific Plan
City of Tustin I Downtown Commercial Core Specific Plan 65
DCCSP DESIGNATIONS
LAND USE
DM
(1) (2) (3) (4) (5)
OT
DC
Cl
MF
MH
See
foot-
note
Corresponding DA Number
m
0
o
`o_
`o N
o
a
N
aa
M
a
a
a
isa
�a
o¢
a
a
oa
0
0
0
0
o
ao
ac
ao
o
ao
Photography studios
P
P
P
P
P
P
P
—
—
—
Postal and package delivery services
P
P
P
P
P
P
P
—
—
—
Print and reprographic shops
P
P
P
P
P
P
P
—
—
—
Reverse vending machines
P
P
P
P
P
—
P
—
—
—
1
Studios including dance, martial arts,
P
P
P
P
P
P
P
—
—
—
ilates, yoga, fitness training
Tailor and alteration shops
P
P
P
P
P
P
P
—
—
—
Theaters including movie or indoor
_
C
C
C
C
C
C
—
—
—
performance
AUTOMOTIVE
Automotive parts and accessories stores
P
P
P
P
P
P—
Automotive repair within an enclosed
—
C
C
—
—
—
C
—
—
—
building, excluding body work
Car washes including full service, drive-
_
C
C
C
C
—
C
—
—
—
thru, and do-it-yourself
Gas stations including convenience
—
—
C
_
C
—
—
—
market
Tire installation, smog check and oil -
change facilities within an enclosedbuilding,
excluding body work
FOOD SERVICE
Bakeries, candy stores, donut shops, ice
P
P
P
P
P
P
P
—
—
—
cream shops, yogurt shops
Cafes, delicatessens
P
P
P
P
P
P
P
—
—
—
Coffee and tea houses
P
P
P
P
P
P
P
—
—
—
Restaurants I
P
P
P
P
P
P
P
—
—
—
HOSPITALITY
Bed and breakfast establishments C C — -- -- C — -- — --
Boutique hotels C C C C C C — -- — --
Hotels, motels, extended stays C — C — — — C — — —
MEDICAL
Clinics for out-patients only, including
medical clinics, healthcare centers,
C
C
C
C
C
—
C
—
—
urgent cares
Medical and dental offices, including labs
P
P
P
P
P
P
P
—
—
—
Ophthalmologists and optometry
P
P
P
P
P
P
P
—
—
—
services including eyeglass stores
Physical therapy facilities
P I
P I
P
P I
P
P I
P
—
—
—
City of Tustin I Downtown Commercial Core Specific Plan 65
I-
66 City of Tustin I Downtown Commercial Core Specific Plan
DCCSP DESIGNATIONS
LAND USE
DM '=
s0'` DC Cl MF
MH
see
(1) (2) (3) (4) (5)
foot-
note
Corresponding DA Number
N M
mm m oc o o¢ 0, ° ri
a a oa a
° a
o¢
p p p
a
p 0 ac ac ac 0
aC
Psychiatrists, psychologists, social
workers, counselors and therapists
P P P
P P P—
offices
SECONDARY RETAIL AND SERVICE USES
Alcoholic beverage sales (on-site and off-
C
C
C
C
C
C
C
—
-
1
site
Drive-thru, drive-in, drive -up facilities
C
C
C
—
C
—
C
—
—
—
Outdoor seating
P
P
P
P
P
P
P
—
-
7
CIVIC AND PUBLIC USES
Assembly uses
C
C
C
C
C
C
C
C
—
3& 8
Civic centers, community centers, senior
_
_
_
_
_
P
_
_
3
centers
Fraternal organizations, lodges, clubs
C
C
C
C
C
C
C
C
—
3
Governmental and public administration
_
_
_
_
_
P
offices
Libraries
—
—
—
—
—
-
P
—
3
Museums and cultural facilities
C
C
C
—
—
C
—
P
—
—
3
Outdoor amphitheaters or performance
_
_
_
_
_
p
_
—
3
facilities
Post offices
—
—
—
-
—
--
—
P
—
—
Parking lots and structures (commercial)
C
C
C
C
C
C
C
C
--
Parking lots and structures (public)
P
P
P
P
P
P
P
P
—
Public parks, playgrounds, recreation
_
_
_
_
_
P
centers, open sace
Schools (private) including pre-schools,
C
C
C
C
C
C
C
—
-
—
nursery schools, vocational schools
Key:
P Permitted Use requires Design Review in compliance with Chapter 6 for new construction
C Requires discretionary approval of a Conditional Use Permit in compliance with Chapter 6
— Prohibited Use
Footnotes:
1. Reference TCC Section 9271 for specific provisions; however, for alcoholic beverage sales establishments,
distance requirements from residential uses shall not apply within the DCCSP.
2. Reference TCC Section 9297 for definition.
3. If development is public/government, it is permitted (P); if private, it is conditional (C).
4. Reference TCC Section 3141 for definition and Article 4, Chapter 1, Part 4 for standards.
5. Reference TCC Section 3141 for definition.
6. Reference TCC Section 3141 for definition and Article 3, Part 6, Massage Establishments, for standards.
7. Reference TCC Section 9277 for outdoor seating provisions under general regulations.
8. Reference TCC Section 9245b1.
I-
66 City of Tustin I Downtown Commercial Core Specific Plan
3.2 Special Use Restrictions
3.2.1 Historic Residential Structures within DA -1 and DA -4
Existing single family residential structures listed within the City's official historic survey are encouraged to be
preserved and used as a residence, or preserved and used as a commercial use. Historic residential structures
are subject to the following provisions:
Residential use ofa historic single-family residential structure is consistent with the City's Cultural Resources
District Residential Design Guidelines and the Secretary of the Interior's Standards for Rehabilitation, and
is a permitted use as specified under the land use designation in which the structure is located, as shown
In Table 5.1, Residential Permitted Use Table.
2. Commercial use of historic single-family residential structures is a permitted use as specified under the
land use designation in which the structure is located, as shown in Table 3.1, Commercial Permitted Use
Table. Commercial use of an existing historic single family residential structure shall not be changed to
another commercial use (e.g., office to retail) without the prior approval of the Community Development
Department.
Historic single-family residential structures lawfully converted to commercial use are considered more
conforming and cannot be converted back to residential use and must thereafter be maintained as a
commercial use.
3.2.2 Uses within Planned Community Designations
All existing Planned Communities (PCs) within the DCC will receive the applicable DCCSP land use designation.
To facilitate implementation of the DCCSP, when new development on former PC designated parcels occurs,
the proposed development shall conform to the requirements of the DCCSP. However, the Prospect Village
live/work project located at the northwest corner of Prospect Avenue and Main Street was approved by
Ordinance 1361, which shall be retained to identify the commercial uses permitted within this development.
Through Ordinance 1361 this property will retain the PC standards approved as part of the project and If
damaged by a natural occurrence, the development may be rebuilt consistent with the original approved PC
provisions, or may redevelop consistent with the DCCSP provisions.
City of Tustin I Downtown Commercial Core Specific Plan 67
3.3 Commercial Development Standards by
Development Area
The DCCSP commercial development standards reflect the urban design vision for the six DAs, as discussed in
Section 2.2, Urban Design Plan. Development standards, including building setback, height, tenant space size,
parking, signage, landscaping and open space are provided in Tables 3.2 through 3.4.
Building setbacks specified in Table 3.2 through Table 3.4 shall be measured as the perpendicular distance
from the ultimate street right-of-way line, or property line, to the exterior wall of the closest structure.
For standards not specifically addressed in the DCCSP, the provisions of the TCC apply.
The Commercial Design Criteria in Chapter 4 present additional design -related provisions through text and
photographic examples.
Figure 3.2 Development Areas (DAs) and Land Use Designations
l,I
Legend
Downtown Mixed Use (DM) Downtown Commercial (DC)
Mobile Home (MH) Multi -Family (MF) Old Town (OT) Civic/Institutional (CI)
68 City of Tustin I Downtown Commercial Core Specific Plan
r
Table 3.2 — Development Standards for Commercial Buildings within
DA -1, DA -2, DA -3, DA -6113 & DA -6C
COMMERCIAL BUILDINGS
Development Standards for
DA -1, DA -2, DA -3, DA -613 & DA -6C
These Development Standards shall apply to all commercial buildings (for retail, service, secondary
retail/service, automotive, food service, hospitality, medical, or civic/public uses) within DA -1,
DA -2, DA -3, DA -613 and DA -6C. See also Figure 3.3, Preferred and Discouraged Building Siting and
the Commercial Design Criteria in Chapter 4.
DA -3, DA -613 &DA
Commercial Development Standards
DA -1 & DA -2
-6C
Building Setbacks'
Front setbackz
0 feet minimum
Interior side setback
From adjacent residential zone
5 feet minimum
From adjacent non-residential zone
0 feet minimum
Corner side setback
0 feet minimum
Rear setback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone or alley
0 feet minimum
Building Height
(Parking structures below buildings, rooftop uses
3 stories maximum
4 stories maximum
(including gardens, lounges, and pools/spas), and
First floor plate 16 foot
(5 stories maximum
architectural features (including chimneys and
minimum
adjacent to freeway)
towers) shall not be included in the height
First floor plate 16
measurement.)
foot minimum
Tenant Space Maximum Size
10,000 square feet
none
(applies to DA -1 only)
Parking Spaces
Per Tustin City Code
Also see Sections 2.3.2.1, Provisions for Reduced
Parking and 6.3.3, Modification of Parking Standards
Signage
Per Chapter 4, Commercial Design Criteria and TCC
Landscaping
Per Chapter 4, Commercial Design Criteria and TCC
Public Open Space
Per Chapter 4, Commercial Design Criteria
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or the
property line, to the exterior wall of the closest structure.
2. Parking shall not be permitted in between the street and the front of the building.
City of Tustin I Downtown Commercial Core Specific Plan 69
Table 3.3 — Development Standards for Commercial Buildings within DA -4
COMMERCIAL BUILDINGS
Development Standards for
These Development Standards shall apply to all commercial buildings (for retail, service,
secondary retail/service, food service, hospitality, medical, or civic/public uses) within DA -4. See
also Figure 3.3, Preferred and Discouraged Building Siting and the Commercial Design Criteria in
Chapter 4.
Commercial DA -4 Development Standards
Building Setbacks'
Frontsetbacks2
0 feet minimum
Interior side setback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone
0 feet minimum
Corner side setback
0 feet minimum
Rearsetback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone or alley
0 feet minimum
Building Height
(Parking structures below buildings, rooftop uses
3 stories maximum
(including gardens, lounges, and pools/spas), and
First floor plate 16 foot minimum
architectural features (including chimneys and
towers) shall not be included in the height
measurement.)
Tenant Space Maximum Size
10,000 square feet
Parking Spaces
Per Tustin City Code
Also see Sections 2.3.2.1, Provisions for Reduced
Parking and 6.3.3, Modification of Parking Standards
Signage
Per Chapter 4, Commercial Design Criteria and TCC
Landscaping
Per Chapter 4, Commercial Design Criteria and TCC
Public Open Space
Per Chapter 4, Commercial Design Criteria
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or
the property line, to the exterior wall of the closest structure.
2. Parking shall not be permitted in between the street and the front of the building.
70 City of Tustin I Downtown Commercial Core Specific Plan
Table 3.4 — Development Standards for Commercial Buildings within DA -5
COMMERCIAL BUILDINGS
Development Standards for
These Development Standards shall apply to all commercial buildings (for retail, service, secondary
retail/service, automotive, food service, hospitality, medical, or civic/public uses) within DA -5. See also
Figure 3.3, Preferred and Discouraged Building Siting and the Commercial Design Criteria in Chapter 4.
Commercial DA -5 Development Standards
Building Setbacks'
Front setback
0 feet minimum
Interior side setback
0 feet minimum
Corner side setback
0 feet minimum
Rearsetback
From adjacent residential zone
15 feet minimum
From adjacent non-residential zone or alley
5 feet minimum
Building Height
(Parking structures below buildings, rooftop uses
(including gardens, lounges, and pools/spas), and
4 stories maximum
architectural features (including chimneys and
First floor plate 16 foot minimum
towers) shall not be included in the height
measurement.)
Parking Spaces
Per Tustin City Code
Also see Sections 2.3.2.1, Provisions for Reduced
Parking and 6.3.3, Modification of Parking Standards
Signage
Per Chapter 4, Commercial Design Criteria and TCC
Landscaping
Per Chapter 4, Commercial Design Criteria and TCC
Public Open Space
Per Chapter 4, Commercial Design Criteria
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or the
property line, to the exterior wall of the closest structure.
City of Tustin I Downtown Commercial Core Specific Plan 71
3.4 Commercial Siting Diagrams
The diagrams! n Figure 3.3, Preferred and Discouraged Build!ngSiting, expand on the Commercial Development
Standards presented in Tables 3.2 through 3.4, which generally avoid stringent setback requirements to allow
flexibility Instead and an emphasis on form. These diagrams Illustrate preferred commercial building siting
and discouraged building patterns relative to street location. The diagrams apply to commercial development
in all DAs, except DA -6A, as commercial use is not a permitted use In this DA. These diagrams may be more
loosely applied in DA -5 to take into consideration its established auto -oriented pattern.
Figure 33 Preferred and Discouraged Building Siting
Preferred Commercial Building Siding
Li -1,; LT
Discouraged Commercial Building Siding
72 City of Tustin I Downtown Commercial Core Specific Plan
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Ch. 4 Commercial Design
Criteria
4.1 Introduction
The Commercial Design Criteria implement the goals and vision for
the Downtown Commercial Core (DCC) by providing design direction
for new commercial development to shape and enhance the evolving
character of private property within the DCC. The Commercial Design
Criteria communicate to developers, builders, architects, engineers, and
landscape architects how to design commercial sites and buildings to be
consistent with the DCCSP.
The Commercial Design Criteria ensure quality developments that build upon existing positive attributes
and capitalize on opportunities to improve the built environment within the DCC. These Commercial Design
Criteria address architectural style, building design, provisions specific to each Development Area (DA), and
general design criteria for topics including signs, parking, landscape, and lighting.
While the Commercial Development Standards contained in Chapter 3 provide regulations for the DCC that are
numerically based (such as setback and height), the Commercial Design Criteria in this Chapter communicate
and define additional regulations through words and photographic examples. The Commercial Design Criteria
Impart clear direction, yet allow sufficient flexibility to permit creativity and innovation. Compliance with these
Commercial Design Criteria as well as the Urban Design Plan (Chapter 2) and the Commercial Development
Standards (Chapter 3), are prerequisites to submittal of commercial development applications for property
within the DCC.
Within the following Commercial Design Criteria:
• "Shall" indicates a mandatory provision.
"Should," "recommended," "encouraged" or like terms indicate design that is promoted but not
required.
• "May' indicates design that is permitted but not required.
• "Prohibited" indicates design that is not allowed.
Photographic illustrations are offered as a general visual aid and are not meant to dictate the precise
design.
