HomeMy WebLinkAboutPC RES 3970
RESOLUTION NO. 3970
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY
COUNCIL APPROVE ZONE CHANGE (MCAS TUSTIN SPECIFIC
PLAN AMENDMENT) 05-001 TO AMEND SECTIONS 3.2; 3.2.2; 3.2.3;
3.9.2; FOOTNOTES TO TABLES 3-1 AND 3-2 AND THE DEFINITIONS
SECTION OF THE MCAS TUSTIN SPECIFIC PLAN RELATING TO
DENSITY CALCULATION, DEVELOPMENT UNIT DEFINITION, AND
TRANSFER OF UNITS
The Planning Commission of the City of Tustin does hereby resolve as follows:
I.
The Planning Commission finds and determines as follows:
A.
B.
1.
2.
That City staff has identified proposed amendments to the MCAS
Tustin Specific Plan as Zone Change (MCAS Tustin Specific Plan
Amendment) 05-001 to amend Sections 3.2; 3.2.2; 3.2.3, 3.9.2,
footnotes to Tables 3-1 and 3-2 and the Definitions section
(Chapter 6, Appendix D) of the MCAS Tustin Specific Plan as
identified in Exhibit A attached hereto.
The proposed amendments' are consistent with the Tustin General
Plan. The Land Use Element includes the City's goals and policies
for the long-term growth, development, and revitalization of Tustin,
including the MCAS Tustin Specific Plan area. The Tustin Land
Use Element identifies ten goals, which include the following:
3.
Achieve balanced development.
Ensure that compatible and complementary development
occurs.
Revitalize older commercial, industrial, and residential
development.
Improve city-wide urban design.
Promote economic expansion and diversification.
Coordinate development with provision of adequate public
facilities and services.
Ensure that the development character of East Tustin is
compatible with the surrounding man-made and natural
environment.
Strengthen the development character and mixture of uses
in the Old Town/First Street area.
Promote an integrated business park character for the
Pacific Center East area.
4.
5.
6.
7.
8.
9.
Resolution No. 3970
Page 2
10.
Implement a reuse plan for MCAS Tustin which maximizes
the appeal of the site as a mixed-use, master-planned
development.
These goals establish the framework for policies related to
allocation of land use in the City, and the implementation policies
reflect the direction and image the City seeks for the future.
Proposed Zone Change 05-001 supports the General Plan goals
and the policies established for the MCAS Tustin Specific Plan
area, including the following:
1. Goal 1. Provide for a well balanced land use pattern that
accommodates existing and future needs for housing,
commercial and industrial land, open space and community
facilities and services while maintaining a healthy, diversified
economy adequate to provide future City services.
a. Policy 1.10 - Ensure that the distribution and intensity of
land uses are consistent with the Land Use Plan and
classification system.
2. Goal 13. The project will implement policies under the goals and
policies for future development of MCAS Tustin Specific Plan
including:
a.
Policy 13.2 - Encourage a development pattern that
offers a connectedness between buildings and uses,
and has a strong sense of place through architectural
styles and creative landscape design.
Policy 13.5 - Promote high quality architecture,
landscaping, signage, open space design, circulation
patterns, and landscape patterns distinct from
surrounding areas.
b.
C.
That a public hearing was duly called, noticed, and held on said
application on April 25, 2005, and continued to May 9,2005, by the
Planning Commission.
II.
The Planning Commission hereby recommends that the City Council
approve Zone Change (MCAS Tustin Specific Plan Amendment) 05-001
to amend Sections 3.2; 3.2.2; 3.2.3; 3.9.2, footnotes to Tables 3-1 and 3-2
and the Definitions section (Chapter 6, Appendix D) of the MCAS Tustin
Specific Plan, as identified in Exhibit A, attached hereto.
Resolution No. 3970
Page 3
PASSED AND ADOPTED at å rêgulat meeting of the Tustin Planning
Commission held on the 9th day of May, 2005.
. a~¿/ ?~A-
ELIZABETH A. BINSACK
Planning Commission Secretary
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 Planning Commission of the City of
Tustin, California; that Resolution No. 3970 was duly passed and adopted at a
regular meeting of the Tustin Planning Commission, held on the 9th day May,
2005.
