HomeMy WebLinkAboutPC RES 4369RESOLUTION NO. 4369
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE
CITY COUNCIL ADOPT ORDINANCE 1498 APPROVING ZONE
CHANGE (ZC) 2017-00001 FOR THE RED HILL AVENUE
SPECIFIC PLAN (SP -13) AND ADOPTION OF THE RED HILL
AVENUE SPECIFIC PLAN
The Planning Commission of the City of Tustin does hereby resolve as follows:
The Planning Commission finds and determines as follows:
A. That the City Council initiated preparation of the Red Hill Avenue Specific
Plan in July 2015 with the intent of encouraging economic development
and business attraction and development within the existing Red Hill
Avenue commercial area.
B. That to facilitate the intended vision and implementation of the Red Hill
Avenue Specific Plan (RHASP), General Plan Amendment (GPA) 2017-
00001 and Zone Change (ZC) 2017-00001 are necessary.
C. That ZC 2017-0001 will amend the Zoning Map and adopt SP -13, the
RHASP.
D. That SP -13 would establish a new, integrated mixed use land designation
for the area and would include residential uses in addition to commercial,
retail and office uses. The mix of uses would encourage development in
the area and provide incentives to redevelop existing underutilized
parcels. The RHASP would allow up to 500 additional residential units
and 325,000 square feet of additional nonresidential square footage to the
area.
E. That SP -13 (Ordinance No. 1498) will be consistent with the Tustin
General Plan, as amended by GPA 2017-00001. That the proposed SP -
13 will further the goals and policies for the long-term growth,
development and revitalization of the Red Hill Avenue commercial
corridor.
F. That the City of Tustin, as Lead Agency, has determined that collectively,
GPA 2017-00001 and ZC 2017-00001 constitute a "project" under the
California Environmental Quality Act. A Final Program Environmental
Impact Report (PEIR) has been prepared and environmental impacts
associated with the RHASP project have been analyzed as referenced in
Resolution 4367.
Resolution 4369
Page 2
G. That the Planning Commission has considered the FPEIR, prior to making
recommendation to the City Council on ZC 2017-00001.
H. 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.
I. 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.
II. The Planning Commission hereby recommends that the City Council adopt
Ordinance No. 1498 approving ZC 2017-00001 authorizing a change to the
Zoning 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) as attached hereto and adopt the Red Hill
Avenue Specific Plan document.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 25th day of September, 2018.
AUSTIN LUMBARD
Chairperson
ELIZABETH A. BINSACK
Planning Commission Secretary
Resolution 4369
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4369 was
duly passed and adopted at a regular meeting of the Tustin Planning Commission, held
on the 25th day of September, 2018.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED.-
PLANNING
BSTAINED:PLANNING COMMISSIONER ABSENT:
ELIZABETH A. BINSACK
Planning Commission Secretary
Kozak, Lumbard, Mason, Thompson (4)
Exhibits:
A. Ordinance No. 1498 approving Zone Change 2017-00001 for the RHASP
B. Revised Zoning Map
C. Final Draft Red Hill Avenue Specific Plan — dated July 2018
Exhibit A
of
451
DRAFT
ORDINANCE NO. 1498
AN ORDINANCE OF THE CITY COUNCIL OF THE CiTY OF
TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE 2017-
00001 INCLUDING ADOPTION OF THE RED HILL AVENUE
SPECIFIC FLAN (SP -13;) AND RELATED AMENDMENTS TO
THE 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 indicated a desire to encourage
revitalization and economic development while emphasizing business
retention and attraction for the Red Hill Avenue area. 'Many of the existing
commercial shopping centers and retail areas within the Specific Plan area
represent antiquated site planning and layout. As a result, the area has
not reached its full potential,. Based upon this, the Tustin City Council
Initiated: preparation of the Red HIIi.Avenue. Specific Plan and supporting
documents with the Intent of encouraging economic development and
business attraction and development with the area.:
R. That In July 2015, the City Council authorized the preparation of the Red
Hill Avenue Specific Pian and related supporting documents.
C. That to facilitate the intended vision and implementation of the Red Hili
Avenue Specific Plan project, the preparation of a Specific Plan, General
Plan Amendment (GPA) 2017-00001 and Zone Change 2017-00001.
D. That SP -13 would establish a new, integrated mixed use land designation
for the area and would include residential uses in addition to commercial,
retail and office uses. The mix of uses would facilitate development in the:
area and provide incentives to redevelop existing underutilized parcels.
The Red. Hill .Avenue Specific Plan would allow up to 500 additional
residential units and 325,000 square feet of additional non-residential
square footage to the area,
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 W the Red Hill Avenue SpecificPlan' that finds
the project to be consistent, with -adoption of the proposed General Plan
Amendments.
F. That SP -13 (Ordinance No. 1493) will be consistent with the Tustin
General Plan; as amended by GPA 2017-00001. That the proposed SPS
13 will further the goals and pol'ic'ies for the long-term t growth, development
and revitalization of the Red Hill commercial corridor,
452
Ordlnance No. 1498
Page,2
G. That between July 2015 and February 2018, a total of three (3) public
workshops. were held for the project. The purpose of the workshops was to
receive comments on the Draft.Specific Plan, The final workshop was also
a joint study session between the Planning Commission and. City Council
where the fined draft Specific Plan was presented and additional comments
were voiced and/or submitted in writing
H. 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.
1. That the City ;of Tustin, as Lead Agency, has determined that collectively,
GPA 2017-00001. and 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 -XX..
J. That as part of the approval process for the RHASP (SP-13)/Zone Change
and the General Pian Amendment and the associated actions thereto, the
FPEIR must be adopted/certified by the City Council prior to or
concurrently with approval of the project. That the City Council has
considered the FPEIR prior to or concurrently with approval of the project.
K. 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
L, That a continued public hearing; for the Red Hill Avenue Specific Plan (SP_
13) was held on September 25, 2018 and the Planning Commission
adopted Resolution No. 4369 recommending that the City Council adopt
Ordinance 1498.
M. That a public hearing was duly called, noticed, and held on the proposed
project October 16, 2018, by the Tustin City Council.
N. That on October 16, 2018, the Tustin City Council adopted Resolution No.
18 -XX adopting and certifying the. Final Environmental Impact Report for
the RHASP project.
O. That on October 16, 2018, the Tustin City Council adopted Resolution No,
18 -XX (General Plan Amendment 2017-00001), ensuring that the RHASP
project is consistent with the Tustin General Plan,
453
Ordinance No. 1,498
Page 3
SECTION 2. That the RHASP district regulations are attached hereto as Exhibit A.
SECTION 3, Severability. If any section, subsection, sentence, clause, phrase, or
portion of this ordinance is for any reason held to be invalid or
unconstitutional by tho:decisloh of any court or competent jurisdiction,
such decision shall not affect the validity of the remaining portions of
this ordinance. The City Council of the City of Tustin hereby declares
that Is would have adopted thisordinance and each, isection,
subsection, sentence, clause, phrase, or portion thereof irrespective of
the fact that any one or more sections, subsections, sentences,
clauses, phrases, or portions declared Invalid or unconstitutional.
SECTION 4. That the City Council adopts Ordinance No. 1498 approving ZC 2017-
00001 amending the City of Tustin Zoning Map, attached hereto. as,
Exhibit B and adopt, the, Red Hill Avenue SpecificPlan.
PASSED AND ADOPTED, at a regular Meeting of the, City Council for the City of
Tustin on this 16th day of Octoberil 8.
ELWYN A. MURRAY
MAYOR
ATTEST:,
ERICA. N. YASUDA, CITY CLERK
454
ordinance. No,. 1408
Page, 4
STATE OF CALIFORNIA
COUNTY OF QRANGE ss.
CITY OF TUSTIN
CERTIFICATION FOR ORDINANCE NO. 1498
Erica N. Yasuda, City Clerk and ex -officio Clerk of the: City Council of the Cltyof
Tusln,.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.
1498 was duly and regularly introduced and read by title only at the regular meeting
of the: City Council held, on the 16th day of October, .2018, and was given its second
reading, passed and adopted at a regular meeting, of the City Council held on the 6th
day of November, 2018, by the following vote:.
COUNCILPERSONS AYES:
COUNCILPERSONS NOES:
COUNCILPERSONS ABSTAINED:
COUNCILPERSONS ABSENT'
Erica N. Yasuda, City Clerk
Published:
Exhibits:
A. Final Draft Red Hill Avenue Specific Plan -dated July 2018
B. Revision of the: Tustin, Zoning Map
455
Exhib0
it B
Me
Afrdoinance,No. 1497T,,,
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RED HILL AVENUE
SPECIFIC PLAN
Kimler Horn
Expect More. Experience Better.
TUSTIN
MUMMI IM
-
RCD HI.LLAVENUE
MCIFIC PLAN
RA
A
■_ A
JULY 2018
Prepared for:
City of Tustin
300 Centennial Way
Tustin, California 92780
Prepared By:
Kimley-Horn
765 The City Drive
Orange, California 92868
1.0 Executive Summary/Introduction
1.1 Executive Summary..........................................................................................................1-1
1.2 Overview..........................................................................................................................1-1
1.3 Historical Context.............................................................................................................1-4
1.4 Planning Context..............................................................................................................1-4
1.5 Purpose and Intent of the Specific Plan.........................................................................1-12
1.6 Authority and Scope......................................................................................................1-13
1.7 Specific Plan Organization.............................................................................................1-14
1.8 User's Guide...................................................................................................................1-14
1.9 California Environmental Quality Act Compliance........................................................1-15
2.0 Vision, Goals, and Objectives
2.1 Purpose............................................................................................................................2-1
2.2 Community Engagement Overview.................................................................................2-1
2.3 Specific Plan Vision..........................................................................................................2-5
2.4 Key Planning Factors......................................................................................................2-11
2.5 Specific Plan Goals and Objectives................................................................................2-14
3.0 Development Plan
3.1 Purpose............................................................................................................................ 3-1
3.2 Land Use...........................................................................................................................3-1
3.3 Circulation Plan................................................................................................................3-3
3.4 Urban Design..................................................................................................................3-17
3.5 Infrastructure and Public Services.................................................................................3-30
4.0 Land Use and Development Standards
4.1 Purpose............................................................................................................................4-1
4.2 General Provisions...........................................................................................................4-1
Table of Contents
July 2018 • Draft • i
4.4
Development Standards................................................................................................4-11
4.5
Residential Allocation Reservation (RAR)......................................................................4-27
4.6
Nonconforming Uses, Structures, and Parcels..............................................................4-29
4.7
Specific Development Standards...................................................................................4-29
4.8
Development Incentives................................................................................................4-33
4.9
Development Review Procedures..................................................................................4-33
5.0 Design Criteria
5.1
Introduction.....................................................................................................................5-1
5.2
Design Principles..............................................................................................................5-3
5.3
General Area -Wide Design Criteria..................................................................................5-4
5.4
Specific Design Criteria..................................................................................................5-19
5.5
Signs...............................................................................................................................
5-44
5.6
Relationship to the Public Realm ....... :...........................................................................
5-47
6.0 Implementation and Administration
6.1
Purpose............................................................................................................................
6-1
6.2
Phasing.............................................................................................................................6-1
6.3
General Plan Amendment................................................................................................6-2
6.4
Zoning Map Amendments...............................................................................................6-2
6.5
California Environmental Quality Act Compliance..........................................................6-2
6.6
Administration and Enforcement....................................................................................6-3
6.7
Development Process......................................................................................................
6-5
6.8
Development Incentives................................................................................................6-12
6.9
Minor Specific Plan Modifications.................................................................................6-13
6.10
Specific Plan Amendments............................................................................................6-14
6.11
Affordable Housing........................................................................................................6-15
6.12
Severability....................................................................................................................6-15
6.13
Funding Mechanisms.....................................................................................................6-15
ii • Draft • July 2078
Table of Contents
List of Tables
Table Page
Table 4-1 Permitted Land Use and Activities...................................................................................4-4
Table 4-2 Major Prohibited Land Uses and Activities....................................................................4-11
Table 4-3 General Development Standards & Requirements.......................................................4-12
Table 4-4 Parking Standards for Mixed -Use
R
(Residential and Non-Residential/Commercial) Development (3) ................................4-21
Table 4-5 Residential Unit Allocations...........................................................................................4-28
List of Exhibits
Exhibit
Page
Exhibit 1-1
Regional Vicinity Map.....................................................................................................1-2
Exhibit 1-2
Specific Plan Area.............................................................................................................1-3
Exhibit1-3
Existing Land Use.............................................................................................................1-6
Exhibit1-4
Existing Roadways........................................................................................................1-8
Exhibit 1-5
Public Transportation Facilities........................................................................................1-9
Exhibit 2-1
Vision — Sense of Place....................................................................................................2-6
Exhibit2-2
Vision — Public Streetscape..............................................................................................2-7
Exhibit 2-3
Vision — Architecture........................................................................................................2-8
Exhibit 2-4
Conceptual Illustration — Red Hill Avenue North of 1-5 Freeway
.....................................2-9
Exhibit 2-5 Conceptual Illustration — Red Hill Avenue South of 1-5 Freeway..................................2-10
Exhibit3-1 Land Use Plan...................................................................................................................3-2
Exhibit 3-2 Circulation Plan................................................................................................................3-9
Exhibit 3-3 Redhill Avenue Street Cross Sections............................................................................3-11
Exhibit 3-4 Schematic Median Locations.........................................................................................3-14
Exhibit 3-5 Potential Median Locations...........................................................................................3-15
Exhibit 3-6 Urban Design Plan..........................................................................................................3-18
Exhibit 3-7 Conceptual Illustration - Gateway & Secondary Gateway Signage...............................3-19
Table of Contents July 2078 • Draft • iii
Exhibits Cont'd
Page
Exhibit3-8
Signage Concepts...........................................................................................................3-20
Exhibit3-9
Streetscape Cross Sections............................................................................................3-23
Exhibit 3-10
Public Realm Plant Palette (Trees).................................................................................3-25
Exhibit 3-11
Public Realm Palette (Shrubs and Groundcovers).........................................................3-27
Exhibit3-12
Streetscape Typical Plan................................................................................................3-29
Exhibit3-13
Water Plan.....................................................................................................................3-36
Exhibit3-14
Sewer Plan.....................................................................................................................3-37
Exhibit3-15
Drainage Plan.................................................................................................................3-38
Exhibit 4-1
Frontage/Lot Width Requirements................................................................................4-14
Exhibit4-2
General Development Standards...................................................................................4-14
Exhibit 4-3
Projecting Sign at Sidewalk............................................................................................4-23
Exhibit 4-4
Projecting Sign at Driveway or Drive Aisle.....................................................................4-23
Exhibit 4-5
Wall Sign Area Calculation.............................................................................................4-24
Exhibit 5-1
Examples of Spanish/Mediterranean Architectural Style................................................5-5
Exhibit 5-2
Examples of Modern Craftsman Architectural Style........................................................5-6
Exhibit 5-3
Examples of Farmhouse/Agricultural Style......................................................................5-7
Exhibit5-4 Frontage Types.................................................................................................................5-9
Exhibit 5-5 Forecourt Frontage Options (Open Space)....................................................................5-49
Exhibit 5-6 Flexible Amenity Setback Options.................................................................................5-53
Exhibit 6-1 Residential Allocation Process........................................................................................6-9
iv • Draft • July 2078
Table of Contents
EXECUTIVE SUMMARY
AND INTRODUCTION
Executive Summary and Introduction
1.1
Executive Summary ...................................................................................................................1-1
1.2
Overview....................................................................................................................................1-1
1.2.1 Location and Setting................. ...................................................................................
1-1
1.3
Historical Context......................................................................................................................1-4
1.4
Planning Context........................................................................................................................1-4
1.4.1 Existing Conditions......................................................................................................1-4
1.5
Purpose and Intent of the Specific Plan..................................................................................1-12
1.5.1 Purpose.....................................................................................................................1-12
1.5.2 Vision Summary........................................................................................................1-12
1.5.3 Specific Plan Goals....................................................................................................1-12
1.6
Authority and Scope................................................................................................................1-13
1.6.1 Statutory Authority...................................................................................................1-13
1.6.2 Relationship to General Plan....................................................................................1-13
1.6.3 Relationship to Zoning Code.....................................................................................1-14
1.7
Specific Plan Organization.......................................................................................................1-14
1.8
User's Guide.............................................................................................................................1-14
1.9
California Environmental Quality Act Compliance..................................................................1-15
Exhibits
Exhibit 1-1 Regional Vicinity Map........................................................................................................1-2
Exhibit 1-2 Specific Plan Area..............................................................................................................1-3
Exhibit1-3 Existing Land Use...............................................................................................................1-6
Exhibit 1-4 Existing Roadways.............................................................................................................1-8
Exhibit 1-5 Public Transportation Facilities.........................................................................................1-9
RIED HILLAVENVE TUSTIN
SPECIFIC PLANE
RED HILLAYENU
SPECIFIC PLAN
1. Executive Summary and Introduction
1.1 Executive Summary
The Red Hill Avenue Spedific Plan (RHASP) focuses on the commercial area north and south of the existing
Interstate 5 freeway in the City of Tustin. The Specific Plan area is comprised of approximately 36 acres
of land (approximately 52 acres including road right -of way) adjacent to Red Hill Avenue, a northeast -
to southwest -trending arterial roadway located near the geographical center of the City. Red Hill Avenue
is primarily a vehicular corridor developed with a mixture of retail stores and restaurants within traditional
shopping centers that are not meeting their full potential to serve the community.
The RHASP calls for a greater mix of uses within the Specific Plan area. In keeping with the aspirations of
the community, greater emphasis will be placed on the pedestrian and bicyclist, in addition to the needs
of the automobile and public transit, in allocating the use of space within the public rights-of-way. Adding
residential uses and increasing pedestrian -oriented retail and commercial uses will help create a more
dynamic, eclectic, and attractive place for both residents and visitors. A greater variety of activities along
the street is encouraged through the development of either horizontal or vertical mixed -uses that reinforce
pedestrian orientation. The RHASP provides for an additional 500 dwelling units and an additional
325,000 square feet of non-residential uses as a threshold of development intensity. The total
development in the Specific Plan area anticipated with the buildout potential of the Specific Plan in
addition to the existing development is 521 dwelling units and 621,446 of non-residential development.
This regulatory planning document sets forth a vision with goals and objectives to achieve that vision, as
well as development standards and design criteria that will become the basis for future development.
1.2 Overview
1.2.1 location and Setting
The City of Tustin is in central Orange County, bordered by the Cities of Irvine and Santa Ana to the
south and west respectively; the City of Orange and unincorporated County of Orange areas to the
north; and on the east by the City of Irvine and unincorporated County of Orange territory as illustrated
in Exhibit 1-1, Regional Vicinity Map. The City of Tustin is located approximately two miles north of
Orange County's John Wayne Airport and is transected by two major regional freeways: Interstate 5 (1-5)
and State Route 55 (SR -55).
The RHASP area is located in central Tustin, east of Old Town, and southwest of the Tustin Ranch
development. Exhibit 1-2, Specific Plan Area, illustrates the Specific Plan area, which is comprised of
approximately 36 acres of land (approximately 52 acres including road right -of way). The Specific Plan
area includes properties on both sides of Red Hill Avenue, a northeast- to southwest -trending arterial
roadway, and is bisected by the 1-5 Freeway. It extends along Red Hill Avenue to Bryan Avenue to the
northeast, and generally Walnut Avenue to the southwest.
Chapter 1 • Introduction July 2018 • Draft • 1-1
Exhibit 1-1 Regional Vicinity Map
7-2 •Draft •July 2018 Chapter 1 • Introduction
11 -
Chapter 1 • Introduction
AS
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Exhibit 1-2 Specific Plan Area
_.__.July 2078 • Draft • 1-3
1.3 Historical Context
Red Hill Avenue is named after a relatively well-known
Tustin historical landmark—a hill only 347 feet high and
1,000 feet long with rust -colored outcroppings.
American Indians called it "katuktu," meaning "signifying
hill of prominence or place of refuge" because of a
legend that told of people gathering at the hill to weather
an epic flood. By the time European settlement began,
Mexicans had given the hill its present name, Cerro
Colorado, or Red Hill. The new settlers recognized the
reason for the hill's reddish hue: cinnabar, the ore that
yields mercury. Several attempts were made to mine the
ore, but the hill produced too little profit to continue.
The surrounding area took its name from the hill, as did
Red Hill Avenue itself. Agricultural uses also defined the
character of this area of Tustin, with citrus and avocado
groves in the area providing produce to large citrus
association packing houses within the City.
1.4 Planning Context
1.4.1 Existing Conditions
Today, Red Hill Avenue is a major arterial roadway in
Tustin, oriented northeast to southwest through the City.
The Specific Plan area, which generally extends from
Bryan Avenue to the northeast and Walnut Avenue to the
southwest, generally contains a mix of low intensity
commercial, retail, and office uses in an auto -oriented
setting. See more detail on existing land uses in the
paragraphs below.
Detailed existing conditions for the Specific Plan area can
be found in Appendix A: Existing Conditions Report.
1-4 • Draft • July 2018
Tustin's Agricultural Past
Historic Agricultural Uses
"Red Hill"
Chapter 1 • Introduction
RED HILLAVENUE T[1sTIN
SPECIFIC: PLAN R H LL Q
RED HILLAVENUE
SPECIFIC PLAN.
Within the Specific Plan area, Red Hill Avenue is a six -lane
divided roadway with three travel lanes in each direction and
a center two-way left -turn lane. A raised, landscaped median
is present in the segment south of Bryan Avenue. The existing
street parkways include sidewalks, with some portions
containing landscaping and trees. Interstate 5 bisects the
Specific Plan area creating a natural divide between the
northern and southern portions of the Specific Plan area.
Existing zoning within the Specific Plan area consists of
commercial and office zones: Retail Commercial (C1), Central
Commercial (C2), General Commercial (CG) and
Professional (PR). Existing uses include commercial retail,
shopping centers, professional offices, residential, motel, and
an institutional use. Many buildings are outdated, experiencing
deferred maintenance, and are in need of renovation. There
are also vacant parcels within the Specific Plan area.
Exhibit 1-3, Existing Land Use, illustrates the on -the -ground
land uses. Commercial and retail uses are spread throughout
the Specific Plan area. There are currently non -conforming
uses along Nisson Road with multi -family residential uses
located on parcels zoned for commercial uses, two single-
family homes north of Mitchell Avenue on parcels zoned for
professional office uses, and self -storage uses on EI Camino
Real. Detailed information on existing zoning in the Specific
Plan area can be found in Appendix A: Existing Conditions
Report.
Land uses adjacent to the study area north of Interstate 5 are
characterized by high density residential uses, Pine Tree Park
at the intersection of Red Hill and Bryan Avenues, and
Tustin High School to the west of the Specific Plan area. Land
uses adjacent to the study area south of Interstate 5 are
characterized by a mixture of low-, medium-, and high-density
residential uses and Frontier Park to the west of the Specific
Plan area. The Specific Plan area presently contains
approximately 270,618 square feet of commercial uses,
12,633 square feet of office uses, 1 1,946 square feet of an
institutional use, 3.65 acres of vacant property, and 21
dwelling units.
Public transportation and pedestrian/ADA
facilities in the Specific Plan area
Chapter 1 • Introduction July 2018 • Draft • 1-5
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1-6 • Draft • July 2018
Exhibit 1-3 Existing Land Use
Chapter 1 • Introduction
RED HILL AVENUE TUSTIN
SPECIFIC PLAN RED HILLAVENUE
SPECIFIC PLAN"
A. Demographics and Employment
In 2015, there was a population of 80,796 residents and approximately 26,400 households living in the
City of Tustin. From 2010 to 2015, the City's population increased by 8.2 percent. By comparison, the
population of Orange County increased by 3.8 percent from 2010 to 2015. Average household size in
Tustin was 3.04 persons per household in 2015 (Kosmont, 2017).
Per the California Employment Development Department, the unemployment rate in Tustin for April 2016
was 3.6 percent, which is lower than the County's unemployment rate of 3.9 percent. The top job
categories within the City include retail trade; professional, scientific, and technical services; and hotel
accommodation and food services. According to the most recent U.S. Census Economic Study published
in 2013, most City of Tustin residents (94%) work outside of the City. Approximately six percent (6%) of
the working population who live in Tustin also work in the City. Detailed demographic and employment
data for Tustin can be found in Appendix B: Kosmont, Tustin Red Hill Corridor Retail Plan.
B. Market Demand
A market demand analysis was conducted for the Specific Plan area to evaluate the potential for future
development opportunities. The analysis found that retail vacancy and retail lease rates in Tustin are
slightly higher than the overall Orange County market average. Retail sales per capita for the City
(-$29,500) (Kosmont, 2017) is above average compared to other nearby regions and within Orange
County. Higher performing sales categories include those in heavy commercial, such as, building
materials, auto dealers and supplies, and gasoline stations, in addition to general merchandise stores,
sporting goods, electronic stores, food and beverage stores, and restaurants. Lower performing retail
categories include health and personal care, miscellaneous store retailers, and non -store retailers.
Overall retail sales in Tustin are higher than retail spending potential based on households and average
household income, suggesting that, overall, the City is likely capturing a significant portion of Tustin
resident retail purchases and additional retail spending by residents of other cities and unincorporated
areas. Certain categories, however, are exhibiting a retail sales leakage, including: health and personal
care stores, miscellaneous store retailers, grocery stores, gasoline stations, and non -store retailers. A
market analysis for Tustin can be found in Appendix B: Kosmont, Tustin Red Hill Corridor Retail Plan.
C. Circulation System
Roadways. The Specific Plan area roadways are illustrated by General Plan designation in Exhibit 1-4,
Existing Roadways. These roadways consist of Red Hill Avenue, which is oriented in a northeast to
southwest direction; and six roadways that cross Red Hill Avenue: Bryan Avenue, San Juan Street,
EI Camino Real, Nisson Road, Mitchell Avenue, and Walnut Avenue. The intersections of each of these
streets within the Specific Plan are signalized. Interstate 5 bisects the Specific Plan area adjacent to the
intersection of Red Hill Avenue/Nisson Road and Red Hill Avenue/EI Camino Real. Northbound and
southbound on- and off -ramps are present in a diamond style interchange configuration. Parking is
currently prohibited along Red Hill Avenue except along the frontage of Pine Tree Park. There are painted
medians on Red Hill Avenue throughout the Specific Plan area, and a raised, landscaped median
between Bryan Avenue and Lance Drive. More detail on the existing roadways is provided in the
Circulation Plan (see Chapter 3, Development Plan).
Chapter I • Introduction July 2018 • Draft • 1-7
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Exhibit 1-5 Public Transportation Facilities
July 2018 • Draft • 1-9
Transit. The Orange County Transportation Authority (OCTA) operates local public transit services
throughout Orange County, including the City of Tustin and through the Specific Plan area. Route 71
currently serves the Specific Plan area, as shown in Exhibit 1-5, Public Transportation Facilities, Route 71
operates between Newport Beach and Yorba Linda, traveling along Red Hill Avenue, EI Camino Real,
Newport Avenue, and First Street in Tustin. Service is provided daily with an approximate headway
(measurement of time between vehicles in a transit system) of 50 minutes during the weekdays and 60
minutes during the weekends and holidays. Within the Specific Plan area, bus stops are provided on Red
Hill in limited locations (see Exhibit 1-5, Public Transportation Facilities).
Bikeways and Pedestrian Facilities. Within the Specific Plan area, the only existing bike lane is a Class II
bike lane (a striped, on -street bike lane adjacent to the travel lane) on Red Hill Avenue (in both directions),
between El Camino Real and Nisson Road. Red Hill Avenue is a designated Class II bikeway between
Irvine Boulevard and 1-5 and a potential Class II bikeway between 1-5 and First Street as shown in the
City's Master Bikeway Plan. Existing pedestrian facilities within the Specific Plan area include sidewalks
along all roadways and crosswalks across the signalized intersections. There are no unsignalized
crosswalks across Red Hill Avenue within the Specific Plan area. A few restaurants along EI Camino Real
provide dedicated and landscaped pedestrian walkways from the sidewalk to the building.
D. Urban Design
Streetscape. Overall the Specific Plan area is lacking in streetscape. The east side of Red Hill Avenue,
north of San Juan Street, is landscaped with grass, plants, and trees adjacent to multi -family residential i.
buildings. The west side of Red Hill Avenue, north of San Juan Street, consists of residential frontages
and driveways, with minimal trees. The west side of Red Hill Avenue between San Juan Street and EI
Camino Real, directly adjacent to an existing vacant parcel, is landscaped with street trees; south of the
vacant parcel there is limited landscaping, with several palm trees and grass in the parkway area. The
east side of Red Hill Avenue between San Juan Street and EI Camino Real does not have continuous
streetscape. The large surface parking lot, located within Red Hill Plaza on the east side of Red Hill
Avenue, north of the 1-5, contains sparse trees and landscaping. Red Hill Avenue, south of the 1-5, is
landscaped around the perimeter of surface parking lots from 1-5 to Mitchell Ave. The east and west sides
of Red Hill Avenue from Mitchell Avenue to Walnut Avenue are a mixture of single- and multi -family
residential uses and do not have continuous streetscape treatments. The west side of Red Hill Avenue
south of Walnut Avenue to the southern boundary of the property area has evenly spaced street trees. A
landscaped median is present south of Walnut Avenue (outside of the Specific Plan area).
The Specific Plan area lacks unified street furniture or other "placemaking" enhancements such as
benches, lighting, bicycle racks, planters, pavement markings, etc. There are two existing bus shelters on
the west side of Red Hill Avenue, south of the 1-5; and two wayfinding signs located on the west side of
Red Hill Avenue, north of EI Camino Real, and at the OCTA bus stop on EI Camino Real indicating the
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direction of Old Town Tustin. Generally, the Specific Plan area does not have a cohesive streetscape j
character and is often defined by large open areas of surface parking lots. Images on the following page j
illustrate the overall character of the Specific Plan area.
7-70 • Draft • July2018 Chapter 1 • Introduction
D HILL AV NUS TUSTIN
E".D. Hr I 1L U..ESPEC LFTCPLAN SPECIFIC PLAN
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Existing Character
Large parking lots
separating buildings and
sidewalks. Many
parking lots do not have
consistent parking
treatments or
landscaping.
Landscape treatments
along sidewalks are
inconsistent. Sidewalks
do not provide
adequate buffers
between pedestrians
and vehicles.
Varying sidewalk widths
and lack of unified
treatments are
prevalent.
Primary existing land
uses consist of older
and outdated
retail/commercial
buildings and centers,
Chapter 1 • Introduction July 2018 • Draft • 1-11
1.5 Purpose and Intent of the Specific Plan
1.5.1 Purpose
The RHASP provides planning regulations that connect General Plan policies with project -level
development within the Specific Plan area. The purpose of the Specific Plan is to guide future change,
promote high quality development, and implement the community's vision for the area. The Specific Plan
provides long and short-term goals and objectives, a land use plan, regulatory standards, design criteria,
and administration and implementation programs to carry out the vision of the Specific Plan area.
1.5.2 Vision Summary
The RHASP is envisioned to result in a distinctive, vibrant and thriving district with enlivened and
interconnected commercial, office, and residential uses. The mixed uses represent an evolution of land
uses that respond to the changing marketplace. The area will support multi -modal transportation
practices and activate key areas where residents, visitors, or employees can safely and efficiently walk,
ride a bike, catch a bus, or drive a car. The area will engage the surrounding neighborhoods at key
locations and reflect the small-town spirit of Tustin.
Over time, the influx of retail, restaurants, services and new residents will enhance the economic and
social vitality of the area and establish the RHASP area as a unique district with its own character. The
streets and public spaces will be enhanced through landscaping and street furniture and framed by quality
architecture expressed in a variety of building styles. '
The Specific Plan will incorporate the following elements as part of this Vision:
• Sense of place;
• Compatible land uses in an integrated mixed-use environment;
• High quality architecture;
• High quality businesses; and
• Improved public streetscape.
The vision for the Specific Plan area is more fully described and illustrated in Chapter 2, Vision, Goals,
and Objectives.
1.5.3 Specific Plan Goals
Overall goals for the RHASP, as further delineated in Chapter 2, Vision, Goals, and Obiectives, are as
follows:
Goal 1 — Enhance streetscape, landscape, and public amenities throughout the Specific Plan area.
1-12 • Draft • July 2018 Chapter 1 • Introduction
RED HILL_ VENT TUSTIN
SPECIFIC PLAN D
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RED HILLAVENUE
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Goal 2 — Improve visual and functional connections and linkages between Red Hill Avenue, surrounding
residential neighborhoods, adjacent public and institutional uses, and Interstate 5.
Goal 3 — Balance flexible and diverse land uses that foster economic development opportunities and
support housing opportunities. Land use in the project area will maximize residential opportunities along
with neighborhood -serving retail and commercial uses.
Goal 4 — Streamline processes to support future development in the Specific Plan area.
Goal 5 — Improve pedestrian and bicycle accessibility and vehicular circulation to minimize potential
conflicts between different users and improve mobility throughout the Specific Plan area and connectivity
with the greater community.
Goal 6 — Implement parking standards that reflect verifiable demand and consider future land uses in the
area.
Goal 7 — Coordinate existing and future development with infrastructure capacity.
Goal 8— Ensure development within the Specific Plan area is sensitive to and compatible with surrounding
land uses.
1.6 Authority and Scope
1.6.1 Statutory Authority
The RHASP is established through the authority granted to the City
of Tustin by California Government Code, Title 7, Division 1,
Chapter 3, Article 8, Sections 65450 through 65457
(Specific Plans). As expressed in California law, a Specific Plan
may be adopted either by ordinance or by resolution. This allows
jurisdictions to choose whether their specific plan will be policy
driven (adopted by resolution) or regulatory in nature (adopted by
ordinance). The RHASP will be adopted by Ordinance as a
regulatory plan.