74 City of Tustin I Downtown Commercial Core Specific Plan
For projects located in Old Town (DA -4) or involving identified historic
resources in any DA, including preservation and rehabilitation, additions,
or adaptive reuse, please also refer to the adopted Cultural Resources
District -
Commercial Design Guidelines (CRD -CDG) and Cultural Resources
District - Residential Design Guidelines (CRD-RDG). Also refer to
the CRD -CDG for detailed provisions regarding outdoor restaurant
seating along public sidewalks, which by this reference shall serve as
the design guidelines for outdoor dining within the public right-of-way
for all property in the DCC. The CRD -CDG concepts pertaining to Infill
Development have been incorporated into the provisions of these
Commercial Design Criteria and, therefore, shall apply to all commercial
development within the DCCSP.
4.2 Architectural Styles
A building's architectural style is fundamental to its overall appearance
and is the primary design element for creating an identifiable DCC.
4.2.1 Existing Historic Architectural Styles
The following subsections describe the historic buildings within Old Town
Tustin including the origin of these architectural styles and their defining
architectural characteristics. Photographs illustrate both historic and
contemporary examples of these styles.
A. Neo -Classical (1900-1925)
This period emphasized the simplicity and purity of Greek and Roman
classical architecture. Flat rooflines feature generally formal fa4ades,
incorporating full height columns with decorative capitals, keystones,
symmetrical windows, and horizontal ornamentation. Often classical
porticos are used to add balance to the very formal symmetry of the
style. The exterior materials include concrete, plaster, stone, light cream
colored brick, and sometimes decorative terra cotta.
B. Victorian (1880-1930)
One of the most prevalent subtypes during this time was Italianate
Victorian. Buildings of this style are generally one to two stories,
typically with a flat roofline and projecting cornices as well as decorative
City of Tustin I Downtown Commercial Core Specific Plan 75
COMMERCIAL
DESIGN CRITERIA
11111111110
FIE
Horizontal
ornamentation
Symmetr
windc
NEOCLASSICAL
Cornice
Brackets
Horizontal
ornamentation
Symmetrical
display
- - -- - - -
windows --
Clay
Small balco
Shed roof
ArcadE
Yiw
1j1e .,
VICTORIAN
Terra cotta
colored brick
Formal symmetry
;hts of Pythias
'ding, EI Camino
l at Main Street
Wood siding
Central entrance
' l ist One of the oldest
buildings in Tustin,
on El Camino Real
ucco
Asymmetrical
shape
..
Irlain et
SPANISH COLONIAL REVIVAL
76 City of Tustin I Downtown Commercial Core Specific Plan
modillions or brackets. This style also features symmetrical windows,
horizontal ornamentation, exterior wood siding, and a central entrance
flanked by large display windows.
C. Spanish Colonial Revival (1915-1930)
This style is based on the architecture associated with the Spanish
colonization of the Americas. It is characterized by plaster or stucco
exterior finishes, clay tile, shed or flat roofs, and terracotta or cast
concrete ornaments. Buildings typically exhibit horizontal massing,
asymmetrical shape, and a rectangular, courtyard, or L-shaped building
layout. Other features may include small porches or balconies, arcades,
double -hung windows, awnings, or iron trim.
4.2.2 Architectural Styles for New Development
The architectural heritage of Old Town is an asset that the community
wishes to retain and promote. Use of an identifiable palette of
architectural styles helps to create visual harmony and promotes an
identifiable image within the DCC.
New development within the DCC shall be based on the historic
architectural styles found in Old Town, as identified in Section 4.2.1,
Existing Historic Architectural Styles, subject to the following provisions.
1. DA -1, DA -2, DA -3, DA -5, and DA -6
New buildings within DA -1, DA -2, DA -3, DA -5, and DA -6 may utilize the
styles identified in Section 4.2.1, Existing Historical Architectural Styles,
or a contemporary interpretation. New buildings within these DAs need
not exhibit a majority of the identified character defining features.
2. DA -4
New buildings within DA -4 shall employ one of the architectural styles
identified in Section 4.2.1, Existing Historic Architectural Styles, to
maintain continuity with the Old Town historic buildings. New buildings
within DA -4 shall exhibit a majority of the character defining features
identified in Section 4.2.1 for the corresponding style.
Cityof Tustin I Downtown Commercial Core Specific Plan 77
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78 City of Tustin I Downtown Commercial Core Specific Plan
COMMERCIAL DESIGN CRITERIA
4.3 Building Design
The Commercial Design Crlteria contained in the following subsections apply to
all commercial development within the DCC, addressing building form, mass,
scale, roof forms, architectural details, windows and doors, colors, materials,
and service areas to ensure development is high quality, visually appealing, and
functional. These concepts apply to all types of architectural styles, whether
close interpretations of historic styles or more contemporary adaptations for
properties outside of Old Town (DA -4). The content of certain DAs inspires
particular types of architectural details, in which case these location -sensitive
provisions have been addressed within the Development Area Design Criteria
in Section 4.4.
4.3.1 Building Form, Mass, and Scale
Building form, which refers to the shape or configuration of a building is a
key architectural component in creatingvisual ly-appealIng development. Mass
and scale create a relationship with the surrounding area and greatly influence
viewer perception of a building.
1. Comparable to nearby buildings. Aproposed buildings voume,proportion,
and scale shou a i;= _rn parab'e to nearby existing buidngs.
2. Complement architecture. Bu!dngform shaucornolementthearchltectural
sty e employed.
3. Articulated. Buiidingsshalibeverticabyandhorzontallyarticulated byvarying
mass and form to m:mm'ze the appearance o` scale and avoid monotonous,
box -like facades. Upper floors are encouraged to be stepped back to reduce
the appearance of building scale.
4. Breaks in roofline. Interesting buiding forms sha!I be created by designing
breaks In the roollne.
This circular rooffeacure creates a visual focal point.
79 City of Tustin I Downtown Commercial Core Specific Plan
4.3.2 Roof Forms
The roofline is a significant component of building composition and creates an
interface with the building fa4ade.
1. Consistent with
architectural style.
Roofing forms, style,
pitch, and details shall
be consistent with the
selected architectural style.
2. Roof materials. Roof
materials shall create
continuity in texture, color,
and character with the
architectural style.
3. Building mass. Varying
rooflines and offsets
to roof planes shall be
employed to create
interesting building mass.
This tower roof element is consistent with the
form and detail employed in the rest of the
building
4. Overhangs. Overhanging roofs should extend well past the building fa4ade
to create shadows and depth
4.3.3 Architectural Details
Architectural details add visual
Interest to a building and avoid
a monotonous, unarticulated
fa4ade. These features also
highlight significant elements
of a building such as the entry.
Details on all elevations.
Buildings shall employ
architectural details on
all elevations to ensure
attractive, high quality
design. Alternatively, a
living landscape wall may
be used on one or more
elevations.
A living landscape wall adds embellishment to
a fa4ade.
2. Compatible with architectural style. Architectural details shall be
compatible with the architectural style of the building. Architectural details
may vary depending on their function and location on the building but
should be In harmony with each other.
3. Choice of three elements. Visually Interesting buildings shall be ensured
through use of at least three of the following design elements on each
fa4ade (each fa4ade need not employ the same design elements):
Material change
Texture change
Color change
Expression iines (such as cornices)
Recessed windows and doors
Expansion joints
Decorative woodwork or ironwork
Piers, columns, or Plasters
Projecting element such as cw!onnade, arcade , bay, or tower
Changes in materials, Curoice lines add Regularly spaced
textures, and colors create detail. exponsion joints form
visual interest patterns on the building
facade.
Ironwork elements are
an appropriate way
to add architectural
detail especially in
the Spanish Colonial
Revival style.
An example of an
arcade.
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ESIGN ERIA
Consistently designed awnings make a strong statement.
same style, material, and calor should be provided for each. Awnings shall
be constructed of qualiry fabric that resists fading, mildew, and water
degradation. The use of vinyl and plastic awnings shall be prohibited. If
lighting is used, it should consist of decorative fixtures placed above the
awning.
9. Frames. Modular storefront systems and window frames shall complement
the architectural style, building materials, and colors. Shiny silver or gold
door or window frames and reflective glass shall be prohibited.
The window and
door fromes on
this restaurant
are coordinated
with the overall
color scheme to
make a strong
statement
Al Cityof Tustin I Downtown Commercial Core Specific Plan
4.3.5. Materials and Colors
Visual harmony is created when the palette of materials and colors used on
nearby buildings is complementary. However, sufficient variation in materials
and colors is necessary to create visual Interest.
1. Harmony with architecture..A building's materials and colors shall be in
harmony with its architecture.
2. Provide ground floor interest. On the ground floor within pedestrian -
oriented areas, materials should be composed and detailed to provide
visual interest.
3. Combining materials. The combination of two or more materials on one
fa4ade is encouraged to create texture; but heavier, more substantial
materials should be located below lighter materials.
4. Material changes. Changes in material shall only occur at changes in
plane.
5. Preferred materials. Traditional materials including brick, stone, and
wood are encouraged. Highly reflective and mirrored surfaces shall be
prohibited in DA -4 (except glass_ used for windows in a traditional manner).
Traditional materials mixed with contemporary materials may be used in
DA -3, 5 and 6C.
6. Materials to avoid. Faux, fake, synthetic, or foam materials are
discouraged. Materials should reflect their own identity rather than imitate
other materials. Materials should have a long life and age well.
7. Graffiti coatings. Graffiti -resistant paints and coatings shall be used when
appropriate to the finish material.
8. color variety. A variety of complementary colors or shades shall be utilized
to visually break up facades.
9. Three -color scheme. Building color schemes should focus on three colors:
base color, major trim color, and minor trim color.
10. Color families. Recommended color families for building walls include: 1)
subtle, wai rn earth tones and natural shades, 2) neutral color palettes, 3)
white or off-whites, and 4) red, brown, tan or terra r_orta colored brick..
11. wall colors. Overly bright colors, patterns, or stripes shall be avoided on
building walls.
Overly bright
building wall
colors and garish
accent hues are
nor appropriate
in the DCC.
12. Accents. Accent elements may be bolder In color, but should avoid garish
h ties.
13. Paint to conceal. Service doors and mechanical screens shall be painted
the same color as the adjacent wall.
14. Site furniture materials and colors. The materials and colors of site
furnishings including light fixtures_, seating, umbrellas, trash/recycling
receptacles, and bollards shall be coordinated with the surrounding
architecture.
4.3.6 Service Areas
Service areas include loading areas, loading doors, ground or wall -mounted
equipment, rooftop equipment, and refuse collection areas. The placement
and design of these elements shall minimize their prominence when viewed
from surroundingdevelopment, nearby rooftops, streets, pedestrian walkways,
gathering areas, and parking lots.
Delivery/loading areas.. Delivery vehicles shall have clear and convenient
access to delivery/loading areas to minimize disruptions to business
patrons and traffic circulation. Delivery/loading areas shall be separated
from general parking areas and pedestrian walkways. Loading doors,
service areas, and equipment areas shall be oriented or screened so
they are not easily visible from residential areas and public vlenfsheds.
Screening shall be accomplished with landscaping, walls, fences, or other
architectural treatments. To be effective, a screening height of six feet
is recommended. Delivery/loading areas that are visible from customer
parking lot=_ shall be maintained and kept clean.
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COMMERCIAL DESIGN CRITERIA
4.4 Development Area Design Criteria
The following subsections are customized to particular DAs within the DCC to ensure
that new development Is consistent with the goals outlined in Chapter 1, Introduction,
and the concepts presented in Chapter 2, Development Plan. For each DA or group
of DAs, first a collage of photo images illustrates the vision for new development.
Second, detailed design criteria are provided, which address the context of the
built environment for the DAs and capitalize on opportunities such as existing and
planned infrastructure and resources in the design of new development. (D). _Ais
addressed In Chapter 5, Residential Provisions, since its land use designation is multi-
family residential).
4.4.1. Design Criteria Specific to DA -1, DA -2, and
DA -4
The photos on this page provide examples of the vision for new
development within DA -1 and DA -2, consistent with the Design
Criteria for this subsection.
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COMMERCIAL DESIGN CRITERIA
This section addresses criteria for DA -1, DA -2 and D-4 to both maintain and
further promote pedestrian orientation. Within DA -1 and DA -2, pedestrian
friendly enclaves are fostered along First Street, further facilitated by planned
street Improvements to reduce vehicular travel lanes, enhance pedestrian and
bicycle use and provide diagonal parking (for a detailed description refer to
Section 2.3.1, Vehicular Circulation Plan). ). Within DA -4 the following criteria
are Intended to preserve arid enhance the pedestrian -oriented street scene
in Old Town by continuing the pattern established at the intersection of Nlain
Street and EI Camino Real.
Building siting. Buildings shall
face the street and be sited
adjacent to the sidewalk or
immediately behind a public or
semi-public pedestrian space,
such as an outdoor seating
area, patio, or courtyard,
creating a continuous pattern
to promote pedestrian
orientation and an active
street edge. Buildings shall be
oriented parallel to lot lines.
Buildings troy be set back from the street to
provide a garnering or searing area.
2. Strip malls prohibited. Linear strip malls with parking in front shall be
prohibited.
Avoid building gaps. Gaps or voids
between buildings resulting from
building side setbacks should be
avoided whenever possible. Where
breaks cannot be avoided, such as for
access driveways to rear parking, such
gaps shall be enhanced with decorative
paving, landscaping, and pedestrian -
oriented lighting.
4. Corner placement. On corner parcels,
buildings shall be placed at the corner
adjacent to the sidewalk with building
entry from either the primary street,
secondary street, or the corner.
Buildings shall be placed near
the corner to create a strong
street edge.
85 City of Tustin I Downtown Commercial Core Specific Plan
5. Entry along street. Active commercial uses and building entries should
be located along the primary street at the ground -floor level. Building=_ may
be designed to provide access for patrons from both the street and rear
of the building.
6. Design of dual entries. It a building includes a rear entry as well as a
street entrance, [he rear entry shall be designed to be aesthetically pleasing
through the use of architectural accents,. materials, colors, landscaping,
and/or pedestrian oriented lighting.
7. Access. Buildings should be designed to facilitate access to transit and
bike facilities.
8. Roof design. Interesting building forms shall be created by designing
breaks in the roofline or using multi -planed pitched roofs.
This building uses multi -planed pitched roofs to articulate the building moss.
9. Pedestrian focused design. Buildings shall feature pedestrian scaled
architectural details and entries.
Ped- ,irian scaled focades and entries create a pleasant place to walk..
10. Prominent windows. To
create attractive and active
pedestrian street scenes,
commercial buildings
shall feature prominent
windows adjacent to
sidewalks. Windows shall
either provide views
into the storefront or be
display -only type windows
enclosed by backdrops.
Windows shall comprise
a minimum of 60 percent
of the first floor front
fa4ade. Use of commercial
clerestory and transom
windows Is encouraged
to provide a continuous
horizontal band ofwindows
across the upper portion
of storefronts. Irregular,
modernistic window shapes
and patterns shall be
prohibited.
Buildings sholi feature display windows to
enhance pedestrian orientation.