~?i:~L-
ELIZABETH A. BINSACK
Planning Commission Secretary
---------- \
EXHIBIT A OF RESOLUTION NO. 3970
Chapter 3. land Use and Development/Reuse Regulations
Specific Plan by defining appropriate locations for certain land uses and
permitted development intens ities. The Land Use Plan includes thirteen
(13) separate land use designations as described in Section 2.2.1. Each
parcel within the Specific Plan has been assigned a specific land use
designation. Each designation has been assigned a Planning Area (P A)
number, as shown on Figure 3-1. The Planning Area is the smallest
regulatory unit for the application of development regulations. The
development standards are customized for each Planning Area and
grouped according to the neighborhood in which they belong.
The Land Use Plan Statistical Analysis is organized in two ways. Table 3-
.1 is the Land Use Plan Statistical Analysis organized by land use
designation, and Table 3-2 is the Land Use Plan Statistical Analysis
organized by neighborhood. The neighborhoods of the Plan are shown
again for reference in Figure 3-2. Each statistical analysis contains the
approximate acreages, square footage allocations and dwelling units
permitted in each Planning Area shown on the Land Use Plan. Each
Planning Area is assigned an amount of land devoted to existing buildings
(where applicable), and includes an allocation of land available for new
uses based on the density/intensity standards established in the Specific
Plan. The maximum number of dwelling units and total square footage of
noIrresidential development provided for in the Specific Plan are
prescribed in the Statistical Analysis and further defined in the following
I regulations sections. Calculation of development potential is based on Bet
~acreage figures for each Planning Area, which excludes land
devoted to arterial roadways as identified in the Circulation Plan (Figure
2-5) aaà leGal reaEl-ways (paelie aaà private-) whieh aN eKpeeæà te eeeur
within eaeh PlaBning :\.Feß.
The shaded area on the Land Use Planning Areas map (Figure 3-1)
indicates where alternative conceptual roadway alignments for Tustin
Ranch Road and Warner Avenue could occur. The Land Use Plan
Statistical Analysis assumes the most easterly alignment for Tustin Ranch
Road and the most southerly alignment for Warner Avenue. If either final
alignment differs from these assumed conceptual locations, the provisions
of Section 3.2.5, below, shall apply. .
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-5
Chapter 3 . land Use and Development/Reuse Regulations
TABLE 3-1
LAND USE PLAN STATISTICAL ANALYSIS ORGAMZED BY LAND USE DESIGNATION
ACREAGE NON-RESIDENTIAL USES RESIDENTIAL USES
Total Floor Existing Floor Potential Floor DU'a Potential Existing Total
DesignationIPlanning Area Groll' Net 2 FAR.3 Area (Sq. FL) 4 Area (Sq. FL)!5 Area (Sq. FL) 8 Per Acre 7 DU'a8 DU'a9 DU'a'o
INSTITUTIONAVRECREATIONAL (CONTINUED)
Ril!ht-of-Wav
Arterial Roadways 23 158.4 158.4 0 0 0 0 0 0 0
Drainage (Flood Control. Stonn 28.5 28.5 0 0 0 0 0 0 0
Drains)
SUBTOTAL 423.5 403.6 N/A 2,028,174 1,359,155 669,019 o 0 ° o
TOTALS: 1,606.2 1,462.5 N/A 11,406,975 2,185,317 9,221,658 0 3,064 1,537 4,601
Notes:
I. Gross acreage for each Planning Area is an estimated allocation measured ftom the edge of the adjacent future arterial and secondary roadway, any public roadway shown on the Land Use Plan, and/or the
boundary of the Planning Area. The amount ofland devoted to roadways shown on the Plan is calculated under the Right-of-Way designation. Actual acreages will be refined during the site plan and
subdivision process.
2. Net acreage is an estimated allocation based on gross acreage reduced fur intemal circulation (local roads) within a Planning Area. Net acreage is estimated approximately fur each Planning Area, based on
permitted use, size of the Planning Area, and typical site planning considerations. Actual net acreages will be refined dming the site plan and subdivision process.