1.6.2 Relationship to General Plan
The current City of Tustin General Plan was updated in 2013. A specific plan may not be adopted or
amended unless the proposed plan or amendment is consistent with the General Plan, pursuant to
Government Code Section 65454. The RHASP was adopted in conjunction with an amendment to the
General Plan to make the two documents consistent. The RHASP's regulations and criteria comply with
the directives of the Tustin General Plan's policies and programs as amended.
Chapter 1 • Introduction July 2018 • Draft • 1- 73
1.6.3 Relationship to Zoning Code
Upon its adoption, the RHASP will become the zoning for all properties within the Specific Plan area,
replacing the existing zoning. Government Code Section 65455 requires that the adoption or
amendment of a zoning ordinance be consistent with any applicable specific plan covering the same
area. The provisions contained in the RHASP constitute the primary land use and development standards
for the Specific Plan area. These regulations are applied in addition to the provisions set forth in the
Tustin City Code (TCC). Where the Specific Plan is silent, the provisions of the TCC shall prevail.
1.7 Specific Plan Organization
The RHASP is organized into the following Chapters:
• Chapter 1: Introduction — This chapter provides a general introduction to the Specific Plan,
including the purpose and intent of the plan, historical background, an overview of existing
conditions, and scope and authority of the Specific Plan.
• Chapter 2: Vision, Goals, and Objectives — This chapter provides the policy foundation for the
Specific Plan and includes the community vision, policy framework, and goals and objectives.
• Chapter 3: Development Plan — This chapter provides specific land use, circulation, urban design, ('
and infrastructure plans.
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• Chapter 4: Land Use and Development Standards — This chapter identifies the allowed land uses
and the development standards for parcels in the Specific Plan area.
• Chapter 5: Design Criteria— This chapter provides design regulations and guidance for all private
properties in the Specific Plan area, including criteria for site planning, building design, and
signage.
• Chapter 6: Implementation and Administration — This chapter discusses the administrative process
and procedures required for review and permitting of land use and development activity within
the Specific Plan area as well as development incentives and funding mechanisms.
• Appendices: The Appendices provide background materials related to the Specific Plan.
1.8 User's Guide
The RHASP is designed to meet the needs of many users, including property owners, merchants,
architects, designers, building contractors, City staff, future residents, investors, developers, and other
interested persons in the community. Each of these interests plays a role in the future development of the
Specific Plan area.
1-14 • Draft • July 2018 Chapter 1 • Introduction
a
R.E D HILL AVENUE TUSTI N
SPECIFIC PLAN ;e
RED HILLAVENUE
SPECIFIC FLAN
To most effectively use the Specific Plan, the following process is recommended:
• Step 1: Review Chapter 1 to gain an understanding of the study area, including history and an
overview of existing conditions.
• Step 2: Review Chapter 2 to gain an understanding of the vision and guiding principles for this
Specific Plan.
• Step 3: Property owners that are interested in developing/intensifying property or those interested
in starting a new business or expanding/enhancing an existing business in the Specific Plan area
should review Chapters 4, Land Use and Development5tanclards and 5, Design Criteria, to gain
an understanding of the development standards and design criteria for their property.
• Step 4: Review Chapter 3, Development Plan, to gain an understanding of the land use,
circulation, urban design, and infrastructure plans that will guide the potential buildout of the
Specific Plan area.
• Step 5: Review Chapter 6, Implementation and Administration, to gain an understanding of the
implementation procedures and administration of this Specific Plan.
• Step 6: Schedule a meeting with the City of Tustin Community Development Department to
review concepts, determine project processes and requirements, identify other agencies that may
need to be contacted, and discuss potential issues, solutions, and approaches.
It is highly recommended that interested property/business owners, developers, and investors contact the
City to discuss project proposals before committing large amounts of time and financial resources for
plans and drawings.
1.9 California Environmental Quality Act Compliance
The RHASP has been prepared in conjunction with a
Program -level Environmental Impact Report (EIR), which
identifies potential impacts resulting from the proposed
development and establishes, standard conditions and
mitigation measures that reduce them to a less than
significant level, where feasible.
As the lead agency, the City of Tustin will implement a monitoring program for the approved standards
and mitigation measures. To assist in this monitoring effort, a Mitigation Monitoring Program has been
developed by the City as part of environmental findings which will be included in the Final Specific Plan
approved by the Tustin City Council. The Mitigation Monitoring Program shall be included as an
Appendix to this Specific Plan.
Chapter 1 • Introduction July 2018 • Draft • 1-15
The RHASP EIR will serve as the primary environmental document for future development undertaken
within the Specific Plan area. The EIR is anticipated to be the definitive environmental document for
project implementation within the Specific Plan area, including serving as a Program EIR for purposes of
backbone infrastructure improvements. Future development projects that require discretionary review will
be examined against the analysis prepared for the EIR to determine if additional environmental
documentation must be prepared. Developments that do not require additional discretionary review will
not be subject to additional environmental documentation. However, a project applicant will be required
to submit documentation substantiating the finding that said development is allowed and in conformance
with the Specific Plan, and the potential environmental effects are within the parameters and timeframe
analyzed within the Specific Plan EIR.
Future development projects proposed within the Specific Plan area may be required to prepare their
own environmental documentation pursuant to State law. However, subsequent site-specific projects may
use the "tiering" concept, as provided by § 15385 of the State CEQA Guidelines. The tiering concept is
a process by which the City of Tustin, as lead agency, can adopt the programmatic EIR focusing on the
"big picture," and can then use streamlined CEQA review for subsequent individual development projects
in the Specific Plan area. This streamlined CEQA review may be used for each site-specific future
development so long as the project is consistent with the findings of the EIR, the mitigation measures
described in the EIR, and the City's General Plan and Zoning Ordinance, This tiering concept allows the
City to address the broad environmental issues detailed in the EIR during the planning stages of the
Specific Plan. Future site-specific development projects will be evaluated on a project -specific basis, and
may be excused from repeating the broad environmental analysis examined in the comprehensive,
programmatic EIR for the entire Specific Plan area.
1-16 • Draft • July 20 78 Chapter 1 Introduction
_ VISION, GOALS, AND
OBJECTIVES
Vision, Goals, and Objectives
2.1 Purpose......................................................................................................:...............................2-1
2.2 Community Engagement Overview...........................................................................................2-1
2.2.1 Community Workshops..............................................................................................2-1
2.3 Specific Plan Vision.....................................................................................................................2-5
2.4 Key Planning Factors................................................................................................................2-12
2.5 Specific Plan Goals and Objectives...........................................................................................2-14
Exhibits
Exhibit 2-1 Vision —Sense of Place...........................................................................................................2-6
Exhibit 2-2 Vision — Public Streetscape....................................................................................................2-7
Exhibit 2-3 Vision —Architecture..............................................................................................................2-8
Exhibit 2-4 Conceptual Illustration — Red Hill Avenue North of 1-5 Freeway...........................................2-9
Exhibit 2-5 Conceptual Illustration — Red Hill Avenue South of 1-5 Freeway.........................................2-10
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RSD HILLAVENUE UU TIN
SPECIFIC PLAN LED >
RED HILLAVENUE
SPECIFIC PLAN
2. Vision, Goals, and Objectives
2.1 Purpose
This chapter of the Red Hill Avenue Specific Plan (RHASP) provides the overall vision and policy
foundation for the Specific Plan document, including a summary of the community outreach process,
planning factors, and goals and objectives.
2.2 Community Engagement Overview
A primary purpose of the RHASP is to establish a regulatory document grounded in community
participation and input. Throughout the development of the RHASP, the City of Tustin engaged with
and collected input from community residents and stakeholders through various community outreach
activities. Detailed summaries and notes from community engagement activities can be found in
Appendix C: Community Outreach Summary.
2.2.1 Community Workshops
A. Workshop #1 — July 21, 2016
On July 21, 2016, the City of Tustin held the first Community Workshop at Tustin High School.
Workshop attendees learned about the planning process, project goals and objectives, and the overall
project overview. Workshop attendees also participated in an interactive Post -It note exercise to identify
treasures, challenges, and visions for the Specific Plan area. At the time of the first workshop the
Specific Plan area included the residential neighborhoods north of San Juan Street.
Treasures. Workshop participants identified the following as some of the important "Treasures" in the
Specific Plan area:
• Red Hill Avenue's access to amenities, such as shopping, dining, and nearby schools;
• Existing mature hardwood trees in the area and at nearby Pine Tree Park;
• Shopping centers and other existing businesses that provide retail opportunities;
• Reduction of crime and efforts by Tustin Police Department to make the area safer; and
• Small town character and feel of many areas in the City, including the RHASP.
Challenges. Workshop participants identified the following as some of the existing "Challenges" in the
Specific Plan area:
• Traffic congestion and noise along Red Hill Avenue;
• Lack of on -street parking in residential areas and streets close to nearby schools;
Chapter 2 • Vsion, Goals, and Objectives July 2018 • Draft • 2-1
• Older, commercial centers and buildings needing rehabilitation;
• Lack of a comprehensive bike network;
• Safety issues, including freeway entrances and crime near the existing motels; and
• Deficient landscaping and trees within the area.
The Future. Workshop participants also provided their ideas and thoughts on the future of the
Specific Plan area. The following "Visions" were identified as concepts that may help improve the area:
• Utilize sustainability principles, such as energy efficiency, green building, alternative energy,
and water conservation;
• Provide adequate on -street and off-street parking (related to existing residential neighborhood
parking issues north of San Juan; the Specific Plan area was revised to eliminate this area);
• Encourage other modes of transportation, especially walking and biking, by providing
accessible and connected facilities;
• Remodel and rehabilitate existing shopping centers and attract a balanced mix of businesses;
• Address traffic flow and safety issues along Red Hill Avenue; and
• Preserve Tustin's small-town feel even as new development is considered in the area.
Visions. Following the Post -It note exercise, workshop participants were placed in small groups and
asked to develop group vision statements for the Specific Plan area. Vision statements described the
community's hopes, dreams, and aspirations. The following common themes emerged resulting in the
following five (5) vision statements:
Preserve the small town feel and community character of Tustin in all new development;
• Attract a variety of businesses that serve the community;
• Encourage an appropriate mix of commercial, retail, service, and residential uses;
• Incorporate sustainability principles that support the environment, the local economy, and
Tustin's quality of life; and
• Enhance future development by preserving existing street trees and incorporating additional
landscaping and open space.
This workshop summary does not encompass all comments received. For detailed notes from
Workshop #1, please refer to Appendix C: Community Outreach Summary.
2-2 • Draft • July 2078
Chapter • Vision, Goals, and Objectives
RED HILL 'VENUE TvsT1N
SPECIFIC FLAN
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B. Workshop #2 — December 1, 2016
On December 1, 2016, the City of Tustin held a Community Open House at the Clifton C. Miller
Community Center. Attendees learned about the planning process, project goals and objectives, a
summary of Community Workshop #l, and the overall project overview. Community residents and
stakeholders had the opportunity to participate in hands-on and interactive exercises to help develop a
future vision for the Specific Plan area. Input from open house participants was gathered and covered
the following topics: refined Specific Plan boundaries; priority areas and areas of concern within the
Specific Plan area; potential future land uses and activities; potential transportation and circulation
improvements; and streetscape, public amenities, architecture, and urban design improvements. The
refined Specific Plan area boundary was the result of concerns expressed during Workshop #7; the
refined boundary eliminated the existing residential neighborhoods north of San Juan Street.
The following is a summary of comments at this workshop.
Specific Plan Boundaries:
• The community agreed with excluding the residential area north of San Juan Street and west of
Red Hill Avenue from the Specific Plan area boundaries.
• The community asked for consideration of the inclusion of the parcels located on the southwest
corner of Walnut Avenue and Red Hill Avenue.
Future Land Uses and Activities:
• Allow mixed-use development within parcels north of EI Camino Real and on both west side
and east side of Red Hill Avenue;
• Mixed-use development is appropriate in the Stater Bros. shopping center and across the street
at the 7 -Eleven shopping center;
• Avoid architecture that looks too much like Irvine and buildings higher than three -stories;
• Commercial uses are appropriate along the entire Red Hill Avenue corridor between San Juan
Street and Mitchell Avenue;
• Residential architecture should include canopies, patios, and overhangs for shade; blank, flat
walls should be avoided;
• Residential uses should be concentrated in the vacant lot south of San Juan Street and west of
Red Hill Avenue;
• Residential uses can also be considered on the parcel south of San Juan Street and east of Red
Hill Avenue; and the parcel at the southwest corner of Red Hill Avenue and Walnut Avenue;
• Include adequate parking in future development and consider parking garages and
underground parking where appropriate;
Chapter • Vsion, Goals, and Objectives July 2018 • Draft • 2-3
• Provide places to shop, retail areas, and family -friendly businesses where residents and visitors
can hang out;
• Residential uses should not be more than 30 dwelling units per acre; and
• Commercial uses should be the focus.
Transportation and Circulation Improvements:
• Include safer bike lanes and buffered sidewalks to make the Specific Plan area a more
comfortable and pleasant experience for non -motorists;
• Address parking issues in the neighboring residential areas and spillover to other areas;
• Reduce the number of driveways that ingress/egress onto Red Hill Avenue;
• Consider installing left turn arrows along Red Hill Avenue;
• Do not use roundabouts in the Specific Plan area; and
• Consider pedestrian bridges or additional pedestrian crossings to improve access across Red
Hill Avenue.
Streetscape, Public Amenities, and Urban Design Improvements:
• Improve the aesthetics of Red Hill Avenue with landscaping, medians, public art, light posts,
and themed signage;
• Add gateway features that are timeless, representative, and complements the identity of the
area as well as the City of Tustin;
• Incorporate streetscape improvements along the freeway underpass; and
• Streetscape should have an overall theme that helps create an identity for the area.
This workshop summary does not encompass all comments received. For detailed notes from
Workshop #2, please refer to Appendix C: Community Outreach Summary.
2-4 • Draft • July 2078
Chapter • Vision, Goals, and Objectives
2.3 Specific Plan Vision
The RHASP is envisioned to result in a distinctive, vibrant and
The Red Hill Avenue
thriving district with enlivened and interconnected commercial,
Specific Plan area will be a
office, and residential uses. The mixed uses represent an evolution
distinctive, vibrant and
of land uses that respond to the changing marketplace. The area
thriving district with
will support multi -modal transportation practices and activate key
enlivened and
areas where people can safely and efficiently walk, ride a bike,
interconnected
catch a bus, or drive a car. The area will engage the surrounding
commercial, office, and
neighborhoods at key locations and reflect the small-town spirit of
residential uses.
Tustin. Over time, the influx of retail, restaurants, services and
new residents will enhance the economic and social vitality of the area and establish the Specific Plan
area as a unique district with its own character. The streets and public
spaces will be enhanced through
landscaping and street furniture and framed by quality architecture
expressed in a variety of building
styles.
The Specific Plan will incorporate the following elements as part of this Vision:
A. Sense of Place
Present day Red Hill Avenue is a blend of older commercial development with no cohesive theme or
character, with off-site parking dominating much of the street scene. The revitalization anticipated by
this Plan will create a district that respects the City's past while providing modern amenities that attract
residents, shoppers, and businesses. Because this redevelopment will occur over a period of years, the
area will have a more organic feel as new buildings replace outdated structures, residential uses are
introduced, existing buildings are remodeled, and landscaping along the streets matures. This evolution
to a mixed-use community will result in an area that allows residents to live within walking distance to
parks, restaurants, and daily services. Attractive streets and sidewalks will encourage pedestrians to
stroll. Interesting commercial establishments will provide a draw to the area, creating a thriving area.
The area will complement and connect to existing neighborhoods. It will add to the fabric that makes
Tustin one of the most charming communities in Orange County.
"Charm" implies something old-fashioned to many. This district will respect Tustin's history while
accommodating a mix of modern land uses. The area will have a comfortable feel that will appeal to
residents, businesses, and visitors. The architecture in this area will not pretend to be "old" or introduce
modern styles that might clash with surrounding land uses. Instead, a contemporary interpretation of
traditional historical architectural styles found in Tustin will be employed when new buildings are
constructed and existing buildings are updated. Buildings will be oriented to the street and ground floor
uses will engage pedestrians. Parking will be off the street, but will still conveniently serve new
businesses. Architectural features will add interest and reinforce the unique character of the area. Public
outdoor spaces will be encouraged throughout the area to allow people to take advantage of the
wonderful weather and invite pedestrians to linger.
Chapter 2 • Vl on, Goals, and Objectives July 2018 • Draft • 2-5
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The City will support the creation of this district through new landscaping for the street parkways and
medians with a landscape palette unique to this area. Over time, the landscaping will provide shade
for pedestrians and frame the main access points to this area. In addition, entry gateways, and creative
signs will be employed to reinforce the character of this district and the activities that take place within
it. Banners will add color and interest to the street. Opportunities to add visual interest to public and
private walls will be explored using methods such as murals, tiles, landscaping and lighting. The
inclusion of a flexible amenity area will add and create a sense of place. Such features can create a
sense of arrival as motorists exit the adjacent freeway and can further reinforce the unique character of
this district.
B. Compatible Land Uses in an Integrated Mixed Use Environment
The Specific Plan area is envisioned to retain a primarily commercial character along Red Hill Avenue,
with vertical and horizontal mixed-use projects that activate the street by bringing new commercial uses
and pedestrian activity to the street frontage. The evolution of land uses will enhance the economic and
social vitality of the area through the addition of new residents and local -serving retail and service uses.
Through the design review process, the City will ensure that new development complements existing
residential neighborhoods surrounding the Plan area. Close attention to building location and size,
architectural details, access, parking, and types of uses will ensure new projects are compatible with
I
established neighborhoods. New development will introduce a high level of architectural detail and
quality materials, setting the stage for overall revitalization of the area. As properties redevelop during
the multi-year implementation of the Plan, pedestrian -friendly linkages to surrounding parks and
neighborhoods will be provided.
With time, it is envisioned as an area which integrates existing commercial uses with new development
to create a versatile mix of commercial, office, and residential uses, and will create a sense of place for
this area of Tustin through enhanced and consistent streetscape elements, signage, and cohesive
architectural styles.
C. High -Quality Architecture
The City of Tustin and the Red Hill Avenue area have a varied architectural heritage, with Spanish roots
as well as an agricultural heritage from past citrus and avocado groves. New development in the
Specific Plan area is envisioned to draw from this heritage, with contemporary interpretations of three
traditional architectural styles found in Tustin, including Spanish Mediterranean, Craftsman, and
Farmhouse/Agricultural. This use of a mixture of compatible architectural styles — not a single
mandated style, will allow for future flexibility in a community that evolves over time. While there may
be variation over time, these styles will remain consistent, based on high-quality architectural forms,
pedestrian -scaled architectural details at the street level and building elements, such as storefront
windows, lights, and awnings that make visitors feel comfortable and want to visit and stay in the area.
Chapter 2 • Vision, Goals, and Objectives July 2018 • Draft • 2-11
D. High -Quality Businesses
New uses and businesses established in the Specific Plan area will complement existing uses and will
act as a catalyst for the improvement of aging commercial properties. The introduction of new residents
and businesses will provide incentives for the revitalization of vacant or underperforming properties as
surrounding properties improve and property values increase. The area is envisioned as having a focus
on local -serving commercial and service uses rather than regionally serving uses.
E. Public Streetscape
The public streetscape will be enhanced and activated through landscaping and framed by quality
architecture in a variety of building types on the private side. The plan balances vehicular and
pedestrian needs by providing for continued vehicular traffic flow, adding bike lanes, and enhancing
the street with consistent landscaped parkways, sidewalks, street trees, landscaped medians, and street
furniture. Provision of complete street elements will extend bike paths from the surrounding
neighborhoods to connect with the Specific Plan area and provide additional modes of travel,
enhanced through cohesive and informative wayfinding and entry monumentation signage. Public art
elements in key locations will further enhance the unique character of the area.
2.4 Key Planning Factors
As demonstrated by input received during community
engagement activities, several challenges, constraints,
opportunities, and attributes exist within the Specific Plan area
that may influence the development of the RHASP. These
"planning factors" help form the vision for the Specific Plan.
Planning Factor 1: Red Hill Avenue is a major arterial and auto -oriented corridor carrying
approximately 21,000-26,000 vehicles per day. Future infrastructure improvements for bike,
pedestrian, and public transit should balance the needs of all transportation users.
Planning Factor 2: Older and underutilized commercial retail centers within the Specific Plan area
provide great potential for economic development and redevelopment of parcels with new uses or
enhancement of existing uses.
Planning Factor 3: The City previously completed the Red Hill Avenue Streetscape and Median
feasibilifyStudy see Appendix DJ, which analyzed Red Hill Avenue from EI Camino Real to Bryan
Avenue. The study provided recommendations for locations of medians, landscaped medians, bike
lanes, sidewalks, utility undergrounding, and other landscaping features. This study has been used as a
reference guide for the RHASP.
Planning Factor 4: The Specific Plan area is surrounded by existing residential neighborhoods. Access
from these neighborhoods to new development will greatly enhance the ability of residents to patronize
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future potential uses along Red Hill Avenue. Future development must also be compatible with existing
adjacent residential neighborhoods and minimize potential negative impacts or conflicts.
Planning Factor 5: The proximity of the Specific Plan area to institutional and civic uses such as
Frontier Park, Pine Tree Park, and schools including Tustin High School, Marjorie Veeh Elementary
School and Benjamin F. Beswick Elementary School provide potential to extend connections beyond the
Specific Plan area and provide complementary uses and amenities.
Planning Factor 6: Since Tustin, particularly in this area, is mostly a "built out" community, economic
development and revitalization of Red Hill Avenue should optimize the potential of quality infill
development within the Specific Plan area.
Planning Factor 7: Future development should consider employment -generating uses balanced with
residential and community -supportive uses such as open space and gathering places along with
sought-after amenities.
Planning Factor 8: The Specific Plan area's proximity to Interstate 5 provides a key gateway
opportunity. Improvements along the freeway entrance and exit ramps in the Specific Plan area are
important to enhance the vibrancy of this area and reinforce its unique character.
Planning Factor 9: There are significant opportunities to improve the aesthetics and streetscape
! environment along Red Hill Avenue. Improvements may include, but are not limited to, signage,
enhanced sidewalks, street furniture, appropriate building location and massing, enhanced medians, ,
pavement treatments, lighting, public art and pedestrian gathering spaces.
Planning Factor 10: Smooth traffic flow without congestion is a goal along Red Hill Avenue; therefore,
improved traffic signalization and other traffic standards and mitigation measures should be considered
as part of future development based on environmental review.
Planning Factor 11: Public investment in renewed streetscape should encourage an environment that
creates a distinct identity for the Specific Plan area while complementing the character of Tustin. Future
public improvements should encourage a positive identity, branding opportunities and serve as a
catalyst for private investment.
Planning Factor 12: The infrastructure system affected by the Specific Plan area must be adequate to
support future development. Therefore, land use growth assumptions for the Specific Plan area must
consider the need for corresponding infrastructure improvements.
Planning Factor 13: Interstate 5 bisects the Specific Plan area and creates a potential disconnect
between the northern and southern portions of the Specific Plan area. Efforts to connect these two
areas along Red Hill Avenue should be encouraged as part of future development.
Chapter 2 • Vsion, Goals, and Objectives July 2078 • Draft • 2-13
Planning Factor 14: Parking has been identified as a challenge in residential areas adjacent to the
Specific Plan area and beyond. Future development needs to ensure parking needs do not affect the
adjacent neighborhoods. Opportunities exist to optimize the future supply of parking through strategic
management, such as the promotion of shared/joint-use parking, and other parking management
programs. The design of parking areas should also consider pedestrian safety and aesthetics.
2.5 Specific Plan Goals and Objectives
A successful Specific Plan should accommodate and adapt to the desires and values of the community.
Goals and objectives are used to provide a framework for the implementation of the RHASP.
Specific Plan Goals — Statements concerning an aspect of the City's desired ultimate physical, social,
and/or economic environment in this planning area. These goals serve as benchmarks for the analysis
of future development proposals and design concepts to determine if they are consistent with the spirit
and intent of this Specific Plan.
Specific Plan Objectives — Statements about the types of action that are necessary to achieve the
stated goals and promote the overall spirit and intent of the RHASP.
Goal 1 — Enhance streetscape, landscape, and public amenities throughout the Specific Plan area.
Ob*ective 1-1: 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.
Objective 1-2: Develop coordinated gateway design treatments that establish entry statements and a
"sense of place" at key locations within the Specific Plan area.
Objective 1-3: Encourage a "sense of place" within the Specific Plan area through quality site design,
architectural design, and public improvements as part of future development.
Objective 1-4: Coordinate a bus shelter and transit stop improvement program to ensure that all bus
stops have the appropriate amenities.
Goal 2 — Improve visual and functional connections and linkages between Red Hill Avenue,
surrounding residential neighborhoods, adjacent public and institutional uses, and Interstate 5.
Objective 2-1: Identify ways to improve and enhance linkages and connections between new
development in the Specific Plan area and surrounding neighborhoods.
Objective 2-2: Develop design criteria that encourage optimal building configuration and design,
parking strategies, signage, pedestrian amenities, landscaping, and appropriate, timeless
architectural styles.
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Goal 3 — Balance flexible and diverse land uses that foster economic development opportunities and
support housing opportunities. Land use in the Specific Plan area will allow for residential opportunities
along with neighborhood -serving retail, office and commercial uses.
Objective 3-1: Establish a land use program that encourages a mix of land uses responsive to market
demands and Tustin community priorities.
Objective 3-2: Refine allowable land uses within the area to encourage the desired development
envisioned by the Specific Plan,
Objective 3-3: Establish development standards for future land uses that are compatible with the
surrounding area and preserve the small town feel and community character.
Objective 3-4: Develop land use standards that focus on retention and enhancement of commercial
development, but supports integrated mixed-use development, sidewalk -adjacent development,
parking behind building frontages and pedestrian activity.
Goal 4 — Streamline processes to support future development in the Specific Plan area.
Objective 4-1: Adopt a program -level environmental clearance document to utilize in subsequent
development proposals within the RHASP area.
Objective 4-2: Establish a tiered environmental review process, as described in Chapter 1, Executive
Summary and Introduction, for discretionary development application review to streamline the
approval process.
Objective 4-3: Establish development incentives such as tailored development standards or
streamlined review processes, to encourage new development that fulfills the vision of the Specific
Plan.
Objective 4-4: Identify local, State, and Federal grant and other funding opportunities that can
provide business assistance and offer the City the means to upgrade the area.
Goal 5 — Improve pedestrian and bike accessibility and vehicular circulation to minimize potential
conflicts between different users and improve mobility throughout the Specific Plan area and
connectivity with the greater community.
Objective 5-1: Improve and enhance pedestrian connections and facilities, particularly in areas that
contain large, expansive parking lots. At these locations, accessible pedestrian connections from the
sidewalk to building entrances should be encouraged.
Obiective 5-2: Minimize curb cuts or driveways onto arterial roads and collector streets.
Objective 5-3: Promote and develop a transportation system which includes provisions for public
transportation, bikes, and pedestrians.
Chapter 2 • Vl on, Goals, and Ohjectives July 2018 • Draft • 2-15
Goal 6 — Implement parking standards that reflect verifiable demand and consider future land uses in
the area.
Objective 6-1: Promote the development and maintenance of adequate parking facilities
commensurate with parking demand.
Objective 6-2: Monitor parking supply and utilization to identify deficiencies or conflicts with the
movement of traffic as new development occurs.
Goal 7 — Coordinate existing and future development with infrastructure capacity.
Objective 7-1: Ensure infrastructure capacity within the Specific Plan area meets future demands.
Oboective 7-2: Coordinate future land use planning with sustainable transportation and infrastructure
planning.
Goal 8 — Ensure development within the Specific Plan area is sensitive to and compatible with
surrounding land uses.
Objective 8-1: Ensure that the form, scale, and design of new development, including new
construction, renovations, or additions, does not negatively impact the existing surrounding uses and
structures.
Objective 8-2: Implement "four-sided architecture" principles that consider the aesthetic quality of
development from all sides, whether visible from the public R.O.W. or not.
2-16 • Draft • July 2018
Chapter 2 • Vision, Goals, and Objectives
DEVELOPMENT PLAN
Development Plan
3.1
Purpose
..............................................................................................................................................3-1
3.2
Land Use.............................................................................................................................................3-1
3.2.1
Mixed-Use..........................................................................................................................3-3
3.3
Circulation Plan..................................................................................................................................3-3
3.3.1
Existing Roadway Network................................................................................................3-3
3.3.2
Red Hill Avenue Roadway Improvements..........................................................................3-6
3.3.3
Bike and Pedestrian Improvements.................................................................................3-13
3.4
Urban Design....................................................................................................................................3-17
3.4.1
Gateways..........................................................................................................................3-17
3.4.2
Streetscape......................................................................................................................3-21
3.4.3
Landscape Palettes...........................................................................................................3-21
3.4.4
Street Furniture................................................................................................................3-22
3.5
Infrastructure and Public Services...................................................................................................3-30
3.5.1
Potable Water..................................................................................................................3-30
3.5.2
Sewer...............................................................................................................................3-31
3.5.3
Drainage...........................................................................................................................3-32
3.5.4
Storm Water Quality........................................................................................................3-33
3.5.5
Other Utilities and Services..............................................................................................3-35
Exhibits
Exhibit3-1 Land Use Plan.........................................................................................................................3-2
Exhibit3-2 Circulation Plan..................................................................................................................3-9
Exhibit 3-3 Red Hill Avenue Street Cross Sections.................................................................................3-11
Exhibit 3-4 Schematic Median Locations...............................................................................................3-14
Exhibit 3-5 Potential Median Locations.................................................................................................3-15
Exhibit3-6 Urban Design Plan................................................................................................................3-18
Exhibit 3-7 Conceptual Illustration - Gateway & Secondary Gateway Signage.....................................3-19
Exhibit3-8 Signage Concepts.................................................................................................................3-20
Exhibit 3-9 Streetscape Cross Sections..................................................................................................3-23
Exhibit 3-10 Public Realm Plant Palette (Trees).....................................................................................3-25
Exhibit 3-11 Public Realm Palette (Shrubs and Groundcovers).............................................................3-27
Exhibit 3-12 Streetscape Typical Plan....................................................................................................3-29
Exhibit3-13 Water Plan.........................................................................................................................3-36
Exhibit3-14 Sewer Plan..........................................................................................................................3-37
Exhibit3-15 Drainage Plan.....................................................................................................................3-38
RED HILL"ENt Tv�TIN
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3. Development Plan
3.1 Purpose
The Development Plan is intended to achieve a specific pattern of development in accordance with the
vision for the Specific Plan area as set forth in Chapter 2, Vision, Goals, and Obiectives. This Chapter
establishes the intent of the Specific Plan in terms of future land use for existing and new development.
It provides an overall understanding and rationale for what is envisioned in the Specific Plan area, and
the level of services and infrastructure to be provided. The purpose of this chapter is to lay the
foundation for the development regulations and criteria provided in Chapter 4, Land Use and
Development Standards and Chapter 5, Design Criteria.
The major components of the development plan include: the organization of land uses, circulation,
urban design, and infrastructure. Some material in this chapter is intended to be directive and shall be
implemented according to language contained herein. Other material is conceptual and is intended to
guide and not restrict creative solutions.
The elements of this chapter implement several aspects of the Specific Plan vision as outlined in
Chapter 2, Vision, Goals, and Objectives, including the land use, circulation, urban design, and
a
infrastructure plans that will bring to life the vision of a distinctive, vibrant and thriving district with
enlivened and interconnected commercial, office, and residential uses. The sections that follow outline
these component plans.
3.2 Land Use
The Land Use Plan responds to the Specific Plan goals stated in Chapter 2 by providing a balance of
commercial, service, and residential uses. The Land Use Plan is shown on Exhibit 3-1, Land Use Plan.
The Red Hill Avenue Specific Plan (RHASP) provides planning regulations that connect General Plan
policies with project -level development within the Specific Plan area. The purpose of the Specific Plan is
to guide future change, promote high-quality development, and implement the community's vision for
the area. The Specific Plan provides goals and objectives, a land use plan, regulatory standards,
design criteria, and administrative and implementation programs to encourage high-quality
development within the Specific Plan area.
The Specific Plan establishes procedures for the review and allocation of new residential development
within the boundaries of the Specific Plan area. The mixed-use land use district is intended to provide a
complementary mix of commercial, office and residential uses in an integrated, pedestrian -friendly
environment. The mixed-use concept is intended to expand and enhance commercial opportunities to
serve a primarily local customer base. The district is intended to physically and functionally integrate
land uses in a manner that enhances livability through complementary relationships with existing uses,
improved pedestrian environment and sidewalk -adjacent development.
Chapter 3 • Development Plan July 2018 • Draft • 3-1
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3.2.1 Mixed -Use
Land use for all properties within the Specific Plan area is classified as Mixed -Use, which provides for
the following elements:
• Commercial/Office: Freestanding retail and service commercial and/or office uses are allowed
within the mixed-use designation, with specific uses outlined in Chapter 4, Land Use and
Development Standards. Freestanding commercial/office uses will likely continue to be the
dominant pattern within the Specific Plan area, as many parcels are too small to accommodate
the parking, common open space, and pedestrian -oriented requirements outlined in the
Development Regulations and Design Criteria in an integrated mixed-use development.
