HomeMy WebLinkAbout18 ORD 1311 ZONE CHANGE MCAS TUSTIN 05-002 04-17-06MEETING DATE:
TO:
FROM:
SUBJECT:
AGENDA REPORT
APRIL 17, 2006
WILLIAM HUSTON, CITY MANAGER
OFFICE OF THE CITY CLERK
Agenda Item 1$_
Reviewed:
City Manager Loh
Finance Director N/A
ORDINANCE NO. 1311 SECOND READING - MCAS TUSTIN
SPECIFIC PLAN AMENDMENT (ZONE CHANGE) 05-002
SUMMARY:
Zone Change 05-002 is an amendment to the MCAS Tustin Specific Plan to adjust
Planning Area boundaries and redistribute and/or eliminate planned land uses within the
Specific Plan area. Zone Change 05-002 would not increase the overall development
potential or residential capacity currently allowed by the MCAS Tustin SpeCific Plan. On
March 27, 2006, the Planning Commission recommended that the City Council approve
an Addendum to the FEIS/EIR for Disposal and Reuse of MCAS Tustin and that the City
Council approve MCAS Tustin Specific Plan Amendment (Zone Change) 05-002.
RECOMMENDATION:
Have second reading by title only and adoption of Ordinance No. 1311 (roll call vote).
FISCAL IMPACT:
None.
BACKGROUND:
On April 3, 2006, the City Council had first reading by title only and introduction of the
following Ordinance:
ORDINANCE NO. 1311 - AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF TUSTIN, ADOPTING MCAS TUSTIN SPECIFIC PLAN AMENDMENT
(ZONE CHANGE) 05-002 TO AMEND VARIOUS SECTIONS OF THE MCAS
TUSTIN SPECIFIC PLAN.
�'L uiYwc K&' OQ-✓
Maria R. Huizar,
Chief Deputy City Clerk
ATTACHMENT: Ordinance
ORDINANCE NO. 1311
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, ADOPTING MCAS TUSTIN SPECIFIC PLAN
AMENDMENT (ZONE CHANGE) 05-002 TO AMEND VARIOUS
SECTIONS OF THE MCAS TUSTIN SPECIFIC PLAN.
The City Council of the City of Tustin does hereby ordain as follows:
Section 1. FINDINGS
The City Council finds and determines as follows:
A. That the City of Tustin ("City") and Tustin Legacy Community
Partners (TLCP), LLC (a venture of Centex Homes, Shea Homes
and Shea Properties) propose Amendments to the MCAS Tustin
Specific Plan (collectively "Zone Change 05-002"), as identified in
Exhibit 1 attached hereto. Zone Change 05-002 does not
"substantially amend" the Specific Plan. Instead, Zone Change 05-
002 generally adjusts Planning Area boundaries and redistributes
and/or eliminates planned land uses within the Specific Plan area.
Zone Change 05-002 would not increase the overall development
potential or residential capacity currently allowed by the MCAS
Tustin Speck Plan.
B. That public workshops on Zone Change 05-02 were duly called,
noticed, and held on January 9 and March 13, 2006 by the
Planning Commission.
C. That a public hearing was duly called, noticed, and held on said
application on March 27, 2006, by the Planning Commission.
Following the public hearing, the Planning Commission
recommended approval of MCAS Tustin Specific Plan Amendment
(Zone Change) 05-002.
D. That a public hearing was duly called, noticed, and held on said
application on April 3, 2006, by the City Council.
E. Zone Change 05-002 is consistent with the Tustin General Plan.
The Land Use Element includes the following City goals and
policies for the long-term growth, development, and revitalization of
Tustin, including the MCAS Tustin Specific Plan area.
1. Achieve balanced development.
2. Ensure that compatible and complementary development occurs.
Ordinance No. 1311
Page 2
3. Revitalize older commercial, industrial, and residential
development.
4. Improve city-wide urban design.
5. Promote economic expansion and diversification.
6. Coordinate development with provision of adequate public facilities
and services.
7. 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. Zone Change 05-002 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.
b. Policy 13.5 — Promote high quality architecture, landscaping,
signage, open space design, circulation patterns, and landscape
patterns distinct from surrounding areas
Section 2. The City Council hereby adopts MCAS Tustin Specific Plan Amendment (Zone
Change) 05-002 ("Zone Change") to amend various sections of the MCAS Tustin Specific
Plan, as identified in Exhibit 1, attached hereto.
Section 3. SEVERABILITY
All of the provisions of this ordinance shall be construed together to accomplish the
purpose of the regulations. If any provision of this part is held by a court to be invalid or
Ordinance No. 1311
Page 3
unconstitutional, such invalidity or unconstitutionality shall apply only to the particular
facts, or if a provision is declared to be invalid or unconstitutional as applied to all facts,
all of the remaining provisions of this ordinance shall continue to be fully effective.
PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting
on the day of 2006.
DOUG DAVERT
Mayor
PAMELA STOKER
City Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1311
PAMELA STOKER, City Clerk and ex -officio Clerk of the City Council of the City of
Tustin, California, does hereby certify that the whole number of the members of the City
Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1311 was
duly and regularly introduced at a regular meeting of the Tustin City Council, held on the
3rd day of April, 2006, and was given its second reading, passed, and adopted at a
regular meeting of the City Council held on the day of , 2006 by the
following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
PAMELA STOKER
City Clerk
Tustin Legacy
Specific Plan/Reuse Plan
for the
Marine Corps Air Station (MCAS)
Tustin
Prepared for.-
City
or:
city of Tustin
The Local Redevelopment me Authority
300 Centennial Way
Tustin, CA 92680
Prepared by. -
The
.
The Planning center
ander subcontract to INT
with contributions by the City of Tustin
Reuse a Plan Adopted: October 1396, Amended September 1998
Specific Plan Adopted: City Council Ordinance No. 7251
Date: February 3., 2003
SPECIFIC PLAN AMENDMENT 05402
MARCH 2006
NOTE TO REVIEWERS
This Specific Plan Amendment document includes all chapters of the
original document. Chapters which have been amended include the
following:
Chapter 2 Plan Description
Chapter 3 Land Use and Development Regulations
Chapter 4 Specific Pian Administration
Chapter 6 Appendices
Other chapters have been provided for reference only.
Amended Figures are identified with a "Revised" stamp under the
exhibit number. Amended text is in redline format, with additions
noted as underlined and deletions bys t r ka th m, Lohtext.
Chapter 1
1. Introduction
1.1 PURPOSE
The Marine Corps Air Station TKAs, Tustin was realigned and closed
on July 2, 1999, in accordance with tI
:he ase Realignment and Closure
Act. MCAS S Tustin was originally recommended for realignment and
closure by the Defense Base Realignment and Closure 1RAQ
Commission in its June 1991 report to President Bush. The President
accepted the BRAC recommendations in July 1991 and Congress
confirmed the closure in October 1991. In 1993, the BRAC Commission
reconsidered its earlier recommendations to close MCAS Tustin. The
Commission reconfirmed the decision to close the base but modified its
realignment locations for receiving facilities and mandated closure no later
than July 1999. In 1995, the BRAC Cohn again modified its
previous determinations concerning the proposed locations for
realignment ofM rine Corps assets.
When the original decision was made in 1991 to close MCAS Tustin, the
local community did not oppose the base's closure. Instead, the
community proceeded immediately with planning for reuse. The specific
objectives of the reuse planning effort were as follows:
■ To foster public understanding and involvement in reuse decisions;
M To provide consistent direction in reuse efforts;
■ To be accountable to the local community;
■ To focus on making decisions and taking action in a timely manner;
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 1-1
Chapter 1 • Introduction
To motivate federal, state, and local agencies, and homeless
providers to meet common objectives;
■ To complete the reuse plan in a cost effective manner; and
■ To reduce future local entitlements needed by the development
community.
The Department of Defense recognized the City of Tustin as the' Lead
Agency or Local Redevelopment Authority (LRA) for preparation of the
required reuse planning documents in late 1991. The City of Tustin
determined that the most appropriate tool to guide the conversion ofthe
base from military to civilian use and to facilitate entitlemets and
permitting was the preparation of a combined Specific Plan/Reuse Plan.
The MCAS Tustin Specific Plan/Reuse Plan is the culmination of this
planning effort.
The MCAS Tustin Specific Plan/Reuse flan (the Plan) includes detailed
planning, policies, regulations, implementation strategies and procedures
necessary to guide the reuse and development of the site into the next
century. Since implementation of the Plan will be a long-term process and
there are unique circumstances associated with converting military bases
to civilian uses, the Plan is intended to be practical in economic terms and
visionary in teams of its ability to create and respond to future market
opportunities. This means that it must provide sufficient guidance to
provide investors with a high confidence level that their investments will
be protected. At the same time, it must offer sufficient flexibility to
respond to changing market conditions. A careful balance between
certainty and flexibility underlies the provisions of this Plan.
The MCAS Tustin Specific Plan Reuse Plan is intended to serve as moth .a
policy -oriented and regulatory document. The Plan has been submitted to
the Department of Defense as a policy guide outlining the intended reuse
for the site. Subsequently, the Specific Plan will be adopted by the Tustin
City Council as the zoning for the property.
Specific Plan is one device for implementing goals and policies of the
Tustin General Plan. A Specific Plan also contains the development and
reuse regulations that constitute the zoning for the property. As a federal
installation, MCAS Tustin was not subject to local zoning and planning
requirements. Upon conversion to civilian use, the property will be under
the jurisdictional authority of either the City of Tustin or the City of Irvine,
and will be subject to local codes and ordinances. The City ofIrvine has
assigned responsibility for preparation of the Plan (and accompanying
joint Environmental Impact Statement Environmental impact Report) to
Tustin for that portion of the Plan area within Irvine. However, the City of
City of Tustin MCAS Tustin Specific l rVR u Plan
Page 1-2
Chapter 7 • Introduction
Irvine will have to adopt any General Plan and zoning changes necessary
to implement the provisions of the Plan within the City of Irvine.
1.2 LOCATION AND SETTING
MCAS Tustin is located in Southern California near the center of orange
County, and is approximately 40 miles southeast of downtown Los
Angeles (Figure 1-1). The MCAS Tustin Specific Plan use Plan project
area encompasses approximately 1,606 gross acres. The majority of the
Flan area, 1,511 acres, lies in the southern portion of the City of Tustin.
Approximately 95 acres, consisting of existing military family housing
and vacant land, lies within the City of Irvine. The City of Santa Ana
borders the site to the southwest.
The Flan project area is located in an area bounded by four freeways: the
Costa Mesa a (, Santa Ana (1-5), Laguna (SIS- I , and San Diego I-
405) freeways, The major roadways which bonier the site include Iced Hill
Avenue on the west, Edinger Avenue and Irvine Center Drive on the north,
Harvard Avenue on the cast, and Barranca Parkway on the south.
Jamboree Road transects the site and provides access to the Eastern
Transportation Corridor. John Wayne Airport is located approximately
three miles to the south, and a Metrolink Commuter Dail station providing
daily passenger service to employment centers in orange, Los Angeles,
Riverside, and San Diego counties is located immediately to the north of
the project area. This local setting is 'Illustrated in Figure 1-2.
Virtually an island in a highly urbanized location, the project area is
generally bounded by single-family residential uses and business park uses
to the north, light industrial and research and development uses to the
west, light industrial and commercial uses to the south, and residential
uses to the east of H rear l in the City of Irvine. In fact, the site is one of
the largest remaining tracts ofdevelopable land in central Orange County.
Its locational advantages in terns of proximity to transportation facilities,
community services, and regional commercial and cultural facilities makes
it a prime location for urban development.
The Flan project area encompasses property previously within the
boundaries of the former MCAS AS Tustin and one privately owned .1 -acre
site located at the northeasterly corner of the project area.
MCAS Tustin specific PlanlRa se Plan City of Tustin
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Chapter 1.• introduction
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Chapter 1 • Introduction
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MCA S Tastin Specific P and erose Plan City of Tett
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Chapter 7 • Introduction
MCAS Tustin was commissioned in 1942 as a U.S. Laval Fighter Than
Air Base. The base was used to support observation blimps and personnel
which protected the Southern California coast during world War 1I. The
base was decommissioned by the Davy in 1949 and reactivated by the
Marine Corps in 1951. The Station was the main west coast helicopter
base for training and operations of Marine Corps medium and heavy lift
capable helicopters.
Military land uses on the base included airfield operations, agricultural
uses, aircraft maintenance, supply/storage facilities, housing and
community support facilities, administration, and other operations training
facilities (Figure 1-. The largest land use, a total of 530 acres, was
agriculture with farming areas located on the north, east, and south edges
of the airfield operations area. These farming areas were leased by the
military to private farming operations.
The base contained approximately 250 structures and facilities, most of
which were built from the 190s through the early 190s. The structures
covered approximately 3 percent of the base, and totaled approximately
,1 83,956 square feet. The military's structures were of predominately
wood frame or concrete block construction. The Marine Corps maintained
a comprehensive program of repair and upkeep, and most of the buildings
ere kept in fair to good condition. Military facilities and lana uses at the
base are described in greater detail in the "Final EIS/EIR for the Disposal
and reuse of MCAS Tustin" (certified on January 16, 2001).
The Project area also contained 1,537 attached family housing units and
966 barracks units which supported military housing needs for both
MCAS Tustin and MCAS El Toro. Most of the family housing (1,263
units) were located on the eastern edge of the base between peters Canyon
Channel and Harvard Avenue. The remaining cluster ofmilitary housing
units were located in the northwest portion of the site adjacent to Edinger
Avenue. Community support facilities included child care centers,
recreational facilities, a chapel, and clubs.
general lack of information for many of the military's non-residential
buildings on the base made it difficult to determine their absolute
suitability for reuse or the estimated costs for bringing the buildings into
Compliance with applicable cedes and regulations. However, there has
been an initial assessment of the possible redevelopment feasibility of
larger buildings on the site. These buildings were rated as "good", r1fair".
or "poor" for either interim use or permanent market et oriented reuses.
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page -
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Ci Tustin MCAS Tustin Specific PlanA ease Plan
Page -8
Chapter I * Introduction
Continuing studies will be necessary to define the timing of building
availability, the necessary tenant improvements to make the buildings
suitable for civilian occupancy, other costs associated with reuse i.e.,
costs for ongoing building maintenance and repair), achievable rents for
interim or permanent uses, and other aspects of building reuse. Appendix
C provides an inventory of the City's initial assessment of larger buildings.
The Plan has made only limited assumptions concerning building
demolition (see Footnote 19 of Table -2.
1.3 MARKET DEMAND ANALYSIS
Market Demand Analysis was prepared as a background document to
guide further definition of the Plan for the muse of the base. The document
is a classic" approach to determining future market demand for different
types of real estate products. It also recognized the rapidly evolving
Southern California and Orange County marketplace where substantial
numbers of industries and business types were in rapid transition as
result of the recessionary influences of the time. The following is a brief
summary of the conclusions of this report.
1.3.1 Sociodemographic Changes
Population growth in the County of Orange was projected to proceed
during the remainder of the 1990s and into the next decade. Adjusted
figures for overall Orange County growth suggested an increase ofsome
240,000 new residents by the year 2000. The five cities which surround
MCAS Tustin, composed of Tustin, Santa Ana, orange, Irvine and Costa
Mesa, are expected to experience approximately 25,000 new residents
during the same time frame. ERA, the market demand consultant,
projected that it was more likely that roughly double that number, or
50,000 new residents, would live in the five -city area by the year 2000.
Growth rates for population in the period 2000 to 2010 were defined at
much higher rates, with an estimated 457,000 for orange County and
nearly 97,000 for the five -city area. Rates of housing growth were
anticipated at approximately 24,000 additional units by the year 2000 in
the five -city area, with roughly 12,000 units in the period 2000 to 2010.
Basically, the projections for housing strongly suggest the further growth
in the number of persons per household for this portion of central and
central east Orange County. That conclusion was based upon a basic
extension of sociodemographic. trends that occurred during the 1980s,
which were largely led by the City of Santa Ana and its immediately
surrounding neighborhoods.
Within the entire county, some 15 1,000 additional employees were
expected during the current decade, of which roughly 38,000 were
MCAS Tustin Specific Plan Re se Plan City of Tustin
Page 1-
Chapter 7 • Introduction
expected to find jobs in the five cities. In the period 2000 to 2010, it was
estimated that roughly 250,000 additional employees would arrive in
Orange County, with roughly 87,000 finding locations in the five -city
area. These sociodernographics and employment forecasts strongly
suggest the type of markets for veal estate product demand that would arise
in and around the Acis Tustin site,
1. .2 Residential Demand
Several residential product types are likely to be ttrative, including
single-family detached and attached units, attached tohornes
condominiums, and rental apartments. Depending upon the allocation of
land and the phasing of buildout, the site should be able to absorb roughly
100 to 125 units per product type per year. This equates to Soo to 375 total
units per year once development has commenced and occupancies are
available.
There are opportunities for reuse of the existing military family housing at
MCAS Tustin, depending upon their condition and other issues.
1.3. Commercial office Demand
Roughly 2 percent of total Orange Counter demand for new commercial
office space was to be absorbed by the site. This converts to an absorption
rate of roughly 100,000 to 150,000 square feet of office space annually
after 1997. This presumes a phased construction program over a number
of years, at least a decade, with top -end density approaching ranges of
million to 5 million square feet. This will extend total buildout well
beyond the year 2010.
1.3.4 Industrial/R&D Space Demand
The changing manufacturing base in the county is expected to continue its
evolution. orange County industrial space is in the process of reutiliation
for a number offlexible uses not previously planned. It was projected that
more research and development space demand would occur over time and
that such demand will recycle existing industrial space as well as demand
construction of new space. A relatively modest industrial R&
development demand is projected for the subject site in the range of
,000 to 125,000 square feet annually. overall competitive factors,
including the closure and release for civilian use of portions of MCAS El
Toro, may drive down these initial forecasts. There were at least 200,000
square feet of potentially reusable structures at MCAS S Tustin which might
be recycled for interim or long-term industrial and R&D use, as compared
to the nearly 2 million square feet of all floor space which exists at the
base,
City Tustin MCAS Tustin Specific PlanlReuse Plan
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Chapter 7 • Introduction
13.5 RetailNisitor Accommodations Demand
Orange County and central central coast Orange County retai l
development is experiencing considerable pressure. The dilution of retail
floor space types, which has been narked by the arrival ofnew high-
volume large-scale warehouse type operations, has also dramatically
reconstituted the market. The principal source of demand for retail uses at
the MCAS Tustin site will likely be based upon immediate area local
residential growth.
Visitor accommodations were also confronted at mid -decade by a very
slow economy which was burdened by continuing business and
recreational travel cost cuts by all sectors of the travel industry market
populations. A working range for hotel accommodations at the site for the
period 1997 to the year 2000 was estimated to be Zoo to 400 hotel rooms,
linked carefully to the development of a very strong business, education,
or medical service facility which would draw substantial numbers of
clientele who would require immediate adjacency for their overnight
accommodations. A golf course use, coupled with flood protection
detention capabilities, may also be an appropriate public purpose benefit.
1.3.6 Market Areas
There are multiple market areas available for the outreach marketing o
MCAS Tustin. The immediate district of five cities forms a first focus for
community -serving uses. The entire orange County scale represents
second regional locational perspective which is largely positive. The State
of California is a marketing target frame of reference for very large
institutions and major corporations. The southwestern region ofthe United
Mates, including its growing function as a primary region on the Pacific
Rim, represents the fourth scale for marketing outreach. This latter large
region also represents the context within which the base might be
marketed for new offshore tenants, developers and investors.
There are a series of"emerging" and unique market et niches which may be
available to the reuse demand for the base. Many revolve around the
extraordinary and very rapid explosion of data management, data
interpretation, and decision making based upon the evolution of
technology to manage the extraordinary arrays of information which are
evolving.
The economic consultant for the project perceived the oncoming
development of an "Orange County Triangle." This involved
concentration of business locations and educational activities within a
triangle roughly bounded by the John Wayne Airport, MCAS Tustin, and
MCAS El Toro locations. All of these locations taken together described
an area of between 6 and 8 miles in size and would appear to be the
WAS Tustin Specific PlanlReuse Plan City of Tustin
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Chapter 1 • Introduction
dominant direction for an evolving series oflocations and higher densities
of economic activity for the next 15 to 20 years.
1.4 THE REUSE PLANNING PROCESS
1.4.1 Background
The reuse planning process was initiated by the City of Tu tin
immediately after the closure of INCAS Tustin was announced in 1991.
The base reuse planning process involved brow -based participation by
affected public and private interests. The City of Tustin formed the City of
Tustin Base Closure Task Force to guide the preparation of the Specific
Plan/Reuse Plan. The nineteen member advisory group was comprised o
representatives from the cities ofIrvine, Santa ars, and Tustin; the County
f Orange; the City of Tustin Chamber of Commerce; local Homeowner's
Associations; the Marine Corps; and the community -at -large. The broad-
based representation ensured that issues and concerns of the local
community and neighboring areas were addressed during the reuse
planning process. The participation of Task Force members was
instrumental in building a community -wide consensus for the Plan.
The reuse planning process involved many of the same steps taken in more
traditional large-scale development plans. The process included
establishing a vision for the site that would guide development of the Plan
and its future implementation. An Environmental Setting Report was
prepared that provided an inventory of the existing physical and
environmental characteristics of the base and surrounding setting. An
extensive issues identification process and opportunities and constraints
analysis was conducted to begin formulating development strategies and
land use alternatives.
The local planning process was conducted simultaneously with the federal
base closure and disposal process. A key component of the base closure
and disposal process was the "screening" of federal, state, and local
agency interests and homeless representatives for their interest in the use
of buildings or property on the base. Sections 2.3 and 2.4 of the MCAS
Tustin Specific Plan/Reuse Plan discusses this screening process.
recommended disposal strategy is included which identifies:
■ parcels recommended for transfer to other federal agencies and the
intended uses of the parcels;
Parcels recommended for state and local public benefit purposes and
the intended uses of the parcels;
■ The plan's proposed Homeless Assistance Program; and
City of Tustin ACAS Tustin Specific PlanlReuse Plan
Page 9- 1
Chapter 7 • Introduction
Acquisition of the remaining MCAS property under the Economic
Development Conveyance authority.
1A2 Opportunities and Constraints
The opportunities and constraints analysis provided the foundation for
additional detailed planning efforts including the preparation of land use
and circulation alternatives for the site. The following is a summary f
major opportunities and constraints identified early in the planning
process.
A. Project -wide Opportunities and Constraints
1. Approximately 1,600 contiguous acres in a prime location in
Orange County.
. Good freeway/arterial access and commuter rail access to site.
. opportunity to retain open space as visual and recreational
amenities.
. Constraint on aviation use of land due to impacted airspace
i.e., proximity to John Wayne Airport).
. Community desire for reuse and development of the site as
cohesive and distinct area of unique character.
6. Potential for reuse of the site with development that will
advance regional goals for jobs/housing balance, and address
regional and local needs for parkland and recreational facilities.
. Need for development that will provide affordability
"opportunities" for housing in Tustin and in the region.
. Existing fire protection services may need to be augmented to
adequately service future development in the ruse area.
. Existing police protection services may need to be augmented
to adequately service development in the reuse area.
10. Existing schools may not have adequate capacity to serve
development in the reuse area.
11. Development in the reuse area may create demand for
additional library services.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
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Chapter 1 • Introduction
12. Need for regional parkland in this area ofthe county, especially
to serve Tustin and Santa Ana.
B. Physical Elements
1. Opportunity for interim use and reuse ofbuildings and
facilities, including military housing.
2. Basic utilities and infrastructure on the base Le. sewer, water
and electrical utilities) are close to 50 years old and were
incrementally installed. [urban sizing and capacity needs
represent a major issue for future redevelopment. Water and
sewer lines will require substantial upgrading; and most non-
residential electrical lines will likely need to be replaced.
. Constraints on reuse of blimp hangars due to high renovation
and maintenance costs, potential toxic hazards, and historic
designation. The blimp hangars are on the National Register
and are subject to Section 106 ofNational Historic
Preservation Act - required consultation with Advisory Council
n Historic Preservation.
. weed for compatible development to adjacent surrounding
residential areas.
. Existing drainage system needs improvements to accommodate
flows from 2 -year and I -year storms.
. Increased runoff from new development may adversely impact
existing County drainage facilities.
7. Regional landfills have capacity for future development.
C. Environmental Elements
1. The existing and planned transportation infrastructure in the
vicinity is heavily burdened, which results in the need to create
additional capacity, enhance accessibility to and from the site,
and provide for road extension opportunities through the site t
improve regional mobility.
. Bicycle and recreation trail extension opportunities through the
site.
Potential for access to the commuter rail station In proximity t
the site.
City of Tustin TAS Tustin Specific PlanlReuse Plan
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Chapter I o Introduction
4. Opportunity to locate reclaimed water detention basins as
holding ponds.
. Potential for extensive use of reclaimed water.
. Good availability and accessibility to water resources.
7. The northeast portion of site is impacted by f 00 -year flood
Plain of Peters Canyon Channel.
. Portions of the site are contaminated with hazardous materials
and must be cleaned up by the Marine Corps and the
Department of the Navy.
. Schedule for final cleanup activities would influence phasing
of reuse development,
10. Portions of the site will likely be available for disposal or
leasing prior to final closure.
l 1. Areas along Peters Canyon, Santa Ana Santa Fe, and San
Joaquin Channels will be evaluated under State and Federal
wetlands criteria.
12. Southwestern Pond Turtle, Category 2 Candidate for Federal
listing as Threatened or Endangered has been sighted in San
Joaquin Channel.
13. Approximately 360 acres are designated as Prime Farmland by
the U.S. Soil Conservation Service.
1. No significant archaeological issues; previously discovered
archaeological site was destroyed in 1971.
15. Potential for increased availability of bike and hiking trails, and
greater continuity in existing trails.
16. Soils are susceptible to change in volume upon wetting or
drying, and to subsidence and settlement; fair/poor slope
stability for slopes greater than 10 feet in height.
17. Special soil erosion control may be necessary.
18. Site is not within an Alquist-Priolo Special Study Zone.
19. Moderate to high liquefaction potential related to soils on site.
WAS A S Tustin Specific Plant arse Plan Cir of Tustin
Page 1-15
Chapter 7 • Introduction
D. Sensory Elements
1. opportunity to design vistas In and through the site t
significant on and off-site features.
. Special planning criteria may be needed around blimp hangars
if they are retained.
Deed for landscaping or other treatment along reuse area's
boundaries to create distinguishable borders for the area and
improved compatibility with surrounding jurisdictions.
. potential to underground electrical transmission lines along
arranca,, warner, and Harvard to eliminate visual intrusion
effects.
. Opportunity to configure portions of drainage into landscaping,
buffering, etc. increasing aesthetic quality, safety, and
potentially enhancing wetland areas on site.
. Opportunity to retain open spaces as visual and recreational
amenities.
. Site will be impacted by noise from surrounding roads,
adjacent rail line, and possibly aircraft operations at John
Wayne Airport.
. Reuse of site could create noise impacts on existing
surrounding uses.
. Closure of the base will eliminate military aircraft noise.
1. 4.3 Lard Use Alternatives
Numerous land use and circulation alternatives were developed and
examined prig to selection of the proposed Land Use Plan. The two
alte atives that hest fulfilled the project objectives were selected for
further evaluation in the EIS/EI1 . These are the Arterial Grid pattern High
Residential/No Core Area alternative and the Arterial LoopPattern/Low
Residential alternative.
Under the Arterial Grid PattenVHigh Residential/No Core Area
alternative, the land use pattern is defined by a grid pattern circulation
system and provided for significantly more residential units than either the
proposed Plan or other alternative. while the grid pattern maximizes
design speeds, the community core area identified in the proposed Flan i
City of Tustin MCAS -Tustin Specific PlarzlReuse Plan
Page 1-1
Chapter 7 • Introduction
disrupted. The loss of the Community Core area limits the potential of the
alternative to respond to prevailing market conditions once the parcel
becomes available for reuse.
Under the Arterial Loop Pattern Low Residential alternative, it is assumed
that the southeastern blimp hangar is removed. This allows for
construction of the ideal loop roadway system which yields a more
efficient traffic flow than the loop system in the proposed Plan. The
Community Core area of the site is retained as a single parcel to provide
flexibility in future ruse opportunities after cleanup occurs.
The method for selecting a preferred Band Use Plan included a fornrnal
evaluation process of the two alternatives and the draft preferred flan. The
two alternatives and draft preferred Plan were compared and rated based
on key planning criteria and goals for the project. The result of this
process was the selection and refinement of the proposed Land Use Plan.
1.4.4 Public Participation
An important component of the ruse planning process was the
commitment to make the process open and accessible to the public. Public
participation in the Plan preparation process occurred through the
following methods:
All meetings of the Base Closure Task Force were open to the public.
Task Force meetings were also advertised in local newspapers and
through direct mailings.
■ An extensive community survey of 30,000 residents and businesses
was conducted to obtain input on key issues and any land use
preferences.
■ Community workshops were held at key stages in the reuse planning
process to define issues, discuss draft land use/circulation
alternatives, and obtain input on draft Plan provisions.
public review and comment period on the Plan was provided, a
well as opportunities to provide input during the public hearings.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 1-1
Chapter 1 • Introduction
1.5 GOALS AND PLANNING PRINCIPLES
The goals for the MCAS Tustin Specific 1 Plan were formulated
very early in the planning process as a vision for the Plan area. Adopted by
the Base Closure Task Force, the Vision Statement identifies the most
desirable qualities that will prevail when reuse of the site is completed.
The Vision is intended to capitalize on the site's opportunities, and provide
a source of inspiration and pride in the community. The Vision is a set of
goals that shaped the Plan and how it is implemented. The goals may be
thought of as an expression of community values or planning principles t
be respected in the provisions of the Plan and the process of implementing
it. Additionally, the Vision is the major link between the community -wide
goals expressed in the Tustin General Flan (and, to the degree they
influence the site, the City of Irvine and County of Orange General Plans
and the Specific Plan/Reuse Plan. The Vision is intended to provide a
sustained direction over time, arra is a fundamental reference point for
future decision-making on this project.
1. .1 Central Coal
Plan that translates community values into the most important qualities
r characteristics of the future uses and overall design; seeking to create
results that are very special, worthy of the sites present and historical
importance to the City of Tustin and the region,
1.5.2 Supporting Coals
■ Good Neighbor: hbor: The new uses and design peacefully coexist with
surrounding residences and businesses in Tustin and adjacent cities,
minimizing impacts on noise, air quality, traffic, and other
environmental features.
■ Coherent Setting: The development pattern resembles a classical
setting that offers a connectedness between buildings and uses, and
has a strong sense of place through tuneless architectural style and
creative landscape design.
■
Self -Sufficient: The mixture of uses enable people living or working
n the site to choose to meet a significant part of their daily needs
within the site.
Fiscally Sound: The uses do not drain community resources - tax
revenues generated by uses on the site offset the costs of public
services.
City of Tustin MCAS Tustin Specific Plan ease Plan
Page 1-18
Chapter 7 • Introduction
Distinct Design: The architecture, landscaping, signage, open space
design, circulation patterns, and landscape patterns are of exceptional
quality, distinct from surrounding areas, and not in competition with
Old Ton Tustin.
Valued Heritage: The distinguished history of the Base is preserved
in one or more locations on site and prominently displayed and
embraces the City of Tustin's theme: "Proud ofits Heritage,,
Preparing for its Future".
Forward Looking: The uses and institutions accommodate and
attract 21st Century jobs and technologies.
Balanced Local and Regional Responsiveness: The uses benefit the
broader community's needs and are balanced with development that
is compatible with the surrounding communities.
■ Sustainable Environment: The land and water are clean and safe to
use, noir and in the future; and native plants and animals are
selectively re -introduced into the design.
■ Civilian Transition: A successful transition from military to civilian
use that reasonably satisfies the public interests at local, countywide,
regional, state and federal levels.
■ Foster Economic Development: A means of documenting and
implementing a balanced response to competing and conflicting
demands for use of the property to ensure the community's need to
foster economic redevelopment.
Strategic Phasing of Development: Responsiveness to phasing
requirements for hazardous material clean-up, infrastructure capacity,
circulation, and market absorption.
1.6 AUTHORIZATION, CONSISTENCY AND ADOPTION
1.1.1 The Reuse e Plan
Federal regulations 2 CFR Parts 174 and 175) which implement the
National Defense Authorization Act for fiscal year 1994 and the Base
Closure Community Redevelopment and Homeless Assistance Act of
1994, require the LRA to prepare a comprehensive Redevelopment Plan
("Reuse Plan" based on local needs and in response to specific reuse
planning requirements and timelines. A variety of factors are involved in
the preparation of a Reuse Plan for a federal facility that distinguish a
Reuse Plan from traditional master planning. Meuse Plans required by the
WAS Tustin Specific PlanlReuse Filart City of Tustin
Page t-19
Chapter 7 • Introduction
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City of Tustin MCA S Tustin Specific PlarAeuse Plan
Page 1-22
Chapter 2
2. Plan Description
2.1 PURPOSE AND SCOPE
The Plata Description establishes the intent of the Plan in terns of Future
land use, reuse of facilities, and new development. It provides ars overall
understanding and rationale for what is envisioned in the Plan area, the
quality and character of the uses, and the level of services and
infrastructure to be provided. The purpose ofthis Chapter is to lir the
foundation for the developmcnt/reuse regulations and guidelines provided
in Chapter 3.
The major components of the Plan Description include: the land use plan,
traffic circulation, urban design, housing, public conveyance uses, parrs
and recreation, and public facilities. The procedures and components of
each ofthe above plans are outlined in this chapter. Some material in this
Chapter is intended to be directive and shall be implemented according to
language contained herein. Other material is conceptual and intended to
guide and not restrict creative solutions.
2.2 LAND USE PLAN
The fund Use Plan responds to the goals of the Plan stated in Chapter 1,
by providing a healthy balance ofmarket driven, private sector uses with
wide range of public -serving uses. The Lard Use Plan also responds to the
manor issues identified during the planning process including pre-existing
traffic congestion, soil contamination, and the local and regional need for
additional open space/recreational opportunities. The Land Use Plan is
shown on Figure 2-1 and a Land Use Plan Summary is provided on Fable
-1.
WAS Tustin Specific PlanlReuse Plan City of Tustin
Page 2-
Chapter 2 • Plan Description
TABLE -T
LAND USEPLANSUMMARY
Land Use Desigpation
Gross
Acreage'
Ram Dwelling Units
RESIDENTtAL
L wensi.
181.3
1- 7 du acre
Medium Densit125.1
8 - 15 du/acre
Medium -H1 h Den l
29.4
16 - 25 du acre
Transitional/Emergency Housing.
5.1
y
fl1T fY L'w 4'Ll i44 L
1
�
..
`7 du/acre., 8T1 5 d u acr
1.6-25 du/acre
5_s�
4LP ^^�� I /ap ..,
SUBTOTAL
586.7
3,710 Dwelling Units Max.
,COMMERCIAL/BUSINESS
Commercial/Business
164.8
��
Commercial
553
�fY 3 F 3 1 2 iYL �e' deiit.' al `car
29. _,
Villa e Services
20.7
Community Core
310.6
16 - 25 duaere ,
SUBTOTAL.77
.�
891 Dwelling Units Max.
INSTITUTIONAL/RECREATIONAL
..... „fftT."duction Village 128.03
C mmuni Park 24.1
Urban lie 'onal Park 84.5
SUBTOTAL 236.69
RIGHT-OF-WAY
Anterial Roadways
1.7 " .
�".
Drains Tl d St rrn rains
28.5
SUBTOTAL
201.9
GRAND TOTAL
1606.2
4,601 Dwelling Units Max.
Less Federal Propn
16.7
Less Private Prop5rty
4.1
88 Dwelling Units
Total MCAS Tustin
Dis oral Acres e
1.,585.E
4,518 Dwelling Unit
DOTES:
1. Gross acreage for each Planning Area is an estimated allocation measured from the
edge ofthe adjacent arterial or secondary roadways, n r public roadway shown on the
Land Use Plan, and/or the boundary of the Planning Area. The amount of land devoted
to roadways 1s calculated under the Right -of -Way designation. Actual acreage will be
ref 1rYd during the site plan and subdivision process.
'
ubJe t to Sectimis 3.6.2.%.4 znid G.1
City of Tustin MCAS Tustin Specific Plan Reu a Plan
Page 2-2
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Chapter 2 • Plan Description
Ais page intentionally left blank
City of Tustin MCAS Tustin Specific Plan Buse Pari
Page -
Chapter 2 • Plan Description
The Land Use Plan contains a variety of housing and employment
opportunities, educational and community support uses that will
complement the urban fabric as well as strengthen the economic base o
the area. At build -out, the site will be unlike any other place in orange
County with its unique mix of uses, functional and physical connections
between uses, historical setting, and vitality.
Ivey features of the Plan include the following:
■Uses with the hest revenue generation potential are located in areas
positioned for early development in order to help fund the
infrastructure needed to make other areas of the site developable in
the future.
Residential uses are planned in the northern and eastern portion of
the site, adjacent to existing residential neighborhoods, as well as
within the Commun1ty Cor
■
Commercial, office, and industrial uses are predominately located in
the central and southern portions of the site, which is compatible with
existing surrounding uses.
■ Many of the buildings within the community services area at the
former base along the western edge of the Plan area will he reused
for education purposes. A number of education institutions intend to
provide community college level programs, job training, incubator
(start-up) business development opportunities and other educational
opportunities at the site.
Approximately 20 percent of the Plan area has been dedicated to
recreation and open space uses, including an approximate 84 -acre
Urban Regional Park, a 2- acre Community Park, neighborhood
parrs dispersed within the residential enclaves; a� aB 1 __ .
aelflteeufse. In addition, neighborhood parks and
recreation facilities and Private oLien )ace areas within the existing
housing areas and school play yards can be feu ed to provide nearby
activities for future residents.
■An approximate 84.5 acre [urban Regional Park will be developed in
the vicinity of the northern blimp hangar. The blimp hangar is on the
National Register of Historic Places. The hangar may be preserved i
financially feasible, and could set the theme for the park as well a
being a r j or landmark for the Plan area.
■ The core area of the Plan permits a variety of future development
opportunities when market conditions are suitable for high value use
WAS Tustin specific PlanlReuse Plan City of Tustin
Page 2-5
Chapter 2 • Plan Description
of the property. The core area is A e. 'Last -one of the first and most
difficult areas to develop due to tuning of environmental cleanup,
market absorption factors, probable high demolition costs associated
with airfield operations, and high infrastructure improvement costs.
otel and conference
facility_i.es with -i the Com.1-nun.l.ty Core will serve business travelers
recreational travelers, and other travelers to the area.
The extension of 'Tustin Ranch Road and warner Avenue is planned
through the flan area to complete significant segments of the
regional arterial system. The Circulation Plan will create new
capacity for the region, as well as accommodate traffic generated by
the Plan.
■ A loop roadway system for local circulation will provide early access
to the perimeter of the site where parcels are first available for reuse.
2,2,1 Land Use Designations
The Land Use Plan contains thirteen 1 separate land use designations,
which are defined below. The land use designations have been assigned
Planning Area numbers, as further discussed in Chapter 3."The Planning
Area numbers are the basis for assigning permitted uses and establishing
development regulations and guidelines.
A. Residential Designations
1. Low Density Residential f- du/acre): The Low Density
residential designation provides for reuse and or new
development of former military residential neighborhoods with
low density attached and detached dwellings and accessory
uses and buildings. The land use designation provides for a
wide range of accommodations including single family wits,
patio homes, and multiple family dwellings such as
condominiums, to nhouse , cooperatives and community
apartments. Uses such as public/institutional facilities, child
care facilities and others which are determined to be
compatible with, and oriented towards the needs of these
neighborhoods may also be allowed. The intent is to: 1
rehabilitate and enhance existing residential units while also
providing opportunities for new development where
rehabilitation would not be financially feasible and/or would
provide minimal results; 2 provide a transition between the
Specific Plan area and existing adjacent residential
City of Tustin MCA S Tustin Specific PlanlReuse Plan
Page -
Chapter 2 • Plan Description
neighborhoods in Tustin and Irvine; and provide
homeownership opportunities in a mixture of p ce ranges, to
support business uses proposed as part of the Plan, while
recognizing opportunities for limited transitional units.