3. Floor Area Ratio (F AR) is the gross floor area of all buildings within a Planning Area divided by the net acreage of the Planning Area for purposes of this Statistical Analysis. The FAR column specifies
a floor area ratio derived ftom an assumed mix of uses within a Planning Area. The mix of commercial, industrial, office. or other uses that have been initially assigned to each Planning Area are shown on
Table 3-3. This floor area ratio has been used to calculate Total Floor Area (square footage) allocated to each Planning Area. The maximum floor area ratio at which a particular use can be developed is
specified in Chapter 3. Floor area ratio specifies development intensity fur non-residential uses, whereas DU's per acre specifÿ maximum density fur residential uses.
4. Total Floor Area is the total square footage of non -residential development derived by multiplying the floor area ratio by the net acreage.
5. Existing Floor Area is the square footage of existing buildings by Planning Area.
6. Potential Floor Area is the potential square footage of new development within each Planning Area, assuming the square footage devoted to existing structure remains.
I 7. DU's per Acre reflects the maximum density per MHcre at which dwelling units may be calculated. The density ranges fur each residential land use designation are specified in Section 2.2.1.
8. Potential DU's is the maximum number of new dwellings units, based on the density per MHcre for the Planning Area.
9. Existing DU's identifies the existing military tàmily housing units within each Planning Area. The bachelor housing (or barrac1cs quarters) is accounted fur in the Existing Floor Area column.
10. Total DU's is the maximwn nwnber of dwelling units allocated to each Planning Area. Even though actua1 gross and net acreages may be refined during the site plan and subdivision process, the maximwn
nwnber of dwelling units in each Planning Area shall not exceed the number designated on the Statistical Analysis, except as specified in Section 3.2.3.
II. The DU's per acre figure of7.0 reflects the maximum density of development should the existing housing be replaced by new housing.
12. A portionofPA 21 (ISO units) and all ofPA 22 (402 units) are located within the City of Irvine. The permitted density range in PA22 shal1ootexceed 12.5 dwelling units per acre at the high end.
13. P A 22 is within the Irvine jwisdictionallimits. It includes a 2O-acre allocation for a K-8 school. The precise acreage and location will be determined when the Navy's Record of Decision is issued. P A 22
also includes an 8-acre allocation for a Neighborllood Parle site. The precise acreage and location will be determined prior to property transfèr to the City of Irvine, however, the total allowable dwelling
units in PA 22 will remain the same.
14. PA 15-A includes a S-acre allocat ion for a neighborllood park site. The precise acreage and location will be determined prior to final subdivision map approval, however. the total allowable dwelling units
in PA 15-A will remain the same.
IS. PA 15-B includes a H).acre allocation fur an Elementæy School. The precise acreage and location will be determined when the Navy's Record of Decision is issued. If the actua1 acreage varies ftom 10
acres, then an acreage adjustment will be made to the Medium Density designation, however, the maximum units shown in the Statistical Analysis shal1oot be exceeded. PA 15-B also includes a 5-acre
allocation fur a neighborhood park site. The precise acreage and location will be determined prior to final subdivision map approval, however. the total allowable dwelling units in PA 15-B will remain the
same.
16. PA 8 includes a 4().acre allocation for a High School. The precise acreage and location will be determined when the Navy's Record of Decision is issued If the actua1 acreage varies ftom 40 acres, then the
acreage adjustment will be made to the Community Core designation, however, the total allowable square feet of non -residential development and maximwn dwelling units in P A 8 will remain the same.
17. PA I is composed ofnwnerous public conveyance uses as specified in Section 2.3 and 2.4 of the Specific Plan.
18. P A I-A includes a IO-acre allocation fur an Elementary School. The precise acreage and location will be determined when the Navy's Record of Decision is issued. If the actua1 acreage varies ftom 10
acres, then an acreage adjustment will be made to the Learning Village use, however, the total allowable square feet of non -residential development in P A I-A will remain the same.
