HomeMy WebLinkAboutCC RES 18-74 RESOLUTION NO. 18-74
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
—
CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT (GPA 2017-00001)
INCLUDING TEXT AMENDMENTS AND AMENDMENTS TO CERTAIN
EXHIBITS/MAPS FOR THE RED HILL AVENUE SPECIFIC PLAN (RHASP).
The City Council of the City of Tustin does hereby resolve as follows:
I. The City Council finds and determines as follows:
A. That the City Council initiated the preparation of the Red Hill Avenue
Specific Plan (RHASP) in July 2015 with the intent of encouraging economic
development and business attraction in conjunction and development within
the existing Red Hill Avenue commercial area. In conjunction with the
RHASP the revision of text and maps within the General Plan is necessary
to make all elements internally consistent and consistent with the proposed
Plan.
B. That General Plan Amendment (GPA) 2017-00001 shall include
amendments to the Land Use Element and other minor text amendments
to various related sections as well as related graphic exhibits and maps.
C. That the City of Tustin, as Lead Agency, has determined that collectively,
— GPA 2017-00001 and Zone Change (ZC) 2017-00001 constitute a "project"
under the California Environmental Quality Act. A Final Program
Environmental Impact Report (FPEIR) has been prepared and
environmental impacts associated with the Red Hill Avenue Specific Plan
project have been analyzed as referenced in Resolution 18-73.
D. That the City Council has considered the FPEIR, prior to taking action on
GPA 2017-00001.
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 Red Hill Avenue Specific Plan that finds
the project to be consistent with the Tustin General Plan, as amended by
proposed General Plan Amendment 2017-00001.
F. That California Government Code Section 65450 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.
Resolution 18-74
Page 1 of 3
G. That a public hearing was duly called, noticed, and held on the proposed
project on August 14, 2018, by the Tustin Planning Commission. At the
meeting, the Planning Commission took public testimony and continued the
public hearing to September 25, 2018.
H. That on September 25, 2018, the Planning Commission held a public
hearing, took additional testimony and adopted Resolution No. 4368
recommending approval of GPA 2017-00001 to the City Council.
I. That a public hearing was duly called, noticed and held by the Tustin City
Council on October 16, 2018, and GPA 2017-00001 prepared in support of
the RHASP project was considered.
II. The City Council hereby approves General Plan Amendment (GPA) 2017-00001
authorizing a change to the General Plan Land Use Designations of Retail
Commercial (C-1), Central Commercial (C-2), Commercial General (CG) and
Professional (PR)within the project area to Red Hill Avenue Specific Plan (SP-13)
and text amendments as identified and attached hereto.
PASSED AND ADOPTED by the City Council of the City of Tustin at a regular meeting
on the 16th day of October, 2018.
Ii
ELWYN MURRAY,
Mayor ,
ATTEST:
ERICA N. YAStA,
City Clerk
Resolution 18-74
Page 2 of 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
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 Resolution No. 18-74 was duly
passed and adopted at a regular meeting of the Tustin City Council, held on the 16th day
of October, 2018, by the following vote:
COUNCILMEMBER AYES: Murray, Gomez, Bernstein, Puckett, Clark (5)
COUNCILMEMBER NOES: (0)
COUNCILMEMBER ABSTAINED: (0)
COUNCILMEMBER ABSENT: (0)
ke-A
ERICA N. YASUTA,
City Clerk
Exhibits:
A. General Plan Consistency Analysis
B. Revised General Plan text, exhibits and maps associated with the RHASP
C. Existing and Proposed General Plan Maps
Resolution 18-74
Page 3 of 3
Exhibit A
Exhibit A
General Plan Consistency Analysis
Following a thorough analysis of the City of Tustin General Plan,the Red Hill Avenue Specific Plan
(RHASP) has been found to be consistent with the Tustin General Plan,as amended. The text below
includes a discussion on the relationship of this Specific Plan to relevant General Plan goals from the
Land Use, Housing,Circulation,Conservation/Open Space/Recreation, Public Safety and Noise Elements
as follows:
1 Land Use Element
• Goal 1: Provide for well-balanced land use pattern that accommodates existing and future
needs for housing,commercial and industrial land,open space and community facilities and
services,while maintaining a healthy,diversified economy adequate to provide future 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 character 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
business 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.
The vision of the Red Hill Avenue Specific Plan (RHASP) is to create a vibrant,commercial-retail district
through the establishment of a new land use plan that provides a complementary mix of commercial,
retail,office and residential uses in an integrated,pedestrian friendly, mixed—use setting. Greater
emphasis will be placed on the pedestrian and bicyclist, in addition to the needs of the automobile and
public transit through allocation of the use of space within the public right-of-way. The evolution of land
uses will enhance the economic and social vitality of the area.
501
General Plan Consistency Analysis
Exhibit A
Page 2 of 6
Adding residential uses and increasing pedestrian-oriented retail and commercial uses will help create a
more dynamic, eclectic,and attractive place for both residents and visitors. A greater variety of
activities along the street will be encouraged through the development of either horizontal or vertical
mixed-uses that reinforce pedestrian orientation.The increased demand for commercial uses and
services will lead to a revitalization of the area's underutilized parcels.
Open space 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 RHASP to preserve a healthy,
varied economy sufficient to provide future services. The RHASP and the RHASP HR evaluated existing
public facilities and infrastructure and determined that the existing facilities and services were adequate
to serve the development proposed in the RHASP.
The development standards and design criteria of the RHASP provide regulations and criteria to ensure
the compatibility of new development with the adjacent character of the nearby existing single-family
and multi-family neighborhoods through consideration of adjacent uses, building setbacks and site
planning. Development will be directed to reflect the vision and enhance the overall architectural
theme of the area. The Community Development Department will enforce these standards through the
design review process. The RHASP area includes only the commercially-zoned properties along Red Hill
Avenue and does not include any residential or industrially-zoned properties.
-- i
The RHASP ensures that future land use decisions are the result of sound and comprehensive planning
through a master planned approach with design criteria and standards that will guide future
development for the area. The RHASP planning effort included community workshops, 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 RHASP.
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.
• Goal 3: Increase the percentage of ownership housing to ensure a reasonable balance of rental
and owner-occupied housing within the City.