2. Medium Density Residential -1 du/acre): The Medium
Density residential designation provides for reuse and or new
development of an existing residential military neighborhood
in the City of Irvine, and also provides for new development of
a largely undeveloped parcel adjacent to the proposed Urban
Regional Park within Tustin with medium density attached and
detached dwellings and accessory uses and structures. The land
use designation provides for a vide range of accommodations
including single family units, patio homes, and multiple family
dwellings such as condominiums, townhouses, cooperatives
and community apartments. In the City of Irvine, the Medium
Density area will not exceed 12.5 dwelling units per acre. Uses
such as public/institutional facilities, child care facilities and
others which are determined. to be compatible with, and
oriented towards the needs of these neighborhoods may also be
allowed. A muni rum 20 acre intermediate school and 8 acre
neighborhood parr shall be accommodated in this land use
designation within the City of Irvine. The intent is to: 1
rehabilitate and enhance existing residential development,
while also providing opportunities for new development where
rehabilitation would not be financially feasible and/or provide
minimal results; 2 provide homeownership opportunities
within a mixture of price ranges to support business and
educational uses proposed as part of the Plan; and 3 provide
limited opportunities for transitional housing,
3. /Medium -High Density Residential idential (16-25 du per acre): The
Medium -High Density residential designation is located
adjacent to an existing railroad right-of-way and the transition
to the Eastern Transportation Corridor (ETC) at Jamboree
Road. The designation lamely provides for development o
multiple family dwellings at a higher density which may
include apartments, condominiums, and townhouses. The
intent is to; 1 provide a quality multiple family housing living
environment with amenities found in similar density projects in
the market area; provide sufficient site design flexibility
within the site to buffer residential units from the noise arra
vibration of the adjacent railroad right-of-way, the ETC, and
arterial highway traffic;... qiid rovi4dc 1pgli r d g ity products
ad Ace. t to regional transportation facilities, [uses such as
public apd pnvat arks grid en spaces /insti*tutinal faciliti-es
CAS Tustin Specific PlanlReuse Plan -- City of Tustin
Page 2-
Chapter 2 • Plan Description
\ h..ich are determined to be compatible with and oriented
towards the needs of these develo pien.ts may also be allowed.
. Transitional/Emergency Dousing: The Transitional/
Emergency Housing designation provides for the adaptive use
of existing military dormitory type structures for emergency
housing, single occupancy housing, or congregate care uses.
The intent is to: 1 provide an opportunity for transitional
and/or emergency housing as part of the Flans affordable
housing commitment; obtain optimum benefit from the use
of the existing facilities; accommodate those in meed through
a location offering maximum reinforcement from other support
uses and community services in the surrounding vicinity of the
Educat.i.on. Village, and offering close proximity to the
transportation system; and insure the safe and efficient reuse
the existing structures according to City codes and
requirements.
. Residential Core ; The Residential Core
des/nation contains new develop rne.nt intended to function as
a sigLifficant residential enclave within the community. The
Residential Core coniprised of Plannimy Area 15 of
I ei hborliood Q will provide a range of housing types
incl dintz single farnjy detached attache and -multi fam-i 1
homes, as well as neighborhood commercial o u�ities.
This nei«hborhood will also include recreationally -based
amenities includina parksandri Fate reci-eation facilities.
.:t,
Density residential 1-7 du acre)--- —.Medium Density
residential -1 du acre and M ed i ung High De -ii sA
res1denti al 16 -25 d u/acre) uses are permitted. Medium h..i
density residential will be gyenerallv located in close pro
to Edmiger Avenue and the Tustin Metrolink Station. In
Athaa
loc &;bICbO ell( j
guia.
Uses r r 11L f
and
!
uses,
such as public/institutional facilities, child care facilities, and
others which are determined to be compatible with and
oriented towards the needs of other uses in this designation
may be permitted. To neighborhood parrs and a 10
acre elementary school (ifdetermined needed by the Tustin
Unified School District) shall be acconunodated in this land
City of Tustin MAS Tustin Specific Plan Reuse Plan
Page -
Chapter 2 • Plan Description
T. 1�. 41
L _ ! i Y1?�f1 F A
use designation■ li tS /1 0111,1143T
I*6AQti9AII Arliianti24 Fe F, () 14 lilt
i-eY ■
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commeiqMsur-ate
f i 11 • !
Iffn ell •
. Commercial Business Designations
1. Commercial Business: The Counercial Business lard use
designation provides for the development of a variety- of uses
including industrial, research and development, professional
office, retail, and specialized employment and merchandi ing
uses to complement adjacent areas within and in the vicinity of
the Plan area. The intent is to: 1 concentrate office, retail,
research and development, and industrial uses in the
Employment Center Neighborhood; 2 concentrate regionally
oriented commercial uses in the Regionally -Oriented
Commercial Neighborhood; and achieve quality
identification features for the Plan area along arterial highways
and at key intersections. Uses such as public and private pan s,
open space. and ni t .ttzit ona.l. facilities compatible with and
oriented towards the needs of future businesses and residents M
the area may also be allowed..
. Commercial: The Commercial designation provides for
development of a variety of retail and service commercial uses
with the intent of supporting and complementing uses within
the Flan and surrounding development. The Commercial
designation also provides for the accommodation of continued
limited military uses in locations specified on the Land Use
Plan. The intent is to: 1 provide regionally -oriented
commercial uses; and achieve quality identification features
for the community along arterial highways and at key
intersections.
. Residential Core CommercialG-.ow :IInose.
--I C ',fit -3 -es t�� , .��`- . The Residential
Core, comprised of Planning Area 15, provides neighborhood
commercial .retail. service commercial, and office uses
adjacent to residential neigliborhoods. Specialized commercial.
uses such as senior co gT e care'is also perniated. The
i tent is to 1. o5er convenient vehicle and pedestfian.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page -
Chapter 2 • Plan Description
accessibi.11ty dircuorh site design.- and 2to..proyide comniercial
uses that SLI12POrt the suiToundingy rsid n gal neigbborhoods.
4
. village Services: The village Services designation provides
localized commercial retail and service uses to adjacent
residential neighborhoods. The intent is to 1 offer convenient
vehicle and pedestrian accessibility through site design; and 2
to contribute to quality entry and landmark identification
features for the community.
. Community Core: The Community Core designation provides
for development of a mix of uses, with opportunities for both
commercial business and residential uses either in separate or
integrated projects. Residential densities of 16-25 du/acre are
permitted sit to Sections 3.6.2.x:.4 and Q2. Regulations will
be designed to provide enough flexibility to accommodate
unique, large scale development complex with uses which may
not clearly be identifiable until some time in the future. Uses
such as quasi -public i t titutional facilities which are
determined to be compatible with and oriented towards the
needs of other uses in this designation may also be ermitted�
inclUdin public ars {ate parks, open s a e and related
facilities. A 40 acre high school if determined needed by the
Tustin Unified School District) shall be accommodated in this
land use designation. The intent is to: 1) establish maximum
square footage and dwelling unit thresholds at this time and to
provide criteria for future decision making rather than narrowly
prescribing use limitations; 2) serve as an opportunity for
creative use and design that will be likely to attract a major
user to an outstanding strategic location within the Orange
County market; and ) fulfill the economic, employment and
design objectives envisioned by the Plan, while ensuring land
use and aesthetic compatibility with surrounding uses.
C. Institutional/Recreational Designations
1. Education village: The Education. village
designation provides a specialized educational environment
with an array of public -serving uses. It is the intent to: 1)
maintain the walkable scale of existing base facilities and
create a campus environment; 2) provide a mix of educational,
training, and other public uses with small scale support
convenience commercial uses conducive with the village
complex; ) create a synergy of uses and services which will
support employment uses elsewhere in the community;
Cry of Tustin MCAS Tustin Specific Plan Reuse Plan
Page 2-0
Chapter 2 • Plan Description_
particularly within the Employment Center and Community
Core Neighborhoods.
2. Urban Regional Park: The Urban Regional Park designation
provides for establishment of a major urban recreation
opportunity ofboth community and county -vide significance.
Training will also be accommodated in existing classroom and
building space on the site. It is the intent to: f concentrate on
cultural preservation uses and facilities, supportive commercial
concessions, historic preservation and displays; provide for
selected conservation and open space uses; 3 provide a context
for the preservation and recreational use of the blimp hangar, i
financially feasible; insure that the design and placement of
uses and facilities reinforce the historical value of the site and
contribute to the recreational duality of the con lnlunity, even as
the larger public is bung served; and complement the
adjacent A ea=AA A t _ Education 'pillage and Coaunity Core
Neighborhoods so that the overall quality of design and
landscaping are coherent.
. Community Park: The Coni-nunity Park designation provides
for a community level public park to serve the City of Tustin
with recreational and open space experiences. The intent is to:
1 provide community scale recreational opportunities and uses
which cannot be accommodated in small neighborhood pans;
2 complement the campus setting of the Lear. -ti, iAEducation
Village and the special qualities of the Urban Regional Park;
and 3 provide a buffer and link between theI ia Q'f"
,;
EdUc tion Village and village Dousing Neighborhoods.
. Neighborhood Park: The Neighborhood Pans are
symbolically illustrated on the Land Use Plan within the
residential designations. The intent is to have the sites
transferred by the military and improved with park fees from
future developers or dedicated by a future developer of parcels
in the vici
Chapter 2 • Pian Description
Flan and will need to be a minimum size of 5 acres, with the
exception of the proposed park location in Irvine, which will be
8 acres in size.
. Regional Riding/Hiking Riding/Hikingand Bicycle Trail: This designation
provides for recognition of the county -wide trail system for
equestrian, hiring, and bicycling activities which pass through
or are adjacent to the Specific Flan area. It is the intent to: 1
achieve improvement of the trail system as development
occurs- and 2 connect pedestrian trails within the cities of
Tustin and Irvine to the regional system.
. Elementary School/High School: Elementary schools and
high school are symbolically shown on the Land Use Flan
within other land use designations to provide K-, K-8 or -12
grade ranges as determined by applicable school districts. It is
the intent to: 1 to insure integration ofany school sites into
neighborhoods; and 2 develop school sites in conjunction with
adjacent neighborhood parrs, wherever possible. Four school
sites are proposed: two 10- acre elementary school sites and
minimum - acre high school site in Tustin, and a minimwn
2- acre elementary K- school in rvine. The schools are
generally located on the Land Use Flan. . S, f*A 4 n
thia I nnd I leua S:iaat"n 2SZ Aicall
,� .
2.2.2 Neighborhoods the Plan
The Land Use Flan is a collection of neighborhoods which will have their
oven characteristics and set of functions to perform within the Flan.
neighborhood may be comprised of more than one land use designation.
The neighborhoods of the plan are intended to establish a conn aunity
structure for the Flan and provide the basis for the range of land uses,
intensity of development, urban design characteristics, and development
regulations specified in Chapter 3.
The Land Use Flan contains eight 8 neighborhoods as shown on Figure
2-2. A statistical summary of the land uses contained in each
Neighborhood is shown on Table 2-.
A. Neighborhood A - v. Edu a ion village
Neighborhood A. is located along the western edge of the site,
bordered by Fled Hill Avenue on the vest, Armstrong Avenue on the
cast, warner Avenue on the south, and an existing business center on
C y of Tustin MCAS Tustin Specific Plan%Reuse Play?
Page -1
Chapter 2 • Plan Description
the north. Thef ' Education village will be ars important
anchor for the community with a range of public -serving uses within
walkable campus .setting. By virtue of its uses and operation, the
• 1u cat i oVillage wi11 be linked to many other uses and
activities within the Plan area. Its primary functions are to provide
education, training, and specific social service functions identified in
Section 2.3.5, Public Benefit Conveyance Uses. Primary access t
Neighborhood A will be from a proposed North Loop Road
(extension of Valencia Avenue eastward) and Armstrong Avenue.
Secondary access will be provided by warner Avenue.
B. Neighborhood B - village lousing
Neighborhood B is located in the northwestern quadrant of the site,
bordered by Edinger Avenue on the north, Tustin larch Road on the
east, the proposed North Loop Road on the south (extension o
Valencia Avenue), and ,Armstrong Avenue on the west. Through reuse
or new development of a range of housing types, Neighborhood B is
elected to offer basic, affordable housing within the Plan area. The
housing will be complemented by commercial village services that
will meet the daily shopping needs ofresidents, employees and
visitors to the site. The neighborhood will also have a supporting
funetion as a transition or buffer area between existing residential
neighborhoods north of Edinger Avenue and the . Education
Village and Community Core uses. Primary access to Neighborhood
B will be from Forth Loop Road. Secondary access will be provided
by Armstrong Avenue and the west Connector Toad. The
Neighborhood reap (Figure 2-2, also identifies a shaded area within
Neighborhood B that represents a conceptual design area for the
future Tustin Manch Road interchange.
MCAS Tustin Specific Plan use Plan City of Tustin
Page -1
Chapter 2 • Plan Description
City of Tustin WAS Tustin Specific PlanlR use Plan
Page 2-14
CR AIQCTA
RAILROAD
I
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AVE
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Chapter 2 • Pian Description
Neighborhoods
�;jt rF-R
b f
M0F'F'�. 1 AVE
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NEIGHBORHOOD B VILLAG�:. HOUSING
x NEIG tBOR1100i) C Rte ((!DNAL OAR#
NEIGHBORHOOD L FM�F-�.1_��''r�v[�.h}�i- {�C*�7F=R --**k ++
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.�,.�_� 1RV1NF/TuS 1';N/SAN'.'A XNA (���NDA.''r'
PLAN
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REVISED
Chapter 2 • Plan Description
This page intentionally left blank.
City of Tustin MCAS Tustin Specific Plant Buse Plan
Page 2-16
Chapter 2 • Plan Description
'iii ,-!*
NEIGHBORHOOD SMMAR E
Land
Gross
Acreage I
Rapte ling Units
NEIGHBo HOOD A
Fducati o n Village/Elementary Village/ElementarySchool l 10 acres 128.03
Co mun1 dark 24.1
Trim itional/Eme L+nc Housing . t
SUBTOTAL 157.25
NEIGHBORHOOD B
Low Dens1 Residential 54.2 1 - 7 di] acre
Mediu l Dent Residential 51.7 - 15 du acre
Village Services 20.7
SSUBTOTA 126.E 925 D'� eIli Units Max.
NEIGHBORHOOD
Urban Re ional Park 84.5
SUBTOTAL 14.5
NEIGHBORHOOD D
Community ire
Medium -High Density Residential
High School 2 - 40 acres
310.6225.2
116
- 5 du/a.cre
SUBTOTAL
S
891 Dwelling Units Max.
NEIGHBORHOOD E
17.52: --
Commercial Business 117,52 P-9
SUBTOTAL .11 . 24-7.
SUBTOTAL
NEIGHBORHOOD
Commercial
Mill - 16.7
55.3
Commercial ercial Business
47.3
SUBTOTAL
102.6
NEIGHBORHOOD G
e s i dential Core
Low Density Residential 3 � 1 1 . f :} .:, acres
Medium Density Residential 4 - 51.855:-2 acres
'ediL1111-1-figDensit f I esic emial —8.3 acres
. : to 4 r..r o ere
Commercial - 2-.429.3 acres
Parks/Open
f .. I acc - 63. acres
f 1 9
1 J4: 1 9.3
C'4:61 !his
Element School 10 acres
275.14
I - 7 du/acre
8 - 15 du acre
1 - 25 du/acre
Low Density Residential
127.1
1 - 7 du/acre
Medium -High DensityResidential
29.4
16 - 25 du/acre
SUBTOTAL
431.96
2,383 Dwelling Units Max.
WAS Tustin Specific PlanlPeuse Plan City of Tustin
Page -1
Chapter 2 • Plan Description
Lard Use
NEIGHBORHOOD H
TABLE 2-2
NEIGHBORHOOD SUMMARY
Medium Density Resi ential`mm* — Irvine
Elementary School K-8 20 acres
SUBTOTAL
RIGHT-OF-WAY
7
Gross _.
i reaa Rai o � e lint n
73.E 18 - 15 du/acre
73.4 1402 Dwellinz Units Max.
Roadways 1 -4- 8.4 17 3.4
Drainage (Flood Control and Storm Drains) 28.5
SUBTOTAL X9201,9
GRAND TO'N'AL 1606.2 4,601 Dwelling Units Max.
NOTES:
1. Neighborhood A includ s af+- imiii 10- acre allocation for an Elementary School. , ', . n _ '), fs ien w3 4
,F! ed'+3 LAI I
1-44�ec1.',.Y t'h z.1SYr n;.,tr,-'+l-e
c4(
. Neighborhood D includ s an estimated 40- acre allocation for a High School. 3r�.7rpr-0i 1„ E;.t�, .
dintim l' +gym w'll 3�i -iv-v ami'i Bmf mr� v - f (T3 , - :weagc- f+ww,, k)4v
43. The Medium Density R sidential use in Neighborhood G includes a - acre allocation for a neighborhood parr. The precise
Yacreage and location i 1 be determined prior to final subdivision map approval. 1e --ac en_g,*�eflt .,..j, 1 ,.
j 11 bef. no! ei7... igh hood
also includes an esti mat d 10 acre allocation for an Elementary school. eaalld 10C a t i 0 11 W e d e te Fili inY
S i�� a" -m � � CJT_ �"ii 1 LS ” -L� i . �['Cr � � "1�4e mad l
the :l 1 1J 11 Y# a17'S �3 4.' tl `' Y fYi^a
f r it r�t�l.,
ti:
. The Low Density Res id � ntial use in Neighborhood includes a - acre allocation for a neighborhood park. The precise
acreage and location i 1 be determined prior to final subdivision reap approval. if the acre 041 aC-Fe ge adju-.15 , + e
density re
Fi , j
TTS 4..1 i1' .i .tL1S34� 4 7th idm iRm l L# L L'f' lT i•eed 4 �'.i fY--&04-0116S T f t • �t
7 t3 J Y S ' # I i
ti tC1 GGSS r[
. Neighborhood H includ s an estimated 20- acre allocation for a K- 8 School. Will h
Lin H also includes an -acre allocation for a neighborhood park
site. If the acreage vanes, the maximum number of dwelling units would remain the same.
'76 Gross acreage for tach planning Area i s ars estimated allocation measured from the edge of the adjacent arterial or secondax
roadway, any roadway shown on the Land Use Plan, and/or the boundary of the Planning Area. 7be amount of land devoted to
roadways is calculated under the Right-of-way designation. Actual acreage will be refined during the site plan and
subdivision process.
..7. Right-of-way total incl dcs the specific Plan roadways and existing flood control channels within the base boundary.
C. Neighborhood C - Urban regional Park:
Neighborhood C is located near the center of the site, bordered by
North Loop Road (extension of Valencia Avenue) on the north and
Armstrong Avenue on the west. It is adjacent to Neighborhood D on
the east and south. The Urban Regional Park will be a significant
public amenity that will not only serve regional needs, but provide
buffer between the living environment and commercial and business
areas. The neighborhood will serve a number of functions including
open space conservation, recreation, community resource services,
concession cornercial supportive to the park, and historic
preservation and/or display.
City of Tustin WAS Tustin Specific PlanlReuse Plan
Page -1
Chapter 2 • Plan Description
D. Neighborhood D - Community Core:
Neighborhood D encompasses the central area the site, bordered
by Tustin Ranch Road on the east, 1 T %,VL•,>t*A Lr��.*I & ;`�i'.Barran a P 1 wa
on the south, North Loop Road on the north, and both the Urban
Regional Park Neighborhood Q and Armstrong Avenue on the west.
This neighborhood will provide an opportunity for one or more
unique, large-scale development proposals that would complete the
Specific Plan area. The primary fimctions of Neighborhoo
include: maintaining long-range flexibility as a major opportunity
area, providing opportunities for mixed-use development, revenue
generation to offset especially high infrastructure and demolition
costs, and special attraction to the Plan area, W%.AA
... LX
E. Neighborhood - Employment Center:
Neighborhood E is located in the southwest quadrant of the Specific
Plan area, bordering Red ill Avenue on the west, warner Avenue on
the north,„.*� ��t-ou Ioa�d on the east, rel -rnea
Parkway on the south. This neighborhood will be an employment
center for the community. It will provide a business park setting for a
full range of professional offices, research & development, and
commercial business uses. Neighborhood E and the„-;>
uc t i op Village Neighborhood (Neighborhood A)will have
important connections potentially offering nearby on-the-job
opportunities for persons attending classes in the Education
Village.
F. Neighborhood F - Regionally -Oriented Commercial District:
Neighborhood F is located in the southeast quadrant of the site,
bordered by Jamboree load on the east, Barranca Parkway on the
south, and Tustin Ranch Road on the north and west. This
neighborhood will be an auto -oriented, regional level commercial
center. Desired commercial uses will include regional commercial
and retail uses, specialty merchandising, wholesale, and discount
1r11111L+1 +14+1 businesses. i 11 a 1 ]I 1 k96 t �IL 'w *€, i T I',rti s y Ozil e t o r -eta ii;
r
. ..
neighborhood also provides the support function of being ars
appropriate counterpart to the commercial wholesale uses in the
Irvine industrial area to the south.
WAS Tustin Specific Pl n Reuse Plan City of Tustin
Page 2-19
Chapter 2 • Plan Description
G. Neighborhood G - Residential Core;
Neighborhood G is located in the northeastern portion of the site,
bordered by Edinger Avenue on the north, Harvard Avenue on the
east, Tustin Ranch Road on the west, and Warner Avenue on the
south, r `. ' . - {.
4 ` .... The Residential Core
contains Wi new } ' —development * intended to
function as the primary residential enclave within the community.
Y
The Residential Core will provide a range of housing types including
transitional family units, entry-level units., higher -end housing and
commercial opportunities
This neighborhood will also include recreationally -used amenities
r 'i '„� ,.,- sres. It provides the opportunity to tie existing
lt
housing to the community through uses, access and design. As a
support function, Neighborhood G will also provide a desirable
transition to existing Tustin and Irvine residential neighborhoods to
the north and east.
H. Neighborhood H - Irvine Residential Neighborhood
Neighborhood H is in the southeast comer of the site, bordered by
Warner Avenue on the north, Harvard Avenue on the east, Peters
Canyon Channel on the west, and Barranca Parkway on the south. 4Y
i 'his milt'
i
housing, _ thr %i zYy Ji 14,il i ft Use; e will provide a buffer
between Ervine residential neighborhoods to the east and business
uses to the vest. 1t will also contain an elementary school and park
facilities as needed to support residents in the vicinity.
2.3 FEDERAL PROPERTY DISPOSAL PROCESS
.3.1 General Background
Because MCAS Tustin was a BRAC 91, BRAC 93 and BRAC 95 base
closure, Federal screening was originally initiated under pre -1994 federal
lav and regulations. The Department of the Navy had completed
Department ofDefense and Federal agency screening and had
simultaneously completed screening for State, County and local agency
interests in the property, With the adoption of the National Defense
Authorization Act for Fiscal Year 1994 and Base Closure Community
Redevelopment and Homeless Assistance Act of 1994 "Redevelopment
Act"), a new community based reuse and screening process was initiated.
City of Tustin DELA S Tustin Specific PlanlReuse Plan
Page 2-20
Chapter 2 • Plan Description_
Under the new Acts and their specific implementing rules and regulations
(32 CFR Parts 174, 175 and 17 the screening process works in the
following manner:
Step 1: The Department of the Navy identifies Department ofDefense
(DoD) and federal property needs. Any property that DoD does
not need is considered "excess" to the needs of DoD and matte
available to other DoD and Federal agencies. If DoD and other
federal agencies do not identify a need, the remaining base
property can be declared "surplus" and available for reuse.
Step : The LRA undertakes outreach and solicits notice of interests in
the base from State and local governments, representatives of
the homeless and other interested parties.
Federal lags and regulations allow for public benefit
conveyances of surplus property at partial or full discount from
fair market value. Where these types of uses are identified as a
benefit to the IRA or other eligible beneficiary, land and
facilities requested for the public benefit may be obtained at no
cost to the recipient. Generally, these conveyances alloy for
broad public uses such s: airports, education, health, historic
properties, and park and recreation. The Redevelopment elopment Act
also provides for conveyance of discounted surplus property
for uses supporting the needs of qualified homeless providers.
Step 3: After considering the notices of interest received, the IRA
prepares the Reuse Flan ensuring through public comment, that
the Flan adequately balances local community and economic
needs with the needs of the homeless.
Step : The LRA completed Reuse Plan is submitted to the Department
of Housing and Urban Development HUD part of ars
application to determine whether the LRA has adequately
balanced local community and economic development needs
with those of the homeless. The completed plan is also
submitted to the Department of the Davy who will notify
Federal agencies that certain properties may become available
for a public benefit conveyance and a request is made for their
recommendations regarding the eligibility of a user.
Step : The EIS for the closure and Reuse Flan must be completed
after the Department of the Navy receives written notification
from HUD that the community's Reuse Flan meets the
requirements of Mase closure law and the Redevelopment Act.
After completion of the EIS and supporting documentation, the
Davy will be responsible for making final disposal decisions
CAS Tustin Specific PlanlR use Plan City of Tustin
Page 2-21
Chapter 2 • Plan Description
and will issue a disposal Record of Decisions (ROD) in
accordance with the approved Reuse Plan.
Because screening for the needs of the homeless had not yet been initiated
under pre -1994 Federal Lar and regulations including the Stewart B.
McKinney Homeless Assistance Act, the City of Tustin as the DoD
designated LRA requested participation under the new Redevelopment
Act. The request was formally made to Secretary of Defense, William J.
Perry, by letter dated November 1 , 1994. A response from the DoD was
received on December 15, 1994 authorizing participation under the
Redevelopment Act. In June, 1995 the Department of Defense also
authorized the LRA to initiate the notice of interest process prior to a
determination of excess or surplus property at MCAS Tustin. The I RA's
request to utilize procedures under the neve Redevelopment Act also
necessitated re d erti ement and screening of the property to state and
local agencies as well as representatives of the homeless. The Reuse Plan
was submitted to the Department of Defense and IUD on October 30,
1996. on March 24, 1998, HUD notified the Department f Defense and
City of'Tustin that the community's Reuse Plan complied with all base
closure requirements and the Redevelopment Act.
2.3.2 Department f Defense and Federal Agency
Screening
To Department of Defense and one Federal agency expressions of
interests were received for the base.
The 222nd Combat Communications Squadron at the Costa Mesa Air
National ward Station requested transfer of 25 acres along the north
side of Barranca Parkway to include an existing 10 acre air traffic
communication center.
The LRA recommended that the Navy reject the transfer.
Subsequently, the National Guard officially r wit drew their request
for property at MCAS Tustin.
■ The Eleventh Coast ward District located 36 miles from MCAs
Tustin requested a no cost acquisition of 274 units of officer family
housing on 55 acres,
The LRA recommended that the Davy reject the transfer.
Subsequently, the Coast Guard officially withdrew their request for
property at MCAS Tustin.
■ The Santa Ana Armed Forces Reserves Center originally requested
transfer of 21.66 acres. They had historically operated within 7.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page -2
_ Chapter 2 • Plan Description_
acres of property on the base. The 21.66 acres originally requested
included this operational area as well as vacant property that the
Army Reserve Center had leased from the Marine Corps but had no
historical use 6f'
Amer lengthy negotiations, the LRA and Army agreed to
accommodation of the transfer of a 14.5 net acre/16.7 gross acre site
subject to a number ofconditions including the following;
Immediately following acceptance of a deed transfer of the
Army Reserve site from the Navy, the Array has agreed to
deliver a no -cost grant or dedication of required right-of-way
along Barranca Parkway to the City of Tustin.
■ The City will complete street widening and improvements to
arranca Parkway adjacent to the Array Reserve site and fund
upgrades es to landscaping along the frontage of the site when
improvements are completed along Barranca Parkway.
Ingress/egress from Tustin Ranch Road, once completed, will
be provided to the Array subject to City approval as to location.
■ The Army will provide a right of first refusal to the City to
purchase the site in the event said site is no longer needed for
the Army Reserve mission and a right of first refusal to the City
to eater into an exchange agreement with the Arany Reserve for
the property.
■ The Army Reserve will furnish a memorandum which
describes the legal authorization and procedure to permit the
City or private development entity to negotiate an exchange o
property and/or facilities at the proposed Army Reserve site for
an equivalent alternate location which meets the needs of the
Array Reserve.
2;3.3 outreach to state and Local Agencies and
Representatives ofthe Homeless
During the preparation ofthe Reuse Plan, the LRA made a significant
effort to outreach to representatives of state and local agencies interested
in potential public conveyances and representatives of the homeless. This
outreach occurred prior to and after the enactment of the Redevelopment
Act.
The LRA made a concerted effort to work with federal agencies that
sponsor public benefit transfers under the Federal Property and
Administrative Act of 1349. Because the base was initially identified for
WAS Tustin Specific Plan Reuse Plan Cfty of Tustin
Page 2-23
Chapter 2 • Plan Description
closure dur*ng the Base Realignment and Closure Committee's 1991
determinations, the community in cooperation with the Military conducted
state and local screening on two separate occasions. On both of these
occasions, great care was taken to ensure that the broadest, most
comprehensive list of potentially interested parties was developed and
used. Forrn l notices were mailed to each agency and published in
newspapers serving the local and regional area.
Pursuant to federal lav, requests for public conveyance are not required to
be net, but must be considered. It was the LRA's determination that state
and local governmental agency interests would be measured against other
(homeless provider) interests and economic development needs for the
base.
The LRA also actively utilized HUD fieri staff for technical assistance on
outreaching to representatives ofthe homeless, utilizing (while also
augmenting) FUD's official list of homeless providers operating in the
vicinity of the installation. In addition, in March of 1935, representatives
of the LRA met with HUD officers in Washington D.C. to proactively
describe and receive concurrence for the outreach efforts planned for
homeless accommodation at MCAS Tustin. Specifically, the LRA fully
complied with Section 586.20 of the Rules implementing the
Redevelopment Act.
An outreach workshop was held on April 27, 1995 for interested
representatives of state and local agencies and homeless providers. Federal
laws and rules related to the screening and application process were
presented and discussed. The LRA also provided a 30 -day opportunity for
verbal and written comments to be provided by homeless providers
regarding the draft application requirements and review criteria prepared
for the effort and entitled "Application Information for Expressions of
Interest of Buildings and/or Property at MCAS Tustin' (only one comment
was received and responded to. Persons and organizations identified on
the HUD list of representatives of the homeless, State and local agencies
and others were invited to this workshop. Tours were provided upon
request to all representatives of the homeless, state and local government
agencies and other interested parties who wished to tour the facility.
Interested parties were given an opportunity to:
■ Learn about the closure/realignment and disposal process;
■ Tour the buildings and properties available;
City of Tustin !MCA S Tustin Specific PlanlReuse Plan
Page 2-2
Chapter 2 • Pian Description
■ Learn about the LRA's process and schedule for receiving Notices of
Interest as guided by Section 586.20 of HUD's Interim Rule for the
Redevelopment Act; and
■ Learn about any known land use constraints affecting the available
property and buildings.
The LRA published a notice inviting the submittal of Notices of Interest
from state and local govenunent , representatives of the homeless and
other interested parties by not later than October 31, 1995. The 9 -day
notice identified hove to obtain information regarding MCAS Tustin, and it
described hove to obtain an application packet. Application packets were
mailed or otherwise provided to interested parties that described the form
and contents required by the LRA of the Notice of Interest. The
application packet also described the process and criteria to be used by the
LRA in considering application submittals. Submitted Notices of Interest
were required to include:
■A description of the proposed homeless assistance program,
including the purposes to which the property or facility will be put,
as well as an indication ofhow the proposal clearly meets an
identified meed of the homeless and fills a gap in the community's
continuum of care;
■ A description of how the program was to be coordinated with other
homeless assistance programs in Tustin and Irvine;
■ A description of the requested buildings and property at the
installation required to carry out the proposed program;
■ A description of the applicant and its organizational capacitor to carry
out the program including the submittal of a financial plan' for
implementing the proposed program; and
■
An assessment of time required in order to commence carrying out
the proposed program.
As noted in the outline of outreach efforts described above, the LRA and
the Marine Corps actively encouraged consultation and cooperation with
the homeless providers interested in providing programs at MCAS Tustin
to alleviate gaps in the continuwn of care.
The base reuse planning project was intended to guide the development of
the plan through a process which maximized public participation.
Besides the participation process described above and in Section 1.4 of the
Plan, the LRA also undertook the following:
MCA S Tustin Specific PlanlReuse Plan - Cfty of Tustin
Page -2
Chapter 2 • Plan Description
■ Through the Base Closure Task Force, held- public hearings for
formal consideration of conveyance requests from federal, state and
local govermnent agencies and homeless providers; and
■ The draft Reuse Flare and accommodation of homeless need was
provided to the public for comment prior to submittal to AILD and
DoD for review.
2.3.4 Response to Notices of Interest
By October 31, 1995, the LRA received 31 Notices of Interest from state
and local governmental agencies and homeless providers for property or
programs at MCAS Tustin. A summary of Public Benefit and Homeless
Provider Interests is provided as Appendix B. The Base Closure Task
Force appointed a Housing and State and Local Screening Subcommittee
to consider, evaluate and make recommendations on the Notices of
Interest submitted for MCAS Tustin.
Over a period of several weeks, project staff', the Dousing and State and
Local Screening Subcommittee and Base Closure Task Force, consistent
with the confidentiality provisions of the Redevelopment Act and
Department of Defense implementing regulations, reviewed the submittals
for completeness and hover they measured against established criteria for
evaluation.
Notices of interest reconnnended by the Task Force were those found t
present the best responses to established application review criteria.
Applications rejected were those which did not accomplish the following;
■ Contain all requested application information;
■ Have good general experience and capability;
■ Balance in an appropriate manner the economic and other
community development needs of the community;
■ Fill a critical need gap identified in the communities' Consolidated
Plans;
■ The proposal was consistent with the proposed Reuse Flan and
compatible with surrounding community neighborhoods,
infrastructure, social services, etc. not creating any potential negative
.
impacts;
■ Consistent with the principles embraced by the LRA and Task Force
and issues they wanted addressed in their development of a Homeless
Accommodation Plan as discussed in Section 2.3.6;
City of Tustin MCAS Tustin Specific Pl nl ease Plan
Paye2-26
Chapter 2 • Plan Description_
■ Clearly Demonstrated a sound financial status and/or an ability t
finance the proposal submitted;
■ Demonstrated expL*rietice in the operation of programs similar to the
one requested at MCAS Tustin;
■ Demonstrated established and adequate property ownership and
property management experience;
■ Demonstrated a firm ability to provide the specific services
proposed;
■ The proposal would serve specific community needs;
■ The proposal provided adequate sources of funding and was self
supportive;
■ The proposer had a verified history of compliance with obligations
and responsibilities associated with previous contractual associations
r requirements of state/federal grants;
■ The program was not a duplication of available support services; and
■ The proposal could not be accomplished by other means rattier than
property transfer.
2,3.5 Public Benefit Conveyances
Those properties/proposals recommended for transfer to state and local
agencies are described below. In recommending approval of these
transfers, the LRA has conditioned these transfers with certain standard
conditions which shall be applied to each request. In addition, certain
special conditions are noted, where applicable. Standard LRA conditions
for all recommended public benefit transfers are as follows:
■ Site location and configuration shall be consistent with the LRA's
identified concept approval but the size of the transfer was
approximated only and actual metes and bounds shall be determined
prior to transfer in consultation with the LRA.
■ Prior to transfer of the property by the Federal governnent and prior
to any interum or permanent reuse of requested facilities or sites, the
recipient shall enter into an agreement with and acceptable to the
LRA and the Cities of Tustin or Irvine, as appropriate The purpose of
the agreement is to: 1 identify the planning goals of the agency
receiving property and the City or LRA for the site; 2 identify the
scope and schedule for short range improvements and long range
WAS Tustin Specific PlanlF ease Plan City of Tustin
Page2-27
Chapter 2 • Plan Description
development plans for the property; establish a process for
meaningful consultation on development and operational issues of
mutual concern; 4 identify capital infrastructure improvements,
roadway and existing utility and new utility right of way and
easement dedications s needed) and environmental impact report
mitigation that will be required of the Agency receiving property; 5)
identify necessary procedures to implement the agreement; and 6)
ensure each recipient affirms its comitrment to return any properties
not used for the slated purpose directly to the IRA, in the .ease o
property transferred as an Economic Development Conveyance
(EIEC).
Applicant shall agree to not challenge the adequacy ofthe EIS EIR
r the Plan or the future creation of a Redevelopment Project Area..
A. Recommended Applications
1. orange County Sheri f7s Department Law Enforcement
Training Venter): The proposal would establish a small
facility which would be educational in nature no outdoor
shooting, driving courses, etc.), including classroom training,
office space, obstacle course, gym, locker and shover facilities,
canine training, indoor pistol range, laser village and weapons
storage. The Training Center would consist of Buildings #173
and ##253 located within the proposed Urban Regional Earle site
to be utilized as classroom buildings and a nearby vacant
approximate 10 acre parcel within thea r" Education
Village' immediately adjacent to the proposed Armstrong
Avenue. The proposal is to be strictly educational in nature and
would not pose any negative impact upon surrounding uses.
The LA's approval of this transfer is conditioned upon -the
following:
■ Standard IRA conditions for transfer noted above.
■
The LRA would recommend transfer as an EDC transfer
to the IRA and then a lease to the applicant, given the
small size of this conveyance, or as an alternate a
Department of Justice or Department of Education
conveyance to the applicant. An EDC conveyance will
ensure that if the use charges it will not be necessary to
proceed back through the General Services
Administration (GSA) disposal process a second time or
purchase the remaining life of the conveyance from the
sponsoring agency.
r-c-Icrr d t� as �.�
th�arn1��� VII II{!c
_.__.........v, .. ......... �----.---.._................�,.....Y......... _
City of Tustin MCAs Tustin Specific PlanlReuse Plan
Page -2
Cha ter 2 • Plan Description
. South orange County Community College District
(I Qawny*
do Village): South Orange
�� County
Coniinunity College District SOCCC has the legal authority
to own and operate a conirnun�ty college within a portion of the
tition village identified on the Reuse Plan. The
LRA recommended proposal would transfer approximately
99.7 acres and result 1n the creation of a unique educational
opportunity involving advance education (extension and
advanced degree opportunities), vocational gaining, business
incubators, etc. The College District also indicated
willingness to accommodate additional educational and job
training opportunities for the homeless as desired by the
community as part of the reuse planning effort and to continue
to explore collaborative opportunities with the County Sheriffs
Department,, and volunteer and co-iunity-based
organizations. The IRA's approval of this transfer is
conditioned on the following:
■ No direct additional vehicular access to the site on Red
Dill Avenue will be permitted.
■ Other colleges and college -level programs shall be
encouraged to participate by the College when said
programs are determined compatible with the business
development goals of the village.
■ The College provides right-of-way easements to the City
of Tustin for access to the proposed community park site
and to clay care facilities and easements for access t
the emergency/transitional housing site in the ,�
Education village.
■ Standard IRA transfer conditions identified above.
. IUs in Un ed School District (Elementary and High
Schools): The TUSD originally requested two 10 acre
elementary schools, a 20 acre middle school site and a 50 acre
high school. After IRA discussions with 'TS, TUBO
reduced and modified their request to include only the two t
acre elementary school sites and a 40 acre high school site to
serve larger Tustin community needs.
The LRA has identified concerns regarding timing and
financing of the proposed school uses and do not believe the
burden for school construction to serve larger corni niunity
CAS Tustin Specific Pl nlF euse Plan _ City of Tustin
Page -9
Chapter 2 • Pian Description
needs should be borne by the MCAS Tustin project. They
would prefer an EDC transfer of at least one elementary school
site and the 40 acre high school site to the LRA and subsequent
LRA transfer to TUSD once adequate funds have been
programmed for design and construction of each facility by
TUS. As an alternate to an EDC transfer, the LRA would
reconnnend an educational conveyance. The LRA's approval of
this transfer is conditioned upon the following:
■ Standard LRA transfer conditions identified above.
■ No direct vehicular access to the site on Red Dill Avenue
will be permitted.
■ An intended use shall be fully implemented by TUSD by
the later of either 5 years from transfer of the property or
when building permits are issued for 0% of the new
units being proposed in the Reuse plan within TUS
boundaries, unless a shover period is mandated by the
Federal sponsoring agency. The underlying land use
designation of the Reuse Flan would allow an alternative
land use to occur without an amendment to the
Meuse/Specific Flan should the District not move forward
with their plans to utilize the property within an agreed
upon time frame.