City of Tustin
Page 3-8
MCAS Tustin Specific Plan/Reuse Plan
Chapter 3 . land Use and Development/Reuse Regulations
TABLE 3-2
LAND USE PLAN STATISTICAL ANAL YSIS ORGANIZED BY NEIGHBORHOOD
ACREAGE NON-RESIDENTIAL USES RESIDENI'IAL USES
Existing Potential
Total Floor Floor Area Floor Area DU', Potential Existing Total
DuignøtionIPlønning Area Gross 1 Net 2 FAR. 3 Area (Sq. FL)4 (Sq. FL) 5 (Sq. FL) ., Per Acre7 DU's" DU',' DU',10
NEIGHBORHOOD H
Planning Area 22 12 73.4 61.0 N/A N/A N/A 15 0 402 402
Medium Density (8-15 dulac)
Elementary School K-8 13
NeighbOluood Park 13
SUBTOTAL FOR NEIGHBORHOOD B 73.4 61.0 N/A NJA N/A N/A N/A 0 402 402
RIGHf-ûF-WAY
Roadways 22 158.4 158.4 N/A N/A N/A 0 0 0 0
Drainage (Flood Control, Stann 28.5 28.5 N/A N/A N/A 0 0 0 0
Drains)
SUBTOTAL RIGHT OF WAY 186.9 186.9 NJA NJA . N/A N/A 0 0 0 0
TOTALS: 1,606.2 1,462.5 NJA 11,406,975 2.185,317'8 9,221,658 NJA 3,064 1,537 4,601
Notes:
I. Gross acreage for each PllIIIIIÍDg Area is an estimated allocation measured ftom the edge of the adjacent future arterial and secondary roadway, any public roadway shown on the Land Use Plan, and/or the
boundary of the Planning Area. The BDlOlmt of land devoted to arterial roadways shown on the Plan is calculated under the Right-of-Way designation. Actual acreages will be refined during the site plan
and subdivision process.
2. Net acreage is an estimated allocation based on gross acreage reàJced for intema1 circulation (local roads) within a Planning Area. Net acreage is estimated approximately for each Planning Area, based on
permitted use, size of the Planning Area, and typical site planning considerations. Actual net acreages will be refued during the site plan and subdivision process.
3. Floor Area Ratio (F A-R) is the gross floor area of all buildings within a PllIIIIIÍDg Area divided by the net acreage of the Planning Area for purposes of this Statistical Analysis. The F .A.R cohnnn specifies
a floor area ratio derived ftom an assumed mix of uses within a Planning Area. The mix of commercial, industrial, office, or other uses that have been initially assigned to each Planning Area are shown on
Table 3 -3. This floor area ratio has been used to calculate Total Floor Area (square footage) allocated to each Planning Area. The maximwn floor area ratio at which a particular use can be developed is
specified in Chapter 3. Floor area ratio specifies development intensity for non-residential uses, whereas DUs per acre specifY maximwn density for residential uses.
4. Total Floor Area is the tota1 square footage of non-œsidential development derived by multiplying the floor area ratio by the net acreage.
5. Existing Floor Area is the square footage of existilg buildings by PllIIIIIÍDg Area.
6. Potential Floor Area is the potentia1 square footage of new development within each Planning Area, assuming the square footage devoted to existing structure remains.
I 7. DU's per Acre reflects the maximwn density per MWtcre at which dwelling units may be calcu1ated. The density ranges for each residential land use designation are specified in Section 2.2.1.
8. Potential DUs is the maximwn mnnber of new dwellings units, based on the density perMWtcre for the Planning Area.
9. Exist ing DUs identifies the existing military family housing units within each Planning Area. The bachelor housing (or barracks quarters) is accounted for in the Existing Floor Area column.
10. Total DU's is the maximwn nwnber of dwelling units allocated to each P lanning Area. Even though actua1 gross and net acreages may be refined during the site plan and subdivision process, the maximum
nwnber of dwelling units in each Plarming Area shall not exceed the number designated on the Statistical Analysis, except as sp ecified in Section 3.2.3.
II. The DU's per acre figure of 7.0 reflects the maximwn density of development should the existing housing be replaced by new housing.
12. A portionofPA 21 (150 units) and all ofPA 22 (402 units) are located within the City of Irvine. The permitted density range in PA22 shall not exceed 12.5 dwelling units at the high end.