• Mixed -Use: This use type provides for a variety of future development opportunities as market
conditions are suitable for high-value use of the property. The focus of the Specific Plan area
will continue to be commercial in character with the introduction of housing. It allows for
mixed-use developments with commercial retail and/or office on the ground floor and either
residential or office uses on upper floors in a vertical mixed-use environment or
commercial/office uses and residential uses in a horizontal mixed-use setting on a single
development site.
o Residential Allocation Reservation (RAR). The Land Use Plan allows for 500 additional
residential units within the Specific Plan area. The Specific Plan allocates 395 dwelling
units to the Specific Plan area north of 1-5 and 105 dwelling units to the Specific Plan area
south of 1-5 with transferability and conversions between the area north of the 1-5 freeway
and the area south of the 1-5 freeway allowed as outlined in Section 6.6, Administration
and Enforcement of this Specific Plan. Residential units must be high quality and integrated
into a mixed-use development. The residential component of a mixed-use project requires
City approval of units via the completion of the Residential Allocation Reservation (RAR)
process defined in Chapter 4, Land Use and Development Standards and Chapter 6,
Implementation and Administration.
The Specific Plan's Program EIR evaluates an additional 500 dwelling units and an additional 325,000
square feet of non-residential uses as a threshold of development intensity within the Specific Plan area.
The total development in the Specific Plan area anticipated with the buildout potential of the Specific
Plan in addition to the existing development is 521 dwelling units and 621,446 of non-residential
development.
3.3 Circulation Plan
The Specific Plan area roadways, as shown in Exhibit 1-4, Existing Roadways consist of Red Hill
Avenue, which is oriented in the northeast -to -southwest direction; and six roadways that cross Red Hill
Chapter 3 • Development Plan July 2018 • Draft • 3-3
Avenue: Bryan Avenue, San Juan Street, EI Camino Real, Nisson Road, Mitchell Avenue, and Walnut
Avenue. The intersections of each of these streets within the Specific Plan area are signalized.
Interstate 5 (1-5) bisects the study area. A brief description of each of the roadways is provided below.
• Red Hill Avenue — Red Hill Avenue is a six -lane divided roadway, with three travel lanes in each
direction and a center two-way left -turn lane. Within the Specific Plan area, Red Hill Avenue
provides access to the 1-5 Freeway via a tight diamond interchange. The posted speed limit is
40 miles per hour (mph). Red Hill Avenue is designated as a Major Arterial on the Arterial
Highway Plan of the City of Tustin's General Plan. Right-of-way width varies along the length of
the Specific Plan area from 100 to 120 feet as ultimate right-of-way dedications have been
acquired. Red Hill Avenue crosses under 1-5 and has several closely spaced intersections with
the freeway ramps, Nisson Road and EI Camino Real. Planned improvements to Red Hill
Avenue are listed in Section 3.3.2.
The portion of Red Hill Avenue from El Camino Real north to San Juan Street was included in
the Red Hill Avenue Streetscape and Median Feasibility Study — El Camino Real to Bryan
Avenue (Tait & Associates, Inc., September 10, 2012, included in Appendix D of this Specific
Plan). The following additional engineering details about Red Hill Avenue within the Specific
Plan area are taken from that study:
o The existing street right-of-way along Red Hill Avenue is essentially 100 feet wide (50 feet
on each side of the street centerline), with 84 feet of pavement and eight -foot parkways;
however, the section on the west side of Red Hill Avenue, from 300 feet north of
EI Camino Real to San Juan Street, has a half -width right-of-way width of 60 feet, which is
the ultimate half -width right-of-way for Red Hill Avenue. The property on the east side of
the same section of Red Hill Avenue has an irrevocable offer to dedicate an additional 10
feet of right-of-way, from a 50 -foot half street width to a 60 -foot half street width.
o The street parkways include sidewalks ranging in width from four to nine feet. Portions of
the parkway areas include landscaping and street trees. The parkway on the east side of
Red Hill Avenue includes overhead power, telephone, and cable -TV wires; and street lights
on wooden poles. No above -ground utilities are present on the west side of the roadway.
• Bryan Avenue — Bryan Avenue is a four -lane divided roadway with a two-way Left turn lane at
the intersection of Red Hill Avenue. The intersection with Red Hill Avenue is signalized. The
posted speed limit is 40 mph. Bryan Avenue is designated as a Secondary Arterial in the City's
General Plan. This roadway intersection with Red Hill Avenue is the north end of the Specific
Plan area but the roadway itself is not a part of the study area. No improvements are proposed
for this roadway.
• San Juan Street — San Juan Street is a local two-lane undivided roadway which provides local
access to adjacent residential and school uses. Its intersection with Red Hill Avenue is
signalized. The posted speed limit along San Juan Street is 30 mph, with a 25 -mph school
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zone, east of Red Hill Avenue associated with Marjorie Veeh Elementary School and a 25 -mph
school zone west of Red Hill Avenue associated with Tustin High School. The Tustin High
School campus is immediately adjacent to the western border of the Specific Plan area. No
improvements are proposed for this roadway,
• EI Camino Real — EI Camino Real is a four -lane divided roadway with a two-way left -turn lane
northwest of Red Hill Avenue, and a two-lane divided roadway with a two-way left -turn lane
southeast of Red Hill Avenue. The street has a 56 -foot right of way east of Red Hill with a
paved surface that varies from 36-40 feet. West of Red Hill the street has a wider right of way
of 80 feet and a paved width of 64 feet. Its intersection with Red Hill Avenue is signalized. The
posted speed limit along EI Camino Real is 40 mph. EI Camino Real is designated as a
Secondary Arterial on the Arterial Highway Plan in the City's General Plan. The eastbound
approach of EI Camino Real and Red Hill Avenue is posted with the following turn restrictions:
"No Turn on Red, 7 — 9 am and 4 — 6 pm Weekdays". No improvements are proposed for this
roadway.
0 Nisson Road — Nisson Road is a two-lane undivided roadway south of the 1-5 freeway which
provides local access to adjacent residential and business parcels. Its intersection with Red Hill
Avenue is signalized. Nisson Road is not identified in the General Plan as an arterial highway
and is considered a local roadway, The posted speed limit along Nisson Road is 35 mph. The
westbound approach of Nisson Road at Red Hill Avenue is posted with the following turn
restriction: "No Turn on Red, 7 — 9 AM, 4 — 6 PM Weekdays". No improvements are proposed
for this roadway.
• Mitchell Avenue — Mitchell Avenue is a two-lane undivided roadway which provides local
access to adjacent residential and business parcels. Its intersection with Red Hill Avenue is
signalized. Mitchell Avenue is not identified in the General Plan as an arterial highway and is
considered a local roadway. The posted speed limit along Mitchell Avenue is 30 mph, with a
25 -mph school zone west of Red Hill Avenue associated with Benjamin F. Beswick Elementary
School. No improvements are proposed for this roadway.
• Walnut Avenue — Walnut Avenue is a four -lane divided roadway with a two-way left turn lane
at the intersection of Red Hill Avenue. The intersection with Red Hill Avenue is signalized.
Walnut Avenue is designated as a Modified Primary Arterial in the City's General Plan. The
posted speed limit along Walnut Avenue is 40 mph. This roadway is located at the southern
edge of the study. No improvements are proposed for this roadway.
0 Interstate 5 (1-5) — The 1-5 freeway bisects the Specific Plan area adjacent to the intersection of
Red Hill Avenue/Nisson Road and Red Hill Avenue/EI Camino Real. Northbound and
southbound on- and off -ramps are present in a diamond -style interchange configuration. The
ramps are located at signalized intersections, The 1-5 right-of-way is owned by the State of
California.
Chapter 3 - Development Plan July 2018 - Draft - 3-5
3.3.2 Red Hill Avenue Roadway Improvements
A. Multiple Objectives
There are several objectives related to the design of Red Hill Avenue which must be balanced in the
planning for Red Hill Avenue roadway improvements within the Specific Plan area:
• Need to Maintain Traffic Flow and Capacity. As a Major Arterial, Red Hill Avenue provides local
and regional connections within Tustin and is a point of access to and from 1-5. Three (3)
through traffic lanes must be maintained to accommodate existing and future traffic.
* Desire to Provide for Bike Travel. The General Plan Circulation Element and the desire for
complete streets call for improved connectivity through the Specific Plan area and to the
existing parks and schools in the vicinity. As discussed further below, complete streets are
important because they allow for the safe and efficient use of the public right-of-way by
pedestrians, cyclists, and vehicles. They promote healthy alternatives to driving and help to
enliven the area for pedestrian foot traffic. Providing on -street (Class II) bike lanes uses
roadway width and limits the space for any on -street parking and raised, landscaped medians.
Desire to Improve Aesthetics. Existing Red Hill Avenue includes raised, landscaped medians in
the northern reach (north of San Juan Street) but not within the central portions of the Specific
Plan area. In addition, the existing streetscape is inconsistent or non-existent. Enhancing the
streetscape with both proposed medians and proposed parkways is a high priority. u
B. Complete Streets
These multiple objectives relate to the planning concept of "complete streets." The "complete streets"
concept generally refers to streets, sidewalks, and public rights-of-way that are designed, operated, and
maintained to enable safe access for all users — pedestrians, bicyclists, transit riders, and motor vehicle
drivers. The implementation of complete streets concepts is intended to increase access and
convenience for all users to adjacent land uses, including residential neighborhoods, commercial
centers, and public institutions such as schools and parks, while still providing functional, multimodal
street performance for all modes of transportation whether the users are traveling to, from, or through
the area. The objectives also add to the livability and desire for residents and draws people and
businesses to locate within the area.
Streets that include complete street elements are unique and respond to community context, hence
there is no single design solution. Complete street components may include: sidewalks, bike lanes,
comfortable and accessible public transportation stops, frequent and safe crossing opportunities,
median islands, accessible pedestrian signals, narrower travel lanes and more.
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Benefits of providing these design components have been identified by the National Complete Streets
Coalition, including:
• Improved Safety. A Federal Highway Administration safety review found that streets designed
with sidewalks, raised medians, better bus stop placement, traffic -calming measures, and
enhancements for people with disabilities improve pedestrian safety. Other features, such as
medians, enable pedestrians to cross busy roads more safely, reduce left -turning motorist
accidents, and improve bike safety.
• Encouragement of Walking and Biking for Health. Safe places to walk close to home and places
of employment encourages high activity levels and easy access to transit and bike lanes can
also contribute to healthy physical activity.
Fostering Strong Communities. A safe walking and biking environment is an essential part of
improving public transportation and creating friendly, walkable communities.
C. Road Improvements
The primary roadway improvements planned by this Specific Plan are for Red Hill Avenue itself
(see Exhibit 3-2, Circulation Plan). As described below, the following improvements are planned
(see additional detail in following sections):
• Modifications to the cross-section of Red Hill Avenue, including the following:
o Restriping drive lanes to accommodate bike lanes;
o Parkway improvements to add consistent parkway landscaping and sidewalks;
o Addition of landscaped medians and modification of the median at Bryan Avenue;
+ Potential for a traffic signal, if warranted, to accommodate anticipated new residential trips as
shown on Figure 3-2, Circulation Plan;
• Dedications as development projects are processed to obtain the full 120 -foot right-of-way.
Roadway Cross Sections. As shown in Exhibit 3-3, Red Hill Avenue Street Cross Sections, the proposed
improvements to Red Hill Avenue consist of the provision of additional on -street (Class II) bike lanes,
reduced lane widths through restriping, and the addition of landscaped medians. A consistent
streetscape program has been developed (see Section 3.4.2, Streetscope). Proposed Red Hill Avenue
street cross sections are as follows:
• Baseline Section (Section A). This is the minimum consistent cross-section throughout the length
of Red Hill Avenue within the Specific Plan area. This section retains a consistent curb -to -curb
width with three through -lanes (11710710'), adds an on -street Class II bike lane on both sides
of the street, and allows for existing turn lanes. The street retains a 42 -foot total half -width
street to curb face. Medians would be provided where feasible as shown on
Chapter 3 • Development Plan July 2018 • Draft • 3-7
Exhibits 3-4, Schematic Median Locations and 3-5, Potential Median Locations. This baseline
cross section incorporates a consistent streetscape along the entire reach consisting of four -
foot minimum landscaped parkway and a four -foot minimum sidewalk.
• Ultimate Section with Flexible Amenity Setback (Section B). This ultimate cross-section retains
the curb -to -curb width consistent with three thru-lanes (1 1'/10'/10'), adds an on -street Class II
bike lane on both sides of the street, and accommodates the existing left turn lanes, with a
42 -foot total half street to curb face. A four -foot (minimum) parkway and 14 -foot flexible
amenity space (for an 18 -foot Flexible Amenity Setback) would accommodate a required four -
foot minimum width sidewalk, and options for outdoor dining, plaza spaces, and/or enhanced
landscape. The minimum four -foot parkway may be expanded to six feet, which is the preferred
dimension. This section assumes the 120 -foot right-of-way width and raised, landscaped
medians where feasible.
All street sections require restriping within the paved width of the street to accommodate the reduced
lane widths, existing turn pockets, and bike lanes. Parking on or adjacent to Red Hill Avenue on private
property or within the flexible amenity area may be considered on a case-by-case basis by the
Community Development Director and City Engineer as part of a development application. An
application which includes on -street parking must demonstrate that the parking does not reduce travel
lanes, impede traffic flow, or cause unsafe transitions. Any improvements within the Caltrans right-of-
way near 1-5 and its on- and -off ramps will require permitting through Caltrans.
As development projects are processed, dedications may be required to obtain the full 120 -foot
right-of-way.
A traffic signal is identified on Exhibit 3-2, Circulation Plan, based on the number of residential
dwelling units anticipated in the area between 1-5 and San Juan Street. This signal would be provided,
if warranted, as development occurs, based upon a warrant analysis performed in conjunction with
project -specific traffic analysis. Traffic signals must be synchronized in this area if a signal is warranted
and constructed.
Medians. Raised medians can be accommodated in limited locations within the Specific Plan area,
where they do not conflict with required turning movements (see Exhibits 3-4, Schematic Median
Locations and 3-5, Potential Median Locations. The existing median north of San Juan Street near
Bryan Avenue will be modified to accommodate increased northbound left turn lane length and to
allow for the addition of the Class II bike lanes.
3-8 - Draft - July 2078 Chapter 3 - Development Plan
RSD HILL AVENLTE TU,STIN
SPECIFIC PLAN h.•_
RED HILLAVENUE
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Exhibit 3-2 Circulation Plan
Chapter 3 • Development Plan July 2078 • Draft • 3.9
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Chapter 3 • Development Plan July 2078 • Draft • 3.9
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3- 7 0 • Draft • July 2018
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3.3.3 Bike and Pedestrian Improvements
A. Bike Lanes
Within the Specific Plan area, the single existing bike facility is a
Class II bike lane (a striped, on -street bike lane adjacent to the travel
lane) on Red Hill Avenue (in both directions), between EI Camino Real
and Nisson Road. The City of Tustin Master Bikeway Plan classifies the
entire extent of Red Hill Avenue within the City limits as a designated
or a potential Class II Bikeway.
The proposed circulation components of the Specific Plan include revisions to the roadway cross
section for Red Hill Avenue to include a striped on -street bike lane the entire length of the study area to
promote more multimodal travel opportunities.
Enhanced bikeway signage will be introduced to
promote bike usage and provide directions on how to
connect to other bikeways or key points in the City.
Enhanced or decorative bike racks is another feature
that is encouraged to be introduced within private
L developments. Going beyond conventional metal
tubing, enhanced bike racks can be described as metal
artwork. These types of racks enhance the right-of-way
and serve as functional public art. They also present an
opportunity to connect to the adjacent businesses;
(e.g., a coffee cup -shaped bike rack could be provided
in front of a coffee shop).
With more bikeway access and enhanced bike
signage, more people know that they can bike safely.
The intent of the recommended bikeway system
improvements is to provide a safe, non -vehicular way
for residents, employees, and students to travel.
Chapter 3 • Development Plan July 2018 • Draft • 3-13
I Project Boundary
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B. Sidewalks
Consistent sidewalks are required along the length of the Specific Plan area, with a minimum width of
four feet, sheltered from the street by a landscaped parkway as shown in the cross-sections
(see Exhibit 3-3, Red Hill Avenue Street Cross Sections). Where traffic signals are either existing or
proposed, pedestrian crosswalks are required.
3.4 Urban Design
Existing Red Hill Avenue includes inconsistent, minimal or no streetscape along its length, with
landscaped medians only south of Walnut Avenue and south of Bryan Avenue. This section establishes
a program of streetscape improvements within the public rights-of-way along the Red Hill Avenue
corridor, as well as gateway signage enhancements.
The intent of these streetscape improvement concepts and gateway enhancements is to provide a
"sense of place" or identity within the Specific Plan area, resulting in a consistent streetscape concept
with expanded amenity areas adjacent to new development.
This section includes the following features:
• Gateways and Signage — Concepts for signage in the public right-of-way for the Specific Plan
area.
• Streetscape Enhancements — Identification of streetscape improvements for both a consistent
theme along the entire length of Red Hill Avenue and for new landscaped medians where they
are feasible, considering the balance of desires for increased streetscape, adequate vehicular
capacity, and the addition of on -street bike lanes.
• Plant Palettes — A plant palette for medians and parkways has been created which includes
trees, shrubs, and groundcovers.
3.4.1 Gateways
The proposed identity and wayfinding elements for Red Hill Avenue utilizes materials and colors which
create a distinct sense of place, while maintaining a traditional look and feel throughout the Specific
Plan area.
Although example images are shown, the final selection of the signage style and imagery will be
undertaken as part of a separate City process. Gateway locations are illustrated in Exhibit 3-6, Urban
Design Plan.
Four elements are illustrated in the Gateway Signage illustrations (see Exhibit 3-7, Conceptual
Illustration — Gateway & Secondary Gateway Signage and Exhibit 3-8, Signage Concepo, including
primary and secondary gateway elements, directional signage, and banners.
Chapter 3 - Development Plan July 2018 - Draft - 3- 17
3-18 • Draft • July 2018
Exhibit 3-6 Urban Design Plan I "
Chapter 3 • Development Plan
RID HILL AVENUE TUSTIN
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Directional Signage
3-20 • Draft • July 2078
Banners
Freeway Underpass Imagery
Exhibit 3-8 Signage Concepts
Chapter 3 • Development Plan
RED HILL AWNUE ST IN
SPECIFIC PLAN
RED HILLAYENUE
SPECIFIC PLAN
3.4.2 Streetscape
Phased streetscape improvements will be implemented that will
contribute significantly to the enhancement of the visual appeal and
identity of the Red Hill Avenue public realm. Streetscape improvements
have been designed to promote attractive and compatible environments
for the desired types of new development. The improvements will
provide for shade and include human -scaled elements.
The basic streetscape will consist of parkway plantings adjacent to the street along the entire length of
Red Hill Avenue, with new landscaped medians where feasible.
• Section A of Exhibit 3-9, Streetscape Cross Sections illustrates the minimum streetscape
standard along the length of the Specific Plan area. In all cases, a minimum four -foot parkway
and four -foot sidewalk is required.
• Section B of Exhibit 3-9, Streetscape Cross Sections and Exhibit 3-12, Streetscape Typical Plan
illustrate the general ultimate configuration adjacent to new development where the City has,
or requires dedication of, the full 120 -foot Red Hill Avenue right-of-way (referred to as the
flexible amenity setback space). This section includes a required minimum four -foot sidewalk
and a 14 -foot flexible amenity space for a total 18 -foot Flexible Amenity Setback. The Flexible
Amenity Setback may be comprised of a widened walkway area, plaza space, enhanced
landscaping, or outdoor dining space. Other uses of this space may be proposed as part of a
development application subject to Community Development Director review and approval as
outlined in Chapter 6, Implementation and Administration. Section 5.6 of Chapter 5,
Relationship to the Public Realm, outlines the potential uses of the Flexible Amenity Setback in
more detail.
Streetscape improvements will be installed and paid for through a combination of public and private
investment. New private development will include the installation of (or bonding for the future
installation of) sidewalk and landscaping improvements between the property line and curb.
Implementation of public streetscape improvements will be phased over time, as financial resources
allow.
Exhibit 3-12, Streetscape Typical Plan, illustrates one concept for design of the public realm
streetscape. Actual design will be determined as part of a development application or a public
improvement project by the City. Uses within the Flexible Amenity Setback may include outdoor dining,
seating, plaza space or landscaping as approved through design review as discussed in Chapter 5.
3.4.3 Landscape Palettes
The RHASP plant palette is intended to provide a variety of landscape choices to complement the
design and development of the Specific Plan area. The plant palette provides a range of trees, shrubs,
groundcover and accents to enhance and promote attractive and water conserving plant materials
suitable for Tustin's local climate zones. The plant palette identifies a streetscape theme for parkway
Chapter 3 • Development Plan July 2018 • Draft • 3-21
landscape and medians. Exhibits 3-10, Public Realm Plant Pale#e (Trees) and 3-11, Public Realm Plant
Pale#e Shrubs and Groundcovers), show the intended plant materials for use in the public right-of-
way, including the Flexible Amenity Setback.
The proposed landscape palette promotes a cohesive aesthetic streetscape throughout the Red Hill
Avenue public realm by utilizing low-water species of trees and shrubs consistent with a Southern
California streetscape character. Final design will be subject to a separate City process.
Landscaping installed with adjacent future development shall expand upon this character with a palette
which is complimentary but does not distract from or disrupt the proposed streetscape for Red Hill
Avenue. There is no specific required plant palette for private development.
3.4.4 Street Fumiture
Street furnishings can enliven and provide variety to spaces used by the public, serving an aesthetic and
utilitarian function. Street furniture in the public realm (i.e. public right-of-way) includes bike racks, trash
receptacles, benches, bollards and bus shelters/stops.
As the City implements public street improvements along the corridor, the following factors should be
taken into consideration:
- -• - -A-unified-appearance is encouraged. Street- furniture products -shall be -made- of durable,- high-quality-
materials,
igh-qua ity-materials. The appearance and color of these items shall complement other design elements.
• Items should be securely anchored to the sidewalk and a graffiti -resistant coating should be applied to L- J
street furniture surfaces.
+ The design and selection of street furniture should include considerations for the security, safety, comfort
and convenience of the user.
Benches should be placed to conserve sidewalk width, ensure free pedestrian flow, and accommodate
the needs of the disabled. Space should be provided adjacent to walkways for wheelchairs.
• Benches on sidewalks and other rights-of-way shall be made of a durable material such as concrete,
powder coated metal, or hardwood and be designed to minimize the effects of vandalism and
skateboarding.
• Trash receptacles should be located in high -activity areas, such as plazas and other pedestrian areas
within the Flexible Amenity Setback. Provision of trash receptacle and/or seating shall be reviewed by the
City as part of site plan/design review approvals.
• The style and color of trash receptacles should be compatible with the desired style of other street
furnishings.
+ New bus shelters should be installed at transit stops where no benches are currently provided. Older bus
benches or shelters should be replaced with models of a uniform design and color. Bus shelter design will
require coordination with OCTA.
3-22 • Draft • July 2018 Chapter 3 • Development Plan
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The proposed streetscape enhancements are designed to create a cohesive and coordinated
aesthetic throughout the Red Hill Avenue corridor, by utilizing materials and amentities that
promote a timeless look and feel. Selected colors and materials should be light in color to help
minimize the urban heat island effect and create a pleasant summer -time experience for
pedestrians. All amenities should have powder -coated coverings to promote ease of
maintenance.
The Typical Plan shown is one concept for the design of the public realm area, showing an
enhanced sidewalk and landscaped area as part of the Flexible Amenity Setback. Other concepts
are allowable, including seating areas, plaza spaces, outdoor dining areas (subject to City
licensing). Chapter 5, Design Criteria, Section 5.6 Relationship to the Public Realm, and
Exhibit 5-6, Flexible Amenity Setback Options, include additional detail of potential uses within
this area.
Exhibit 3-12 Streetscape Typical Plan
Chapter 3 1 Development Plan July 2018 • Draft • 3-29
Tus TIN 1RED HILL AV�NU�
='MSPECIFIC PLAN
RED HILLAVENUE
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3.5 Infrastructure and Public Services
The public improvements described in this section are utilized as guidelines, with specific improvements
to be determined as part of a City Capital Improvement Program or requirements imposed as part of
discretionary approval of private development. The infrastructure improvements described in this
section include:
• Potable Water - Description of the water conveyance system and additional anticipated water
infrastructure in the Specific Plan area.
Sewer - Description of the sewer conveyance system in the Specific Plan area.
• Drainage System and Water Ouality - Description of the stormwater conveyance system and
a menu of water quality features appropriate for an urbanized environment such as the Specific
Plan area.
• Other Utilities and Services - Description of dry utilities and services.
3.5.1 Potable Water
The domestic water system is owned and 6 -pe -rated by the -City of -Tustin.- The -City- is -part -o -t e--- - - -
East Orange County Water District (EOCWD), a wholesale water district, and a member agency of the
Metropolitan Water District of Orange County (MWDOC). The Specific Plan area lies within the City's u
Pressure Zone 1, with a hydraulic grade of 308 feet. The City receives approximately 85 percent of its
water from its own groundwater wells that tap the Lower Santa Ana Groundwater Basin and the
remaining 15 percent from EOCWD. By 2035, the City expects to produce approximately 71 percent
of its own water through groundwater extraction and import the remaining 29 percent from EOCWD.
The City's 2016 Urban Water Management Plan (UWMP) concludes that -water supply is available and
reliable for the City of Tustin through 2035, including an aggregate seven percent increase in City
population. Buildout of the proposed Specific Plan would be served from existing entitlements and new
or expanded water entitlements would not be needed due to diversified supply and conservation
measures. The City is capable of meeting all customers' demands within its service area through the
purchase of significant reserves held by Metropolitan, local groundwater supplies, and through
implementation of conservation measures in multiple dry years from 2020 through 2040. In addition to
City water lines, the Metropolitan Water District (MWD) has a transmission main that crosses through
the Specific Plan area but will not be altered or affected by actions associated with implementation of
the Specific Plan.
The water facilities within the Specific Plan area are identified in Exhibit 3-13, Water Plan. In addition to
the pipe infrastructure in the streets, there are sites that contain public water mains in water easements
across private property.
To provide potable water and fire service to the existing and proposed land uses within the Specific
Plan area, additional water infrastructure is required. It is anticipated that the section of existing six- and
3-30 • Draft • July 2018 Chapter 3 • Development Plan
RED HILLAUENCJE
SPECIFIC PLAN
eight -inch water mains in Red Hill will be replaced with a larger diameter pipe and will extend east
from the Interstate 5 (1-5) to the terminus at San Juan Street as a condition of development of the
adjacent properties. The City also has a long-range plan for the upgrade of other sections of water
mains in the corridor. Other anticipated improvements include public meters and backflow devices that
would be required for domestic water service and/or separate fire lines for individual developments as
they occur.
The Specific Plan area is within the jurisdiction of the Orange County Fire Authority (OCFA). As
development progresses, some plans may require review by the OCFA to ensure compliance with its
standards. These standards include providing minimum fire department access and fire flow
requirements.
Fire flow requirements are based upon building size and building construction type. The latest fire
regulations require all buildings to be equipped with a fire sprinkler system, including residential uses.
Site-specific hydraulic analysis shall be performed as individual developments move forward. This
analysis will help determine specific water and fire needs.
3.5.2 Sewer
The local sanitary sewer mains within public streets are owned and operated by EOCWD. Orange
County Sanitation District (OCSD) owns and maintains a network of regional sewer trunk mains, lift
stations, and two wastewater treatment plants, one in Fountain Valley, and the other in Costa Mesa.
OCSD has identified a capacity deficiency in its Mitchell Avenue and Red Hill Avenue trunk mains
located just downstream of the Specific Plan area. OCSD indicated that the deficiency issues are due to
wet weather flows emanating from the City of Santa Ana and that dry conditions flows do not cause
system surcharges. No other system deficiencies have been identified by the Sanitation District. In Fall
2017, the Orange County Sanitation District (OCSD) completed work on its Gisler -Red Hill System
Improvements Project, which consisted of new sewer pipe construction on Red Hill Avenue between
Warner Avenue and Edinger Avenue and rehabilitation of existing sewers and manholes between
McGaw Avenue and Mitchell Avenue. With the exception of the segment between Walnut Avenue and
Mitchell Avenue, these improvements are south of the Specific Plan area. Existing and proposed sewer
pipe infrastructure is shown in Exhibit 3-14, Sewer Plan.
All new developments within the Specific Plan area will be reviewed on a project -by -project basis by the
City of Tustin to determine if local sewer lines have sufficient capacity to accommodate waste from new
development.
In conjunction with new, development within the Specific Plan area, the property owner will need to
apply for a new sewer connection permit through the EOCWD. The property owner is responsible for
the lateral from the property line to the local sewer main. The owner will also be responsible for
obtaining will -serve letters from EOCWD.
Chapter 3 - Development Plan July 2018 - Draft - 3-31
TusTIN RED HILL ATENVE
RED HILLAVENUE P E C I F I C PLAN
SPECIFIC PLAN
Significant regional sewer service upgrades for this Specific Plan area are not anticipated as capacity
exists within the current system and can accommodate the demand created by the anticipated new
development.
OCSD discourages direct connection to its regional trunk line and only allows connection to regional
OCSD manholes. However, special discharge permits may be obtained when no alternative discharge
point exists or they pose an environmental impact. Trunk connection permits will only be issued by
EOCWD.
• Developers will be charged for connecting into existing sewer laterals and for any upgrade
resulting from the anticipated new development.
• Any system deficiencies that will be impacted by new development must be corrected at the
expense of the developer and/or property owner.
• All future development will be required to adhere to the provisions regarding sewer capacity
allotment in the City.
• Any new sewer lateral will be designed in accordance with the Tustin City Code.
3.5.3 Drainage
The Specific Plan area lies within the Peters Canyon
tributary area of the San Diego Creek watershed. Regional
drainage facilities are owned and operated by Orange
County Public Works, Flood Division (OCPW). Local
drainage facilities are owned and operated by the City of
Tustin. The Specific Plan area lies within FEMA flood
❑P NO DUMPING
DRAINS TO OCEAN
zone X, and is not subject to flood insurance requirements.
The following may be required in conjunction with future development:
• Applicants for all future development within the Specific Plan area shall prepare a hydrology
and hydraulics analysis demonstrating that the existing condition flow rates are not exceeded
by proposed project flow rates.
• Direct connection to the City's existing storm drain system is preferable provided that the
existing tributary areas and flow rates to the existing drains are not exceeded by new
development. Alternatively, applicants may provide hydraulic analyses of the downstream storm
drain system that demonstrate no significant impacts to the City storm drain infrastructure.
• Where existing storm drains are not available for connection, applicants shall propose
drainage systems utilizing parkway drains to direct runoff directly to the adjacent street curb
and gutter section. In all cases, stormwater quality requirements must be met.
3-32 • Draft • July 2018 Chapter 3 • Development Plan
�D HI-LLAVENtT TUST'IN
SPECIFIC PLAN EN
RED HlLCAYENUE
SPECIFIC PLAN
• Applicants for future development within the Specific Plan area will be required to apply for
encroachment permits through the City of Tustin for connection into the City storm drain
infrastructure. Existing drainage infrastructure is shown in Exhibit 3-15, Drainage Plan.
3.5.4 Storm Water Quality
Improvement of water quality is a critical issue for all development.
Local, State and Federal laws include requirements for the treatment
of stormwater runoff to reduce pollutants entering the environment.
The Specific Plan area lies within a hydromodification zone, as
defined in the Stormwater Quality Technical Guidance Document
(TGD) prepared by the County of Orange. The purpose of
hydromodification management is to incorporate hydrologic
controls within a proposed development such that post -development
two-year peak flows do not exceed pre -development conditions.
Reducing hydromodification can protect and restore the
downstream receiving waters. Receiving waters for the Specific Plan
area consist of Peters Canyon Channel, San Diego Creek, and
Newport Bay. Hydromodification will likely be a minimal concern
since current regulations allow for discharge up to the existing flows
generated from a project site.
As an urbanized area, opportunities for large-scale water quality improvements (such as stormwater
basins) within the Specific Plan area are limited. Best Management Practices (BMPs) are structural or
engineered devices and systems used to treat stormwater runoff before it is discharged into a drainage
system (storm drain or channel).
BMPs appropriate for an urbanized setting may include the following menu of items as defined in the
TGD prepared by the County of Orange:
• Underground Infiltration: Underground infiltration systems consist of a network of perforated
pipes or vaults and are constructed in naturally pervious soils, as confirmed by infiltration
testing, with a flat bottom.
• Permeable Pavement: Permeable pavements contain small
voids that allow water to pass through to a gravel base.
They come in a variety of forms; they may be a modular
paving system (concrete pavers, grass -pave, or gravel -
pave) or poured in place pavement (porous concrete,
permeable asphalt).
Permeable Pavers
Chapter 3 • Development Plan July 2018 • Draft • 3-33
TUSTTN ktDJULLAWNUE
RED HILL"ENUE SPECIFIC PLA N
SPECIFIC :PLAN
-
• Biofiltration/Bioretention: Bioretention stormwater treatment facilities are landscaped shallow
depressions that capture and filter stormwater runoff. These facilities function as a soil and
plant -based filtration device that removes pollutants through a variety of physical, biological,
and chemical treatment processes. Vegetated swales, filter strips, and planter boxes fall within
this category.
Blofiltration Vegetated Filterstrip/swale
Green Roof
Biofil tration/Bioretention
• Green Roofs: Green roofs reduce stormwater runoff volume by
retaining a portion of rainfall. Green roofs also provide
biotreatment/biofiltration of water draining through and over
roofs, removing pollutants deposited from the atmosphere or from
adjacent transportation land uses.
Prior to issuance of grading permits for any development project within
the Specific Plan area, a Water Quality Management Plan (WQMP)
must be submitted for review and approval to the City Public Works
Department. A preliminary WQMP will be submitted as part of the
entitlement process for individual development projects; it will outline
the required quantities of stormwater required to be treated and the
appropriate treatment methods. A final WQMP will be submitted as part of final construction
documents, which will describe the final selection of BMPs for the proposed development.