• Goal 6: Ensure that new housing is sensitive to the existing natural and built environment.
The Specific Plan would promote revitalization of the commercial district by providing a mixed-use land
use program,design criteria and a streetscape program to improve jobs/housing balance,aesthetics and
promote mobility. As stated in the consistency discussion under the Land Use Element section,the
RHASP allows residential uses in a mixed-use setting which will create more housing opportunities and
increase the diversity of housing offered within the City. Depending on the product type,different price
502
General Plan Consistency Analysis
Exhibit A
Page 3 of 6
points would be offered which will help meet the diverse socio-economic needs within the community
and help ensure that a reasonable balance of rental and owner-occupied housing is maintained within
the City.
New development and reconstruction of existing uses within the Specific Plan area would be
constructed using the California Green Business Standards,which require energy efficiency,water
efficiency,and material conservation and resource efficiency. The Specific Plan would also be in
compliance with the Tustin City Code Article 9,Chapter 7,Section 9704 which establishes standards for
water-efficient landscapes. Development standards contained within the RHASP would also ensure
that new mixed-use developments will be compatible with the existing adjacent commercial and
residential area.
3 Circulation Element
• Goal 1: Provide a system of streets that meets the needs of the current and future inhabitants
and facilitates the safe and efficient movement of people and goods throughout the City )1
consistent with the City's ability to finance and maintain such a system.
• Goal 4: Maximize the efficiency of the circulation system through the use of transportation
system management and demand management strategies.
• Goal 6: Increase the use of non-motorized modes of transportation.
• Goal 7: Provide for well-designed and convenient parking facilities.
As referenced in the consistency discussion under the Land Use Element section,the vision for the
RHASP includes the creation of a distinct commercial-retail district that is both pedestrian&bike-
friendly while also accommodating automotive and public transit needs. This is accomplished by
introducing more residential uses in either a vertical or horizontal mixed use setting, utilizing the public
right-of-way with an enhanced streetscape plan and encouraging enhancements to commercial uses.
The Plan proposes revisions to the Red Hill Avenue roadway to include a striped on-street bike lane
along the entire length of the Specific Plan area to promote more multimodal travel opportunities.
Enhanced bikeway signage would also be introduced to promote bike usage and provide directions on
how to connect to other bikeways or key points in the City.
There are existing continuous sidewalks on Red Hill Avenue and cross streets within the Specific Plan
area. The Specific Plan proposes improvements to the public realm in the Specific Plan area with an
enhanced streetscape that would balance vehicular and pedestrian needs with a Flexible Amenity
Setback adjacent to the public right-of-way with landscape parkways,street trees, landscape median
and cohesive street furniture;allowing pedestrians to feel secure;cohesive wayfinding signage
throughout the Specific Plan area;and safe,improved pedestrian crossings.
503
General Plan Consistency Analysis
Exhibit A
Page 4 of 6
The development standards within the RHASP include parking regulations to ensure future development
within the Specific Plan area provides sufficient off-street parking for all land uses. The development
standards also provide provisions for the shared use of parking facilities for future development within
the Specific Plan area.
4 Conservation/Open Space/Recreation Element
• Goal 1: Reduce air pollution through proper land use,transportation and energy use planning.
• Goal 2: Improve air quality by influencing transportation choices of mode,time of day,or
whether to travel to establish a jobs/housing balance.
• Goal 3: Reduce particulate emissions to the greatest extent feasible.
• Goal 4: Reduce emissions through reduced energy consumption.
• Goal 5: Protect water quality and conserve water supply.
• Goal 8: Conserve and protect significant topographical features, important watershed areas,
resources,and soils.
• Goal 10: Reduce solid waste produced within City.
• Goal 11:Conserve energy resources through the use of available energy technology and
conservation practices.
• Goal 12: Maintain and enhance the City's unique culturally and historically significant building
sites or features.
• Goal 13: Preserve Tustin's archeological and paleontological resources.
• Goal 14: Encourage the development and maintenance of a balanced system of public and
private parks, recreation facilities,and open spaces that serve the needs of existing and future
residents in the City of Tustin.
• Goal 18: Ensure that recreational goals and policies are pursued and realized in an organized,
incremental,and cost-effective manner and consistent with the City of Tustin's financial
resources and legal authorities and the appropriate responsibilities of other agencies,the
private sector,and individual and group users.
504
General Plan Consistency Analysis
Exhibit A
Page 5 of 6
The RHASP encourages environmentally-friendly practices that would reduce air pollutant emissions,
energy consumption,and water use. Projects within the Specific Plan area would be required to comply
with the Mitigation Program set forth in the RHASP EIR Section 4.2(Air Quality) regarding operational
emission reductions and Section 4.14(Utilities and Service Systems) relative to recycling of wastes and
use of recycled materials. Individual development projects within the Specific Plan area would comply
with water quality regulations. Stormwater runoff generated from individual development projects
would be managed in accordance with all applicable Federal,State,and local water quality rules and
regulations to effectively preclude significant impacts on water quality.
A Water Quality Management Plan and/or SWPPP,which includes site-specific best management
practices(BMP's)for erosion and sediment control,would be prepared and implemented for projects
within the Specific Plan area. As with all development in the City, projects in the Specific Plan area are
required to submit grading plans,which would be accompanied by a soils engineering report,
engineering geology report and drainage calculations that would analyze existing topography,soils and
any associated potential impacts. Standard conditions(SC 4.4-1 and SC 4.4-2)contained within Section
4.4(Geology and Soils)of the RHASP EIR also specify the preparation of geological and soils engineering
reports.
Future development within the Specific Plan area would be constructed in accordance with the
California Green Business Standards,which require energy efficiency,water efficiency,and material
conservation and resource efficiency. Development would also be required to comply with Title 24
California Uniform Building Code requirements which include measures related to solar,energy and
water efficient building design,appliances and fixtures.
The Specific Plan area is not in an area that is considered sensitive for archaeological resources and
there is low likelihood for paleontological resources or other unique geologic features within the Specific
Plan area. The records search determined that surface grading or shallow excavations would likely not
uncover significant vertebrate fossil remains. Projects within the Specific Plan area would be required to
comply with the Mitigation Program set forth in Section 4.3(Cultural Resources)of the RHASP EIR which
requires developers or new projects to retain an archaeologist to respond on an as-needed basis to
address unanticipated archaeological discoveries and any applicable archaeological requirements.