13. PA 22 includes a 2O-øcre allocation for a K-8 school. The precise acreage and location will be determined when the Navy's Record of Decision is issued. PA 22 also includes an 8-acre allocation for a
neighborhood park site. The precise acreage and location will be determined prior to property transfer to the City of Irvine, however, the total allowable dwelling units in P A 22 will remain the same.
14. PAIS -A includes a 5-acre allocation for a neighborhood park site. The precise acreage and location will be determined prior to final subdivision map approval, however. the total allowable dwelling units
. in PA 15-A will remain the same.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-15
. Chapter 3 . land Use and Development/Reuse Regulations
3.2.1
Land Use Boundaries
Land use designation boundaries are generally as depicted on the Land
Use Plan, Figure 2-1. The Planning Area boundaries are equivalent to the
land use designation boundaries, and are shown in Figure 3-1.
Adjustments in boundaries resulting from final road alignments or more
precise surveys, or technical refinements will not require a Specific Plan
Amendment. While precise boundaries and acreages will be determined
when more definitive plans are submitted, the maximum development
limits as shown in the Land Use Statistical Analysis (Table 3-1) shall
apply, subject to transfer conditions between neighborhoods provided
below in Sections 3.2.3 and 3.2.4.
3.2.2
Maximum Dwelling Units
The maximum number of dwelling units in each Planning Area may not
exceed the numbers as specified on the Land Use Statistical Analysis.
The calculation of residential density, as stated in dwelling units per acre,
shall be based on Ð:et-~acres for each project. Wet-Gross acres is
derIDed as ~ acres less the arterial roadways as identified on the
Circulation Plan (Figure 2-5) aad løeal roaàv¡ays (both paelie anà ~ri-Yate)
internal to tàe PlææiBg f.æea.
3.2.3
Transfer of Dwelling Unit Allocations
If a Planning Area is developed with less than the maximum number of
units allowed, then the "unused" residential development potential may be
transferred to another Planning Area which supports residential uses. In no
case shall transfers of units result in:
A.
The maximum number of dwelling units in a Planning Area
exceeding prescribed Planning Area maximums by more than 10
percent without a Specific Plan Amendment, as shown on the Land
Use Statistical Analysis (Table 3-1), unless the followine: criteria are
met, subject to a written finding by the Director of Community
Development:
1. Such transfers shall not increase the total units allowable in the
overall Specific Plan;
2. Transfers shall be consistent with the uses and development
standards of the receivine: Planning Area:
B.
Significant alteration of the basic character of development in the
gaining or losing Planning Area.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-17
Chapter 3. land Use and Development/Reuse Regulations
.
5.
Tenure - Development in Planning Area 15 of apartments is a
discretionary action requiring approval of a conditional use
permit. No more than 25 percent of the total number of units
permitted within the Tustin portion of the Specific Plan area
may be approved for apartments.
Prior to approval of any subdivision map or site plan in
Planning Area 15, a precise boundary plan for the golf course
shall be submitted by the developer to the City of Tustin for
review and approval. This plan shall precisely define the edges
of the course and show &ontages and visibility &om Edinger
A venue, Tustin Ranch Road, and North Loop Road. In
addition, the plan shall identify a program for public use of the
golf course, and conceptually identify/locate proposed
buildings and facilities such as clubhouse, driving range, golf
school, snack bar, and maintenance yards.
Prior to issuance of building permits for. golf course facilities,
the ultimate owner or operator of the golf course shall enter
into a recordable agreement with the City of Tustin that will
specify that the course:. .
a) Will remain open to the public;
b) Will make available a certain percentage of high demand
tee times for public walk -on use; and
c) Will establish a formula to guarantee the affordability of
a round of golf to Tustin residents.
Condominiums, multiple family developments, and patio
homes may contain numerous lots, but shall be designated as a
èe~..elepmeRt Development QØ:ÏþUnit on a tentative map. The
minimum size for a development unit shall be -W-2acres.
Development Units which contain multiple products shall be
comprehensively site planned.
Hotel and commercial uses, not including the golf course, shall
be located only in the vicinity of Edinger Avenue and
Jamboree Road.
Refer to Section 3.11.24 for dedication requirements for the
Santa Ana - Santa Fe Channel.