Low Impact Development (LID) principles shall be incorporated into the design of all new
developments. The hierarchy of preferred treatment methods are as follows: infiltration, harvest -and -
reuse, evapotranspiration, or biofiltration of the 85th percentile storm event on-site.
3-34 • Draft • July 2018 Chapter 3 • Development Plan
-ED BILL ANU Tt7STIN
SPECIFICPLAN RED HILLAVE NUE
SPECIFIC PLAN
3.5.5 Other Utilities and Services
A. Electrical Service
Southern California Edison Company (SCE) is the distribution provider for electricity in Tustin. Electrical
structures and power lines are owned and operated by SCE. New electrical service within SCE's service
area is provided on an as -needed basis. SCE is regulated by the California Public Utilities Commission
(CPUC), which protects customers from overcharge and promotes energy efficiency, system reliability,
and financial integrity of utilities. SCE delivers power to 15 million people in 50,000 square -miles
across central, coastal and Southern California, excluding the City of Los Angeles and some other cities
(SCE, 2017).
The Specific Plan area is currently connected to the SCE power grid. Existing overhead services are
located on the eastern edge of Red Hill Avenue north of EI Camino Real and along EI Camino Real.
The aboveground facilities include a single four -wire 12 kV system for SCE, four to six communication
lines, and local street lights and their electrical distribution system, under a pole -sharing arrangement.
At the intersection of Red Hill and Bryan Avenues, the pole line joins an existing SCE 66KV transmission
pole on Bryan, continuing to the northeast along Red Hill Avenue. At the intersection of Red Hill and
EI Camino Real these facilities are underground. South of 1-5, electrical lines are underground.
As part of future development in the Red Hill Specific Plan area north of 1-5, the overhead power lines
will be undergrounded from the 1-5 to the terminus of San Juan Street in accordance with City policies.
B. Gas
Southern California Gas Company (SoCalGas) provides natural gas to the City. The company's service
territory encompasses approximately 23,000 square miles in most of central and Southern California.
The Specific Plan area currently has natural gas service.
C. Solid Waste
The City currently contracts for refuse collection. The materials are then transported to a Materials
Recovery Facility where they are sorted for recyclables. CR&R Environmental Services operates five
Material Recovery, Transfer and Disposal locations in California. The nearest centers are in the cities of
Stanton and San Juan Capistrano.
The County of Orange owns and operates three landfills: Olinda Alpha Landfill in Brea,
Frank R. Bowerman in Irvine, and Prima Deshecha in San Juan Capistrano (OC Waste & Recycling,
2016a). Currently, only the Frank R. Bowerman Sanitary Landfill, located at 11002 Bee Canyon
Access Road in Irvine, serves the City.
Chapter 3 • Development Plan July 2018 • Draft • 3-35
rrrirr Project Boundary
--X Existing Water Una
(X") Future Pipe Size Upgrade
.-0, Metropolitan Water District Utilities
VSA
3-36 • Draft • July 2018
V
/�.
Exhibit 3-13 Water Plan
Chapter 3 , Development Plan
Chapter 3 • Development Plan
Feet
Exhibit 3-14 Sewer Plan
July 2018 • Draft • 3-37
3-38 - Draft - July 2018
0 275 550
Fest
Exhibit 3-15 Drainage Plan
Chapter 3 , Development Plan
RED HILLAVENUE TUSTIN
it
SPECIFIC PLAN �R" W _,
REDHINUE
SPECIFIC PUN rtnN,
gn
D. Schools
The Specific Plan area lies within the boundaries of the Tustin Unified School District (TUSD), which
serves elementary, middle, and high school students in the City. The closest elementary schools to the
Specific Plan area are Benjamin Beswick Elementary School at 1362 Mitchell Avenue, and Marjorie
Veeh Elementary School at 1701 San Juan Street. The closest middle school is C.E. Utt Middle School,
at 13601 Browning Avenue. Tustin High School is located near the Specific Plan area at
1 171 EI Camino Real. School mitigation fees will be collected when building permits are issued for
new residential and commercial projects developed within the Specific Plan area to mitigate impacts to
schools.
E. Fire Protection and Emergency Medical Services
The Orange County Fire Authority (OCFA) is a regional fire service agency that serves 23 cities in
Orange County, including the City of Tustin, and all unincorporated areas. The OCFA protects over
1,680,000 residents from its 71 fire stations located throughout Orange County. Response times in the
City vary based on the level of emergency; however, the response time goal is for the first unit to arrive
on scene within five minutes of receipt of the call, ninety (90) percent of the time. OCFA also operates
an Emergency Medical Services Section that manages the delivery of medical services by OCFA
emergency medical technicians and paramedics.
F. Police Protection
Police protection services in the plan area are provided by the Tustin Police Department, headquartered
at 300 Centennial Way. The Tustin Police Department has approximately 100 sworn officers and
55 civilian support personnel. Tustin Police Department work in partnership with other City
departments, the residential and business communities, and other governmental and non-profit
agencies to reduce crime, provide safety and security, and improve the quality of life for those who visit,
live, and work in the City of Tustin. As of the date of this Specific Plan, there are no specific plans for
expansion of police facilities or addition of staff or equipment inventory (Tustin Police Department,
2017).
Chapter 3 • Development Plan July 2018 • Draft • 3-39
i
L u
3-40 • Draft • July 2018 Chapter 3 • Development Plan
4'LAND USE AND DEVELOPL,,"EIVT
STANDARDS
4. Land Use and Development Standards
4.1
Purpose..........................................................................................................................................4-1
4.2
General Provisions.........................................................................................................................4-1
4.2.2 Applicability of Development Standards and Design Criteria .........................................
4-1
4.3
Establishment of Permitted Land Uses ............................... :..........................................................
4-1
4.3.1 Definitions.......................................................................................................................4-2
4.3.2 Permitted Land Uses.......................................................................................................4-4
4.4
Development Standards..............................................................................................................
4-11
4.4.1 Development Standards Table......................................................................................
4-12
4.4.3 Mixed -Use Development..............................................................................................
4-15
4.4.4 Off Street Parking and Loading Standards....................................................................
4-20
4.4.5 Signs..............................................................................................................................
4-23
4.5
Residential Allocation Reservation (RAR)....................................................................................
4-27
4.6
Nonconforming Uses, Structures, and Parcels............................................................................
4-29
4.7
Specific Development Standards.................................................................................................
4-29
4.7.1 Flexible Amenity Setback Provisions.............................................................................
4-29
4.7.2 Outdoor/Sidewalk Dining..............................................................................................
4-30
4.7.3 Limitations and Exceptions for Storage and Outdoor Uses ..........................................
4-30
4.7.4 Grand Openings, Special Events, and Other Temporary Circumstances ......................
4-30
4.7.5 Entertainment................................................................................................................4-31
4.7.6 Parking Structures.........................................................................................................
4-31
4.7.7 Landscaping, Walls, and Fences....................................................................................
4-31
4.7.9 Refuse Plan....................................................................................................................
4-32
4.7.10 Access/Circulation Plan................................................................................................
4-33
4.8
Development Incentives..............................................................................................................4-33
4.9
Development Review Procedures...............................................................................................
4-33
Table 4-1 Permitted Land Use and Activities................................................................................................ 4-4
Table 4-2 Major Prohibited Land Uses and Activities................................................................................. 4-11
Table 4-3 General Development Standards & Requirements..................................................................... 4-12
Table 4-4 Parking Standards for Mixed -Use (Residential and
Non-Residential/Commercial) Development(3)........................................................................... 4-21
Table 4-5 Residential Unit Allocations........................................................................................................ 4-28
TOM
Exhibit 4-1 Frontage/Lot Width Requirements.......................................................................................... 4-14
Exhibit 4-2 General Development Standards............................................................................................. 4-14
Exhibit 4-3 Projecting Sign at Sidewalk...................................................................................................... 4-23
Exhibit 4-4 Projecting Sign at Driveway or Drive Aisle............................................................................... 4-23
Exhibit 4-5: Wall Sign Area Calculation........................................................................................................4-24
RED HILLAVENUE TUMN
SPECIFICPLAN -
RED HILLpVENUE
SPECIFIC PLAN
Land Use and Development Standards
4.1 Purpose
This Chapter establishes the land use program, Planning Areas for the Red Hill Avenue Specific Plan
(RHASP), the allowable land uses (permitted and conditionally permitted), and the development standards
that apply within each area. Together, the table of permitted uses and the development standards prescribe
the allowed development for the RHASP area. The intent of the development standards is to implement the
goals, objectives, and policies of the RHASP.
The RHASP area is envisioned as a distinctive, vibrant and thriving district with enlivened and interconnected
commercial, office, and residential uses. The mixed -uses represent an evolution of land uses that respond
to the changing marketplace. The area will support multi -modal transportation practices and activate key
areas where people can safely and efficiently walk, ride a bike, catch a bus, or drive a car. The area will
engage the surrounding neighborhoods at key locations and reflect the small-town spirit of Tustin. Over
time, the influx of commercial retail and service businesses, restaurants, office and new residents will
enhance the economic and social vitality of the area and establish the Specific Plan area as a unique district
with its own character. The streets and public spaces will be enhanced through landscaping and street
furniture and framed by quality architecture expressed in a variety of building styles. The land use regulations,
development standards and design criteria are consistent with the goals and policies of the General Plan.
4.2 General Provisions
4.2.1 Minimum Requirements
The land use and development standards contained herein are minimum requirements. In reviewing
individual projects requiring discretionary approval, more restrictive standards or conditions may be applied,
if deemed necessary, to accomplish the goals and objectives of this Specific Plan.
4.2.2 Applicability of Development Standards and Design Criteria
The land use and development standards contained in this Chapter shall apply to all new construction
projects or development proposals, including additions or modifications to existing buildings, and changes
in use, as provided for in Chapter 6, Implementation and Administration. The Design Criteria contained in
Chapter 5 shall supplement the development standards.
4.3 Establishment of Permitted Land Uses
The RHASP provides planning policies and regulations that connect General Plan policies with project -level
development within the Specific Plan area. The purpose of the Specific Plan is to guide future change,
promote high quality development, and implement the community's vision for the area. The Specific Plan
provides long and short-term goals and objectives, a land use plan, regulatory standards, design criteria,
Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-1
and administrative and implementation programs to encourage integrated mixed-use, development within
the RHASP area.
The RHASP is intended to provide a complementary mix of commercial, office and residential uses in an
integrated, pedestrian -friendly environment. The Specific Plan area is intended to expand and enhance
commercial opportunities to serve a local and regional customer base. The district is intended to physically
and functionally integrate land uses in a manner that enhances livability through complimentary
relationships with existing uses, improved pedestrian environment, and sidewalk -adjacent development.
Proposed development and improvements would be subject to a set of design criteria and standards that
are described in the Specific Plan Land Use Regulations and Development Standards Chapter.
4.3.1 Definitions
The RHASP's permitted land uses shall comply with the definitions contained in Section 9297 of the
Tustin City Code (TCC). Additional definitions for the RHASP include:
• "Biofiltration Facilities" shall mean landscaped shallow depressions that capture and filter
stormwater runoff.
• "BMPs (or Best Management Practices)" shall mean structural or engineered devices and systems
used to treat stormwater runoff before it is discharged into a drainage system -(storm drain or r
channel).
• "CEQA/Califomia Environmental Quality Act" shall mean the California stature passed in 1970 to
institute a statewide policy of environmental protection.
• "Class II Bike Lane" shall mean an on -street bike lane that uses painted stripes, stencils, and signs
to delineate the right-of-way assigned to bicyclists and motorists.
• "Complete Streets" shall mean streets, sidewalks, and public rights-of-way that are designed,
operated, and maintained to enable safe access for all users — pedestrians, bicyclists, transit riders,
and motor vehicle drivers.
• "Flexible Amenity Setback Area" shall mean a component of the public right-of-way that adjoins
private development in areas that have or will be required to dedicate the full 60 -foot half -width
right-of-way for Red Hill Avenue. Because the driving surface (curb -to -curb width) of the roadway
will not change as part of this Specific Plan, in the interim, if an activity needs the full dedication for
roadway purposes, the additional right-of-way may be used for a variety of pedestrian -oriented
purposes: additional walkway width, additional landscaping, seating areas or plaza spaces, or
outdoor dining (with a license from the City).
• "Flexible Format Retail" shall mean an enclosed space within a development project that permits
and is designed for residential and/or commercial uses and may be used as such depending on
market conditions and the preferences of the owner or tenant.
4-2 - Draft - July 2018
2018 Chapter 4 •Land Use and Development Stanotarcls
RED HILLAfNUt U-STIN
SPECIFIC PLAN
ILED HILLAVENUE
SPECIFIC PLAN
• "Freestanding Signs" shall mean signage installed on posts or other supports that are not attached
to any building or structure. Freestanding signs include monument, pylon, and poles signs.
• "Hydromodification" shall mean changes in runoff characteristics caused by altered land use and
an increase of impervious areas.
• "Long -Term Stay" also "Extended -Stay" shall mean a hotel or motel unit providing lodging or
lodging and meals for an occupancy of more than 30 -days.
• "Mixed-use" shall mean a complimentary mix of land uses including, commercial retail, office and
residential uses that are part of an integrated single development. Land uses may be arranged
vertically in one or multiple story buildings or horizontally within separate buildings on a lot, site or
parcel
• "Outdoor Activity Area" shall mean an area (not including primary circulation space), located
outside of a building or in a courtyard that is provided for the use or convenience of patrons of a
commercial establishment, including but not limited to, sitting, eating, drinking, dancing and food
service activities.
• "Outdoor Dining" shall mean the extension of services of an existing restaurant or eating/drinking
establishment to be provided at tables placed on the public sidewalk or private common area
adjacent to and within the confines of any frontage of that portion of the building that the restaurant
use is situated.
• "Planning Factors" shall mean opportunities and constraints that influence and contribute to the
successful implementation of the Specific Plan.
• "Public Realm" shall mean the publicly owned areas, typically including the street itself, sidewalks,
parkways, and public parks.
• "Residential Allocation Unit(s)" shall mean units that are allocated by the Community Development
Director in compliance with Section 6.6 of the RHASP.
• "Residential Allocation Reservation (RAR)" shall mean the process, described in Section 6.6 of this
Specific Plan, by which residential units are allocated by the City to development projects as part of
the entitlement process.
• "Residential Allocation Bank" specifies the potential residential dwelling unit allocation within the
Specific Plan area and for the transfer of either between Red Hill Avenue — North and Red Hill
Avenue — South. The Residential Allocation Bank establishes a maximum number of 500 new
dwelling units that may be developed within the Red Hill Avenue Specific Plan area.
• "Specific Plan" shall mean a tool for the systematic implementation of the General Plan. It effectively
establishes a link between implementing policies of the General Plan and the individual
development proposals in a defined area.
Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-3
4.3.2 Permitted Land Uses
This section describes the permitted land uses and activities in the Specific Plan area. Table 4-1, Permitted
Land Use and Activities, identifies the permitted land uses and activities exclusive to the RHASP.
A. Determination of Uses
As described in Section 6.6, Administration and Enforcement, the Community Development Director or
his or her designee shall have the authority to interpret if a land use or activity that is not explicitly listed
in Table 4-1, Permitted Land Use and Activities, is a permitted, conditionally permitted or prohibited use.
B. Land Use and Activities
If a use or activity is not explicitly stated in this section, it is deemed a prohibited use.
4-4 • Draft • July 2078
Chapter 4 • Land Use and Development Standards
TablePermitted Land Use andA-
Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use.
Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be
determined by the Community Development Director to be permitted, conditionally permitted or prohibited.
Notes. Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the
referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply.
"P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted
POW 3 �
Within a building and permitted business with at least
15,000 square feet of gross floor area and where the
Alcohol Sale (off-site) - -
C alcoholic beverage sales area within the building
occupies no more than 10 percent of the gross floor
area
Alcohol Sale (on-site)
(for purchase and consumption on-
C
site)
Antiques and Curios
P
Art Galleries
P
Bicycle Shops
(including repairs w/in enclosed
P
building)
Books and Stationery
P
4-4 • Draft • July 2078
Chapter 4 • Land Use and Development Standards
TvsT1N
RED HILLAVENVE s
PE C 11 .I C PLrA N' REDMIPLAN sreciRrlc i,AN
Table. Use and Activities
Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use.
Prohibited land uses, Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be
determined by the Community Development Director to be permitted, conditionally permitted or prohibited.
Notes. Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the
referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply.
'P' = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit 'N" = Not Permitted
on
Ceramics
(not including commercial -scale
on-site molding, casting or
P
manufacturing by any process)
Clothing, Shoes & Accessories
P
Stores
For alcohol sales, see standards in TCC Section
Convenience Stores
P
9271, Specific Provisions
Department Stores
P
Drug Stores (including
For alcohol sales, see standards in TCC Section
general retail and pharmacy)
P
9271, Specifi'cProvisions
Drive-Thru, Drive -In and Drive -Up
C
See criteria in RHASP Section 5.4
Facilities
Flexible Format Retail Stores
P
See criteria in RHASP Section 5.4
Florist Shops
P
Food Service (including bakeries,
confectioners, food markets,
supermarkets, specialty food
P
markets, etc.
Furniture Sales
P
General Retail Stores (including
For alcohol sales see standards in TCC Section 9271,
drug stores and pharmacies)
P
Specific Provisions
Hardware Stores
P
Jewelry Stores
P
Music Stores
P
Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-5
T�sTIN RED HILL AVENUE
SPECIFIC
J�
RED HILLAVENUE S j E C I F I C PLA N
SPECIFIC PLAN -
Table 4-1 Permitted Land Use and Activities
Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use.
Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be
determined by the Community Development Director to be permitted, conditionally permitted or prohibited.
Notes. Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the
referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply.
"P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted
M Mu
For alcohol sales see standards in TCC Section 9271,
Liquor Stores
C
Specific Provisions
Office Supplies
P
Paint and Wallpaper Stores
P
Restaurants (not including Drive-
P
Throughs)
See standards in TCC Section 9271, Specific
Reverse Vending Machines
C
- - -
Provisions - - - - - -
Secondhand Sales without Pawn
P
Sporting Goods
(not including onsite marine and
P
motor sales)
Variety Stores/Gift Shops
P
Vendor Cart and Outdoor
See standards in TCC Section 9271, Specific
C
Commercial Kiosks
Provisions
fl
Animal Hospitals/Clinics
(including boarding — indoor
C
only)
Assisted Living (including
independent living and memory
C
care)
Automated Teller Machines
(ATM) (accessory use to primary
P
business only)
4-6 • Draft • July 2018 Chapter 4 • Land Use and Development Standards
IUD HILLAVENUE TUSTIN
• ._ lU yrs
RI D. �. SPECIFIC P LAN SPECIFIC PLAN
• • Permitted Land Use • • Activities
Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use.
Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited, Any use not listed may be
determined by the Community Development Director to be permitted, conditionally permitted or prohibited.
Notes, Where the lost column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the
referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply.
"P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted
RIVIROM
MAIN
-
Alternative Fuels and Recharging
Facilities (ancillary use only)
P
Banks, Financial Institutions,
Credit Unions (w/out drive-
P
through)
Barber, Beauty and Nail Salons
P
As defined in TCC Section 3141, Definitions and
Article 4, Chapter 1, Part 4, Body Art Facilities for
Body Art Facilities
P
standards.
See standards in TCC Article 3, Chapter 6 Part 5,
Body Art and Sections and Article 4 Chapter 1 Part 4
Body Art Facilities
Day Care Centers
See standards in TCC Section 9271, Specific
(child or elder care)
C
Provisions
Dry Cleaning or Laundry Services
(pick-up, drop-off, and delivery
P
only)
Health and Athletic Clubs, Gyms
(indoor only)
C
See standards in TCC Section 9271, Specific
Home Occupations
P
Provisions
Insurance Agencies
P
Instructional Studios
(including visual art, music,
P
tutoring)
Land/Property Management
P
Laundromats
(non-commercial self-service only)
C
Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-7
TUSTZN RED HILL AVENUE
Ft RED HLLLAVENUE
SPECIFIC PLAN
SPECIFIC PLAN
• • • Land Use • • Activities
Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use.
Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be
determined by the Community Development Director to be permitted, conditionally permitted or prohibited.
Notes, Where the lost column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the
referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply.
"P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted
Locksmith
P
See standards in TCC Section 3668, Massage
Massage Establishments
P
Establishments - Operations
General Office
P
As defined in TCC Section 9297, Definitions
Professional Office
P
(includes medical offices uses)
Pet Store, Supplies and Grooming
- P
Pet Services
(including veterinarian, pet
C
daycare or overnight boarding —
indoor only)
Photography Studio
P
Print and Reprographics Shops
P
Restaurants (not including Drive-
P
Throughs)
Seamstress, Tailor and Alterations
P
Shops
Shoe or Luggage Repair
P
Skilled Nursing, Extended Care,
convalescent/rehabilitation
C
hospitals
Tanning Studios/Salons
P
4-8 • Draft • July 2078 Chapter 4 • Land Use and Development Standards
RSD HILLAVENUE 11RfSTIN
SPECIFIC PLAN
RED HICLAVENUE
$PECIFIC PLAN
Table 4-1 Permitted Land Use and Activities
Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use,
Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be
determined by the Community Development Director to be permitted, conditionally permitted or prohibited.
Notes, Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the
referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply.
"P" = Permitted Use "C" = Conditionally Permitted "R" = Residential Use Permit "N" = Not Permitted
Tlasp�ality ar�d �tt#rt+Simm�t
Bowling Alley C
Indoor
Amusement/Entertainment/ C
Recreation Centers/Arcades
Hotels, Motels, and
Refer to Section 4.3.1 of this Specific Plan for definitio
C
Extended/Long-Term Stay Hotels
of extended stay
Theatres (cinema or performance) C
Flexible Format Retail
P/R
See provision for allocation of residential uses.
Residential Use Permit required for all residential
Mixed -Use Developments
P/R
uses. Freestanding residential uses are not permitted
at the ground floor frontage along Red Hill Avenue,
now
Art Galleries/Museums (non -retail)
P
Community/Recreational Center
C
Government Enterprises (local,
P
State, or Federal)
Cultural Facilities
P
Performing Arts Theaters,
Auditoriums, Meeting Halls
C
(Not including adult entertainment)
Parking Lots/Structures, Public
P
Parks, Public
P
Places of Worship/Assembly Uses
C
Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-9
Table Activities
Permitted land uses. The land uses and activities permitted by this Specific Plan, and the land use permit required to establish each use.
Prohibited land uses. Any table cell indicated with an "N" symbol indicates that the listed land use is prohibited. Any use not listed may be
determined by the Community Development Director to be permitted, conditionally permitted or prohibited.
Notes. Where the last column in the table states ("See standards in Section") it includes a Section number, any applicable regulations in the
referenced section apply to the use; however, provisions in other sections of this Specific Plan or applicable section of the TCC may also apply.
"P" = Permitted Use "C" = Conditionally Perrriifted "R" = Residential Use Permit "N" = Not Permitted
Publicly -Owned Facilities and P
Structures
Schools (includes private schools,
C
vocational or training schools)
Subject to the granting of a Temporary Use Permit in
Temporary Uses P
compliance with TCC Article 9, Land Use.
�
_
Iiiea��l
—
Acute Care Reha i itatori-
- - C - -
- - - -
Facilities
Medical - Office
P
Medical Services - Laboratories
P
and Clinics
Medical Services
P
�ieTatec%�
en .uto
AM -
Automobile Service Stations
C
Car Wash (including full & self-
C
service drive-through)
Motor Vehicle Parts and Supplies
(retail only) and Sales (no onsite
C
repairs)
Minor Motor Vehicle Repair and
Maintenance (must be conducted
C
within an enclosed building)
Tire Installation, Smog Check
and Oil Change Facilities (must
C
be conducted within an enclosed
building - excludes bodywork)
4-10 • Draft • July 2018 Chapter 4 • Land Use and Development Standards
RED HILLAVENUE MN
00
SPECIFICPLAN
REA H(LLAVENUE
RECIFIC PLAN.
C. Temporary Uses and Activities
Temporary uses or activities such as grand openings, promotional events, fundraising events, and similar
special events may occur occasionally in the Specific Plan area. The Specific Plans vision for a vibrant,
pedestrian -scaled mixed-use environment encourages any reasonable and safe activity or event that
promotes the success of business(es) in the Red Hill area. All Special Events and Temporary Uses and
Activities shall be subject to the granting of a Special Event and/or Temporary Use Permit in compliance
with Article 9 of the TCC.
4.4 Development Standards
This section provides standards and provisions for the use of land within the Specific Plan area. The
standards contained within this Chapter shall govern all land uses and activities in the Specific Plan area. In
addition, the standards and provisions of the TCC shall also apply. When a conflict exists between the
provisions of the TCC and the Specific Plan, the Specific Plan shall take precedence.
Chapter 4 - Land Use and Development Standards July 2078 - Draft - 4- 71
4.4.1 Development Standards Table
New land uses, activities, structures, and alterations to existing land uses and structures, shall be designed,
constructed, and/or established in compliance with the requirements in Table 4-3, General Development
Standards & Requirements and Exhibits 4-1 and 4-2, below:
4- 72 • Draft • July 2078 Chapter 4 • Land Use and Development Standards
70 feet
•
100 feet
A Minimum Required Street
Frontage/Lot Width
•
4 Stories;
•
5 Stories allowed subject to specific
criteria and additional setbacks (see
B
Maximum Building Height
50 feet
below), See also Section 5.3,3;
•
16 -foot minimum ground floor
height for commercial uses in a
vertical mixed-use settin ,
_
= —
•
None with required pedestrian
- - - - -
- - - -
accessible -amenities (3)-
•
5 -foot (aggregate) setback above
C
Front Yard (Building)
None
the third story;
•
Additional upper story setbacks may
be imposed during design review
process;
•
10 feet;
None
•
5 feet aggregate setback at the third
10 feet from an adjoining
story;
D-
Side Yard (Interior)
residential lot or mixed-use lot -
•
Additional upper story setbacks may
that contains residential uses;
be imposed during design review
process.
•
None with required pedestrian
accessible amenities (3);
•
5 -foot aggregate setback above the
E
Side Yard (Corner/Street Side)
None
third story;
•
Additional upper story setbacks may
be imposed during design review
process.
None
Rear Yard
10 feet from an adjoining
•
10 feet
F
residential lot or mixed-use lot
that contains residential uses
4- 72 • Draft • July 2078 Chapter 4 • Land Use and Development Standards
RED HILLAV UE TOSTIN
SPECIFIC PLAN _ __ �.:
DHINUE
T.
RE
SPECrTICFIC PP AN
Chapter 4 • Land Use and Development Standards July2078 • Draft • 4-13
Table 4-3 General
(Standards
Development Standards & Requirements
• are • •
ID
-
Building Separation
G
(freestanding buildings
10 Feet'
,e
10 Feet
containing residential and
adjacent building(s)
Open Space (4)
N/A
* 100 sf per unit
H
Private
Common
N/A
• 200 sf per unit
10% of gross lot size
• See Section 5 (Design Criteria) for
Landscaping Requirements
See Section 5.4.3 for
commercial landscaping
mixed-use landscaping
requirements
requirements.
Notes:
(1)
Commercial references stand-alone commercial/office uses, without a residential component. This may be a commercial center or smaller
commercial or office building(s).
(2)
Mixed -Use references an integrated horizontal or vertical combination of commercial/office uses with a residential component. Residential
units are subject to the Residential Allocation Reservation process.
(3)
Pedestrian accessible amenities may include outdoor seating, outdoor dining (subject to a City license as specified in TCC Section 9277)
public art, plaza space or architectural features that allow for additional pedestrian activity.
(4)
Refer to the Open Space standards in Chapter 4, Section 4.4.3 (Mixed -Use Development) for additional requirements.
(5)
A minimum distance of 10 feet shall separate exterior walls of separate buildings containing dwelling units on the same lot. The window
or window/doors of any dwelling unit shall not face the windows or window/doors of another dwelling unit unless separated by a distant
of 10 or more feet.
N/A — Not Applicable
Chapter 4 • Land Use and Development Standards July2078 • Draft • 4-13
Frontage Street
Exhibit 4-1 Frontage/Lot Width Requirements
(refer to Table 4-3)
I
� x
4-14 • Draft • July 2018
AtOO*4 !
� `.. Or44
,t
4-14 • Draft • July 2018
AtOO*4 !
Exhibit 4-2 General Development Standards
(refer to Table 4-3)
Chapter 4 • Land Use and Development Standards
�Y
y�
Exhibit 4-2 General Development Standards
(refer to Table 4-3)
Chapter 4 • Land Use and Development Standards
RED HILL AVENUE TUSTI N
SPECIFICPLAN RED HILLAVENUE
SPECIFIC CLAN
4.4.2 Commercial
Commercial development shall comply with the Development Standards as shown in Table 4-3 of this
Chapter, and the following standards;
A. Office uses shall be consistent with and complement the retail, mixed-use character of the RHASP.
B. Office uses shall not utilize street adjacent frontage at the ground floor, unless design and other
functional considerations maintain an active street interface similar to a retail commercial frontage.
4.4.3 Mixed -Use Development
Mixed-use projects are comprised of a complementary mix of land uses including, commercial retail,
office, and residential uses that are part of an integrated single development. Land uses may be
arranged vertically in multiple story buildings, or horizontally within separate buildings on a lot, site or
parcel.
Mixed-use projects shall combine residential uses with retail commercial/office uses. Mixed-use projects
may provide commercial and/or office space on the ground floor with residential units above, or
distributed horizontally on a project site in individual structures. Stand-alone residential uses are not
permitted to face onto Red Hill Avenue.
A. General Development Standards
1. Trash Collection Areas. Trash collection areas shall be contained within an enclosed structure.
Trash collection areas shall be designed, located or screened so as not to be readily identifiable
from adjacent streets.
2. Loading and Storage Facilities. Commercial loading areas and trash collection areas shall be
located as far as possible from the on-site residential units and shall be completely screened from
view from adjacent residential, as well as other residential portions of the project. The location and
design of the trash collection areas shall ensure no potential nuisances such as odors and noise
or conflicts of vehicle accessibility from collection vehicles result. Sensitivity to adjacent residential
shall also be considered.
3. Private Storage Space. A minimum 90 cubic feet of private storage space shall be provided for
each residential dwelling unit. Private storage space shall have a minimum horizontal surface area
of 24 square feet and shall be fully enclosed and lockable. Storage space may be counted towards
the minimum private open space requirement.
4. Exterior Lighting. Parking lot lighting and security lighting for the commercial uses shall be
appropriately shielded as not to spill over into residential areas. Illuminated commercial signs and
associated fixtures shall also be shielded to prevent light spillover onto adjacent residential uses as
well as residential portions of mixed-use projects.
Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-15
TUST N- RED'HILLAVIENUE
}
PLED HILLAVENUE SPECIFIC PLAN
MCI.61C PLAN
5. Exterior Equipment. All exteriorly mounted equipment shall be screened from public view. Special
consideration shall be given to the location and screening of noise generating equipment (e.g., air
conditioning, exhaust fans, refrigeration units, alternative fuel stations, etc.) Noise reducing screens
and insulation may be required where equipment has the potential to impact residential uses.
a. Satellite dish systems must be screened from view on all sides through use of architectural
elements integrated into the design of the building
6. Rooftop Equipment
a. Rooftop equipment, except solar energy equipment or alternative energy systems requiring
access to solar or wind, shall be completely enclosed on all sides or screened from view of
public rights-of-way.
b. All roof appurtenances including but not limited to, air conditioning units and
mechanical/electrical equipment shall be shielded and architecturally screened from view
from on-site parking areas, adjacent public streets, and adjacent properties. Screening should
be designed to be compatible with the architectural design of the building.
7. Open Space
a. A minimum private open space of 100 square feet shall be provided for each dwelling unit.
b. A minimum common open space of 200 square feet shall be provided for each dwelling unit.
c. A total of 300 square feet of combined private and common open space shall be provided.
If the design of a unit does not provide private open space, a minimum of 300 square feet of
common open space shall be provided for each unit.
d. Open space shall be provided as common and private space. A reasonable proportion of the
required open space shall include courtyards, pool/spa areas, rooftop decks, paseos and
other similar uses.
e. Open space and courtyards located in the commercial areas of mixed-use development shall
be accessible to residential occupants and visitors and shall not be counted towards the
required minimum common open space.
f. Landscaping and seating shall be permanently integrated into all required common open
spaces.
8. Hours of Operation. The Community Development Director may restrict the hours of operation of
nonresidential uses to mitigate adverse impacts to residential uses.
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RSD HILL"ENUE TUMN
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REDHILLAVEVENUNUE-
SPEGIFIc PIAN
9. Landscaping
a. A minimum of 10 percent of the total commercial gross lot size shall be permanently
landscaped with a variety of live landscape, hardscape materials, and other design elements
(i.e. fountains, sculptures, planters, decorative rock, etc.). If a parking area that is within a
required setback is landscaped, the landscaped area may be counted toward meeting the
minimum landscaping area requirement for the project.
b. For the purposes of this section, permanent landscaping shall consist of landscaped areas at
the ground level
c. Rooftop landscaping that is permanent, including "green roofs" that are permanently
landscaped, irrigated and usable by building tenants can be counted towards meeting required
landscape coverage.
d. Pedestrian walks and vehicular access ways shall be permitted in landscaped areas but shall
not be counted as landscaped areas.
e. Permanent and automatic irrigation facilities shall be provided in all permanent landscaped
areas except potted containers.
f. Landscaping shall be permanently maintained in substantial conformance with the approved
plan, including potted containers.