The RHASP EIR supports the City's policy of providing adequate parkland in compliance with Tustin City
Code Article 9,Chapter 3, Part 3,Section 9331.d. Projects within the Specific Plan area would be
required to comply with applicable City requirements and the Mitigation Program set forth in Section
4.12(Recreation)of the RHASP EIR which requires projects not subject to parkland dedication
requirements to pay a parkland development fee to the City of Tustin.
5 Public Safety Element
• Goal 3: Reduce the risk to the community from geologic and seismic hazards.
505
General Plan Consistency Analysis
Exhibit A
Page 6 of 6
• Goal 4: Reduce the risk to the community's inhabitants from exposure to hazardous materials
and wastes.
• Goal 5: Reduce the risk to the community's inhabitants from fires and explosions.
• Goal 6: Stabilize demand for law enforcement services.
Development projects within the Specific Plan area would be required to design all development and
associated infrastructure in accordance with the California Uniform Building Code seismic design
standards. The Code contains provisions for earthquake safety based on factors including occupancy
type,the types of soil and rock onsite,and the strength of ground motion with specified probability of
occurring at the site. The Specific Plan would also require new developments to adhere to the
California Fire and Building Code,which references the use of fire-retardant materials to reduce hazards
and severity.
The Specific Plan area is in a developed area that is currently served by the Tustin Police Department.
The Specific Plan would introduce new residential and commercial uses and increase the population of
the City; however,tax-base expansion from development with the Plan area would generate funding for
the police protection services.
6 Noise Element
• Goal 2: Incorporate noise considerations into land use planning decisions.
Future developments within the Specific Plan would be reviewed to ensure compliance with noise
requirements. Section 4.9(Noise)of the RHASP EIR identifies and addresses the General Plan's noise
standards,including land use compatibility.
506
Exhibit B
507
residential densities, traffic circulation, controlled growth,
environmental preservation, and crime prevention (a
complete summary of the survey results is available in the
Planning Department);
o Two public "Open House" sessions held early in the process
to solicit input for issues identification and goal formulation;
o Opportunities to publicly address decision makers directly
regarding issues, concerns, and desires at Planning
Commission and Joint City Council/Planning Commission
General Plan Workshops, both prior to preparation and
during review of the Preliminary Draft General Plan; and
o Public review and comment on the Draft General Plan and
its supporting documents during public hearings held before
the City's Planning Commission and City Council.
o For the 2001 amendment of the General Plan associated with
the reuse of MCAS Tustin, a public "Open House" was held
to review the Draft Amendment, followed by public
hearings held before the City's Planning Commission and
City Council.
GENERAL PLAN AMENDMENTS
As amendments to the General Plan are considered and adopted by the City, a
general description of each should be identified and added as an attachment to
the Introduction to the Plan. Amendment of Table 1-2 as an attachment to the
Introduction Chapter below will not require an amendment to the General Plan.
Table I-2 below identifies each amendment and the General Plan elements
affected.
TABLE I-2
GENERAL PLAN AMENDMENTS
Amendment Name Date of Affected Amendment Description
Adoption Elements
2016-00001 XX/XX/1
Red Hill Avenue Specific Plan Land Use Resolution No. IS-XX
CITY OF TUSTIN INTRODUCTION
GENERAL PLAN 10 JUNE 2018
508
INTRODUCTION TO THE LAND USE ELEMENT
The Land Use Element is a guide to the allocation of landuse in the City and
provides a framework or context for the issues and subject areas examined in the
other Elements of the General Plan.
PURPOSE OF THE LAND USE ELEMENT
The purpose of the Land Use Element is to describe present and
planned land use activity, and to address issues concerning the
relationship between land uses and environmental quality,potential
hazards, and social and economic objecobject tives. The Element
identifies the general distribution and location of residential and non-
residential land uses, as well as quantifiable density and building
intensity.The Land Use Element constitutes official City policy for the
location of various land uses, and provides guidance to ensure
orderly growth and development.
Goals and policies included in the Land Use Element establish a
constitutional framework for future land use planning and decision
making. The Land Use Plan portion of the Element promotes the
achievement of these goals by establishing logical,organized land use
patterns and standards for future land use.The Plan accomplishes this
through the use of descriptive text, tables,charts, and maps.
SCOPE AND CONTENT OF THE ELEMENT
The Land Use Element includes the City's goals and policies for the
long-term growth, development and revitalization of Tustin. The
Element contains text describing land use goals and policies,
descriptions of land use types, a Land Use Policy Map, and a
statistical summary of the City's future land use composition. A
primary component of this Element is the Land Use Plan Policy Map
which graphically identifies future planned land uses within the
planning area.The Land Use Element contains a narrative description
of the land use designations depicted on the Land Use Plan Policy
Map.
CITY OF TUSTIN LAND USE ELEMENT
GENERAL PLAN 1 JUNE 2018
509
COMPATIBLE AND COMPLEMENTARY DEVELOPMENT
o The intermixing of land uses in some areas without adequate
buffering has resulted in land use incompatibilities, such as
those related to physical scale,noise,and traffic.Specific types
and examples of incompatible land uses include the following:
• obtrusive industrial uses adjacent to residential
development;
• commercial uses abutting residential development without
adequate buffering;
• high density residential adjacent to lower residential
densities without adequate buffering;
■ noise sensitive uses adjacent to freeways, highways and
railroads.
o The market trend for mixed-use housing opportunities within
a walkable downtown as well as within the Red Hill Avenue
commercial area has created a desire for a mix of compatible
commercial, office and residential uses.
o New development, if not regulated, can interfere with public
vistas and views of the surrounding hillsides, public
monuments, and other important viewsheds.
REVITALIZATION OF OLDER COMMERCIAL, INDUSTRIAL, AND
RESIDENTIAL USES AND PROPERTIES
o While most of Tustin's housing stock is in good condition,
certain neighborhoods, such as the Southwest area of the City,
are in need of concentrated rehabilitation and code enforcement
efforts.
o Tustin contains numerous historically and architecturally
significant structures whose maintenance and preservation is
important to the heritage of the community.
o Some of the City's older residential areas are impacted by
adjacent freeways, commercial and industrial land uses.