■
As part of the agreement required to be entered into
between the LRA, the City of Tustin and TUS, TUS
shall agree not to impose a Mello -Roos Community
Facility District on properties within their district
boundaries .for the MCAS Tustin project. The City and
LRA will support TUSD's use of other alternative
financing techniques and other reasonable methods for
accommodating new school students generated from
development within the MCAS Tustin project such as
school impact developer fees levied on residential,
commercial and industrial development projects, TUS's
receipt of redevelopment tax increment, or their use of
certificates of participation, general obligation bonds,
state funding, etc.
. Irvine Unified School District (Elementary K-8 School):
The Irvine Unified School District ICJS requested 20 acres
of vacant land in the vicinity of Harvard Avenue and Barranca
Parkway in the City of Irvine, as conceptually shown on the
Reuse plan. The land would be utilized as a kindergarten
City of Tustin MCA S Tustin Specific Plan/Reuse Plan
Page -3
Chapter 2 • Plan Description
through eighth grade (K-8) school. The City of Irvine has
indicated its support of the proposal. The LRA's approval is
conditional upon the following:
■ Standard LRA transfer conditions identified above.
0 No direct vehicular access to any school site access along
Barranca Parkway.
■ An intended use shall be fully implemented by 1TJSD by
the later of either 5 years from transfer of the property or
when building penins are issued for % of the new
units being proposed in the Meuse Plan within I S
boundaries, unless a shorter period is mandated by the
federal sponsoring agency. The underlying land use
designation of the Meuse Plan would allow an alterative
land use to occur without an amendment to the
Reuse/Specific Plan should the District not move forward
with their plans to utilize the property within an agreed
upon time frame.
As part of the agreement required to be entered into
between IUSD and the LRA and the cities of Tustin and
Irvine, IUSD shall agree not to impose a Mello -Roos
Community Facility District on properties within their
District boundaries for the INCAS Tustin project except
that the City of Irvine may agree to authorize such
imposition within the approximate 80 acres within their
boundaries. The City and LRA will support TUS's use
of alternative financing techniques and other reasonable
methods of accommodating new school students
generated from development within the MCAS Tustin
project such as school impact developer fees levied on
residential, commercial and industrial development
projects., RJSI 's receipt of redevelopment tax increment,
on their use of certificates of participation, general
obligation bonds, state funding, etc.
5. County of orange (Urban Regional Park): 84.5 acres of the
88 acre Urban regional Park request from the County of
Orange is recommended for approval as part of the regional
park. The boundaries of the proposed regional parr would
include preservation of the northerly historic blimp Hangar for
reuse in support of a range of recreational activities and events,
if feasible. The Counter would propose to operate support
commercial concession activities to offset maintenance costs.
MCAs Tustin Specific PlarVReuse Plan City of Tustin
Page -3
Chapter 2 • Plan Description
In addition, the park is in close proxirm*ty to the City of Tustin's
proposed community park and is situated to complement other
adjacent proposed uses. The City of Tustin City Council has
formally adopted a resolution (Res. No. 94-20) supporting the
County's submission of ars Urban Park proposal to the federal
Department of Interior. The proposal would provide a valuable
recreation and open space opportunity, potentially preserve
National Register recognized historic blimp hangar, and would
be consistent with the proposed Reuse Plan.
County of orange Animal Control: A request for a four -acre
animal control site was made by the County of Orange for a
location at the southeast portion of the base. The LRA rejected
the request for a four -acre site at the originally requested
location but indicated support for an alternative location for the
facility provided it was within the boundaries of the regional
park.
The LRA's approval of the regional park and animal control
proposal is conditioned upon the following:
■ Standard LRA transfer conditions identified above.
■ The LRA and City of Tustin agree to permit inclusion o
a County of Orange Animal Control facility only within
the boundaries of the regional hark provided that as part
of the agreement required to be entered into between the
LRA, City of Tustin and County, the County agrees to
the following.-
0
ollo ving.
0 Said facility does not exceed four acres,
• The County of Orange Envirorumental Management
Agency and Federal Department of the Interior
agrees in writing to the siting of said facility within
regional park boundaries.
Said facility is to be compatible in location and
architectural design with the function of a regional
park subject to approval of the LRA and City as to
siting location and final architectural design.
Architectural design of any buildings shall provide
for 360 degree viewing,
Visual screening of outdoor storage and service areas
shall be provided.
City of Tustin MCA s Tustin Specific PlanlReuse Plan
Page -32
Chqpter 2 • Plan Description
Noise control of animal containment areas shall be
provided as well as odor control of all facility
activities.
• If said four -acre site is not used for an �1rY,al control
facility operated by the County for regional benefit,
only regional park uses would be permitted.
An animal control site is not approved as a
conveyance request at MCAS El Toro
. City of Irvine acre community park and access): The City
of Irvine proposes to acquire appro .0 nately eight acres o
vacant land located within the southeast Housing Area for use
as a community park as well as necessary access to the park on
Mar lc Mountain. The requested park would help serve
identified corn unity recreation needs of nearby horsing areas
within and adjacent to MCAS Tustin. Included in the
application for public conveyance, Irvine also requested
transfer of a 72 -foot wide Marble Mountain right-of-way
needed to access the only approved existing right of wary park
area, proposed corn aunity park and K-8 elementary school
proposed by the Irvine Unified School District. The ITA
recommended that the land transfer for public access to the
park (Marble Mountain Road) be limited to the existing 6 -foot
wide right-of-way and the eight acre park. It was felt that any
additional right-of-way could be obtained upon development of
site design, with possible dedications taken at that time to
accommodate the necessary right-of-way requirements. The
NBA's approval is conditioned on the following:
■ Standard IRA transfer conditions identified above.
■ Approval of transfer of right-of-way to access the park
(Marble Mountain) is limited to a 60 foot width. Any
additional right -of -ay determined after site design is
completed would need to be acquired by the City of
Irvine through standard dedication procedures.
7. City of stir, Circulation Facilities 158.4 acres for public
right-of-way use): The City of 'Tustin Reuse Plan proposes
extensive additional right-of-way throughout MCAS Tustin.
Due to a lack of available traffic capacity on surrounding
roadways and the need to extend regional arterial roadways,
development and reuse of MCAS Tustin cannot occur without
the proposed additional right-of-way system. The site is also in
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page 2-33
Chapter 2 • Plan Description
a federal air non -attainment zone which reinforces the need to
enhance transportation circulation facilities in the vicinity t
reduce congestion and resulting air quality emissions.
Estimated acreage is based upon planned roadway widths and
lengths and would provide for required streets, curbs and
gutters, sidewalks s and required bike lanes. Most other
accessary infrastructure (sewer, water, etc.) planned for the
reuse of the base is to be integrated into the final roadway
design prior to construction. The LRA's approval is
conditioned upon:
0 Standard LRA transfer conditions identified above.
. City of Tustin, Storm Drain Facilities: The 1.8 acres for local
storm drain purposes is requested by the City of Tustin who
currently owns and operates smaller storm drain facilities
within the community (larger flood control systems are
typically owned and operated by the Orange County Flood
Control District OCFC . An existing open storm drain exists
immediately adjacent to the southerly extension ofJamboree
Road near its intersection with Barranca Parlay. This one
length of storm drain has been identified by the community as
necessary to support immediate interim uses and long-term
development. Because it is located outside ofthe planned
roadway system, a separate public conveyance must be
secured. There is a concern that an Economic Development
Conveyance may be necessitated due to restrictions on uses of
the property by the federal sponsoring agency. The LRA's
approval is conditioned upon:
■ Standard LRA transfer conditions identified above.
. City of Tustin (34.1 acres for a Community Park and two
neighborhood parks); The CiWs application proposes the
conveyance of approximately 25 acres of existing military
recreational fields and facilities for use as a Community Park,
including:
r A recreation center, recreation pavilion, softball field,
football Meld, picnic shelter/barbecue pits, volleyball
court, tennis court, basketball court, soccer field, indoor
handball courts children's playground and physical
fitness facility. All ground and support services i.e.
restrooms, infrastructure and personal property
necessary for these facilities to function are also included
in the request.
City of Tustin - MCAS Tustin Specific PlanlReuse Plan
Page -3
Chapter 2 • Plan Description
■ Existing youth center for youth recreation
■ Existing officers club, NCO club and enlisted club for
use as conmrnunity recreational purposes.
■ All grounds and sup.port services, infrastructure and
personal property necessary for the contemplated uses.
The City has also requested land area for 2 neighborhood parks
of 5 acres each.
The Conanrunity Park is sited in close proximity to and is
intended to support the County of orange's proposed Urban
Regional Park. In addition, the park is also situated adjacent
and is intended to support the recreational needs of a Tustin
Unified School District elementary school, the community
college, and existing and planned residential development on
and off MCAS CAS Tustin. The LRA's approval is conditioned
upon:
0 Standard LRA transfer conditions identified above.
10. City of Tustin(4.3 acres for Day Care/educational use): The
City of Tustin has requested the conveyance of two existing
day care facilities for development of an Early Learning
Center. The facilities would replace the school site previously
utilized by the City of Tustin for day care, which was made no
longer available due to termination of the lease. The facility
would support child care needs of individuals participating in
programs within the area and provide for opportunities to
support the Con nunity College's proposed teacher
development curriculum.
Given the small size of this conveyance, the LRA is
recommending transfer as ars EDC transfer to the IRA or as an
alternative, the normal Department of Education conveyance.
An EDC conveyance will ensure that if the use ever changes, it
ill not be necessary to proceed lack through the GSA
disposal process a second time or purchase the remaining life
of the conveyance from the sponsoring agency.
The MRA's approval is conditioned upon:
■ Standard LRA transfer conditions identified above.
11. County of orange Flood Control District (26,7 acres for
Flood control and recreational uses); The orange County
MCAS Tustin Specific Planl eu a Plan City of Tustin
Page 2'35
Chapter 2 • Plan Description
Flood Control District CFC has submitted a proposal to
acquire three existing flood control easements located on the
MCAS Tustin property as follows:
■ an approximate 50 foot wide existing flood control
easement for Barranca Channel;
■ ars approximate 5 0 foot wide existing flood control
easement for the Santa Ana/Santa Fe Channel; and
■ ars approximate 170-180 foot wide existing flood control
easement for Peters Canyon Channel.
The County has also requested an approximate 20 foot wide
strip for future improvements to Barranca Channel, a 25 foot
wide strip for the Santa Ana -Santa Fe Channel and an
approximate 40 foot wide strip for the Peters Canyon Channel.
The LRA supports transfer of all existing easements for all
channels and the additional 40 foot right-of-way for the Peters
Canyon Channel for widening and to support multi -use of the
charnel for a major regional recreational trail and bikeway. The
additional right-of-way 20 and 25 feet fight for the Barranca
and Santa Ana/Santa Fe channel are not approved at this time
because they are not based in quantifiable design information,
Rather than approving this portion of the conveyance request,
the LRA is intending to include in the Plan the requirement that
an offer to dedicate be required for the Barranca and Santa
Ana/Santa Fe Channel for flood control purposes in the event
said right -o=ar is needed. This will ensure that negative
economic impacts on the Plan are r inl* i ed,
The LRA's approval is conditioned on the following:
■ Standard LRA transfer conditions identified above.
■ That the 0-5 foot easement dedication east of Peters
Canyon Channel shall not obstruct any existing private
roadways serving existing housing areas nor any utilities
serving hose housing areas unless the County is willing
to relocate these roads, subject to approval of the City of
Tustin, as applicable.
12. County of Orange Social Services Agency - Children's
Intermediate Care Shelter -bei facility for abused,
neglected children): The application requests 4 acres of lard
area to accommodate development of a 60 bed Children's
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 2-3
Chapter 2 * Pian Description_
Intermediate Care Facility for abused children. The facility
would be intended to address a portion of Orangewood
capacity/length of stay and crowding problems, thereby having
the impact of increasing the facility capacity at Orangewood by
%. County would intend to develop the site through selection
of a private sector operator resulting in possessory interest
property tax. The IRA's approval is conditioned upon:
■ The LRA requests transfer of the property from the U.S.
Department of Health and Hurnan Services (HHS) to the
LRA who will provide a no -cost lease to the recipient or
to the County directly depending upon HHS
requirements.
■ If this application does not comply with current terms
and conditions normally required for a public
conveyance by the HHS, the LRA will recommend to the
Department of Defense that the site be transferred to the
LRA as an economic Development Conveyance and thea
the LRA will agree to subsequently lease or transfer the
site to the County. In the event the County does not wish
to operate the site for the intended purposes identified in
them application., the property is recommended for
outright transfer by the Department of Education to
South Orange County Cor rir iunity College to be
incorporated into their proposal for an education facility,
■ leo direct vehicular access to the site along Red Hill
Avenue.
■ The site location, configuration, and actual metes and
hounds shall be determined prior to transfer in
consultation with the LRA.
■ prior to transfer of the property by the Federal
government and prior to any interim or permanent reuse
of requested facilities or sites, the recipient shall eater
into an agreement with and acceptable to the City of
Tustin and LRA. The purpose of the agreement is to: I
identify the planning goals of the agency receiving
property and the City or IRA for the site; 2 identify the
scope and schedule for short range improvements and
long range development plans for the prop; 3)
establish a process for meaningful consultation on
development and operational issues of mutual concern;
4) identify capital infrastructure improvements and right
MCAS Tustin Specific Plan R use Plan City of Tustin
Page -3
Chapter 2 • Plan Description
of way dedications and environmental impact report
mitigation that will be required of the Agency receiving
property or leasing property, and identify necessary
procedures to implement the agreement.
r Applicant shall not contest the ISIR for the Flan and
creation of a Redevelopment Project Area.
B. Public Conveyance Requests Denied
In considering all public conveyance requests, the Housing and State
and Local Screening Sub -Committee considered and recommended
denial to the Base Closure Task Force of a number of applications
based upon their failure to meet one or more of articulated evaluation
criteria discussed in Subsection 2.3.4, The specific reasons for denial
of an application are identified in Appendix B. A listing of denied
applications is provided below-,
-- -rte aeon
California Dept. of Education
California Baptist College
Chapman University
Rancho Santiago Comm.
College
Santa Ana Unified School
Dist.
Native American Cultural
Ctr.
IRYM
City of Irvine
Rgquest
Food distribution center - land and
buildings
Evening college facility - 13,000 s.f
Off -campus education center - 15,000 s.f
�3
� d.0 ati o village . - 116 ages
High school site - 75 acres
University Program - 130 acres
4 replacement wells & 1 well site
Right-of-way along Jamboree Road for a
Rapid Transit Corridor
Prcvlog.,�-_IaAnown as the Leaming...VJ11-mic
C y of Tustin ACAS Tustin Specific PlanlR use Plan
Page -3
Chapter 2 • Plan Description
2,16 Homeless Accommodation Plan
A. Identification of Need
Under the Redevelopment Act, the LRA must consider the interest of the
homeless in buildings and property on the base in preparing the Reuse
Flan. In review of the Reuse Plan, one criteria the Secretary of Housing
and Urban Development (HUD) wutilize to determine the adequacy of
the Reuse Plan will be whether the Plan takes into consideration the size
and nature of the homeless population in the con-niunities in the vicinity
of the installation and availability of existing services in such commumt�es
to meet the needs of the homeless in such communities.
For purposes of the Act, the term "communities in the vicinity ofthe
installati
Chapter 2 • Plan Description
The fundaxnental components of the continuum of care system to be
implemented with the MCAS Tustin Meuse Plan would:
■ provide emergency shelter beds and intake assessment;
■ Offer transitional housing and services which enable homeless
persons to progress to self-sufficiency; and
■ Provide opportunities for permanent affordable housing by the
private sector.
In pursuing the above continuum of care approach, there were a number of
guiding principles that were recognized by the IRA:
1. Coordination and cooperation among the cities of Tustin,
Imine, support service providers, school districts and advocates
for the homeless should be promoted.
. Creating a program and service system separate from the
mainstream would be inefficient and not consistent with the
concept of breaking the cycle of homelessness.
. Established public and private providers should be used for
delivery on-site or off-site by contracting and visiting cluneal
personnel) of certain program and services. This should be the
preferred approach and will assist in the streamlining and
consolidation of existing progrwns.
. Linkages with job -training, employment and education should
be encouraged.
. Any assistance Plan should build on planned reuses at MCAS
Tustin as well as take advantage of other resources in each
community and in the region. The Reuse Plan must balance the
needs of the homeless and the need of the communities for
economic and other development.
Based on the existing need gap and those guiding principles described
above, additional issues that were considered by the LTA included:
1. The number, type and locations of units to be set-aside for
accommodation of the homeless at MCAS Tustin.
. Market considerations were taken into account. It was felt that
homeless accommodation should be designed so that the
marketability of other existing units on the base was
City of Tustin MCAS S Tustin Specific PlanlF euse Plan
Page2-40
Chapter 2 • Plan Description_
maintained as well as existing homes in adjacent
neighborhoods in both Tustin and Imine,
3. Any transitional housing units to be provided should be
dispersed in a manner that makes it difficult to identify any
building as a homeless project.
4. Any emergency shelter or transitional lousing project will reed
to be renovated to make them aesthetically appealing.
Transitional units should not be discernable from p rrnanent
housing and should appear in image as "market rate' housing.
. It was the LRA's desire to obtain property and lease to
homeless providers, and maintain the flexibility for the LRA to
also deed transfer i
Chapter 2 • Plan Description
proposal to convert two, three-story barrack structures near the
southeast corner of Valencia and Red Dill Avenue for use in
serving the emergency housing needs of single men, women
and families. ilies. Te Rescue Mission leas a proven track record for
operating successful programs similar to the one proposed for
MCAS Tustin. The program promotes the integration of
counseling, education, job training and other devices to ensure
that the cycle of homelessness is ended and that participating
individuals can once again become productive members o
society. The facilities requested are located within an area of
the Reuse Plan previously designated by the Base Closure Tal
Force to support the Emergency/Transitional housing needs of
the homeless. Approval is subject to the following conditions:
■ The site location, configuration and actual metes and
bounds shall be determined prior to transfer in
consultation with the LRA.
■ The IRA requests transfer of the property from DoT to
the ITA who will provide a no -cost lease to the
recipient.
. Salvation. Army (24 family units) : The Salvation Array has
proposed to operate 24 existing family housing units a
emergency/transitional housing in the Northeast Housing Area
currently existing at MCAS Tustin. It is estimated that proposal
would accommodate approximately % of the unsheltered
homeless identified in the 'Tustin and Irvine Communities. The
Salvation Army operates other similar programs in the County.
The proposal would provide emergency/transitional housing to
homeless families filling an identified need "gap" in the
continuum of care approach. The Salvation Army is
organizationally and financially capable of providing the
service proposed. The IRA's approval is conditioned upon the
following:
■ The LRA requests transfer of any property from IoI to
the LRA who will provide a no cost lease to the recipient.
■
It is the IRA's intent to request an economic
development conveyance of existing housing and to work
with a private developer to renovate the units and then to
lease 24 renovated units to the recipient. The recipient
will have all responsibilities for the units except for
holding title with the LRA establishing maintenance and
management conditions in the lease which will apply to
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page -2
Chapter 2 • Plan Description-
the
units. The LRA will retain the right to provide to the
applicant an equal number of units elsewhere on the base
r off-site if development plans reqw*re the use of the
buildings. In the event, an EIEC application is not
approved on the existing housing for the IRA, the LRA
will identify with agreement of the Salvation Army
actual building numbers for transfer to the IRA and lease
of the 24 units to the Salvation Army.
. Orange Coast Interfaith Shelter 6 family unfits: Orange
Coast Interfaith Shelter CIS proposes to provide six family
units of transitional housing located within the northeast
Housing Area which could be located in one -plea. All units
would be two bedroom units. OCIS owns and operates similar
facilities in the region and is organizationally and fiscally
proven to be sound, competent and capable of operating the
proposal. The provision of transitional housing to homeless
families would fill an identified need gap in the conrnunity's
continuum of care approach as identified within its HUD
approved Consolidated plan. Also, the program envisions
linkages with education, job training, employment and other
services intended to break the cycle of homelessness and
poverty.
The ms's approval is conditioned upon the sarne conditions
for transfer as are discussed with the LRA's approval of the
transitionary units for the Salvation Army.
. Families Forward (formerly Irvine 'temporary Housing (14
family units): Families Forward requested 13 transitional
housing opportunities for homeless families, The IRA
recommended approval of their use of 1.4 units to be located in
one -plea, and two -ple es. Units are to he dispersed in the
Southeast Mousing Area at MCAS Tustin (City of Irvine).
Families Forward currently owns and operates several similar
facilities in the City of Ervine. The organization is fiscally and
organizationally sound and has shown that they are capable of
operating these additional facilities at this time. Although not
currently anticipated to be linked to service opportunities
proposed for MCAS Tustin, Families Forward's program sloes
provide educational, housing and vocational training
opportunities to clients to ensure that the cycle of homelessness
can be permanently ended and participants provided the toots
to once again become contributing members of the community.
Also, the proposal would fill a need "gap" identified by the
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 2-43
Chapter 2 • Plan Description
City of Irvine's Consolidated Plan, assisting that community in
their continuum of care approach.
The LRA's approval is conditioned upon the sane conditions
for transfer as aro discussed with the LRA's approval of
transitionary units for the Salvation Army.
5. DOVE Housing (6 family units): Dove Housing proposed to
originally provide 20 emergency transitional housing
opportunities for homeless families. The LRA would approve
their use of six units to be accommodated in one -plex. Dove
Housing is experienced in owning and operating similar
facilities, especially emergency shelter programs elsewhere in
the County. The proposal to serve homeless families would frill
a homeless need "gap" in the continuum of care approach
identified by the community. The proposed program would
promote coordination with support service providers, school
districts, etc., and encourages linkages with job training,
employment and a uc tion oppoftunities provided within the
proposed Meuse Plan and community at large.
The LRA recommends the same approach for transfer with the
LRA's approval of transferring wits for the Salvation Army.
C. Additional Elements of The Reuse Plan Which Will Support The
Continuum Of Care Concept
In addition to those homeless service providers recommended as part of
the Reuse Plan, the Reuse Plan contains a number of other features which
support HUD and the community of continuum of care model as follows:
■ Private sector opportunities are provided to create a balanced mix of
housing types on the base. It is recommended that 15% of units
located within existing dwelling unit neighborhoods on the base
would be dedicated within the Very Low, Low and Moderate to income
levels with the remaining wits to be reserved for market rate
housing. The 50 transitional units to be leased by the LRA to
homeless service providers would be identified in the Very Low and
Love income household category. Of the 15% of the retained uni
Chapter 2 • Plan Description_
approval to ensure conformity with the Housing Element of the Cit 's
General Plan and any provisions of California Community
Redevelopment Law in the event a Redevelopment Project Area is
created).
With transfer recommended of to child care facilities to the City of
Tustin, opportunities will he provided for access for all to main-
stream child care facilities on the base and in wi
Chapter 2 • Plan Description
2. . ' Economic Development Conveyance
The LRA is extremely interested in pursuing an Economic Development
conveyance over portions ofthe base to facilitate job creation and rapid
property transfers.
If property is conveyed to the ITA through an economic development
conveyance, the LRA will have maximum control over reuse of the site.
'Where are several advantages to the economic development conveyance
option. The LRA will have complete control over the rehabilitation,
redevelopment and disposition of the property. Problems associ
Chapter 2 # Plan Description
2.3.9 Summary of Recommended Reuse Plan
Conveyance Methods
Figure 2-3a shows the proposed conveyance methods for property as
originally recommended by the IRA. Fable 2-3 also provides a narrative
summary of recons ended conveyances as discussed in the previous
subsection.
MCAS Tustin specific PI n Reuse Plan City of Tustin
Page2-47
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Chapter 2 • Plan Description
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MCAS Tustin Specific Planl eu a Plan --- City of Tustin
Page 2-52
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Chapter 2 • Plan DescriDtion
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MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 2-52
Chapter 2 • Pian Description
2.4 SUMMARY OF REVISED/SUBSEQUENT DISPOSAL
DECISIONS
In or about October 1996, the Tustin City Council approved the MCAS
Tustin reuse Plan and subsequently amended the Plan in September 1998.
On January 16, 2001 the 'Tustin City Council certified the Final
Environmental Impact Statement/Environmental hnpact Report
(FEIS/FEIR) for the Disposal and Reuse of MCAS Tustin and adopted
General Plan Amendment 00-001 which incorporated into the Reuse Plan
land use designation into the General Plan for that portion of MCAS
Tustin within the City of Tustin. The Department of the Davy published
its record ofDecision (ROD) approving the F IS/F I . as the
environmental documentation for the disposal ofsurplus federal property
t INCAS "Tustin on lurch 2, 2001 and approving the Reuse Plan, as
amended.
Following an extensive review of the City of ustin's Economic
Development Conveyance FTC Application and other requests for
property at MCAS Tustin, the Department of the Navy approved the
conveyance of only a portion ofTu tins requested EDC properties and
approved additional properties that were not originally included in the
EDC Application. Conveyance of property to the City of {Tustin was
officially approved with the execution of an Agreement Between the
United States of America and the City of Tustin, California for the
Conveyance of a Portion of the Fornrner Marine Corp Air Station Tustin
(The "Navy Agreement") dated May 13, 2002. The Agreement pro idcd
for the phased conveyance of approximately 1,153 acres at the former
MCAS Tustin as shown on Figure 2-3(b) and located within the City o
Tustin and all utility systems at the former f anility (within both the City of
Tustin and City of Irvine jurisdictional boundaries) and certain personal
property items. The Navy Agreement also identified parcels that the Navy
would auction to private developers (identified as Govenunent Parcels on
Figure 2-b. Following conveyance of the EIEC property from the Navy
to Tustin, the Agreement has the following results with respect to other
agencies and their original IRA recommended or denied requests for
property.
A. City of Tustin.
1. The Davy will convey directly to Tustin all of Parcel 1 (a
previous Department of Education request).
2. The Davy will convey directly to Tustin all of Parcel 1.9 a
previous Department ent of Education request),
MCAS Tustin specific PlanlReuse Plan City of Tustin
Page 2-55
Chapter 2 • Pian Description
B. In the event the Orange County Sheriff withdraws its request for 1
acres (all of Parcel 2), the Navy will ultimately convey the site t
Tustin.
C. Santa Ana Unified School District. Tustin will convey approximately
twenty-two 22 acres of Parcel 1 to the Santa Ana Unified School
District "SAUSD") (or otherwise dispose of such 22 acres, as agreed
to by the City and SAUSD in a Settlement and Release Agreement
dated May 10, 2002).
D. Rancho Santiago Community College District. Tustin will convey
approximately fifteen 1 acres ofParcel I to the Rancho Santi .go
Community College District "RSCCD" as agreed to by the City and
RSCCD in a Settlement Agreement dated February 28, 2002.
E. South orange County Community College District~
1. Tustin will convey the balance of Parcel 1 (less the tasty -to
(22)acre portion set aside for SAUSD) to the South Orange
County Coz aunity College District "S CLCD" , provided
that SCCCD unconditionally consents to the expansion o
RSCCD's boundary to include the property in Parcel 1 to be
transferred to RSCCD; if S CLCD does not so consent b
May 1, 2002, Tustin will convey the entire Parcel 1, exclusive
of the 22 -acre portion set aside for SAUSD, to RSCCD.
2. 'Tustin will convey the northern portion of Parcel 19 to
SDCCCD, provided that SDCCCD unconditionally consents to
the expansion of RSCCD'sboundary to include the property in
Parcel 1 to be transferred to RSCCD.
. Tustin will convey Parcel 2 to SCCCD, provided that
SCCCD unconditionally consents to the expansion of
RS C CD' s boundary to include the property in P arc el I to be
transferred to RSCCD and, provided ftuther, that the County o
Orange Sheriff withdraws its request for Parcel 2.
City of Tustin - - MCAS Tustin Specific Planl euse Plan
Page2-56
Chapter 2 • Plan Description
EDC Conveyance Map
`.... ......
„_..,.W..�; Economic, Developmeni Conveyance
7
Public onv an e
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RED 13Y
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City Boundary and Tustin Ranch RoadMamer Avenue
alignment are carr cby depicted on Figure -1 THIS IS A GRAMIC REP E �-MATION OF A RLANN114GIENGINCEPING CONCEPT, FINAL
DPSGJq SOW TIONS (LOCATION AND SONG) WILL BE PROPOSED AND REV EWED AS PAIN
OF SUBSEQUENT APPROWS NEEDED BY THE RESP E T AG E NY VOTH .JURISDt TION.
`Bose bound ry along the Santa Ana1Sanla Fe Channe! is along the rah s0e ok the
THE char nell beNveen Fdin and the V)anne4l.
PLANNING
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Parcel Boundary
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7
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City Boundary and Tustin Ranch RoadMamer Avenue
alignment are carr cby depicted on Figure -1 THIS IS A GRAMIC REP E �-MATION OF A RLANN114GIENGINCEPING CONCEPT, FINAL
DPSGJq SOW TIONS (LOCATION AND SONG) WILL BE PROPOSED AND REV EWED AS PAIN
OF SUBSEQUENT APPROWS NEEDED BY THE RESP E T AG E NY VOTH .JURISDt TION.
`Bose bound ry along the Santa Ana1Sanla Fe Channe! is along the rah s0e ok the
THE char nell beNveen Fdin and the V)anne4l.
PLANNING
CENT
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AICAS ufl z Sc PlanlRelise PlanCiti, of vistin
igav t,
Chapter 2 • Plan Description
77is page intentionally left blank
City of Tustin MCAS Tustin specific Plan Reu a Plan
Page2-58
Chapter 2 * Plan Description
F. Homeless Service Providers
The Base Closure Task Force in the development of the Reuse Plan
for MCAS Tustin and related Homeless Assistance Submission
detailed a strategy for accommodating homeless needs at the former
base in both Tustin and Irvine. The Base Closure Task Force
unanimouslyreco=ende (including the Task Force representative
from the City of Irvine) the provision of certain family transitional
housing. The Reuse Plan identified fourteen 1 units within the
City of Irvine {Parcel 37) and thirty six units with the City of
Tustin (Parcels 34 and 3 and recomended that the Department of
the Davy either; 1 convey the units to the City and then the City
would negotiate the sale of the units and subsequent leasing within
Tustin's jurisdictional limits to the Salvation Army (24 family units),
the Orange Coast Interfaith Shelter fannily units) and Dove
Housing family units) and in Irvine's jurisdictional limits to
Families Forward (14 family units); or in the event that the
Department of the Navy did not approve conveyance to the City, it
was the desire that the Department of the Davy make a direct transfer
of the units to the homeless providers.
--. Unfortunately, the Department ent of the Davy rejected a portion of the
Economic Development Conveyance Application for MCAS Tustin
in particular the proposal to acquire the property on parcels 35 and 37
(which contain housing units). The Department of the Davy working
with the General Services Administration has decided to sell the two
parcels through an auction process. With this decision the
Department of the Davy has also decided not to convey units directly
to a homeless service provider. The decision also precludes Tustin
from being able to specifically acquire and convey the 14 units
within the City of Irvine directly to Families Forward. (In the case of
units in Tustin, provisions in the Reuse Plan permitted homeless
accommodation to be distributed on Parcels 34 or 35. The City has
acquired Parcel 3.
As a result of the Department of the Navy's decision on the 14 units
in Irvine, the City of Tustin does not have the authority over the
property, either as a property owner or as a project -reviewing agency
able to condition a future development proposal, to ensure the
provision of the recommended 14 -units to Families Forward. It i
within the Department of the Navy's or the City of Irvine's sole
control and authority to make such commitments. The Department o
the Navy has also taken the position that it is Irvine's responsibility
to implement the Reuse Flan within its jurisdiction. Provisions of the
Reuse Plan contained in Chapter 3 as reviewed and recommended by
the City of wine and as evaluated in the FBISFBIR committed
As Tustin specific PlanlReuse Plan City of Tustin
Page -9
Chapter 2 • Plan Description
Irvine to establish specific housing requirements at the time
development project approval occurs to ensure that any
reuse/development of Planning Area 22 (Parcel 37) achieves at least
14 wits for transitional housing.
G. Tustin Lined School District
Although not subject to the Navy Agreement, the following
additional conveyances of EDC property will occur.
1, Tustin will convey to the Tustin Unified School District
(TUSD)parcel 17 n approximate 40 acre site) for
development of a high school and parcel 31 (ars approximate 10
acre site) for development of an elementary school. Both sites
are previous Department of Education requests by the TUSD.
Conveyance is subject to the following conditions;
a) The Department of the Navy's issuance of a Finding of
Suitability to Transfer FOST each parcel,
b Prior to transfer to TUSD, TUSD shall not contest to the
potential expansion of the SAUSD boundary to
accommodate a 22 acre SAUSD elementary school, if
SAUSD elects to receive said 22 acre site from Tustin
pursuant to the City and SAUSD Settlement and Release
Agreement dated May 10, 2002.
c Prior to transfer, TUSD eaters into an agreement with
and acceptable to the City as required by Section 2.0 of
the Agreement between the City of Tustin and TUSD
regarding transfer of school sites and other mitigation
measures dated October 21, 1996.
d The grant deeds for conveyance of properties to TUSD
shall contain provisions requiring that TUSD use said
parcels it receives from Tustin solely and continuously
for the proposed educational use for a period ofnot less
than thirty 3 years. The Tustin may not sell, lease or
sublease, rent, mortgage, encumber of otherwise dispose
of the property without the prior consent of the City of
Tustin.
H. All Conveyances by City `" By Quitclaim
The City would intend to convey fee title subject to all terms and
conditions of the Navy Agreement and each Quitclaim Gleed
applicable to any agency parcel. Upon conveyance of any parcel to
City of Tustin MCAS Tustin specific Plan Reuse Plan
Page2-60
Chapter 2 • Pian Description
the agencies noted above, the agenci
Chapter 2 • Plan Description
Without the Base, it is likely that connections would have been made
between Tustin Ranch Road and Von Karman Avenue, Valencia
Avenue and Moffett Avenue (this actually exists as an on -base
roadway link) and the east and west sections of Varner Avenue.
Future Capacity l eeds: The Plan creates capacity needs in an area
which has minirnal reserve capacity for the future. In essence, the
Plan has to create its own capacity. An effective way of creating
"new'l capacity is to provide thr -traffic links across the Plan area.
This has the effect of diverting some non -Plan area traffic from the
adjacent parallel roads, thereby making some capacity available on
those roadways.
2, 5,2 Roadways
The roadway plan for the Plan features the key conceptual elements
discussed above: a north -south link (Tustin Manch Road) and an east -west
link (Warner Avenue), with a unifying internal loop roadway.
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A. Typical roadway Standards
Typical roadway standards for the MCAS -Tustin Reuse Plan
roadway system were developed from the Tustin and Irvine General
Plans and the City of Tustin's "Minimum Design Standards for Public
Works Improvements Constructed Within Public Right -of -Way or
hnprovem nts to be Maintained With Public Funds". Within the City
of Irvine, Irvine roadway standards will apply to both public and
private roads if Irvine chooses to upgrade thein to city standards. Six
roadway classifications for the backbone onsite system will be used;
major arterial highway, primary arterial highway, secondary arterial
highway, local collector, local street, and private street. The
following is a brief description of the proposed roadway
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page2-62
ChapLer 2 • Plan Description
classification system that will be used in the Plan. The typical
roadway standards are also shown on Figure 2-4.
1. Major Arterial - Eight Lanes: An eight lane major arterial
has a mim* rum 144 foot right-of-way and a curb -to -curb
pavement width of 126 feet and includes a median island. The
major arterial carries a significant volume of regional traffic
and does not typically have sidewalk or on -street pig
provisions.
2. Major Arterial - Six Lanes: A six lame major arterial has a
minimum 120 -foot right-of-way, a curb -to -curb pavement
width of 102 feet, and includes a landscape median island,
Class II bicycle lanes and sidewalks. Major arterials carry a
significant volume of regional traffic and does not have on -
street parking.
3. Primary Arterial: A primary anterial has a minimum 1 00 -foot
right-of-way, a curb -to -curb pavement width. of 84 feet and
includes four gavel lanes, landscape median island, Class II
bicycle lanes and sidewalks.
4. Secondary Arterial: A secondary arterial has a minimum 92 -
foot right-of-way, and includes four travel lanes, painted
median for left turn lanes, Class II bicycle lanes and sidewalks.
The Gig's standard for a secondary arterial was modified in
order to provide the painted median and Class II bicycle lames.
. Local Collector: Local Collector is a new City standard street
section that was developed to specifically address traffic
volumes generated by the project. A local collector has a 7 -
foot right-of-way and includes two travel lanes, pai
Chapter 2• Plan Description
Typical Roadway Standards
8-1 AE MAw= AiTtIUAL IW*
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MC4S Tiestin S cx c PlanlReuse Plan City of natin
Figure 2-
Chapter 2 • Plan Description_
. Private Street: Private streets will also be permitted and
standards for their construction will be identified in the Plan.
Private sheets include existing streets serving existing
developments as well as future streets for proposed
development areas
Major and secondary arterial intersections should be designed
to maxmil a capacity. Design ign features may include the need for
additional right-of-way to accommodate dual left -turn lanes
and designated right -turn lanes. Lane geometry for the major
intersections in the Specific Plan can be found in the Base
Reuse Traffic Report, Appendied to the ES.
In certain instances, it may be desirable to incorporate variations to
the standard cross-sections for certain roadways or sections of
roadways to satisfy intersection capacity requirements, or create
visual identity and landscaping opportunities. Such variations would
be subject to approval of the Tustin or Irvine City Engineer, as
applicable. An off -center or non -symmetrical design may be
appropriate where conditions are different on opposite sides of the
highway, particularly with respect to such factors as the adjacent land
uses, sidewalk and landscape treatment, parking lanes, utilities, and
bikeways. The roadways of the Specific Plan are classified as follows
and shown on the Circulation Plan (Figure -.
MCAS Tustin Specific Plan R use Plan City of Tustin
Page 2-65
Chapter 2 • Plan Description
Ais page intentionally left blank
City of Tustin MCAS Tip 'r' Spec{fi Plan use Plan
Page -66
5w
V0.
IS
FIST#
Chapter 2 • Plan Description
Circulation Plan'
LEGEND
S -LANE MAJOR ARTERIAL
= B" LANE MAJOR ARTERl
PRUARY ARTERIAL
m SECONDARY ARTERIAL
• LOCA.. COLLECTOR STREET
* LOCAL. STREET
EASTWO 64 STOP/TIJRN OUT
City Boundary and Tustin Rzxh Road borer Avenue
aWnw t are correcUy depkW on F'r ure -1
m PRCP0SW BUS STS
PR SM BUS TURNOUTS
- ExIS11W OR via504ALS
s GRADE AI)D
- INT tCHANGV O ASS
• 166CM TUSTIN BOUNDARY
i SPECFIC PLAN OWNDAR
"S IS A G"C REPRESEN TION OF A PLANNNGwSh*NEMNG CONCEPT. FKk1
THE D N 5 110M POCA71ON AND SING) WIC BE PROPOSED AND RWEVVW AS PARI`
PLANNING OF MEQUWT A KNALS NEEDED aY T4 RMCTW AGENCY WITH .J =DCTKX
CENTER
CAS Tustin Specij7rmlReuse Flan
City 0 T14stin
Figmre 2-3
Chapter 2 • Pian Description
Vias page intentionally left blank.
City of Tustin WAS Tustin specific PlarL R use Plan
Page 2-68
Chapter -2 • Plan Desc ion
B. Specific Plan Roadways
1, M j or Arterials - Eight Lanes
a) Jamboree Road
Jamboree Load is classified as an eight -lane major
arterial from the SCRR /OCTA Railroad, north o
Edinger Avenue, to Barranca Parkway. Jamboree Road,
in this zone forms the transition area for the southerly
terminus of the west leg of the Eastern Transportati
Chapter 2 • Plan Description
Jamboree Road and from Peter's Canyon Channel to
Harvard Avenue. Additional conveyances may be
required at intersections from Red Hill Avenue to
Jamboree to accommodate intersection improvements.
2. Major Arterials - Six Lanes
a) Tustin Ranch Road
Tustin Ranch Road is classified as a major arterial from
Edinger Avenue to Barranca Parkway, including an
interchange at Edinger Avenue. There are eight
interchange alternatives under consideration by the City
of Tustin including a double loop interchange, and an
urban -arterial interchange. All current intersection
alternatives are grade separated.