10. Lighting
a. Lighting shall comply with the standards and provisions contained in the California Building
Code, as referenced in Section 8102 of the TCC, in addition to the following standards:
(i) Light poles for uncovered parking areas, vehicle access ways and walkways shall not
exceed a height of 16 feet, except that the maximum height on the rooftop of any parking
structure located on a lot adjacent to any residential zone shall not exceed a height of 8
feet.
(ii) The overall height shall be measured from the paved parking area surface to the
uppermost part of the light standard, including the light globe.
(iii) Lighting shall be directed onto the driveways, walkways and parking areas within the
development and away from adjacent properties and public rights-of-way. Appropriate
shields shall be incorporated into lighting fixtures to ensure lighting does not spill onto
adjoining properties.
11. Parking for Flexible Format Retail in Mixed -Use Development
a. Flexible Format Retail shall be defined as an enclosed space within a development project
that permits residential and/or commercial uses and may be used as such depending on
Chapter 4 • Land Use and Development Standards July 2078 • Drah • 4- 77
market conditions and the preferences of the owner or tenant. Flexible Format Retail is
intended to be occupied by business operators who live in the same structure that contains
the commercial activity. Flexible Format Retail is intended to function in whatever capacity is
deemed appropriate for the owner or tenant and must be consistent with the Specific Plan
and per California Building Code requirements.
12. Applicability and Allowed Uses, The provisions of this section shall apply to Flexible Format Retail
development as permitted by Table 4-1, Permitted Land Use and Activities. The nonresidential
component of Flexible Format Retail shall only be a use permitted in accordance with Table 4-1,
Permitted Land Use and Activities, of this Specific Plan.
13, Limitations on Use. Flexible Format Retail shall not be established or used in conjunction with any
of the following activities or any use deemed prohibited per the TCC or determined by the
Community Development Director to be not allowed:
a. Adult businesses;
b. Vehicle maintenance or repair (e.g., body or mechanical work, including boats and
recreational vehicles), vehicle detailing and painting, upholstery, etc.;
c. Storage of flammable liquids or hazardous materials beyond that normally associated with -a
residential use; and
ii
d. Other activities or uses, not compatible with residential activities and/or that have the possibility
of affecting the health or safety of residents, because of dust, glare, heat, noise, noxious gasses,
odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials,
processes, products, or wastes, as determined by the Community Development Director.
14. Development Standards. The following development standards shall apply to -Flexible Format
Retail:
a. Location of Flexible Format Retail. The location of Flexible Format Retail Space is limited to the
following:
(i) Flexible Format Retail shall be limited to the ground floor directly facing a public sidewalk
or internal circulation path.
(ii) Flexible Format Retail shall be designed as independent non-residential space.
(iii) Flexible Format Retail shall be limited to occupy no more than 50% of the total assignable
square feet of a mixed-use project.
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Chapter 4 - Land Use and Development Standards
RED HILL IVENUETUSTfN
SPECIFIC PLAN _._
RED HILLAVENUE
SPECIFIC PLAN.
b. Street Frontage Treatment. Flexible Format Retail shall only contain commercial at the ground
level when fronting Red Hill Avenue, and shall have a pedestrian -oriented frontage that
publicly displays the interior of the nonresidential or intended nonresidential areas of the
structure.
c. Access to Flexible Format Retail. Where more than one Flexible Format Retail unit is proposed
within a single structure, each Flexible Format Retail shall be separated from other Flexible
Format Retail space and other uses in the structure. Access to Flexible Format Retail space
shall be from common access areas, corridors, or hallways and shall be clearly identified to
provide for emergency access.
d. Notice to Occupants at Occupancy. The owner or developer of any structure containing
Flexible Format Retail shall provide written notice to all adjacent occupants and users on the
subject property that the surrounding area may be subject to levels of dust, fumes, noise, or
other impacts associated with commercial uses at higher levels than would be expected in
more typical residential area.
e. Integral layout. The living space within the Flexible Format Retail unit shall be complementary
in design and function of the space, with direct access between the two areas.
f. The Flexible Format Retail space shall be assigned only one street address.
15. Sale or Rental of Flexible Format Retail. No portion of a Flexible Format Retail unit may be
separately (i.e. independently) sub -leased or sold.
a. For Sale units shall be required to establish Conditions, Covenants, and Restrictions (CC&Rs)
as part of the property's Joint Owner's Association documents to address limitations on the
subleasing, renting and other similar transactional issues.
16. Findings for Flexible Format Retail. The approval of a Flexible Format Retail Space shall be subject
to the following findings:
a. The establishment of Flexible Format Retail will not conflict with nor inhibit other uses in the
area where the project is proposed.
b. All commercial components of the Flexible Format Retail shall be built to commercial
standards.
c. The use of the Flexible Format Retail shall provide for active commercial frontage at the ground
level.
Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-19
4.4.4 Off Street Parking and Loading Standards
A. Purpose
The purpose of this section is to ensure that sufficient parking and loading areas are provided and properly
designed and located in the Specific Plan area. Bike parking is an important vision factor for the area.
Every use, including a change in or expansion of an existing use or structure, shall have appropriately
maintained off-street parking and loading areas in compliance with the standards and criteria as described
in this Specific Plan. Off-street parking and loading for uses within the RHASP area shall be provided in
accordance with Article 9, Chapter 2, Part 6 of the TCC. For standards and provisions that are not explicitly
stated, the standards and provisions of the TCC shall apply.
B. Regulations for Off -Street Parking
Mixed -Use. Off-street parking standards for mixed -used development are provided in Table 4-4, Parking
Standards for Mixed -Use (Residential and Non-Residential/Commercial) Development. These standards
shall apply to mixed-use development in the RHASP area only.
1. Residential Uses. For mixed-use development only, the parking ratios in Table 4-4, Parking
Standards for Mixed -Use (Residential and Non-Residential/Commercial) Development, shall apply.
There are no exceptions to these requirements, except as -noted infootnotes an in this Specific - , --
Plan.
- L J
2. Non -Residential uses. Off-street parking for non-residential uses shall be provided for each
separate use in compliance with the TCC, unless applicant is granted an alternative ratio provided
in Table 4-4, Parking Standards for Mixed -Use (Residential and Non-Residential/Commercial)
Development.
3 Parking Standards for Flexible Format Retail - -
a. Flexible Format Retail parking standards shall be calculated as a residential use. Refer to
Table 4-4, Parking Standards for Mixed -Use (Residential and Non-Residential/Commercial)
Development, for parking standards.
b. When the non-residential space within the Flexible Format Retail exceeds 1,000 square feet,
the amount above 1,000 square feet shall be calculated at the commercial parking standard
with a minimum standard of 3 spaces/1,000 square feet.
4. Fractional Spaces. Any use requiring less than a full parking space shall be rounded up to the
nearest whole number.
5. Location of Parking. Required parking spaces for commercial or mixed-use shall be located on the
same parcel they are intended to serve. On-site parking areas shall not be located within the
required front setback or in the front along Red Hill Avenue.
4-20 • Draft • July 2018 Chapter 4 • Land Use and Development Standards
D HILL NIVEN -USTIN
SL" .L �" I P L l?. N RED HLLAVENUE
SPECT IC PLAN
6. Parking and Access Criteria
a. All parking spaces required for the residential use shall be provided on site.
b. Parking spaces to serve residential uses shall be specifically designated and shall be reserved
for the exclusive use of the residents.
c. If structured parking is provided for the entire complex, separate dedicated and accessible
areas shall be provided for residential and commercial uses.
d. Separate site access drives shall be provided for the residential uses and commercial uses
whenever possible.
e. Security gates shall be strongly encouraged for access to residential uses and residential
parking areas, as well as for securing commercial parking areas when businesses are closed.
I Residential 12.0 space/unit 10.25 space/unit 12.25 space/unit I
Non -Residential I Refer to TCC standards for non-residential use types I
(1) Total parking spaces required shall be rounded up to the nearest whole number.
(2) Joint use parking shall be permitted subject to the requirements of Chapter 4 of this Specific Plan. Development application requesti
joint -use parking shall require a parking management plan subject to the requirements of Chapter 4.
(3) Applicants may propose alternative parking standards when an applicant believes the proposed development supports consideration
alternative parking standards. Applicants must provide a parking demand analysis supporting the proposed alternative standards, subj
to the requirements of Chapter 4 of this Specific Plan.
(4) Guest parking per dwelling unit shall be located on-site or within 500 -feet of the property. No tandem parking is permitted.
C. Alternative/Shared Parking
Alternative Shared Parking Standards. Applicants may propose alternative shared parking standards for
parcels with a mixed-use development or development that is utilized at non-traditional hours. The number
of off-street parking spaces is stated in Article 9, Chapter 2, Part 6 of the TCC and Table 4-4, Parking
Standards for Mixed -Use Res/dentiol and Non-Res/dent/al/Commerc/al Development, of this Specific Plan.
Alternative standards for parking shall be considered by the Planning Commission and applicants shall be
required to comply with the following procedures:
Mixed-use alternative parking standards are alternatives to required parking as specified in the
Specific Plan and the TCC and shall only be permitted where shared parking is to be
authorized/approved.
2. Requests for Shared Parking. The utilization of shared parking facilities within the RHASP area is
encouraged. Shared parking standards are based on the assumption that patrons will use a single
Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-21
parking space for more than one destination in certain locations within the Specific Plan area and
that the parking space will be open and available for short-term parking to serve different uses
which may have different peak hours.
3. Ineligible Development. The following types of uses are not eligible to use shared parking
standards:
a. New or existing development that is not a component of commercial or mixed-use.
b. New construction of hotel or office uses on parcels of 30,000 square feet or greater.
4. Parking Study Required. Commercial uses, and mixed-use development requesting shared parking
shall be required to prepare a parking and loading study that demonstrates adequate parking and
loading facilities for average daily demand (rather than peak daily demand).
a. The parking study may be used in lieu of the required parking standards and provisions of this
Specific Plan provided the following conditions are met:
(i) The parking study provides sufficient acceptable justification and evidence supporting
modifications to the prescribed standards;
(ii) The project demonstrates methods to reduce parking demand, including but not limited
to mixed-use, shared parking facilities, transit access, pedestrian amenities, and bike
amenities.
5. Adequacy of Alternative Parking., Upon build -out of a development project, if alternative parking
measures are not working adequately to address parking for a project, then required parking must
be either provided on-site, off-site or by other means deemed acceptable by the Community
Development Department.
D. Loading
As approved by the Community Development Director, applicants requesting the use of common loading
areas shall comply with the following requirements:
1. A loading study, conducted by a qualified individual, describing the location and extent of off-
street common loading facilities, location of parking, pedestrian features and methods to protect
pedestrians and cyclists and not impede on normalized traffic flow.
2. Uses within a mixed-use development may utilize common loading facilities when demonstrated
that the loading activity will not be detrimental to the public health, safety, or welfare, or adversely
affect traffic patterns.
4-22 • Draft • July 2018 Chapter 4 • Land Use and Development Standards
RED HILL AVE TUSTI N
5 P E C 1 L"" I C PLAN REDHIPLA UE
SPECIFIC
bC RhAN
4.4.5 Signs
This section provides standards and provisions for signs within the Specific Plan area. For all sign types, the
provisions of the TCC shall apply, in addition to the standards and provisions provided within this section
and the criteria outlined in Chapter 5, Design Criteria, of this Specific Plan.
A. Projecting Signs
Projecting signs shall be allowed subject to the following
requirements:
2.
Projecting signs shall be Located only on wall frontages with
a primary entrance to the structure. This may include
buildings with multiple frontages.
A clear vertical distance of 10 feet shall be maintained from
the lowest point of the projecting sign to the ground level Example of Projecting Signs
below. For projecting signs over public driveways, alleys and
thoroughfares a clear vertical distance of 15 feet shall be maintained from the lowest point of the
projecting sign to the ground level below.
3. A sign shall be attached to the wall no more than two (2) feet from the nearest point of the sign to
the wall.
4. All mounting hardware shall be architecturally compatible.
5. No part of a sign shall be located within two (2) feet of a curb.
6. Signs may comprise or be configured with logos, symbols, or figures in addition to or instead of
written words.
7. The maximum area of each sign face shall be 20 square feet.
Exhibit 4-3 Projecting Sign at Sidewalk
Exhibit 4-4 Projecting Sign at
Driveway or Drive Aisle
Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-23
B. Window Signs
Window signs shall be allowed subject to the following requirements;
1. Placement of window signs shall be subject to review and approval of the Community Development
Director.
2. Signs shall be allowed only on the ground floor level and second story of a structure's frontage.
3. Signs shall not occupy more than 25 percent of the window area.
4. The maximum area for window signs shall be calculated in conjunction with the requirements for
wall signs in Section 4.4.5C, below.
C. Wall Signs
1. Wall signs shall be located only on walls having
frontage along streets, sidewalks, alleys, parking lots
and not located directly across from a residential use.
2. Can, box, cabinet or signs designed with a raised
raceway -shall not be permitted.
3. Wall signs shall not project from the surface from
which they are attached more than required for
construction purposes and in no case more than
6 inches.
Example of Projecting Sign as a Symbol
4. Signs shall be mounted in such a way so as not to obstruct any portion of a window or storefront.
5. Wall signs shall have a maximum of 2 square feet of sign area per linear foot for ground floor
storefronts with direct access to the street, alley, sidewalk or on-site parking lot.
Exhibit 4-5: Wall Sign Area Calculation
4-24 • Draft • July 2018 Chapter 4 • Land Use and Development Standards
L-
RU D H I LL A- ENT TUSTI N
SPECIFI C PLAN .E
REDMILA UE
,... SCECfFIC IC PLAN
6. One address identification sign for the structure per street frontage shall be permitted up to a
maximum of 15 square feet.
D. Awning Signs
Awning signs shall be permitted subject to the following requirements.
1. Awnings containing signage shall be primarily located on a
structure's frontage where building ingress/egress occurs,
including those fronting a parking lot or pedestrian way. This
may include buildings with multiple frontages
2. Awnings containing signage shall be limited to the ground
level and second story commercial businesses only.
3. A minimum clear vertical distance of 8 feet shall be
maintained from the lowest part of the awning sign to the
ground level below.
4. Maximum area of an awning sign shall be calculated in
conjunction with the requirements for wall signs contained in
Section 4.4.5F, below.
5. No pricing, products, phone number, etc.
E. Neon Signs
Example of Awning Sign
1 . Neon signs shall comply with the standards and provisions of Article 9, Chapter 4, Section 9404,
Sign Regulations, of the TCC.
F. Monument Signs
Illumination. Monument signs shall be permitted to be internally illuminated, provided only the sign
copy is illuminated. However, external illumination of monument signs is the preferred method of
sign illumination. External illumination shall only illuminate the monument sign and provide
consistency with the architectural design of the primary structure on the site.
2. Design. Monument signs shall be consistent with the RHASP Design Criteria provided in Chapter
5 of this Specific Plan.
3. Spacing. There shall be a minimum of 75 feet between monument signs to ensure proper visibility
for all signs from the public right of way. The Community Development Director may waive this
requirement in situations where its enactment may be impractical due to the location of existing
signs on adjacent properties.
Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-25
4
Location. Monument signs shall not project over or into public property or easements. Monument
signs shall not obstruct traffic site lines or create any visual obstruction that may create life, health
or safety hazards.
5. Landscaping. Monument signs shall be located with a
landscaped area, with the landscaped base area of the
sign equal to twice the square footage of the monument
sign's face. A permanent irrigation system shall be
provided and landscaping maintained to preclude
obstruction of the sign copy.
G. Portable Signs
Example of Landscape Base
1. Portable signs shall mean freestanding signs or signage not attached to any object, structure or
the ground. Portable signs shall be permitted in the public right of way and within private
development. Portable signs located in the public right-of-way shall be allowed in compliance with
the following conditions:
a. A -Frame or similar signs shall be permitted along sidewalks in the public right-of-way (which
- - includes flexible amenity- setback) provided a 4 -foot minimum horizontal -clearance is
maintained.
b. A -Frame signs shall be permitted along sidewalks within private development, subject to all L '
provisions of this section.
c. One freestanding sign per business.
d. Maximum of two faces per sign.
e. Maximum height of 4 feet and maximum width of 3 feet.
f. No external or internal illumination.
g. No highly reflective or fluorescent colors.
h. Not permanently affixed to any object, structure or the ground, including utility poles, light
standards, trees or any merchandise of products displayed outside of building.
i. No sign shall be on display during non -business hours.
j. Located directly in front of the building/business.
k. Not placed in such a way to interfere with pedestrian or vehicular sight lines, corner visibility
or ADA requirements
4-26 • Draft • July 2078 Chapter 4 • Land Use and Development Standards
RED HILLAVEN`C.JE
SPECIFIC PLAN
I. Not placed in such a way as to obstruct access to a public sidewalk, public street, parking
space, fire door, fire escape, disabled access or any way that obstructs the free passage over
any portion of the public right of way.
m. Not obscure or interfere with a public safety device (fire alarms, hydrants, etc.), traffic device
(traffic signals, signs, etc.) or other similar devices.
n. Maintain a minimum of four (4) feet over the entire length of the sidewalk or public right-of-
way in front of the business for pedestrian clearance.
o. Placement of portable signs in the public right-of-way
Portable signs shall be subject to staff level review. Placement of signs shall require the
submittal of and are subject to the requirements of the TCC in addition to the following:
i. Submit a brief description of the proposed sign and its proposed location within the
public right-of-way.
ii. A statement the portable signs shall be displayed only during business hours.
iii. Submit an appropriately scaled and dimensioned site plan showing existing
conditions, including street and sidewalk width and location/dimension of all street
furniture or other elements on the sidewalk
iv. The description and site plan shall be reviewed and approved at the sole discretion
of the Community Development Director.
V. An approved sign may be revoked by the City after a 30 -day written notice.
H. Pole Signs.
Pole signs shall not be permitted within the Specific Plan area.
I. Master Sign Plan
Integrated office complexes, commercial centers or mixed-use developments shall require an approved
Master Sign Plan in compliance with Section 9403h of the TCC.
4.5 Residential Allocation Reservation (RAR)
Allocation of residential units within the RHASP is approved by the Community Development Director subject
to the criteria outlined in this Section, the criteria outlined in Chapter 6.6.2, Approva/Authority and/or the
TCC shall apply.
This section establishes the procedures for the review and allocation of new residential units within a mixed-
use development within the boundaries of the RHASP.
Chapter 4 • Land Use and Development Standards July 2018 • Draft • 4-27
A. Allocation Administration
All residential units within a mixed-use residential development within the RHASP shall be allocated by the
Community Development Director pursuant to this Section and Chapter 6, Implementation and
Administration. Transfers and conversions up to 25% of the original residential unit count and commercial
square footage may be approved by the Community Development Director, but transfers and/or
conversations greater than 25% require approval by the Planning Commission. Approval of units shall be
made by the highest approving authority in conjunction with a submitted application.
B. Mixed -Use Residential Unit Allocations
From the effective date of adoption of the RHASP, the following units are available within the defined area
as noted in Table 4-5, Residential Unit Allocations, below:
r
1'
I.
L
395 dwelling units
North Area: North of 1-5
South Area: South of 1-5
105 dwelling units
TOTAL
500 dwelling units
r
1'
I.
L
J
The mixed-use residential unit allocations described in Table 4-5, Residential Unit Allocations, represent
the maximum number of additional permitted residential units in the RHASP area. At no time, shall the
number of new units approved under this Specific Plan exceed those identified in Table 4-5, unless by
separate action of the Tustin City Council.
C. Allocation Procedures
Procedures, process and application submittal requirements for the Residential Allocation
Reservation process are outlined in Section 6.7.2, Residential Allocation Reservation (RAR) Process
and Findings, of this Specific Plan.
2. Approval. Approval of unit allocations shall be made by the Community Development Director.
The Community Development Department has the authority to refer any application for residential
allocations to the Planning Commission in compliance with the TCC.
D. Transfer of Mixed-use Residential Unit Allocations between the North and South
Areas
In the event an applicant requests residential unit allocations within any area of the Specific Plan and there
are no further units available or enough to accommodate the applicant's request, the applicant shall have
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RED HILL AVENUE TUSTIN
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the opportunity to request the transfer of unit allocation between the north and south areas, as defined in
Section 6.6.5, Transfers, of this Specific Plan,
E. Conversion of Commercial Square Footage to Residential Units
Conversion of commercial square footage to residential units may be permitted subject to the
procedures outlined in Section 6.6.6, Land Use Conversion, of this Specific Plan.
F. Right of Appeal
Any person or persons shall have the right to appeal any decision (with or without units allocated to an
applicant). Appeals are subject to provisions of Section 9294, Appeal, of the TCC.
4.6 Nonconforming Uses, Structures, and Parcels
This section establishes uniform provisions for the regulation of legal nonconforming land uses and
structures. Within the planning area established by this Specific Plan, there exist land uses and structures
that were legally established before the adoption, or amendment of the TCC, but which would be prohibited,
regulated, or restricted differently under the terms of this Specific Plan or subsequent amendments thereof.
Existing uses shall be permitted to continue and need not comply with the new standards in the RHASP,
subject to the provisions of TCC Section 9273, Legal Nonconforming Structures and Uses. When land uses
intensify or change (including re -tenanting of existing commercial spaces), existing structures or sites are
modified by more,than 50% of their existing square footage, additional square footage, or new development
is proposed, conformance with the regulation's and design criteria outlined in this Specific Plan will be
required.
The provisions of the RHASP, including development standards and design criteria, shall apply in their
entirety in the review of new construction projects or development proposals. In the review of proposals
involving the modification of existing development, however, it is recognized that existing site conditions
may constrain the extent to which these development standards and design criteria can be met.
4.7 Specific Development Standards
4.7.1 Flexible Amenity Setback Provisions
The Flexible Amenity Setback applies to sites which include, or are able to include (as part of a development
application), the full 60 -foot half -width right-of-way along Red Hill Avenue. The Flexible Amenity Setback
is intended to allow a range of uses, including expanded walkways, additional landscape, public
seating/plaza areas or other similar uses proposed as part of a Design Review application for a
development project. Outdoor dining as part of a commercial food service use is a permissible use within
this amenity setback, subject to a license obtained from the City. Refer to Chapter 5, Design Criteria for
additional design considerations.
Chapter 4 • Land Use and Development Standards July 2078 • Draft • 4-29
4.7.2 Outdoor/Sidewalk Dining
Outdoor/sidewalk dining areas that encroach into the public right-of-way shall be subject to approval of
Design Review and a public right-of-way Revocable License Agreement. The standards and provisions
provided in Article 9, Chapter 2, Part 7, Section 9277 of the TCC shall apply, in addition to the following:
A. Outdoor/Sidewalk dining must maintain accessible minimum clearance at public sidewalk or interior
walkways, exclusive of landscape areas, fire hydrants, streetlights, other street furniture, on -street auto
overhang or parking lot auto overhang.
B. Menu boards, or other temporary or movable signage shall not encroach into areas outside of the
sidewalk dining area and may not be displayed after business hours.
4.7.3 Limitations and Exceptions for Storage and Outdoor Uses
A. Outdoor Storage
No material or equipment shall be stored within the space between the street and the building setback
line except for temporary storage during construction on the same premises. No required setback area
shall be used to store any boat, camper, equipment, motor vehicle, or trailer, or parts thereof, or any
type of antenna except as provided -for inthisSpecific Plan. — -- - - - --
B. Limitation on Outdoor Uses
1. All uses except outdoor dining areas, public gathering areas/plazas, parking, loading, the growing
of plants, cut flowers, approved temporary uses and other similar uses specifically permitted, shall
be conducted entirely within a completely enclosed building which is attached to a permanent
foundation.
2, Outdoor storage of auxiliary equipment, utilities, and items related to the maintenance of such
facilities shall be prohibited. Storage areas shall be enclosed by a solid architecturally compatible
masonry wall with a height adequate to fully screen such areas from public view.
3. Outdoor wholesaling of goods and materials shall not be permitted. The retail sales of goods and
materials to the general public on a temporary basis shall be permitted with the approval of a
Temporary Use Permit.
4. Kiosks and similar movable facilities shall be permitted as part of an integrated retail development
5. All outdoor uses shall be conducted in a manner so as not to be objectionable to a person of
normal sensitivity due to dust, fumes, noise, odor, smoke, vibrations, or other similar causes.
4.7.4 Grand Openings, Special Events, and Other Temporary Circumstances
Grand openings, special events or other activities deviating from normal standard operations require and
approved Temporary Use Permit. For temporary signage associated with a temporary use, a Temporary
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Sign Permit is required. Refer to Article 9, Land Use, of the TCC for standards and provisions for the issuance
of a Temporary Use and Temporary Sign Permits.
4.7.5 Entertainment
Entertainment Uses shall comply with the provisions contained in Article 3, Chapter 2 of the TCC.
4.7.6 Parking Structures
The following standards shall apply to enclosed parking structures, including above grade and below grade.
A. Site Organization
1. A minimum 5 -foot landscaped setback shall be provided on all sides of the parking structure except
where ground floor retail space is provided. Landscaping must provide adequate facilities to ensure
proper watering and maintenance.
B. Access and Circulation
Vehicle stacking areas for entering and exiting traffic shall be of sufficient length to minimize vehicle
stacking onto surrounding streets, within the parking structure, or impeding circulation on-site. A
minimum of 2 vehicle lengths or 40 feet of stacking distance shall be provided between the street
or other access way and the control gate.
2. One inbound lane shall be provided for a garage with a capacity of up to 500 vehicles. At least 2
inbound lanes shall be provided for garages with a capacity of 500 or more vehicles.
3. Exit lanes shall be provided at a ratio of one lane for every 200-250 vehicles. The maximum aisle
length shall not exceed 400 feet without providing a cross aisle.
4. Ramp grades shall not exceed 10 percent and parking areas shall not exceed a slope of 4 to 5
percent.
C. Lighting and Security
A minimum of 1 foot-candle of illumination shall be provided inside parking structures and for exterior
parking areas per the applicable section of the TCC. Higher levels are recommended for remote areas
subject to security considerations (e.g., stairways, elevators, and other pedestrian access points).
4.7.7 Landscaping, Walls, and Fences
This section provides standards for the provision of landscaping, walls, and fences within private property in
the Specific Plan area.
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A. Landscaping and Irrigation Required
All projects shall provide and maintain landscaping and irrigation in compliance with applicable sections
of the Specific Plan and the TCC. Standards for the provision of landscaping within the public right-of-
way in conjunction with any private development shall be in compliance with the TCC.
B. Walls and Fences
1. Height and Location. Perimeter fences or walls that are within a front yard setback shall not
exceed a height of three (3) feet unless specifically allowed to a height of six (6) feet by the
Community Development Director to achieve a specific screening purpose.
2. Design. The design of walls and fences shall be consistent and compatible with the overall project
design and/or adjacent streetscape.
3. Articulation. Perimeter walls and fences shall be articulated by providing a minimum 3 -foot deep
by 6 -foot long recession for every 50 feet of continuous wall length. The design of the wall shall
include an appropriate mix of materials and landscaping.
4. Prohibited Fence Types. Chain link or similar fencing shall not be permitted within the public view,
- - - - - - - other than temporary -fencing -associated with construction activity. - - - - - - - -- - -
4.7.8 Auxiliary Structures, Equipment, and Utilities
This section provides standards for the location, mounting and. screening of structural features, mechanical
equipment for utilities, fire, life and safety equipment, utility boxes, devices, cabinets and similar facilities
associated with the function and use of buildings. The following standards apply:
A. Auxiliary structures, equipment, and utilities (electrical, solar, HVAC, mechanical equipment and
supporting structures), shall not be located directly adjacent to the street frontage of any property.
B. All ground mounted mechanical/electrical equipment, including heating and air conditioning units and
refuse disposal areas shall be completely screened in a solid enclosed structure from surrounding
properties by use of a wall, fence or landscaping, or shall be enclosed within a building.
4.7.9 Refuse Plan
Prior to the approval of any development project, a refuse plan shall be submitted and approved by the
Community Development Director as part of Design Review. The refuse plan shall include, at a minimum,
the following:
A. Location and storage of refuse facilities on the property.
B. Schedule for maintenance and cleaning of refuse facilities.
C. Planned pickup times and dates of refuse.
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� D. Access, parking, and loading for refuse and circulation ofvehicles.
E. Distance indicators ofusers to facilities and path of travel.
4.7^10 rcU|otio�l Plan
Prior hothe approval of any development project, on occono plan xhoU be submitted and approved by the
Community Development Director as part cfDesign Review. The access plan n6olL oto minimum, include
the following:
A. Location cfsite ingress and egress hnand within the site.
B. Location of controlled access (electronic key, F()8, lock boxes or code occeoo\.
C. Location cfemergency vehicle access.
D. Location of bike rocks and lockers hoaccommodate estimated bike user needs.
E. Site signage plan indicating location of exit, entrance and emergency vehicle access and parking areas,
4,8 Development Incentives
Development incentives will provide specific guidance for the granting of additional development potential,
|
provided that certain conditions one met. Development incentives are intended hoencourage the effective
utilization and consolidation of parcels to encourage more viable development opportunities, implanting
�
the vision ofthe Specific Plan area ouovibrant mixed-use district.
Development incentives are contained in Section 6.8A of Chapter 6, Mixed Use Development/ncentiwes.
4.9 Development Review Procedures
The implementation and administration of this Specific Plan and procedures for development noviovv shall
be subject to the requirements as set forth in Article g, Chapter 2, Port g of the TCC and Chapter 6,
Implementation and Administration of this Specific Plan.
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DESIGN CRITERIA
Design Criteria
I5.1
Introduction.......................................................................................................................................5-1
5.1.1
Purpose..............................................................................................................................5-1
5.1.2
Applicability........................................................................................................................5-1
5.1.3
Using the Design Criteria....................................................................................................5-2
5.2
Design Principles................................................................................................................................5-3
5.2.1
Purpose..............................................................................................................................5-3
5.3
General
Area -Wide Design Criteria....................................................................................................5-4
5.3.1
Architectural Style..............................................................................................................5-4
5.3.2
Architectural Criteria and Guidelines.................................................................................5-8
5.3.3
Building Mass and Scale.....................................................................................................5-8
5.3.4
Rhythm and Proportion...................................................................................................5-10
5.3.5
Wall Articulation and Interest..........................................................................................5-10
5.3.6
Roof Articulation..............................................................................................................5-11
5.3.7
Materials and Colors........................................................................................................5-12
5.3.8
Windows, Doors and Storefronts.....................................................................................5-13
5.3.9
Site Planning and Compatibility.......................................................................................5-14
5.3.10
Parking Structures...........................................................................................................5-18
5.4
Specific
Design Criteria....................................................................................................................5-19
5.4.1
Commercial Uses..............................................................................................................5-20
5.4.2
Mixed-Use........................................................................................................................5-29
5.4.3
Landscaping......................................................................................................................5-37
5.4.4
Lighting.............................................................................................................................5-41
5.4.5
Walls and Fences..............................................................................................................5-43
5.5
Signs.................................................................................................................................................5-44
5.5.1
Sign Materials and Colors................................................................................................5-44
5.5.2
Sign Types.........................................................................................................................5-45
5.6
Relationship
to the Public Realm.....................................................................................................5-47
5.6.1
Urban Design....................................................................................................................5-47
5.6.2
Furnishings.......................................................................................................................5-54
5.6.3
Public Art..........................................................................................................................5-55
Exhibits
Exhibit 5-1 Examples of Spanish/Mediterranean Architectural Style......................................................5-5
Exhibit 5-2 Examples of Modern Craftsman Architectural Style..............................................................5-6
Exhibit 5-3 Examples of Farmhouse/Agricultural Style............................................................................5-7
Exhibit5-4 Frontage Types.......................................................................................................................5-9
Exhibit 5-5 Forecourt Frontage Options (Open Space)..........................................................................5-49
Exhibit 5-6 Flexible Amenity Setback Options.......................................................................................5-53
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5. Design Criteria
5.1 Introduction
5. 1.1 Purpose
The Design Criteria implement the objectives and vision of the Red Hill Avenue Specific Plan (RHASP)
by providing design direction for new development to shape and enhance the evolving character of the
private property within the Specific Plan area. The RHASP Design Criteria ("Design Criteria") allow
creativity in new infill development that is compatible with Tustin's character and the overall design
aesthetic the community would like to preserve and perpetuate. The Design Criteria are intended to
promote high-quality design and to ensure that new development and rehabilitation of existing
structures promote a clear community identity and sense of place. It is not the intent of the Design
Criteria to eliminate freedom in design, discourage innovation, or impose an overriding style, color
palette, or artificial theme.
The Design Criteria provide a tool for developers, builders, architects, engineers, and landscape
architects and others to use in the design of new development.
The Design Criteria provide a defined framework of design principles that supplement development
standards by providing direction and guidance on the more qualitative aspects of a development
project. A project may not be required to meet all design criteria, as not all may be applicable on a
case-by-case basis. In addition, alternative measures may be considered if the measures meet or
exceed the intent of the Design Criteria. The purpose is to ensure that plans for new development or
rehabilitation of existing structures carefully consider the community context and make a conscious
effort to develop a compatible relationship with neighboring properties and to respond to design
intentions of the Specific Plan.
The Design Criteria will be utilized during the City's design review process to encourage the highest
level of design quality, while at the same time providing flexibility in their application to specific
projects. The design elements of each project (including, but not limited to, site design, architecture,
landscaping, lighting, and signage) will be reviewed comprehensively by the applicable review authority
(Community Development Director, Zoning Administrator, Planning Commission, or City Council).
The Design Criteria apply to all parcels within the Specific Plan area. Where these criteria are most
applicable to a certain area or project type, it is noted in the text. During the review process, the review
authority may interpret these Design Criteria with some flexibility in their application to specific projects,
as not all design criteria may be workable or appropriate for each project. Projects will be evaluated on
the degree to which the project demonstrates substantial compliance with the intent of the Design
Criteria, leading to a recommendation of project approval or denial. Findings required for approval of
projects are outlined in Chapter 6, Implementation andAdministration, of this Specific Plan.