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COMMERCIAL DESIGN CRITERIA
4.4.2. Design Criteria Specific to DA -3
The photos on this page provide examples of the vision for new development within DA -3, consistent with the Design Criteria for this subsection.
DA -1 DA -2
DA -3
DA -4
DA -5
DA 6A DA -6
DA 6B
DA-
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COMMERCIAL DESIGN CRITERIA
4.4.3. Design Criteria Specific to DA -5
The following photos provide examples of the vision for new development within DA: 5, consistent vnth the Design Criteria for this subsection.
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Pedestrian nodes provide space forgathering and a: rimy.
12. Required pedestrian amenities. Pedestrian -oriented amenities, which
may be sited near anchor tenants, prominent areas, or with visibility from
the street, shall be included for each project along Newport Avenue.
For shopping centers with greater than 50,000 square feet (sf) of building
area, a minimum of one plaza shall be provided with the following features:
Multiple seating options, including tables
Shade for all table seatingand a minimum of half ofall other seating
via architectural elements, landscape materials, or canopies/
umbrellas
Pedestrian oriented landscaping and lighting
Focal point such as public art or sculpture
Multiple trash/recycling receptacles
For buildings or groups of buildings with '10,000 to 50,000 sf of building
area on a parcel, a minimum of one seating node in proximity to a major
tenant, or other prominent location, shall be provided with the following
features:
Outdoor seating invites people to linger.
Seating, including tables
Shade for table seating via canopies/umbrellas
Pedestrian oriented landscaping and lighting
Multiple trash/recycling receptacles
For buildings or groups of buildings with less than 10,000 sf of building
area on a parcel, a minimum of one outdoor area for each take-out food
service use shall be provided with the following features (adjacent food
service uses may have a combined seating area):
Table seating
Shade for all table seating via canopies, umbrellas, or building
overhangs
One or more trash/recyciing receptacle(s)
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COMM%IAL DESIGN CRITERIA
Buildings along EI Camino Real shall form a strong and active street edge.
The vision for DA -6B is to create a "destination" by providing opportunities for
shopping, entertainment, and leisure in an inviting settingfocused on EI Camino
Real close to Old Town. The design criteria for this DA fosters development
with a strong pedestrian orientation and activity throughout the day.
1. Building siting. Commercial buildings shall be sited along both sides of EI
Camino Real south of Sixth Street. Additional buildings may be sited within
the interior of parcels on the west side of the street. Buildings located on
the east side of EI Camino Real may be small due to shallow parcel depth.
2. Prominent windows. To create
attractive and active pedestrian I ;1
street scenes, buildings fronting
on EI Camino Real south of
Sixth Street shall feature
prominent windows adjacent
to the sidewalk. Windows shall
either provide views Into the -
storefront or be display -only a
type windows enclosed by Display windows ore an important feature
backdrops. Windows shall for pedestrian oriented streets.
comprise a minimum of 60
percent of the first floor front
fa4ade.
Architectural style and building siting within the norrhern oortion of D.^ -6B shall
reflect Old Town character.
3. Design alongEl Camino Real. Pedestrian -friendly building siting and design
is encouraged, with architectural design on the east side of EI Camino Real
complementing the design on the west side, in a smaller scale.
4. Northern portion to reflect Old Town. The design of development in the
northern portion of DA -6B shall reflect the historic architectural styles and
building siting found in Old Town (DA -4), creating both a visual link and
a pedestrian circulation pattern that draws pedestrians northward. The
remainder of DA -66, especially adlacentto Newport Avenue, may exhibit a
contemporary Interpretation of the Old Town historic architectural styles.
S. Building articulation and detail. Building elevations along EI Camino
Real and Sixth Street shall provide significant building articulation and
architectural detail to avoid large blank walls and reduce building bulk.
6. Corner of EI Camino Real and Newport Avenue. Buildings on or near
the corner of Newport Avenue and EI Camino Real shall feature statement
architectural elements, enhanced architectural details, and may be
accompanied by iconic public art appropriate to Tustin or Old Town to
attract drivers along the street and freeway. Buildings visible from Newport
Avenue shall not be plain or generic in design.
7. Pedestrian plaza. A major
pedestrian plaza framed by
commercial buildings shall be
provided on the west side of
EI Camino Real near to and
easily accessible from EI Camino
Real, and preferably visible from
Newport Avenue. The plaza shall
provide easy access to and views
of surrounding storefronts. Refer
to section 4.5.5, Major Pedestrian
Plazas, for specific design criteria.
Public gathering areas create
8. Outdoor dining. Restaurants or destinations to draw patrons.
tenant spaces designed for take out food uses such as ice cream or
sandwich shops shall be located and designed to accommodate outdoor
dining with views onto the pedestrian plaza and/or street frontage.
9. Pedestrian connections within site. Pedestrian walkways shall provide
convenient and easily discernible connections between commercial areas
and public gathering areas. Special design emphasis shall be placed on
walkways that provide connection to the southern corners of EI Camino
Real and Sixth Street to encourage and facilitate pedestrian access from
DA -6B to Old Town. Pedestrian walkways shall feature landscaping,
enhanced paving, pedestrian scaled lighting and fixtures, and wayfinding
signage.
10. Connections across streets. Strong pedestrian connections both across
EI Camino Real and north to Old Town shall be provided.
11. Entry driveway. Parking shall be designed for vehicles to quickly funnel
off the street to an Interior parking lot or structure in order to prevent
traffic backup on the street. Entry driveway throats should be designed
to minimize interference with street traffic and maintain visual clearance.
12. Design of parking lots and structures. Parking lots shall be obscured
from the street through building placement, and parking structures shall
employ architectural details, high quality materials, and screening as
addressed in Section 4.5.2, Parking Lots and Parking Structures.
13. Link parking and buildings. Walkways with pedestrian friendly
landscaping and lighting shall link parking lots and parking structures to
the primary buildings within the site.
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COMMERCIAL DESIGN CRITERIA
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DA -1 DA -2
DA -3
ss
DA -4
DA -5
DA -6
DA6A
DA 68
DA 6
4.5 General Design Criteria
4.5.1 Signage
Signs are important for business identification and contribute greatly to the
appearance of streets and shopping areas. Refer to the TCC_ to determine the
allowable sign area for a building or parcel and the required review process.
Also refer to the TCC for temporary use signs.
4.5.1.1 General Sign Design Criteria
1. Message. Signs should express easy to read, simple, and direct messages.
2. Complement architecture. Sign types, shapes, materials, font styles,
and color combinations shall be compatible with and complement the
building architecture.
3. Prohibited signs. Pole -mounted signs, pylon signs, and canned signs
(internally Illuminated plastic panels in a sheet metal box enclosure) shall
be prohibited.
4. Position of light source. The light source for externally illuminated
signs shall be positioned so that light does not shine directly on adjoining
properties, cause glare, or shine in the eyes of motorists or pedestrians.
5. Raceways. If electrical
raceways or conduits
are required, they shall
be concealed from
view and mounted
internally. Channel
letters shall not be
mounted on exposed
raceways.
l.;dii:>t
Exposed raceways shall be prohibited.
6. Removed signage. If signage Is removed, any discolored areas or holes
shall be patched and painted to seamlessly blend In with the building.
7. General provisions. Refer to the TCC for other general sign provisions,
including address requirements.
8. Requirement for Master Sign
Plan. Shopping centersormulti-
►!®i!
tenant buildings shall establish
a Master Sign Plan (refer to the
TCC) to ensure consistency of
theme and design, including
type of sign, placement font,
r!!
style of illumination, and colors.
!
4.5.1.2 Signage in DA -1, DA -2,'
and DA -4 ~
Appropriately designed signage in
DA -1, DA -2, and DA-4isan effective
way to communicate that reflects
historic building patterns.
The following criteria address
signage for new pedestrian -friendly
development along First Street in &
DA -1 and DA -2 and within DA -4 j9
in Old Town. (For new signs on
existing buildings within DA -1
and DA -2 that are not pedestrian -
oriented, such as monument signs,
efer to the TCC for appropriate The placen
non -pedestrian signage provisions.) Projecting signs allow for easv viewing
from the pedestrian walkway.
1. Sign types. Allowable sign types for pedestrian -oriented buildings in DA -1,
DA -2, and DA -4 include the following, which shall be oriented and scaled to
be read from the sidewalk.
Projecting/blade
signs - Projecting signs
are cantilevered signs
that are structurally
affixed and oriented
perpendicularly
to the building
facade. Blade signs
are a type of projecting
sign that are suspended
under a bracket,
armature, or other
mounting device.
An example of a blade sign.
An efample of aovning signage placea : c..:a,- � ruuq�.
Awning signs - Signage
may be located on the
canopy or incorporated
into the valance , which
hangs along the front of
the awning.
An awning with signage of ;n:, s,'njr
95 City of Tustin I Downtown Commercial Core Specific Plan _
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4.5.2 Parking Lots and Parking Structures
The location and design of parking has a large influence on the appearance
of the built environment. The provision of parking seeks to reflect a shift in
emphasis from an auto -centric to a more balanced, pedestrian friendly urban
design.
4.5.2.1 General Parking Criteria
1. Motorcycle spaces. Dedicated motorcycle spaces are encouraged,
especially in small or otherwise unusable areas, so that full size spaces can
be maintained for parking vehicles.
2. Tandem spaces. Tandem parking spaces are prohibited per the TCC,
except the DCCSP allows tandem spaces for residential parking within a
parking structure.
3. Alley parking. Alley parking may be enhanced with decorative pavement
and landscape. Pedestrian amenities such as decorative lighting,
seating, and/ or shade may also be provided to create a'living alley' public
gathering area, provided it does not reduce required parking nor impinge
on the vehicular travel lane without City authorization. Living alleys are
especially encouraged in DA -1, DA -2 and DA -4.
Parking lots adjacent to the street shall provide a londscoae screen.
4.5.2.2 Parking Lot Criteria
1. Location of parking. On-
site parking is encouraged
to be located behind
the building(s). If it is not
reasonably feasible to locate
parking behind a building, as
determined by the approval
body, it may be provided
along the side of the building
if significantly screened from
the street by a landscaped
area that includes trees and
shrubs.
2. Driveways. Entry driveways
are encouraged to use
enhanced paving to reinforce
and call attention to the
pedestrian path of travel.
Landscaping breaks up expanses of
3. Reciprocal access. Where pavement
feasible, reciprocal access
shall be required and designed to
facilitate circulation between adjacent
properties to reduce the number of
needed curb cuts. Property owners
shall enter into reciprocal access
agreements as determined by the
Community Development Director.
4. Parking hierarchy. Parking lots shall
be designed with a clear hierarchy to
aid vehicular access/parking, minimize
pedestrian and vehicular conflicts,
and enhance safety.
5. Landscaping. Parking lots shall utilize
landscaping to break up expanses of
parking and to provide shade per the
TCC.
Creative parking lot enhancements
are encouraged.
6. Biofiltration and bioretention. Within parking lot=_, landscape areas
are encouraged to be designed as rain gardens and provide stormwater
management in an aesthetically pleasing manner instead of relying on
concrete stormwater faclllrles.
7. Design creativity. Parking
areas may employ creative
techniques such as
decorative paving and public
art to make them more
attractive and less utilitarian.
8. Safety. Adequate
areas for safe vehicular
maneuvering, unloading,
and emergency access shall
be accommodated on site.
9. Loading areas. Parking
areas shall be arranged
to minimize conflicts with
commercial loading activities.
Public art can enliven a parking lot.
10. Solar panels. Solar panels maybe utilized In parking areas for the provision
of shade If the supporting structures are architecturally compatible with
the nearby buildings.
Solar panels must be architecturally compatible with nearby buildings.
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COMMEaQALPESIGNwRIA
4.5.3 Landscape and Open Space
Innovative and creative landscape design, selection and placement of plant
materials can set apart the DCC and contribute to its "sense of place." Refer to
the water efficiency provisions of the TCC and the City's landscape guidelines
regarding landscape materials and installation methods.
1. Purpose of landscaping. Landscape and decorative hardscape shall
enhance the character of buildings, address the Tustin climate, and
facilitate sustainable water use and drainage strategies.
2. Preserve trees. Mature trees should be preserved whenever feasible,
except when diseased or causing significant damage to structures or
infrastructure. If trees cannot be preserved, a certified arborist shall
evaluate the potential for tree relocation.
3. Coordinated design.
Building landscape should
be coordinated and
provide continuity with
landscapes on adjacent
properties.
4. Landscaping of
pedestrian areas.
Creatively designed
landscape shall be
utilized throughout
pedestrian plazas,
gathering areas, and
nodes to create shade
and contribute to a
pleasing atmosphere.
S. Service areas.
Landscaping should be
used to screen service
areas including trash and
utility enclosures.
6. Biofiltration and
bioretention.
Biofiltration and
bioretention features
such as bioswales, rain
A small plaza or courtyard helps to integrate
parking structures into pedestrian oriented
development.
Landscopin,; mull Ge designed to provide
biofiltration and bioretention functions.
99 City of Tustin I Downtown Commercial Core Specific Plan
gardens, drywells, and
biofiltration strips adjoining
pavements shall be
incorporated into landscape
design whenever feasible.
7. Landscape design.
Landscape design should
provide for year-round
beauty, employ vertical and
horizontal layers, and create
a repeating pattern of plants
to visually connect the
landscaped space.
S. Living walls. Landscaping
may be used on building
facades to provide visual
interest and/or screening.
"Living walls" that feature
plants or vines growing
on lattice, wire grids, or
armatures may be used
to alleviate blank walls.
Living walls shall be well
maintained.
9.
Containers. Planters
and pots provide visual
interest and color accents
to sidewalks, courtyards,
and plazas. Planters and
pots should be made of
materials that complement
the building architecture
and include a self -watering
irrigation system. Plants shall be well maintained.
This creative landscape element is attractive
and provides shade.
Plante s and pors add visual iererest.
10. Landscape lighting. Up -lighting oftrees and string lights within trees are
effective, attractive techniques that are encouraged
4.5.4 Lighting
This section addresses exterior lighting
in the DCC. The intent is to ensure that
the design of fixtures conte- butesto the
character of development and that light
does not negatively impact adjacent
properties.
1- Minimize light intrusion. Lighting
shall be located and designed to
provide safety and security without
unnecessary spillover or glare upon
adjacent buildings and properties,
especially residential uses.
2. Location and amount of
lighting. The location of lighting
shall respond to the anticipated
use and riot exceed the amount of
illumination required by users.
3. Adequate levels of lighting.
Parking lot=_/structures, pedestrian
pathways, outdoor gathering
spaces, building entries, and other
pedestrian areas shall provide
adequate levels of lighting. Within
parking lots/structures, illumination
shall be concentrated not only within
vehicle parking areas but also along
the pedestrian paths leading from
commercial and residential areas.
4. Lighting control. Lighting sources
should be kept as low to the ground
as possible while ensuring safe and
functional levels of illumination. Area
lighting shall be directed downward
or employ control features to avoid
offsite lighting or lighting of the
night sky.