+
F -r. •
r
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b) Warner Avenue
Warner Avenue is classified as a major arterial facility
with six lanes from Red Hili Avenue to Valencia South
Loop Road. There are two alignments currently being
proposed for this segment of Warner Avenue. + r
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. Warner Avenue is
classified as a primary arterial from Valencia South Loop
Road to Harvard with four travel lanes and Class 11
bicycle lanes.
c} Edinger Avenue
The long range plan for Edinger Avenue calls for the
improvement of the roadway to Major Arterial standards.
The City of Tustin will request approximately six feet of
City of Tustin MCA S Tustin Specify" PJanlReu a Plan
Page2-70
Chapter 2 • Plan Description
right-of-way along the south side ofEdinger Avenue
from approximately 1,300 feet east of Red Bill Avenue t
approximately 2,400 feet west of Jamboree load as
public conveyance. Additional conveyances may be
required at intersections to accommodate necessary
improvements.
. Primary Arterial
a) Warner Avenue
warner Avenue is classified as a Primary Arterial from
Valencia South Loofa Road to Harvard Avenue with four
travel lanes and Class II bicycle lanes.
b) Harvard Avenue
Harvard Avenue is classified as a Primary Arterial from
Edinger Avenue to Barranca Parkway. It is anticipated
that the site may need to dedicate right-of-way t
accommodate the widening of intersecting streets and an
additional five feet along the west side of Harvard
Avenue within the City of Tustin to accommodate
sidewalks.
. Secondary Arterial
a) Valencia North and South Loop Road
Valencia forth and South Loop load is classified as a
Secondary Arterial with two travel lanes in each direction
and Class H hike lames, Valencia North Loop Road starts
at Red Hill Avenue and extends to warner Avenue. South
Loop Road extends from warner Avenue to Armstrong
Avenue.
b} Armstrong Avenue
Armstrong Avenue is classified as a Secondary Arterial
with two travel lanes in each direction and Class II bike
lanes from Barranca Parkway to Valencia forth Loop
Road.
c} West Connector
The west Connector is classified as a Secondary Arterial
with two travel lames in each direction and Class H bike
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page2-71
Chapter 2 • Plan Description
lanes from Edinger Avenue to Valencia Forth Loop
Road. The west Connector is the roadway located west
of Tustin Ranch Road.
d} Harvard Avenue
Harvard Avenue is classified as a Secondary Arterial
from Edinger to the railroad right-of-way.
e) East Connector
The East Connector is proposed to be classified a
Secondary Arterial with to travel lames in each direction
and Mass II bike lanes from Edinger Avenue to Valencia
North Loop Road. The East Connector is the roadway
located East of Tustin Ranch Road.
. Local Collector
a) Moffett Avenue
Moffett Avenue is classified as a focal Collector Street
with two travel lanes (one in each direction) and
sidewalks from Harvard Avenue to Valencia North Loop
Road.
b) Marble Mountain Road
Marble Mountain Road is an existing local street that has
an existing right-of-way width of 60 feet with 2 travel
lanes (one in each direction) and sidewalks. It is the City
of Irvine's intention to widen the existing right-of-way to
local collector standards. The street provides access to
the existing base housing (south of blamer Avenue and
between peters Canyon Channel and Harvard Avenue)
and will also provide access to the future neighborhood
park and school.
. Local Street
a) Lansdowne Road and Severyns Road
Lansdowne Road and Serns Road are existing streets
that will be improved to public Street standards that will
connect to Valencia North and South Loop Road and will
provide access to the dcato.. Village, the
Community Park, future housing, as well as the existing
City of Tustin MCA S Tustin specific PlanlReuse Plan
Page2-72
Chapter 2 • Plan Description
base housing (Tustin Villas neighborhood. The right-of-
way width will be 60 feet which includes two travel lanes
(one in each direction) and sidewalks.
b) Other Potential Local Streets
Although not shown on Figure 2-5, the City of
may desire the installation of a local street connecting
Warner Avenue with the City of Tri
Chapter 2 • Plan Description
base will be required to dedicate any required right-of-
way to accommodate the improvements.
e) Harvard Avenue
Harvard Avenue is an existing four lane facility which
will need spot widening and improvements along the
west side. The base will be required to dedicate any
required right-of-way necessary to accommodate the
improvements.
. Private Street Standards
The following private street standards are applicable within the
City of Tustin. within Irvine, the City of Irvine's roadway
standards shall apply.
a} Private Streets
Private streets for attached and detached residential
dwellings with no parallel parking within the travel
way shall have a ru um paved width of 28 Feet.
• Private streets for attached and detached dwellings
where on -street parallel parking will be limited to one
side only shall have a minimum paved width of 32
feet.
• Private streets for attached and detached residential
dwellings with on -street parallel parking permitted on
both sides of the street shall have a rinirurn paved
width of 36 feet.
The total right-of-way for purposes of determining
Mi-mmumn paved width and establishing setback lines
for attached and detached residential products shall
include the paved street width and any parkway in
accordance with Standard B102 of the City's
Construction Standards for Private Streets, Story
Drain andOn-Site Private Improvements.
Sidewalks shall be provided on a private street for
attached and detached residential products in
accordance with Standard B102 of the City of
Tustin's Construction Standards, Storm brain and
On-site Private hnprovements and subject to
compliance with applicable accessibility
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page 2-74
Chapter 2 • Plan Description_
requirements ofthe American Disabilities Act, Title
4 of the Unifonn Building Code as locally amended,
and the Department of Housing and Urban
Development's Fair Housing Accessibility
Guidelines.
• Shared driveways for detached residential products
shall be prohibited except within private courts.
All private streets and related improvements shall be
constructed accordance with the City of Tutin's
Construction Standards for Private Streets, Storm
Drain andOn-Site Private Improvements.
b Private Drives
Private drives for attached and detached residential
products with perpendicular parking outside of the
travel way shall have a minimum paved width of 24
feet. a ee t as otherwise a.-ooroved by the ...Director of �
Public works.
The maximum number of attached dwelling units
served by a private drive shall be 87 units. For
detached residential products, the private drive shall
not be more than 150 feet in length and serve no
more than 6 dwelling units. In determining the
maximum 150 -foot length of a drive, an extension of
the right-of-way line for the street the drive takes
access from shall be drawn across the drive entrance
and measurement shall be taken to the end of the
private drive or shared driveway. Minor punchouts
which are not more than 3 feet in length at the end of
a private drive shall be excluded in calculating the
maximum length of a court.
• where private drives dead-end, they may end in cul-
de-sacs, hammerheads or punchouts as long a
adequate maneuverability and turning radius is
provided for vehicles, including emergency vehicles
and trash trucks.
• The total right-of-way for purposes of determining
mimmuun pawed width and establishing setback limes
for attached residential products shall include the
paved street width (and sidewalks when required).
MCAS Tustin S ecific P1enlReuse Plan City of Tustin
Page 2-75
Chapter 2 • Plan Description
The total right-of-way ` r peroses ofdetermining
mu=um paved width and establishing setback linos
for detached residential products shall include the
paved street width and parkway in accordance with
Standard B102 of the City's Construction Standards
for Private Streets.
Sidewalks shall be provided on private drives for
attached and detached residential products as a
condition of design review or subdivision approval to
ensure adequate and safe pedestrian circulation and
compliance with applicable accessibility
requirements of the American Disabilities Act, Title
24 of the Uniform Building Code as locally amended,
and the Department of Housing and Urban
Development's Fair Mousing Accessibility
Guidelines.
Shared driveways for detached residential products
shall be prohibited except within private courts.
Except as provided in this subsection, all private
drives and related improvements shall be constructed
in accordance with the City's Construction Standards
for Private Streets, Storm Drain andOn-Site Private
Improvements for private streets.
c Private Courts - Detached Residential Products Only
A private court shall consisted of a combination of
private streets and/or private drives which tale access
from a main backbone street system within a
detached residential development and which serves
no more than 12 dwelling units.
• The primary entrance to a private court may be
considered a private drive if the court is no more than
150 feet in length and serves no more than 6 dwelling
units. In determining the maximum 150 -foot length
of a drive, an extension of the right-of-way line for
the street the drive takes access from shall be drawn
across the end of the drive entrance and measurement
ent
shall be taken to the end of the private drive or shared
driveway. Minor punchouts which are not more than
feet in length at the end of a private drive shall be
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 2-76
ChqpLer 2 • Plan Descrition
excluded in calculating the maximum length of a
■
ve.
The mft imurn paved width of a private drive may be
24 feet with no parallel parking permitted within the
travel way. Under all other cases, the primary
entrance to a private court shall be considered a
private street and shall have a minimum paved width
of 28 feet with no parallel parking permitted within
the travel way, or the mini
Chapter 2 • Plan Description
Dousing and Urban Development's Fair Housing
Accessibility Guidelines.
Where private streets and drives terminate within a
private court, they may terminate in cul-de-sacs,
hammerheads or punchouts as long as adequate
width, maneuverability and turning radius is provided
for vehicles, including emergency vehicles and trash
trucks.
Decorative paving treatments such as concrete
banding asphalt scored concrete, colored
concrete and/or interlocking pavers shall be used in
the private court.
• In private courts, shared driveways shall only be
permitted to access the last two dwelling units on a
private drive or street which are located across the
court from each other. The throat entrance to such
shared driveway shall not be less than 20 feet in
width and no more than 25 feet in length and
improved with a decorative material which
differentiates it from the other portions of the private
court. The travel way on a shared driveway shall not
be less than 24 feet. The building setbacks from
shared driveway shall be from the eche of the travel
moray. The shared driveway shall be considered when
determining the length of a court and whether said
court needs to be accessed by a private street or
private drive as required by subsection "b" above.
Except as provided in this subsection, all private
streets, drives and related improvements within a
private court shall be constructed in accordance with
the City of T xstin's Construction Standards for
Private Streets, Storm Drain andOn-Site Private
Improvements for private streets.
2.6 RECREATIONAL BIKEWAY/TRAIL CONCEPT PLAN
The RecreationalBikeway/Trail Concept Plan provides an opportunity to
complete vital links necessary for a comprehensive regional system as
well as improved local system. There are three planning agencies involved
in the implementation and maintenance of the bikeway/trail system for the
Plan and adjacent areas: the City of Tustin, Grange County Public
City of Tustin MCAS Tustin Specific P1arV Buse Plan
Page 2-78
Chapter 2 • Plan Description
Facilities and Resources Department (PFRD), and the City ofane. Each
f these agencies have developed their oven recreational bikeway and trail
master plan to efficiently move cyclists within the respective communities
served. Ongoing interagency coordination will be required to address the
issues associated with bikeway and trail implementation.
The Recreational Bikeway/Trail Concept Plan calls for Class H on -road)
bikeways on each of the Specific Plan roadways, as shown in Figure 2 -
The Mass II system will provide a valuable link to the overall regional
system as well as ensure bicycle linkages between uses within the Plan.
The Mass H bikeway standards are consistent with the City of Tustin
General Flan, and are shown in Table 2-4 below. In addition to bikeways,
development of nen-residential land uses may involve the provision of
bicycle facilities, where appropriate, in accordance with the City's
Transportation Demand Management TDM Ordinance. These facilities
may include bicycle racks or parking facilities, and shover and locker
room facilities.
The Recreation Bikeway/Trail Concept Plan links to adj a ent on- and off-
road bikeways/trails as identified in Figure 2-. These facilities are part of
a local and regional network planned by the City of Tustin, County of
Orange and City of Irvine.
MCA S Tustin specific PlarVReuse Plan City of Tustin
Page 2-79
Chapter 2 • Plan Description
This page intentionally left blank
City of Tustin MCAS Tustin Specific Plan l ease Plan
Page 2-8
SO
R
Chapter 2 • Plan Description
Regional Bikeway/Trall Concept Plan
LEGEND
CLAW s # EK=MG OCPFI
• CLASS 1 - PROMISM OCPFRD
CLASS 1 - EXtSTING T STIN
- CLASS 1 - PROPOSED TUST1N
t CLASS 11 - EXMTING OCPFRD
CLASS 11 - EXPnRO TL> TIN
CLASS 11 # PROPOSED TUSTiN
Cky Bourrc#ar aid Twin Ranch RoadNftmer Avwue
ali meM are oomKZy depkW on Figure -1
THE
PLANNING
CENTER
MCAS T14ftin Specific PlanlRmre x 14
0 - CLAM - EMTWG RAE
- CLASS 11 - PROPOSED WINE
COUNTY ROUTE MJMBER
ETC TRANSirT ON AREA/GRADIE SEPARATED WER HANGE
* MCAS TUSTIN BOUNDARY
IRVW-/TUSTWSANTA ANA BOUNDARY
PECM " BOUNDARY
M 6 A C4WHC EPRESDMr A RANNNGIENDNEEMNG CONCEPT. FIWI
DESkGN SOLUMNS [LOCATION AND WG I WELL BE PROPOSED AND RE MEWED AS PAM
OF -MM" APMOVALS NEEDED BY THE RE:SPE EVi< AGENCY WMH JUMSDIMION.
City of TIMM
`i.fire 2-6
Chapter 2 • Plan Description
Ais page intentionally ac ,
City of Tustin MCAs Tustin Specific Plan Reuse Plan
Page 2-2
Chapter 2 • Plan Description
2.6,1 city of Tustin Bikeways
The Tustin General Plan dated February 1994, proposes three Class II
bikeways in the immediate Pian area., one facility Valencia Avenue
from ted Hill Avenue to Newport Avenue, extension of the Edinger
Avenue bikeway from Red Dill Avenue to Newport Avenue, and Tustin
Ranch Road bikeway from walnut Avenue to Edinger Avenue. In addition,
the General Plan follows the Count "s Master Plan for a proposed Class II
bike route on Red Hill Avenue and a Class I bikeway/trail on Barranca
Parkway. The Plan also proposes to remove the existing Class II on
Jamboree Toad north of Edinger Avenue to just south of 1-5. This is
consistent with the County Master Plan of Commuter Bikeways and the
immediate plans to upgrade this roadway to an eight -lane highway by the
Transportation Corridor Agencies in conjunction with construction of the
west leg of the Eastern Transportation Corridor.
TABLE 2-4
RECREATIONAL BIKEWAl ANS TRA L CLASSIFICATION
Class I Bike Path or Bike Trail
Provides a completely separated right-of-way designated for the exclusive n of
bicycles and pedestrians; crossflows with motorized vehicles n nini ed.
Sizing:
Minimum width for Mass I (two-way) is eight feet. Desirable ble width is 10-1 feet.
Minimum shoulder width of two feet each side.
M
in nu width for Class I (one-way) is five feet. Minimum shoulder width f" two
feet each side.
Class , Bike Lane
Provides a restricted right -of -war on a roadway's shoulder designated for the exclusive
or semi -exclusive use of bicycles with thrix travel by motor vehicles or pedestrians
prohibited; vehicle parking and crossflows by pedestrians and motorists peraitted.
Vehicle parking in a Mass II bike lane is not desirable and should be discouraged
and/or restricted where possible. Additional lane width (12 feet rnhinimum and 13 feet
desirable) shall be required if on -street parking is pennitted.
Sing.
Typical width of eight feet. A reduction in width to allow for restriping of an existing
roadway or for added turning lanes may be permitted. In such cases, a five foot width,
or gutter width Elus three feet, wbichcvcr is grcater, is the animumwidth.-....
References:
' Caltrans "Planning and Design Criteria for Bikeways in California"
County of Orange adopted standard Plans for Bikeways
s
City of TVstin General Plan., 1994.
MCAS Tustin Specific Plant se Plan City of Tustin
Page2-83
Chapter 2 • Plan Description
2.6.2 County of Orange Bid ewar s Tra lls
The Orange County Public Facilities and Resources Department PFRD
current master plan proposes to complete missing segments of the existing
bike routes for the regional system. This action will provide better
circulation by efficiently linking bordering coin inuni
Chapter 2 • Plan Description
portions of the base bikeways and trails located within the City of Irvine
are dependent upon the avai
Chapter 2 • Plan Description
The two parks in Tustin are within I� i h orh.00 G,
which will contain the majority ority new residential development within the
Plan. One of the parrs is to be located adjacent to a planned elementary
school in the southern portion of the hhorl, The parks
may contain active recreation facilities such as ball fields, multi -pose
fields, game courts, tot lots, and picric facilities, as well as passive open
space areas. Ancillary structures, such as restroorns, will also be permitted.
Pedestrian and bicycle access will also be provided to surrounding
residential meas. The parks in Tustin are estimated on the lurid Use Plan
Summary as five acres each. The minimum neighborhood park size i
three acres per City of Tustin standards. The final location, size, and
configuration will be determined prior to final subdivision map approval
or in coniunction with a Disposition a.d v ego men.t AR reeme
The neighborhood parr in the City of amine will be located adjacent to a
planned elementary (K-8) grade school, in the southeastern corner of the
Plan. The park may contain active recreation facilities, si .il to those
described above for the Tustin parks and may also include child care
facilities. Pedestrian and bicycle access to surrounding residential areas
will also be provided. The park is estimated on the Land Use Plan as eight
acres in size.
2.7.2 Community Parks
The Specific Plan provides for a 24.1 acre community park in the
no-rtliwest porti.op of the flan area. In additio a . acre active
c MUrnt� ark: would � e located, in he central 1201 -tion of the Man area
�.� .
s well as additional public and piivate pw- . and . . . e iea.s whIch
wil1 trere the Specific P1aii Area and be refer red to as the "'Linear
Pani ". The addItIonal comm.u.t 1 'ty park, and the linea - ark. sten will
in.clUde a variety of active and passive facilitl s.
7 7� %-F 4 A
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Mf ,
'reeveI %&Uo IN AL ki 14.11 %.f JL J1 & Jk &.911 9 %Jlev b LJ %'L AL P tpILL I I I C 1 %01 Q,
A 16e,1L. Upon completion, the community park will contain a wide
range of recreational facilities including softball, football, soccer, tennis,
basketball, racquetball, and volleyball facilities. The park will also contain
picnic areas, community center buildings, multi-purpose rooms, and
supporting uses. The 24.1 acre community park is intended to serve an
approximate population of 10,000 residents, which will include the Plan
area as well as a significant number of households in the southern and
western portions of Tustin.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 2-86
Chapler 2 • Plan Description
2,7-3 Urban Regional Paris
significant open space and cultural amenity within the Plan will be an
84.5 acre urban regional park to be owned, operated and maintained by the
County of Orange, Harbors, Beaches and Parks. If financially feasible to
preserve, the landmark wooden blimp hanger will be the focal point of the
parr. The hangar is listed on the National Register of Historic Buildings
and measures 1,088 feet in length, 297 feet in width, and 178 feet in
height. The federal Section 106 process requires consultation with the
State Office ofHistoric Preservation to establish mitigation measures,
including the possibility ofproviding ars interpretive center in the park, if
the Hangar is not retained. In either event, the park will have an historic
emphasis overall, and include outdoor recreation and the adaptive reuse of
a number ofexisting buildings. The park is in close proximity to the
corinnu.nity park and is situated to support and complement other adjacent
proposed uses.
The park may also contain general purpose turf areas, extensive tree
forestation, l allf fields, meandefing paths for walking and bicycling, tot
lots, courts for b l etb ll, volleyball, and tens and commercial
recreational uses and concessions. Existing buildings within the park site
�mgy .be reused to provide park programs, recreational classes,
training, educational and interpretive programs, park
maintenance/administration, animal shelter
,park ranger office, snack bar,
children's playhouse, and garage facility,
.. Section dl-Goff-Coufse
i
7
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2.8 SCHOOLS
Four local school sites are reserved on the Land Use Plan to accommodate
the student population growth estimated by the affected school districts in
Tustin and Irvine. The location, size, and configuration on the Land Use
Plan is generalised.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page2-87
Chapter 2 • Plan Description
Within the Tustin Unified School District, two 1 -acre elementary schools
(K-6) and one 40 -acre high school are planned. Within the h -vine Unified
School District, a 20 -acre elementary school K- is planned at the corner
of Barranca Parkway and Harvard Avenue. If any school shown on the
Land Use Plan is not needed or if the site acreage allocated is less than the
amount used for the school, then the unused acreage will be reallocated to
the underlying designation, as specified in the Statistical Analysis. Should
an acreage adjustment occur, the maximum number of dwelling units or
maximum square footage identified for the affected Planning Area would
remain the same.
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2,.9 DOMESTIC WATER PLAN
The domestic water concept plan (Figure 2-7) was developed in
consultation with The Irvine Bch water District Il wD . I WD is the
V
urisdictional agency responsible for providing domestic (potable) water
service to the Plan.
wD currently supplies domestic water to the base through a north -south
16 -inch pipeline in the center of the base. I VvD recommends abandoning
the existing military water mains in a phased manner and providing
service connections to developments through a new backbone system and
from existing water mains in adjacent roadways. �
v v w a a a t v �. t a v r r�Y v t t 3.f Ar�A/ !iF .A )Mry 5A1 Y M Lf iI M L 1 i kI %.F *. *Jt %7W i�R*,, f .X i %M ll. A Lf V 1 A %�f 4 LJ %.; "i�0 %V V J} ti %.0 Nf
kVilll`�K 14
14
y
. .. � •
It
The proposed system will serge areas west of Peters Canyon Channel and
will utilize Valencia Loop Road as the backbone ofthe loop system. The
proposed backbone domestic water system is shown in Figure 2-7 and is
based upon design recommendations proposed in the II wD water
City of Tustin MCAs Tustin Specific PlanlReuse Plan
Page2-88
Chapter 2 • Plan Description
Resources Master Plan. The Master Plan recommends that pipe systems
follow a loop pattern and provide service areas with multiple sources of
supply. These renunend.t�ons provide operational flexibility that will
prevent loss of service to an area should a source or pipeline fail. The
proposed domestic water system adheres to both of. these
recommendations.
Water will be acquired from the followi
Chapter 2 • Plan Description
'his page intentionally left blank
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page -0
VALENCIA
AVE
78" CMWD
WARNER
rrrrrru�r�rr
AVE
OC -58
LEGEND
- PROPOSM ROADWAY
- EMSTING DOMESTIC WATER Mels
w PROPOSM DOMESTI TATER BACKBONE
- NEW BME LIE
- MAS TUSTtN BOUNDARY
1RVW/TIJSTIWSANTA ANA BOUNDARY
SPECFIC PLAN BOUNDARY
THE
CNTER
M C4S Tivi-i r Specific is l lex
chapter 2 • Plan Description
domestic Water Pian
Wes:
CKy Boundary and Tusfin Ranch RvadAftmer Avenue
alignment are oormdty deortjd on Figure -9
THIIS 5 A GRAPHC REPMENTAMN OF A RANNI14GIENGWERNG CONCEPT. FIS
SIGN SOIATIM 90CAMN AND SONG) WI:L1 BE MPMo.AND ASMINVEDAS MM
OF SUB901JEW APMOVALS NEEDED BY THIS I IMP CM AGN Y MH JURIMI TION.
City of Twin
Figure -
Chapter 2 • Pian Description
This page intentionally left blank
City of Tustin ATA S Tustin Specific Plan Reuse Plan
Page 2-9
Chapter 2 • Plan Description
2.1 0 RECLAIMED WATER PLAN
Reclaimed (non -potable) water i
Chapter 2 • Plan Description
IRVVD has expressed interest in giving up ownership ofexisting well
properties on the northwest side of the site at Red Hill Avenue in exchange
for new well sites near the site's southern border. Well sites will need to be
negotiated between IRWD and the development. The exchange would
provide ars opportunity to develop these sites and integrate the new sites
into the planned business areas. The new well sites will be used during
peak periods to provide reclaimed water.
City of Tustin M S Tustin Specific PanlReuse Plan
Page 2-94
SCI
R
Chapter 2 • Plan Description
Reclaimed Water Plan
LEGEND
PROPOSED ROADWAY
- EXISTING RECLAMD WATM
PROPOSED RECLAIMED WATER
M A$ TUSTIN BOUNDARY
IRVINE TU TIN/SANTA ANA BOUNDARY
SPECIFIC PLAN BOUNDARY
Noes.
City Boundary and Tustin Ranch F oadllr'Irarner Avenue
afignmeM acre oorrecfy depicted on Figure -1
THIS IS A GWH4C REPRESENTATCN OF A PLANK NO1ENG1NEiE R04G COP PT. FIR4
DESIGN SOLLITIONS (LOCATION AND SIZING) WILL BE PROPOSED AND REVIEWED AS PART
OF SUBSE ENT APPROVALS NEEDED BY THE RESPECTIVE AGENCY WrN JURISDCXA.
THE
PLA[II
CENTER
MCAS "matin Specific Plan Rwtse Plan City Of Tystin
Figure -
E
Chapter 2 • Plan Description
This page intentionally left blank
City Tustin MCAS Tustin Specific PlarVReuse Plan
Page 2-96
ChapLer 2 • Plan Description
2.1 1 SANITARY SEWER PLAN
The Irvine Ranch water District I1 wD and Orange County Sanitation
District #7 (CSD -7) are the jurisdictional agencies responsible for
providing plan approval and sewer service to the Plan area. The IwD
and San District #7 have agreed to allow the IRVM to be the sole
responsible agency for provision of sewer service for the redevelopment of
the base.
IRWD recommends abandoning the existing sewer mains in a phased
manner and providing service to developments from connections through
a new backbone system.
eas vvzill I 11L- 19 -NF %11 eeni ite C. IL %ee r% '16 -IaH & %W V A %J V W k.3 %.� %A W %�VW AV IL f %�' I A %1 -m7 j 13 V W
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Conceptual plans for sewage conveyance backbone system from the site
were prepared in coordination with IRwD.
The site's existing topography favors or sewer flow towards the southeast,
therefore it may not be possible to take sewage flow northerly to the
existing 2 -inch sewer main in Edinger Avenue, The proposed sewer
system, shown in Figure 2-, flows south and connects to a proposed
sewer main in Barranca. Parkway. All parcels located west of Peters
Canyon Channel will discharge through this system. For the purposes of
this study, flow.towards'the north or to the west by gravity are assumed to
not a feasible. Sewage will be conveyed _L1._A%VAA. V T
through a new trunk system in
M4 Mnin
A=strong Avenue throw i Irvine.
Future studies, requiring accurate survey data and coordination with
IR D, will be rewired to determine.LJ A
final tie-in points, and each agencys maintenance responsibilities.
MCAS Tustin Specific Platy Buse Plan City of Tustin
Page 2.9
Chapter 2 • Plan Description
This page intentionally deft blank.
City of Tustin MCAS Tustin specific Plan Reuse Plan
Page 2-98
1
E ISTO
I PROPOS
SD -7
Chapter 2 • Plan Description
Sanitary Sewer Plan
LEGEND
PROPOSED ROADWAY
ST 10 SEWER
PROPOSED SEVER
w DRE1ION Of MOW
- INCAS TU TIN BOUNDARY
- VVANEfTUST1WSMTA ANA BOUNDARY
SPEMIC PLAIN BOUNDARY
THE
PLANNING
M GAS Tyu tin Specific PlanlRemje Pan
Io:
CP Boundary and Tustin Rand Road amer Avenue
0IignmenE ar a correct y depicted on Figure -1
IS 5 A GW"C REMS99A N OF A MANNWANG Mh G CSM, NNAL
DE,SGN SOWMM (LOCMN AND S1MG)-Mi BE MYNXED AND R641h+ D AS W
OF ,$SEQJENT AMMALS NEMM BY THE RESP- TIVE AGENCY YM AM%DC7K t.
City of Trutin
Figure -9
Chapter 2 • Plan Description
This page intentionally left blank
City of Tustin !MCAS Tustin specific Pan Re se Plan
Pepe2-100
Chapter 2 • Plan Description
Parcels located east ofPeters Canyon Charnel will be serviced by the
existing 45 -inch diameter IRWD main located in Harvard Avenue. The
Harvard main will serve as the backbone system for these areas; therefore,
no additional backbone sewer infrastructure is necessary for new
developments. However, it will be necessary to install new sewer pipe and
a lift station to transport sewage from the existing developments located
east of Peters Canyon Channel to the Harvard Avenue main. The proposed
pipe will ruin south along Peters Canyon Channel from the existing sewer
siphon just north of warner Avenue to warner Avenue where it will turn
east until it makes a connection with the Harvard Avenue main via a lift -
station.
2.12 STORM DRAINAGE PLAN
The proposed storm drain system was designed based on a -year return
frequency storm. The orange County Hydrology Manual, National
Method was used to determine the peak runoffs. A proposed major
backbone storm drain facilities to be developed in a phased manner within
the site have been identified on Figure 2-10. The proposed backbone
system is anticipated to provide a means for eliminating those areas on the
site which are within the 100 -year flood plain in a manner consistent_ it
the Final Runoff Manapenient Plan for Tustin Legacy.
9
The backbone system will follow the alignments of the major arterial
roadways, such as Armstrong Avenue, Valencia North and South Loop
Road, Tustin Ranch Toad, and warner Avenue. Utilizing the existing
storm drain system on the base in a permanent condition was not
considered a practical alternative. For the most part these pees are
undersized and will not serve the intended purpose. � _
novi arnue-, aUS rr •Y•
.
xAzpQ djapm-ad L IL A %�& IL� it Tr -,.?
%AA�p'Itla:n p t A IL 1 0 LJ wy 0 6 %hor I k IL T Y f*.4kP ��A %1 -NW -4 A A %,er%* h0t tEw) A.. :"Pr- ;a O%f OBLIL Ito tawim at
However, the existing 72 -inch reinforced concrete pipe (RCP) at the
intersection of Jamboree load and Barranca Parkway was considered and
was determined to be a viable option for the backbone system. The local
collector systems for each parcel will need to be studied as each parcel is
developed.
MCAS Tustin Specific PlarVReuse Plan City of Tustin
Page 2-101
Chapter 2 • Pian Description
This page intentionally lelan .
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page 2-102
SCRR
nAJLV
OAD
LEGEND
E STING REGKN& FLOOD CONTROL CHANNEL
;x .. - ,a - YEAR FLOOD ZONE
- PROPOSED ROADWAY
*PROPOSED STORM DRAIN
OMOTM or FLOW
MCA TUSTIN GARY
lR f TUSTl ISANTA ANA BOUNDARY
SPE IC PLEA! BOUNDARY
THE
PLANNING
CENTER
Chapter 2 • Plan Description
Storm Drainage Facilities Plan
Notes:
Cly Boundary and Tusbn Ran# RosdMbrner Avenue
alignmerd are oomKty deocted on Figure -1
TM tS A GRAPHIC R8lRESMQCN OF A KMI1WplEIGt*B#ING CONCEPT. FM
DESIGN SMLITKM J=ATION AND SONG) WU BE. K";OSp AND REAFMD AS FM
OF S1JOSEQUMT GALS NEEDED BY I> E REQ AGENCY WITK ANSIX 1C k.
VALENCIA
JFB� )
T REMAIN)
MCAS TAfJtin Specific PlanlRewe Plan City of Tait -in
sguv 2-10
5' R.O.
KANNEL 0
in
LEGEND
E STING REGKN& FLOOD CONTROL CHANNEL
;x .. - ,a - YEAR FLOOD ZONE
- PROPOSED ROADWAY
*PROPOSED STORM DRAIN
OMOTM or FLOW
MCA TUSTIN GARY
lR f TUSTl ISANTA ANA BOUNDARY
SPE IC PLEA! BOUNDARY
THE
PLANNING
CENTER
Chapter 2 • Plan Description
Storm Drainage Facilities Plan
Notes:
Cly Boundary and Tusbn Ran# RosdMbrner Avenue
alignmerd are oomKty deocted on Figure -1
TM tS A GRAPHIC R8lRESMQCN OF A KMI1WplEIGt*B#ING CONCEPT. FM
DESIGN SMLITKM J=ATION AND SONG) WU BE. K";OSp AND REAFMD AS FM
OF S1JOSEQUMT GALS NEEDED BY I> E REQ AGENCY WITK ANSIX 1C k.
VALENCIA
JFB� )
T REMAIN)
MCAS TAfJtin Specific PlanlRewe Plan City of Tait -in
sguv 2-10
Chapter 2 • Plan Description
This page intentionally def blank.
City of Tustin WAS Tustin Specific Planll Buse Plan
Page 2-104
Chapter 2 • Plan Description
The base housing located east of Peters Canyon Channel (Fac No. F06)
drains to the Peters Canyon Channel through the OCFCD Valencia Storm
Drain (Fac. No. F06SO2). T14is Q1wt;w= mou 16a au="tlu im4 c-iwpA A
determination of flood zones within the immediate area and identification
of appropriate mitigation will he required. Close coordination between the
City of Tustin, the City of Irvine and the OCFCD will be required t
accomplish this task.
The Project Reportfor the Peters Canyon Channelftom San Diego Creek
Channel to Sana Ana Freeway, dated September 1989, identifies the
improvements required to carry the 1 -year peak flows. The channel was
originally recommended to be reconstructed as a concrete rectangular
channel, with varying dimensions along its length. The Orange County
Flood Control District has included improvements to Peters Canyon
Channel in its -year plan for design and construction. Additional design
discussions will be needed to correspond to issues identified in the final
EIS/EIr for this project.
To the north of the base is the existing OCFCD Santa Ana -Santa Fe
Channel, This is an earthen -lined channel and is located north of Edinger
Avenue. The channel passes under the existing SORRA CTA Railway
Line and Edinger Avenue approximately 1,500 feet west of Jamboree
Avenue. This channel is currently undersized and causes a significant
amount of flooding along Edinger Avenue during severe storm flows.
OCFCD is currently assessing how to improve this channel; however,
funding for this improvement project is not budgeted in the near future.
The proposed storm drain plan includes five major onsite drainage areas
with mainline facilities, as well as improvements to the OCFCD Barranca
Channel. A. detailed description of each of these drainage subareas and the
facilities proposed to convey storm water is contained in the "Conmiunity
Facilities and Infrastructure Report' prepared by HI TT , dated July, 1995,
Due to the increase in runoff to the Barranca Channel from the proposed
redevelopment of the site, the channel may need to be modified along the
southerly edge of the project site. At this time the OCFCD does not have
any plans to improve Barranca Channel within this area. The ultimate
channel configuration has been previously identified by the OCFCD in the
Peters Canyon Project Report. The channel along the southerly boundary
of the base is proposed to be a 2 -foot wide reinforced concrete lined
vertical wall channel. The estimated length of this construction is 4,600
feet. The City of Tustin will meed to work closely with the OCFCD in the
development of the Barranca. Channel design. At the time of this report, it
is assumed that the project will have to bear any fair share costs to
improve the channel. However, OCFCD stated that opportunities exist for
cost sharing and must be discussed prior to project start.
WAS Tustin Specific Plan Reuse Plan City of Tustin
Page 2-10
Chapter 2 • Plan Description
The County of Orange Flood Control District has existing channel
easements for the Peters Canyon Channel, the Barranca Charnel, and the
Santa Ana/Santa Fe Channel. However, additional right -=war is needed
for intended improvements to each channel. with the exception of the
Peters Canyon Charnel right-of-way, which will he recommended as a
public conveyance, it is recommended that right-of-way for the Barranca
Charnel and Santa Ana/Santa Fe Channel be secured as an offer to
dedicate to ensure that only right-of-way actually necessary based on
irther designs for these channels will be ultimately taken.
etentlon basins were investigated to handle stoma flows in the
i I I A ot Se - Plan. - etention basins and/or swales
are feasible and can be incorporated into the design of the
eeuf&eco1Tun.uni.tX to reduce..peak flows acid vrovide treatment for water
qu lily puMoses. During a severe storm, th _i, *+.R ba ins wcatidai rnav be
subj ect t '. '..nndtion. After the storm flows have receded, the
eoufsebasins and swales I A ould drain back into the system. The use
of A- ��to detention basins will result in a reduction in pipe sizes and in
lower overall cost ofthe drainage srtem.dw
2.13 ELECTRICITY
Southern California Edison (SCE) 'is the jurisdictional agency currently
responsible for providing electricity service to the Plan area. However,
base closure law and recent utility deregulation permits provision of
electrical service through the Deal goven naent or through a third party
provider (not necessarily SCE). The site is presently served by four
substations (Chestnut, Bryan, Estrella &,Johanna) located off-site. The
service is provided by a network of overhead and underground electrical
lines. These lines will be removed and replaced in a phased manner with a
new underground electrical system in the Plan's arterial right-of-ways to
support the new land uses.
The proposed electrical backbone system is shown in Figure 2-11 and was
developed in coordination with SCE. 1t is estimated that 51,572 WA.
would be required to support the proposed land uses. According to SCE,
the existing substations have sufficient capacity to meet this demand.
Therefore, construction of additional substations will not be rewired.
According to SCE, it is anticipated Haat most non -housing area electrical
facilities would need to be replaced. Major facilities are antiquated and
may not be acceptable. Dousing areas east of Peters Canyon Channel are
currently served by a combination of master and individual meters.
-1- �- . ', ` * rte -t-1.110 A.
City of Tustin MCAS Tustin Specific Planll ease Plan
Page 2-106
Cha ter 2 *Plan Descri tion
� E istin facilities �' ��le replaced and
raster metered units will need to be converted to individual metering. The
INCAS Tustin Specific PlarVReuse Plan City of Tustin
Page 2-107
Chapter 2 • Plan Description
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City of Tustin orf Cil S Tustin Specific Pan F e use Plan
Page2-108
Ski
R
Chapter 2 • Plan Description
Electricity System
LEGEND
* FROPOM ROADWAY
EXtSTM ETFMTY
PRISED E ECTFqT
* MCAS TUSTIN 13OUNDARY
a UMEl USTWS NTA ANA BOUM)MY
- SPECFIC PLAN BOUNDARY
Notes:
Cityars B n and Tustin Ranch anch oadf arner Avenue
align= comedy depkied on Figur -1
W IS A QbV"C REpRESENVJ)ON Of A RANNNGWENGNEEMNS Cif. F
SGN SOWMM (=AMk AND SONG) WPROPOSED AND REVD AS PART
OF &BK-QLM ARMNALS NMD BY TRESPEME AGUCY WITH .]LIi E7 MN.
7H
ENING MMOM
CER
MCAS TuVin Specific PlanlReusr Plan City of Tastin
Figur -1
Chapter 2 • Plan Description
This page intentionally left blank.
City of Tustin MCAS s Tustin Specific PlanlJ Buse Plan
Page -770
Chapter 2 • Plan Description
new facilities will be integrated into the proposed roadway system in
underground ducts and vaults. �....� �.. %I O. ; A NW L.0 *' f %.-I A �
neeh
i f �
Y *ciap�
rmia
1TNAI �L L A
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4.:0
2.14 NATURAL GAS
The Southern California Gas Company (SCGQ is the jurisdictional
agency responsible for providing natural gas service to the Specific Ilan
area. However, base closure lav and recent utility deregulation pernmits
provision of gas service through the local government or through a third
party provider (not necessarily SCS.
Presently, SCGC provides service to the site through gas lines located
along Edinger Avenue, Red Hill Avenue, Barranca parkway, and Harvard
Avenue. SCGC maintains the feeder lines on the perimeter of the base and
provides natural gas service through master meters to military -owned gas
Innes on the project site.614 tLia.
* ' ` .. ` . '..
i . SCGC recommends abandoning the existing natural gas wins
along the base's perimeter and providing service connections to
developments through a new backbone system constructed in a phased
manner over i.me . � L J 7aoibu i C� 4 F�' cs *fi t* ri A. i J
TwF {,}.11.
* { i , ■
i
4
r
i** 7
A:M Ii
w +
The proposed natural gas system is shorn in Figure 2-1. A utility
purveyor will be responsible for the construction and maintenance of all
new facilities. The new facilities for the project site will be developed as a
loop -piping system. The backbone pipe sizes on the site will range from
our to eight inches in diameter, and total approximately 32,000 linear
feet. Service main piping (three inches and under is estimated at 25,000
linear feet, The proposed loop system will acquire natural gas from two
sources:
An existing -inch diameter high-pressure main in Warner Avenue
through a connection north of Construction Way and Warner Avenue.
The existing -inch medium -pressure line in Red Hill Avenue
through a tie-in at Valencia Avenue.
regulator station will be required at the Warner Avenue connection to
"step don's the high-pressure gas to acceptable service levels.