Chapter 5 • Design Criteria July 2078 • Draft • 5-1
5.1.3 Using the Design Criteria
The Design Criteria are designed to meet the needs of many users, including property owners,
merchants, real estate professionals, architects, building contractors, vendors, craftspeople, City of
Tustin staff, and other interested persons and organizations in the community. Each group plays a vital
role in establishing quality development in the Specific Plan area.
The Design Criteria supplement the development standards and regulations in Chapter 4, Land Use
and Development Standards. The Design Criteria provide guidance on a variety of design elements
and are intended to further define the desired character and imagery within the RHASP area.
To effectively utilize the Design Criteria, and gain an optimum understanding of the Specific Plan's
intent and conformance requirements, the following basic process is recommended:
• When preparing a new project in the Specific Plan area, or proposing changes to an existing
building or site, users of the Design Criteria should first consult the Specific Plan Development
Plan (Chapter 3), including required streetscape, and consult the Specific Plan Land Use and
Development Standards (Chapter 4).
• The users should identify any specific Design Criteria that are applicable, paying close attention
- to criteria -that -may be unique to the proposed use -or building_ type._ _
• Schedule a pre -application meeting with the Planning Division of the Community Development
Department to review ideas, identify processes and requirements, ask questions, and discuss
potential issues, solutions, and approaches.
The Design Criteria are applicable to the following types of projects within the Specific Plan area:
Applications for Design Review are generally required for all projects and shall be processed in
accordance with Section -6.6.1, Approval Authority of this Specific Plan and Section 9272, Design
Review of the TCC.
Such projects would include conformance with applicable design criteria and guidelines related to the
proposed improvements. A new construction project, enlargement of existing structures and building
relocation would comply with all provisions of the Design Criteria, while new or modified signage,
exterior facade improvements and major exterior improvements would comply with the architectural
provisions. Design Criteria are not applicable to interior remodels of existing buildings.
Within the Design Criteria:
"Shall" indicates a mandatory provision. Required provisions are noted with (R) before the
provision.
• "Should" indicates a provision that is encouraged but not required. Such items are guidelines
and are noted with (G).
• "May" indicates a provision that is permitted but not required. Such items are guidelines and
are noted with (G).
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• Illustrations and photographs are provided as general guidance and are not intended to
indicate required or preferred design.
5.2 Design Principles
5.2.1 Purpose
This section provides the basic framework for project design and the goals that each project is expected
to achieve. New construction projects typically have greater opportunities to address the design
principles more completely, while projects that involve renovations or additions to existing buildings are
typically more limited in their ability to address each specific principle. For renovations or enlargements
of existing buildings, the Design Criteria should be followed to the greatest extent feasible. based on the
area and magnitude of work being conducted. For example, a facade rehabilitation project or major
exterior alternation should, at minimum, follow guidance on architectural imagery, detailing, colors
and materials. For a facade rehabilitation project, the limited area of the project may not allow for the
provision of new gathering spaces or other site amenities. Conversely, full redevelopment of a site
should incorporate amenities, landscaping, etc., as the scope of work allows the project to integrate
such items into the design. For this reason, the requirement of substantial conformance is a finding of
approval for any project.
F The following design principles contribute to future development and redevelopment ensuring that
development activity is integrated, sensitive to surrounding neighborhoods, provides positive imagery,
and, creates an inviting environment for residents and visitors, meeting the intent of the Specific Plan.
Design Principle 1: Provide for High Quality Development
The RHASP area is anticipated to redevelop over an extended period, thus development should not be
thought of as temporary. Building materials and landscaping should be chosen for their ability to be
maintained in a cost-effective manner at the same high quality as when they were originally constructed
and installed. Planning and design of buildings should consider longevity and adaptability to future
conditions and trends.
Design Principle 2: Promote a Sense of Place within the Specific Plan area
New development and redevelopment within the Specific Plan area should create an inviting
environment that encourages people to enjoy public spaces and patronize shops and businesses. Public
gathering spaces, cohesive architecture, landscaping and signage can all contribute to creating a
sense of place.
Design Principle 3: Provide Development that is Human Scale
The RHASP area has traditionally been oriented towards the automobile. Development in the area
should be inviting and scaled for its users, while acknowledging the importance of safety for both
pedestrians and vehicles along with access and mobility through pedestrian connectivity, public transit
and bikes. The extension of human -scale character throughout the area is a design principle to be
Chapter 5 • Design Criteria July 2078 • Draft • 5-3
addressed by all projects. In addition, new architecture should be designed with elements which are
scaled to the pedestrian, such as awnings, store -front windows, and first -floor design elements.
Design Principle 4: Create Linkages between the Specific Plan area and Surrounding Neighborhoods
The Specific Plan area is adjacent to existing residential neighborhoods and public/institutional uses
(parks, including Pine Tree and Frontier Parks, and schools). Development should demonstrate
sensitivity to these existing uses while providing access to new amenities, employment areas and
shopping. Linkages should consider different types of transportation modes, including vehicles, bicycles,
and pedestrians.
Design Principle 5: Create Cohesive Thematic Elements
The RHASP area is bisected by Interstate 5, creating a potential disconnect between the northern and
southern areas of the plan. New development and redevelopment should provide thematic elements
that create a cohesive environment. Elements can include; consistent and cohesive streetscape; strong
relationships between buildings, sidewalks, and other outdoor spaces; comprehensive signage and
wayfinding; gateway elements; and pedestrian and bicycle connections.
5.3 General Area -Wide Design Criteria
r
The following Design Criteria apply to all development within the Specific Plan area and should be
used as a guide for new development or improvements to existing development.
5.3.1 Architectural Style
The architectural criteria and guidelines have been prepared to provide the framework for high quality
design for development projects within the Specific Plan area. The architectural criteria and guidelines
express the -desired character of future development, and address _architectural _character _and site
planning. These criteria will encourage community identity and sense of place within the Specific Plan
area. The guidelines are not intended to limit innovative design, but rather provide clear direction.
In order to maintain a development pattern that is consistent with the surrounding environs, buildings
should evoke a suburban character in form and function, reflect straightforward geometry and show an
expression of floor levels and structure. As described in the following sections of this document,
buildings should follow sound design principles by incorporating massing and proportion, structure,
simple roof forms, fenestration, balconies, accent elements, high quality materials and colors into a
unified architectural expression. Within the Specific Plan area, architecture may draw inspiration from
such locally relevant traditional styles as Spanish/Mediterranean, Modern Craftsman (in certain
applications) and agriculturally -based styles such as Farmhouse/Agricultural style expressed as a
contemporary interpretation. Building design and execution should be sensitive to current construction
practices and should not attempt to literally replicate historic styles. Ornate and heavily themed styles,
such as Tudor, Victorian and Beaux Arts are not allowed.
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.Architectural Style:
Spanish/Mediterranean
Garacteristics:
• Stucco with brick or stone
accents
• Terracotta roof tiles
*Light, earth tone colors
«Curvilinear shapes and :arches
-Tower-like chimneys/vertical
elements
*Arcades and balconies
• Tile accents, decorative vents,
and/or ironwork
Exhibit 5-1 Examples of Spanish/Mediterranean Architectural Style
Chapter 5 • Design Criteria July 2078 • Draft • 5-5
Architectural Style:
Modern Craftsman:
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Garacteristics:
• Flat or low-pitched, -multiple
gable roof
• Meavy use of wood, brick, and
stone materials
• lI xposed `roof rafters and
decorative beams
• Strong, clean lines
• Decorat ve window trim and
details (e. transom, repetition)
Exhibit 5-2 Examples of Modern Craftsman Architectural Style
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Architectural Style:
Farmhouse/Agricultural
Characteristics:
Use of visually strong materials
like wood, .stone, steel
*Worm, vibrant color palettes
a Exposed awnings
* Iconic farmhouse elements
(grain silo, windmill, water
tower)
• Flat or low-pitched roof
*Strong lines and minimal
decorative detailing
Exhibit 5-3 Examples of Farmhouse/Agricultural Style
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5.3.2 Architectural Criteria and Guidelines
The proper consideration of the scale, massing, and detail on individual buildings will contribute to a
coherent streetscape and enjoyable public environment. Regulating appropriate building proportion
will contribute to a coherent building design and promote architectural unity in the Specific Plan area.
Multiple storefronts, shop entrances, building articulation, and activities enliven the environment and
provide a safe and interesting pedestrian environment. New development should include well-built
structures that are compatible with Tustin's community character, and particularly the overall RHASP
architectural palette.
5.3.3 Building Mass and Scale
• (R) Each building shall have a recognizable base, body, roof lines and entry.
• (R) Upper floors shall have varied setbacks to accommodate balconies, seating and other
architectural treatments.
• (R) Multi -story buildings should be made less imposing with physical step -backs on upper floors
and architectural details and materials at ground floor that are pedestrian -scaled such as
arches, trellises or awnings. Upper story step -backs are required for mixed-use buildings (see
upper -story step -back requirements in Table -4=3; Development Standards in Chapter 4).- -
• (R) Due to the high visibility of corner- properties, corner buildings shall have prominent
architectural features to anchor their location while still allowing clear lines of sight at corners.
Architectural features and materials shall wrap corners and provide the same level of detail as
the primary fagade.
• (R) Design features must be consistent on all elevations of a structure. Side and rear elevations
visible from public rights-of-way, schools,- adjacent residential, parks or _other similar spaces
shall receive the some design considerations as the primary public elevation. Four-sided
architecture is required for all buildings.
• (G) Building frontage types provided in Exhibit 5-4, Frontage Types, and Exhibit 5-5, Forecourt
Frontage Types Open Space) address the elements of the ground floor as it relates to the street
and outline the elements of each type. The design of building frontages reinforces human scale
and determines the character of the, pedestrian environment. The frontage types shown are
those most common for new development within the Specific Plan area. The choice of frontage
type, design and architectural style is the decision of the property owner. At the time of a
development application an applicant may suggest a different approach that achieves the
same goals of pedestrian scale and orientation.
• (G) Recessed entries and articulation in the storefront mass should be included.
• (G) Tall structures should be broken up by creating horizontal emphasis using trim, awnings,
eaves, or other ornamentation and by using a combination of complementary colors.
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5.3.4 Rhythm and Proportion
(G) When new development or rebuild is proposed, the building fagade size, horizontal
elements (e.g. cornice line, window height/width, and spacing), and setback distance should
be consistent with the existing neighboring or adjacent structures to maintain fagade rhythm.
• (G) When there are no neighboring or adjacent structures near a new development or rebuild,
the proposed development should look to establish a fagade rhythm that is consistent with well-
designed structures found throughout the Redhill Specific Plan area.
• (G) When an infill building or building rehabilitation is proposed, the common horizontal
elements (e.g. cornice line, window height/width, and spacing) found in well-designed
neighboring or adjacent structures may be used to maintain a similar architectural rhythm.
(G) When a proposed infill building facade is wider than the existing facades on the street, the
infill facade should be broken down into a series of appropriately proportioned components to
continue and/or complement the existing fagade rhythm.
5.3.5 Wall Articulation and Interest
-(R)- Long, -blank, unarticulated street -facing facades shall be --avoided.. Monolithic street wall - - -
facades shall be "broken" by vertical and horizontal design elements.
• (G) Building facades should be detailed to create visual interest and promote pedestrian scale.
This can be partly achieved by articulating the separate floor levels and increasing the level of
detail at the street level.
• (G) Pedestrian -level exterior walls should maintain elements of building depth and character.
Emphasize windows, trellises, roof overhangs,- recessed or _ projected stories, columns,
balconies, wainscots, and awnings.
(G) Where possible, public art (murals, art installations) are encouraged to break up long
buildings or exterior walls.
Multi -story structures should be broken up by
using different types of building ornamentation
Building facades should be detailed to
create visual interest
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5.3.6 Roof Articulation
• (R) Roof -mounted mechanical or utility
equipment is required to be screened. The
method of screening should be
architecturally integrated with the structure
in terms of materials, color, shape, and
size. Equipment should be screened by
solid building elements (e.g., parapet
wall) instead of add-on screening (e.g.,
wood or metal slats). Mechanical
equipment should not be visible from any
angle or any height outside of the
building.
• (R) Roofline elements including parapet
walls shall be developed along all
elevations, regardless of orientation away
from the right-of-way.
Roofs should be given equal treatment to that of the
rest of the building's exterior
i
(G) Roofs should be given design considerations and treatment equal to that of the rest of a
building's exterior.
• (G) Roofs and rooflines should be continuous in design except where there is a major change
in an element of a building elevation.
• (G) Roofs may be flat or sloped. Radical roof pitches that create overly prominent or
out -of -character buildings such as A -frames, mansards, and geodesic domes should be
avoided.
• (G) Flat roofs should include ornamental cornices and edge details.
Roofs and rooflines should have continuous design
Flat roofs should include edge details
Chapter 5 I Design Criteria July 2018 • Draft • 5- 11
• (G) Roofline elements such as exposed roof rafters are encouraged with the appropriate
architectural styles.
(G) The visible portion of sloped roofs should utilize materials complementary to the
architectural style of the building and other surrounding buildings,
5,3.7 Materials and Colors
• (R) Exterior materials, textures, and colors shall be appropriate for the architectural style or
theme of the building and contribute to the visual quality of the streetscape.
• (R) Colors and materials shall be high quality, durable and not readily deteriorate if exposed to
the elements.
• (G) Materials should be compatible with materials used on the adjacent buildings, assuming
they meet the guidelines for high-quality materials outlined in Design Principle 1.
• (G) Use color to accent architectural details.
• (G) No more than three colors should be used on any given facade, including "natural" colors
such as unpainted brick or stone,
1
• (G) Chimneys, roof flashing, rain gutters, downspouts, vents and other roof protrusions should
be finished to complement or accent adjacent colors and materials, or incorporated into the
building design.
• (G) Materials and technologies that minimize environmental impacts, reduce energy and
resource consumption, and promote long-lasting development are highly encouraged. Use of
graffiti -resistant materials and coatings is encouraged,
Natural, light-colored materials are encouraged
5-12 • Draft • July 2018
Pedestrian entrances via alleyways is
encouraged
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5.3.8 Windows, Doors and Storefronts
• (R) High quality, durable materials should be used for all doors, windows, and other storefront
elements, including trim and accent features.
• (R) For buildings on corners, include storefront design features such as windows, window
treatments, vertical/horizontal banding and accent materials for at least 50% of the wall area
on the sidewall.
• (R) To reduce glare, recess windows and large areas of glass by insetting glass a minimum of 3
inches from the exterior wall surface to add relief. Clear glazing is strongly recommended,
while reflective glazing and tinting is prohibited.
• (G) Generally, base storefronts on modules of approximately 25 feet in width. For new
buildings that are wider than existing facades on the street, break them down visually into
clearly distinguishable segments through the use of columns or piers.
• (G) Treat each storefront like a small building, with its own base, roofline, and door and
window pattern.
• (G) Building recesses are encouraged to define entryways and window openings along a
building's exterior and to provide weather protection and a transition zone from sidewalk
activity into the store. Recommended treatments are special paving materials such as textured
ceramic tile, pavers, or brick, ornamental ceilings such as coffering and decorative light
fixtures.
(G) Clearly articulate entries to commercial structures with substantial, well -detailed doors that
match the materials, design, and character of the display window framing. Windows to retail
shops should contain a high percentage of glass to display retail contents.
• (G) Providing rear pedestrian entrances via alleys/private drives and parking lots is encouraged
where feasible. Improvements to rear facades should be subtle and modest, and may include
signs, landscaping, and awnings.
Utilize architectural details at ground floor
Chapter 5 • Design Criteria
Building recesses are encouraged to define
entryways and window openings
July 2018 • Draft • 5-13
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5.3.9 Site Planning and Compatibility
A. General Requirements
• (R) Establish clear pedestrian connections on-site
that are well -marked; direct pedestrians from
surface or structured parking to buildings, streets,
and public spaces.
• (R) Establish well-defined outdoor spaces, such as
on-site plazas, interior courtyards, patios, terraces
and gardens; these are especially encouraged in
association with major developments.
• (R) The siting or placement of buildings shall
recognize the characteristics of the site and relate
to the surrounding built environment in pattern,
function, scale, and character.
Clear on-site pedestrian connections that
are well -marked
• (R) Buffer adjacent sensitive land uses from negative impacts that may originate from a site;
buffers may be landscaped and/or architectural in character.
• (G) On larger sites, focal points should be developed to create thematic features. Plazas, LL
landscaping, fountains, artwork, textured pavement, changes in pavement levels, and vertical
architectural features may be combined to create a sense of place.
• (G) Pedestrian linkages to nearby
neighborhoods, other commercial properties,
and public amenities, such as pocket parks,
walkways, or seating areas, should be
provided whenever appropriate and feasible.
• (G) Create a pleasant microclimate,
including shade from summer sun and
access to winter sunlight; locate seating with
consideration to noontime sun and shade.
• (G) Site furniture and light fixtures in private
developments should reflect complementary
design concepts as the public right-of-way
street furniture and light fixtures.
Site furnishings and seating provide pleasant
meeting places
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• (G) Commercial and residential uses should
include buffers at their interface. Building
orientation, landscaping, and increased setbacks
may be used to provide compatibility between
these uses.
• (G) When adjacent uses can mutually benefit
from connection, appropriate linkages (e.g.
common landscape areas, building orientation,
pedestrian paseos, and unfenced property lines)
are recommended.
B. Access, Circulation and Parking
Buffer commercial and residential uses
using low walls and landscaping
• (R) Surface parking lots shall be located behind buildings or interior to a block, not to the front
and preferably not to the side of a building in relation to the street; surface parking shall not be
located at a street corner. When parking must occur at the street edge due to variation in
building placement or lotting patterns, proper screening of automobiles from public view and
adjacent sensitive land uses is required. This may be accomplished with dense, tiered
landscaping or low -profile walls while in keeping with line of sight and visual clearance
requirements.
• (R) Parcels that include parking and buildings should provide cohesive interaction between
automobile and pedestrian circulation within the site and between adjacent properties and
activities.
• (G) Minimize the number of curb cuts and access points to parking areas from the street; curb
cuts should be consolidated and placed at mid -block, or provide alley access to service and
parking, where feasible.
Provide pedestrian connections within parking lots
Chapter 5 • Design Criteria July 2018 • Draft • 5-15
(G) Developments should integrate and encourage use of alternative modes of transportation,
such as bicycles and transit, by providing safe, convenient, and attractive facilities.
Developments should integrate bike parking
C. Utilities, Loading and Service Areas
• (R) Avoid siting of noise and odor -generating functions in locations that may create a nuisance
for the adjacent properties or for the pedestrian paths. Buffer adjacent sensitive land uses from
the undesirable impacts of service facilities; use landscape or cohesive architectural treatment
to screen service access and facilities. Hours of operation for deliveries shall comply with the
Tustin City Code (TCC).
• (R) Locate service, loading, and storage areas away from public streets and public spaces,
wherever possible.
(G) Combining or grouping trash dumpsters at central locations behind buildings is
encouraged.
• (G) Landscaping, green (garden) walls and fences should be used to screen non-public areas,
trash bins, bin loading areas, utilities, mechanical equipment, and other support facilities.
5-16 • Draft • July 2018
Chapter 5 • Design Criteria
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5.3.10 Parking Structures
Parking structures are an efficient way of providing parking without allocating land for surface parking.
Parking structures, both above and below grade, may occur in a variety of settings, both for
commercial or office uses (for example a commercial assisted living building), or for vertical mixed-use
buildings in a "wrap" format. In any situation, the treatment of these structures affects the aesthetics of
a development.
The following criteria apply:
A. Site Planning
(R) A minimum 5 -foot landscaped setback shall be provided on all sides of the parking
structure except where ground floor retail space is provided. Landscaping must provide
adequate facilities to ensure proper watering and maintenance.
(G) Where appropriate, parking garages should incorporate ground floor retail adjacent to the
public sidewalk.
B. Building Design
• (R) Parking structures shall be designed as an integral component of a coordinated- site plan-
and
lanand architectural theme.
C_u
(R) The interior treatment of a parking structure shall be of a light color. The structure shall
include a coordinated interior sign program designed to identify parking levels and locate
stairwells, elevators, phones, exits and other interior features.
(R) Parking structures shall be designed to help reduce the mass and scale of the garage and to
ensure their compatibility with surrounding uses:
(R) Vehicles shall be concealed from view through a combination of screen walls and plantings.
• (R) The elevations shall provide an adequate level of design detail to reduce a monolithic
appearance. This can be accomplished through a combination of the following methods:
o Provision of a balance of both horizontal and vertical elements.
o Incorporation of simple, clean geometric forms, and coordinated massing. Step back upper
levels of the garage.
o Use of ground floor retail or other uses adjacent to setbacks.
o Coordinate openings in the parking garage with the size and modulation of adjacent
windows, structural bays, and/or storefronts.
5-18 • Draft • July 2018
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o Design openings in the parking garage to
resemble architectural elements of the
adjoining structure,
o Use of masonry materials are the same or
similar color as the adjoining structure. The
use of unpainted concrete shall be
minimized,
o Use of landscaped walls to soften the
appearance of buildings is encouraged.
o Avoid a sloping ramp appearance by
providing level and uniform spandrels.
Parking structure architecture integrated into
building design
o Visually define and differentiate between pedestrian and vehicular entrances through
appropriate architectural detailing.
C. Security and Lighting
• (R) Lighting fixtures shall be designed and placed to provide uniform illumination over all
parking areas (see lighting regulations in Chapter 4, Land Use and Development Standards),
• (R) Light sources shall be shielded so that the source of the illumination is not seen from outside
the structure.
• (R) The architectural design of the garage shall eliminate possible hiding places and openings
that could allow random pedestrian access.
• (R) During periods when parking activity is substantially less than the garage capacity, as during
night operations, there shall be a means of securing unused parking levels from use, including
stairwells and elevators. If the garage is not operated on a 24- hour basis the entire facility
shall be secured from access during hours when the facility is closed to normal business
activities.
• (R) At a minimum, stair towers shall include glass, or visually penetrable material running
vertically the height of the tower. Elevators should be provided with glass -back cabs and shafts.
• (G) Stairs and elevators should be located adjacent to a street on the exterior of the structure
where lobbies can be exposed to outside view.
5.4 Specific Design Criteria
The following sections include specific design criteria for commercial uses (Section 5.4.1) and for
mixed-use projects (Section 5.4.2). As appropriate, specific criteria within the commercial subsection
may be applied to commercial uses within a mixed-use project.
Chapter 5 • Design Criteria July 2018 • Draft • 5-19
5.4.1 Commercial Uses
A. Site Planning
(R) Loading and service areas shall be separate from the primary public access.
(G) Buildings should be oriented to face either a public street, private street or pedestrian
outdoor space and provide pedestrian access from the public sidewalk.
• (G) When feasible and appropriate, interior spaces are encouraged to extend into the
outdoors, both physically and visually. This may be achieved through awnings and overhangs,
outdoor dining spaces or other features.
(G) Commercial development should provide primary access from the front of the building.
Avoid public access to the rear of structures when adjacent to potentially incompatible uses.
(G) Commercial development should provide outdoor pedestrian activity and gathering areas
such as courtyards and plazas which are accessible to the public.
• (G) When commercial development is adjacent to residential uses, commercial access should
not front onto residential uses unless in a horizontal mixed-use setting.
• (G) When commercial development is situated on a corner, a wrapped building design is h, 1
encouraged for a continuous retail presence on both street frontages.
B. Building Design
Commercial buildings shall be subject to the following:
• (R) The architectural style shall consist of contemporary interpretations of traditional
architectural styles found in Tustin as outlined herein. Unique or landmark architecture may be
considered during design review.
• (R) Enhanced architectural elements shall
be provided for buildings located at the
intersection of public streets in the
Specific Plan area.
(R) Building facades shall be articulated
with architectural elements and details on
all sides visible from on-site pedestrian
areas or off-site property or rights-of-
way.
(R) Primary building entries shall provide
a prominent sense of entry for easy
5-20 • Draft • July 2018
Buildings should present an attractive and interesting
facade
Chapter 5 • Design Criteria
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identification. The use of architectural projections, columns, entry lobbies or other design
elements are strongly encouraged. This applies to all entrances adjacent to the public R.O.W.
• (R) For buildings with two or more entrances, the primary entrance should be clearly delineated
through architectural detailing, lighting, or signage.
• (R) Roofline elements, including parapet
walls, shall be developed along all
elevations.
• (R) Step -backs or articulation of building
planes shall be provided for commercial
uses which exceed two stories, subject to
design review. This would apply to hotel or
other unique commercial uses such as
assisted living which may exhibit elements of
residential -style architecture.
Roofs should provide equal design treatment
• (R) First floor primary elevations must include pedestrian -scaled elements such as storefront
design, overhangs, awnings, arcades, etc.
• (G) The size of door and windows should relate to the scale and proportion of the overall
structure. Monumental entries that are not pedestrian scaled are discouraged.
• (G) The use of security grilles on windows is
discouraged. If security grilles are necessary, they
should be placed inside the building behind the
window and not be visible from public view.
(G) Upper story window to wall ratios should be
lower than the ground floor.
• (G) Window frames and sills should be used and
must be proportional to the window frame.
• (G) Public rear entrances should be visible and
easily located. Rear entrances should not be more
prominent than the front, primary entrance.
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APPROPRIATE
Variation in vertical and horizontal wall planes
INAPPROPRIATE
Minimal... along building
facade
(G) Roofs should be given design consideration and treatment consistent with the primary
building and the rest of the building exteriors. Roof form and rooflines should be continuous in
design throughout a commercial development.
Chapter 5 • Design Criteria July 2018 • Draft • 5-21
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Office Uses. Office uses have physical and functional
characteristics that are not typical of commercial development.
Office uses are typically within multi -story buildings that may be
large in scale. There are fewer public entries and higher utilization
of on-site parking. In addition to the previous criteria for
commercial uses, office uses have specific criteria:
• (R) Windows on the first floor shall encompass a minimum
of 40 percent and a maximum of 50 percent of the
building fa4ade.
Primary office building entries
should be well-defined
• (G) Office buildings should have the primary entry visible from the public street and accessible
from pedestrian pathways and parking areas.
(G) Entry lobby interiors should be well-designed and of high-quality when visible from the
building's exterior.
Flexible Format Retail. "Big box" retail has evolved, with retailers providing smaller -format stores which
are compatible with smaller retail or mixed-use centers and require smaller floor area. These stores
provide a variety ofproductsunder one roof. Flexible format stores are often located on sites with
multiple buildings of various sizes. In addition to the previous criteria for commercial uses, the following r`
guidelines are specific to this type of retail use:
l
• (R) Building fagade articulation and a mixture of materials
shall be used to avoid large wall expanses of unrelieved
stucco material.
(G) Design of outdoor sales or display areas (i.e. garden 0!` {
centers, etc.) should be consistent with the- architecture of Exterior parapet walls should
the primary building, utilizing articulated walls or fencing
terminate with a building cap
to enclose the space.
(G) Loading and service areas should be located and
designed to minimize direct exposure to public view.
Walls or tiered landscape screening should be used to
reduce visual impacts. Loading area location and design
should prevent truck back-up maneuvers from or onto
public rights-of-way of parking aisles.
(G) Exterior wall treatments, such as arcades, porticos,
offset planes and colonnades should be used to break up
the mass and scale of the building.
Exterior wall treatments are
encouraged to break up mass and
scale of building
(G) Facades of buildings located on a corner should wrap around to ensure a continuous
aesthetic quality.
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Hotel Uses. Small-scale hotels and motels are classified as a commercial use, but often include
residential -scaled elements in building design. Therefore, the design and orientation of hotels and
motels should consider both the impact of the use on adjacent development and the impacts of
adjacent development use. In addition to the previous criteria for commercial uses, the following
guidelines are specific to this type of use:
• (R) Delivery and loading areas shall be located at the rear of the building lot and be screened
to minimize impact on incompatible uses.
• (R) Hotels and motels shall provide landscaped setbacks from interior property lines.
• (G) The main building and driveway should be the primary visual presence along Red Hill
Avenue; parking lots should not be adjacent to the street frontage.
• (G) Recreational facilities such as swimming pools should be designed to offer privacy to facility
users and to minimize noise impacts on adjacent uses. Mechanical equipment of all types,
including swimming pool equipment, should be located to minimize impacts on adjacent uses.
• (G) Landscaped areas should separate ground floor units from pedestrian walkways, project
amenities and drive aisles/parking areas.
• (G) For structures over two stories, access to guestrooms should be provided from interior
hallways. Avoid room entrances directly adjacent to parking lots or exterior walkways.
• (G) Exterior building materials should include natural stone (marble, granite, brick, slate, etc.),
stucco, and/or cultured (i.e. manufactured) stone. The choice of materials should be
complementary to the design of the structure.
Main building and driveway should be
primary presence on major streets
Architectural treatment of building should be
equally applied on all facades of hotel
• (G) Air conditioning units should not be visible from public streets.
• (G) Walkways, stairways, and balcony railing and other similar details should be architecturally
consistent with the building design.
Chapter 5 • Design Criteria July 2018 • Draft • 5-23
• (G) Walls and fences along property lines should be designed to complement the architecture
of the primary buildings on a site. Decorative elements, or flowering vines should be
incorporated.
Drive-Thru Businesses. A proliferation of drive thru businesses is not encouraged in the Specific Plan
area. Drive-through businesses may include restaurants, coffee shops, banking institutions with drive -up
teller/ATM access, pharmacies and other similar facilities. Drive-through businesses have additional
design considerations related to on-site circulation, noise impacts, vehicular access, outdoor seating,
signage, landscape, and other parameters. In addition to the previous criteria for commercial uses, the
following criteria apply to new construction and major renovation of existing uses:
(R) The primary visual reference along the Red Hill Avenue frontage shall be the building, not a
drive-through lane or parking.
• (R) Curb cuts shall be minimized.
• (R) Drive-through lanes for food and beverage
establishments shall accommodate seven (7)
vehicle stacking at the menu board and pickup
- - - - windows without impacting - other - on-site
circulation.
• (R) Sbfe pedestrian walkways shall be provided
from the parking areas and from street frontages.
Pedestrian pathways to the use should avoid
conflicts with vehicular drive-through lanes through
siting or clearly delineated paving.
• (G) Drive-through aisles should be separated from
adjacent streets and parking areas.
• (G) Tiered levels of landscaping, including the
mixing of groundcovers, shrubs, and trees, and/or
low masonry walls should be utilized.
• (G) Public art should be displayed on walls where
possible.
Drive-through lanes shall accommodate
appropriate vehicle stacking based on the
specific use
outdoor eating areas are encouraged at
drive-through businesses
(G) Outdoor eating areas are encouraged. Outdoor eating areas should provide details such
as low walls, trellis elements, furniture, umbrellas/awnings, refuse area placement, etc.
• (G) Franchise -identifying features should only be located on the main structure.
• (G) Exterior doors, equipment rooms, and service/employee entries should be designed with
complementary architectural treatment.
5-24 • Draft• July 2018 Chapter 5 • Design Criteria
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Service Stations and Car Washes. Service stations are often characterized by unique site features, such
as intensive on-site vehicle utilization; and servicing; large expanses of paving; use of equipment and
machinery; and use of potentially hazardous materials. Refer to TCC Service Station Guidelines for a
complete list of regulations and guidelines.
• (R) The location of filling pumps, carwash bays, or other on-site facilities shall be designed to
avoid vehicle stacking or overflow onto adjacent streets.
• (R) High quality, durable building materials shall be used. Service stations and car washes shall
incorporate fagade material to produce textured design. Reflective, glossy, and fluorescent
surfaces are prohibited.
• (R) When service stations/car washes front public streets, a berm and/or hedge or other
landscaping shall be provided for screening.
• (G) Structures on site should be grouped together and integrated into the overall design of a
site.
• (G) When commercial development borders a service station, two-way vehicular access that is
integrated with adjacent development should be provided.
• (G) Site design for projects located at street corners should
provide structural or strong design elements that anchor the
corner.
• (G) Storage facilities should be enclosed within the primary
structure on the site. ;
• (G) All required perimeter walls and fencing should be
�1
decorative and consistent with adjacent architecture.
• (G) A fuel delivery truck lane should be provided through the a
site with sufficient turning radius. street
• (G) The siting of self -serve carwash bays, drying and vacuuming Fuel truck driveways shouldnot obstruct on-site
areas should be small in scale and not conflict with on-site circulation
vehicle circulation. These areas must also be located away from
residential uses and designed to mitigate noise impacts on adjacent properties.
• (G) Buildings facing public streets should be architecturally detailed. Building design should be
given equal design consideration on all sides.
• (G) Service station building design should consider the context of the site and area.
• (G) Self-service car wash bays, and drive-through car wash facilities should be designed to
ensure all drainage is confined on-site. When service stations/car washes include retail uses, a
Chapter 5 - Design Criteria July 2018 • Draft • 5-25
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clearly defined pedestrian path should be provided from required on-site parking to the primary
customer entrance.
(G) Self-service carwash/service bays should not face the street.
(G) Pump island canopies should be designed to match the architecture of primary structures
on the site.
Car wash bays should not conflict with
on-site vehicle circulation
C. Parking, Access, and Circulation
Pump island canopies should be designed to
match architecture of primary structure
Commercial parking and vehicular/pedestrian circulation areas shall
be subject to the following:
• (R) For new development, parking shall not be located
between the front of the building and the street. Surface
parking shall belocatedat therearof the site or the side of
the building and not visible from streets. Where limited areas
of surface parking are in view of adjacent streets, it shall be
screened with tiered landscaping.