Well -illuminated pathways leading to
parking areas are important.
Lip -lighting enhances trees and
landscaping.
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RESIDENTIAL PROVISIONS
77 IN
RESIDENTIAL PROVISIONS
Ch. 5 Residential
Provisions
The following Chapter addresses residential mixed use and multi -family
residentialdevelopment inthe DCC,which require a Residential Allocation
Reservation (RAR) discretionary entitlement as described in Chapter
6, Administration and Implementation Plan. The Residential Permitted
Use Table, Residential Development Standards, and Residential Design
Criteria work together to designate the appropriate locations and
required high-quality character for residential use in the DCC.
5.1 Residential Use within the DCC
Prior to adoption of the DCCSP, the project area was zoned for commercial use. The DCCSP retains a
commercial focus; however, 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 DCCSP does not entitle residential use by right. Rather, the DCCSP establishes a process to consider
residential use based on the merit of a proposal's design. Residential proposals deemed to substantially
comply with the provisions contained within this document by the approval authority (specified in Chapter 6,
Administration and Implementation Plan) will be allocated a portion of the available units remaining within the
finite residential housing allocation bank established by the DCCSP.
Residential mixed use will only be considered on properties with a land use designation of DM or OT in DAs -1,
2, 3, 4, 6B or 6C if part of an integrated commercial -residential project . Mixed use requires commercial use on
the first floor to support economic development and residential units above or oriented away from principal
streets. Multi -family residential development will only be considered on properties with a designation of MF
within DA -6A. (Residential use of any type is not allowed within DA -5 to maintain its commercial emphasis.)
Residential use within the DCC requires approval of a discretionary entitlement. Residential projects, whether
mixed use or multi -family, require an initial step to reserve housing units from the residential allocation bank.
The residential bank establishes a maximum of 887 new residential units in the DCC, which are divided among
the DAs. (The approved Vintage project located on Sixth Street has been allocated 140 of the units assigned
to DA -6.) (Chapter 6, Administration and Implementation Plan, establishes the discretionary residential unit
allocation entitlement process, the distribution of units by individual DA, provisions for transfer of units, and n
required findings for projects, including those with a residential allocation.) I I
32 City of Tustin I uowntown commercial Lore bpe
Residential use must be high quality consistent with the development
standards and design criteria presented in the DCCSP. Residential projects
require Design Review as well as any other necessary entitlements such
as subdivision maps or conditional use permits. The project features of
each discretionary residential application including, but not limited to,
location, parcel size and shape, adjacent uses, circulation, site planning,
architectural design, open space and amenities, landscape, and parking,
shall be reviewed to determine the allowable number of residential units
if the discretionary entitlement is approved.
Projects involving residential use must also comply with the City's
affordable housing ordinance. For provisions related to historic
residences within the DCC, refer to the Cultural Resources District
Residential Design Guidelines.
5.2 Residential Permitted Uses
As previously described in Chapter 2, Development Plan, the DCCSP
specifies six primary land use designations: Downtown Mixed Use
(DM), Old Town (OT), Downtown Commercial (DC), Civic/Institutional
(CI), Multi -Family (MF), and Mobile Home (MH) (see -Figure 3.1, Land Use
Designations).
Table 5.1, Residential Permitted Use Table, displays uses for the
residential category. The Table specifies individual uses within the
residential category and indicates whether the uses are permitted
by right, require discretionary approval of a Residential Allocation
Reservation (RAR)(referto Chapter 6, Administration and Implementation
Plan), or are prohibited under the DCCSP land use designations and
sub -designations. (For commercial uses refer to Chapter 3, Commercial
Permitted Uses and Development Standards and Table 3.1, Commercial
Permitted Use Table.)
In Table 5.1:
"P" indicates a permitted use.
"R" indicates the use requires discretionary approval of a Residential
Allocation Reservation (RAR) (refer to Chapter 6, Administration and
Implementation Plan).
'-- " indicates a prohibited use that is not allowed because it is
deemed inconsistent with the intent of the DCCSP.
City of Tustin I Downtown Commercial Core Specific Plan 103
Table 5.1— Residential Permitted Use Table
5.3 Residential Development Standards
The following Tables 5.2 through 5.4 present the Residential Development Standards for residential use,
which requires approval of a Residential Allocation Reservation (RAR) and any other applicable discretionary
entitlement as provided in Chapter 6, Administration and Implementation Plan. Table 5.2 addresses both
the residential and commercial components of mixed use development in DA -1, DA -2, DA -3, DA -613 and DA -
6C. Table 5.3 addresses the residential and commercial components of mixed use development in DA -4.
Residential use is prohibited in DA -5. (Regardingthe Prospect Village live/work development, refer to Section
3.2.2, Uses within Planned Community Designations.)
Table 5.4 provides the Development Standards for multi -family residential development within DA -6A. (Within
DA -6A, Ordinance 1472 approved the Vintage multi -family residential project on the south side of Sixth Street
west of B Street through a Planned Community designation, which shall remain valid as it establishes the
allowable uses and documents the approved development.)
v
104 City of Tustin I Downtown Commercial Core Specific Plan
DCCSP DESIGNATIONS
LAND USE
DM
OT
DC
Cl
MF
MH
see
(1) (2) (3) (4) (5)
foot -
note
Corresponding DA Number
7
N1
00
14
V
1
o
r Y
`o
ET
`olet
_?
E NI?
¢
o
E Y
a°c
RESIDENTIAL
Residential in historic single-family
P
_
_
_
P
residences
Multifamily residential
—
—
—
__
_
_
__
__
R
2.3
Mixed-use residential
R
R
R
R
R
R
--
—
Live/work units
—
—
R
R
R
--
—
4,5
Mobile home parks
—
—
—
-
—
—
-
--
—
P
Key:
P Permitted Use requires Design Review in compliance with Chapter 6, Administration and Implementation Plan.
R Requires discretionary approval of a Residential Allocation Reservation in compliance with Chapter 6,
Administration and Implementation Plan.
-- Prohibited Use
Footnotes:
1. See DCCSP Section 3.2.1 of Special Use Restrictions.
2. Parcels existing at the time of adoption of the DCCSP within the MF land use designation are permitted one
residential unit by right, subject to TCC Section 7262, Design Review, provided the unit is deducted from the
residential bank (refer to Chapter 6).
3. See DCCSP Section 3.2.2 of Special Use Restrictions and Ordinance 1472 for approved Vintage multi -family
residential project in Multi -Family (MF).
4. Prohibited on principal streets; only allowed on non -principal streets (refer to Figure 2.3, Principal or Non -
Principal Streets) and subject to the Development Standards, Design Criteria, Entitlement Processing and
Required Findings applicable to vertical mixed Use.
5. See DCCSP Section 3.2.2 of Special Use Restrictions and Ordinance 1361 for allowable uses within
Prospect Village live/work project.
5.3 Residential Development Standards
The following Tables 5.2 through 5.4 present the Residential Development Standards for residential use,
which requires approval of a Residential Allocation Reservation (RAR) and any other applicable discretionary
entitlement as provided in Chapter 6, Administration and Implementation Plan. Table 5.2 addresses both
the residential and commercial components of mixed use development in DA -1, DA -2, DA -3, DA -613 and DA -
6C. Table 5.3 addresses the residential and commercial components of mixed use development in DA -4.
Residential use is prohibited in DA -5. (Regardingthe Prospect Village live/work development, refer to Section
3.2.2, Uses within Planned Community Designations.)
Table 5.4 provides the Development Standards for multi -family residential development within DA -6A. (Within
DA -6A, Ordinance 1472 approved the Vintage multi -family residential project on the south side of Sixth Street
west of B Street through a Planned Community designation, which shall remain valid as it establishes the
allowable uses and documents the approved development.)
v
104 City of Tustin I Downtown Commercial Core Specific Plan
Table 5.2 — Development Standards for Mixed Use Buildings within DA -1, DA -2, DA -3, DA -6B & DA -6C
MIXED USE BUILDINGS
Development Standards for
DA -1, DA -2, DA -3, DA -613 & DA -6C
These Development Standards shall apply to both the residential and commercial components of mixed use development
within DA -1, DA -2, DA -3, DA -6B and DA -6C. As indicated in Table 5.1, Residential Permitted Use Table, residential mixed use
requires approval of a discretionary Residential Allocation Reservation (RAR), in addition to any other entitlements required by
the project, as provided in Section 6.1.3, Entitlement Processes. See also Section 5.4, Residential Design Criteria, and Chapter 4,
Commercial Design Criteria, for commercial components of mixed use.
Mixed Use Development Standards
DA -1 & DA -2
DA -3, DA -66 & DA -6C
Building Setbacks'
Front setback'
0 feet minimum
Interior side setback
From adjacent residential zone
5 feet minimum
From adjacent non-residential zone
0 feet minimum
Corner side setback
0 feet minimum
Rearsetback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone or alley
0 feet minimum
Building Height
(Parking structures below buildings, rooftop uses
3 stories maximum
4 stories maximum
(including gardens, lounges, and pools/spas), and
First floor plate 16
(5 stories maximum adjacent to
architectural features (including chimneys and towers)
foot minimum
freeway)
shall not be included in the height measurement.)
First floor plate 16 foot minimum
Non -Residential Tenant Space Maximum
10,OOOsquare
feet (applies
none
to DA -1 only)
Open Space (Per dwelling unit)
Both private and common open space are required as follows:
Private requires minimum depth of 4 ft. and includes
Minimum 100 sf private open space (consisting of a mini -
private patios, private balconies, private roof decks
mum of 50 sf enclosed storage)
Common includes courtyards, common balconies, common
Minimum 200 sf common open space
roof decks, pools/spas, recreation facilities, pedestrian paths
Parking Spaces See Sections 2.3.2.1, Provisions for Reduced Parking and 6.3.3, Modification of Parking Standards
Residential units
2 spaces per dwelling unit on-site within enclosed
garage or parking structure
Guest parking
0.25 space per unit located within 300 feet of units served
Non-residential parking
Per Tustin City Code
Signage
Per Chapter 4, Commercial Design Criteria and
Tustin City Code
Landscaping
Per Chapter 4, Commercial Design Criteria, Section 5.4,
Residential Design Criteria and Tustin City Code
Public Open Space
Per Chapter 4, Commercial Design Criteria and Section 5.4,
Residential Design Criteria
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or the property line, to
the exterior wall of the closest structure.
2. On-site parking shall not be located between the street and the front of the building.
City of Tustin I Downtown Commercial Core Specific Plan 105
Tahle 5.3 — Develooment Standards for Mixed Use Buildings within DA -4
MIXED USE BUILDINGS
= - Development Standards for
These Development Standards shall apply to both the residential and commercial components of mixed use development with-
in DA -4. As indicated in Table 5.1, Residential Permitted Use Table, residential mixed use requires approval of a discretionary
Residential Allocation Reservation (RAR) entitlement, in addition to any other entitlements required by the project, as provided in
Section 6.1.3, Entitlement Processes. See also Section 5.4, Residential Design Criteria, and Chapter 4, Commercial Design Criteria,
for commercial components of mixed use.
Mixed Use Development Standards DA -4
Building Setbacks'
Frontsetbackz
0 feet minimum
Interior side setback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone or
0 feet minimum
alleyzone
Corner side setback
0 feet minimum
Rearsetback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone or alley
0 feet minimum
Building Height
(Parking structures below buildings, rooftop uses, (including
3 stories maximum
gardens, lounges, and pools/spas), and architectural fea-
First floor plate 16 foot minimum
tures (including chimneys and towers) shall not be included
in the height measurement.)
Non -Residential Tenant Space Maximum Size
10,000 square feet
Open Space (Per dwelling unit)
Both private and common open space are required as
follows:
Private requires minimum depth of4ft. and includes pri-
Minimum 100 sf private open space (consisting of mini-
vate patios, private balconies, private roof decks
mum of 50 sf enclosed storage)
Common includes courtyards, common balconies, common
Minimum 200 sf common open space
roof decks, pools/spas, recreation facilities, pedestrian paths
Parking Spaces See Sections 2.3.2.1, Provisionsfor Reduced Parking and 6.3.3, Modification of Parking Standards
2 spaces per dwelling unit on-site
Residential units
within enclosed unit garage or parking structure
Guest parking
0.25 space per unit located within 300 feet of units served
Non-residential parking
Per Tustin City Code
Per Chapter 4, Commercial Design Criteria and Tustin City
Signage
Code
Per Chapter 4, Commercial Design Criteria, Section 5.4,
Landscaping
Residential Design Criteria and Tustin City Code
Per Chapter 4, Commercial Design Criteria and
Public Open Space
Section 5.4, Residential Design Criteria
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or the property line, to the
exterior wall of the closest structure.
2. On-site parking shall not be located between the street and the front of the building.
106 City of Tustin I Downtown Commercial Core Specific Plan
Table 5.4 — Development Standards for Multi -Family Residential Buildings within DA -6A
MULTI -FAMILY RESIDENTIAL BUILDINGS
Development Standards for
DA -6A
These Development Standards shall apply to multi -family residential development within DA -6A. As indicated in Table 5.1,
Residential Permitted Use Table, multi -family residential requires approval of a discretionary Residential Allocation Reserva-
tion (RAR) entitlement, in addition to any other entitlements required by the project, as provided in Section 6.1.3, Entitlement
Processes. See also Section 5.4, Residential Design Criteria
Multi -Family Residential Development Standards DA -6A
Building Setbacksl
Front setback
5 feet minimum
Interior side setback
3 feet minimum
Corner side setback
5 feet minimum
Rear setback
5 feet minimum
Building Height
(Parking structures below buildings, rooftop uses (in-
2 stories maximum adjacent to a public street
cluding gardens, lounges, and pools/spas), and ar-
4stories maximum in interior
chitectural features (including chimneys and towers)
shall not be included in the height measurement.)
5 stories maximum adjacent to freeway
Open Space (Per dwelling unit)
Both private and common open space are required as follows:
Private requires minimum depth of 4 ft. and includes
Minimum 100 sf private open space (consisting of a mini -
private patios, private balconies, private roof decks
mum of 50 sf enclosed storage)
Common includes courtyards, common balconies, com-
Minimum 200 sf common open space
mon roof decks, pools/spas, recreation facilities, pedestri-
an paths
Parking Spaces See Sections 2.3.2.1, Provisions for Reduced Parking and 6.3.3, Modification of Parking Standards
Residential units
2 spaces per dwelling unit on-site within enclosed
garage or parking structure
Guest parking
0.25 space per unit located within 300 feet of units served
Landscaping
Per Section 5.4, Residential Design Criteria and Tustin City
Code
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or the property line, to
the exterior wall of the closest structure.