MCAS Tustin Specific PanlReuse Plan City of Tustin
Page 2-111
Chapter 2 • Plan Description
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City of Tustin MCAS Tustin Specific Planll ease Plan
Page -192
:SCS
R
E
Chapter 2 • Plan Description
Natu'ral Gas Plan
LEEN[
a MPOSED ROADWAY
Ex STI NG G1
- PROPOSED GAS
a MCAS TUSTIN BOUNDARY
- VINE/ T Y i HMA ANA BOUNDARY
• SPECIFIC PLAN BOLMAR
THE
CENTER
MCAS TAuli# Specific PlanlReuse Plan
Notes:
gm:tlenTustn Ranch Road amer Avenue
corredy dep+oted on Figure -1
THIS IS A GZAMC REPRESeNWIDN OF A KANNff4C NGNEMNG CCN EPT. FINAL
DWGN SOWT u6 J=AMN A 'MMG) WILL BE MOKM AND RE ED AS PART
-OF SLOSEQUENT AMMALS NEEDED BY THE RESPECTIVE AGENCY WRK A RtSDICDON.
City of Tultin
i 2-1
Chapter 2 • Plan Description
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City of Tustin WAS Tustin specific Plant Buse Plan
Pg2-114
Chqpter 2 • Plan Description_
2.15 TELEPHONE
Pacific fell(Pacell is the jurisdictional agency responsible for
providing telephone service to the Specific Plan area. However, base
closure law and recent utility deregulation permits provision o
telecommunications service through the local govenunent or through
third party provider (not necessarily P c ell). Pac ell currently provides
telephone service to the base through a vire center located on Irvine
Center Drive in the City of h -vine.
+ITh
i.stin ..tele .one system does not meet current Pac ell standards and
will not be reused. . ' is _ r r
The proposed telephone system is shown in Figure 2-13. New substructure
will be constructed in the planned roadways west of Jamboree Road and
will be served from an existing wire center at the intersection of Edinger
Avenue and Red Hill Avenue. It is highly desirable that the installation of
fiber optic facilities coincide with the installation of basic telephone
infrastructure.
•
2.16 CABLE TELEVISION
Cox Cable is the cable franchise currently providing cable television
service to the Plan area. Cable television service is presently provided to
limited areas on the project site. These areas include the existing housing
east ofPeters Canyon Channel, the Tustin Villas south of Edinger Avenue,
and the existing barracks east of lied Hill Avenue. Cable -TV service vias
provided to the areas east of Peters Canyon Channel via a fiber-optic m *
feeder along Harvard Avenue. The Tustin Villas and barracks were
served through a connection with the Harvard Avenue feeder at the
intersection of Harvard Avenue and Moffett 'ett Avenue .
With the City currently moving to non-exclusive franchise agreements
with cable purveyor that did not previously extend to MCAS -Tustin,
decisions regarding installation of new cable -TV service to all new
developments n the site will need t e discussed with both Cox and T
p +
T, the City's other franchise operator. .. � F
r w +
■ ■
F
Wi AT Z
t: New backbone cable system will be installed along the proposed
roadways as shown in Figure 2-14.
MCAS Tustin Specific P1 rV ease Plan City of Tustin
Page -19
Chapter 2 • Plan Description
'his page intentionally left blank
City of Tustin MCA S Tustin Specific Plan Reu a Plan
Page 2-11
cl
R.
Chapter 2 • Plan Description
Telephone Flan
.DID
pR8PO5E0 ROAQNfAY
EXISTING 7EI►Ef'FIONE
B -PROPOSED TELEPHONE
�►
WAS IVSTt 1 MAR`s
II VIh TUSTINl ANTA AM BOUNDARY
PEWC PLAN BOUNDARY
ENING
CENIER
CA S Town Sic XznlReuse Plan
Nom:
City Bourm and Tustin Ranch l oad1 UamerAvenue
alignmentcoffecty depicted an Figum 2-1
TWS 6 A GWHC REPRESNMON OF A PWMG/ENoNG CONCEPT. FN&
DESGN SOMM 1L0CAT1 AND' +1G) WLL BE PROPOSED AND REVEMO-AS W
-OF &WkMENr APPKWALS Nmw - Rwecm AcmmcY w9H immocnm.
City Of t ` N
,Figure -1
Chapter 2 • Plan Description
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City of Tustin MCAS Tustin Specific PlanlF use Plan
Page -198
C.'r'hapter2 • Plan Description
Gable Television Plan
LEGEND
• Mac CSE TEUVISION
MMSED CASE 1U1"VMM
WCAS TUSTIN BOUNDARY
IRVW-/TUST1NZSANTA AM BOUNDARY
SPEWIC PLAN BOUMARY
THE
CENTER
MC4S Tustin Sfiwfic PlanlReuse Plan
Notes:
oundar, and Tustin Ranch oadiAftmer Avenue
alignrnt are oorreo#y wed on Figure -1
M" sMunoM (kora A -5MG) WXL K MOPOSM AND RE►aEWED AS WU
OF SUNT APPROVALS NED sy im Rmsc E-AGmy wnfl mC"# m
`iq r tin
g 2-14
Chapter 2 • Plan Description
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City of Tustin WAS Tustin specific Plan ease Plan
Page -12
Chqpter 2 • Plan Description
2.17 URBAN DESIGN PLAN
The MCAS Tustin site is a property of regional signi
Chapter 2 • Plan Description
and con nunit r structure for the area. As described previously, the Plan is
collection of land uses which will be contained within distinct
neighborhoods on the site. The community structure concept addresses the
major circulation corridors, entries into the site, and other site -wide design
considerations as shown in Figure 2-15, that will provide an overall "look"
or identity for the Specific Plan area..
The following design features are intended to build a community structure
for the Specific Plant:
A. Community Boundaries
The Plan area is defined, from an urban design perspective, as being
generally bounded by Edinger Avenue, Harvard Avenue, Barranca
Parkway, and Iced Hill Avenue. These boundaries should reflect a
common definition of signing, streetscape design, and landscaping
treatments. The boundaries of the site shall be visually defined by
vertical plant material, creating a "Community F'ence's. Major entry
points shall be punctuated by a horizontal massing of plants and trees
to establish "Community Gates", as shown in Figure 2-16, Portal
Intersection Detail.
B. Edge Treatments
The visual and physical access to the Plan area, shall respond to the
internal land use and site activity. Generally, open views into the Plan
area are encouraged. where privacy, security, and noise attenuation
are required, a combination of landscaping, berms and community
walls shall be used (refer to Chapter 3, General Regulations).
The design objective for the landscaping along the edge of the Plan i
to frame the property with a strong vertical landscape element such
as a single rove of regularly spaced wshingtonla robusta palms or
similar plant material (spaced 2 - 30 feet apart). dere the edge
treatment interfaces with a roadway intersection, a subtle change in
landscaping is desirable to signify an entryway. This may be
achieved by doubling the row of palms and planting a specimen
accent tree directly at the intersection. The Coral tree (Erydifina sp.
is used extensively in the local area and is an example of the type o
planting that would work well in an entry statement planting design.
An example edge treatment is shown in Figure 2-16, Portal
Intersection Detail.
City of Tustin MCAS Tustin Specific Plnleuse Plan
Page2-122
G
3
E
E,
D,
IL
IW i ,
114
W
Z
W
LCh2a''r 2 • Plan Desc-ription
Portal In#ers+ection Detail
I� WARNER AVENUE
I IL
A=ent tree. (19'. COMM),
Perimeter tree (Ie. Mexican Fan Palm)
',
(Double row at ir�ersectian, single row elsewhere)
MNG
CEN .
CAS Tustin S rifir PlanlRxmje Flan City Of TUV n
Figum 246
C�ater 2 • Plan Description
C. views
The site affords significant on and of -site views that enhance the
design character of the cor iunity. Building location and design
should be sensitive, where feasible, to significant views of on and
off-site features. Views should be framed by vertical elements such
as trees or buildings. The placement and design of plazas or other
gathering areas that provide view opportunities into the site are
encouraged (see Figure 2-17).
D. Community Entries
Primary community entry treatments shall occur at major intersection
points of conmunity arterials as illustrated in the Community
Structure Plan (Figure 2-15). These community entries are
internalized to the site to create arrival points or "gates" to the
con-rnunity. They shall announce the site and/or establish direction to
neighborhoods. The entry design should feature a large specimen tree
t intersection quadrants, as shown in the example Figure 2-18. The
objective of these quadrant landscape areas are to create a strong
landscape and hardcape theme at these intersection areas. It is
envisioned that community sidewalks will link these areas. It is also
desirable to allow for neighborhood connections through the
neighborhood perimeter wall into these areas. Secondary con-xnunity
entry treatments are located at minor intersection points. These
entries are smaller in size than the primary entries but have the same
functional characteristics. Portal entry details are located at major
intersections or along a street where the city limits begin as shown in
Figures 2-15 and 2-16.
E. Circulation Corridors
The internal urban design . theme for the Plan area is also reinforced
through a hierarchy of ro gra r . Tustin Ranch Roach serves
significant streetscape function within the Plan, winding through the
commnunity. Planted medians with informal tree plantings along this
road will be enhanced by the landscaping along the roadway edge
. Varner Avenue is a
major east/west roadway linking the various land uses together. The
landscape treatment is envisioned to be a combination of a formal
placement of landscape and h rd cape materials until it intersects the
loop road. At that point the landscape character is more informal in
nature, The loop street will serve as the primary access to all
neighborhoods. The common character of formal flowering trees and
a pedestrian walking environment will help to reinforce the sense of
community. The streetscape design for each of the Plan roadways is
provided in Section 2.17.2.
MCAS Tustin Specific Plan Reuse Marr City of Tustin
Page 2-125
Chapter 2 • Ryan Descry tion
View OpportunItles
BA�W.PA PMKWY
CEMER
MR
Iris Txtin Spwific Planlkause Plan City Of TulstiN
.Figure 2 -17
Chapter 2 • Plan Des'cdEtion
........................
Primary& Secondary Community En'try'Treatments
W , Primary commm entry
ofty
oil
t.
nfthborhood
M
;5
20 Er .
.....................
MCAS Tlutiv Specific PtaxlReuse Plan City of Tustin
pr .-
Chapter 2 • Plan Description
F. Pedestrian Access
Pedestrian and bicycle facilities are intended to serve as a significant
means of transportation throughout the Plan area. North and South
Loop Roads and Tustin Ranch Road are expected to be the primary
pedestrian corridors within the Plan area, and therefore, an eight foot
meandering sidewalk is encouraged to better accommodate tyro -moray
pedestrian movement along these roadways. The parkways along the
remaining roadways (except local roads) shall provide a five foot
meandering sidewalk for pedestrians, except that a nine foot sidewalk
width will be required when sidewalks extend to the curb at
intersections along major arterials. In addition to the sidewalk system
identified along Plan roadways, pedestrian facilities are also required
within individual developments to provide connections between uses
within a Planning Area and to adjacent Planning Areas and regional
trail segtents.
2,1 7,2 Landscape Concept
A. Landscape Design Approach
The visual continuity throughout the Plan will be created though
streetscape design, entry features, and project landscaping. Edges of
the Planning Areas shall transition to blend with the adjoining
treetscape. Landscapes between Planning Areas shall blend to
avoid abrupt landscape edges.
Key objectives of the landscape design for the Specific Plan area are
as follows:
■ To reuse existing plant material to the maximum um extent
possible;
■ To reinforce the regional significance of the project site by
creating a perimeter upright columnar "beacon" landscape
treatment;
■ To create variety along the Specific Plan roadway system;
To create opportunities for shade and shadow throughout the
entire project to help reduce the amount of solar heat gain;
■ To preserve and enhance the natural environment by the careful
placement o plant material and rd c .pe elements; and
City of Tustin MCA S Tustin Specific Plan Reuse Plan
Page2-128
Chapter 2 • Plan Description
■ To utilize existing design themes when incorporating new
development into existing areas.
B. Streetseape Design - Plan Roadways
All Plan roadways shall be landscaped in accordance with the
following landscape e details (Figures 2-20 through 2-2 . Figure 2-1
provides a Key Map that locates each streetscape segment described
below. Streetscapes shall be designed as one common landscape
based on the themes developed for each roadway classification.
■
Tustin Ranch Road and Warner Avenue Street cape "A"
(Figure 2-2. A special streetscape design should be provided
for the entry segments of Tustin Ranch Toad and warner
Avenue into the Plan area. The purpose is to draw motorists
into the site and focus views on the f nnal community entry
points. It is envisioned to have a formal placement of the plant
material, in order to create an arrival sequence leading to the
primary con iunity entryways. This is proposed to be achieved
by an upright formal planting scheme % evergreen, %
deciduous).
Tustin Ranch Road Streetseape "B" (Figure 2-21). Along the
segment of road between the North and South Loop load, the
planting concept should be informal, and should draw upon the
landscaped parkways to enhance the open
space effect. The planting for the median and parkway is
envisioned to be lush and informal design. Careful attention
ill be needed along the parkway to obtain the desired goal of
dense planting but also create view windows into the adj cent
parcels. The planting ratios are % evergreen, % deciduous.
Warner Streetscape "B" (Figure2-22). warner is similar to
Tustin Ranch Road. The planting type, mixture, and density is
the same.
MCAS AS Tustin Specific PlanlReuse Plan City of Tustin
Page 2-129
Chapter 2 • Plan Description
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City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 2-130
ErANGER 4
I I
LANDSDOWNE RD
i
I�
WARNER AV
UARRAN A PKVY W i City 0, C1+�
�€ s
Cr
Chapter 2 • Pian Description
Key Map - Pian Roadways
.. r
_ cry
MAFkBLF MMWAIN RD,
Tustin Ranch Road and v arner Avenue Streetscap (A)
Tustin Ranch Road Sretcape (B)
Warner Avenue Streetscape (B)
[forth and South Loop Street ape and Armstrong Avenue Streetscape (B)
Armstrong Avenue Street cap A), west Connector, Bast Connector and Moffett Avenue Streetscape
Landsdowne Road and Severyns Road
ar se Mountain Road
... . ' MAS Tuan Boundary
Tustin / Irvine Boundary
Note: City Boundary and Tustin Ranch F oadMamer Avenue alignment are cwedy depicted on Figure -1
This 16 o gnvft mpresertito W of a pyo nVw4no ring cons t. S. Final do so�utions jkocation and siring) w0i be proposed and
wkwied as pad of subw eryt opprc s rime d by the respectk e
encs with kAsd eion.
Not To Scale
THE
CENTER
MCAS Tuitin -Specific se Plan City of Tustin.
Figure 2-19
9
T
Z
.. _ ..,rte ..........
........._-„�„
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i
..�,���1€ ��iT�.�~ •i 1 � � r�R'
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���........r�._._._. ".__._. �.. . �-....rte
k
� I ��_.........���.....�....
p1WEP AVE.
k
I
NORTHr}�
LOOP iii,
' }` ■
00ir
w +
i
I k
MDFFET AVE,
s� f
�.
zAx
+
{
.. r
_ cry
MAFkBLF MMWAIN RD,
Tustin Ranch Road and v arner Avenue Streetscap (A)
Tustin Ranch Road Sretcape (B)
Warner Avenue Streetscape (B)
[forth and South Loop Street ape and Armstrong Avenue Streetscape (B)
Armstrong Avenue Street cap A), west Connector, Bast Connector and Moffett Avenue Streetscape
Landsdowne Road and Severyns Road
ar se Mountain Road
... . ' MAS Tuan Boundary
Tustin / Irvine Boundary
Note: City Boundary and Tustin Ranch F oadMamer Avenue alignment are cwedy depicted on Figure -1
This 16 o gnvft mpresertito W of a pyo nVw4no ring cons t. S. Final do so�utions jkocation and siring) w0i be proposed and
wkwied as pad of subw eryt opprc s rime d by the respectk e
encs with kAsd eion.
Not To Scale
THE
CENTER
MCAS Tuitin -Specific se Plan City of Tustin.
Figure 2-19
.. _ ..,rte ..........
........._-„�„
.�
i
..�,���1€ ��iT�.�~ •i 1 � � r�R'
■ P'1■� �� w�w+q'F 11�� e* e���. .� 1d --Y,. - —
���........r�._._._. ".__._. �.. . �-....rte
k
� I ��_.........���.....�....
� I
�
k
I
.. r
_ cry
MAFkBLF MMWAIN RD,
Tustin Ranch Road and v arner Avenue Streetscap (A)
Tustin Ranch Road Sretcape (B)
Warner Avenue Streetscape (B)
[forth and South Loop Street ape and Armstrong Avenue Streetscape (B)
Armstrong Avenue Street cap A), west Connector, Bast Connector and Moffett Avenue Streetscape
Landsdowne Road and Severyns Road
ar se Mountain Road
... . ' MAS Tuan Boundary
Tustin / Irvine Boundary
Note: City Boundary and Tustin Ranch F oadMamer Avenue alignment are cwedy depicted on Figure -1
This 16 o gnvft mpresertito W of a pyo nVw4no ring cons t. S. Final do so�utions jkocation and siring) w0i be proposed and
wkwied as pad of subw eryt opprc s rime d by the respectk e
encs with kAsd eion.
Not To Scale
THE
CENTER
MCAS Tuitin -Specific se Plan City of Tustin.
Figure 2-19
Chapter 2 • Pian Description
This page intentionally left blank.
City of Tustin MCAS Tustin Specific PlanlReuse Ilan
Mage2-132
0
Chapter 2 • Plan Description
Tustin Ranch Road Streetscape— A
8 Warner Avenue Streetscape - A
Road
rnua
print formal
n .
a
setback
Dotes*
1 side easement and landscape maintenance agreement .must be recorded when sidewalks occur outside of
street right-of-way.
nme .foot .sidewalk width is reqw'red when sidewalks extend to the curb at int.ersectio.ns along major arterials.
* Median width pies from .14-24 ' to account for double left tum lanes at intersection..
.PLANNW
CES.
MCAS Tystin Specific PlanlReivse Plan City..Of TUISIM
Pira 2-20
Chapter 2 • Plan Description
Tustin Ranch Road Streetscape - B
�' �3OIf cac�
r � �
Larwbmpe
�a�SCk
Notes:
] sidewalk easement and landscape maintenance agree e t must be recorded when sidewalks -occur .outside of
street right-of-way.
nine foot sidewalk width i required when sidewalks extend to' the curb at intersections along rnajor:arterial .
Note on Vintages immediately adjacent- to the golf comae, the f6mal. landscape setback area can be reduced to
20" but the extra landscape depth. sho .d .be added.to medJan width on'the west side of Tustin Ranch Road.
* Median width varies from 14"-24' to account for double left tun lanes at Mnter ecti ns.
B IRE -
KANN
CENFER
CA Tustin ecifxc e' Plan City Of Twin
Figmfv 2-21
Cha�Dter 2 • Plan Description
Warner Avenin Streetscape - B
ve
Notes:
sidewalk easement and landscape maintenance a m meat must b -recorded when sidewalks occur outside of
street -tight- f -way.
nine fbn sidewalk width is .required when sidewalks extend to the curb at intersections along major arterials.
* Media' n width varus from W-241'. to account for double left tum. lanes at intersections.
MCAS Tustin-Spaific PlamIRmse Plan City Of Twin
Figure 2
Chapter 2 • Plan Description
North and South Loop Streetseape and Armstrong Avenue
Streetscape "B" (Figure 2-23). These streets combine to mal
a cox unity loop street system. The planting concept is to use
large canopy, flowering deciduous tree such as the Jacaranda,
that will provide shade and visual interest for pedestrians. The
Jacaranda is existing along a portion of North Loop Road and
the Lansdowne Circle area.. The use of this street tree, for
example, would continue the feeling of prominence and
serenity along the entire loop street system.
Armstrong Avenue Streetscape "All, West Connector
Streetscape (Figure 2-24), East Connector (Figure -2 and
Moffett Avenue (Figure 2-26). The function of those streets i
to direct and funnel traffic to the loop street system. The
planting concept is to create an upright conical shape to the
landscape to help frame and guide the view to the loop street.
This is accomplish by providing for an informal placement of
evergreen trees.
■ Lansdowne Road and Severyns Toad (Figure 2-27). These
are existing local streets that will be improved to public street
standards. The planting concept is to create an upright,
informal roup that separates pedestrians from motorists.
■ Marble Mountain Road (Figure 2-28). The function of
Marble Mountain Road is to collect traffic in Planning Area 22
and direct it to Harvard Avenue. The planting concept is to
create an upright, informal row of trees and shrubs that blend
with the existing residential neighborhood and is compatible
with the City of Irvine's walls & Streetscape Plan for Planrfing
Area vetpark II). Streetscape upgrades may be
constrained by existing development.
C. Streetscape Design - Perimeter Roadways
The design intent for the Plan's perimeter roads is to create a unifying
landscape element. A regularly spaced, upright landscape e.g. palm
or eucalyptus trees) will achieve this result. Due to existing
conditions, the type and placement of trees may need to be adjusted
in certain areas. in addition to the more formal vertical landscape, the
use of smaller broad donne trees spaced at regular intervals along
perimeter roadways will create a backdrop that transitions to the
individual neighborhood landscaping. Figure 2-29 provides a Ivey
Map that locates each streetscape segment described below.
City of Tustin MCAS Tustin Specific Plant euse Plan
Page 2-136
40
Chgpter 2 • Pian Description
North Loop Road, South Loop Road &
Armstrong Avenue Streetscape. - B
Jr*=*I:ON=r
dWtws U" (. Amanda t6w)
ong Aveme
South p -Road
Dotes:
I) A sidewalk easement and landscape maintenance agreement must be recorded when sid w l s occur outside of
stream night --way.
An eight foot sidewalk width i .required when sidewalks extend to the curb at intersections along major
arteries,
* Median width varies from 12"-24" to acoount for double left turn lanes,
MCAS Tastine is PlanlReuse Plan City of Tustin
Fig= 2--23
l�ldsCape seRbac
NoU t
. . .. . ..........
Chapter 2 • Plan Descripti Ian
Armstrong AvenueStreetscape — A
West Connector Streetscape
ir#, OWWM, WW I.
MW&OW
bffned pl wrot of
1
A.:sidewalk easement and landscape t o argent .must be re red when sidewalks occur outside of
street right-of-way.
2 n eight foot -sidewalk -width is r'eq'uired when sidcwalks extend to the curb at intersections along major -
arterials,
Median Width varies from IT -24" to account for double left turn lanes at intersections.
7HE
�W
1If CAS TAwin Sperm tr PlanlReuje Plan City of "sirs
Figgm 2-24
Chapter 2 ' Plan Description
Ea'''st Connecto''r' Stteetscape
.44PI .
# ■ Jr. Tuff,Sm"
�
i*•
•
iF #
I ftrmW Plammem
evergreen trem
ON
.k*
4
1 sidewalk. casement and landscape mdntenance agreement .roust he recorded' where Sidewalks occur outside of
reset right-of-way.
2 n eight foot -sidewalk width is required -when sidewalks extend to the curb at intersections along aj r
arterials.
'* Median Width varies from 1'-24' to account for double left tuna lanes at intersections,
& I;jj:m.
'8B'CKEmNFNERN9
MCAS Twin S dnfflexiPlan
f Cily Of Twin
g 225
Chapter 2 • Plan Description
Moffett. Avenue Stree'tscap'e,
fnfiormat plawemExri of
ewet9rwn tree
01.9nd n4w landscape with
Wsting -ptart matedal)
Landscapo setback
Dotes:
1 sidewalk emment and landwape maintenance agreement must be recorded wben sidewWksoccur outside f
street right-of-way.
* Sidewalk can be at right-of-way fire or meander .
MCAS Tustin Specifg.. PlanlReusea cry of Tustin
.sr 2
Chapter 2.9 Plan Description
Landsdowne Road, Severyns Road Streetscape
Upright/ tnformat landscape
�5" slclewwaltc (both side)
wmww
CENIER
MCA S Tustin pe� NamlReuse Plan City Of Tuitin
Figam 2-27
Chapter 2 • Plan Destripon
Ma'.rble Mduntain Road Streetscape
Upright � nd �
' i.dew k loot sides)*
2' 2v L 29 121
Landsmpe hack
79 RAW
Notes:
l sidewalk easement and landscape maintienafice agreement must be recorded -when sidewalks occur outside -of
street right -of -via.
Sidewalk can be at fight -of -way Ene or. meandering.
* ` gape upgrades including the landscape sdbaeks may be constrained by existing development.
MCAS Tustin Specific PlanlReAae Plan City of sin
FigAfre 2-28
ccw4m ► .
LANDSOCVA l= FRS.
VALENCIA X/E
Chapter 2 • Plan Description
Key Map - Perimeter Roadways
r � k
.... - EMNOER AVE.
LOQ
x � '
'X
• y � s' x� 3 1 �� � l
j
L.,.. LMCFFET AVE-
+ ; J
C h i1
......... .
s� tt/f 4
MARBLE MOUNTAIN R},
MY of TWO I
ly OF Owe
Redhill Avenue Edgy SneetSGape (A)
Redhill Avenue Edge Sheetscape (B)
Edinger Avenue Edge 5trneiscape (A)
Edinger Avenue Edge Streetscape (B)
Edinger Avenue Edge Streetscape (C)
Barranca Avenue Edge Streetscape (A)
arranoa Avenue Edge Streetscope (B)
This Is a gmph#c rap esentotion cit a pkxr nwwvineewing concept.
Fhal design solution Nr -c ion an# song) +rg be p(oposed and
F&Awuw od as pod of Subsequent approwds reecled by t' mqwflruw
PLANNING
CENTER
Notes:
Harvard Avenue Edge Streetscape (A)
Harvard Avenue Edge Streetscape B)
Harvard Avenue Edge Streetscape (C)
MCAS Tus in Boundary
Tuan 1 Irvine Boundary
City Boundary and Tustn Ranch RoadMarner Avenue
alignment are correctly depicted on Figure -1
Not To Scale
MCA S Tuain SP cific Xinlhuse Plan City of Tustin
'i -9
Chapter 2 • Plan Description
This page intentionally left blank
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 2-144
Chapter 2 • Plan Description
Red Mill Avenue Edge Streetseape A and B (Figure 2-3a and
2-30b). Two streetscape designs are provided for red Hill
Avenue based on the different size in right -f=. Figure -
3a shows the streetscape design between Valencia Avenue and
Edinger Avenue with a 6 -lane, 120 foot right-of-way. Figure 2-
3b shows the roadway section as an -lane, 144 foot right-of-
way. A detailed inventory ofthe existing plant material will
need to be completed in order to identify the opportunities for
retaining existing vegetation and implementing the design
concept. The landscape easement will vary as it interfaces with
existing developments proposed for muse.
■ Edinger Avenue Edge Streetseape A, B, and C (Figure 2-31 a,
2-3 1 b, and 2-1 c). The streetscape design along Edinger
Avenue will have three conditions, based on the road's interface
with existing development and the existing drainage facility
(Santa Ana/Santa Fe Channel). Figure 2-31 a shows the
streetscape design from 1400 feet east of Red Hill Avenue to
the point where the channel crosses Edinger on the south side.
Figure 2-3 lb shows the streetscape along Edinger with the
open channel condition to Jamboree Road. Figure 2-31 c shows
the streetscape along both sides of Edinger, from Jamboree
Road to Harvard Avenue.
Barranca Parkway Edge Streetseape A and B, (Figure 2-32a
and 2-32b. Barranca Parkway will have two streetscape
designs. Figure 2-32a assumes the flood control channel is
covered, thereby allowing for integration of the Class I bike
trail and landscape elements within the adjacent Planning
Areas. Figure 2-32b shows the streetscape from approximately
500 feet cast of Von Darman Avenue to Jamboree load. In the
event the channel is not permitted to be covered, alternate
designs will be evaluated.
■ Harvard Avenue Edge Streetscape A, B, and C (Figure 2-
33a, 2-33b, and 2-33c). The streetscape for Harvard Avenue is
shown under tree conditions. Figure 2-3a shows the portion
of Harvard Avenue between Barranca Parkway and the
Tustin Irvine border, within the City of Irvine. This section of
roadway is designated as a primary arterial, with a 100 foot
right-of-way. The streetscape treatment along Harvard Avenue
MCAS Tustin Specific PlanlReuse Plan - - City of Tustin
Page2-145
Chapter 2 • Plan DescriEtion
Redhill Avenue Edge Streets'ca.pe A
Northbound from Valen-ClaAvenue to Edinger Avenue
Bre d6e Um
U06ght veftal Inn
Small b-Me'ee
00
3� S Meanderinsidewalk
11 -bikeway
dL
:r,-124 �W MS$
iff 140 R.QM
V1dh vaAes
wfth wasting
LAnsCap,e tbIM* devel
Notes:
1) Median can vary from '.*2 " at cerin to a&ns to account for double left tum .lis a intersections.
) A. nine foot sidewalk VA dth is required when sidewalb extend to the curb -at intersections along major arterials.
* Palm in an examplib -only,
Sidewalk and landscape. maintenance agreement must be recorded when sidewalks occur outside. of street
right -#"-may.
... ......................................-.........--
��; la ex Plan City of Twfin
Figure -. Oa
Chapter 2 • Pian Desceiption
�
Redhill Avenue. Edge Streetscape' B.
Northbound from. Barrainca Parkway to Valencia Avenue.
uRHgtn vertical v+"*
Broad dome; tree SrnakE brand done tree
W Mewdednp sidewalk .�
Ctn,s 11 bikeway
8'.
77 1R.O.W.
-w
Notes:
1. Medlar► can vary from ' .to- ' at certain locations to account for double left tum lanes at intersections
. nine foot sidewalk width is required. when sidewalks extend to the curb at intersections along major artefials*
Landscape setback is measured from curb foe corresponding to ultimate right -o =rb.
* Palm is an example only.,
*' A sidewalk and landscape mmWenance agement must be .recorded when sid wa.0 occur outside of street
right-of-way..
S7m
BM- r
MCAS '"taroe ifw PlanlRexe Flag City of stirs
Figure -.
. ... ........... ... . ......... . .. . .. . . . ..................... .. ... .. Chapter 2 • Plan Desefliption
Edinger Avenue Edge Stree'tscape A
Eastbound from Approx. '1400' East of Red.hill
to Santa Ana/Santa Fe Channel
Broad dome tree Up�ight vertical tree
4
V si+dvwWk wittjSmall broad dame tree
tree well at irrtervals
CI bikeway
L 8' '
T -1P' 4N� V�ules
9'
I Width varies
w+tft.eodstirg
Landscape setback derrelopment
Notes:
1 ,median can vary from 14' to 4' at certain locations to account .for double left turn lanes atIntersections
nine foot sidewalk vnidth is: requimd when. sidewalks extend to the curb at intersections along major arterials.
.
* sidewalk and landscape maintenance agreement must be recorded when- sideways occur outside of street.
right -of -war.
8BMMW
CENTER
MCAS Tustin Specific c la Memse Plat City Of Tustin
Chapter 2 • Plan Description
EdIng-er-Avenue Edge' Streetsdape B
Eastbound from.-Approx'. 2500' East of Jamboree Road
to Jamboree Road — Channel Condition
Smad dome tw
�--�-�
�' sideweilk
J
Om 11 bid .
L .I' L I Channel
-1 I L
Notes:
1 Median can vary from 14' to 4' at certn locations to account for double left turn lanes at intersections
.Dine foot sidewalk width is required -when sidewalks emend to the curb at intersections along major arterials.
'Tree -wells ma r b located ainter al along side walks.
MCI S Tustin Specific PZa nlRemse Plan City of Taitin
Figure 2 -3 1
Chapter 2 • Plan Description
EdInge-rAvenue Edge'' Streetscape C
From Jamboree Road to Harvard Avenue
Smvl
Upright
do=tryw
npht veifca� Urea
9` mesndehng
sidewalk*
smau broad dom. am.___\
Notes:
1 Median can vary from 14"to 24'at icertain locations to account for double left turn lanes at intersections
nine foot sidewalk width is required when sidewalks extend to.. t - curb at intersections along major serials.
Sidewalk may be at curb or .meander.
A sidewalkand landscape maintenance agreement must be recorded when. sid walks occur outside of street.
right-of-way.
Based on existing development..
............. - ----
MCA'� rtin p i PlanlReuse Plan City Of Tastin
Figure 2-3 1 C
Chapter 2 • Plan Description
Barranca. Parkway Edge Streetscape A
Eastbound from Red.hill.Avenue' to
Approx. 500' East of Von Karman
proYPmnd Fi.tSart Upri9ht wWftW see
Salwsll -broad dcyrne tie
Exi�#irtiQ n�edion
4
12!cr�nro Ut�s�e
cII�s 1 b til "'�. 3ZLI16
rr �.
1CL
Sato* C, bi of Awfin ON o Irvine
I
ExIssfing City Um Its and MCAS
Rlilil Tustin Boundary
Dotes:
I Median can vary from 16' t ' 6' at certain locations to account. for double left turn lanes at intersections
-rine foot sidewalk width is required when sidewalks extend to the curb at intersections along major arrtefWs.
Any placement oft s, structures or improvements within the OCFCD .right-of-way would be subject .to
FI approval, In the- evert that perimeter trees are not permitted by OCF, the City may require an
alternative upright tree specimen as perimeter property treatment on private property immediately north of the
OCFCD right-of-way. to createonsistent landscape perimeter treatment.
Alternate sections may be authorizedby the Tustin Public works Department.
Sidewalks can be at curb or rr. mder. A sidewalk and landscape maintenance agreement must be recorded if
sidewalks or the Class I bike trail- occur outside the street right-of-way.
6 Landscaping shown is conceptual..The actual width of the landscaped setback is determined by Chapter 3 of
the MCAS Tustin, Specific Plan/ use Flan..
1 C 1S"us a c .c PlanlRewe Plan City of Rutin
Figure -3a
Chapter 2 • Plan Description
Barranca Parkway Edge Streetscape B
Eastbound. from Approx. 500' East of
Von Karman Avenue to Jamboree Road
fjorigV"CW U"
&"W1 brmd dome be
cls I Wks ern
46
2wowa
%%rkles 2 V V Sir
MKO
.91 W Mfg
Proceed Existing City LImUs and MCAS
R/W R/W Tustin Boundary
Dotes:
IMedian can vary from 1.6' to 26' at certain locations to account for double left turn lanes at intersections
2 nine foot sidewalk -width is require when sidewalks extend -to the curb at intersections along major arterials-.
Alternate sections may be authorized by the 'Tustin Public Works Department.
Sidewalks can be at curb or meander.. A sidewalk and landscape maintenance agreement must be recorded i
sidewalks or the Class I bike trail occur outside the street right-of-way.
Landscaping shown is conceptual. The actual width of thelandscaped setback is determined by Chapter 3 o
the MCAS Tustin Specific Plan/Reuse Plan.
B E' -
RTH�lANN,�ING
MCAS Tustin SPerific PlanlRewse Plan City of "sin
Figure -3
. ..........................
Chapter 2 • plan Descry tion
Harvard Avenue Edgy Streetscape A
No bound from Barran -ca Parkway to
TU'stinfirvine Border (City of Irvine)
Smal'broad dombAme
r qP
. $ ' M,
kWe
I"
"0 o tree
Class 11 blkeway
39
W V21
VAdth wee��
vft e � d8CVQ SQWW
�elo�nt
Notes:
1
I Medi can vary from 14" to � :at. certain .l.ocati res to amount for double left tuna lanes at intersections
2 n eight. 'foot s; ew ll i�dt is required when sidewalks extend t da curb at intersections along arterials.
* A sided arc. landscape maintenance agreement must be recorded -when sidewalks occur outside of street
right--4-Way.'
SB9CENERw
MCAS Tkatin SPOH* Rwe . Flag pity of Tustin
F - .a
Chapter 2 Plan Description
Harva'Fd�Avehue' Edge Street stape B
Northbound from Tustin/Irvine Border to Ed! ngerAvenue
SmAil `broad dame tree �' Uptight verticW fires 8raad dome irea
a
-tea
a � �
*0 4 5 meandering sidowatk o
w
f --Claes RI bikeway � '7
Vedas'
Yid arse 3(Y*WM .
a� Lams e e
I W_
W 1/2 1R..W.
City of Tustin, ' City of Inline
Notes:
1) Median -can Vary From 14' o 4' at'ceAdin Locations to account for double left turn .lanes at intersections
.Ari eight foot sidewalk width is required when side vat extend to the :curb at i t rse ti res along dials.
A sidewalk and landscape maintenance agreement must be worded when sidewalks o eur outside of street
right-of-way.
.-...-... ........ ....................... ........................ .......... ...... ......... _....... .-.-...... ... ...-_..-...... .--...... ..... - ..... ..- .... -....... . -
MCAS Tustin Speen PlanlRwse Plan City Of Tustin
Figure -33
Chapter 24 Plan Description
Harvard Avenue Ed.ge Streetsca.pe C
Northbound from Edinger. Avenue to Railroad
smell Broad aoma tree upright vertical tree
n
49
At
d
51 meandering sidewalk
I - CJSCaPO 54FWaCK
W
46 /2RON,
i�' I
of TuWn. _ C1t�l of Ervine
Notes,
1 Median can vary -from -1. * tD ' at certain locations to account for double left turn leas at intersections
An eight That sidewalk width is required when sideways end to the curb at inter a tions along axt rials.
' i sidewalk and landscape inaint�ee agreement must l recorded -w en sidewalks occur outside of stmt
right-of-way.
MCAS Actin SPerifir NanlRexe Plan City of Tustin
tan 2-33c
Chapter 2 • Plan Description
within the City of Irvine will be governed by the City of
Irvine's Walls & Streetscape Plan for Planning Area. 38
(Westpark H. hrviine recognizes that retrofitting this
conminunity edge may not be fully feasible due to existing
development. Figure 2-33b shows the streetscape concept for
Harvard Avenue between the Tustin/Irvine border and Edinger
Avenue. This section is within the City ofTustin and is
classified as a Primary arterial with a 100 foot right-of-way.
Figure 2-33c identifies the westerly portion of the Harvard
Avenue roadway section between Irvine Avenue and the
railroad right -of -gray within the City of Tustin. Harvard
Avenue is designated as a Secondary arterial, with a 92 foot
right-of-way. The planting concept along the westerly portion
of the Harvard sections within the City of Tustin will be
compatible with, but not necessarily duplicative of the planting
scheme in the City of Irvine. Existing conditions along this
roadway within the City of Tustin Will also require adjustments
in the streetscape design in certain areas. The streetscape
design will be compatible with the plant materials, plant sues,
and planting intervals called out within Irvine's Planning 3
streetscape standards.
2.173 Urban Design Guidelines
A. Residential Development
I - Massing and Siting of Development
The intent of site planning is to integrate buildings and site
improvements into a unified setting with minl
Cha ter 2 e Plan Descri tion
Use geometric "grid" layouts or cul-de-sac and
curvilinear street layouts.
■ Employ the latest techniques of energy-efficient/cost-
effectivc subdivision design.
■ Acco=odate street drainage or underground drainage in
accordance with generally accepted practices and city
standards.
■ Discourage thru-traffic in street layout while still
permitting adequate emergency vehicle access.
■ Variations of the building footprint with cut-outs and
pop -outs can assure variety in a plan. Further variety and
interest can be developed with plans by varying setback
dftnensions and positions of buildings.
MCAS Tustin Specific PlarAeuse Plan City of Tustin
Page 2-157
Chapter 2 • Plan Description
■ Entries should be oriented to public or private open space
or courtyard areas.
■ Fencing and walls should be durable in design,
■ Open space should be appropriate to design and function.
Community open space should be centrally designed.
a) Single Family Detached Residential Site Planning
To the extent possible, units should have views from
the rear of the units toward special features
. views should be
enhanced with landscaping which does not block the
view of adjacent lots.
Single family detached residential uses should be
buffered from existing adjacent land uses, and high
traffic arterials. Landscape design should be used to
provide privacy between units.
A variety of building pact configurations can create
further interest.
Provide for variety in architectural forms and
setbacks along the streetcape, where possible.
Orient views ofthe units towards special features,
distant mountains, or common area open space.,
where. possible. Views should be enhanced with tree
plantings framing the desired view, but not blocking
the view of adjacent lots.
City of Tustin WAS Tustin Specific PanlPeuse Plan
Page2-158
Chapter 2 • Pian Description
b) Multi -Family Residential Site Planning
Cluster housing facades should have variation to
reflect that the building are clusters of individual
homes attached rather than one long, continuous
building.
MCAS Tustin Specific Pl n Reuse Plan City of Tustin
Pepe2-159
Chapter 2 • Plan Description
Individual units should be turned and oriented in a
variety of ways to avoid the monotony of garage door
corridors.