CITY OF TUSTIN LAND USE ELEMENT
I GENERAL PLAN 7 JUNE AUGUST 2018
510
Policy 11.4: Integrate existing uses,new development and potential
future redevelopment uses.
Policy 11.5: Upgrade the edge conditions between industrial/
business park uses and residential development through private
development standards and onsite landscaping of industrial/business
park uses.
DEVELOPMENT CHARACTER IN THE RED HILL AVENUE SPECIFIC PLAN
AREA
The Red Hill Avenue Specific Plan area is envisioned to be a
distinctive,vibrant and thriving district with interconnected commercial,office,and
residential uses in a mixed-use setting. The area serves as a prominent gateway to
the City with Interstate 5 northbound and southbound on and off-ramps at Red Hill
Avenue,allowing for residents,retail commercial customers and existing business
owners within the area to have immediate freeway access.
Goal 12: Enhance streetscape, landscape, and public amenities,
improve visual and functional connections and linkages between Red Hill
Avenue, surrounding residential neighborhoods, adjacent public and
institutional uses and Interstate 5, balance flexible and diverse land uses that
foster economic development opportunities and support housing opportunities,
streamline processes to support future development,improve pedestrian and bike
accessibility and vehicular circulation to minimize potential conflicts between
different users and improve mobility,implement parking standards that reflect
verifiable demand and consider future land uses,coordinate existing and future
development with infrastructure capacity, and ensure development within the
Specific Plan area is sensitive to and compatible with surrounding land uses.
Policy 12.1: Establish a streetscape program using landscaping,
signage,street furniture,entry statements,and other visual amenities compatible
with the character of Tustin to achieve a distinct identity for the area.
Policy 12.2: Develop coordinated gateway design treatments that
establish entry statements and a"sense of place"at key locations within the Specific
Plan area.
Policy 12.3: Encourage a"sense of place"within the Specific Plan area
through quality site design,architectural design,and public improvements as part
of future development.
CITY OF TUSTIN LAND USE ELEMENT
GENERAL PLAN 25 JUNE AUGUST2018
511
Policy 12.4: Coordinate a bus shelter and transit stop improvement
program to ensure that all bus stops have the appropriate amenities.
.Policy 12.5: Identify ways to improve and enhance linkages and ..- {Formatted:Font:Bold
connections between new development in the Specific Plan area and surrounding
properties.
y'olicy 12.6: Develop design criteria that encourage optimal building ..---{Formatted:Font:Bold J
configuration and design, parking strategies, signage, pedestrian amenities,
landscaping,and appropriate,timeless architectural styles.
Policy 12.7: Establish a land use program that encourages a mix of {Formatted:Font:Bold
land uses responsive to market demands and Tustin community priorities.
.Policy 12.8: Refine allowable land uses within the area to encourage {Formatted:Font:Bold
the desired development envisioned by the Specific Plan.
Policy 12.9: Establish development standards for future land uses that . Formatted:Font:Bold
are compatible with the surrounding area and preserve the small town feel and
community character.
.Policy 12.10: Develop land use standards that focus on retention and -. --{Formatted:Font:Bold
enhancement of commercial development, but supports integrated mixed-use
development,sidewalk-adjacent development;parking behind building frontages
and pedestrian activity.
Policy 12.11: Adopt a program-level environmental clearance ..---{Formatted:Font:Bold
document to utilize in subsequent development proposals within the RHASP area.
Policy 12.12: Establish a tiered environmental review process, for - {Formatted:Font:Bold j
discretionary development application review to streamline the approval process.
Policy 12.13: Establish development incentives such as tailored --{Formatted:Font:Bold
development standards or streamlined review processes, to encourage new
development that fulfills the vision of the Specific Plan.
rolicy 12.14: Identify local, State, and Federal grants and other . - {Formatted:Font:Bold
funding opportunities that can provide business assistance and offer the City the
means to upgrade the area.
Policy 12.15: Improve and enhance pedestrian connections and Formatted:Font:Bold
facilities,particularly in areas that contain large,expansive parking lots. At these
CITY OF TUSTIN LAND USE ELEMENT
I GENERAL PLAN 26 JUNE AUGUST 2018
512
locations,accessible pedestrian connections from the sidewalk to building entrances
should be encouraged.
,Policy 12.16: Minimize curb cuts or driveways onto arterial roads andormatted:Font:Bold
collector streets.
policy 12.17: Promote and developa transportation system which - -{Formatted:Font:Bold
includes provisions for public transportation,bikes and pedestrians.
policy 12.18: Promote the development and maintenance of adequate {Formatted:Font:Bold
parking facilities commensurate with parking demand.
.Policy 12.19: Monitor parking supply and utilization to identify - {Formatted:Font:Bold
deficiencies or conflicts with the movement of traffic as new development occurs.
,Policy 12.20: Ensure infrastructure capacity within the Specific Plan {Formatted:Font:Bold
area meets future demands.
policy 12.21: Coordinate future lands use planning with sustainable {Formatted:Font:Bold
transportation and infrastructure planning.
,Policy 12.22: Ensure that the form, scale, and design of new .---{Formatted:Font:Bold
development, including new construction, renovations, or additions, does not
negatively impact the existing surrounding uses and structures.
Policy 12.23: Implement "four-sided architecture" principles that . --{Formatted:Font:Bold j
consider the aesthetic quality of development from all sides,whether visible from
the public right-of-way or not.
NORTH TUSTIN(UNINCORPORATED AREA)
The North Tustin unincorporated area has a low density,semi-rural
character.This desirable character is sensitive and vulnerable.
GOAL 1312:Maintain the semi-rural and low-density character of
North Tustin.
Policy 1312.1:Ensure that any infill development in North Tustin is
compatible and complimentary to the existing North Tustin
community.
CITY OF TUSTIN LAND USE ELEMENT
I GENERAL PLAN 27 JUNEAUGUS_C 2018
513
Policy 131-2.2: Review and consider the possible development and
adoption of pre-zoning designation for the North Tustin
unincorporated area as part of any annexation proposal.
Policy 131-2.3:Identify the North Tustin Specific Plan Area and entire
North Tustin unincorporated area as a Special Management Area.