2. On-site parking shall not be located between the street and the front of the building.
City of Tustin I Downtown Commercial Core Specific Plan 107
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108 City of Tustin I Downtown Commercial Core Specific Plan
RESIDENTIAL PROVISIONS
5.4 Residential Design Criteria
A major component of the DCCSP is the introduction of residential use through a
discretionaryentitlement,asoutlinedinChapter 6,Administration andImplementation
Plan. With discretionary approval, residential mixed use is an option in all DAs except
DA -5 and DA -6A. Multi -family residential is allowed with discretionary approval in
DA -6A (however within DA -6A, each parcel existing at the time of approval of the
DCCSP is permitted one single-family detached dwelling unit by right, subject to
Design Review, provided the unit is deducted from the residential bank discussed in
Chapter 6).
There are two basic types of mixed use development: vertical and horizontal. Vertical
mixed use occurs when the residential use is located above the first floor commercial
use. Horizontal mixed use occurs when a residential use Is located on the first floor
in a separate building from the commercial use on the same parcel.
In addition to the following Residential Design Criteria, see Figure 2.3, Principal
or Non -Principal Streets, to Identify which streets within the DCC are appropriate for
Integrated vertical mixed use development (principal or non -principal streets), and
horizontal mixed use (non -principal streets only).
These Residential Design Criteria establish high quality standards for mixed use
and multi -family residential development In the DCC. (The design of the commercial
component of mixed use is addressed in Chapter 4, Commercial Design Criteria.)
Within the Residential Design Criteria:
"Shall" indicates a mandatory provision.
"Should;" "recommended," "encouraged" or like terms indicate design that is
promoted but not required.
'•May' indicates design that is permitted but not required.
"Prohibited" Indicates design that is not allowed.
Photographic illustrations are offered as a general visual aid and are not meant
to dictate the precise design.
5.4.1 Residential Mixed Use Vision
The introduction of residential mixed use creates the opportunity to enhance
pedestrian orientation and encourage lively development within the DCC.
109 City of Tustin ( Downtown Commercial Core Specific Plan
5.4.1.1 Vision for DA -1 and DA -2
The following photos provide examples of the vision for residential mixed use development in DA -1 and DA -2, consistent with the Design Criteria for this
subsection. Due to the small parcel sizes, mixed use within DA -1 and DA -2 is anticipated to be a vertical format.
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0
RESIDENTIAL PROVISIONS
5.4.1.3 Vision for DA4
The following photo=_ present examples of the vision for mired use development in DA -4, consistent with the Design Criteria for this subsection. While horizontal and vertical format Is allowed, due to the generally small parcel sizes, mixed use within DA -4 is
anticipated to typically be vertical format.
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5.4.2 Residential Mixed Use Design Criteria
1. Building siting. vertical Mixed use buildings located adjacent to a street
5.4.1.5 vision for DA -6C shall be sited and oriented so that the primary commercial entry is from
the sidewalk. Buildings on corner lots may place the primary commercial
The following photo examples provide a visual representation of the residential mixed use vision for DA -6C, consistent with the Design Criteria for this subsection. Mixed entry facing the intersection or the primary street. Secondary commercial
use within DA -6C is anticipated to be horizontal format. and residential entrances may be from the street, interior courtyards and
r- - parking lots.
Il
rui�l rs
17,
Corner buildings may place the primary commercial entry of the corner.
2. Consider adjoining properties. The siting and design of buildings shall
take into consideration adjoining properties (especially historic properties)
to minimize nuisances related to noise, light intrusion, shadows, viewsheds,
and traffic Impacts on either property and ensure design compatibility.
Upper floors are encouraged to be stepped back to promote compatibility
with adjoining properties.
3. Design of mixed use street frontage. With vertical mixed use, the street
frontage (excluding driveways and pedestrian walkways) shall consist of
commercial use with display windows. A public or semi-public pedestrian
space may be incorporated into a portion of the commercial frontage or
the building may be set back to accommodate a pedestrian area in front
of the building. The minimum
Interior depth of commercial
spaces associated with
vertical mixed use shall be 45
feet.
4. Separate entrances. For
vertical mixed use buildings,
upper story residential
entrances shall be clearly
distinguished in design and The large opeoingonthe left side pro:rues
location from commercial an entry to the residential units separate
entrance=_. from the store entrances.
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11
5.4.3 Multi -Family Residential Vision & Design Criteria
The following photo examples provide a visual representation of the development desired for DA -6,A, consistent with the Design Criteria for this subsection.
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ADMINISTRATION AND IMPLEMENTATION PLAN
am
Ch. 6 Administration and
Implementation
Plan
The following provisions establish the DCCSP administration and
Implementation plan.
6.1 Administration
This Section outlines the processing of entitlement applications and
delineates administration roles under the DCCSP.
6.1.1 Responsibility
The Community Development Department shall be responsible for
the administration of the DCCSP, Including processing applications,
assistance to applicants, administration of the Residential Allocation
compliance with the DCCSP.
Bank, and reviewing projects for
The Public Works Department shall be responsible for overseeing improvement projects Involving streets,
public parking, and other public properties within the DCCSP boundaries.
6.1.2 Applicability
All development and land uses within the DCCSP boundaries shall substantially comply with the provisions,
standards, and criteria set forth In this document. Where conflicts exist between the standards of the DCCSP
and those in the TCC, the standards contained In the DCCSP shall apply. Any area of site development,
administration, review procedures for implementing projects, landscaping requirements, parking regulations,
or other provisions not expressly addressed in this document shall be subject to the provisions of the TCC.
Where the DCCSP is silent, the provisions of the TCC shall prevail. A portion of the DCC is within the Cultural
Resources District (CRD); provisions within TCC Section 9252, Cultural Resource District, including required
Certificates of Appropriateness and the CRD Design Guidelines, remain in force and apply to all properties
within the CRD and to structures more than 50 years old within the DCC.
6.1.3 Entitlement Processes
6.1.3.1 Design Review, Variances, Conditional Use Permits, and Other Entitlements
Applications for Design Review are generally required for all projects and shall be processed In accordance
with Section 6.1.4, Approval Authority, of this Specific Plan and Section 9272, Design Review, of the TCC.
118 City of Tustin I Downtown Commercial Core Specific Plan
Applications for Zoning Permits shall be processed in accordance with Section 6.1.4, Approval Authority, of
this Specific Plan and Section 9290, Zoning Permits, of the TCC.
Applications for Temporary Use Permits shall be processed in accordance with Section 9270b, Approval of
Temporary Uses, of the TCC.
Applications for Variances shall be processed in accordance with Section 6.1.4, Approval Authority, of this
Specific Plan and Section 9292, Variances, of the TCC.
Applications for Conditional Use Permits shall be processed In accordance with Section 6.1.4, Approval
Authority, of this Specific Plan and Section 9291, Conditional Use Permits, of the TCC.
Applications for Subdivisions shall be processed in accordance with Section 6.1.4, Approval Authority, of this
Specific Plan and Article 9, Chapter 3, Subdivision Code, of the TCC.
Applications for Development Agreements shall be processed In accordance with Section 6.1.4, Approval
Authority, of this Specific Plan and Article 9, Chapter 6, Development Agreements, of the TCC.
Applications for Exceptions shall be processed in accordance with Section 6.3,2, Exceptions, of this Specific
Plan.
6.1.3.2 Residential Allocation Reservation from Residential Allocation Bank
Residential mixed use in any DA (except where it is prohibited in DA -5 and DA -6A) and multi -family residential
in DA -6A require approval of a discretionary Residential Allocation Reservation (RAR), as specified in Table 5.1,
Residential Permitted Use Table, to allocate residential units to the project from the DCC Residential Allocation
Bank (see Table 6.1).
Table 6.1, Residential Allocation Bank, specifies the potential dwelling unit allocation available for each DA
and for transfer from other DAs. The Residential Allocation Bank establishes a maximum number of 887 new
dwelling units that may be developed within the DCC area (Including 140 units previously allocated to the
approved Vintage project on Sixth Street), except as otherwise provided in Article 9, Chapter 1, Incentives for
the Development of Affordable Housing. From the effective date of adoption of the DCCSP, the following units
shall be allocated as assigned to the respective DAs.
City of Tustin I Downtown Commercial Core Specific Plan 119
Table 6.1 Residential Allocation Bank
Development .
Area (DA)
Initial Allotment of Dwelling Units
Maximum Number of Units That May Be Trans -
ferred to this DA
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
Notes:
1. The 400 units allocated to DA -6 Include 140 units for the Vintage condominium project on Sixth Street.
2. The maximum number of units that maybe transferred as part of the RAR entitlement process (without requiring
Planning Commission approval) is 25 percent of the original unit allocation,
A limited number of existing historic single family residential units are located within the DCCSP boundaries that
are not counted toward and do not subtract from the allotment of dwelling units Identified in the Residential
Allocation Bank.
6.1.3.3 Residential Allocation Reservation (RAR) Review Process
The following lists the two phases of the RAR process under the DCCSP in sequential order. Phase one and
two of RAR applications may be processed concurrently subject to CCD approval. Dwelling units may not be
approved as part of an entitlement action without completing phase one and two of the RAR process. Dwelling
units may be transferred from one DA to another through approval of a RAR, as described in Section 6.3.1,
Transfer of Residential Units. A flowchart of the RAR process is provided In Figure 6.1.
The following list describes the RAR process in sequential order.
Phase One
The applicant shall submit the RAR application on the appropriate form to the Community Development
Department (CDD). The RAR application shall include the required Items to be considered complete for
processing.
2. The Community Development Director shall review and consider whether a proposed project substantially
complies with the DCCSP Development Plan (Chapter 2), Residential Provisions (Chapter 5), Commercial
Standards and Commercial Design Criteria (Chapters 3 and 4) for mixed use projects, and Required
Findings (Section 6.6) and whether residential units are available in the Residential Allocation Bank.
120 City of Tustin ( Downtown Commercial Core Specific Plan
Figure 6.1 RAR Entitlement Processing Flowchart
RAR application submitted to
Community Development Department
Community Development Director
acts on first phase of RAR -
preliminary residential unit
allocation
Applicant submits
project entitlements -
Design Review,
Conditional Use Permit,
Variance, and/or
Subdivision Map
Project reviewed for compliance
with DCCSP, TCC, and EIR
thresholds by highest approval
body for project applications
Project denied -
units returned
to bank
Project approved -
second phase of
RAR finalized
City of Tustin j Downtown Commercial Core Specific Plan 121
If the Community Development Director determines that the project substantially complies and residential
units are available, the Director shall make the Required Findings (refer to Section 6.6) and approve the
first phase of the RAR process, which shall provide a preliminary allocation of residential units for the
project. The first phase approval shall be accompanied by conditions of approval establishing the time
limitation for submittal of the second phase of the RAR process, which shall include applications and
submittals required for the project such as Design Review, Conditional Use Permit, Variance, and/or
Subdivision Map(s). Following phase one approval of the RAR, final approval of the RAR (phase two) shall
not exceed a period of 180 days. A time extension may be considered at the discretion of the CDD. The
RAR preliminary allocation of units in the first phase shall not be considered final until approval of the
requested entitlement(s) in the second phase,
Phase Two
4. The approval authority indicated in Section 6.1.4 shall review and act on the requested entitlement(s)
in the second phase (including any requests for unit transfers in compliance with Section 6.3.1), and in
conjunction approve, approve with conditions, or deny the RAR. This determination is subject to appeal
pursuant to the appeal pr
Other
S. Following final approval of the RAR and requested entitlement(s), all construction related permits,
Including demolition, grading, and building permits, must be obtained within 180 days. Following building
permit Issuance, construction must commence within 180 days. Time extensions may be considered at
the discretion of the CDD.
The allocation of units shall expire and the units redeposited Into the Residential Allocation Bank for use
by other projects if any of the following occur: 1) the time limits established in the phase one conditions of
approval expire without submittal of phase two entitlement applications, 2) the entitlement(s) associated
with phase two of the RAR application are denied, 3) construction related permits are not obtained within
the required time limits or approved for extension, or 4) permits are not utilized within 180 days.
7. The CDD shall monitor the Residential Allocation Bank and deduct residential units reserved under phase
one, approved under phase two, transferred, expired or constructed through the RAR process.
6.1.4 Approval Authority
1. For entitlements other than RARs, the approval authority shall be as specified in the TCC.
2. The Community Development Director shall be responsible for acting upon applications for RARs as
specified In Section 6.1.3.3, including RAR applications requesting transfer of up to 25 percent of the
original allocation of units in the subject DA, as discussed In Section 6.3.1, Transfer of Residential Units.
3, The Community Development Director reserves the right to forward a RAR to the Planning Commission
for consideration and action.
122 City of Tustin I Downtown Commercial Core Specific Plan
greater than 25 percent of the allocated housing units.
6.1.5 Noticing Requirements
Notice of Public Hearings
a. Public hearings required by the TCC shall be noticed as specified in the TCC.
6.1.6 Appeals
Decisions of the Community Development Director may be appealed to the Planning Commission and
decisions of the Planning Commission may be appealed to the City Council in accordance with the procedures
set forth in TCC Section 9294, Appeals.
6.1.7 Interpretations
If ambiguity arises concerning the meaning or appropriate application of provisions of the DCCSP, the
Community Development Director shall make the appropriate determination. The Community Development
Director may deem It appropriate for the Planning Commission to consider and make certain determinations.
In so doing, the Community Development Director or Planning Commission, as applicable, shall consider the
following factors and document findings accordingly:
The case is similar to previous interpretation of similar provisions;
The interpretation responds satisfactorily to the vision, intent,.and purpose of the Specific Plan;
• The interpretation does not alter the policy intent of the Specific Plan;
The decision constitutes a sound precedent for other similar situations; and
• The resulting project is consistent with the General Plan.
The Community Development Director shall also be responsible for interpreting whether a proposed use in
the DCC is similar In character to the uses allowed in Table 3.1, Commercial Permitted Use Table or Table
5.1, Residential Permitted Use Table, based on the criteria for use determination contained in TCC Section
9298b, The Community Development Director may refer the matter to the Planning Commission for a use
determination.
6.1.8 Legal Nonconforming Structures and Uses
Legal nonconforming structures and uses shall be subject to the provisions of Section 9273, Legal
Nonconforming Structures and Uses, of the TCC
6.1.9 Definitions
Whenever the following terms are used in the DCCSP, they shall have the meaning specified below unless the
context clearly indicates the contrary. Terms not listed shall be defined per the TCC, or if not listed in the TCC,
in accordance with accepted usage.
City of Tustin I Downtown Commercial Core Specific Plan 123
Building Setback shall mean the perpendicular distance measured from the ultimate street right-of-way line,
or the property line, to the exterior wall of the closest structure.
Commercial Use as applied within the DCCSP shall mean a non-residential use such as retail, service,
automotive, medical, food service, and hospitality. Office use is generally considered a commercial use within
the DCCSP, except where provisions aim to create pedestrian activity, office use shall be considered distinct
i
from commercial use.
Living Alley shall mean a transformed traditional alley or a new street with a low volume of traffic that is
designed as a shared place for cars and people, where areas of exclusive pedestrian use are given design
priority, yet vehicles are allowed to share space with pedestrians and bicyclists in a controlled and safe manner.