•
Maximization ation of open space is ars important element
within a higher density project. Curving the streets
and orienting road axis to open areas and views can
attain the feeling of open space. Open parking areas
can be treated as landscaped plazas and courts. In any
event, open space should be appropriate to design and
function and common open space should be centrally
located where vossible.
City of Tustin WAS Tustin Specific PlanlReuse Plan
Page -166
Ptapter 2 • Plan Description
• In multi -family and attached Dousing, it is important
to provide each unit with its own entry and identity.
This can be accomplished by offsetting and
staggering each separate unit and by combining one
and to -story building Forms to separate massing.
This also will add variety to the streetseape.
Mim"rMa a bulb and appearance of large structures
through the use of sloping roof lines. Use variations
in height, direction and slope to visually break u
appearance.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 2-161
Chapter 2 • Plan Description
Variations in depth and direction of exterior vertical
walls should be used.
0 Provide pedestrian access through parking areas.
In the event that infill. development occurs, the
following guidelines shall apply:
• Consistency with scale massing, and setbacks of
existing structures
Compliance with reuse guidelines that pertain to
site and to the surrounding existing structures.
Compliance with appropriate landscape and
parking standards.
2. Residential Architectural guidelines
The architectural guidelines for the Plan are intended to
produce a feeling of authenticity without creating rigid,over-
specific product style requirements which often lead to
architectural blandness and homogeneity. Rather, development
within the Plan area should encourage a program of innovative
design. The development programs should apply the guidelines
in either literal or abstract forms.
These architectural guidelines are intended to establish design
standards and form an encyclopedia of alternative design
concepts.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 2-162
Chppter 2 • Plan Description
a) Elevation Concepts
Each building shall relate in terms of bulk and mass
but should not be identical. A two-story building is
more hannonious to a neighboring one-story building
if it contains a one-story element. However, special
attention should be given to not just creating
V,eyebro " architectural features.
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NOT THIS
Provide front elevation variety to avoid monotonous
elevations and street scenes.
MCAs Tustin Specific PlarAeuse Plan City of Tustin
Page 2-163
Chapter 2 • Plan Description
A variety of elevations utilizing differing setbacks
such as sing -in garages and reverse plans will
ensure a varied street scene.
• Where applicable, the rear side ofthe building
located adjacent to streets and other areas of high
visibility should have similar treatment as with the
primary elevation criteria. If a fence is used as a
screening device, Hien it too should he designed to he
part of the architecture.
..4, /IKEA OF SPECIAL
TRFAT'MENT
i4..�
FRONT RFAIR
• Corner Elevations - Place the single story side
elevation on the corner to reduce the feeling of height
and mass at the comer.
City of Tustin MCAS Tustin Specific Planrlf eu a Plan
Page 2-164
Chapter 2 • Plan Desc tion_
• Elevations and Side Streets - Fences or walls that
connect two separate units should be of the same
material and color and be compatible with the
architecture of the buildings.
Facades - f material changes do not occur m the
same plane and if they intercept ars architectural
element, they are more effective.
moo
THIS
NOT THIS
CAS Tustin Specific PlanAeu a Plan City of Tustin
Page2-165
Chapter 2 • Plan Description
Allow for visual relief for interest and to break u
long planar surfaces. Offsets, poly -outs, overhangs
and recesses all may be used to produce effective
shadow interest areas. Larger buildings require more
relief than do smaller buildings.
RECESSEDAREA PROVIDES
6;EE SHADOW RELIEF
POP -OUT OFWINDOW PROVIDES
NECESSARYSHApQW RELIEF
•
It is desirable to accompany a playa offset with
change in the roof pitch orientation. This is important
on the primary elevations.
THIS
NOT THIS
City of Tustin MCA S Tustin specific Plan Reuse Plan
Page 2-166
Chapter 2 • Plan Description
•
The design theme should be continued throughout the
project, including accessory items such as lighting
fixtures and address plaques.
• Roof Design - Flat roof design for residential
structures should be discouraged. If used, flat roofs
should be a secondary design element only and
should be contained within the scheme of an
indivi
Chapter 2 • Plan Description
It is important in all uses, however, that these
elements integrate with the whole design. What may
start out as a minor feature can become a distracting
eyesore, if not thought through.
Site planning, landscaping, architecture, lighting, and
signage should be coordinated to provide consistent
and comprehensive design character on individual
development sites.
* Skylights should be integrated into the roof form.
+ Chimneys are usually very strong roof elements.
Codes require that they extend higher than adjacent
roof lines. Careful choice of proportion and material
should give them a substantial and stable appearance.
• The use of prefab fireplaces and flues is
economically sound. However, they need not have
the stove -pipe appearance, depending on which spark
arrestor is used or required by the Code. Enclosing
the flue in a masonry or wood chimney with
substantial proportions will solve the problem.
City of Tustin WAS S Tustin specific PlanlReuse Plan
Pars 2-168
Cha ter 2 • Plan Description
Trellis/Pergolas can be very pleasing and functional
structures, i.e., carport, entry canopy). They provide
partial shade, screens for privacy or an arbor for
climbing plants. Theyf e'er the warmth and texture of
wood at a relatively low cost. It is important to
consider a trellis as a permanent structure and design
it accordingly. Avoid corrugated fiberglass metal, or
other temporary type material. Use adequately heavy
members for the support structure working down to
no less than " nominal for the smallest dimension o
the lighter members. The trellis will look more
substantial and will not bow from old age
prematurely.
e Exterior windows within public vier should be
architecturally framed or recessed.
9 Stairways, balconies and elevated walkways shall be
important architectural elements.
• Accessory structures such as carports and garages
shall be complementary in design to main structures.
Fences and wall should be decorative and durable in
design.
c Materials and Finish
In keeping with the goals of the Plan to maintain and
develop a project of High quality designs in harmony
with nature, attention should be extended to material,
finish and color selection.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 2-169
Chapter 2 • Plan Description
Natural materials by their nature inherently work well
with the surroundings. Natural colors or transparent
finishes on these materials not only enhance there,
but actually improve with age and are love
maintenance, Man-made materials of natural colors
and textures are also suitable.
• Brick, natural tile, concrete, steel and glass, if used
honestly and in a straight -forward manner, can be
pleasant. Large expanses of a single material,
especially if unbroken by detail or depth, can become
overpowering to the rest ofthe building form and the
surroundings. Conversely, over -detailing with the use
of too many different materials or textures can create
confusion and distract from an otherwise good
design.
Wall surface may include textured stucco, wood or
wood -product siding or decorative block, stone or
brick.
Visible roofing material should provide interest,
shadow lines and texture,
d) Landscape/Hardscape
0 Create a pleasant and distinctive environment,
reinforcing the site plan, enhancing building
frontages, and maintaining street continuity.
o Encourage pedestrian orientation in multi -family
projects by use of decorative walkways and
pedestrian amenities.
e) Lighting
Reduce glare, create a safe and distinctive nighttime
en irornnent and avoid impacts on surrounding
properties.
f Utilities
•
Screening and/or enclosures should be required for
mechanical equipment.
All neve utilities shall be underground.
City of Tustin MCAS Tustin Specific Pan Reuse Plan
Page 2-170
Chapter 2 • Plan Description
. Reuse and Rehabilitation
Reuse and rehabi
Chapter 2 • Plan Description
■ Buildings can be used to provide definition to major
arterial corridors and pedestrian connections. Bui
Chapter 2 • Plan Description_
• Compliance with appropriate landscape and parking
standards.
2. Non -Residential Architectural Guidelines
The architectural guidelines for Plan are intended to produce
feeling of authenticity without creating rigid, over -specific
product style requirements whi
Chapter 2 • Plan Description
b) Details
There are many building elements that cone into view.
Usually they are secondary adjuncts to major element,
such as a skylight on a roof . In some cases they become
no more than a texture, such as a trellis. It is important in
all cases, however, that these elements integrate Frith the
whole. What may start out as a minor feature can become
distracting eyesore, if not thought through.
• Site planning, landscaping, architecture, lighting, and
signage should be coordinated to provide consistent
and comprehensive design character on individual
development sites.
• Exterior windows should be designed to create visual
interest by varying elements such as size or facade
treatment, or by creating interesting patterns.
• Accessory structures such as parking garages shall be
complementary in design to main structures.
c Materials and Finish
In keeping with the goals of the Plan to maintain and
enhance the natural surroundings, designs in harmony
with nature should be extended to material, finish and
color selection.
Natural materials by their nature inherently work well
with the surroundings. Natural colors or transparent
finishes on these materials not only enhance therm,
but actually improve with age and are low
maintenance. Man-made materials of natural colors
and textures are also suitable. Light to medium colors
should be used on taller buildings. Dark buildings on
a horizon can appear more massive than they actually
are.
Brisk, natural tile, stucco, concrete, steel and glass, if
used honestly and in a straight -forward manner, can
be pleasant. Large expanses of a single material,
especially if unbroken by detail or depth, can become
overpowering to the rest of the building form and the
surroundings. Conversely, over -detailing with use o
too many different materials or textures can create
City of Tustin MCAs Tustin Specific Planll euse Plan
Page2-174
gpapter 2 • Plan Description
confusion and distract from an otherwise good
design.
d) LandscapelHardscape
Create a pleasant and distinctive environment,
reinforcing the site plan, enhancing building
frontages, and maintaining street continuity.
Encourage pedestrian orientation by use of enhanced,
decorative walkways and pedestrian amenities.
e) Lighting
Deduce glare, create a safe and distinctive nighttime
envirornnent and avoid impacts on surrounding
properties.
f Utilities
Screening and/or enclosures should be required for
mechanical equipment and utilities.
* All new utilities shall be underground.
. Reuse and Rehabilitation
Meuse and rehabilitation of existing buildings is covered in the
development regulations and design guidelines for individual
Planning Areas in Chapter 3. An example of the key areas are:
■ Architectural upgrades
E Landscape and hardscpe improvements
■ Signage and lighting programs
N Circulation (both vehicular and non -vehicular) and
parking upgrades
■ Utility upgrades
C. Public Uses
1. Massing and Siting Development
The intent of site planning is to integrate buildings and site
improvements into a unified setting with mr' n nal impact of the
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page2-175
Chapter 2 • Plan Description
development on adjacent land uses. Site planning concentrates
on the proper placement of buildings, roads and services. The
site plan should take the following into consideration:
■n the ` . d.cai.o village, use buildings to
provide definition to roadways and pedestrian
connections.
■ "Dead" uses such as storage and service areas should be
located away from public views.
r
In the Education Village, the bulk of higher
buildings can be m nl*mi
Chapter 2 • Plan Description
a} Elevation Concepts
• Buildings should relate in terms of bulk and mass but
should not be identical.
Within the F Education village, provide for
elevation variety to avoid monotonous elevations and
street scenes.
• Where applicable, the rear side of the building
located adjacent to public and private streets and
other areas of high visibility should have similar
treatment as with the primary elevation criteria. If
fence is used as a screening device, then it too should
e designed to be part of the architecture.
• Within the — dgca.tior village, provide a
variety of architectural forms and setbacks along
public and private streets.
Facades - If material changes do not occur in the
sane plane and if they intercept an architectural
element, they are more effective.
Allow for visual relief for interest and to break up
long planar surfaces. Offsets, pop -outs, overhangs
and recesses all may be used to produce effective
shadow interest areas. Larger buildings require more
relief than do smaller buildings.
b) Details
There are many building elements that cone into view.
Usually they are secondary adjuncts to major elements,
such as a skylight on a roof In some cases they become
no more than a texture, such as a trellis. It is important in
all cases, however, that these elements integrate with the
whole. what may start out as a minor feature can become
distracting eyesore, if not thought through.
Site planning, landscaping, architecture, lighting and
signage design should be coordinated to provide
consistent and comprehensive design character on
individual development sites.
• Exterior windows within public view should be
architecturally framed or recessed.
CAS Tustin Specific Plan Reuse Plan City of Tustin
Page 2-177
Chapter 2 • Plan Description
Accessory structures shall be complementary in
design to maim structures.
A. variety of size and location of buildingwindows
can create an interesting visual pattern by varying
elements which can form a pattern on a facade, the
building can create visual interest.
c Materials and Finish
In beeping with the goals of the Specific flan to maintain
and enhance the natural surroundings, designs in
harmony with nature should be extended to material,
finish and color selection.
Natural materials by their nature inherently wort well
with the surroundings. Natural colors or transparent
finishes on these materials not only enhance then,
but actually improve with age and are to
maintenance. Man-made materials of natural colons
and textures are also suitable.
Brick, natural tile, stucco, concrete, steel and glass, if
used honestly and in a straight -forward manner, can
be pleasant. Large expanses of a single material,
especially if unbroken by detail or depth, can become
overpowering to the rest of the building form and the
surroundings. Conversely, over -detailing with the use
of too many different materi
Chapter 2 • Plan Description
e) Lighting
Reduce glare, create a safe and distinctive nighttime
environment and avoid impacts on surrounding
properties.
f) Utilities
Screeni
Chapter 2 • Plan Description
This Page intentionally bland.
City of Tustin WAS S Tu tin Specific Plant euse Pian
Page 2-180
Chapter 3
3. Land Use and
Development/Reuse
Regulations
3.1 PURPOSE AND SCOPE
Chapter 3 specifies the standards and regulations which will apply to new
development, redevelopmcnt and interim uses. Future review of concept
plans, site plans, and subdivisions gill assure that these standards are
realized. Unless otherwise stated, provisions of this chapter apply to both
new development and reuse of existing structures and facilities. Private
developers and public agencies seeking to reuse facilities or develop new
uses will be able to determine thein development parameters and
obligations by referring to this chapter, Understanding the rationale for the
provi
Chapter 3 • Land Use and Development/Reuse Regulations
This page intentionally left blare.
City of Tustin MCA S Tustin Specific Planll ease Plan
Page 3-2
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Chapter 3 • Land Use and Development/Reuse Regulations
htsPage intentionally left blank.
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page 3-4
Chapter 3 e Land Use and Development/Reuse Regulations_
Specific Plan by defining appropriate locations for certain land uses and
permitted development intensities. 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 PA
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 to 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
.gain 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 lana 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
non-residential development provided for in the Specific Plan are
prescribed in the Statistical Analysis and further defined in the following
regulations sections. Calculation of development potential is based on
gross acreage figures for each Planning Area, which excludes land
devoted to arterial roadways as identified in the Circulation Plan (Figure
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Chapter 3 • Land Use and Development/Reuse Regulations
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City of Tustin WAS Tustin specific Plan Reuse Plan
Page -1
Dapter 3 a Land Use and DevelopReuse Regulations
!SCRRA/OCTA
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Chapter 3 • Land Use and Develop ment/Reuse Regulations
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City of Tustin MCAS Tustin Specific Plan Reuse Plan
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Chqpter 3 • Land Use and Development/Reuse Regulations_
.,'I Land Use Boundaries
Land use designation boundaries are generally as depicted on the Land
Use flan, Figure -1. The Planning Area boundaries are equivalent to the
land use designation boundaries, and are shown in Figure - 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 gross acres for each project unless otherwise rioted in
e i c planning area develo-oment standards. Gross acres is defined as
total acres less arterial roadways .
(Ficqira- #
3.2.E 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 n
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 Lard
Use Statistical Analysis (Table 3-1), unless the following criteria are
met, subject to a Witten finding by the Director of Community
Development:
1. Such transfers shall not increase the total units allowable in the
overall Specific Plan;
. Transfers shall be consistent with the uses and development
standards of the receiving Planning Area;
B. Significant alteration of the basic character of development in the
gaining or losing Planning Area.
MCAS Tustin Specific PlanlReuse Plan -._.. City of Tustin
Page3-25
Chapter 3 • Land Use and Development/Reuse Regulations
3.2.4 Ikon -Residential Land Use/Trip Budget
The non-residential lard use/trip budget tracking system is a mechanism
for managing the forecasted vehicular trips generated by the land use nix
in the Specific Plan. The purpose of the tracking system is to ensure that
development can be accommodated within the planned roadway capacity
of theon-site and off-site roadway systems.
The basis for the trip budget is the specification of a mix of non-residential
uses for each neighborhood. The budget establishes a baseline capacity of
average daily trips (ADT) for each neighborhood. Using assumed traffic
generation rates, the number of trips that would be generated at buildout of
the Plan was estimated. This mix has been further allocated to Planning
Areas only for ease of administration. However, the trip budget by
neighborhood shall control the amount and intensity ofnon-residential
uses by neighborhood.
In order to manage the availability ofroadway capacity, a. Trip Budget
Tracking System is established as part of this Specific Plan to monitor and
report on the traffic implications of each development project which
involves non-residential uses. The system entails establishment of
maximum limit on the number of ADT's generated from non-residential
uses within the Specific Plan and for each neighborhood. That limit is
shown in Table 3-3, Trip Budget, which sunnnarizes the square footage of
non-residential uses allocated to each neighborhood by Planning Area, and
the associated ADT. Residential uses are shown for information only, but
are not part of the Trip Budget. This information is derived from the
Environmental Impact Statement nvirommental Impact Report for the
Disposal and reuse of MCAS Tustin.
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Cfty of Tustin - - -MCAS Tustin Specific PlanlReuse Plan
Page3-26
Chaplqr 3 e Land Use a n d Development/Reuse R
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MICAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-27
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MICAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-27
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE
PLANNING NTNG AREA TRIP BUDGET
Plana ne ResidentiallParksNon-Resideintial
A Pea 0. Land Use CategroaUnits Amount ADTs
NEIG ORHOOD A
Arr cunt A Ts
j
El ient�ar /M ... c drool
T J
1"�
Leal i L in Center TSF .1.3.2.9.3.86
^J Y� f550
l i 2 V
Nei hboi•hood Commercial TSF 27. 1 ?
3,033
Tustin Fcilit G
A 1 Trip Budget Total 1320.98
173734
2
Sports Park
ACRE
24,1
L,797
Transitional Housing
ROOM
1.92
941.
i hborhoud A.Square Footage Total
Nei hbo.rhood A Trip B u dget,,rotal
N
TSF
1,320-98
1.7 734
L.DI 1-7 DU/Ar
MD --1 DU/Acre)
DU
DU
145
120
1 388
960
eniot Housiniz Attached DU 72 250
MDR -1 DU/Acre
DU
.132
1.1056
MHQ (16-25 DU/Acre) DU 43 903
Senior housiniz Attached DU 170 590
7
ComiTignity Commercial
TSF
103.46
710521
General Office TSF 1. � .94
1, 922
PA 7. Trip.Budget Total 248.3
4
8,974
NEfG
4ighborhood B SquareFootage Total
Nei hborhood B Trip Bud et Total
ORHOOD
TSF
248.3
8,974
6
C:onimunit conimercial
TSF
57.E
3192
City of Tustin MCAS Tustin Specific PlanlReuse Plea
Pepe 3-28
Chapter 3 • Land Use and Development/Reuse Regulations_
TABLE
E: PLANNING AREA TRIPBUDGET
Plann ieytiallPar
Area.No. Land Use C t ur� Amount ADS" '
PA i Tonal Park ACRE 84.5 423
1. Ti � Bud et Total
Non-idr
Amount ADTs
3.1920
Nei bburho d C Sqmare Foota2e,,Total
1 Y hborhLJo'' d C' TrioBud et Total
�'�,'jA
EI 2. i OROD
TSF
57.5
920
8
High School
STI,.
1 850
31312
Neighborhood Commercial TSF 65.09
7,345
General Dice TSF 2(l7
2 747
Of ee Park TSF 11383.8
11,280
Industrial. Parr TSF 319.5 1.
803
Park ACRE 10.3 52
Sports Park ACRE ='1,4 75
5
PA 8 Trip Bud a Total 11970
28,487
1.3
M.HDR 16-2 DU/Acre
DU'
891
5,907
Hotel 380 TSF ROOM 500
4,1 l 5
Nei0borbood Commercial TSF 9.76
1,191
Community Commercial TSF 117,1
7,984
General Office TSF 1.512
20,065
Park ACRE 12.9 65
Health Club TSF 30
988
Hi -Turnover Restaurant TSF 12
1 526
PA 1.3 Trie Budeet.....otal 2,060.86
35,769
14
Communfty Comrner ial
TSF
11.11
757
General Office TSF 136.9
L,818
Office Park TSF 547
X45
Theatre (25 TSF SEAT 12000
1,250
High -Turnover Restaurant TSF
76.3
PA 14 Trip ucf et Total 726-01.
10 233
Neighborhood D Square Eoota a Total
11 1 hborhood D Tri Bud et Total
NEIGHBORHOOD E
TSF
72.87
74 489
-SDorts
'Ind.utal Park
TSF
44-61
714
Park ACRE 1.1
Park ACRE 6.1 3 )
PA 9 Trip Budmet Total 44.61
EO8
10
1
General Office
TSF
1.82
Industrial Park TSF 124.41
1,569
Park ACRE 1..4 7
Sports Park ACRE 4.3 23 1
FA 10 Trip Bud et Total 281.23
Neidborhood Commercial TSF 18.13
3 650
2,028
General Office TSF 371.89
4.935
Office Park TSF 278.78
? 3
Industrial Park TSF 138.52
Park ACRE . ;' 130
.
PA 11. Trip BUdEet Total 807.32
11 628
12Office
.�."
Park
TSF
1134.17
1_1281
PA 12 Trie BMW Total 134,17
181
Neighborhood E Square Foota a Total
Nei hborhood E-Triv Budget Total
TSF
1,267.33
17,273
MCAS Tustin Specific P nReuse Plan City of Tustin
Page -2
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE PLANNINGAREAA TRIPBUDGET
lana . silent �
Area 0. Lard Use Cat o , units Amount .TsAmount
EI H D F
Non -Residential
X
1
1.7
Shopping Center
TSF
448
13
PA 16 Trip Budget Total 448
ShapingCenter TSF 47
13,4772
1,445
PA 17 Trip Bud et Total 47
11445
1
M,Ittar O ioe
TSF
40.85
542
PA 18 Trip BudEet Total 40.85
42
19
ShoppingShqpping Center
TSF
435.6
13:L391
435.6
13 1391
Multiplex7beater (70 TSF SEAT 3,,500
6300
PA 19 Trip Budiiet Total TSF .55.E
19,91
NEIG
hborhood F Square Foote Total
4NIeighborhood F Trip Budget Total
BC HO D
TSF
041..45
35 450
11
0
LDR 1-7 QU/Acre
DLJ
533
5jI 0
i 1DR 8-15 DU/Acre) DLJ 489 3291
iHDR (16-25 DU/Acre DU 19? 1 2 73
Elementary/Middle School STU l i 00 1_2224
Nei hborhood Commercial TSF 60
x,983
ommun. Corr meroial TSF 130.68
81908
General Office TSF 1 SaB
12994
Park ACRE 4 49
Senior Cion r ate TSF 1.58.99
970
S o-ts Park ACRE 14.1 758
PA 15 Trip Budget Total 466-63
M. -HDR (16-25 DU&TO., ,DU 376 1493
14 855
1
LIT. 1-7 DU/Acre)
QU
189
.1-180-9
MDR. (8-15 DU/Acre
Mii!hborhood G Sauare Footaite 'Yotai
Neizhborbood G THD Budget Total
NEIG BORHOOD H
DLA
TSF
465
3,720
466.63
1.41855
22
LQ 1-7 D E.1IAere
DU
1.66
1 5 89
N4D 8 - .1DU/Acrel DU 243 1,944
El eer�tar Diddle Shat T�J 5 663
H Sanare Foots a Total
TSF
o
lei hborhood H TOM Bud a Total
ll
F!Eihborhood
'Res-dential and ark use are shown for idorniational Li.
oses onI and are not art of the non-residential
budget.
All Planning Areas are shown to account for the total ADT associated with
developing the Specific Plan, but the trip budget applies only to non-
residential uses. They are highlighted in Table -.
The Community Development Department and Public works Department
shall maintain a current Trip Budget Tracking foryn depicting the
maximum square footage ofnor -residential development in each
neighborhood. The form shall specify the assumed square footage of
commercial, office, institutional and other non-residential uses which have
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page -3
Chapter 3 * Land Use and Development/Reuse Regulations_
been assigned to each neighborhood. In addition, the form shall specify
the amount of square footage approved for development with the
eqw alert ADTs assigned to a development, and amount of ADT's
available for remaining development or available for transfer to another
neighborhood. The information shall be further allocated to each Planning
Area based on Table 3-3 for administration purposes only. The essential
requirement is to document ADT status as it is impacted by each
development project so that sufficient roadway capacity remains to
accommodate later projects.
MCAS Tustin Specific Plant Buse Plan -- - City of Tustin
Page 3-31
Chapter 3 • Land Use and Development/Reuse Regulations
The following information will provide additional clarification for
purposes of implementing the 'drip Budget Tracking System.
Calculation of ADTe on Parcels: The calculation of ADTs assigned
to a parcel will occur upon approval of a site plan, or design approval
for new development, or submittal ofars application for building
permits, whichever occurs first. Refinements to calculations can be
made at the building permit stage where square footage changes are
proposed to a development.
■ Calculation of ADTs for Multiple Use Developments: In
development containing more than one use, ADTs shall be calculated
by multiplying the total square footage for each use by the respective
trip generation rates and adding the ADTs for each land use on
parcel to derive the total ADTs for a project.
■ Deviations from the Trip Budget Land Use Mix: A proposed
dcvelopment may deviate from the land use mix shown in the trip
budget as long as it can be demonstrated that sufficient ADT capacity
exists to serve the project and the remainder of the neighborhood.
Consistent with authorized uses within each neighborhood,
exchanges of square footages between approved land uses in the
Non -Residential Land Use Trip Budget may be approved subject t
review and approval of the total trip generation for a neighborhood
by the Public works and Community Development Departments.
Proposed projects will be analyzed in terms of; i consistency with
the base case mix ofuses (Table - specified for the Planning
Area(s); 2 the proportion of the neighborhood trip budget projected
to be consumed by the project; and the ability to ensure
availability of ADT capacity for subsequent projects within a
neighborhood.
Adjustments to the amount, intensity, or mix of uses may occur if
consistent with the Specific Plan and if desired by the City, as long as
sufficient trips remain to accommodate remaining development
potential in a neighborhood on parcels where development proposals
have not been submitted.
Trip Budget 'Transfers between Neighborhoods: where available
ADT's from the trip budget remain for an undeveloped parcel(s)
within a neighborhood, the transfer of the ADTs to another
neighborhood shall not occur without the authorization of the
landowner(s) of the developed or undeveloped parcels within the
contributing neighborhood agreeing to the transfer. This approval
City of Tustin MCAS Tustin Specific PlanlReuse Purr
Page 3-32
Chqpter 3 • Land Use and Development/Reuse Regulations.
shall be in the form of an agreement to run with the land and subject
to review and approval of the City Attorney prior to approval of the
transfer.
All transfers of available ADTshall he documented in the Trip
Budget Tracking System.
Establishment of Trip Generation Rates; Trip generation rates for
estimating the number of vehicle trips that will be generated for land
uses in the Specific Plan are included in the MICAS EIS/EIR Traffic
Study. Since traffic generation rates may vary over time, those used
in the Traffic Report may be updated periodically subject to review
and approval by the Plmwiing Commission. The methodology for
calculating site trips in the MICAS IS IR Traffic Study shall be
used for update purposes.
3.2.5 (Section [ I teALT ti ftRc m Name-
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MICAS Tustin Specific PlarAeuse Plan City of Tustin
Page -3
Chapter 3 • Land Use and Development/Reuse Regulations
4-1
3.3 NEIGHBORHOOD A
3.3.1 Introduction
Neighborhood A is composed of Planning Areas 1, 2, and 3, as shown on
the Statistical Analysis (Table 3-2) and on the Land Use Planning Areas
neap (Figure 3-1).
The 11d ducation village (PA 1) is an educational environment
consisting of a broad mix of public -serving uses. The 'M Education
Village is comprised of subplanning areas 1 -A through 1 G as shown on
Figure 3-1. The village is already well defined by virtue of having been
the community support and administrative core of MCAS Tustin. It is
expected that many of the existing buildings in the L. 4 Education
Village will provide reuse opportunities for educational purposes.
Included within PA I -A is a 10 -acre elementary school site proposed for
the northwesterly corner along Red Hill Avenue. The . '. ,,,ducation
Village may alsoaccommodate 10 acres of Law Enforcement Training
Center or use of the site by the South orange County Community College
District PA 1-B), and a -acre Children's Intermediate Care Shelter PA
I.Q. The h e..M„ ,..Education. village may also include a child care facility
(PA 1- an educational use operated by the Rancho Santiago
Cornmunay College District: and a City -owned site.)
In addition, a more detailed description of these and other public -benefit
uses is contained in Section 2.3 and 2.4 of the Plan.
The Community Park PA 2 is located within the existing military
recreational fields and facilities. It will contain sports fields and other
community -level recreational opportunities to serve residents of the
Specific Plan as well as residents to the north. The Transitional/
Emergency Housing site PA 3 would anticipate reuse of two existing
barracks (Building Numbers 553 and 5 5 and accompanying parking
areas for an emergency homeless shelter or transitional Dousing for
homeless persons.
The regulations and guidelines have been developed in response to issues
raised at both the Neighborhood and Planning Area levels. The issues
involve preserving the village character through new development and the
reuse of courtyards, common greens, and pedestrian paths; screening and
landscape design along roadways; creation of view corridors to the
northern blimp hangar if retained); and trail linkages to adjacent
neighborhoods.
City of Tustin MAS Tustin Specific PlarrlReuse Plan
Page 3-34
Chapter 3 • Land Use and Development/Reuse Regulations
2 Planning Areas I -A, 1-13, 1-C, 1-f , 'I mE, I -F and
G- u ca i n Village)
The purpose and intent of the 1i-
....eWfflffl,,H'*gEducation Village designation is as
described in Section 2.2.1, Land Use Designations.
A. Permitted and Conditionally Permitted Uses
The following uses shall be pern tted by right where the symbol "P"
occurs, or by conditional use pennit where the symbol "C" occurs.
• Childreds. intermediate care shelter (only in PA 1-C as P
shown in Figure 3-1)
• Churches or other religious institutions C
• Lav enforcement training facility (only in PA I -B as P
shown in Figure -1
• Nursery school or child caro center P
• Public school, community college, educational campus or P
other e(iucationally oriented uses
• Private school C
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the sane site
and would include;
• Guard houses, gates and other security facility structures
• Industrial commercial business incubators (start-ups)
• Laboratories and office facilities used for basic and
applied research, testing and consulting
• Maintenance facilities, structures, outdoor storage
• Medical dental clinics
• Post office
• Support commercial, office, retail service uses
C. Unlisted Uses
Those uses not specifically listed are subject to a determination b
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land use designation of this Planning Area, and the
Specific Plan. Decisions of the Director are appealable to the
Planning Commission.
WAS Tustin Speer""fie PlanlReuse Plan - --. _ - City of Tustin
Page3-35
Chapter 3 • Land Use and Development/Reuse Regulations
I. Site Development Standards
1. l inl*mum lot area - no minimum requirement
. Maximum building height - 100 feet (six stories)
3. Maximum floor area ratio - .30 FAR, except for PA 1-B and
PA 1-C which shall be.35 FAR
. Minimum building setbacksi
a Red Hill Avenue - 40 feet
b North Loop load - 25 feet
c warner Avenue - 20 feet
d Armstrong Avenue - 20 feet
e Lansdowne Drive (private) - 15 feet
f Minimum distance between buildings - 10 feet
5. Landscape setbacks'
a lied Hill Avenue - 30 feet
b North Loop Road - 30 feet
c warner Avenue - 20 feet
d Armstrong Avenue - 20 feet
. Landscaping
a Areas not devoted to buildings, parking areas, hardcp,
roads and service areas, shall be landscaped.
b Compliance with the City of Tustin's Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines a
detailed in Section 2.17 of this Specific Flan
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area., to adjacent Plarming
Areas, and to citywide bicycle trails where applicable.
. A comer triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines),
. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb limes at Warner Avenue and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
10. A portal intersection treatment shall be provided at Valencia
and Red Hill Avenues, and warner and reed Hill Avenues (see
Section 2.17 for landscape guidelines).
1 Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future
rights - f -way. Ton -conforming buildings and landscape setbacks will be permitted to
remain where existing buildings are not in future rights-of-way.
City of Tustin INCAS Tustin Specific PlanlReuse Plan
Page -3
Chapter 3 • Land Use and Development/Reuse Regulations_
11. other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable)
E. Special Development or Reuse Requirements
1. A concept plan approval shall be required for individual
subplanning areas 1 -A, 1-, 1;C, 1-, and 1 -E prior to reuse or
new development (refer to Section 4.2.1 of this Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel, or prior to any new development on a parcel, other
than by the City of Tustin, these parties receiving or leasing
property from the Department of Defense or Local
Redevelopment Authority (LRA) within the
du.eatiop village shall be required to enter into an
Agreement with the Local Redevelopment Authority. The
pose of the Agreement is to: 1 identify the planning goals
of each of the agencies and the City or LRA. for each site; 2)
identify the scope and schedule for short-range improvement
and long-range development plans for property; 3 establish a
process that provides for meaningful consultation on
development, and operational issues of mutual concern; 4)
identify roadway dedications, capital/infrastmaure
improvements, and envirornmental impact report mitigation that
will be required for use and/or development of the agency
receiving property; and identify necessary procedures to
implement the Agreement.
3. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended by the City, State of California
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of 'Tustin and those agencies receiving property in the
Education village, prior to use and occupancy of
existing buildings and/or new development. Said agreement
shall identify required capital/infrastructure improvements and
environmental impact report mitigations.
. Access to subplanning area 1 -D shall be secured from recorded
easements on adjacent private streets within the
��.E cation. Village (Planning Area 1-A.
. The baseline mix of uses for Planning Area 1 is 98 percent.
Edcation Village and 2 percent Commercial, which
will be administered by the Non -Residential Lard se Trip
Budget procedure specified in Section 3.2.4, The purpose is to
MCA S Tustin Specific PlarilReuse Plan City of Tustin
Rage 3-37
Chapter 3 • Land Use and Development/Reuse Regulations
ensure that adequate circulation capacity is available to serve
the proposed project.
F. Development or Dense Guidelines
1. Existing buildings, open space areas, and other site
improvements shall be aesthetically upgraded where needed
through architectural and landscape improvements. Such
improvements are intended to appear consistent in quality with
other college campuses in the County, and may include, but are
not limited to, the following:
a Upgraded facade treatments, including the use of Master,
brief, stone, and/or other approved materials
b Upgraded window types and treatments
c) Upgraded entries, including doorways, covered
walkways, decorative paving
d Upgraded roofing materials
e Updated color scheme for buildings
f
Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
g Improved landscape design along building perimeters
and entries
h Addition of pedestrian amenities including benches,
shade trees, trash receptacles, drinking fountains, and
lighting
i Addition of bicycle facilities including bike racks
j Creation of Village entryways
through signage and landscape design
k) Creation of signage program for building identification
and directional signs
1 Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
2. A safe, convenient, pedestrian access shall be provided across
North Loop Road (extension of Valencia Avenue)it it the
,ti.cati.oia village.
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page3-38
Chapter 3 • Land Use and Develqpment/Reuse Regulations_
3. The formal siting pattem ofbuildings shall be continued in the
design and siting of infill development,
Tower ^o s
+ Y
NU W
SM . . 7
. Buildings shall be clustered to create plazas, Focal areas, and
activity areas.
. Utilize the "Village Green" and other courtyards in the siting
and orientation of buildings to provide focal areas and enhance
pedestrian activity.
. Existing groves and linear stands of trees i.e., California
Peppers, sycarnores, jacarandas) shall be taken into
consideration when site planning for new development and
roadways. If it is not possible to preserve these existing groves
or stands of trees, a landscaping definition along public roads
and within the Planning Area shall be created.
7. Perimeter parking around buildings designed as smaller
parking "rooms" shall be provided where feasible to facilitate
pedestrian access and retain existing carnpus style building
configuration.
. Demolition of structures shall be considered or undertaken
under the following conditions: 1) where information
determines the need for demolition to eliminate public health
and safety risks, 2 to improve the appearance of the Planning
Aron, 3 to accommodate the completion of major roadway
improvements,, and 4 to properly implement the land use
intended for this Planning Area.
A. summary of the key design guidelines for the u ati n.
Village is provided in Figure 3-3, located at the end of Section 3.3.
!MCAS Tustin Specific PlarAeuse Plan City of Tustin
Page 3-3
Chapter 3 • Land Use and Development/Reuse Regulations
3.3.E Planning Area 2 m Community Park
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
• airfields, courts, Playgrounds and other recreation P
facilities
• Civic, cultural and community center buildings P
• Mature center with live animals C
• Private recreational facilities P
• Public park P
• Sports field lighting where lighting is designed to confine P
direct rays and glare to the premises
B. Accessory [uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Maintenance facilities and structures, enclosed and
screened outdoor storage
• Support commercial concessions
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either Permitted, permitted
subject to a conditional use permit or prohibited consistent with the
Purpose of land use designation of this Planing Area and the
Specific Plan. Decisions of the Director are appealable to the
Planning Commission.
Site Development Standards
1. Minimum lot area - no minimum requirements
2. Maxim= building height - 35 feet
. Minimum building setback - none
. Maximum floor area ratio - J o PAR
. Landscape Setback
a) North Loop Road - 30 feet
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. In the ease of the Community Park, Pari area can be located in
the setback area.
City of Tustin MCAS Tustin Specific PlanlReuse Plea
Page3-40
Chapter 3 • Land Use and Development/Reuse Regulations
. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2,17 of this Specific Plan.
7. An internal pedestrian/multi-use trail through the park shall be
developed and coordinated with access to the elementary
school site to west and residential development to the cast.
. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curly lines at forth Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines). this setback conflicts with existing
ballfields that the City wishes to retain, then a reduced or
modified community intersection treatment may be provided
subject to the determination of the City.
. Other General Development Regulations (refer to Section 3.11
as applicable)
10. Signage (refer to Section 3.12 as applicable)
11. Off-street parkin (refer to Section 3.13 as applicable)
E. Special Development or Reuse Requirements
1. Existing structures shall be brought into conformance with the
Uniform Building Code as amended by the City, State of
California 'Title 24 Access Compliance (handicapped
provisions), and requirements of the Americans with
Disabilities Act(ADA).
F. Development or Meuse Guidelines
1. Demolition of structures shall be considered or undertaken
under the following conditions; 1 where information
determines the meed for demolition to eliminate public health
and safety risks, to improve the appearance of the '1 ' g
Area, to accommodate the completion of major roadway
improvements, and to properly implement the land use intent
of this Planning Area.
2, A view corridor into the park at the intersection of Armstrong
Avenue and North Loop road (extension ofValencia) shall be
maintained,
. In conjunction with blaster plan improvcmcnts in excess o 1
million dollars in valuation, a screening wall slid be provided
along the northern boundary of park where none exists in
accordance with the General Regulations Section 3.11.
summary of the key design guidelines for the Community Park is
provided in Figure 3-3, located at the end of Section 3.3.
MCAS Tustin Specific Pl nl ease Plan Cfty of Tustin
Page 3-41
Chapter 3 9 Land Use and Develop ment/Reuse Regulations
3.3.E Planning Area 3 - Transition l/Emergency
Housing
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
• Congregate care facility P
Government facility C
• Medical dental clink C
• School, public or private co.rnunity college/educational C
campus
• Single room occupancy Motel (192 unit maximum) P
• Transitiona mergency housing 192 bed maximurn) P
B. .Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a perxtted use on the sane site
and would include:
• Administrative offices
• Caretak&s quarters
• Assembly/multi-lose buildings
• Kitchen dining
• Maintenance/storage faciliti
Chqpter 3 • Land Use and DevelopmenVReuse Rlations
a Red Hill Avenue i 40 feet
b Interior side yards - 5 feet
C) Mini mum distance between buildings - 10 feet
d Private streets - 10 feet
e) Distance between. a.ccessoEy structuresfeet
i�� • Y •nar wrrr..r��r
Distance between principal and accessory structures -5
feet
5. Landscape setbacks
a Red Hill Avenue - 30 feet
. Landscaping
a Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
. Other General Development Regulations (refer to Section 3.11
as applicable)
. Signage (refer to Section 3.12 as applicable)
9. Off-street parking (prefer to Section 3.13 as applicable)
E. Special Development or reuse Requirements
1. Concept plan approval shall be required for Planning Area
prior to reuse or new development (refer to Section 4.2.1 of
this Specific Plan).