If the final alignment for Tustin Ranch Road and Warner
A venue differs &om the assumed alignments as described in
Section 3.2, adjustments in acreage and development potential
for Planning Area 15 and Planning Area 8 (Community Core)
shall be calculated in accordance with the provisions of Section
3.2.5. While the respective Planning Area boundaries may shift
slightly, Tustin Ranch Road and Warner Avenue will remain
the common boundary between Planning Area 15 and Planning
Area 8.
6.
7.
8.
9.
10.
11.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 3-135
Appendices
D.
DEFINITIONS
Words, phrases and terms not specifically defined herein shall be as
defined in the Tustin City Code.
Acres. Gross. An estimated allocation of land area within a Planning Area,
measured from the edge of the adjacent arterial roadways and/or the
. boundary of the Planning Area (as shown on the Land Use Planning Areas
map).
Acres. Net. An estimated allocation of land area within a Planning Area,
based on gross acreage reduced for internal circulation (local roads) within
a Planning Area.
Baseline Mix of Uses. An assumed mix of mn-residential uses for each
neighborhood, which establish a baseline capacity of average daily trips
for each neighborhood.
Building Setbacks. Building setback distances are measured from future
rights-of-way. NoIrconforming buìIding setbacks will be permitted to
remain to accommodate existing buildings not in future rights-of-way.
Children's Intermediate Care Shelter. A 60-bed emergency shelter for
abused, neglected children.
Concept Plan. A type of plan required concurrent with submission of a
new development proposal, reuse project, or subdivision used to document
and insure that the necessary linkages are provided between the
development project and the Planning Area/Neighborhood in which it is
located, the integrity of the Specific Plan and purpose and intent of each
Neighborhood is maintained, . and applicable considerations of City
requirements are identified and satisfied.
Development Unit. Consists of all building sites, their private open space,
common recreation and open space areas, and public and/or private streets
serving the project. A development unit may contain multiple products. at
an average density not to exceed maximum densities for each applicable
land use designation (Le. low density. medium density. and medium high
density).
Dwelling Units. Existing. The existing military family housing units
within the MCAS Tustin boundary.
I Dwelling Units per Acre. The maximum density per grossaet acre at which
dwelling units may be calculated. This overall density may not be
exceeded even by a fraction.
City of Tustin
Page 6-36
MCAS Tustin Specific Plan/Reuse Plan
A~endices
Dwelling Units. Potential. The maximum number of new dwelling units,
I based on the density pet -gross acre for the Planning Area.
Dwelling Units. Total. The maximum number of existing and potential
dwelling units allocated to each Planning Area (where applicable).
Floor Area Ratio (F.A.R). The gross floor area of all buildings within a
Planning Area divided by the net acreage of the Planning Area.
Existing Floor Area. The square footage of existing buildings within the
MCAS Tustin boundary.
Floor Area. Potential. The potential square footage of new development
within each Planning Area, assuming the square footage devoted to
existing structure remains.
Floor Area. Total. The total square footage of noIrresidential development
derived by multiplying the floor area ratio by the net acreage.
Household Income Level. Low. Fifty to eighty percent of the County
median income level.
Household Income Level. Moderate. Eighty to one-hundred twenty
percent of the County median income level.
Household Income Level. Very Low. Zero to fifty percent of the County
median income level.
Interim Use. The purpose for which a parcel of land or a structure is or
may be intended, designed, arranged, constructed, erected, occupied,
leased, maintained, altered, moved and/or enlarged for a limited period of
time in excess of six months and not to exceed 5 years from the date of the
interim lease, in lieu of a permanent use in accordance with this Specific
Plan. '
Landscape Setbacks. Landscape setback distances are measured ftom the
back of the curb and are a combination of parkway, sidewalk, and planting
areas. Non-conforming landscape setbacks will be permitted to remain to
accommodate existing walls not in future right-ofway.
Law Enforcement Training Facility. An educational facility including
classroom training, office space, obstacle course, gym, locker and shower
facilities, canine training, indoor pistol range, laser village and weapons
storage to be located within the proposed Urban Regional Park site.
MCAS Tustin Specific Plan/Reuse Plan
City of Tustin
Page 6-37