Eel
APPROPRIATE
Parking located at rear or side
When existing commercial properties within the Specific of building
Plan area are renovated, improvements to existing
surface parking areas will be required, to increase/add
parking lot landscaping for shade, and increase/add buffer
interface.
landscaping at the street
o Creative site planning of the commercial center should not re-create the strip -mall design
of the past, with a row of commercial uses fronted by a "sea" of parking, but should
provide a variety of building placement, breaking up parking areas and providing an
interesting street scene.
(R) Surface parking shall not be located at street corners/intersections.
5-26 - Draft- July 2018 Chapter 5 - Design Criteria
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+ (R) Parking area lighting and security lighting for commercial uses shall be shielded to prevent
glare and spillover into residential areas. Residential units shall also be shielded from
illuminated commercial signs.
+ (G) Site access and internal circulation should promote safety, efficiency, convenience and
minimize conflict between vehicles, bicycles and pedestrians.
+ (G) The number of site access points to a parking lot should be minimized and located as far
as possible from intersections. Parking lot access points should not interfere with the function of
adjacent roadways.
+ (G) Use of common or shared driveways between adjacent uses is strongly encouraged.
+ (G) Pedestrian access from surrounding residential neighborhoods and parks should be
provided. This access should be designed to promote safety by providing unobstructed sight
lines into the access way from surrounding public areas and be well -lit.
+ (G) Safe, convenient pedestrian links
should be designed between parking
areas and businesses.
• (G) Unobstructed visibility and clear
delineations between pedestrian paths
and vehicular travel aisles should be
provided. Use of landscaping, lighted
walkways, and decorative hardscape to
delineate pedestrian circulation is
encouraged.
• (G) Access to transit stops should be
integrated into the pedestrian circulation
network.
Pedestrian walkway within commercial settings
+ (G) Bicycle storage such as racks and lockers should be provided where feasible and easily
accessible from the street, transit stops, and pedestrian routes.
D. Site Amenities
Commercial open space areas shall be subject to the following:
• (G) Site furnishings (i.e. benches, bollards, trash receptacles, tables/chairs, umbrellas, kiosks,
directories and/or bicycle racks) within development projects should be compatible with the
design of the adjacent development and similar in quality to furniture used in the public
streetscape improvements.
Chapter 5 • Design Criteria July 2018 • Draft • 5-27
(G) The siting of site furnishings should not create pedestrian/vehicular conflicts. Legible and
appropriately scaled kiosks/directories should be sited near vehicular and pedestrian entrances,
• (G) Seating areas or plaza spaces within commercial developments are strongly encouraged; in
large commercial centers with multiple buildings it is a requirement. This may include
provisions for formal plazas, urban gardens, covered colonnades, outdoor dining, or
pedestrian walkways.
E. Support Facilities
Larger commercial development should
provide outdoor gathering spaces
Commercial support facility areas shall be subject to the following:
• (R) Storage, refuse and equipment areas shall be screened from publicly accessible spaces
and/or neighboring residential uses. Landscaping and/or architectural enclosures can be used
to screen these areas.
(R) Rooftop equipment shall be fully screened from public view by parapet walls or roof
elements.
5-28 • Draft• July 2018
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• �
(R) Screening shall be compatible with the design of adjacent architecture. Enclosures shall use
forms, materials and color applications similar to the primary building(s).
• (R) Refuse storage areas that are visible from upper stories of adjacent structures shall provide
an opaque or semi-opaque horizontal cover or screen to reduce unsightly views. The horizontal
screen/cover shall be integrated into the enclosure design and compatible with adjacent
development.
(G) Refuse storage enclosures should be located so
that the doors do not interfere with landscaping
and pedestrian and vehicle circulation.
• (G) Dimensions of refuse enclosures should not
exceed the reasonable space required for
anticipated uses.
• (R) Utility equipment should be located at the rear
of buildings. When equipment is required to be
located along street frontages or elsewhere, it shall
be screened from public view.
5.4.2 Mixed -Use
Refuse areas shall be screened
Mixed-use projects are defined as developments that combine commercial/office and residential uses
in structures on a single lot, or as components of a single development. The uses may be combined
either vertically within the same structure, or spread horizontally on the site in different areas and
structures. Horizontal mixed-use projects, which include multifamily residential units in the Specific Plan
area, should contribute to the sense of community by carefully relating to the scale and form of
adjacent properties, and by designing street frontages that create architectural and landscape interest
for the pedestrian and adjacent neighborhoods. Any ground floor development along Red Hill Avenue
must be commercial in character to continue the focus of this retail corridor.
A. Site Organization
• (R) Parking facilities for residential uses and
non-residential uses in a vertical mixed-use setting
shall be separated and clearly delineated using
gates/key card entries (or other mechanisms), and
clear signage.
• (G) Commercial loading areas and refuse storage
facilities should be placed as far as possible from
residential units and be completely screened from
adjacent residential development.
Main building and driveway should be
primary presence on major streets
Chapter 5 • Design Criteria July 2078 • Draft • 5-29
• (G) Commercial spaces should have the primary entry visible from the public street and be
accessible from pedestrian pathways and parking areas.
• (G) Developments should relate directly to the adjacent street, and present an attractive and
interesting fagade.
• (G) The residential component of a horizontal
mixed-use project should be compatible with
other development in the immediate area using
complementary building arrangements, buffers,
and avoidance of overwhelming building scale
and visual obstructions.
• (G) Buildings should be generally oriented
parallel to streets with varying setbacks to
provide visual interest and varying shadow
patterns.
Primary entry for commercial spaces should
be accessible from pedestrian pathways
• (G) In the residential component of a horizontal
mixed-use project, buildings should be oriented to promote privacy for individual residential
units to the greatest extent possible.
(G) Clustering of multi -family units should be a consistent site -planning element. Large projects
should be broken up into groups of structures.
• (G) When commercial development is situated on a corner, a wrapped building design is
encouraged for a continuous retail presence on both street frontages.
B. Building Design
Mixed -Use development shall be subject to the following:
• (R) Separate entrances, clearly marked, shall be
provided when residential and commercial uses are
provided in the same structure.
• (R) Building design and operations shall incorporate
measures to reduce the impacts of business
activities, such as noise, hours of operation,
delivery/loading times, etc, on residential uses in a
mixed-use setting.
Design of storefronts should be consistent
• (R) Structures with heights greater than three stories with general commercial development
shall step back upper floors to minimize the
appearance of mass and bulk. Chapter 4, Land Use and Development Standards, herein
require an aggregate five-foot step -back between the second floor and upper floors.
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+ (G) The architectural imagery and use of
materials should be consistent throughout the
entire mixed-use project. However, differences
in materials and/or architectural details should
be used to differentiate the residential portion
of the project from the commercial portion of
the project.
• (G) The design of storefronts should be
consistent with the Design Criteria for general
commercial development.
Building facades should be detailed to create
visual interest
+ (G) The residential component of a horizontal
mixed-use project should use varied building heights to provide visual interest and give the
appearance of a collection of smaller structures. The development's building height should
create a transition from the heights of adjacent development, rather than abrupt height
changes.
• (G) The residential component of a horizontal
mixed-use project should use architectural
elements such as recessed or projecting
balconies, porches or other elements that add
visual interest, human scale and character to the
neighborhood.
+ (G) Courtyard doors or gates used as building
entries should be attractively designed as an
important architectural feature of the building or
development.
Buildings should present an attractive and
+ (G) The residential component of a horizontal interesting facade
mixed-use project should incorporate individual
unit entries that have a strong relationship with a fronting street, internal walkway or courtyard
as appropriate to the overall siting concept. A transition area from the public space or walkway
to the private dwelling unit entry such as a porch, steps or landscaped walkway, should be
provided.
• (G) Building facades that enclose stairways should include residential -type windows to reduce
the visual bulk of the stairwell and enhance safety.
• (G) Building facades enclosing elevator shafts should use architectural treatments, such as
glass or other materials, to reduce visual mass.
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• (G) The architecture for the residential component of a horizontal mixed-use project should be
consistent with that of the community facilities and, where parking structures are used, unified
by a consistent use of building materials, textures and colors.
Architectural treatment of building should be
equally applied on all facades
Recessed balconies add visual interest
• (G) For the residential component of a horizontal mixed-use project, roof pitches and materials
- - - - -should appear residential_ in character and should consider -the_ prevailing -roof types in the - -
neighborhood. P ''
i'
• (G) For the residential component of a horizontal mixed-use project, garage and carport roofs
should be compatible with the roof pitch and materials of the primary building(s).
Flex Format Retail Space, Flex Format Retail Space buildings
allow for commercial or residential uses within a building. The
building type may allow for incubator businesses needing
smaller commercial areas, home occupation uses, or other
combinations of residential, office, and commercial within a
building. In all cases, the first -floor frontages must exhibit a
commercial storefront character. In addition to the mixed-use
provisions above, the following items apply:
• (G) Each unit should have a clearly identified,
separate access from other units within the structure or
development. Access to individual units should be
from common access areas, parking lots or walkways.
Each flex space unit should have
separate access from other units
• (G) Parking shall be separate and secure, similar to provisions for separating commercial/retail
parking from residential parking in other mixed-use developments.
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Units fronting pedestrian walkways
should have pedestrian -oriented
frontage
C. Parking, Access, and Circulation
• (G) The architectural imagery and use of materials
should be consistent throughout the entire Flex Format
Retail Space project.
• (G) Units fronting public spaces or pedestrian
walkways should have a pedestrian -oriented frontage
that allows views into the interior of the non-residential
areas of the unit, Units should include display windows
and other elements that are inviting to pedestrians.
• (G) Living and work areas should have access to
sufficient daylight, through use of windows or skylights.
• (G) Residents or commercial users should have access
to usable open space and be consistent with open
space requirements for mixed-use residential
development, as stated in Chapter 4, Section 4.4.3).
Mixed -Use parking and vehicular/pedestrian circulation areas shall be subject to the following:
• (R) Circulation conflicts between vehicles, bicycles and pedestrians shall be minimized. A
continuous, clearly marked walkway should be provided from the parking areas to main
entrances of buildings
Examples of Flex Space Building Fronts
A frontage that reinforces both residential and work activities that can occur in the building. The elevation
of the ground floor is located at or near the grade of sidewalk to provide direct public access to the
building. Entrances and windows are provided on the front of the facade to provide eyes on the street and
direct sidewalk access to commercial and office uses. The front setback (if provided) may be improved with
landscaping oras an extension of the public sidewalk to create a more pedestrian friendly environment.
Chapter 5 • Design Criteria July 2018 • Draft • 5-33
• (G) Where provided, surface parking should be divided into a series of small parking areas
with convenient access that relates to dwelling units or commercial uses.
(G) Parking areas should be in the development's interior and not along street frontages.
Screening measures, such as tiered landscaping and walls, should be used to minimize visual
impacts.
• (G) Convenient pedestrian connections should be provided between residential buildings,
community amenities, parking areas, and any adjacent commercial and retail developments.
(G) Access to transit stops should be integrated into the pedestrian circulation network.
• (G) Bicycle storage such as racks and/or lockers should be provided and be easily accessible
from the street and the pedestrian routes.
D. Open Space, and Site Amenities
Mixed -Use open space areas shall be subject to the following:
• (R) Building numbers and individual unit
numbers shall be readily visible, in a consistent
location, well -lighted at night, and compatible
with the overall design of the development.
• (R) Site furnishings shall not create
pedestrian/bicycle/vehicular conflicts.
• (R) Signage shall be consistent with the overall
design of the development including color,
materials and form. -
• (R) Clear legible entry signs shall be provided to
identify the development. Internal circulation
signs and visitor parking areas should also be
clearly indicated. A directory that shows the
location of buildings and individual dwelling
units within the development is encouraged.
• (G) Use of landscaping and decorative
pavement treatments is encouraged to define
and accent specific areas such as building and
parking lot entrances and the main walkways to
common open space areas and other useable
open space.
5-34 • Draft• July 2078
Building numbers should be readily visible
Pedestrian connection should be provided
between residential buildings and
community amenities
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• (G) Residents should have access to usable open space for recreation and social activities.
Open spaces should be conveniently located for most units.
(G) Landscaping should be used to define the edge between public and private space, buffer
adjacent uses when appropriate, and screen service areas.
Private and common open space should be clearly
defined
Residents should have access to usable
open space
• (G) Open space areas should be sheltered from the noise and traffic of adjacent streets or
other incompatible uses.
• (G) Open space should be configured and sized to be usable areas and not merely leftover
areas.
• (G) Open space intended for private use should be provided adjacent to the units it serves.
• (G) Boundaries between private and common open spaces should be clearly defined by low
walls or plant materials.
• (G) Site furnishings (i.e. benches, bicycle racks, bollards, trash receptacles, etc.) should be
compatible with the design of adjacent buildings,
Courtyard doors should be designed as an important
feature of the building
Seating areas and site furnishings should provide
sheltered areas for pedestrians
Chapter 5 • Design Criteria July 2018 • Draft • 5-35
E. Support Facilities
Mixed -Use support facility areas shall be subject to the following:
• (R) The following shall be screened from views
from publicly accessible spaces:
o Electric and water utility meters and cabinets
o Heating/ventilation/cooling equipment
o Irrigation and pool pumps and cabinets
o Rooftop mechanical equipment
o Refuse areas
o Other mechanical equipment and cabinets
• (R) Refuse containers must be covered.
Central mailbox design should be consistent
with primary building
• (R) Refuse storage areas that are visible from upper stories of adjacent structures shall provide
an opaque or semi-opaque horizontal cover or screen to reduce unsightly views: -The horizontal �.
screen/cover should be integrated into the enclosure design and compatible with adjacent
development.
(R) Mailboxes shall be in highly visible,
conveniently accessible areas, per United States
Postal Service guidelines.
-(G) Refuse storage areas should be convenient to
residential units and commercial uses, located
within parking garages or to the rear of buildings
and screened from publicly accessible areas.
(G) Refuse enclosures should be located so that
the doors do not interfere with landscaping and
pedestrian and vehicle circulation.
• (G) Dimensions of refuse enclosures should not
exceed the reasonable space required for
anticipated uses.
Enclosures for refuse storage should have
equal architectural design and include an
Integrated cover
• (G) Incorporation of mailbox design features, such as a built frame consistent with the primary
building's architectural design, is encouraged.
• (G) Appropriate methods of screening include fencing, landscaping, roof parapets and
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architectural enclosures. The design of screening devices should be compatible with the
primary building(s).
• (G) Architectural enclosures should be used to enclose outdoor refuse containers.
• (G) The design of enclosures should be architecturally compatible with other buildings on the
site, and design should use similar forms, materials and colors.
5.4.3 Landscaping
All development within the Red Hill Avenue Specific Plan area are subject to the following regulations
and guidelines, as well as any applicable landscape requirements of the TCC.
• (R) The following areas of a commercial or mixed-use development, or any other landscaped
area to be maintained, shall be landscaped and maintained in a weed and trash -free
condition:
o Required yards;
o Green roofs;
o Common open space areas such as, but not limited to pool, clubhouse and outdoor
seating areas; and
o Parking lots.
• (R) Plant materials shall be planted and any walls or fencing designed and maintained to keep
sight lines at driveways and intersections clear. Plantings in the sight clearance area shall be
pruned to a height of 24 inches, consistent with the TCC.
• (R) Place landscaping so that it does not interfere with the lighting of the project area or restrict
access to utilities (such as electrical boxes) or emergency apparatus (such as fire hydrants or fire
alarm boxes) or interfere with installation and maintenance utilities.
Parking lot landscaping for shading is required
• (R) Root barriers shall be provided where trees
are planted adjacent to pedestrian walkways.
• (R) Parking lots shall include shade trees
planted at a ratio of one 24 -inch box sized
tree for every six (6) parking spaces; the total
number of trees may be averaged across a
parking lot to account for unique site
conditions, however most of the parking field
must include trees.
Chapter 5 • Design Criteria July 2018 • Draft • 5-37
• (R) Drought tolerant plants and irrigation systems shall
comply with the Tustin Water Efficiency Ordinance.
• (R) Parking lots shall be separated from the street
frontage by landscape buffers and berms to reduce
visual impacts. Landscaping should be tiered with
multiple horizontal and vertical layers of plant material
for screening and aesthetics.
• (G) Landscaping should enhance the quality of
development by framing and softening the appearance
of buildings, enhancing the overall image, screening
undesirable views, and providing shade and wind
protection.
• (G) Landscaping in parking areas are encouraged to Layered landscape screening of surface
be planted to avoid direct views of parked vehicles parking lots is required
from public rights-of-way, and to minimize noise, light,
exhaust fumes, and other negative effects on pedestrians.
• (G) Keep landscaping in scale with adjacent buildings and of appropriate size at maturity.
Tiered landscaping is encouraged.
• (G) Use trees and plants appropriate to Tustin and the surrounding region. See Plant Palettes in
Chapter 3, Development Plan as a guide to coordinate with the public right-of-way plantings.
• (G) Group plantings according to common environmental conditions, such as soil type, water
needs, sun, temperature, and precipitation, etc.
• (G) Plantings should be of a more significant size for faster canopy results where appropriate.
• (G) Placing planters and pots in building recesses and adjacent to blank walls is encouraged as
they provide visual interest and color accents, and enrich sidewalks, courtyards, and plazas.
Planter and pot materials should complement the building's architectural design.
• (G) Areas not utilized by structure, storage, paved walks, plazas, driveways or parking should
be landscaped.
• (G) Landscaping should be used to separate parking from buildings, pedestrian walkways, and
bikeways and to reduce the visual impact of paved surfaces.
(G) Landscaping at the base of buildings is encouraged to soften any transition. Consideration
should be given to the scale and bulk of a building and its relationship to the scale of adjacent
development.
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(G) Use of landscaping is encouraged to define and accent specific areas such as building and
parking lot entrances, pedestrian walkways, bikeways and the main walkways to common open
space.
(G) Landscaping should be used to define the edge between public and private space, buffer
adjacent uses when appropriate, and screen service areas.
Rooftop parks provide outdoor gathering spaces in urban areas
Green roofs can improve storm -water management and reduce runoff
Chapter 5 • Design Criteria July 2018 • Draft • 5-39
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5.4.4 Lighting
• (R) Lighting shall not produce glare or spill over onto adjacent properties; consider the latest
technical and operational energy conservation concepts in lighting designs.
• (R) Lighting shall be provided, at a minimum, in the following locations for safety and for crime
prevention:
o Parking Lots;
o Parking .Structures;
o Plazas or outdoor seating areas;
o All building entries;
o Refuse disposal areas (may be provided as part of parking lot lighting); and
o Walkways.
• (R) Wall mounted lights shall not extend above the height of the wall or parapet to which they
are mounted.
(G) Lighting should be designed to accommodate the scale of the user. Thus, there should be
taller lighting fixtures for vehicular traffic (parking lots) and shorter lighting fixtures for
pedestrian movement.
• (G) Use low-level, decorative lighting to provide appropriate nighttime visibility for safety and
pedestrian movement as well as accent detail.
• (G) Lighting levels should vary depending on the specific use and conditions, but the overall
consideration should be to provide lighting levels sufficient to provide security and safety.
• (G) Light fixtures should be designed or selected to be architecturally compatible with the main
structure and the theme of the area.
• (G) Where appropriate, design exterior lighting as part of the overall architectural style of the
building to highlight interesting exterior architectural features. Lighting of full facades or roofs is
discouraged.
• (G) Low voltage lighting should be incorporated into landscaped areas.
• (G) Lighting should provide consistent light levels to prevent dark areas.
• (G) Lighting fixtures should be covered or otherwise directed so that bulbs are not directly
visible to pedestrians or drivers.
• (G) On the top floor of a parking structure with no roof, lighting should be positioned
appropriately to create a safe environment for pedestrians, while not negatively impacting the
users of surrounding uses and developments.
Chapter 5 • Design Criteria July 2018 • Draft • 5-41
Lighting should be designed to be compatible and
integral with the architecture
Lighting should be designed to accommodate the parking lots should have sufficient lighting to provide
scale of the user security and safety
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5.4.5 Walls and Fences
• (R) The design of fences and walls, as well as the materials used, shall be consistent with the
overall development's design and must be compatible with the architecture.
• (R) Wall and fence height shall comply with the provisions of the TCC. (G) Walls and fences
should be kept as low as possible while performing their intended function. Walls should be
kept to a minimum height to avoid a "fortress -like" appearance.
• (G) Fences and walls should have an articulated design. Articulation can be created by having
regularly spaced posts, changes in height, and by using different building materials at the base,
posts, or the cap of the fence/wall.
• (G) Fences and walls should be painted to match or complement the color of the building.
However, walls constructed with stone or brick may remain unpainted to display the natural
color of the materials.
• (G) Masonry block walls seen from the public right-of-way should be constructed of "split -
face," beige or similar brown tone colored blocks. Chain link fences are not permitted.
(G) Temporary construction fencing should be aesthetically treated with a green screen or
project imagery.
Walls and fences should be kept as low as possible
Chapter 5 • Design Criteria July 2018 • Draft • 5-43
5.5 Signs
Signs are important because they communicate the type of goods and services being offered at a
commercial establishment and/or identify a property and convey important information, especially
directional. All are important to the image of the neighborhood in general. Attractive, creative, and
clearly -understandable signs oriented towards pedestrians and cyclists will help create a more pleasing
visual environment in the RHASP area.
5.5.1 Sign Materials and Colors
• (G) Sign materials and colors should complement
the materials and colors on the fagade and the
architectural style of the building. Appropriate sign
materials may include:
o Wood (carved, sandblasted, etched, properly
sealed and painted or stained),
o Tile (painted, sealed, inlaid tiles), Sign materials and color should
complement the architectural style of
o - Metal _(formed, etched,.- cast; engraved, and - -
the building
properly primed or factory coated to protect
against erosion), and
• (G) For sign hardware, use of decorative iron
brackets or wood should be used.
• (G) The selected materials should contribute to the
legibility of the sign; for example, glossy finishes -are
often difficult to read due to glare and reflections.
• (G) Sign materials should be very durable and
graffiti resistant; paper and cloth signs are not
suitable for outside use.
Limit colors to no more than three on a
single sign
• (G) Limited application of neon signs may be
appropriate if they are consistent with the character of the area, location within a commercial
center, and meet the requirements of TCC.
• (G) Limit use of accent colors to increase legibility, and limit colors to no more than three on a
single sign.
(G) Contrast is an important influence on the legibility of signs; the most aesthetic and effective
graphics are produced with light-colored letters and images on a dark, contrasting
background.
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5.5.2 Sign Types
Roof signs, pole signs, and internally illuminated box signs are prohibited.
The following sign types are encouraged for new projects in the RHASP area. A coordinated signage
program shall be required for new construction where multiple buildings,businesses, or mixed-use
projects are proposed.
A. Projecting Signs
• (R) Hang projecting signs at a 90 -degree angle from
the face of the building, and use sign supports and
brackets that are compatible with the design and
scale of the building. Decorative iron and wood
brackets are encouraged.
• (G) Use projecting signs for ground floor uses only;
on a multi -storied building, suspend the sign
between the bottom of the second story windowsill
and the top of the doors or windows of the first
story. On aone-story building, position the top of
the sign at the same height as the lowest point of the
roof and ensure that the sign does not hang low
enough to be a safety concern for pedestrians.
• (G) The scale of projecting signs should not detract
from the architectural character of the building.
B. Hanging Signs
• (G) Where overhangs or covered walkways exist,
pedestrian -oriented hanging signs are encouraged.
Securely hang signs over the pedestrian right-of-way.
• (G) Keep hanging signs simple in design and avoid
using them to compete with existing signage at the
site, such as wall signs.
C. Window Signs
• (R) Window signs shall be primarily individual letters
placed on the interior surface of the window and
intended to be viewed from outside. Glass -mounted
graphic logos may also be applied, if they comply with
the 25 percent (25%) limitation in accordance with
TCC
Use small, pedestrian -oriented signs
Sign supports and brackets should
complement the design of the building
Limit the text to the business name and
a brief message identifying products
or service
Chapter 5 • Design Criteria July 2018 • Draft • 5-45
+ (G) Limit the text or sign copy of a window sign to the business name and a brief message
identifying the product or service (e.g., "maternity wear" or "attorney") or pertinent information
(e.g., "reservations required").
D. Wall Signs
+ (R) Wall signs shall not project from the surface upon
which they are attached more than that is required
for construction (i.e. mounting, framing) purposes
and, in no case, more than six (6) inches.
+ (G) Locate wall signs where the architectural features
or details of the building suggest a location, size, or
shape for the sign. The best location is generally a
band or blank area between the storefront and the
parapet. Best location for wall sign is the area
+
(G) Place new wall signs for individual businesses in between the storefront and parapet
a shopping center or multi -tenant building consistent
with the location of signs for other businesses, which will establish visual continuity among
L-
storefronts and create a unified appearance. The required Master Sign Plan should ensure this U
requirement is met.
E. Awning Signs
+ (R) Awning signs shall be placed only on the
valance portion of the awning.
+ (R) The use of adhesive/press-on lettering is
prohibited; lettering shall be an integral part of the
awning.
+ (G) Letter color should be compatible with the
awning and the building color scheme.
+ (G) Carefully design the shape, design, and color
of awnings to coordinate with, and not dominate,
the architectural style of the building. Where
multiple awnings are used on the building, keep
the design and color of all sign awnings
consistent.
Shape, design and color of awnings should
coordinate with the architectural style of the
building
+ (G) Use only permanent signs that are an integral part of the canopy or awning. To avoid
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having to replace awnings or paint out previous tenant signs when a new tenant moves in,
consider using replaceable valances.
F. Monument/Freestanding Signs
• (G) The sign area and height should be in
proportion to the site and surrounding buildings;
signs should not be overly large or be a
dominant feature of the site.
• (G) Place monument and freestanding signs
perpendicular to the street so that the sight lines
at entry driveways and circulation aisles are not
blocked.
• (G) Design monument and freestanding signs to
create visual interest and complement their
surroundings, incorporating architectural
elements, details, and articulation.
Freestanding monument signs can be
placed in landscaped medians at
private project entries to a commercial
center
• (G) Incorporate materials and colors into the sign support structures that match or are
compatible with materials and colors of the development the sign serves so it does not appear
out of scale with adjacent building(s).
5.6 Relationship to the Public Realm
The public realm is defined as those areas within the public right-of-way: the street itself, parkway, and
sidewalk. Where private development adjoins, and interacts with this public area, the following criteria
should guide design.
5.6.1 Urban Design
A. Public Gathering Spaces
• (R) Development shall consider the location, scale, and massing of buildings to consistently
frame and define public spaces and private open spaces adjoining the public right-of-way.
• (R) Development shall make public or publicly accessible spaces visible from the street or link
them to the street via a clear pedestrian connection, such as an open passage, paseo, or
covered arcade.
(G) Decorative paving that adds visual interest and a sense of place is encouraged.
• (G) Incorporate courtyards, plazas, outdoor eating areas, mid -block pedestrian paseos, and
other amenities into development designs to interplay with the public realm.
• (G) Private open space types on street frontages may take several forms as outlined in the
Chapter 5 • Design Criteria July 2018 • Draft • 5-47
Development Regulations section, Chapter 4, including variations on a forecourt design as
shown on Exhibit 5-5, Forecourt Frontage Options jGpen Space). Forecourts are various
different building frontage orientations that embrace and incorporate outdoor spaces. Where
these open spaces front on the public right-of-way, landscape palettes and treatments and
furnishings should be compatible with and complement the treatment of the streetscape.
5-48 • Draft• July 2078
Decorative paving should be utilized to create a sense of place
Private open space may be integral to the architecture
and public realm using balconies, roof decks, or
colonnades
Chapter 5 • Design Criteria
FORECOURT
FORECOURT WITH PASS-THROUGH OPEN SPACE
FORECOURT WITH SIDE OPEN SPACE
Chapter 5 • Design Criteria
Exhibit 5-5 Forecourt Frontage Options (Open Space)
July 2018 • Draft • 5-49
B. Pedestrian Connectivity and the Flexible Amenity Setback
The Flexible Amenity Setback is a component of the public right-of-way that adjoins private
development in areas that have or will be required to dedicate the full 60 -foot half -width right-of-way
for Red Hill Avenue. Because the driving surface (curb -to -curb width) of the roadway will not change as
part of this Specific Plan, additional right-of-way may be used for a variety of pedestrian -oriented
purposes in the interim of use of full right-of-way: additional walkway width, additional landscaping,
seating areas or plaza spaces, or outdoor dining (with a license from the City) (see Exhibit 5-6, flexible
Amenity Setback Options).
• (R) Provide ample width and design for ADA access along sidewalks and pathways.
• (R) Design sidewalks and pathways as unifying elements throughout the Specific Plan area and
from and between adjacent parcels.
• (R) Outdoor dining areas within the Flexible Amenity Setback- must be kept at the same grade
as the adjacent pedestrian walkway.
(G) Locate pathways to promote continuity, connecting with the public sidewalks on adjacent
streets.
(G) Encourage new development that extends existing circulation patterns and connects
important centers of activity.
(G) Introduce shading elements to improve pedestrian access and comfort such as
landscaping, umbrellas, awnings, etc.
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Gathering -Spate WalKway rarKway
(Plaza, oiddoor seating) (4y nrin) (4 min)
The Flexible Amenity Setback may include a number of pedestrian -oriented uses within
the 18 foot setback area: seating, plaza space, outdoor dining, additional landscaping,
and/or widened walkways. -
in all cases a minimum four -foot wide sidewalk and four -foot wide planted parkway
are required. Where possible the parkway should be expanded to six feet.
Examples of pedestrian -oriented uses in the Flexible Amenity Setback
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C. Gateways
• (R) Corner lots shall provide, as part of development projects, where gateway monumentation
is identified, in the Development Plan herein, area for gateway monumentation, to be
constructed and maintained by the property owner. A corner triangular-shaped setback range
of 15-25 feet shall be provided for gateway monumentation subject to review and approval by
the Community Development Director. All gateway monumentation shall comply with TCC
visual clearance requirements.
• (R) The property owner(s) or their representatives shall be responsible for the installation, future
preservation, maintenance, and replacement if necessary, of gateway monumentation on
private property for the life of the development project.
• (G) Gateways should be designed to announce arrival into the RHASP area, consistent with the
requirements outlined in Chapter 3, Development Plan.
• (G) Gateway signs and treatments should not obstruct motorists view and shall adhere to the
TCC regarding appropriate sight and visual clearance distances.
• (G) Gateway treatments, such as architectural features, public art, special paving treatment,
lighting, and mature, full-sized landscaping, is encouraged and should be coordinated to
create a unifying theme.
D. Park Interface
If mixed-use redevelopment occurs at the commercial center at 14131-14245 Red Hill Avenue
adjacent to Frontier Park, it is highly encouraged that the uses and site design engage the park through
clearly defined frontage directly onto the park, or siting of buildings and outdoor spaces to provide
visibility and pedestrian access between the park and the -proposed development. Development on this
site and its adjacency to Frontier Park is a unique opportunity within the Red Hill Avenue Specific Plan.
Comprehensive site planning and development of this property will be key to furthering the vision of the
Specific Plan area, specifically to the area south of the 1-5.
5.6.2 Furnishings
Furnishings can enliven and provide variety to outdoor spaces
used by the public or adjacent to the public sidewalk areas. They
serve an aesthetic and utilitarian function. Furnishings include
items such as benches, trash receptacles, plant containers, tree
grates and guards, bicycle racks, bollards, kiosks and fountains.
Proper design and placement of such amenities can reinforce the
identity of the district and create a lively and active atmosphere
within the Specific Plan area.
5-54 • Draft • July 2078
Furnishings should be provided in
higher -use pedestrian traffic areas
Chapter 5 • Design Criteria
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Street furniture should have a unified theme
Group furniture together, wherever possible
• (R) Provisions to accommodate Americans with
Disabilities Act (ADA) requirements must be
incorporated into the design and siting of
furnishings. This includes a provision for space
adjacent to walkways for wheelchair and/or stroller
parking.
• (G) The interface between the public realm and
private development (including seating, outdoor
dining, canopies, planters, etc.) should not be
defined by hard edges such as bollards or fencing.
• (G) A unified "look" is encouraged. The color and
appearance of furniture products should be selected
to complement other design elements. Items should
be securely anchored to the sidewalk and a graffiti -
resistant coating should be applied to surfaces.
• (G) Locate street amenities except seating in a zone
along or near the curb as a barrier to automobile
traffic; this is especially applicable to trash
receptacles, and heavy planters.
• (G) The design and selection of street furniture should include considerations for the security,
safety, comfort and convenience of the user.
• (G) Street furniture should be placed to conserve existing sidewalk width and ensure free
pedestrian flow.
(G) The location and layout of the different elements of street furniture should ensure that each
article or structure is designed and situated to be in harmony with both the surrounding
furnishings and the overall Specific Plan area.
• (G) Where possible, furnishings should be grouped together. A greater number and type of
furnishings should be provided in higher -use pedestrian traffic areas.
5.6.3 Public Art
Public art contributes significantly to the public identity of a place. Public art can stimulate creativity,
imagination and add a unique human quality to the outdoor environment. It enriches the urban
landscape and provides a means to express the City's cultural and social heritage. Public art is an
increasingly important element of the built environment.
• (R) The property owner(s) or their representatives shall be responsible for the installation, future
preservation, maintenance, and replacement if necessary, of artwork on private property for the
life of the development project.
Chapter 5 • Design Criteria July 2018 • Draft • 5-55
• (G) Integrate works of art into new development
projects in areas visible to the public and at
gateway intersections as defined in Exhibit 3-6,
Urban Design Plan. Public art projects are subject
to review by the Community Development Director
if visible from the public right-of-way.
• (G) The placement of freestanding pieces of art
should avoid locations where it would compete
with a storefront, obstruct a pedestrian path, create
a traffic hazard, compete with another piece of art,
or adversely impact adjacent buildings. The
placement of artwork should avoid locations where
it would conflict with monument signage.