2. Prior to any interim or permanent reuse of facilities or property
on a parcel, or prior to any new development on a parcel, any
party receiving or leasing property from the Department of
Defense or Focal Redevelopment Authority (LRA) shall be
required to enter into an Agreement with the LRA. The
purpose of the Agreement is to: 1 identify the planning goals
of the agency receiving property and the City or LRA for the
site; 2 identify the scope and schedule for the short-range
improvements and long-range development plans for the
property; 3 establish a process that provides for meaningful
consultation on development and operational issues of mutual
concern; 4 identify capital/infrastructure improvements ars
environmental impact report mitigation that will be required of
the agency receiving or leasi
Chapter 3 • Land Use and Development/Reuse Regulations
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of 'Tustin and triose agencies receiving property in the
F
Education Village, prior to use and occupancy of
existing buildings and/or new development. Said agreement
shall identify required capital infrastructure improvements and
environmental impact report mitigations.
. Access to Planning Area 3 shall be secured from recorded
easements on adjacent private streets within the
Education. Village (Planning Area 1).
. Transitional/emergency housing shall not be used in
calculating the total number of units permitted to be in rental
tenure in the Specific Plan.
F. Development or Meuse Guidelines
1. Existing buildings, open space areas, and other site
improvements shall be aesthetically upgraded through
architectural and landscape improvements, prior to issuance of
use and occupancy permits. Such 'improvements may include,
but are not limited to, the following:
a Upgraded window types and treatments i.e., trim)
b Upgraded entries, including doorways, covered
alloys, decorative paging
c Upgraded roofing materials and roof overhangs
d Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
e Improved landscape design along building perimeters
and entries
f Addition of pedestrian amenities including paths,
beaches, shade trees, trash receptacles, drinking
fountains, and lighting
g Addition of bicycle facilities including bike racks
h Creation of signage program for building identification
and directional signs
i Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
2. The existing concrete wall along Red Hill Avenue shall be
replaced or aesthetically unproved to be decorative, durable,
and to blend with the landscape design along Red Hill Avenue.
summary o f the key design guidelines for the
Transitional/Emergency Housing site is prodded in F i re 3-3,
located at the enol of Section 3.3.
City of Tustin MCAs Tustin Specific Pl n f use Plan
Page 3-44
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Chapter 3 • Land Use and Development/Reuse Regulations
Phis page intentionally left blank.
City of Tustin MCAS Tustin specific PanlF euse Plan
Page 3-46
Chapter 3 • Land Use and Development/Reuse Regulations
3.4 NEIGHBORHOOD B
3.x.1 Introduction
Neighborhood B is composed of Planning Areas 4, 5, and 7, as shown on
the Statistical Analysis, Table 3.2. The Low Density Residential use (PA
4) containsed, 274 ' . attached dwelling units, known as Tustin Villas
,
City
has identified some of the corrections necessary to meet building and
safety code requirements. However, the temistfihits lacked the
architectural and landscaping details generally found in private market
housing. The following regulations and guidelines address the improve-
ments that will be required any -Lor new construction.
Planning Area 5 containsed nine small buildings located in the southwest
corner of the Planning Area.
MAJ�'ff
■%WAW& JL &'&J�A _L %& %WJLA4J JL 46r.7 #-&LJ%.OkJ A%.PA %,&x.LLo a a a r r Planning Area /
contains two of the blimp hangar mooring circles as well as undeveloped
lard area.
The following regulations and guidelines have been developed in response
to issues at both the Neighborhood and Planning Area levels. The issues
involve the need for upgrading the housing area to market -rate standards;
infill development considerations for new housing; visually integrating
uses through landscape design; and trail linkages to adjacent
neighborhoods.
MCAS Tustin Specific PlarVReuse Plea -- City of Tustin
Page3-47
Chapter 3 • Land Use and Development/Reuse Regulations
3.4.2 Planning ree 4 = Low Density Residential
A. Permitted and Conditionally Permitted uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
# Community care facilities for six or fewer persons P
0 Condominiums and cooperatives P
Family care hone, foster home or group home, for six or P
fewer persons
• Large family day care for sever] to twelve children on P
single family detached lots in accordance with the Tustin
City Code
• Multiple -family dwelling units (apartments) in C
accordance with tenure provisions in Section ...G
• Residential care facility for elderly, for six or fever P
persons
• Single-family attached dwelling units and duplexes P
• Single-family detached dwelling units P
• Single-family detached carriage way units P
• Small family day care for less than seven children on P
single family detached lots
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Carports
Garages
• Hoole occupations subject to provisions of the City Code
Patio covers/trellises
• Swimming pools, spas, jacuzzis
• Tenniscourts', basketball courts and other multi-purpose
courts, recreation and community buildings
C. Unlisted Uses
Those uses not specifically listed are subject to a determination b
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
pose of the land designation of this planning area and the Specie
Plan. Decisions of the Director are appealable to the Planning
Commission.
City of Tustin MCAs Tustin Specific Plan Pease Plan
Page 3-48
Chapter 3 • Land Use and Development/Reuse Regulations_
D. Site Development Standards - Single Family Detached
PLANNING 1. Maximum dwelling units - 7 dwelling units per acre
Min num lot area - 3,000 square feet
AREA
3. l mini um lot width - 35 feet
. Maximum building height - 35 feet
. Maximum imum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
. Mini um building setbac s
a Edinger Avenue - 40 feet
b Local public street - 10 feet
c Private sheet or private drive - 5 feet
d Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e Rear yard - 10 feet
f) Distance between accessory structures - 5 feet
g) Distance between principal and accessory structures - 5
fe et
7. Landscape setb cl s4
a Edinger Avenue - 30 feet
. Landscaping
a) Areas not devoted to buildings, parting areas, hardscape,
and roads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2,17 ofthis Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. Fences and walls
a Compliance with General Regulations Section 3.11.
b masonry block wall shall be maintained and/or
constructed along the western perimeter ofthe Planning
Area in accordance with the General Development
Regulations.
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
1. Off-street parking (refer to Section 3.13 as applicable)
4 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from fixture right-of-way. on -
conforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future night -of -way.
CAS Tustin Specific Plan Reuse Plan city of Tustin
Page 3-49
Chapter 3 • Land Use and Development/Reuse Regulations
E. Site Development Standards — $ingleFamily Detached Carriage
Way Unit
Definition: A type of single family detached product that is located
on a minimum thirty-six foot wide paved street with a ten(10)
foot parkway on both sides of the paved portions of the street with a
garage that is located to the roar of the residence and takes access
from a rear two-way alley that is a minimum of twenty-four feet
wide.
1 a imurn dwelling units - 7 dwelling units per acre
. Minimrnum lot area - 3,000 square feet
. l lxniMum lot width - 35 feet
4. Maximum building height - 35 feet
. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall,
. Minimum building setback
a) dinger Avenue - 40 feet
b Local public street - 10 feet
c Private street or private drive - 5 feet (front yard)
d Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e Rear yard - 3 feet for garage and 7 feet for living areas
including living areas above garage
f) ist i e between. accessory structures - 5 feet
g) .distance between principal and. accessory structures -
eet
h) Building to building setback - 30 feet mi,m' num
applicable to units fronting a pseo/open space
7. Landscape setbacks4
a Edinger Avenue - 30 feet
. Landscaping
a Areas not devoted to buildings, parking areas, hard scpe,
and goads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. Fences and Walls
a Compliance with General Regulations Section 3.11.
b A masonry block wall shall be maintai
Chapter 3 • Land Use- and Development/Reuse Regulations
Area in accordance with the General Development
Regulations.
11. Domes that side -on to a local road shall incorporate
architectural enhancements on the side and front view of the
unit, as seen from the local road.
12. End units — a minimum back up space ofthree feet in
addition to the width of the drive approach.
13. other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parling (refer to Section 3.13 as applicable to Single
Family Detached)
F. Site Development Standards - Single Family Attached
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area per family unit - 3,000 square feet
3. Minimum lot width - no minimum
. Maximum building height - 35 feet
5. Maximum lot coverage - 100 percent less required setbacks
s
and open space areas
. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
7. Private outdoor open space - minimum private outdoor open
space shall be increased to 400 square feet for existing units,
. Minimum gross floor area per dwelling unit, excluding the
garage:
a Bachelor - 450 square feet
b Bedroom - 550 square feet
c 1 Bedroom with den - 700 square feet
d Bedrooms - 750 square feet
e 2 Bedrooms or more with den - 900 square feet
. Minimum building setb cl
a) Edinger Avenue - 40 feet
b Local public street - 10 feet
c Private street or private drive - 5 feet
d Interior side yard - 3 feet minimum with aggregate
requirement of 1 o feet for both side yards
e Rear yard - 10 feet
0 Distance betweep accessoTy st is res - 5 feet
3 Building setbacks are measured from future right-of-way. on -conforming landscape and
building setbacks will he permitted to remain to a conunudate existing walls or buildings not
in future right-of-way.
MCAS Tustin Specific PlanFeue Plan city of Tustin
Page 3-51
Chapter 3 • Land Use and Development/Reuse Regulations
g) .......... .. . ...Distmce between principal and accessory structures -
e
10. Landscape setback
a Edinger Avenue - 30 feet
11. Landscaping
a Areas not devoted to buildings, parting areas, hardscap e,
arra roads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
12. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
13. Fences and Walls
a Compliance with General Regulations Section 3.11.
b masonry block wall shall be maintained and/or
constructed along the western perimeter of the Planning
Area in accordance with the General Development
Regulations,
14. Other General Development regulations (refer to Section 3.11
as applicable)
1. Signage (refer to Section 3.12 as applicable)
16. Off-street parking (refer to Section 3.13 as applicable)
G. Site Development Standards - Condominiums and Multiple
Family Dwellings
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum development site — 8 acres minimum legal lot size)
3. Maximum building height - 40 feet
. Maximum um lot coverage - 65 percent, less the required building
and landscape setbacks
. Co non open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
. Private outdoor open space - minimum private outdoor open
space shall be increased to 400 square feet for existing units.
. Minimum gross floor area per dwelling unit, excluding the
garage
a Bachelor - 450 square feet
6 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Non -conforming landscape and building setbacks will b
permitted to remain to accommodate existing walls or buildings not in future right-of-way.
City of Tustin - MCAS Tustin Specific PlanlReuse Plan
Pepe3-52
Chapter 3 • Land Use and Development/Reuse Regulations
b I Bedroom - 550 square feet
e I Bedroom with den - 70 square feet
d 2 Bedrooms - 750 square feet
e 2 Bedrooms or more with den - 850 square feet
. Minimum building setbacks?
a) Edinger Avenue - 40 feet
b Local public street - 10 feet
c Private street or private drive - 5 feet
d Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e Rear yard - 10 feet
Distance between, accessory structures - 5 feet
.0 Distance between i al acid cces o structures - 5
feet
. Landscape setbacks?
a Edinger Avenue - 3 o feet
10. Landscaping
a areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
1.1, Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
12. Fences and Walls
a Compliance with General regulations Section 3.11.
b A masonry block wall shall be maintained and/or
constructed along the western perimeter of the Planning
Area in accordance with the General Development
Regulations.
1. other General Development regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3,12 as applicable)
15. off-street parking (refer to Section 3.13 as applicable)
H. Special lbevelopment or Lease Requirements
1. Concept plan approval shall be required for Planning Area 4
prior to reuse or development (refer to Section 4.2.1 of this
Specific Plan).
7 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from Future right-of-way. Non
landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
INCAS Tustin Specific PlanlReuse Plan City Tustin
Page 3-53
Chapter 3 • Land Use and Development/Reuse Regulations
2. Development unit - Planning Area 4 shall be developed or
redeveloped as a single development unit.
. Affordability - The following minimum affordable housing
production objectives are intended to reflect the intention of the
City to create a redevelopment project area Community
Redevelopment Law, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Element of the General Plan through the provision of
housing for households at very low, low, and moderate
incomes levels. Specific housing requirements for
redevelopment and Housing Element compliance will be
established at the time of development project approval to
ensure uniformity with the Housing Element of the General
Plan and other applicable provisions of Californias Law and t
achieve the following:
a) At least 15% of units for initial occupancy by very low
income to moderate income households for
redevelopment, with % or % of units affordable to
very low income households.
b At least 38 additional units for occupancy by low income
households.
c) At least 15 additional units for occupancy by moderate
income households.
d Restricted affordable housing units shall be reasonably
dispersed throughout the project and shall be compatible
with the design and use of market rate units in
appearance, use of materials, and finished quality.
Restricted units shall be affordable for at least the
minimum period of time required by state law, or longer
if required by a construction or mortgage financing
assistance program.
e Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following;
1 Number of units by type, location, bedroom count
2 Standards for qualifying income and maximum
rents or sales prices
3 Parties responsible for sales prices and incomes
f The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
City of Tustin MCAS Tustin Specific PlanlF ease Plan
Page3-54
Chapter 3 • Land Use and Development/Reuse Regulations
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units,
financial affordability gap analysis will be conducted by
the City, at developer's cost, to compare the value ofthe
o ff- s ite option and the of 'ordab it lty gap cost of providing
on-site affordable housing.
. Tenure - Reuse/development in Planning Area 4 shall be
preferably ownership tenure, Development ofapartments is a
discretionary action requiring approval of a conditional use
permit. Consideration of a conditional use permit should
include the City's preference for ownership tenure, and in any
event, no more than 25 percent of the total number of units
permitted within the City of Tustin portion of the Specific Flan
may be approved for apartments.
. Existing structures to be reused shall be brought into
conformance with applicable provisions ofthe Uniform
Building Code as amended by the City, State ofCalifornia
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
. Utility metering modifications and/or provision ofindependent
utility services shall be committed mitted t by agreement between the
City ofTustin and those agencies receiving property in the
PA 4 prior to use and occupancy of existing buildings and/or
new development. Said agreement shall identify required
capital/infrastructure improvements and environmental impact
report mitigations.
I. Development or Reuse Guidelines
1. Existing housing units shall be aesthetically upgraded through
architectural and landscape improvements to appear consistent
in duality with private market housing in the surrounding
neighborhoods of Tustin and Irvine. Such improvements shall
be completed prior to issuance of use and occupancy permits.
The improvements may include, but are not limited to, the
following:
a Upgraded facade treatments, including use of plaster or
stucco, wood siding, brick, stone, and other approved
materials
b Upgraded window types and treatments i.e. trim)
c Upgraded roofing materials and extension of roof
overhangs
d Updated color scheme for buildings and walls
e Enhancement of private patios and balconies
MCAS Tustin Specific Pl nlF u e Plan City of Tustin
Page3-55
Chapter 3 • Land Use and Development/Reuse Regulations
f Upgraded appearance of unit entrances, including
doorways, walkways, decorative paving
g Improved landscape design of front yards and common
areas
h Consistent landscape treatment along local roads
i Extensive planting of trees and shrubs throughout the site
j Decorative treatment of all exposed site walls
k) Upgraded driveways
l Decorative paving and other hardscape amenities for
pedestrian pans in common areas
m Improvements to common recreational areas including
provision of shelters, lighting, and refurbishing of
facilities
n Creation of project entryways through i si nae and
landscape design
o) Upgraded and consistent signage, including project
identification, addressing, and directional signs
p Enhanced lighting scheme for units, common areas,
paths, and parking areas
q Application of defensible space techniques in
landscaping and lighting
2. The existing boundary wall along Edinger Avenue shall he
aesthetically unproved with stucco or other facade treatment,
color, and a decorative wall cap, as shown in the example
below.
SW0515 . *
In the event that infill development shall occur, the following
guidelines shall apply:
a Consistency with scale massing, and setbacks of existing
structures.
h Compliance with re -use guidelines that pertain to the
surrounding structures,
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page -55
Chapter 3 • Land Use and Development/Reuse Regulations
c) Compliance with appropriate landscape and parking
standards.
. Demolition of structures may be as required by Tustin to be
undertaken under the following conditions; l where
information determines the need for demolition to eliminate
public health and safety risks, 2 to improve the appearance of
the Planning Area, to accommodate the completion of major
or
roadway improvements, and to properly implement the land
use intent of this Planning Area.
summary of the key design guidelines for the Lover Density
Residential Planning Area is provided in Figure -.
WAS Tustin Specific Plan Reu a Plan C y of Tustin
Page3-57
Chapter 3 • Land Use and Development/Reuse Regulations
3.4.E Planning Area 5 - Medium Density Residential
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
•
Churches and other religious institutions C
•
Community care facilities for six or fewer persons P
•
Condominiums and cooperatives P
*
Convalescent hospital C
•
Family care hone, foster home or group home, for six or P
fewer persons
*
Large family day Care for seven to twelve children on
single family detached lots in accordance with the Tustin
City Code
•
Multiple -family dwelling units (apartments) in C
accordance with tenure provisions in Section 3.4.3.H
•
Patio homes P
•
Private school C
0
Public or private preschools C
0
Fire Station P
•
Public/private utility building facility C
0
Residential care facility for elderly, for six or fewer P
persons
•
Single-family attached dwelling units and duplexes P
0
Single-family detached dwelling its P
•
Single-family detached Carriage Way units P
•
Small -family day care for less than seven children on P
single-family detached lots
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Carports
• Garages
• Home occupations subject to provisions of the City Code
• Patio corers/trellises
Swimming pools, spas, jacuzzis
• 'tennis courts, basketball courts and other multi-purpose
courts, recreation and community buildings
City of Tustin MCAS Tustin Specific Plant eu a Plan
Page -5
Chapter 3 • Land Use and Development/Reuse Regulations_
C. Unlisted Uses
Those uses not specifically listed are subj ect to a determination by
the Co m r iunity Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Site Development Standards - Single Family Detached
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum m lot area - 3,000 square feet
3. Minimum lot width - 35 feet
. Maximum building height - 35 feet
. Maximum lot coverage - 50 percent oflot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
. Mimumum building setbacks
a North Loop Road # 25 feet
b) West Connector - 20 feet
c Local public street - 10 feet
d Private street or private drive - 5 feet
e Interior side yard - 3 feet mu* u* gum with aggregate
requirement of 10 feet for both side yards
f Rear yard - 10 feet
Distance between accessory tractures - 5 feet
b) Distance between principal and accessoEy structures-
feet
. Landscape setbacks
a North Loop Road - 30 feet
b west Connector - 20 feet
. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 ofthis Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. A comer triangular-shaped setback of 60 feet, measured from
the intersection of the curb limes at North Loop Road and
Armstrong Avenue shall be provided for a secondary
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Ikon- onfornvn landscape and building setbacks will be
permitted to remain to accommodate existing walls or buildings not in future right-of-way.
Building setbacks arc measured from future right-of-way.
M CA S Tustin Specific PlanlReuse Plan City of Tustin
Page 3'59
Chapter 3 • Land Use and Development/Reuse Regulations
community intersection treatment (sec Section 2.17 for
landscape guidelines).
11. A portal intersection treatment shall be provided at Edinger
Avenue and west Connector (see Section 2.1 for landscape
guidelines).
1. Other general Development Regulations (refer to Section 3.11
s applicable)
13. Signage (refer to Section 3.12 as applicable)
14. Off-street parking (refer to Section 3.13 as applicable)
E. Site Development Standards — Single Family Detached Carriage
Way Units
Definition: A type of single family detached product that is located
on a minimum thirty-six 3 foot wide paved street with a ten 10
foot parkway on both sides of the paved portions ofthe street with
garage that is located to the rear of the residence and takes access
from a rear two-way alley that is a minimum of twenty-four feet
wide.
l . Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area - 3,000 square feet
3. Minimum lot width - 35 feet
. Maximum building height - 35 feet
. Maximum lot coverage - 50 percent oflot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall,
. Minimum building setbackS
a Edinger Avenue - 40 feet
b Local public street - 10 feet
c Private street or private drive - 5 feet (front yard)
d Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
e Rear yard -- 3 feet for garage and 7 feet for living areas
including living areas above garage
�0 Distance between. accessory structLires - 5 feet
Distance stance between. principal and accessory structures - 5
feet
h Building to building setback -- 30 feet minimum,
applicable to units fronting a paseoopen space
7. Landscape setbak4
a Edinger Avenue - 30 feet
. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irri
Chapter 3 • Land Use and Development/Reuse Regulations
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent PImming
Areas, and to citywide bicycle hails where applicable.
10. Fences and walls
a Compliance with General Regulations Section 3.11.
b masonry block wall shall be maintained and/or
constructed along the western perimeter of the 1'lnnix g
Area in accordance with the General Development
Regulations.
11. Homes that side -ori to a local road shall incorporate
architectural enhancements on the side and front view of the
unit, as seen from the local road.
12. End units — a nmim'munr back up space of three feet in
addition to the width of the drive approach.
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
1. Off-street parking (refer to Section 3.13 as applicable to Single
Family Detached)
F. Site Development Standards - Single Family Attached
1. Maximum dwelling units - IS dwelling units per acre
2. Minimum lot area per family unit - 3,000 square feet
3. Minimum lot width - no minimum
. Maximum building height - 3 5 feet
. Maximum lot coverage - 100 percent less required setbacks
and open space areas
. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if opera on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
7. Minimum gross floor area per dwelling unit, excluding the
garage:
a) Bachelor - 450 square feet
b 1 Bedroom - 550 square feet
c 1 Bedroom, with den- 700 square Feet
d 2 Bedrooms - 750 square feet
e 2 Bedrooms or more with den - 900 square feet
MCAS Tustin specific PlanlReuse Plan City of Tustin
Page3-61
Chapter 3 * Land Use and Development/Reuse Regulations
. Minimum building setbacks
a) North Loop Road - 25 feet
b) west Connector - 20 feet
0 Local public street - 10 feet
d) Private street or private drive -- 5 feet
e) Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both side yards
f boar yard - 10 feet
r). --Di-stance betweena c ssor structures - 5 feet
W Distance between nn-cial and accessory structures -
eet
. Landscape setbacks l o
a) North Loop Road - 30 feet
b) west Connector - 20 feet
10. Landscaping
) Compliance with the City of 'Tustin Landscape and
hn i gation Guidelines
b) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
11. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area to adjacent Planning
Areas, and to cityvvrde bicycle trails where applicable.
12. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb limes at North Loop Road and
Armstrong Avenue shall be prodded for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
13. A portal intersection treatment shall be provided at Edinger
Avenue and west Connector (see Section 2.17 for landscape
guidelines).
14. Other General Development Regulations (refer to Section 3.11
as applicable)
1. Signage (refer to Section 3.12 as applicable)
16. Off-street parking (refer to Section 3.13 as applicable)
Building setbacks are measured from future right-of-way. Non -conforming landscape and
building setbacks will be pem-fitted to remain to acconunodate existing walls or buildings not
in future right-of-way.
14 Landscape setbacks are measured from the back of the curb and aro a combination of parkway,
sidewalk, and planting areas. Non-conforrning landscape and building setbacks will be
permitted to remain to accommodate existing walls or buildings not in future right-of-way.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-62
Chapter 3 • Land Use and Development/Reuse Regulations
G. Site Development Standards - Condominiums and Multiple
Family Dwellings
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area - none, refer to Section .4. .G .
. Maximum building height - 40 feet
. Maximum lot coverage - 65 percent, less the required building
and landscape setbacks
5. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
. 1 lirdrnum gross floor area per dwelling unit, excluding the
garage
a) Bachelor - 450 square feet
b 1 Bedroom - 550 square feet
c 1 Bedroom with den - 700 square feet
d 2 Bedrooms- 750 square feet
e) 2 Bedrooms or more with den - 850 square feet
. Mim*mum building setbacks 11
a North Loop Road - 25 feet
b west Connector - 20 feet
c) Local public street - 10 feet
d Private street or private drive - 5 feet
e Interior side yard - 3 feet minimum with aggregate
requirement of 1 o feet for both side yards
Rear yard - 10 feet
__Distance between accessor structures -- 5_ feet
h) Distance between principal and accessory structures -
feet
8.andscaP a setbacks
a North Loop Road - 30 feet
b) West Connector - 20 feet
. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
�-~ sidewalk, and planting areas. Building setbacks are measured from future right-of-way. on -
conforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page3-63
Chapter 3 • Land Use and Development/Reuse Regulations
10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
11. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at forth Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
12. A portal intersection treatment shall be provided at Edinger
Avenue and west Connector (see Section 2.17 for landscape
guidelines).
13. Other General Development Regulations (refer to Section 3.11
as applicable)
1. Signage (refer to Section 3.12 as applicable)
1. Off-street parking (refer to Section 3.13 as applicable)
H. Site Development Standards - Patio Homes
1. Maximum dwelling units - 15 dwelling units per acre
2. Minimum lot area - none, refer to Subsection 3.4.31 below
. Building site requirements - patio hone subdivisions shall be
designated as a development unit on a tentative map.
. Maximum building Height - 35 feet
. Maximum lot coverage - 100 percent, less required building
and landscape setbacks
{. Common open space - 400 square feet per dwelling writ
located within common, designated recreational areas. A
minimum of 150 square feet may be for private use if located
on ground level and open on three sides. Areas not available
for open space credit include all structures, streets, driveways,
landscape setbacks, and parking lots.
7. Minimum gross floor area per dwelling unit, excluding the
garage - 900 square feet
. Maximum number of four bedroom units - 30 percent
. Minimum building setbacks1
a) Forth Loop Road - 25 feet
b west Connector - 20 feet
c Local public or private street - The minimum building
setback shall be 10 feet from a public or private street.
An attached or detached garage may be setback a
immum of 5 feet, from a Public or private street. If
12 Building setbacks are measured from future right-of-way. Ikon-eonfbrrning landscape and
building setbacks will be pem-fitted to remain to aeeonun date existing walls or buildings not
m future right-of-way.
Cfty of Tustin MCAS Tustin Specific PIWReuse Plan
Page3-64
Chqpter3 *-Land Use and Development/Reuse Regulations
living areas are provided above garages, garage setbacks
shall apply provided that no more than 75 percent of the
units along the street frontage have living space over
garage with less than a 10 foot setback. All units located
along both sides of a street segment shall be included
when calculating the above 75 percent determination,
regardless of whether they front, side, or rear load on that
section of a street. A garage shall not be setback between
9 feet and 19 feet from the right-of-way lime. Garages
setback 9 feet or less shall be equipped with an automatic
garage opener.
d Private drives and courts - The minimum building
setback shad be 7 feet in a private court or on a private
drive not located within a court. An attached or detached
garage may be setback a minimum of 3 feet provided that
no more than 50 percent of the length of the building
frontage over the total length of the drive or court is
setback less than 7 feet. In calculating the total length of
the drive or court and the length of building frontage, the
length of building and street frontage on both sides of the
drive or court shall be used. If living areas are provided
above garages, garage setback shall apply. The mini num
foot garage setback shall be increased where necessary
to accommodate required sidewalks. A garage shall not
be setback between 9 feet and 19 feet from the right -of -
ay lire. Garages setback 9 feet or less shall be equipped
with an automatic garage opener. A minimum distance of
o feet shall be maintained between ground door living
areas on wits across from each other in a court, on a
drive, or on a shared driveway.
e Minimum m distance between buildings - The minimum
horizontal distance between adjacent buildings shall be
10 feet. The minimum distance between buildings may
e reduced to 6 feet for no more than a maximum length
of 25 feet of a building elevation, provided that there are
no windows on one elevation for that portion of the
building elevation with less than a 10 foot setback. If
living areas are provided above garages, garage setbacks
shall apply.
f) Tract boundary - The minimum building setback from
any tract boundary shall be 10 feet. If the tract boundary
is adjacent to a park or other permanent open space, the
minimum building setback shall be 5 feet.
l Distance between accessory structures - 5 feet
MCAS Tustin specific PlarVReuse Plan city of Tustin
Page -55
Chapter 3 • Land Use and Development/Reuse Regulations
h) Distance between. princinal and accessory structures -
f et
10. Landscape setbacks 13
a) North Loop - 30 feet
b} West Connector - 20 feet
11. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
12. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
13. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at Forth Loop Road and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
14. A portal intersection treatment shall be provided at Ed�nger
Avenue and west Connector (see Section 2.17 for landscape
guidelines).
1. Other General Development Regulations (refer to Section 3.11
s applicable)
16. Signage (refer to Section 3.12 as applicable)
17. Off-street parking (refer to Section 3.13 as applicable
I. Special Development Requirements
1, Concept plan approval shall be required for Planning Area.
prior to development (refer to Section 4.2.1 of this Specific
Plan).
2. Affordability — The following minimum affordable housing
production ob ectives are intended to reflect the intention of the
City to create a redevelopment project area. Con r iunity
Redevelopment Law, section 33000) and as needed to meet
Regional Dousing Allocation needs as identified in the
Housing dement of the General Plan through the provisions of
housing for households at very low, low and moderate income
levels. Specific housing requirements for redevelopment and
Dousing Element compliance will be established at the time of
1 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Non -conforming landscape and building setbacks will he
permitted to remain to accommodate existing galls or buildings not in fumm night -of -way.
City of Tustin MCA S Tustin Specific PlanlReuse Plan
Page3-66
Chapter 3 • Land Use and Development/Reuse Regulations
development prof ect approval to ensure uniformity with the
Housing Element of the General Flan and other applicable
provisions of California Lav and to achieve the following:
a) At least 15% of units for initial occupancy by very love
income to moderate income households for
redevelopment, with % or 40% units affordable t
very love income households.
b At least 38 additional units for occupancy by low income
households.
c) At least 16 additional units for occupancy by Tolerate
income households.
d Restricted affordable housing units shall be reasonably
dispersed throughout the project and shall be compatible
with the design and use of market rate units in
appearance, use of materials, and finished quality.
Restricted units shall be affordable for at least the
mimmum period of time required by state law, or longer
if required by a construction or mortgage financing
assistance program.
e Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following:
1 lumber of units by type, location, bedroom count
2 Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
f The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section of -
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units, a
Financial affordability gap analysis will be conducted by
the City, at developer's cost, to compare the value of the
off-site option and the affordability gap cost of providing
on-site affordable housing.
. 'Tenure - Development in Planning Area 5 of apartments is a
discretionary action requiring approval of a conditional use
permit. In considering a conditional use permit, no more than
WAS Tustin Specific PlarVReuse Plan City of Tustin
Page3-67
Chapter 3 • Land Use and Development/Reuse Regulations
25 percent of the total number of units permitted within the
Tustin portion of the Specific Flan area may be approved for
apartments.
. Condominiums and multiple family development may contain
numerous lots, but shall be designated as a development unit
on a tentative map. The mm' I' num size for a development unit
shall be 10 ages.
J. Development Guidelines
1. Buildings should be staggered along North Loop Road to
provide variety along the streetseape.
2. The use of sound walls should be minimized through building
site location.
. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: 1 where
information determines the reed for demolition to eliminate
public health and safety risks, 2 to improve the appearance of
the Planning Area, to accommodate the completion of major
roadway improvements, and to properly implement the land
use intent of this Planning Area.
sunnnary of the key design guidelines for the Medium Density
Residential planning Area is provided in Figure -.
City of Tustin MCA S Tustin Specific PlanlReuse Plan
Page3-68
Chapter 3 • Land Use and Develo ent/Reuse Regulations_
3.4.4 Planning Area 7 -Village Services
A. Permitted and C ndlti naHy Permitted Uses
The followi
Chapter 3 • Land Use and Development/Reuse Regulations
• Bulk recycling vending in accordance with the Tustin
C
City Code)
• Car wash
C
a Corn -operated self-service Laundromats
FIC
• Commercial recreation facilities
C
0 Dry cleaners st ref ont
GP
Dry cleaners plant on premises)
• Emergency care facility
P
Health club
GP
• urge collection recycling facility
C
• Locksmith
P
Mortuaries
C
• Bovie theaters
C
•On-site alcoholic beverage sales establishments including
C
bars, taverns, cocktail lounges hen not an integral part
of a restaurant) in accordance ith Section 3.14
• Print shop
P
• Restaurants, family, specialty, and fast-food ith t
drive-thl
• Restaurants, with drive-tru
C
• Reverse vending recycling machines in accordance with
P
the Tustin City Code)
• Small animal hospitals or clinics
C
• Tailor shop
P
• Telephone answering service
P
• Travel agency
P
• Utility building/facility
C
3. Offices:
• General offices for: advertising agency, economic
P
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
• Professional offices for: architect, accountant, attorney,
P
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
. Public/Institutional uses:
• Churches and other religious institutions
C
• Nur cry school or child care center
C
Other government utility facility
C
• School, private or public
C
City of Tustin - - --- MCA s Tustin Specific Pl nlReuse Plan
Page 3-70
Chapter, 3 • Land Use and Developm_ent/Reuse Regulations_
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
Site Development Standards
Minimum Visite size - 10,000 square feet. 'Mihir U-ni bui�di
footprint size shall be 10,000, are .feet and 1,000 square Feet
for freestanding retall commercial.
2. Maximum building height - 5 feet
. Maximum floor area ratio - .35 FAR for retail commercial
uses, .35 FAR for service commercial uses, .5 FAR for office
uses, and .25 FAR for public institutional axes
. Minimum building setbacks 14
a Edinger Avenue - 20 feet
b Tustin Ranch Road - 30 feet
c North Loop Road - 25 feet
d Nest Connector - 20 feet
e Minimum distance between buildings - 10 feet
. Landscape setback1
a) Edinger Avenue - 3 o feet
b Tustin Ranch Road - 30 feet
c North Loop Road - 30 feet
d West Connector - 20 feet
. Landscaping
14 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscape and building setbacks will be pemlitted to remain to accommodate
existing walls or buildings not in future right-of-way.
15 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. ori -conforming landscape and building setbacks Vnill be
permitted to remain to accommodate existing walls or buildings not in future right -of --way.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page -9
Chapter 3 • Land Use and Development/Reuse Regulations
a Compliance with the City ofTustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
7. bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable,
. A corner triangular-shaped setback of 80 feet, measured from
the intersection of the curb lines at North Loop Road and
Tustin Ranch Road shall be provided for a primary community
intersection treatment (see Section 2.17 for landscape
guidelines).
. A. portal intersection treatment shall be provided at Edinger
Avenue and West Connector (see Section 2,17 for landscape
guidelines.
10. Other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable)
13. Alcoholic .F rue sales refer to Sectloii 3.14 as applicable)
F. Special Development Requirements
nt
L Concept plan approval shall be required for Planning Area
prior to development (refer to Section 4.2.1 of this Specific
Plan.
2. The baseline mix of uses for Planning Area 7 is 8.0 ne
uili 61e
} .
administered by the Non -Residential Land Use/Trip Budget
procedure specified in Section 3.2.4. The purpose is to ensure
that adequate circulation capacity is available to serve the
proposed project. The baseline nix sloes not preclude
development of listed permitted or conditional uses.
G. Development Guidelines
1. The architectural facade treatment on buildings shall be
consistently applied on all sides.
2. The Planning Area should include development of
pedestrian -oriented commercial center. The inclusion of
courtyards and/or plazas within the commercial center are
encouraged.
3. Any development should ensure a strong relationship between
the main commercial center and any freestanding buildings,
with consideration given to pedestrian access and relationships
between uses.
City of Tustin MCA S Tustin Specific Plan l euse Plan
Page3-72
Chapter 3 • Land Use and Development/Reuse Regulations -
4.
A viowseae into the site shall be provided at the interseetin
of North Loop Road and West Connector to provide views t
the main buildings. Pedestrian access into the site in the
vicinity of this intersection shall also be provided.
. In the event that the Tustin Manch Road interchange is
developed prior to development of the subject site, additional
landscaping enhancements adjacent to the intersection ramps
shall be included in any development plan for Planning Area 7.
A. summary of the key design guidelines for the Village Services
Planning Area is provided in Pure -.
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page 3-73
Fft
oft n fto
C4
Chapter 3 • Land Use and Development/Reuse Regulations_
3.5 NEIGHBORHOOD C
3.5.1 Introduction
Neighborhood C is comprised of a single Planning Area, PA 6, which is
designated as Urban Regional Park (Table 3-2). The Urban Regional Park
ill be owned and operated by the County of Orange. Use of the park will
include auxiliary buildings #'s 173, 253) for orange County laver
enforcement training. Building #161 will be used as a children, youth and
family resource center.
The intent of the following regulations and guidelines for the regional park
is to achieve continuity with the Specific Plan in terms of landscaping,
trail systems, and other aspects of park design. The regional park is a
significant cultural and recreational amenity within the Plan that must be
both physically and visually accessible to the public.
3.5.2 Planning Area 6 - Urban Regional nal Park
A. Permitted and Conditionally Permitted Cases
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
9 Animal shelter
C
• Arboretums and horticultural gardens
P
• Children, Youth and Family Resource Center (building
P
#161)
• Commercial recreation facilities
C
• Live performance facility/amphitheater
C
• Museum, cultural center, interpretive center, and/or other
P
educational and cultural facility
• Nature center with live animals
C
• Picnic areas
P
# Recreation facilities
P
• regional lave enforcement training classrooms (restricted
P
to building Ws 173, 253 only)
a Park
P
• Regional Archaeological Curatlon Center
P
• Retail or service commercial uses, other than
C
concessionaire commercial uses
• Riding and hiking trails and staging areas
P
• Sports lighting where exterior lighting 1s designed to
P
confine direct rays and glare to premises
• Theatres
C
MCAS Tustin Specific PlanlR use Plea City of Tustin
Page3-75
Chapter 3 • Land Use and Development/Reuse Regulations
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Concession commercial, gift shops sundries, souvenirs,
books, collectibles, apparel)
• Guard houses, gates and other security facilities structures
• Maintenance Facilities and structures
• Restaurant, cafeteria, food court
C. Unlisted Uses
Those uses not specifically listed are subject to a determination b
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
sion.
D. Site Development Standards
1. Minimum lot size - 80 aures
2. Maximum building height i 40 feet; no building height limit
shall appy to Hangar #1
. Maximum floor area ratio - .16 FAR for Urban Regional Park
uses including retail and commercial uses, and .25 FARfor the
Regional Law Enforcement Training Classrooms
. Mu' u' Burn building setbacks
a forth Loop Road - 25 feet
b Arne tr ng Avenue - 20 feet
. Landscape setbacks 1
a North Loop Road - 30 feet
b Armstrong Avenue - 20 feet
6. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
. An internal pedestrian/multi-use trail through the park shall be
developed and coordinated with pedestrian and bicycle, trail
16 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscap-c and building setbacks will bc pernuitted to rcm in to accommodate
existing walls or buildings not in future right-of-way.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-76
Chapter 3 • Land Use and Development/Reuse Regulations
systems of adjacent Planning Areas, and with city -vide bicycle
trails where applicable.
. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb lines at North Loop Road and
Armstrong Avenue shall be provided for a secondary
conmrnunity intersection treatment (see Section 2.17 for
landscape guidelines).
. Development of an animal shelter shall be subject to the
following criteria:
a Location shall be 500 feet from any residential use o
residentially zoned property
b visual screening of outdoor storage and service areas
shall be provided
c Noise control ofanimal containment areas shall be
provided
d Architectural design of bilis shall be provided
e Odor control shall be provided pursuant to General
Development Regulations, Section 3.11
1. Other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street pang (refer to Section 3.13 as applicable)
E. Special Development or Reuse Requirements
1. Concept plan approval shall be required for PA 6 prior to reuse
or development (refer to Section 4.2.1 of this Specific Plan).
. Prior to any interim or permanent reuse of buildings or
property on a parcel, or prior to any new development on a
parcel within this Planning Area, other than by the City o
Tustin, any agencies receiving property from the Department
of Defense or Local Redevelopment Authority (LRA) shall be
required to eater into an Agreement with the City of Tustin.
The purpose of the Agreement is to: 1 identify the planning
goals of an agency and the City; 2 identify the scope and
schedule for short-range improvements and of any long-range
development plans for the property; 3 establish a process that
provides for meaningful consultation on development and
operational issues of mutual concern; identify roadway
dedication and capital infrastructure improvements that will be
required for use and/or development, and Enviromnental
Impact Report mitigation required by the agency receiving
property; and 5 identify necessary procedures to implement
the Agreement.
3. A Memorandum of Agreement has been entered into between
the State Historic preservation Office, the Advisory Council on
Historic Preservation, Department of Navy, County of Orange
MCAS Tustin Specific P1en Reuse Plan City of Tustin
Page 3-77
Chapter 3 • Land Use and Development/Reuse Regulations
and City of Tustin. The Memorandum of Agreement dictates
the process to be followed in determining any future reuse or
demolition plans for the historic blimp hangar. See the Final
EIS/EIR for the Disposal and Meuse of MCAS Tustin for a
copy of the Memorandum ofAgreement and specifies
regarding the future reuse or demolition of the blimp hangar.