Living Wall shall mean a building wall visually enhanced through live plantings grown in a supported vertical
system generally attached to an external wall. Living walls incorporate vegetation, growing medium, irrigation
and drainage Into a single system incorporating multiple container plantings to create a vegetation cover.
Mixed Use shall mean a building or development with both residential use and commercial use. There are two
f
basic types of mixed use development: vertical and horizontal. Vertical mixed use occurs when the residential
use Is located above the ground floor commercial use. Horizontal mixed use occurs when a residential use is
located on the first floor In a separate building from commercial use, but on the same parcel. 1
Pedestrian Node shall mean a gathering space typically formed at the crossroads of pedestrian circulation i
routes and around activity areas, typically including seating. Public art, sculpture, shade, landscaping and/or
lighting to accommodate and promote pedestrian activity, contributing to a pleasant aesthetic environment.
6.2 Administrative Specific Plan Adjustments
The DCCSP allows for administrative clarifications provided they do not alter the overall intent or requirements
contained In the DCCSP. The Community Development Director shall have the authority to review and make
decisions regarding administrative adjustments. Administrative adjustments may consist of:
'1. Refinements in Specific Plan language that increase clarity.
2. Corrections of conflicting or confusing language or inadvertent errors in the originally approved plan.
6.3 Minor Specific Plan Modifications
DCCSP modifications that are considered minor shall fall within the approval authority indicated In the
subsections below.
6.3.1 Transfer of Residential Units
The DCCSP allows for transfer of allocated residential units from one DA to another through approval of a
RAR. The Community Development Director may approve a transfer of units up to 25 percent of the original
DA unit allocation, as Indicated In Table 6.1, Residential Allocation Bank, and shall determine the donating
DA(s). Transfers greater than 25 percent shall be reviewed and acted upon by the Planning Commission,.
which will take into consideration the donating DA(s) recommended by the Community Development Director.
Transferred units shall be deducted from the donating DA(s) through an accounting record maintained by the
Community Development Department so that the maximum number of new units within the DCCSP shall not
exceed 887 units.
6.3.2 Exceptions
The Community Development Director shall have the authority to issue Exceptions to the Commercial
and/or Residential Development Standards in compliance with the limitations established under Zoning
Administrator duties in TCC Section 9299b, Zoning Administrator Duties; (1), Minor adjustments, (2),
Variances when required by the City Code, and, (3), Conditional Use Permits when required by the City
Code, provided Exceptions are consistent with the Required Findings in Section 6.6.
2. The Community Development Director shall have the authority to Issue Exceptions that provide for
flexibility in fulfilling the intent of the Development Plan (Chapter 2), the Commercial Design Criteria
(Chapter 4) or the Residential Design Criteria (Chapter 5), provided Exceptions are consistent with the
Required Findings in Section 6.6.
6.3.3 Modification of Parking Standards
Parcels located within the DCC may take advantage of alternative parking requirements through various
provisions:
• The DCCSP establishes new provisions unique to the DCC within the following subsections.
The DCCSP incorporates alternative parking provisions from the TCC that were originally applicable
only within the Parking Overlay District and/or the Cultural Resources District to now apply to all
parcels within the DCC as provided below.
The DCCSP references existing provisions for alternative parking requirements in the TCC below.
For modifications that are discretionary, the review authority shall be the approval body for the related project
entitlement.
Mixed Use Parking Alternatives
A. Mixed Use Commercial Parking Reduction
A reduction in the required on-site commercial parking spaces for mixed use development
may be approved as provided in this subsection since patrons to commercial establishments
City of Tustin I Downtown Commercial Core Specific Plan 125
located within mixed use development have the ability to park once for a multiple purpose
trip. (Required parking for residential units shall not be reduced.) Under the project Design
Review application, the project approval body may conditionally approve up to a 20 percent
reduction in parking space requirements for non-residentlal uses within a mixed use
development based on an applicant's submittal of a parking analysis prepared by a California
licensed traffic engineer, provided the findings specified in Section 6.6, Required Findings, are
met.
B. Mixed Use Residential Parking on Adjacent Site(s)
Within mixed use development, the required residential parking spaces (including tenant and
guest spaces) shall not be reduced in number, but may be provided, in part or in whole, on an
immediately abutting parcel as provided in this subsection. Under the project Design Review
application, the project approval body may conditionally approve the location of required
tenant and/or guest parking spaces on an immediately abutting parcel provided the applicant
has submitted the following (or they are made conditions of approval): 1) a signed reciprocal
access agreement between the owners of the subject parcels, If deemed necessary by the
Community Development Director given e park�layou and circulation patterm 2) a
signed binding lease agreement between the owners of the subject parcels to the satisfaction
of the City Attorney, 3) a covenant or other mechanism to the satisfaction of the City Attorney
recorded against the subject parcels, and 4) documentation supporting the findings specified r 1
in Section 6.6, Required Findings. j
2. Non -Residential Parking Alternatives
Through this subsection, the following provisions taken from the TCC are incorporated into the DCCSP
and made applicable to all non-residential uses on parcels located in the DCC.
A. Commercial Parking Alternatives In the DCC
1) Commercial parking requirements within the DCC may be modified under any one
or a combination of the following provisions:
a. on-site parking requirements maybe waived upon presentation to the City of
a long-term lease for private off-site parking accommodations within 500 feet
of the business or activity to be served. The lease shall remain a condition of
the business license.
b. All or a portion of the required number of commercial parking spaces may
be satisfied by depositing with the City a Parking Exception Fee to be used for
public parking accommodations within the area. The amount of the Parking
Exception Fee shall be determined by Fee Resolution of the City Council.
The Planning Commission shall make a determination that the proposed
project requesting payment of the Parking Exception Fee meets the following
findings.
I. The proposed project is an infill project located within the DCC.
ii. The proposed project Is considered to be relatively small.
iii. The proposed project has incorporated building or site design
enhancements that make It an outstanding addition to the DCC.
IV. The proposed project is aesthetically superior to one that provides all
required parking on site,
The project applicant shall agree to pay an annual fee for each
commercial parking space not provided on site.
3. Other Parking Alternatives
The TCC provides the following parking alternatives that may be used within the DCC in compliance
with the provisions of the cited sections.
A. Joint Use of Parking Areas (Section 9264a)
B. Historic Resource Residential Parking (Section 9264b)
C. Outdoor Restaurant Seating (Section 9277)
D. Off -Site Parking (Section 9266b2), which shall be limited to non-residential uses
E. Reduction in Parking Due to American Disabilities Act Upgrade (Section 9264c)
4. Review of Approved Modification to Parking Standards
A property owner/applicant who has received approval of a modification of parking standards for a
property located within the DCC shall agree to regular inspections and review of the off-street parking
conditions. The Community Development Director shall provide notice to the property owner/applicant
that the approved modification of parking standards is under review and subject to violation of the
TCC and/or permit revocation if one of the following occur: 1. the City receives a complaint related to
sufficient parking supply associated with the use that was permitted with the modification of parking
standards; or, 2, the Community Development Director or designee observes a parking condition that
differs from that analyzed and predicted in the analysis used in support of issuing the modification of
parking standards and that condition is an undersupply of parking and/or is detrimental to the public's
health, safety or welfare.
During the City's review of the permit, the Community Development Director shall have the authority
to request the property owner or applicant requisition a licensed California traffic engineer to prepare
a new parking study that assesses to the satisfaction of the Community Development Director
the current parking conditions and recommends measures to rectify the undersupply of parking,
including, but not limited to parking attendants, permit parking and/or time -restricted parking.
The Community Development Director shall have the authority to approve additional conditions of
approval to specifically address the situation that led to the complaint or undersupply of parking
spaces. The additional conditions of approval may alter previous operational conditions. Alternatively,
the Community Development Director shall have the authority to refer the modification of parking
I City of Tustin I Downtown Commercial Core Specific Plan 127
conditions to the original approval body or the Planning Commission for review and modification of
the approved permit or revocation of the permit. Failure to comply with the City's requests or findings
and conditions of approval of the permit to the satisfaction of the Community Development Director
may be cause for modification or revocation of the permit.
6.4 Specific Plan Amendments
Specific Plan Amendments are required when proposed changes to text or exhibits significantly alter the
intent of the DCCSP and/or proposed projects exceed the thresholds established above in Section 6.3, Minor
Specific Plan Modifications. Specific Plan Amendments shall be processed in the same manner as the original
DCCSP approval, which includes review by the Planning Commission and adoption by the City Council.
6.5 Enforcement and Severability
The regulatory portions of this Specific Plan have been adopted by Ordinance and therefore are subject to
penalty and citation provisions of the Tustin City Code, In addition to the City's authority to seek civil litigation
in a court of law.
If any section, subsection, subdivision, sentence, clause, phrase, figure, exhibit, table, or portion of this Specific
Plan is found to be invalid or unconstitutional by a court havingjurisdiction, such a decision shall not invalidate
the remaining portions, in whole or in part, of the Specific Plan.
6.6 Required Findings
The following findings shall serve as the basis for determining approval, approval with conditions, or denial of
applications for projects within the DCC. These findings are organized Into four categories: A applies to all new
development, B applies to residential mixed use or multi -family residential projects, C applies to.mixed use or
multi-famlly projects that request a transfer of residential units from another DA, and D applies to Exceptions.
A. The following findings shall be made for all new development approved within the DCCSP:
1. The development Is consistent with the overall vision, goals, and Intent of the DCCSP.
2. The development is consistent with the policies and intent of the Development Plan (Chapter
2), including the Urban Design Plan (Section 2.2).
3. The project, including Its proposed uses and requested entitlements, complies with the
Permitted Use Tables (Tables 3.1 and 5.1), and complements and contributes to the project
area.
4. The development substantially complies with the Commercial Development Standards
(Chapter 3) and the Residential Development Standards (Section 5.3), as applicable.
128 City of Tustin I Downtown Commercial Core Specific Plan
The development substantially complies with the Commercial Design Criteria (Chapter 4) and
the Residential Design Criteria (Section 5.4), as applicable.
6. Compliance with applicable Development Standards and Design Criteria is demonstrated and
ensured through Design Review of the project site plan, building elevations, floor plan, parking
plan, landscape plan, lighting plan, access plan, refuse plan, and any other applicable plan(s)
or document(s).
7. Required parking for the project is provided entirely on-site, or by an alternative provided in
Section 6.3.3, Modification of Parking Standards, which is approved concurrently or made a
condition of approval. Approval of a parking alternative will have a beneficial impact and does
not adversely affect development or the surrounding area,
8. The development demonstrates high quality architectural design and site planning that
reflects the nature of the site and the surrounding area through the following:
a. Incorporating roof forms and facades that provide building articulation, create visual
Interest, and reduce the appearance of uniform building massing.
b. Creating a design that is both cohesive and varying in respect to architectural style,
architectural details, windows, doors, colors, and materials.
C. Facilitating pedestrian orientation through building placement, building scale, and
architectural design.
d. 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.
e. Siting and designing structures that relate to and respect adjacent development,
particularly historic structures and sensitive land uses.
9. For properties located within DA -4, or structures identified on the City's historic survey
located anywhere within the DCCSP, the proposed development is of the highest quality
and is consistent with the Cultural Resources District -Commercial Design Guidelines and/or
Residential Design Guidelines, as applicable, and strives to preserve historic resources.
10. The development is supported by existing Infrastructure, orwill be supported by infrastructure
improvements paid for by the developer.
11. The developer consents to enter into a mutually agreeable Development Agreement if the
City requests.
12. The project Impacts are assessed through the approved DCCSP Program EIR or through
subsequent environmental documentation in compliance with the CEQA Guidelines.
B. In addition to the findings in A. above, the following findings shall be required for residential mixed use
or multi -family residential projects:
1. The project complies with the Residential Allocation Reservation (RAR) application process as
provided in Section 6.1.3, Entitlement Processes, and units are available within the applicable
DA.
City of Tustin I Downtown Commercial Core Specific Plan 129
2. The development provides a sufficient mix of uses, allocated as follows:
a. Commercial space is sufficient and placed along the frontage on principal streets.
b. Office use is generally reserved for upper floors, unless ground floor office meets one
of the following criteria:
I. Located behind commercial development at least 45 feet deep; or
Ii. Designed with prominent display windows similar to retail uses.
C. Residential units are located on upper floors In the case of vertical mixed use or on
non -principal street frontages for horizontal mixed use.
3. The proposed development is consistent with the City's affordable housing requirements.
4. The proposed development provides at least one of the following public benefits as part of
the development, subject to the review and approval by the project approval body:
a. Provision of affordable housing sign ificantlygreater than the mandatory requirements
contained in the City's affordable housing ordinance.
b. A public amenity that is easily accessible Is included such as a public plaza that
provides, at a minimum, seating, landscaping, and lighting.
C. Prominent public art, which is located and featured within easy public view.
d. Installation of a specific public Infrastructure above any required by the project.
e. Off-site parking improvements above any required by the project.
f. Recreational amenities above any required by the project.
g. Other, as proposed and deemed important to and acceptable by the City.
5. The development facilitates multi -modal transportation through building siting and design
that provides convenient access for transit users, pedestrians and bicyclists. Where a
development is adjacent to an existing or planned transit stop, building siting and orientation
provide convenient access for transit users.
6. The developer submits building plans to the Building Division within six months after project
approval to fully construct the project in a timely manner within the period specified in the
RAR conditions of approval.
7. The applicant has sufficiently demonstrated its level of development experience to the City.
C. In addition to the findings in A and B above, the following findings shall be required for residential
mixed use or multi -family applications for Residential Allocation Reservations (RARs) that include a
request for a transfer of residential units from another DA, in compliance with Section 6.3.1, Transfer
of Residential Units.
1. The Community Development Director has identified units available for transfer from another
DA, which are not part of a foreseeable development project within the transferring DA.
A transfer of residential units is desirable because it creates a better high quality project
that provides additional housing units, including affordable units or units restricted to special
occupancy (seniors, disabled persons, or veterans), yet maintains compliance with the
Development Standards (Chapter 3 and/or 5), Design Criteria (Chapter 4 and/or 5), and all
other applicable provisions of the DCCSP.
3. A transfer of residential units will benefit the project area by creating a more desirable project
and will not negatively impact the donating or receiving DAs, as determined by the approval
authority. The approval authority has no knowledge of pending development applications
within the donating DA(s) that desire to utilize the units approved for transfer.
D. In addition to the findings in A (and B and C when applicable), the following findings shall be required
for granting of an Exception per Section 6.3.2.
1. An Exception to the provisions of the Development Plan (Chapter 2), Commercial Design
Criteria (Chapter 4), or Residential Design Criteria (Chapter 5) meets at least one of the following
required findings and the granting of an Exception will not be detrimental to the health, safety,
or general welfare of residents, businesses, workers, property, or improvements in the area or
to the City in general.
a. The Exception is due to a physical limitation on the site caused by one or more of the
following:
i. Lot shape, topography, size or orientation
H. Lot location, including the nature of the adjacent street
iii. Location or design of adjacent structures, particularly historic resources
b. Strict compliance without an Exception would preclude fulfillment of the Development
Plan (Chapter 2) for the DA in which the project is located and/or the applicable Design
Criteria (Chapter 4 and/or 5). The granting of an Exception will not constitute a grant
of special privilege inconsistent with the limitations upon other similar properties.