Public art can break up large facades with
little articulation while expressing the
character of the community.
• (G) Public art should add local meaning; interpret the local culture, environment, and/or
history; and capture or reinforce the unique character of place.
• (G) The physical setting of public art should be considered in its design. The impact of physical
space and nearby structures on public art should also be considered_ -
• (G) Art should be sited to complement other features, such as a plaza or architectural
components, and make the art an integral part of site development.
(G) Public art should be constructed using durable materials and finishes such as stone or
metal or use of materials that are functional furnishings (i.e. bench/wall) and treated to resist
graffiti.
(G) Murals, bas-relief or other artistic
treatments are strongly encouraged to
be used to enhance otherwise blank
walls (including parking structures) and
are subject to the requirements of the
TCC.
• (G) Public art location(s) should be
clearly visible and freely accessible
during daylight hours.
• (G) Exterior artwork should be
adequately lit to be clearly visible from
sidewalks during evening hours.
Murals may be used to enhance blank walls
• (G) Interior artwork should be adequately lit during all hours of public access.
5-56 • Draft • July 2078
Chapter 5 • Design Criteria
IMPLEMENTATION AND
ADMINISTRATION
Exhibits
Exhibit 6-1 Residential Allocation Request Process..............................................................................6-9
Chapter 6 • Implementation and /administration July 2078 • Draft • 6-i
RSD HILL i Nt TUSTIN
SPECIFIC PLAN
.7
S- `
RED HILLAVENUE
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Implementation and Administration
6.1
Purpose......................................................................................................................................6-1
6.2
Phasing.......................................................................................................................................6-1
6.3
General Plan Amendment..........................................................................................................6-2
6.4
Zoning Map Amendments..........................................................................................................6-2
6.5
California Environmental Quality Act Compliance.....................................................................6-2
6.6
Administration and Enforcement..............................................................................................6-3
6.6.1 Responsibility................................................................................................................6-3
6.6.2 Approval Authority.......................................................................................................6-3
6.6.3 Unlisted Uses and Interpretation.................................................................................6-4
6.6.4 Appeals.........................................................................................................................6-4
6.6.5 Transfers.......................................................................................................................6-4
6.6.6 Land Use Conversion....................................................................................................6-5
6.7
Development Process................................................................................................................6-5
i
6.7.1 Site Plan, Design Review Process and Findings............................................................6-5 �
4
'
6.7.2 Residential Allocation Reservation (RAR) Process and Findings................................6-10
6.7.3 Flexible Amenity Setback Provisions..........................................................................6-12 I
6.7.4 Subdivisions 6-12 {
6.7.5 Variances and Conditional Uses.................................................................................6-12
6.8
Development Incentives..........................................................................................................6-12
6.9
Minor Specific Plan Modifications...........................................................................................6-13
6.9.1 Exceptions...................................................................................................................6-14
6.9.2 Required Findings.......................................................................................................6-14
6.10
Specific Plan Amendments.......................................................................................................6-14
6.11
Affordable Housing..................................................................................................................6-15
6.12
Severability...............................................................................................................................6-15
6.13
Funding Mechanisms...............................................................................................................6-15
Exhibits
Exhibit 6-1 Residential Allocation Request Process..............................................................................6-9
Chapter 6 • Implementation and /administration July 2078 • Draft • 6-i
RED HILLAVENUE TvsTIN
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SPECIFIC, PLAN RED HILLAVENUE
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6. Implementation and Administration
6.1 Purpose
As discussed in the vision section of the Red Hill Avenue Specific Plan (RHASP) (see Chapter 2, Vision,
Goals, and Objectives), the Specific Plan area is envisioned to retain a primarily commercial character
along Red Hill Avenue, with vertical and horizontal mixed-use projects that activate the street by
bringing new commercial and residential uses and pedestrian activity. The evolution of land uses will
enhance the economic and social vitality of the area through the addition of new residents and local -
serving retail and service uses. Through the design review process, the City will ensure that new
development complements existing residential neighborhoods surrounding the plan area. The
provisions of this chapter are applicable to development activity and land uses within the boundary of
the RHASP and serves to implement the vision for the Specific Plan area.
This chapter explains the procedures to implement this Specific Plan. The RHASP applies to all existing
and future development and land uses in the area. Existing uses shall be permitted to continue and
need not comply with the new standards in the RHASP, subject to the provisions of TCC Section 9273,
Legal Nonconforming Structures and Uses. When land uses intensify or change (including re -tenanting
of existing commercial spaces), existing structures or sites are modified by more than 50% of their
existing square footage, additional square footage, or new development is proposed, conformance
with the regulations and design criteria outlined in this Specific Plan will be required.
The provisions of the RHASP, including development standards and design criteria, shall apply in their
entirety in the review of new construction projects or development proposals. In the review of proposals
involving the modification of existing development, however, it is recognized that existing site conditions
may constrain the extent to which these development standards and design criteria can be met.
6.2 Phasing
Future new development and redevelopment within the Specific Plan area will occur over a multi-year
timeline because public and private development and/or redevelopment will be responsive to
prevailing market conditions. Owners of private property will determine when, and if, development
occurs. This makes forecasts of the timing and extent of future conditions challenging; however,
buildout is assumed by 2035. In the near term, improvements such as expansions or fagade
improvements will be subject to the development standards and design criteria outlined herein. The City
may implement the public improvements outlined in the Specific Plan, including, public streetscapes,
landscaped medians, and gateway/wayfinding signage, in advance of, or concurrent with, private
development. High priority improvements would include restriping and the addition of the Class II bike
lanes, followed by public streetscape improvements and the addition of landscaped medians.
Chapter 6 • Implementation andAdministration July 2018 • Draft • 6-1
6.3 General Plan Amendment
The Tustin General Plan was amended by Resolution concurrent with the adoption of the RHASP to
provide consistency between the two documents. The following amendments to the General Plan were
made:
Update to the Land Use Map to show the boundaries of the RHASP; and
• Updates to the General Plan Land Use Element (GPA 2017-01), and other related
conforming amendments to General Plan to ensure that the RHASP and the General Plan,
as amended, are internally consistent.
6.4 Zoning Map Amendments
The RHASP was adopted by Ordinance and defines the zoning for the properties within its boundaries.
The adoption of the Specific Plan was accompanied by a concurrent zoning map amendment to
designate the area "Red Hill Avenue Specific Plan (SP -13)."
6.5 California Environmental Quality Act Compliance
The RHASP has been prepared in conjunction with a Program -level Environmental Impact Report (EIR),
which identifies potential impacts resulting from the proposed development and establishes 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 Mitigation Monitoring Program will also be included as an Appendix of this Specific Plan
when adopted.
The RHASP EIR will serve as the primary environmental document for development within the RHASP
and all future development undertaken within the Specific Plan area. The EIR is anticipated to be the
definitive environmental document for project implementation within the Specific Plan area, including
serving as a Program EIR for purposes of backbone infrastructure improvements. Future development
projects that require discretionary review will be examined against the analysis prepared for the EIR to
determine if additional environmental documentation must be prepared. Developments that do not
require additional discretionary review will not be subject to additional environmental documentation.
However, a project applicant will be required to submit documentation substantiating the finding that
said development is allowed and in conformance with the Specific Plan, and the potential
environmental effects are within the parameters and timeframe analyzed within the Specific Plan EIR.
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 § 15385 of the State CEQA Guidelines.
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N
The tiering concept is a process by which the City of Tustin, as lead agency, can adopt the
programmatic EIR focusing on the "big picture," and can then use streamlined CEQA review for
subsequent individual development projects in the Specific Plan area. This streamlined CEQA review
may be used for each site-specific future development so long as the project is consistent with the
findings of the EIR, the mitigation measures described in the EIR, and the City's General Plan and
Zoning Ordinance. This tiering concept allows the City to address the broad environmental issues
detailed in this EIR during the planning stages of the proposed Specific Plan. Future site-specific
development projects are evaluated on a project -specific basis, and may be excused from repeating
the broad environmental analysis examined in this comprehensive, programmatic EIR for the entire
Specific Plan area.
6.6 Administration and Enforcement
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 et seq.) grants
authority to cities to utilize specific plans for purposes of implementing the goals and policies of the
City's General Plan. The RHASP establishes a set of regulations, standards, design criteria, and
processes for proposed development within the Specific Plan boundaries, and constitutes the zoning for
development within the Specific Plan area. Where provisions of the RHASP conflict with the Tustin City
Code (TCC), the provisions of the RHASP shall prevail. Where the RHASP is silent, the relevant
provisions of the TCC shall apply.
6.6.1 Responsibility
The Community Development Department shall be responsible for the administration of the RHASP,
including processing of applications, providing assistance to applicants, administration of the
Residential Allocation Reservation (RAR), and reviewing projects for compliance with the RHASP. The
Public Works Department shall be responsible for overseeing improvement projects involving streets,
public rights-of-way, and other public properties or improvements within the RHASP. The Community
Development Director acts as the Zoning Administrator as outlined in the TCC. The Community
Development Director may refer an action to the Planning Commission.
6.6.2 Approval Authority
Approving bodies for actions implementing the RHASP include the following (note that the final
approving authority for projects that include multiple actions will be the highest approval authority):
YPURR
rS'Au_
Specific Plan Approval, General Plan Amendments
City Council, per TCC
or Amendments thereafter
Subdivision Maps
Planning Commission and/or City Council per TCC
Site Plan/Design Review
Community Development Director, per TCC
Residential Allocation Reservation (RAR)
Community Development Director
Conditional Use Permits
Zoning Administrator or Planning Commission, per TCC
Chapter 6 • Implementation andAdministration July 2078 • Draft • 6-3
6.6.3 Unlisted Uses and Interpretation
Uses not specifically listed in the Land Use and Development Standards Chapter 4 of the RHASP, are
subject to determination by the Community Development Director as permitted, conditionally permitted,
or prohibited, consistent with the intent and vision of the RHASP. Whenever the provisions contained in
the Specific Plan conflict with the TCC, the provisions of the Specific Plan shall take precedence. Any
ambiguity concerning the content or application of the Specific Plan shall be resolved by the City's
Community Development Director, or his/her designee, in accordance with Section 9298 of the TCC,
Interpretation and Enforcement. Such interpretations shall consider the stated goals, objectives,
policies, and intent of the Specific Plan.
6.6.4 Appeals
Any decision of the Community Development Director or Zoning Administrator may be appealed to the
Planning Commission. Any decision of the Planning Commission may be appealed to the City Council
in accordance with TCC Section 9294, Appeals.
6.6.5 Transfers
Transfer of residential dwelling units or commercial intensity between the areas south of 1-5 and north
of 1-5 may be permitted subject to approval by the Community Development -Director. A maximum of
25 percent of the original 500 residential unit count and/or 325,000 square feet of new commercial
development allocated north or south of the 1-5 freeway can be either converted or transferred from
one area to the other with approval by the Community Development Director. Transfers/conversions
greater than 25 percent shall require approval by the Planning Commission.
Transfers of dwelling units or intensity may be approved subject to the following criteria:
- A, A completed application has been submitted for a specific development project,
B. The requested transfer implements the intent and vision of the RHASP.
C. The proposed development on the receiving site complies with all development regulations and
design criteria set forth in the RHASP.
D. The requested transfer does not negatively impact the area where the transfer is taken from
("donor" area) or the area receiving the transfer ("receiving" area).
E. The donor area retains enough unit availability to allow for viable development.
F. Environmental review has been conducted to determine whether the project changes are
consistent with the assumptions of the RHASP's Program EIR and no new significant impacts or
a substantial increase in known significant impacts will occur; or, if new substantially greater
impacts occur, that subsequent environmental documentation and/or mitigation has been
provided.
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G. The applicant receiving the transfer must be the one developing the project, unless otherwise
authorized by the City.
6.6.6 Land Use Conversion
To maintain the flexibility to respond to changing community needs and market conditions over the
build -out duration of the RHASP, certain contemplated/proposed land uses may be converted from one
use to another use in accordance with the terms of this section.
The RHASP provides for a total of 500 additional residential units in the RHASP in a horizontal or
vertical mixed-use setting, as well as an additional 325,000 square feet of non-residential uses. The
precise allocation of density/intensity and type of development shall be determined as the Specific Plan
is built out through the City's approval of private development applications. The precise number of
units allocated to a development project is determined by the City as.part of a Residential Allocation
Reservation (RAR) process (see Section 6.7.2, Residential Allocation Reservation RAR) Process and
Findings, below).
After the 500 units allowed by the RHASP have been allocated, commercial intensity may be converted
into residential units based on an evaluation of the vehicular trip assumptions in the Program EIR. A
traffic study evaluating this conversion must be submitted with any request for a RAR in excess of the
initial 500 units. The conversion would be subject to approval by the Community Development Director
as part of a request for residential allocation. If new or different impacts occur as a result of the traffic
analysis, new analysis, environmental review or amendments to the Specific Plan may be required.
6.7 Development Process
6.7.1 Site Plan, Design Review Process and Findings
Individual development projects will require Design Review as required by the TCC and specific
procedures outlined in the project Land Use and Development Standards herein (see Exhibit 6-1,
Residential Allocation Request Process, below). The Community Development Department has the
following responsibilities for Design Review of development projects in accordance with Section 9272
of the TCC Design Review:
• To provide for the review of building design, site planning, and site development in order
to protect the increasing value, standards, and importance of land and development in the
City due to the urbanization of Orange County.
• To retain and strengthen the unity and order of the visual community.
• To ensure that new uses and structures enhance their sites and are harmonious with the
highest standards of improvements in the surrounding area and total community.
Chapter 6 • Implementation and Administration July 2018 • Draft • 6-5
A. Findings for All New Development Projects
The Community Development Director may approve the submitted plans if he/she finds that the
location, size, architectural features, and general appearance of the proposed development will
not impair the orderly and harmonious development of the area, the present or future development
therein, the occupancy thereof, or the community as a whole. In making these findings, the
Community Development Director shall consider the following for all new development projects
within the RHASP:
1. The development is consistent with the overall vision, goals, and intent of the RHASP.
2. The development is consistent with the policies and intent of the Development Plan (Chapter 3),
including the Urban Design plan (Section 3.4).
3. The project, including the proposed uses and requested entitlements, comply with the Permitted
Land Use and Activities Table (Table 4.1) and complements and contributes to the project
area.
4. The development substantially complies with or obtained approval of a modification to
conformance with the Commercial and/or Mixed -Use Development Standards (Chapter 4).
5. The development substantially complies with or has obtained approval of a modification to
conformance with the Commercial and/or Mixed -Use Design Criteria (Chapter 5). L
6. Compliance or modification thereto 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, landscaping plan, lighting plan, access plans, refuse
plans, 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 4.4.4, Off Street Parking and Loading 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 and 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 with respect to architectural style,
architectural details, windows, doors, colors, and materials.
c. Facilitating pedestrian orientation through building placement, building scale, and
r
architectural design.
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Chapter 6 • Implementation and Administration
RED HILLAVENUEUST1N
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}
too �WIIII
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 and
sensitive land uses.
9. The development is supported by existing infrastructure or will be supported by infrastructure
improvements paid for by the developer.
10. The developer consents to enter into a mutually agreeable Development Agreement if the City
requests one,
1 1. The project impacts are assessed through the approved RHASP Program EIR or through
subsequent environmental documentation in compliance with the CEQA guidelines.
B. Findings for Mixed -Use Development
For mixed-use development which includes a residential component, the Community Development
Director may approve the submitted plans if he/she finds that the Residential Allocation Reservation
(RAR) has been obtained per Section 6.7.2 below, and the location, size, architectural features,
and general appearance of the proposed development will not impair the orderly and harmonious
development of the area, the present or future development therein, the occupancy thereof, or the
community as a whole. In making these findings the Community Development Director shall
consider the following in addition to the findings for all development (see item A, above):
1. The project complies with the Residential Allocation Reservation (RAR) application process as
provided in Section 6.7.2 (Reservation Allocation Reservation Process and Findings) and units
are available within the applicable area.
2. The project, including its proposed uses and requested entitlements, comply with the Permitted
Land Use and Activities Table (Table 41) and complements and contributes to the project
area.
3. The development substantially complies with the Mixed -Use Development Standards (Chapter
4).
4. The development substantially complies with the Mixed -Use Design Criteria (Chapter 5).
5. The development provides a sufficient mix of uses, allocated as follows:
a. Commercial space is sufficient and placed along the principal street frontage of Red Hill
Avenue.
b, Ground floor design of buildings facing Red Hill Avenue precludes office space, unless the
office use meets one of the following criteria:
Chapter 6 • Implementation and Administration July 2018 • Draft • 6-7
I. Located behind retail or commercial development;
II. Designed with prominent display windows similar to retail uses; or
III. Located on upper floors.
c. Residential units are exclusively located on upper floors in the case of vertical mixed-use or
on non -principal street frontages, such as San Juan Avenue, Mitchell Avenue or Walnut
Avenue, or are internal to a development site.
6. The proposed development is consistent with the City's affordable housing requirements.
7. 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 significantly greater 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. Provision of additional combined common/private open space- in -excess of the standards
outlined in Table 4-4 of this Specific Plan.
d. Prominent public art, which is located and featured within easy public view.
e. Installation of specific public infrastructure above any required by the project.
f. Off-site parking improvements above any required by the project.
g. Recreational amenities above any required by the project.
h. Other, as proposed and deemed important to and acceptable by the City.
8. 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 to transit users.
9. 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.
10. The applicant has sufficiently demonstrated its level of development experience to the City.
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Chapter 6 • Implementation and Administration
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C. Findings for Mixed -Use Applications with Residential Allocation Reservation
Transfers or Conversions
In addition to the findings in A and B above, the following findings shall be required for mixed-use applications
for Residential Allocation Reservations (RARs) that include a request for a transfer or conversion of residential units
from another area within the RHASP area in compliance with Section 6.6.5 and Section 6.6.6, Transfers and
Land Use Conversions, respectively.
1. The Community Development Director has identified units available for transfer or commercial square
footage available for conversion from Red Hill Avenue — North to Red Hill Avenue — South or vice versa,
which are not part of a foreseeable development project within the transferring development area.
2. A transfer of residential units or conversion of commercial square footage is desirable because it creates a
better high quality development project providing additional housing units for a project, including affordable
units or units restricted to special occupancy (seniors, disabled persons, or veterans), yet maintains
compliance with the Development Standards (Chapter 3), Design Criteria (Chapter 5) and all other
applicable provisions of the RHASP.
apiAication suobnrit#ed
to Community
Development Depaitnent -
Pr�sject denied -
units retumed to bank
- -
RRASPI = Red, H'14 Ayerme Speccfco flan
TCC - Tudin City Code
EI.R.= Envinmrnentsd Impact Repoft
Project approved -
sec4nd phase of RAR
finalized
3. A transfer of residential units or conversion of commercial square footage will benefit the project area by
creating a more desirable project and will not negatively impact the donating or receiving development
areas, as determined by the approval authority. The approval authority has no knowledge of pending
Chapter 6 • Implementation andAdministration July 2078 • Draft • 6-9
development applications within the development area that desire to utilize the units approved for the
transfer or conversion.
6.7.2 Residential Allocation Reservation (RAR) Process and Findings
A. Process
Allocation of residential units within the RHASP is approved by the Community Development Director
subject to a preliminary review and the standards outlined in Chapter 4, Land Use and Development
Standards and the criteria outlined in Chapter 5, Design Criteria.
The following describes the RAR process in sequential order:
1. Submittal of a RAR application to the Community Development Department (CDD). A RAR
application must include the required items to be considered complete for the CDD to begin
the review and make the determination. The RAR submittal shall include the following:
a. Scaled and dimensioned site plan;
b. Architectural Elevations; and
c. Project Description.
2. The CDD shall review and consider whether a proposed project substantially complies with the
RHASP Development Plan (Chapter 3), Land Use and Development Standards (Chapter 4),
Design Criteria (Chapter 5) and required findings (Chapter 6) and whether residential units are
available in the Residential Allocation Bank.
3. If the CDD determines that the project substantially complies and residential units are available,
the Director shallmakethe-Required Findings (refer to Section 6.7.26) 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 completion 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.
4. Applicant shall submit remaining project entitlement materials (Design Review, Conditional Use
Permit, Variance, Subdivision Map, etc).
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5. The approval authority indicated in RHASP Section 6.6.2 shall make the determination if a RAR
application is approved, approved with conditions, or denied. This determination is subject to
appeal pursuant to the appeal procedures in the TCC.
6. 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.
7. 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:
a. The time limits established in the conditions of approval expire without submittal of the
required entitlement applications;
b. The entitlement(s) associated with the RAR application are denied;
c. Construction related permits are not obtained within the required time limits or approved
for extension; or
d. Permits are not utilized within 180 days.
8. The Community Development Department shall monitor the Residential Allocation Bank and
track all reservations and transfers on an annual basis.
Dwelling units may be transferred from one area (i.e. either Red Hill Avenue — North or Red Hill
Avenue — South) to another with the approval of a RAR application and entitlement application, as
described in RHASP Sections 6.6.5 and 6.6.6., Transfers and Land Use Conversion, respectively.
RARs and entitlement applications may be processed concurrently subject to Community
Development Director approval. Dwelling units may not be approved as part of an entitlement
action without completing the RAR process.
B. Findings
Findings required for approval of the RAR include the following:
1. The project is substantially consistent with the uses, design criteria, and development
regulations of the RHASP.
2. The project implements the vision of the Specific Plan related to excellence in architectural
design, provision of substantial usable common open space, provision of public art (which may
consist of murals, sculpture, decorative fountains or other art deemed acceptable) connectivity
to adjacent parks and/or schools if appropriate, and pedestrian connections.
3. The number of units requested is within the thresholds established by the Specific Plan's
Program EIR.
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4. The overall project meets the findings for Design Review outlined in Section 6.7.1 above,
6.7.3 Flexible Amenity Setback Provisions
The Flexible Amenity Setback applies to sites which include, or are able to include (as part of a
dedication for a new project), the full 60 -foot half -width right-of-way specifically along Red Hill Avenue.
The Flexible Amenity Setback is intended to allow a range of uses, including expanded walkways,
additional landscape, public seating/plaza areas or other similar uses approved by the Community
Development Director as part of a Design Review application for a development project. Outdoor
dining, as part of a commercial food service use, is a permissible use within this amenity setback,
subject to a license obtained from the City. Maintenance of the Flexible Amenity Setback shall be the
responsibility of the owner/tenant of the property.
6.7.4 Subdivisions
All divisions of land within the Specific Plan area shall be processed in accordance with the TCC
regarding subdivision and parcelization of land as well as the State of California Subdivision Map Act.
Findings for subdivisions within the Specific Plan area shall be made in accordance with the Subdivision
Ordinance of the TCC and this Specific Plan.
6.7.5 Variances and Conditional Uses -
Applications for variances or conditional use permits shall be processed in accordance with the TCC. j'
Findings for such variances or conditional uses shall comply with required findings of the TCC and this k" 0
Specific Plan.
6.8 Development Incentives
The Specific Plan area is presently under -developed. This section describes the availability of incentives
and provides specific guidance for the granting of additional development potential, provided that
certain conditions are met. The development incentives contained in this section shall encourage the
effective utilization and consolidation of parcels to encourage more viable development opportunities,
implanting the vision of the Specific Plan area as a vibrant mixed-use district.
The following are development incentives to encourage new mixed-use development. Note that State
authorized incentives for affordable housing or deed restricted senior housing are not listed herein but
would also apply.
A. Mixed -Use Development Incentives
Purpose. To provide incentives for the encouragement of mixed-use development within the
Specific Plan area. Mixed-use development shall meet the requirements of applicable sections
of the RHASP and the TCC. The City of Tustin encourages the development of mixed-use
projects within the Specific Plan area to maximize development and redevelopment potential
that is consistent with the purpose and intent of this Specific Plan.
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2. Mixed -Use Requirement. Mixed-use development incentives shall apply only to projects that
combine residential and non-residential development in a vertical or horizontal configuration.
Any development, excluding integrated residential use, shall not be considered mixed-use for
purposes of this section.
3. Incentives
a. Additional Height. An additional story in height, up to a maximum of five stories, may be
granted to properties requesting the development of integrated mixed-use projects. As
outlined in Chapter 4, Land Use and Development Standards, buildings may extend
beyond the base height of four stories only where the subject property is not adjacent to
existing single family residential development. The height incentives shall apply to all mixed-
use structures on a site.
b. Lot Consolidation. The RHASP encourages the purchase and consolidation of real property
within the Specific Plan area as a way of maximizing development and redevelopment
potential consistent with the intent of this Specific Plan. Consolidation of lots is considered a
benefit to be considered in the allocation of residential units within the RAR process.
At the discretion of the Community Development Director, additional height and residential unit
allocations may be granted if the project substantially meets the findings outlined above for both Site
4 Plan/Design Review and Residential Allocation Reservation.
6.9 Minor Specific Plan Modifications
Minor modifications to the provisions of the RHASP shall require the approval of the Zoning
Administrator, in accordance with Section 9299 of the TCC. The following list of modifications shall be
considered minor, subject to a determination by the Zoning Administrator or Public Works Director as
appropriate:
A. Changes in the location of infrastructure and public improvements (such as median locations).
B. Minor change of landscaping materials and/or locations, wall materials, wall alignment, and
streetscape design as set forth in Chapter 5, Design Criteria, which are intended to be flexible
in nature.
C. Limited deviations from site development standards outlined in the TCC. Deviations not
exceeding 10 percent from the development standards set forth in Chapter 4, Land Use and
Development Standards are permitted, subject to the review and approval of the Community
Development Director.
D. Other minor modifications like those listed above and deemed minor by the Community
Development Director, which are in keeping with the intent of the Specific Plan.
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When a request for deviations from development standards and design criteria exceeds the allowances
of the TCC, a variance or Specific Plan Amendment may be required.
6.9.1 Exceptions
• The Community Development Director shall have the authority to issue Exceptions to the
Commercial and/or Mixed -Use Development Standards in compliance with the limitations
established under Zoning Administrator duties in TCC Section 9299b, Zoning
Administrator, Duties, provided Exceptions are consistent with the required findings.
• The Community Development Director shall have the authority to issue Exceptions that
provide for flexibility in fulfilling the intent of the Development Plan (Chapter 3) or the
Commercial or Mixed -Use Design Criteria (Chapter 5), provided Exceptions are consistent
with the required findings.
6.9.2 Required Findings
A. An Exception to the provisions of the Development Plan (Chapter 3) and Commercial or Mixed -
Use Design Criteria (Chapter 5) meets at least one of the following required findings. The
granting of an Exception will not be detrimental to the health, safety, or general welfare of
residents, businesses, workers, property, or improvements in theareaor to the City in general.
r
I. An 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
ii. Lot location, including the nature of the adjacent street
iii. Location or design of adjacent structures
2. Strict compliance without an Exception would preclude fulfillment of the Development Plan
and/or applicable Design Criteria. The granting of the Exception will not constitute a grant
of special privilege inconsistent with the limitations upon other similar properties.
3. An Exception provides a design solution that implements the intent of the RHASP,
specifically the Development Plan and the applicable Design Criteria,
4. 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. Said Exception meets Section 6.8. of the RHASP. All other required
provisions are met.
6.10 Specific Plan Amendments
Substantial modifications to the RHASP will require an amendment. A Specific Plan Amendment may be
initiated by the City Council, Planning Commission, Community Development Department, or a
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property owner. An amendment to the Specific Plan is required if any of the following changes are
proposed:
A. Changes to the overall Specific Plan boundaries to include properties not included in the
Specific Plan at the time of approval;
B. Any increase in the overall development density and intensity thresholds within the Specific
Plan;
C. Any change to the development standards outlined in Chapter 4.
The RHASP may be amended by Ordinance, utilizing the procedure by which it was originally adopted
as set forth in the TCC, which would include a public hearing by both the Planning Commission and
City Council. In addition, any amendment must meet the intent of the Specific Plan's policy framework,
including its Design Criteria and Specific Plan Goals and Objectives.
All sections or portions of the RHASP to be changed or that may be affected by the change, including
changes to the project boundary must be included in the application for a Specific Plan Amendment. A
concurrent amendment to the General Plan would not be required if the Community Development
Director determines that substantive changes would not influence the goals, objectives, policies or
programs of the Tustin General Plan or the General Plan Land Use Map.
Allowing flexibility in the administration of the Specific Plan enhances the effectiveness of the Specific
Plan as a "living" planning document.
6.11 Affordable Housing
Development projects within the RHASP will be required to comply with citywide policies, programs,
and ordinances related to affordable housing which are in place at the time of an application for
building permits.
6.12 Severability
If any regulation, condition, program, policy or any other portion of this Specific Plan or the application
thereof to any person or circumstance is held to be invalid or unconstitutional by any court of
competent jurisdiction, such portions shall be deemed a separate, distinct, and independent provision
and shall not affect the validity of the remaining provisions of this Specific Plan or applications thereof
which can be implemented without the invalid provision or application.
6.13 Funding Mechanisms
Technological advances are changing the way we live and shop. Greater automation has led to a
replacement of jobs and retail has been adapting by focusing on trips and use of internet commerce.
Simultaneously, the State is placing an emphasis on a "green" economy and in addressing the existing
housing shortage. New economic development strategies are necessary to respond to accelerated
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changes in climate action controls, technology, and lifestyle preferences, and cities will need assistance
from the private sector to create further jobs, tax revenue, and housing.
To that end, the following post economic development strategies may be considered to facilitate
public-private projects, and promote development along Red Hill Avenue in the Specific Plan area. In
the future, other programs may be available for consideration. Note that none of these mechanisms
assume or allow for the use of eminent domain for economic purposes, which is not allowed under
State law.
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Dedications and Exactions
Developers may be required to dedicate land or make cash
payments for public facilities required or affected by their
project (e.g., road right-of-way fronting individual properties).
Dedications are typically made for road and utility right-of-way,
park sites, and land for other public facilities. Cash
contributions are made for other public facilities that are
directly required to serve their projects (e.g., payments for a
traffic signal).
General Fund Revenues
The City may elect to use General Fund revenues to help offset
the cost of public infrastructure provisions.
Enhanced Infrastructure Financing Districts
An EIFD is a financing district governed by a city, county, or
("EIFDs")
special district (except school districts) that offers a new
platform to leverage Tax Increment Financing ("TIF") and
finance an array of economic development projects. These
districts do not require a public vote to be created and require
just 55% of the vote amongst landowners or registered voters
to issue tax increment bonds. EIFDs mandate a regional
approach by encouraging multiple local agencies (cities,
counties, special districts) to cooperate in order to use TIF.
Once approved, EIFDs can combine tax increment with other
regional and state -authorized financing programs
(GGRF, PACE) to finance economic development projects of
communitywide significance, including, but not limited to,
affordable housing, mixed-use developments, transit priority
projects, parks and open space, childcare facilities, and roads,
Statewide Communities Infrastructure Program
Infrastructure financing for small development projects. The
(SCIP)
Statewide Community Infrastructure Program ("SCIP") is a
program of the California Statewide Communities
Development Authority (the "Authority"). The SCIP Program can
be used to issue all sizes of land -secured bonds and is well
suited as a conduit for smaller bond issues to take advantage
of the economies of scale associated with a larger bond pool.
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SCIP can combine small financing secured by individual land
development projects located in participating municipalities
throughout the State into one large bond pool financing which
is sold using California Communities as its Issuer. With the
major exception of school fees, SCIP can finance most
development impact fees and public improvements that
provide benefit within a designated assessment district.
Special Districts
A Business Improvement District, or "BID", is a revitalization
(Business Improvement Districts "BIDS")
tool for commercial neighborhoods such as shopping malls
and regional business districts. Established by law in the late
1980's and early 1990's, BIDS are public/private sector
partnerships that perform a variety of services to improve the
image of their cities and promote individual business districts.
They also carry out economic development services by working
to attract, retain and expand businesses. BIDs enable a city to
establish a BID and levy annual assessments on businesses
within its boundaries. Improvements which may be financed
include parking facilities, parks, fountains, benches, trash
receptacles, street Fighting, and decorations. In addition, a BID
also a lows—financing ofstr_e_ets,_r-ehabilitationor__r_emoval—of--
existing structures, and security facilities and equipment, as well
as financing of marketing and economic development, and
various supplemental municipal services.
Property Assessed Clean Energy Finance
The Property Assessed Clean Energy (PACE) model is an
Program ("PACE")
innovative mechanism for financing energy efficiency and
renewable energy improvements on private property. PACE
programs exist for both residential properties (commonly
referred to as residential PACE or R -PACE) and commercial
properties (commonly referred to as commercial PACE or
C -PACE). Commercial and residential PACE programs share a
common foundation. PACE programs allow local governments,
state governments, or other inter -jurisdictional authorities, when
authorized by state law, to fund the up -front cost of energy
improvements on commercial and residential properties, which
are paid back over time by the property owners. PACE
financing for clean energy projects is generally based on an
existing structure known as a "land- secured financing district,"
often referred to as an assessment district, a local improvement
district, or other similar phrase. In a typical assessment district,
the local government issues bonds to fund projects with a
public purpose such as streetlights, sewer systems, or
underground utility lines.
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Bicycle Transportation Account (BTA) Caltrans administers the Bicycle Transportation Account (BTA),
an annual program providing state funds for city and county
projects that improve safety and convenience for bicycle
commuters. Cities and counties are eligible to apply for BTA
funds. Eligibility is based on pre -adoption of a Bicycle
Transportation Plan (BTP) that complies with Streets and
Highways Code Section 891.4 that has been pre -approved by
the appropriate Metropolitan Planning Organization (MPO) or
Regional Transportation Planning Agency (RTPA). Eligible uses
include bikeways and related facilities, planning, safety, and
education. The BTA is a reimbursement program, which
requires allocated funds to be matched by at minimum
10 percent of the total project cost.
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