FUTURE DEVELOPMENT CHARACTER OF TUSTIN LEGACY(FORMER
MCAS TUSTIN)
GOAL 1.113:Continue to implement the Specific Plan/Reuse Plan
for MCAS Tustin which maximizes the appeal of the site as a mixed
use,master planned development and that includes the following
qualities seeking to create results that are very special and worthy of
the site's present and historical importance.
Policy 1413.1: Promote new uses and design which will peacefully
coexist with surrounding residences and businesses in Tustin and
adjacent cities,minimizing impacts on noise,air quality,traffic,and
other environmental features wherever possible.
Policy 1443.2: Encourage a development pattern that offers a
connectedness between buildings and uses,and has a strong sense of
place through architectural style and creative landscape design.
Policy 141-3.3:Encourage a mixture of uses that enable people living
or working on the site to choose to meet a significant part of their
daily needs within the site.
Policy 141-3.4: Implement the balanced reuse plan that responds to
community needs but which does not drain City resources.Wherever
possible,tax revenues generated by uses on the site should offset the
costs of public services.
Policy 1413.5: Promote high quality architecture, landscaping,
signage, open space design, circulation patterns, and landscape
patterns distinct from surrounding areas.
Policy 14l3.6:Encourage the distinguished history of the Base to be
preserved in one or more locations on site.
CITY OF TUSTIN LAND USE ELEMENT
GENERAL PLAN 28 JUNIAUGUR 1.2018
514
Policy 1413.7:Promote uses and institutions which will accommodate
and attract 21st Century jobs and technologies.
Policy 1413.8:Encourage uses that benefit broader community's needs
and which are balanced with development that is compatible with the
Tustin community.
Policy 1413.9: Ensure that land and water are clean and safe to use
and that other environmental considerations are taken into account
during design.
Policy 1443.10: Promote a successful transition from military to
civilian use that reasonably satisfies the public interests at local,
countywide,regional,state and federal levels consistent with the need
for any reuse plan to be fiscally sound and to foster economic
development.
Policy 1413.11: Strategically place development in a manner
responsive to requirements for hazardous material cleanup,
circulation and infrastructure capacity,and market absorption.
RELATED GOALS AND POLICIES
The goals and policies described in the Land Use Element are related
to and support subjects included within other General Plan elements.
In turn,many goals and policies from the other elements directly or
indirectly support the goals and policies of the Land Use Element.
These supporting goals and policies are identified in Table LU-1.
an'OF TUSTIN LAND USE ELEMENT
GENERAL PLAN 29 JUNE AUGUST 2018
1
515
TABLE LU-1
LAND USE RELATED GOALS AND POLICIES BY ELEMENT
RELATED GOALS AND POLICIES BY ELEMENT
Land Use Issue Land Conservation/ Public Growth
Area Use Housing Circulation Open Space Safety Noise Management
Balanced 1.9,3.1 1.10,5.2, 2.12,8.11, 1.1,2.5,2.6,
Development 5.6 14.12, 2.7,2.8,4.1
14.13,15.2
Compatible/ 1.11,4.4, 1.3,1.4,7.3, 1.6,3.3, 1.2,1.9,
Complementary 4.5,5.1, 7.4,8.1,8.5, 3.9,4.5, 2.3,2.4,
Development 6.2, 8.7,8.9, 7.1,7.2 2.5,2.7,
6.12 8.10,8.12,8.13, 2.8
8.16,14.7,14.8,
14.9,17.3,18.5
Revitalization of 1.2,1.3, 12.1 9.1
Older 5.1,
Development 5.3,5.3
Improved City- 1.18 1.2,1.9, '1.2,1.5,5.3, 5 2,65 26
wide Urban 1.14,6.8 7.1,
Design 8.6,11.1,11.2,
12.3,14.1,17.2
Economic 2.5
Expansion/
Diversification
Public Facilities/ 1.16,6.9 2.10,5.6,14.5, 3.2,5.3 3.1,3.2
Services 14.6,16.10,
Coordination 18.4
East Tustin 7.6,8.15,8.17,
Character 14.14,14.15,
15.1
Old Town/First
Street Character
Pacific Center
East Character
Red Hill Avenue
Specific Plan
North Tustin
(Unincorporated
Area)
Tustin Legacy 16.8
(Former MCAS
Tustin)
Character
CITY OF TUSTIN LAND USE ELEMENT
I GENERAL PLAN 30 3 -AUGUST 2018
516
.411 RN
,17 °�/' 'rte .',♦� "'�• • �' �r�� ...-40.16,w, �♦�♦���������.
••%j � ` �!��+♦♦..iii�� , ����� +;�+� +����Vii+ �'1��+�i ++
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ii110 pit inio , _ SII* � �I��*� ++ + +j, 4��* `�� ++414,ilh,
Yel
, •-V
% ` ���� 7� ��, Tustin City Limits
oP '• • 4• ♦♦S, • ♦ S Hc.R e.g p , �� North Tustin
7.1$ C • 4, A. ♦���' ♦i♦• +•,+��41! C: General Plan Designation
4. ♦V.
LDR-Low Desit Residential
, �.,��,® �•♦+%♦;Nj++,�♦�+++�++�� l '�+ MDR-Medium Density Residential
1, +,F,♦5;�+, ++ +, 4#4 HDR-High Density Residential
'� ��, 10 •4k \ PCR-Planned Community Residential
4
R f
N3P ' "OR
7.