C. The Exception provides a design solution that implements the intent of the DCCSP,
specifically the Development Pian (Chapter 2) for the DA in which the project is located
and the applicable Development Standards.
d. With an approved Exception, the development fulfills the intent of the provision in an
alternative, high-quality manner that positively affects the development and does not
have negative effects on adjacent properties, as determined by the review authority.
Or, alternatively, the review authority deems the provision is not applicable to the
proposed development.
City of Tustin i Downtown Commercial Core Specific Plan 131
6.7 Implementation
The various components presented in the DCCSP are supported by Table 6.2, Implementation Action Plan. The
Implementation Action Plan provides a concise list of the improvements and programs desired to implement
the vision contained within the DCCSP and indicates where such discussion is located in the DCCSP text.
In addition to the specific implementation actions presented in the previous chapters and sections of the
DCCSP, several optional/alternative implementation tools identified in Table 6.2 are broadly presented for
consideration here:
6.7.1 Business Improvement District (BID)/Parking District
Consideration should be given to forming a DCCSP Business Improvement District (BID) as a means for DCCSP
property owners to support area -wide improvements, such as landscaping improvements and gateway
signage, which can enhance patronage of area businesses. In addition, a Parking District would provide a
funding source to manage or create public parking opportunities in the DCCSP.
6.7.2 Positive Business Climate Marketing
Consideration may be given to workingwith the Tustin Chamber of Commerce to aggressively market the DCC
and foster a supportive regulatory climate to attract a variety of industries such as specialty retail, restaurants,
health care, and innovative or entrepreneurial businesses.
6.7.3 Parking Awareness Program
Consider launching an outreach program and developing outreach materials for distribution to businesses
to encourage business owners and their employees to park at locations that maximize available on- and off-
street parking for customers. Program materials may address the economic benefits of increasing available
patron parking through utilizing off-site employee parking. The program could seek support for outreach
efforts from the Chamber of Commerce and local businesses.
6.7.4 Development Incentives
Consideration should be given to establishing development incentives to promote private revitalization efforts.
Encourage businesses to provide outdoor dining.
Foster development of public gathering areas such as plazas on private property.
Encourage developers and investors to purchase and consolidate adjacent small lots to facilitate
development.
Incentives to be considered may include:
• Allowing additional signage for the provision of high quality outdoor dining.
• Reducing requirements for common open space in mixed use projects if public space provided in the
development is far superior to requirements,
Reducing park fee requirements in exchange for provision of greatly enhanced public space within a
development,
6.7.5 General Plan Amendments, Zone Changes and CEQA Compliance
The following are required for implementation of the DCCSP:
General Plan Amendments
Concurrentwith the adoption ofthe DCCSP, the City of Tustin General Plan is amended by Resolution to provide
consistency between the documents. The amendments to the General Plan include:
General Plan Land Use Element Amendment: to update the Land Use Map to show the boundaries of
the DCCSP and re -designate land uses within the Specific Plan area to "DCCSP - Downtown Commercial
Core Specific Plan.
• General Plan Circulation Element Amendment: to be consistent with the circulation changes resulting
from conceptual Improvements to Main Street, First Street, Second Street and Third Street and
conceptual bicycle improvements to various streets.
Zone Changes
The DCCSP is adopted by ordinance and defines the zoning regulations for the properties within its boundaries.
The adoption of the Specific Plan is accompanied by a concurrent zoning map amendment to designate the
area "Downtown Commercial Core Specific Plan (SP -12)."
To implement the DCCSP, associated actions include rescission of the First Street Specific Plan, which regulated
land now located within the DCCSP boundaries, and rescission of the Planned Community (PC) zoning
designation that was originally applied with the approval of the following projects that are now covered by the
DCCSP: Tustin Village, Tustin Plaza, 13682 Newport Avenue, Blockbuster Music Plaza and Ambrose Lane Area B.
California Environmental Quality Act (CEQA) Compliance
The DCCSP has been prepared in conjunction with a Program -level Environmental Impact Report (EIR), which
identifies potential impacts resulting from the proposed development and establishes mitigation measures
that reduce them to a less than significant level, where feasible. As the lead agency, the City of Tustin will
implement a monitoring program for the approved mitigation measures. To assist in this monitoring effort, a
Mitigation Monitoring Program has been developed by the City as part of environmental findings and included
in the Final EIR certified by the Tustin City Council,
The DCCSP EIR serves 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 findings that the project conforms with the Specific Plan, and the potential environmental
effects are within the parameters and timeframe analyzed within the Specific Plan EIR.
Additional environmental documentation may be required for future development projects proposed within
the Specific Plan area pursuant to State law. However, documents for subsequent site-specific projects may
use the "tiering" concept, as provided by Section 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" 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 Specific Plan area. Streamlined CEQA review may be used for site-specific future development
provided 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.
6.8 Funding
The funding tools and programs indicated In Table 6.3, Public Improvements Funding Matrix, are known
financing opportunities available to the City at the time of DCCSP preparation. To support the breadth of
the DCCSP conceptual improvements, a variety of funding sources will be needed for implementation. This
is reflected in Table 6.3 through numbers assigned to the potential funding sources to indicate the relative
proportion of funding that may be available from the various sources for each of the DCCSP improvements.
Funding is available atfederal, state and local levels, and may be pursued bythe City and/or partner agencies to
Implement planned public improvements and supplement annual operations and maintenance costs. Funding
Is discretionary in nature, and the City Is not required by the DCCSP to undertake any approach or expenditure.
Due to the nature of changing economic conditions and trends, it may be necessary to periodically revisit and
reprioritize the Implementation steps for revitalizing the DCC. The tools and funding sources are crafted with
an understanding that market shifts and changing economic conditions require flexibility to accommodate
new development and facilitate investment.
The DCCSP Includes policies, development standards, and design criteria that are designed to Improve the
physical environment of the DCC and create conditions that will attract new private investment. Successful
implementation of the vision and concepts in this document will rely on a concerted and cooperative public-
private partnership. The majority of new investment and construction on private property in the DCC will need
to be made by developers, entrepreneurs, Investors, and property owners. To expedite this Investment, the
City may choose to Initiate improvements in public rights-of-way and public property.
Many of the public funding sources needed to pay for improvements outlined in the DCCSP depend upon
new development. Further, sufficient funds usually do not exist at the beginning of a planning process to carry
134 City of Tustin I Downtown Commercial Core Specific Plan
Table 6.2 Implementation Action Plan
IMPLEMENTATION ACTION PLAN
Improvement Projects
Project
DCCSP
Section Reference
Main Street Improvements
2.3.1.1
First Street Improvements
2.3.1.2
Second and Third Street Improvements
2.3.1.3
Vacating Commercial Alleys — Newport Avenue
2.2.4
Ficus Tree Replacement
2.4.1
Parklets and Public Open Space
2.4.6
Bicycle Improvements
2.3.4
Pedestrian Improvements
2.3.3
Wayfinding and Monumentation Signage
2.4.3
Street Furniture and Amenities Installation
2.4.5
Public Art Installation
2.4.4
Bus Shelters
2.3.5
Programs
Description
DCCSP
Section Reference
Comprehensive Parking Strategy
2.3.2
Parking Management Plan
2.3.2
Special Events/Programming
2.4.6.6
Business Improvement District (BID)
6.7.1
Positive Business Climate Marketing
6.7.2
Parking Awareness Program
6.7.3
out all the planned public improvement work up front. While the City is responsible for public Improvements,
such as street changes, private development needs to contribute proportionate to a project's impact on the
larger system. This approach avoids incurring new general obligation debt for improvements to maintain the
City's overall fiscal strength. The phasing of public improvements should be carefully matched with private
development activity. Public Improvement costs should be aligned with Immediate needs and opportunities
and incorporate private financing approaches whenever possible. Ultimately, market conditions determine
when and how much development occurs.
City of Tustin I Downtown Commercial Core Specific Plan 135
A secondary "beneficiary pays" approach is based on the idea that property owners who benefit from the
investment should take the lead in funding the improvements. This approach can be implemented through
various types of assessment districts. By using benefit assessment districts as the primary vehicle for financing
Improvements within the DCC, general fund revenues can be reserved for projects that produce broader
citywide benefits - benefits that are likely to be felt beyond the DCCSP boundaries, judicious application of
assessment districts in close coordination with property owners can serve to finance the critical infrastructural
investments that will specifically benefit the DCC.
Table 6.3, Key to Abbreviations:
Rule 20A = California Public Utilities Commission (CPUC) Rule 20
Power line undergrounding funded via charges on electricity bills.
BID = Business Improvement District
A defined area in which businesses agree to pay an additional tax to fund projects within the districts boundaries.
CFD = Community Facilities District
A district established by a local government to collect special assessments to finance construction or acquisition
of capital f�ties.
CIP = Capital Improvement Program
The City of Tustin's budget and plan for capital improvements over a five-year period
Dev. Agrmts = Development Agreements
An agreement for public benefits to be funded by private parties in exchange for the approval of a discretionary
entitlement for development.
DIF = Development Impact Fees
Fees collected by the City of Tustin or otherpublic agencies as a requirementprior to construction of a development
project.
EIFD = Enhanced Infrastructure Financing District
A government entity separate from the local city or county that can be used to finance projects with community-
wide benefits, including infrastructure, child care centers, affordable housing and parking facilities,
FAST = Fixing America's Surface Transportation Act
A Federal funding source for surface transportation infrastructure planning and investment
ISRF = Infrastructure State Revolving Fund Program
State financing available to public and certain non-profit corporations for infrastructure and economic
development projects, excluding housing.
LLD = Landscape and Lighting District
A district established to provide and maintain landscaping and lighting in public areas.
MAD = Maintenance Assessment District
A district established to provide maintenance services within a certain area that exceeds the City's standard
services.
PID = Parking Infrastructure Assessment District
A district established to acquire land, construction, and operate and maintain parking facilities.
136 City of Tustin I Downtown Commercial Core Specific Plan
Table 6.3 — Public Improvements Funding Matrix
PUBLIC IMPROVEMENTS FUNDING MATRIX
Key to Funding Priority:
1 = primary financing, 2 = supplemental financing, 3 = opportunity financing
Funding Source
Public
Fed
State
city
Assessments
Owner
city
Improvement
FAST
ISRF
Gas
General
DIF
Rule
BID/
LLD
MAD
PID
EIFD
Dev.
Tax
Fund/
20A
CFD
Agrmn
CIP
Wayfinding and
monumentation
2
1
1
2
2
signage
Decorative lighting
2
1
1
2
2
2
1
Street furniture
3
1
1
2
2
Art within public ROW
or public space
1
Sidewalk
improvements
2
1
1
2
1
Crosswalk paving and
enhancements
2
1
1
1
2
1
Intersection
decorative paving
3
2
1
1
2
1
Parklets, bulb -outs,
and medians
a
1
1
2
2
2
1
Bike lanes
3
2
1
2
1
Street trees,
understory and
3
1
1
2
2
1
median plantings
Bulb -out landscape
Improvements
3
3
1
1
2
1
Understory planting
areas for bioswales
2
1
1
2
1
Utility upgrades
2
3
2
3
3
2
3
1
Parking
improvements
I
I
2
1
3
1
3
City of Tustin I Downtown Commercial Core Specific Plan 137
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138 City of Tustin I Downtown Commercial Core Specific Plan
Appendix A: General Plan Consistency
California law (Government Code §65450165453) allows cities to develop and administer Specific Plans
as an implementation tool for their General Plan. As a requirement of state law, Specific Plans must
demonstrate consistency in regulations, guidelines and programs with the goals, objectives, policies,
standards, programs and uses that are established in the General Plan.
After a thorough analysis of the City of Tustin General Plan, the Downtown Commercial Core Specific Plan
(DCCSP) has been found to be consistent with and supportive of the Tustin General Plan, as amended.
A discussion of the relationship of this Specific Plan to relevant General Plan goals from the Land Use,
Housing, Circulation, Noise, and Growth Management elements follows.
1. LAND USE ELEMENT
Goal 1: Provide for a well balanced land use pattern that accommodates existing and future needs
for -housing,, commercial -and -industrial -land open -space -and -community facilities_and_s-ervices,
while maintaining a healthy, diversified economy adequate to provide future City services.
Goal 2: Ensure that future land use decisions are the result of sound and comprehensive planning.
Goal 3: Ensure that new development is compatible with surrounding land uses in the community,
the City's circulation network, availability of public facilities, existing development constraints and
the City's unique characteristics and resources.
Goal 4: Assure a safe, healthy and aesthetically pleasing community for residents and businesses.
Goal 5: Revitalize older commercial, industrial and residential uses and properties.
Goal 6: Improve urban design in Tustin to ensure development that is both architecturally and
functionally compatible, and to create uniquely identifiable neighborhoods, commercial and busi-
ness park districts.
Goal 7: Promote expansion of the City's economic base and diversification of economic activity.
Goal 8: Ensure that necessary public facilities and services should be available to accommodate
development proposed on the Land Use Policy Map.
Goal 10: Improve and strengthen the Tustin Old Town/First Street area with a unique pedestrian
environment and diverse mix of goods, services, and uses.
A-2 City of Tustin I Downtown Commercial Core Specific Plan
The vision of the DCCSP is to create a downtown area that provides an economically vital, walkable,
bikeable, mixed-use center. The project is designed to reflect and respond to the existing character of
Old Town Tustin while enhancing the quality of life and economic sustainability. This is accomplished
by providing a well-balanced land use pattern that allows residential uses in mixed use and multi family
formats to address some of the existing and future needs for housing. The DCCSP also continues to allow
commercial uses, including the development of neighborhood -serving commercial uses throughout most
of the DCCSP. Development will be directed via development standards and design criteria to reflect the
character of Old Town Tustin and enhance the overall architectural theme of the area.
Open space uses and community facilities, and City services to serve the future residents of the area are
also promoted, which in conjunction with the commercial uses will allow the DCCSP to maintain a healthy,
diversified economy adequate to provide the future services. The DCCSP and the DCCSP EIR evaluated
existing public facilities and infrastructure and determined that the existing facilities and services were
adequate to serve the development proposed in the DCCSP.
The DCCSP encourages redevelopment of the area including the allowance of residential uses that will
result in more residents who will in turn increase demand for commercial uses and services and lead to a
revitalization of the area's underutilized properties.
The development standards and design criteria of the DCCSP provide regulations and criteria aimed at
ensuring compatibility of new development with the low-density character of nearby existing single-family
neighborhoods through consideration of adjacent uses, building massing setbacks and site planning for
accessibility and safety. The Community Development Department will enforce these standards through
the design review process. The DCCSP proposes no changes in existing single-family neighborhoods.
The DCCSP ensures that future land use decisions are the result of sound and comprehensive planning
through a master planned approach with design criteria and standards thatwill guide future development
in the area. The DCCSP planning effort included community meetings and public input which promoted
public interest in, and understanding of, the General Plan and regulations relating to it, including this
Specific Plan. This effort led to the plan presented in the DCCSP.