$* + "� ( - MHP •-Mobile Home Park
cc
�4��t, / .R PO-Professional Office
��� +, r ca �o� �,p /, CC-Community Commercial
_�� -♦,��;.`4..., ♦�' .,`,. .. % - PCCB-Planned Community Commercial/Business
'';'�� ����1 I��,. � � ♦ � �,, - I-Industrial
'.> .r_� � i
�I�,���►;j,:;��!�`�"� ++ '``®�� 4114 411, ®\ +,•
;, - PI-Public/Institutional
� � lib "* �� At 'Y"�`,`` " `� °'�°`'` '��\ �� - PCPI Planned Community Public/Institutional
' ' , 414, , #�, �..� • `,�.� ��` '+ MCAS-MCAS Tustin Specific Plan
4. ' , , ,, ,, Q,4. ��` ,y® �p,�j ���/,�, +, _DCCSP-Downtown Commerical Core
* ' '�, ,, ,, ,, 0:›W .1 . Specific Plan
• 411101,'
'% RHSP-Red Hill Avenue Specific
`♦JO . fie♦ rmm
i,� ♦ • ♦♦ co ,"'iii ��� ` ® qn'' tia. ,, az, Plan
did �i `��,, % ♦ `_ , ,�,����
.:v 41*. .`° ��'� o." �' '*. -k..t..%46,�+ �il;,�I,-_�• Ii 4Allk. WWI i♦ids... - • =�L ..•mss S 1 -
0 0.075 0.15 0.3 Mlles
June 2018 IN c Yom- Proposed General Plan Map Figure LU-1
At,,t-ts of the City of Tustin Land Use Plan
Policy Map
(71J
I I I
Table LU-3
Future Land Use Density/Intensity and Population Capacity of the Land Use Plan(J;)
Gross Acres (From Acres Gross Acres Dwelling Dwelling Dwelling Square Square Square Population
Incorporated Unincorporated Total Units Units Units Footage Footage F000'age Average Estimated Estimated Estimated Estimated Maximum Maximum
Area Area Planning Incorporated Unincorporated Total Incorporated Unincorporated Total Persons Per Population Population Population Population Estimated Estimated
Area Area Area Planning Ares Arca Planning Dwelling Incorporated Unincorporated Total Inorpxaled Population Population
Mojof land Ilse Groupings and (A) (B) (C) Area (0005) (0001) Area Unn Area Area Planning Area Capacity Capacity
Lad Use Designations (DI (D) (000's) Arm Low High Incorporated Total
ID) (E) (E) Area Planning
IGI III)Arra
I(csidealial
Low Density Residential(1-7 digacl 790.5 3,210.3 4,000.8 2,977 6,784 9,761 3.39 10,092 22.998 33,090 9,587 10,597 12,220 43,933
Medium Density Residential(8-15 dust) 35.8 0.0 35.8 430 0 430 2.85 1,225 0 1,225 1,163 1.286 1.225 1,225
High(knsity Residential(15-25 d✓ac) 624.4 0.0 §I,i.4 10,360 0 10,360 2.24 23,206 0 23,206 22,045 24,366 27,708 27,708
Mobik Home Part(1-10 dol.) .$1,7 0.0 S1.7 702 0 702 2.24 1,572 0 1,572 1,493 1,650 1,762 1,762
Commercial
Community Commercial 1141 0.0 14. 1..594 0 1.3.93
4 9,)l..so I.,00„wveaal 7-2,,9 0-4 .2-0 114 .V.. 4.349 u .1.244 854 4E4 IFI
Professional°nice _52,5 0.0 52.5 732 0 732
I oda vial
Induslrlat 156.4 15.0 171.4 2,122 2261 19/2.
PabIir
PublicilrrBitutiona( 2965 165.7 402,2 '064 1753 2.:1,1,
Hu.n6,w rat Commercial('ore Opecill Plan MI 2170 1111 21711 97. •
'' )1 3249 3,04 ,2696 U 2,696 2,1004 2,696 2_,696
fuslin I.egaev NpecIlk flan 1,532.6 0.0 1,532.6 6,411 0 6,411 9,532 0 9,532 (3) (5,900 0 15,900 15,900 11,417 15,900 15,900
Red 1110 Avenue Specific Plan 1511 39.7 0,0 39.7 5004 ."'I o- 4 41.1 3.04 (.520 4 1520 L330 (5211 1,520
Placed Community IPC)
PC Low Donny Residential 806.7 331A 1,138.1 3,107 946 4,053 3,25 10,097 3,075 13,172 9,592 10,602 11,955 15,892
PC Medium De01440-Residentla( 470.3 58.2 528.5 3,690 454 4,144 2.73 10,073 1,239 11,312 9,569 10,577 15,407 16,773
PC Fligh Density Rmsldnnual 291.7 3.0 294,7 4,356 41 4,397 2.12 9,234 87 9,321 8,772 9,696 12,368 10,945
PC CommercisuBusiness 71U 85.9 463,9 to 445 1.1 92 12142
PC'Pubhrinsluauonal 370.9 20.8 391.7 2,585 145 2,730
Truaportatfon
Tmnsponaoun 533.9 63.3 597.2
'folal 7,181$ 3,753.6 11,145.4 ROLA 8,225 4105 34.504 2,758 37,262 81.515 j7� 113.01.4 4204 3131)) 33,29! 33.54
A Fur purposes 01 estrihmmmg density.menu,in,land usedesnnuinm.the gras+xseage for rmidenlial and nam-resWaaial lag ore ocorn enW to na m.,,cagethroun,•aerara1reYu11o1144113e1r01uareaacbr 22.,•....eanfaf
lend arta deemed to roadways x 6ththe, (34.6 of Mob.Hare Pad.
B Melling anise the ixu9nvatd ares art generally hood an tesi,ennal.eupuam xaates of 4.50 dux fa Ls Derain Residential,15 dux fa McMinn Dena,ResWentW.20.94 dtvx for High Daum Renden01.
8.29 dux for Mute Home Park.
C Peeling units in the wimmporaed mu are gana416 Wse.an,0404661 desipma,00 a.erases M2 99 dux Rn Lo,0.0,1000,0.040.917 dux f PC Lox Palmy Resdennal.9 75 du'x fo,PC Madman Density.and 1731 du'00
an 1.0 4000 Residential.The dinaar:e.^,.numha of duelling win in the murcotporned am banger Tanks;2 and}l is attributable to munahng ert,u ad,analwm between Yum soaves.rot Genal Plan purposes.
the numbers in both mb1es are cram..e4usalent.
D Square fomage R.noocesi4emW desipWiom n based m Me standard Maui,(FAR,for the de0pakonreperemed.
E APTulation rage la the cry and planning area is camped to xvvan for seriatim m amerced mums pa dwelling writ using 95 petcan of the a nage perm.pa dwell',mg for 0e 4uumm of lir nesse and 143 paenl of the
avaage pavans per duelling uM for the(22p of the range I ung the acceptor of the seas of Toon.5prnnc Plan where Nu Wm11aum am 190•.1
F-iu•-d-a,..a-+,+..u+- s-.w,wnr a.r, wr n,... w- .+d�em+m'f'wnl�.edNwtµ•`m.
G Mamempopdaan capxny calculated by ending one dwelling unit per 50,5101<a amp daellmg mil per acre fxwrde•enbed in HaeBabove with Ne exception al High Density Reademial at the
25 Mac imamru lfoe Uwe dndopneoq.
H Nis!main popda6m apxay calculatdin•6Mg are duelling unit pen am<to Meaecrap dw ciliag unit per xra(acla desaibad in Nom B and Nae C abm,c with Mees ption a1Hlgh Density 9,040niara the 25 dwrsesom num.
I Pe'Low Derv,)Rnldenna2 consnns 1,403 dwelling many 7/51,4,09(0500(3 Readenual contacts),669 dwelling mils and P('High Deni,camtans 3,18410e lung units to Math limn Planed C a a6miry.419 PC nigh Di nacy
and 12226 PC atedien Dawn ResoJeeial.466)065 marts are maw..of Fara Tustin.1,291 PC I.m Damp Reudennal duelling units are mare Taw,Meadow a and Peppata Plamad Cammniues.522 PC Medusa Density
Residmhal dwdlma units arc in 6e Plumed Commonly of la.elw mai All of me PC R000ror il dweilm0 troll Epsom have been provided by the City of Tustin.
1 TMekaal kg use duan,in dwelling miss and unlace Morava and the popdalion rap.),almun are Inc deedopmeru mpbcawm of that pumoaofthe Ino:.'1c_.,.. r...4.MCAS 1dmin Spam Pc Plan i aces only whim Me City of Tumn
4e narnnedimas0,ms of lag use 159ymannna ,_,_..,_anticipated on to MCAS Tumor Specific Plan.
(5154611.24059555 imnrrur5o 1hr 06]/60,52 w,cagc,Jwclling nuts,square focuses.and populate associated with the Sphere of In2ucas ame damn 9.7915/CO by LAPCH a9 hoe 13.2009
L s�lT I au.uil .. .J•, _ -_.r�., ,.,..-c.1 ehF -. 6.wmrm, C, att...P [ 15Y!LIN
M Sot IA mina Lata ane 325.0013 oft,1H6 square fent Ise bear analyzed is me Rea HaA.ame Specific P1a.t0003rh FIR. LAND USE ELEMENT
JUNG 2918
•
•
518 •
areas, to allow for an unforeseen need for public utilities, and to
recognize that some owners will maintain their land in an
undeveloped state beyond the time span of the Plan. The Southern
California Association of Governments (SCAG) has recommended
that plan capacity overage not exceed approximately 20 to 25 percent
of the projected population. The measurement of overage is
accomplished by dividing the maximum population capacity of the
plan by the projected population. For the Tustin Planning Area, the
maximum population capacity of the Plan is 129,655, and the
projected population is 104,312 resulting in an overage of
approximately 24 percent.
SPECIAL MANAGEMENT AREAS
Certain areas within the planning area have special characteristics or
unique properties which require continuous City management to
ensure that City policy is implemented and desired results are
achieved.These"Special Management Areas" (SMAs)are regulated in
different ways by the City and other public agencies having specific
responsibilities for methods and timing of land development. For
these reasons,two Special Management Area Policy Maps have been --
prepared to identify these areas consistent with Land Use Element
goals and policies and related policies, contained in other General
Plan elements which impact land use decisions.Special standards for
development in Special Management Areas are applicable regardless
of other land use descriptions on a property. Figures LU-4 and LU-5
delineate the boundaries of Special Management Areas in the Tustin
planning area.
Existing Specific Plans
Specific plans are designed to implement General Plan goals and
policies by desegregating land uses, densities, developments and
design standards. Adopted specific plans within the planning area
include: East Tustin, Pacific Center East, Downtown Commercial
Core,Red Hill Avenue,North Tustin,and MCAS Tustin Specific Plan
(Tustin Legacy).
East Tustin Specific Plan: The East Tustin Specific Plan area
represents a portion of the Irvine Company property which was
annexed to the City of Tustin incrementally in 1977, 1980, and 1981
CITY OF TUSTIN LAND USE ELEMENT
I GENERAL PLAN 52 JUNE AUGUtiT 2018
519
-- >
r i
.
i .
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S.7 171T 4,34Nk- 1111;1.'s 4**
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,,,,
........_.
. .. . ... . ,,, ...:
,. Pians
/►, .',;:...:.\-. Dawninwn Cunuu a ai Core
/ .
. ® East T;ttin
NORM _i' ggi Nairn:Cedar East
a
'<<">z MCAS Tustin
F:1 City't Red Hill Avenue
FTSober*a<f+ *nraPLnnitsMa
TV1 STIN Figure LU••4
J Special Management Areas
GENERAL PLAN Specific Plans
g Updated Juno 29,2018
R
520
Red Hill Avenue Specific Plan(RHASP):The RHASP focuses on a
portion of Red Hill Avenue north and south of the existing
Interstate 5 freeway within the City. The planning area includes
approximately 36 acres of land and extends from Bryan Avenue to
the northeast and Walnut Avenue to the southwest. The area was
primarily developed in the 1960's as primarily a vehicular corridor
with a mixture of low-intensity commercial, retail, restaurant and
office uses within traditional shopping centers.
The RHASP intends to encourage a greater mix of uses within the
specific Plan area with an emphasis placed on the pedestrian and
bicyclist in addition to the needs of the automobile and public
transit. The goals of the Specific Plan include the addition of
residential uses in either a horizontal or vertical mixed-use setting
with retail commercial or office that reinforce a pedestrian
orientation with a greater variety of activities along the street.
The RHASP creates an identity and vision for the area with the
option of doing development projects that combine residential
living with commercial uses throi_gh a discretionary review process
which evaluates and encourages high-quality mixed use.
North Tustin Specific Plan:The North Tustin Specific Plan applies to
portions of the unincorporated area of North Tustin in the general
vicinity of 17th Street and Newport Avenue. All development
activities within this area of the County are subject to provisions of
the North Tustin Specific Plan. A more lengthy discussion of the plan
can be found in the Land Use Technical Memorandum.