The DCCSP includes amendments to the circulation network to address conceptual and planned
improvements that will increase pedestrian and bicycle safety and compatibility.
2. HOUSING ELEMENT
• GOAL 1: Provide an adequate supply of housing to meet the need for a variety of housing types
and the diverse socio-economic needs of all community residents.
City of Tustin I Downtown Commercial Core Specific Plan A-3
As mentioned in the consistency discussion under the Land Use Element section, the DCCSP allows
residential uses in mixed use and multi family formats in a downtown environment. The additional
housing will increase the diversity of available housing in the City, particularly in more attainable price
ranges for both ownership and rental tenures.
3. CIRCULATION ELEMENT
GOAL 1: Provide a system of streets that meets the needs of current and future inhabitants and
facilitates the safe and efficient movement of people and goods throughout the City consistent
with the City's ability to finance and maintain such a system.
GOAL 5: Support development of a public transportation system that provides mobility to all City
inhabitants and encourages use of public transportation as an alternative to automobile travel.
GOAL 6: Increase the use of non -motorized modes of transportation.
As mentioned in the consistency discussion under the Land Use Element section, the vision of the DCCSP
includes the creation of a downtown area that provides a walkable, bikeable, mixed-use center for the
City. This is accomplished by introducing more residential uses in mixed use and multi family formats,
open space and recreation uses, and encouraging. enhancements to commercial uses. The DCCSP also
includes amendments to the circulation network to address conceptual and.planned_improvements that
will increase pedestrian and bicycle safety and compatibility. All of these uses and improvements will occur
in a compact, downtown setting, which will improve non -vehicular and public transportation. The DCCSP,
DCCSP EIR and traffic study analyzed existing conditions and identified improvements to the circulation
system, where necessary, to meet the anticipated traffic levels at build out.
4. NOISE ELEMENT
GOAL 1: Use noise control measures to reduce the impact from transportation noise sources.
GOAL 2: Incorporate noise considerations into land use planning decisions.
Projects with residential and other noise -sensitive uses located near the 1-5 freeway and roads with high
traffic volume (e.g., Newport Avenue), will be reviewed for consistency with the development stage and
City noise standards and will be required to incorporate noise attenuation measures into the plans as part
of the design review or other entitlement process.
A-4 City of Tustin i Downtown Commercial Core Specific Plan
5. GROWTH MANAGEMEMENT ELEMENT
• GOAL 1: Reduce traffic congestion.
• Goal 2: Ensure adequate transportation facilities are provided for existing and future inhabitants
of the City.
GOAL 4: Strive to develop and maintain a balance between jobs and housing in Tustin.
As mentioned in the consistency discussion under the Land Use and Circulation Element sections, the
DCCSP, DCCSP EIR and traffic study analyzed existing conditions and identified improvements to the
circulation system, where necessary to meet the anticipated traffic levels at build out. The introduction
of residential uses and circulation improvements will occur in a compact, downtown setting, which will
improve non -vehicular and public transportation and further reduce traffic congestion. Additionally,
allowing residential uses in the DCCSP will better balance the jobs and housing balance in the City and
especially in the DCCSP area, which will often lead to an increase in non -vehicular travel and public
transportation while reducing vehicle miles traveled.
6. CONSERVATION, OPEN SPACE, AND RECREATION ELEMENT
GOAL 1: Reduce air pollution through proper land use, transportation and energy use planning.
Policy 1.2: Design safe and efficient vehicular access to commercial land uses from
arterial streets to insure efficient vehicular ingress and egress.
Policy 1.3: Locate multiple family developments close to commercial areasto encourage
pedestrian rather than vehicular travel.
Policy 1.4: Develop neighborhood parks near concentrations of residents to encourage
pedestrian travel to the recreation facilities.
Policy 1.5: Provide commercial areas that are conducive to pedestrian circulation.
Policy 2.12: Implement land use policy contained in the Land Use Element toward the
end of achieving jobs/housing balance goals.
• GOAL 4: Reduce emissions through reduced energy consumption.
Policy 4.1: Promote energy conservation in all sectors of the City including residential,
commercial, and industrial.
Policy 5.3: Conserve imported water by requiring water conservation techniques, water
conserving appliances, and drought -resistant landscaping.
City of Tustin I Downtown Commercial Core Specific Plan A-5
• GOAL 12: Maintain and enhance the City's unique culturally and historically significant building sites
or features.
Policy 12.1: Identify, designate, and protect facilities of historical significance, where
feasible.
Policy 12.3: Development adjacent to a place, structure or object found to be of
historic significance should be designed so that the uses permitted and the
architectural design will protect the visual setting of the historical site.
• GOAL 13: Preserve Tustin's archaeological and paleontological resources.
Policy 13.1: Require a site inspection by certified archaeologists or paleontologists for
new development in designated sensitive areas.
Policy 13.2: Require mitigation measures where development will affect archaeological
or paleontological resources.
GOAL 14: Encourage the development and maintenance of a balanced system of public and private
parks, recreation facilities, and open spaces that serves the needs of existing and future residents in
the City of Tustin.
Policy 14.1: Provide Tustin with a full range of recreational and leisure opportunities that
reflect the community's current and future population size and demographic
character
Policy 14.8: Encourage and, where appropriate, require the inclusion of recreation
facilities and open space within future residential, industrial and commercial
developments.
Policy 14.12: Ensure that the City's laws and related implementation tools relating to
park dedication and development (e.g., ordinances, regulations, in -lieu fee
schedules, etc.) reflect current land and construction costs, and are, in fact,
providing adequate park land and facilities concurrent with population
growth.
The DCCSP encourages environmentally -friendly practices that would reduce air pollutant emissions,
energy consumption, and water use. The DCCSP EIR contains Mitigation Measure AQ -7, which requires
development to be designed to achieve a 5 percent efficiency beyond the 2016 California Building Code
Title 24 requirements. The EIR also contains Mitigation Measure AQ -8, which requires projects be designed
to reduce water usage by a minimum of 30 percent when compared to baseline water demand.
The DCCSP also encourages the preservation of Tustin's archaeological and paleontological resources.
The EIR contains Mitigation Measure CUL -1, which requires developers of new projects to retain an
archaeologist to respond on an as -needed basis to address unanticipated archaeological discoveries and
any applicable archaeological requirements.
The DCCSP EIR supports the City's policy of providing adequate parkland by including Mitigation
Measure REC-1, which requires projects not subject to parkland dedication requirements pay a parkland
development fee to the City of Tustin.
City of Tustin I Downtown Commercial Core Specific Plan A-7
FEBRUARY 2018
C' Y OF T IMT1 N, CA -
ATTACHMENT B
RESCISSION OF TME FIRST STREET SPECIFIC PLAN (SP -40)
AND CERTAIN P.LAN'NED, COiNMUNITIES
i
'I
1. Ordinance No. 961 and Ordinance No. 1414 are hereby repealed rescinding
and removing the First Street Specific Plan (SP-10) in that said boundary
area will be re-designated Downtown Commercial Core Specific Plan.
2. Ordinance No. 172 is hereby repealed rescinding and removing the Tustin
Village Planned Community in that said properties will be re-designated
Downtown Commercial Core Specific Plan.
3. Ordinance No.554 and Ordinance No. 854 are hereby repealed rescinding
and removing the Tustin Plaza Planned Community in that said properties
will be re-designated Downtown Commercial Core Specific Plan.
4. Ordinance No. 989 is hereby repealed rescinding and removing the 13682
Newport Avenue Planned Community and Blockbuster Music Plaza Planned
Community in that said properties will be re-designated Downtown
Commercial Core Specific. Plan.
5. Ordinance No. 1208 is hereby repealed rescinding and removing the Area B
of Ambrose Lane Planned Community in that said properties will be re-
designated Downtown Commercial Core Specific Plan.
6. Prospect Village Planned Community Planned Community is hereby re-
designated Downtown. Commercial Core Specific Plan but their uses and
development standards shall continue to be as governed by Ordinance No.
1361.
7. Vintage Planned Community is hereby re-designated to Downtown
Commercial Core Specific Plan but their uses and development standards
shall continue to be as governed by Ordinance No. 1472.
Planned Communities within Downtown Commercial Core Specific Plan
IV
Legend
❑ Development Area 1
Development Area 2
Development Area 3
® Development Area 4
0 Development Area 5
Development Area 6
Planned Community
NAP = Not A Part
4/5/is
ATTACHMENT.
VAMP" TUSTIN CITY CODE AMENDMENTS
: INTEWD.ED T�? SWPPORT THE DCCSP
1. Section 9233 - RETAIL COMMERCIAL DISTRICT (C2) The following sections are
hereby amended to read as follows:
a.2.
El Gamine Real OF lerated 964side the Old Town Commemial GeReFal Plan land
use designation (subjerA to the pFevisione, Get felth In SeGt'GR
927194. eserved
Mr.Ve WIG VA
-V S-0
2. Section 92638 — OFF STREET PARKING, TABLE 1, The following sections
(respective land use We portions associated with restaurants) are hereby amended
to read as follows.
Land Use Type
Parking Spaces Required
Restaurants, cafes, cafeterias, lounges,
1 space for each 100 sq. ft. of gross floor
or similar establishments at which the
area, plus a minimum 7 -car stacking
consumption of food and beverages
space for drive-through, except no
occurs primarily on the premises
additional parking spaces shall be
required when a restaurant use replaces
a retail, service, or office use on a
property located within beth the Ge
design the Downtown Commercial
Core Specific Plan.
Restaurants, take out; including
1 space for each 250 sq. ft. of gross floor
delicatessens, donut shops, coffee shops,
area, plus a minimum 7 -car stacking
or similar establishments at which the
space for drive-through, except no
consumption of food and beverages
additional parking spaces shall be
occurs primarily away from the premises
required when a restaurant use replaces
a retail, service, or office use on a
property located within both the Ge►tial
CommeFdal Dietftt (G-2) and the
4esignatiea the QftntM'001111112MIll,
3. 9271 - SPECIFIC PROVISIONS (ee) — Office Uses The following sections are
hereby repealed in their entirety
FEW
►WJ
f
;ned uses in the YiGiAity than a Fetal! GemmeFdal use an 'he
ty and that aR effir.9 use would be mere benefiGial in
Kin,
Tustin GKy r
and any TuatiA Community Redevelopment AgenGy PMjWW
designed,The pFqp9sed use is te be leGated in an existing building GdgiRally
built,
j
The p�epGsed use is to be IGGated- an A—misting building that beGause e4 Ks
establish RepAs.
u�
Feta'! ecAablishments,
W-.
4. Section 9299 - ZONING ADMINISTRATOR 110)(1)) - The following section is
hereby amended to read as follows:
Reserved
r. 7
4. Section 9299 - ZONING ADMINISTRATOR 110)(1)) - The following section is
hereby amended to read as follows:
Reserved
ATTACHMENT D
'REVISION OF THE TUSTIN ZONING MAP REFLECTING THE CHANGES'
PROPOSED ABOVE
Zoning Map
of the City of Tustin
04/24/2018
Tustin City Limits
Q R2 - Duplex Residential
C2 - Central Commercial
® MCAS Tustin Specific Plan District
1 O Cultural Resources District
Q R3 - Multiple Family Residential
® CG - Commercial General
EM International Rectifier
Parking Overlay
® R4 - Suburban Residential
® PC COM - Planned Community Commercial
® Tustin Plaza
Parcels
PC RES - Planned Community Residential PM - Planned Industrial
® Holt Neighborhood
Zoning
- PD - Planned Development
- M - Industrial
® East Tustin
® RA- Residential Agriculture
_ MHP - Mobile Home Park
- PC IND - Planned Community Industrial
® Yorba Street
® E4 - Residential Estate
Q PR - Professional
® PI - Public and Institutional
Pacific Center East
® R1 - Single Family Residential
Q C1 - Retail Commercial
- PCPI - Planned Community Public and Institutional Downtown Commerical Core
Specific Plan District
m
Zoning I
Ph
ATTACHMENT E
DOWNTOWN COMMERCIAL CORE SPECIFIC PLAN ERRATA
DCCSP ERRATA LIST
DCCSP
Sentence or Figure
Change
Page
p. 38
Figure 2.8, Second and Third Street Planned Traffic
Move Prospect Avenue
Movements
label to correct location
and add Third Street and
C Street labels
p. 102
Residential proposals deemed to substantially comply with
Per underline and
the provisions contained within this document by the
strikethrough text shown
approval authority (specified in Chapter 6, Administration
and Implementation Plan) wig may be allocated a portion of
the available units remaining within the finite residential
housing allocation bank established by the DCCSP.
p. 103
As previously described in Chapter 2, Development Plan,
Add Land Use
the DCCSP specifies six primary land use designations:
Designations map
Downtown Mixed Use (DM), Old Town (OT), Downtown
graphic to the page for
Commercial (DC), Civic/institutional (CI), Multi -Family (MF),
ease of reference
and Mobile Home (MH) , Land Use
Designatiegs).
P. 119
Applications for Subdivisions shall be processed in
Per underline text shown
accordance with Section 6.1.4, Approval Authority, of this
Specific Plan and Article 9, Chapter 3, Subdivision Code, of
the TCC. Approval of a -Development Agreement shall be
required for approval of a Subdivision Map.
Applications for Development Agreements shall be
processed in accordance with Section 6.1.4, Approval
Authority, of this Specific Plan and Article 9, Chapter 6,
Development Agreements, of the TCC. Approval of a
Development Agreement shall be required for approval of a
Subdivision Map.
p. 122
6.1.4 Approval Authority
Per underline text shown
2. The Community Development Director shall be
responsible for acting upon applications for RARs as
specified in Section 6.1.3.3, including RAR applications
requesting transfer of up to 25 percent of the original
allocation of units in the subject DA, as discussed in
Section 6.3.1, Transfer of Residential Units. A RAR
approval shall not be transferred without the expressed
written approval of the Community Development Director.
DCCSP
Page
Sentence or Figure
Change
p. 133
General Plan Land Use Element Amendment: to
Close quotation mark
update the Land Use Map to show the boundaries of
the DCCSP and re -designate land uses within the
Specific Plan area to "DCCSP — Downtown
Commercial Core Specific Plan."
• General Plan Circulation Element Amendment: to be
Per strikethrough text
consistent with the circulation changes resulting from
shown
conceptual improvements to Main Street, First Street,
Second Street and Third Street and sonsept"
biGyGle ts to various streets.
p.38
Add the following as a third paragraph under Section
2.3.1.2 First Street:
Create a third paragraph
to read per underline.
In that the circulation plans and improvements associated
with First Street are conceptual without specific design
details, at the time of moving forward with related First
Street circulation plans and improvements, it is a City
Council policy directive that the conceptual plans will be
revisited, additional analysis including environmental
analysis will take place, and, a public outreach program will
beimplementedinviting and encouraging public
participation in that process. If modifications are
determined to be infeasible. the Plan will be modified.