The North Tustin Specific Plan (NTSP) is a County document
presently controlling development under the County's jurisdiction.It
was formulated by community consensus in response to a perception
that this area forms a buffer zone between commercial development
to the south and west and low density residential to the north and
east. This General Plan recognizes the continued need for stable
specific designation for this sensitive area by requiring that
development regulation in this NTSP be utilized in review of any
development proposals within this area under the Tustin General
Plan. Should the subject area or any part of it be annexed to the City
of Tustin, the NTSP document will be revised to reflect the changed
jurisdiction and authorities. In the case of ambiguity due to map scale,
or other special concerns such as topographic or environmental
constraints,the County of Orange's exhibit maps in conjunction with
CITY OF TUSTIN LAND USE ELEMENT
I GENERAL PLAN 57 JUNE ALGU51 2018
521
Exhibit C
o "41,, 4 ca vi "rw ' ' 'i.4. .- '<T.,: / 1
41, ''') cx. , _ AO • #•• • L , #
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. , .1* . ,.': ►'♦'♦♦♦♦♦♦♦♦,�,♦•,, c�� . Legend
; AV i ♦ ♦ ,♦ I Tustin City Limits
♦ ♦♦�, ♦♦♦♦ ♦♦� ♦ Ai*" '♦' RHASP-Red Hill Avenue S ecific Plan /*'*i:♦♦,♦♦♦♦♦♦♦MOR �. '♦�� GeneralPlan �'•, HDR . ,'� •�'- ♦ . . LDR-Low Density Residential. HDR � ,' .. �. #411110
MDR-Medium Density Residential I�,. ;:;,� � ♦ cv � HDR „ HDR-High Density Residential
aJt $
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.,<>.40..-.- , ''4 -''��:'::'� .• ,. ,�♦;�S�`4 .. ,,,;� HP-Mobile Home Park
♦ ♦ Al®°- PO-Professional Office
HDR• ' �1 �' ,�,I , ®`,�' + ,°'�,' +1, 1 CC-Community Commercial
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••'''4,4$,, HDR 7,,, ,,, ``.�,HDR/tt'�® �p``��`.�i7° �',� PCCB-Planned Community Commercial/Business 44
44,,;. ' ''�,,,� �,, ,,�`6v” *® .• * - PI-Public/Institutional
°- ' ♦ . ,, ,, f1b�,,.if,'), ..CiJ```am ,�'' , Occ • ® p, . - PCPI-Planned Community PubliGlnstitutional
� �, ,�♦ �*®Jr1tr� �`�♦♦ ♦♦ 4114> SP 1-Tustin Legacy Specific PlanIS
tol
0 0.075 0.15 0.3 Miles
June 2018Existing General Plan Map
6Sz1 of the City of Tustin
523
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�� ^{;N., n Tustin City Limits
i 1. North Tustin
V"`<. /F 1._
General Plan Designation
�._. r LDR-Low Desity Residential
� _.. * -1001%. \�/\ ' /„ MDR-Medium Density Residential
V I/ `�
- HDR-High Density Residential
,, /i, • �-,'�PCR-Planned Community Residential
i
� \ \ /
� -MHP-Mobile Home Park
PO-Professional Office
• y�
`�" / •�,'F+J� � _ CC-Community Commercial
-PCCB-Planned Community CommerciaVBusiness
N MII-Industrial
MI PI-Public/Institutional
0 0.25 0.5 1 Miles IIIPCPI Planned Community Public/institutional
1 1 I l I 1 I I
MCAS-MCAS Tustin Specific Plan
€W71 DCCSP-Downtown Commerical Core
Specific Plan
Crill"O� —
f
�� �� General Plan Map Figure LU-1
sit City of Tustin Land Use Plan
04!0212018
fs` .7, . ---i- -• `.- - li , �'. *4 •* `q•** 7 ��� ice.
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%, Tustin City Limits
► ��i ,•• •;♦ '� �' NGS c�� I North Tustin
• ♦ •• #••, ,•� � cc e•
,' W
r -� ,, ,� .• •• ♦•••� ,,,•S•,��•••••, General Plan Designation
�� ,� ®�,� ' • '�� ���� •� •
, LDR-Low Desity Residential
■■ ► �1i%A, 4,,.fir '., •SS t,�•, ,�� ••,•
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• •s•�'••,••'�•• •• '\' • HDR-High Density Residential
.GRq746 , •♦:♦ ♦,•,• ••r� • PCR-Planned Community Residential
. 74 �� ��� 1� ♦�,♦ a - MNP-Mobile Home Park
V ,<> ��, ����. , "DR PO-Professional Office
cc v
�,•�4��` o� �, � CC-Community Commercial
• `'' ♦��� ,j�� *s ` __/.-6, 1W ,�, ® PCCB-Planned Community Commercial/Busines
•
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arza
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•� ,' • •��►��, P * # -���!' � �:,'.°�° • MCAS-MCAS Tustin Specific Plan
• 1 DCCSP-Dov✓ntown Commerical Core
�4 #. ,'�';,��,, ,���,,♦°°�' rnr', ®�O , Specific Plan
LGP ♦
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*# 4..1P4• •• p . 0 ill:,►�` •• Ai CsI r `,�. •• e. • tar? Plan
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0 0 075 0.15 0.3 Miles
i , i i l r r r 1 1"tl'O
June 2018 N Cite= • Proposed General Plan Map
.17 ss of the City of Tustin
rr
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n Tustin City Limits
!North Tustin
1 General Plan Designation
-•• LDR-Low Desity Residential
MDR-Medium Density Residential
HDR-High Density Residential
PCR-Planned Community Residential
-MHP-Mobile Home Park
PO-Professional Office
CC-Community Commercial
PCCB-Planned Community Commercial/Business
N --_. 1-Industrial
1.11 PI-Public/Institutional
0 0.25 0.5 1 Miles
l I I I 1 I I l -PCP!Planned Community Public/Institutional
MCAS-MCAS Tustin Specific Plan
DCCSP-Downtown Commerical Core
Specific Plan
ME RHASP-Red Hill Avenue Specific Plan
l�
C O4 —
,At41 1i t General Plan Map PROPOSED
6S'tS City of Tustin FIGURE LU-1
LAND USE PLAN