. Any new structural additions to Planning Area 6 shall be
reviewed and approved by the City of Tustin.
. An interpretive center shall be provided in the Urban Regional
Park as part of the project's implementation. The interpretive
center may be located in either an existing building or as part
of a new development. Pursuant to the Memorandum of
Agreement discussed in Section E.3 above, the center shall
address the history of the blimp hangar and its associated
facilities, and MCAS Tustin as a whole.
. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended by the City, State of California
Title 24 Access Compliance (handicapped provisions), and
requirements of the Americans with Disabilities Act (ADA).
The State Historical Building Code, as locally adopted, may be
applied where applicable within the Planning Area.
. Utility metering modifications and/or provision ofindependent
utility services shall be committed to by agreement between the
City of 'Tustin and those agencies receiving property in the
Urban Regional Park, prior to use and occupancy of existing
buildings and/or new development. Said agreement shall
identify required capital/infrastructure improvement and
environ -mental impact report mitigations.
F. Development or Reuse Guidelines
1. If the blimp hangar is retained as part of the Urban Regional
Park site, any new development within the Planning Area
should not obstruct the visual dominance of the blimp hangar,
particularly from adjacent roadways.
City of Tustin MCAS Tustin specific PlanlReuse Plan
Page3-78
Chapter 3 • Land Use and Development/Reuse Regulations-
The
concept below is shown as only one possible alternative concept
for the regional park site.
•.. - 0
•
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AS Aiili"81 SWW
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MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-9
Chapter 3 • Land Use and Development/Reuse Regulations
. Demolition of structures shall be considered or undertaken
under the following conditions: 1 where information
determines the need for demolition to eliminate public health
and safety risk, to improve the appearance of the Planning
Area, 3 to accommodate the completion of major roadway
improvements, 4 to properly implement the land use intent of
this Flaming Area, and where all requirements of subsection
.3 above have been met.
summary of the key design guidelines for the Urban regional Park
is provided in Figure 3-.
City of Tustin WAS Tustin Specific Plan P u e Plan
Page3-80
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W.
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Chapter 3 • Land Use and Development/Reuse Regulations
3.6 NEIGHBORHOOD D
3,6,1 Introduction
Neighborhood I is comprised three Planning Areas, PA 8,
and 14, which a.rci-s designated Commuf ty Core.
_..
ilia in I.
�;r,rrr-�rti r►()r�nr�n
16�1rLXQkA.JLjE k,14L"71AW ftmways a_fflL01 S-31.4"'�' Cr 211i=44 LAP-Cc
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'.' ...t
Md
The regulations and
guidelines provide flexibility for a range of uses including mixed-use
development projects, or a unique large-scale project(s) that would
complete the Specific is Plan area.
3.6.2 Planning Areas ,....13, and 14 = Community muni Core
A. Permitted and Conditionally Permitted Use
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1 , Service commercial uses including incidental retail sales:
• Banks and financial institutions + I �v e 1- P
Neighborhood D.
City of Tustin MCAS Tustin Specific PlanlRBuse Plan
Page -8
Barber, beauty shops
P
•
Commercial Recreation ars
C
•
Conference/convention facilities
•
Coin-operated self-service l undromats
P
•
Dry cleaners (commercial)
C
Emergency caro facility
P
•
Extended Stay.,1I
•
Health club
P
0
Hotel
•
Indoor perforniance facilitle-SC
•
=�- a ... -Outdoor amphitheater ot-
C
per- orn.iance facilities
•
Locksmith
P
•
Moiilc theaters
On. -site alcohohcbeverayesales es-tablishment Mcludi g
C
bars, t .vem.s, cocktail lounges(when not an. irate art
Pcm)itted in lanning Area 8 only. Not a permitted U ill Planning Areas 13 and 14.
A min i?'I"ium of500 hotel room mined within mLlItiDIC fad Liti5 shall. be l c.ftted within
Neighborhood D.
City of Tustin MCAS Tustin Specific PlanlRBuse Plan
Page -8
Chapter 3 • Land Use and Development/Reuse Regulations_
of a restaurant),in accordance with Section 3.14.
• Print shop P
• Restaurants, family, specialty, and fast-food without
drive-thra
• i
jL *I
s P
• S 1 'gi are centers
Telephone answering service P
• `heater, including five erfon-n.an. e P
• Travel agency P
. Retail commercial uses:
• General. retail stores P
grocery store
P
• Outdoor newsstand F
•Office SLIV12fies and gguj xr ent
•
Off-site a.lcoholi beverage sales establishment ire P
accordance with Section 3.14
•
PhotogLaphy Photostudio laboratory P
Prin re ro gra lies shpZ
P
In f ti f' . rwITL fl •
• Corporate headquarters/offices P
•
General -offices for: advertising agency, economic P
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
• Medical clinics P
Medical offices/healthcare centers P
Professional offices for: architect, accountant, attorney, P
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
3-A. Industrial uses:
• Advertising and publishing businesses P
• Automobile research, desig4i, and de el.o yet P
• Blue printing, reproduction and copying services, P
photocopies, bookbinding, photoengraving and printing
• Commercial library P
• Conllilunications businesses P
• Communications equipment cuter P
• Consumer electronics deli P
• Data storage, retrieval, send -receive operations P
MCAS Tustin Specific Plan Reu a Plan City of Tustin
Page 3'33
Chapter 3 • Land Use and Development/Reuse Regulations.
•
Electronic equipment testing and repair service
•
Experimental/prototype assembl and testing facilities
•
Hardware design uses
•
Industrial/commercial incubator (flexible) buildings
P
•
Instructional/vocational school
P
•
sight industrial uses, general (including manufacturing,
P
and. assembly, A. D 1%44 EJA'.Ls tv F.'
•
Mail order businesses
•
Motion picture and recording studios
P
•
Office furniture, equipment and sales
P
•
Pharmaceutical products manuf'a.cturL'n
P
I1�4,inu_ r3f• i. f.i5rt41"Q1.14ki7i�rtn
•
Research and development facilities including
P
laboratories, tloteclino o product development, and
manufacturing)
0
Science laboratories
•
Simulation development lases
•
+
Small ant al hospitals or clinics
•
Software design uses
P
•
Technology exchange transfer services
P
Warchousing,..nd storage
C
.
Residential uses:
•
Family care home, foster home or group hone, for six or
fearer persons
+y
* �_f 1..
r
till• FA L
•
Condomm* sums and cooperatives
P
•
Multiple family dwellings a rte ents in accordance
G
with tenure provisions in Section 3.6.2.J
•
Single family attached dwelling units and duplexes
P
ii yy y
S ��� +�� L lurA1.linYY i1nYtc
. Public/Institutional uses:
• Art and cultural facilxti.es P
• Churches and other religious institutions PC
•
Commutifty and recreational facilities P�
oii re ate care, convalesce t a.pd assisted I'. i.. C
facilities
• Hospital; b...V..i'za. tie n `
Nursery school or chips care center C
City of Tustin MCAs Tustin Specific PlanlReuse Plan
Page 3-84
Chapter 3 • Land Use and Develop mentJReuse Regulations_
• n s acepublic and pn*vate P
• Parks, playgrounds and a ccssor u P
• School, public
• School, private C
• 'Utill.t build irr f .cilit l
. Mixed Uses
Residential and conimercial retail., service co_manear ial,
ulichnstitutiona and/or office uses Includi��
liveworkJ
`o merclal retail acid service com.rnerc al .l
u.blichnstitution.a an.d or office uses
Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
•
Accessory distilbuti,on related to aj2riniM use
P
•
Carports
•
Caretaker's residence
P
•
Enclosed, screened, outdoor storage
.p
•
Garages
l
•
Home occupations subject to provisions of the City Code
l
•
Maintenance facilities and structures
•
Outdoor d1l.11ubject to City of Tustin guidellnes
P
Patio covers trellises
•
Retail commercial businesses
P
0
Rover e verdin. red cli machines in accordance wi 7
the City Cod.0
#
Small.family day care for eralit or fewerchildren
•
S it ming pools, spas, Jacuzzis
l
•
Tennis courts, basketball courts and other multi-purpose
P
courts, recreation and community buildings
•
Vendor carts or commercial kiosks(outside of street
C
riht- f -way
C. Unlisted Uses
''hose uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
WAS Tustin Specific Planl euse Plan City of Tustin
Page3-85
Chapter 3 • Land Use and Development/Reuse Regulations
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
0 4 gilfI ��1Q Ainmant I uses Sexually -oriented businesses
E. Site Development Standards - Non-residential Uses/.Mixed Use
1. Minimum sIte size �000 square feet
L %w 6 4 ti I' J%m . Minimum building foo pint size slia.11, b
10,000 squarefeet wid 1. 000 sar feet for freestanding, retail
----
co iii erei al .
. Maximum building height — non 150 feet unless the building
in.eets the criteria for excotions to the lie.l. glut limits as set forth.
below:
a Exceptions to Height i'mits. Exceptions to height limits
m-abe perinitted up to 1.80 .feet if approved b the
Community., Def l en.t Director. Approval, conditional
approval or denial of an ecce tion request will be based on
an amlicant's d.ern.on trati.on. that the i.m lementation of the
proposed, exception ill. meet the following criteria and or
fi-ndings which shall be used to evaluate the eco tion
re(u.est:
o The design of the proposed development is distinct
architecturally superior. Argbitecturafly superior
features may include but are not limited to features
such a .....the bulldinebeigg detailed in such a -way. as to
reinforce est.ria scale by articulating- the rto
fiooi- levels wiby increasing the l.el of detail of the
first floor;.... .la erincy irl the buildin.a structure of
rch..itectu.ral e,lementsaiid details d.esi.gp.ed to add
.interest and reduce thea agent mass of the l uil(1in .
roof elements of the strUctu.re are de i. n.ed as a
jpLeVYal coni , onem of the form of the bu.i..l.din its
mass acid fa a.dc with uildrn foci clflhan d ere
possible by Offsettuia goof plans, e .ve .l ei ghts and
rot s; themass an.d scale of.ilding me t the
visual aild pfivsIcal rel zllti on shiptp adjacent buildills•
and.,.....rovides an......oL)po.rtunity for variation and
articulation. iia the scale and fonn of structures within a
Planning rea.
o The proppsed excgptions are design solutions that:
ins lei .ent the intent of the Sec.i c Llan, the objectives
of the Commun.ity Fore Distn*ct and the ado ted. Qes.ign
Guidelines.
City of Tustin MCA S Tustin Specific Pl nl eu a Plan
Page3-86
Chapter 3 • Land Use and Development/Reuse Regulations_
o Granting of an exception will have a beneficial iii act
and does not adversely affect develo meat.
3. Maximum imum floor area ratio # .5 for the
Afea,Nei,Lybborbood :D as a whole -L' �!, however, the maximum o
an individual parcel may exceed .5 FAR as long as the total
floor area allocated Nei i orbood I (as specified in
the Land Use Plan Statistical Analysis, Table 3-1 is not
exceeded.
. Maximum dwelfina units - 25 d elli .g units.. p r acre for
Neighborhood D as a N hole'c however the maximum oil an
individual arcel-ma exceed 5 dwelfin units per acre as long
as tbe total. dwellincy units allocated to N ei li orhood
e ified 'n the Land Use Plan Statistical Anal sis �` �e -1
is not exceeded subject to Conce t Plan a. r val.
Maximum site coverage - 100 percent less required setbacks
and open space areas
5-.-6. Mini
Chapter 3 • Land Use and Development/Reuse Regulations
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
8;. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trail where applicable.
in
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11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable).
1 .lcoho.].I �rLi e sales refer to Section -3.14 as qpficable
F. fSection Deleted
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22 Building setbacks arc measured from the future night -of -way. Landscape setbacks are
measured from the back of curb and are a combination of parkway, sidewalk and planting
area.
City of Tustin MCAS Tustin Specific P1anlReuse Plan
Page 3-88
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22 Building setbacks arc measured from the future night -of -way. Landscape setbacks are
measured from the back of curb and are a combination of parkway, sidewalk and planting
area.
City of Tustin MCAS Tustin Specific P1anlReuse Plan
Page 3-88
Chapter 3 • Land Use and Development/Reuse Regulations_
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23 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
City of Tustin !MCA S Tustin Specific PlanlReuse Plan
Page -9
Chapter 3 • Land Use and Development/Reuse Regulations_
W.G. Site Development Standards - Condominiums and Multiple
Family Dwellings
1, Maximum dwelling units - 25 dwelling units per acre for
mei h orh.00d as �h.ole o �e ger the r .a . n.��r�n. o.�� xz
individualpm-cel exceed 25 dwelling unit er acre a lo��
as the total. dwelling Lir is allocated to Ne x Lio rhood L a
specified in the Land Use Plan Statistical. Analysis, `able 3-1
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is not exceeded.
2. 1 Minimum lot area - none, refer to Section 3.6.2.J below
. Maximum building height - o feet. - . � . r�� ..
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Private attached ground level patios mai be credited if open on
three sides.
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6-.5. Minimum gross floor area per dwelling unit, excluding the
garage
a Bachelor - 450 square feet
b i Bedroom - 550 square feet
e 1 Bedroom with den - 700 square feet
d 2 Bedrooms - 750 square feet
e 2 Bedrooms or more with den - 850 square feet
7-.6. Mini um building setbacks 4
a Tustin Ranch Road - 30 feet
b North Loop Load - 25 feet
o Armstrong Avenue - 20 feet
d warner Avenue - 20 feet
e Local public street - 10 feet
D Private street or drive - 5 feet
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Rear yard - 10 feet
I istames between accessory trLictu.res - 5 feet
DDistance between. n'nc1 a.1 and accessorys ruct re -
feet
Landscape setbacks are measured from. the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future
rights-of-way. Non -conforming building and landscape setbacks will be permitted to
remain where buildings are not in future right-of-way.
INCAS Tustin Specific Plan F eu a Plan City of Tustin
Page3-91
Chapter 3 • Land Use and Development/Reuse Regulations
. Landscape setbacks
a Tustin Ranch Road - 30 feet
b North Loop Road - 30 feet
c Armstrong Avenue - 20 feet
d warner Avenue - 20 feet
:S. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
-:9. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
44-.1.0. , corner triangular-shaped setback of 80 feet, measured
from the intersection of the curb limes at Horth Loop Road and
Tustin Ranch load shall be provided for a primary eon unity
intersection treatment (see Section 2.17 for landscape
guidelines).
4-2-.11. comer triangular-shaped setback of 60 feet, measured
from the intersection of the curb lines at Warner Avenue and
Armstrong Avenue shall be provided for a secondary
community intersection treatment (see Section 2.17 for
landscape guidelines).
4-3:1 . Other General Development Regulations (refer to Section
3.11 as applicable)
44-. 1.3, Signage (refer to Section 3.12 as applicable
4-5-.14, ofd' -street parking (refer to Section 3.13 as applicable)
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Chapter 3 • Land Use and Development/Reuse Resulations
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landscape setbacks will be permitted to remain where buildings are not in future right-of-way.
MCAS Tustin Specific Plant eus Plan City of Tustin
Page -9
Chapter 3 • Land Use and DevelopmenVileuse Regulations
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Special Development or Reuse Requirements
1. Concept plan approval shall be required for Planning Area 8.,
1.__,3,,,and 1.4 prior to development (refer to Section 4.2.1 of this
Specific Plan).
6 Landscape setbacks are measured from the back ofthe curb and are a combination of
parkway, sidewalk, and planting areas. Non -conforming building and landscape setbacks
will be permitted to remain where buildings are not in future right-of-way.
City of Tustin MCAS Tustin specific Planl euse Plan
Page -4
Chapter 3 • Land Use and Development/Reuse Regulations
2. Horizontally nixed -use projects hall refer to Site
Development Standards applicable to the us. vertically
mixed-use projects shall refer to the Site Development
Standards for Ton -residential Uses.
4
. The baseline mix of uses for each. Planning Area
4
will be
administered by the Ton -Residential Land Use Trip Budget
procedure specified in Section 3.2.4. The pose is to ensure
that adequate circulation capacity is available to serve the
proposed project. Up to 891 residential dwelling units are also
permittedith.i . N igLirhood D. A minimuni of 500 Motel.
rooms shall. be developed in PA 1.3 and 1.4. This recluirement
shall be net through the develo x 7e�7t of at least one hotel
ro#ect With a minimum of 250 rooms with the required
balance of hotel roonis located in one or more Motel projects
rovld.ed that each pro`ect shall have a minimmn of 100 rooms,
4. Affordability — In the event dwelling units are proposed, the
following minimum affordable housing production objectives
are intended to reflect the intention of the City to create a
redevelopment project area (Community Redevelopment Lave,
section 33 000) and as needed to meet Regional Mousing
Allocation needs as identified in the Housing Element of the
General Plan through the provisions of housing for Households
at very low, low and moderate income levels. Specific housing
requirements for redevelopment and Dousing Element
compliance on a residential housing project will be established
at the time of development project approval to ensure
conformity with the Housing Element of the General Plan and
other applicable provisions of California Law and to achieve
the following:
a The number of affordable housincy units i77 We*n, a,,,-Ai�&a
&Nein borhood D shall be 196 of which 53 mut be at
the very low income level 52 at the low income level
and 91 at the moderate income level. If future
amendments is to the plan occur atM least 15% o
a.ddItionaI units for iinitial occupancy by very love income
to moderate income households for redevelopment, with
% or 0% of units affordable to very low income
households;
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MCAs Tustin Specific Pl nl use Plan City of Tustin
Page -9
Chapter 3 • Land Use and Development/Reuse Regulations
Restricted affordable housing wits shall be reasonably
dispersed and. located and niay be accomplished. in
attached projects
The affordable units
hall be compatible with the
design and use of market rate units in appearance, use of
materials, and finished quality. Restricted units shall be
affordable for at least the mu' n'munn period of time
required by state lave, or longer if required by a
construction or mortgage financing assistance program.
Prior to issuance of a certificate of use and occupancy, a
developer shall eater into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing units that are binding on property upon sale or
transfer. Said agreements shall address the following:
1 Number of units by type, location, bedroom count
2 Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably fusible to provide onsite which shall be at
the City's sole and absolute discretion. To ensure
comparable equivalent value of anoff-site option or
exchange for not providing on-site affordable units, a
financial affordability gap analysis will be conducted by
the City, at developer's cost, to compare the value of the
off-site option and the affordability gap cost of providing
on-site affordable housing.
5. Tenure eve.o hent in A
SpNeiQhborhood D of
a art encs is Minted to a total of 123. Each rental project to be
built shall consist of no vreater than 60% of the units at the
very low income and lows income levels (=with a
ina imum. of % of the units at the very low income level and
20% at the low income level % at the moderate income
level and 20 at a market rate level. '
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. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended, State of California Title 24 Access
Compliance (handicapped provisions), and requirements of the
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-9
Chapter 3 • Land Use and Development/Reuse Regulations_
Americans with Disabilities Act (ADA). The State Historical
Building Code, as locally adopted, may be applied where
applicable in the Planning Area.
7. Utility metering modifications and provision of independent
utility services shall be committed to by agreement between the
City of Tustin and hose agencies receiving property in the
Community Core, prior to use and occupancy of existing
buildings and new development, except for interim use.
. A Memorandum of Agreement has been entered into between
the State Historic Preservation Office, the Advisory Council on
Historic Preservation, Department of Navy, County of Orange
and City of Tustin. The Memorandum of Agreement dictates
the process to be followed in determining any future reuse or
demolition plans for the historic blimp hangar. See the Final
E1SIR for the Disposal and Reuse of MCAS Tustin for a a
copy of the Memorandum of Agreement and specifics
regarding the future reuse of demolition of the blimp hangar.
. Prior to any interim or permanent reuse of buildings or
property on a parcel, or prior to any new development on
parcel within the Planning Area, any agencies receiving
property from the Department of Defense or Local
Redevelopment Authority (IRA) shall be required to enter into
an Agreement with the City ofTustin. The prose of the
Agreement is to: 1 identify the planning goals of an agency
and the City and IRA; 2identify the scope and schedule for
short-range or long-range development plans for the property;
3) establish a process for meaningful consultation on
development and operational issues of mutual concern; 4)
identify roadway dedication or capital infrastructure
improvements that will be required for use and/or
development, and Environmental Impact Report mitigation
required by the agency receiving property; and identify
necessary procedures to implement the Agreement.
10. (Sect -ion DeJeLed
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MCAs Tustin Specific Pian Buse Plan City of Tustin
Page3-97
Chapter 3 • Land Use and Development/Reuse Regulations
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Chppter 3 • Land Use and Development/Reuse Regulations
3.7 NEIGHBORHOOD E
3.7.1 Introduction
Neighborhood orhood is comprised of Planning Areas 9, 10, 11, and, 12, JL.
, as shown on the Statistical Analysis Table 3-2). Future uses within
this neighborhood will primarily involve the development of new
structures and facilities. The regulations and guidelines encourage a high
duality business park development, where building mentation site design,
parking areas, pedestrian/bicycle paths, and access points are well
coordinated between Planning Areas and relate well to adjacent uses. The
regulations also address the meed for a coordinated internal circulation
system within the neighborhood.
3*2 Section ltd
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Chapter 3 • Land Use and Development/Reuse Regulations
3.7.4 Planning Areas 9, 1...01.11 and 12 m Commercial
Business
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "Y'
occurs or by conditional use where the symbol "C" occurs.
1. Offices:
• Corporate headquarters
• General offices for: advertising agency, economic
P
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
• Helipad
C
• Medical clinics
• Medical officeshealtheare centers
P
• Emergency care faciliLv
C
• Professional offices for: architect, accountant, attorney,
P
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
. Retail commercial uses;
• Off-site Alcoholic lic ear . sales establishments, 11 .P
accordance with Section 3.14.
0 Coffee houses/cafe P
• Delicatessen/cafeteria P
• General retail stores, inclu i cy retail ba eves, booker
uif
-ts, stationery, florists, jewelry stores
•
Office supplies and equipment
• Photography studio, laboratory
. Service commercial uses, including incidental retail sales;
• Automobile service sta.tion...in accordance with. the Tustin C
City Code
•B ank-s and fi n q-iic*1a] 'I*nstitu.tlons wjt H v e-fliru wi ndow C
• anis and financial institutions without tri ve-thr
'w
•
Car Wash C
• Dry cleaners c . Storefront P
• Dry cleaners(plam on sited
I id As =AL NeO sF ba %elin - eu earfin .. �
•
General. Se 7lce Commercial uses including barber, P
City of Tustin MAS Tustin Specific Pl n Reuse Plea
Page3-108
Chapter 3 • Land Use and Development/Reuse Regulations_
beauty shops, tailor shops,locksmith ri.nt shops,
Advertising and publishing businesses
tele .one answerrn g servi.ce-,-travel agencies
•
• Hotel
C-
0Extended Stay. otels
C
• on-site alcoholic beverage sales establishment including
C
bars, taverns, cocktail lounges (when not an integral part
P
f a restaurant),.in accordance with Section .1 .
Communications businesses
• Private clubs lodge hall &...union halls
•
•
P
• Restaurant with drive thru
C
• Restaurants, family, specialty and fast food without drive
P
thru
• Sinall animal hos Stals or cline s
C
• Sgr icarc centers
P
Research and development facilities (including
P
•Tr�
laboratories, product development, and manufacturing)
. Public/Institutional uses:
• Churches and other religious institutions C
• Nursery school or child care center C
. Industrial uses:
•
Advertising and publishing businesses
P
•
Blue printing, reproduction and copying services,
P
photocopies, bookbinding, photoengraving and printing
Commercial library
P
0
Communications businesses
P
•
Industrialconmercial incubator (flexible) buildings
P
Instructional vocational school
•
eight industnial i a Lif ctu�ri g/assembly with acces
x stn' bution
•
Research and development facilities (including
P
laboratories, product development, and manufacturing)
a
Science laboratories
P
•
Simulation development uses
P
•
Software design uses
•
'technology exchange/transfer service
P
•
Utility building/facility
C
6.
Recreation
•
Bowling alleys
P
�+ 0
yit�ai, n.rielt Centers
Familyers
•
arts facilities such as batting cans tennis club etc•
P
MCAS Tustin Specific Plan/Reuse Plan City
Specific
of Tusti ]
Page3-109
Chapter 3 • Land Use and Development/Reuse Regulations
• a.Ith. Clubs P
�� lee S atln illks in- line or roller hockey
Parl s publ-le Vate
P
•Private/non.-profit cultural facififtes such as ail gl.I . P
music: li ll& rnuseum
Sports related research facilitv
Track facilities p
Training eters P
• Vzd.o arcade P
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Caretaker residence
Enclosed, screened outdoor storage
Maintenance facilities and. structures
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development elopment Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions ions o the Director are appealable to the Planning
Commission.
D. Development or Reuse Regulations
1. Minimum Site size - 20,000 square feet Min.anium buildigg
footol-int S -17C shall be 10,000 scuare feet and 1,000 souare feet
for :fre stand.i.n. retail commercial.
. Maximum building height — nene 70 feet with the exception of
freestanding retail commercial wlilcli shall be 45 feet.
. Maximum floor area ratio - none, Development ,ithill
Neighborhood d , mclusive of Planning Areas 9 , 10, 11 and 1
may not exceed the total floor areas specified in Table -1,
sub 'ect to c n rr anc �itl . tl . r 1 'e t tri baud yet all c tion.
for the net ; _borliood_;
. Minimum building setbackS29
29 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscape and building setbacks will be permitted to remain to acconvnodatc
existing walls or buildings not in future right -of -ray,
City of Tustin MCAS Tustin Specific Pla lR use Plan
Page 3- 110
Chapter 3 • Land Use and Development/Reuse Regulations
a Red Hill Avenue - 40 feet
b Barranea Parkway - 30 feet
c Armstrong Avenue - 20 feet
d Wanier Avenue - 20 .feet
4)e) Local public streets - 10 feet
e4f) Private streets or dives - 10 feet
f�Minim distance between buildings - 10 feet
. Landscape setbacks
25
a Armstrong Avenue - 20 feet
b Red Hill Avenue - 3 o feet
c Barranca Parkway - 30 feet
�—W'amer Avenue - 20 feet
. Landscaping
a) Compliance with the City of Tustin Landscape and
h-ri g tion Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trail where applicable.
. A portal intersection treatment shall be provided at Wanier
Avenue a.iid Red, Hill Avenue-, and Red Dill Avenue and
B=anca Parkway (see Section 2.17 for landscape guidelines).
9. A. corner tn'angular-shgped setback of 60 feet, measured from
the intersection of the curb Jines at W an.ier Avenue and
Armstrong Avenue shall be provided for a seconder
community nit entry treatment see Section 2..1.7 1 r lands a
guidelines).
940- other General Development lopment Regulations (refer to Section 3.11
as applicable)
4-0--1 l.—Signage (refer to Section 3.12 as applicable)
44-.12. off-street parking (refer to Section 3.13 as applicable)
F). Alcoholic beverage sale refer to Section -3. 1.4 as a lica le
E. Special Development Requirements
1. Concept plan approval shall be required for Planning Areas ,
l 11. and 12 prior to new development (refer to Section 4.2.1
of this Specific Plan).
2. o.4o�
n—��
�,,..n„dQa� u- . .The baseline mix of uses in
each Planning Area will be administered by the Non -
Residential Land Use/Trip Budget procedure specified in
MCA S Tustin Specific PlanlReuse Plan City of Tustin
Page 3-111
Chapter 3 • Land Use and Development/Reuse Regulations
Section 3.2.4. The purpose is to ensure that adequate
circulation capacity is available to serve the proposed project.
3. Class 1 bikeway shall be provided along tsset.hn
..ran a Parkway. See Section 2.6 for bikeways plan
and design standards.
4. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended, State of California Title 24 Access
Compliance (handicapped provisions), and requirements of the
Americans with Disabilities Act (ADA).
. Utility metering modifications and provision of independent
utility services shall be conunitted to by agreement with the
City of 'Tustin in the Planning Areas 9 1. 1 f or 12, prior to
use and occupancy ofexisting buildings and new development,
except for interim use. Said agreement shall identify required
capital/infrastructure improvements and environmental impact
report mitigations.
. Refer to Section 3.11.24 for dedication requirements for Irvine
Ranch water District well sites and the Barranca Channel.
F. Development or Reuse Guidelines
1. The placement and design of plazas or other open space areas
should take advantage of the view opportunities to Saddleback
Mountain and signi cant on-site features, particularly from the
intersection ofRed Dill Avenue and Barranca Parkway.
.. Commercial uses � � f .. ' �- X-��aro 'intended to
provide support services to the office and industrial uses and
are not intended to encourage auto -oriented, strip commercial
development along Red Hill Avenue or Barranca parkway.
3. provisions for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans withinADP 16&9= • 191 –
e� _ *— 1 3 - a.
�Neigliboffiood E. Coordination with adjacent development
plans ` . should also be encouraged.
4. The existing buildings and surrounding site area in Planning
Area 12 shall be aesthetically upgraded through architectural
and landscape improvements, if proposed for reuse. Such
improvements shall be completed prior to issuance of use and
occupancy permits, except permits for interim uses. Such
improvements may include, but are not limited to, the
following:
a) Upgraded window types and treatments i.e., trim)
b Upgraded entries, including doorways, covered
walkways, decorative paving
c Upgraded roofing materials and roof overhangs
City of Tustin MCAS Tustin Specific Pl n Reu a Plan
Page -192
Chapter 3 • Land Use and Development/Reuse Regulations_
d Screening of roof mounted equipment
e Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
meas
f Improved landscape design along building perimeters
and entries
g Addition of pedestrian amenities including paths,
benches, shade trees, trash receptacles, drinking
fountains, and lighting
h) Addition of bicycle facilities including bike racks
i Creation of signage program for building identification
and directional signs
j Enhanced lighting scheme for building entrances,
common areas, paths, and parking meas
k) Removal or remodeling of monument tion
. Demolition of structures may be required by 'Dustin to be
undertaken under the following conditions: 1) where
information determines the reed for demolition to eliminate
public health and safety risks, 2 to improve the appearance of
the Planning Area, to accommodate the completion of major
roadway improvements, and to properly implement the
permanent land use intent of this Planning Area,
summary of the key design guidelines for Planning Areas 9, 10, 11
and 12 is provided in Figure -.
MCAS Tustin Specific Plan Plan City of Tustin
Page 3-113
Chapter 3 • Land Use and Development/Reuse Regulations
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Chapter 3 • Land Use and Development/Reuse Regulations_
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Page -11
Chapter 3 • Land Use and DevelopmenVReuse Regulations
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Chapter 3 • Land Use and Development/Reuse Rlations
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Chapter 3 • Land Use and Development/Reuse Regulations
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Chapter 3 • Land Use and Development/Reuse Regulations
3.8 NEIGHBORHOOD F
3.8.1 Introduction
Neighborhood P is comprised of Planning Areas 16, 17, 18, and 19, as
shown on the Statistical Analysis (Table -2. The neighborhood i
intended to be a regionally -oriented commercial district and industrial
district involving both new development and potential reuse ofexisting
buildings and hangars. This area contains airfield operation facilities,
aircraft maintenance uses, an Army Reserve Center, and a large vacant
parcel at the comer of Barranca Parkway and Jamboree load. The
development regulations have been developed in response to issues at both
the Neighborhood and Planning Arca levels.
3.8.2 Planning Areas 16 and 1' - Commercial Business
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1. Industrial and light manufacturing uses:
• Advertising and publishing businesses
P
Blue printing, reproduction and copying services,
P
photocopies, bookbinding, photoengraving and printing
• Chemical laboratories
P
• Commercial library
1
• Communications businesses
P
• Con'11 aunt tions equipment center
P
Data storage, retrieval, send -receive operations
P
• Electronic equipment testing and repair service
P
•Experimental/prototype assembly and testing facilities
P
• Industrial commercial incubator (flexible) buildings
P
Instructional/vocational school.
Dight industrial uses, general (including manufacturing,
P
assembly, and distribution)
• flail order businesses
P
• flim -warehouse
C
• Motion picture and recording studios
P
Office fin-niture, equipment and sales
P
• Pharmaceutical products manufacturing/distribution
P
• Precision machine shop
C
• Research and development facilities (including
P
City of Tustin CAS Tustin Specific Plant ease Plan
Page3-120
Chapter 3 • Land Use and Develqpment/Reuse Regulations
laboratories, product development, and manufacturing)
• Science laboratories P
• Simulation development uses P
• Software design uses P
• Technology exchange/transfer service P
• Utihty buildings and facilities C
• warehouse and sales outlet P
2. offices:
• General offices for: advertising agency, economic P
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
• Medical clinics P
• Medical offices/healthcare centers P
Professional offices for: architect, accountant, attorney, P
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planer, and other similar professions
. Retail commercial uses:
Building material yards, secured C
• Building supply P
• Delicatessen/cafeteria P
• Department stare
• Horne improvement store P
• Nursery P
• Office supplies and equipment P
• Wholesale stores and storage within a building P
• Other retail commercial uses identified as permitted in P
Section 3.8.3
. Service commercial uses, including incidental retail sales:
• Banks and fmanclal institutions
P
• Emergency care facility
P
Outdoor storage, secured
C
• Photography studio, laboratory
P
Print reprographics shop
P
• Recreational vehicle and boat storage
C
• Restaurant, family, specialty, and fast food without drive
P
thru
• Telephone answering services
• Other service commercial uses either conditionally
QIP
permuted or permitted in Section 3.8.3
MCAS Tustin specific PlanlReuse Plan City of Tustin
Page 3-121
Chapter 3 • Land Use and Develop ment/Reuse Regulations
B. Accessory Uses and Structures
Accessory uses and structures are petted when customarily
associated with and subordinate to a permitted use on the sane site
and would include:
Enclosed, screened outdoor storage
• Maintenance facilities and structures
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of'this l _rein area and the Specific
Flan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
,.
Sexually On'ented businesses
E. Site Development Standards
1. Minhnum building site - 20,000 square feet
2. Maximum building height - 50 feet
. Maximum floor area ratio - ;5o FAR for office, .4 FAR for
commercial uses, .4 FAR for industrial uses
. Minimum building setbacks 31
a Tustin Ranch Load - 30 feet
b Warner Avenue - 20 feet
e South Loop Road - 20 feet from edge of right-of-way
d Local public road - 10 feet
e Private street or -drive - 10 feet
f) Minimum distance between buildings - 10 feet
5. Landscape setbacks 32
a warner Avenue - 20 feet
b 'Tustin Ranch Road - 30 feet
c South Loop Road - 20 feet
. Landscaping
a Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
31 Building setbacks are measured from future right-of-way. Ikon -conforming landscape and
building setbacks will be permitted to remain to accomodate exciting walls or buildings not
in future right-of-way.
32 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. ton -conforming landscape and building setbacks will be
permitted to remain to ac omnnodate existing walls or buildings not in future right-of-way.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-122
Chapter 3 e Land Use and Development/Reuse Regulations_
b Compliance with the City ofTustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. ]Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trail where applicable.
. A corner triangular-shaped setback of 80 feet., measured from
the intersection of curb lines at 'Tustin Punch load and South
Loop Road shall be provided for a primary community entry
treatment within Planning Areas 16 and 1 (see Section 2.1
for landscape guidelines),
. A corner triangular-shaped setback of 60 feet, measured from
the intersection of curb lines at warner Avenue and South
Loop shall be provided for a secondary community entry
treatment (see Section 2.17 for landscape guidelines).
10. other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable)
F. Special Development or Meuse Requirements
1. Concept plan approval shall be required in Planning Areas 1
and 17 prior to new development (refer to Section 4.2.1 of this
Specific Plan).
2. The baseline nix of uses in each Planning Area will be
administered by the lion -Residential Land Use/Trip Budget
procedure specified in Section 3.2.4. The purpose is to ensure
that adequate circulation capacity is available to serve the
proposed project.
. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code as amended, Mate of California Title 24 Access
Compliance (handicapped provisions), and requirements of the
Americans with Disabilities Act (ADA).
. Utility metering modifications and/or provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those parties receiving property in the
Planning Areas 16 or 17, prior to use and occupancy of existing
buildings anchor new development. Said agreement shall
identify required capital/infrastructure improvem nt and
environnmental impact report mitigations.
. If the final alignment for Tustin Ranch toad and Wren r
Avenue differs from the assumed alig cents as described in.
Section 3.2, adjustments in acreage and development potential
for Planning Area 16 and Planning Area Community Core)
NBCA S Tustin specific PlarVReuse Plan City of Tustin
Page 3-123
Chapter 3 • Land Use and Development/Reuse Regulations
shall be calculated in accordance with the provisions of Section
3.2.5. chile the respective Planning Arca boundaries may shift
slightly, Tustin Ranch Road and Warner Avenue will remain
the common boundary between Planning Area 16 and Planning
Area 8.
G. Development or Meuse Guideline
1. Existing buildings and surrounding site areas in Planning Areas
16 and 17 shall be aesthetically upgraded through architectural
and landscape improvements, if proposed for reuse. Such
improvements shall be completed prior to issuance of use and
occupancy permits, except for interim use. Such improvements
may include, but are not limited to, the following-,
a Upgraded facade treatments, including the use of plaster,
brick, stone, and/or other approved materials
b Upgraded window types and treatments i.e., trim)
c Upgraded entries, including doorways, covered
walkways, decorative paving
d Upgraded roofing materials and roof overhangs
e Screening of roof mounted equipment
f Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
g Improved landscape design along building perimeters
and entries
h Addition of pedestrian amenities including paths,
benches, shade trees, trash receptacles, drinking
fountains, and lighting
i Addition of bicycle facilities including file rack
J Creation of signage program for building identification
and directional signs
k Enhanced lighting scheme for building entrances,
common areas, paths, and parking areas
2. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: I) where
information determines the need for demolition to eliminate
t
public health and safety risks, 2 to improve the appearance of
the Planning Area, to accommodate the completion of major
roadway improvements, and to properly implement the
permanent land use intent of this Planning Area.
City of Tustin MCAs Tustin Specific Plan Re use Plan
Page 3-124
Chapter 3 • Land Use and Development/Reuse Regulations
. Provision for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans within Planning Area 16. Within Planning
Area 17, this coordination should also occur with adjacent
Planning Area 19.
summary of the key design guidelines for Planning Areas 16 and
17 is provided in Figure -.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-125
Chapter 3 • Land Use and Development/Reuse Regulations
3.8.3 Planning Area 18 - Commercial
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1. Retail commercial uses:
•
Antique shop P
bars, taverns, cocktail lounges hers not an integral part
Apparel stores P
•
Appliance and hardware stores P
•
Books, gifts, and stationary stores P
•
Drug store, pharmacy P
•
Florist P
•
General retail stores P
•
Nobby shop P
•
Home improvement stores P
•
Household goods and services P
•
Jewelry stores P
•
Off-site aeob.olic beverage sales P
• Restaurants, with drive-thru
Office supplies and equipment P
•
Pet stores, supplies, and grooming P
•
Photography studio, laboratory P
•
Shoe stares P
•
Sporting goods P
Variety store
. Service commercial uses including incidental retail sales;
• On-site alcoholic beverage sales establishments including
C
bars, taverns, cocktail lounges hers not an integral part
f a restaurant)
• Car wash
C
• Coffee house/cafes
P
• Delicatessen/cafeteria
P
• Dry cleaners (commercial)
C
• Health club
C
• Locksmith
P
• Print/reprographic shop
P
• Restaurants, family, specialty, and fast-food without
P
I 1-thru
• Restaurants, with drive-thru
C
• Reverse vending recycling machines, in accordance with
P
the Tustin City Code
• Tailor shop
P
City of Tustin --- - WAS Tustin Specific PlanlReuse Plan
Page -726
Chapter 3 • Land Use and Development/Reuse Regulations
• Travel agency P
. Public Institutional uses.
• Government facilities - Army Reserve Center P
4. Office uses:
General offices for: advertising agency, economic C
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management ent consultant, collection agency
Professional offices for: architect, accountant, attorney, C.
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
B. Accessary Uses and Structures
Accessory uses and structures are pernnitted when customarily
associated with and subordinate to a permitted use on the sane site
and would include:
• Enclosed, screened outdoor storage
Maintenance facilities and structures
C. Unlisted uses
Those uses not specifically listed are subject to a deter-mination b
the Community Development director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
A „ l f ,. ,Ill - S ex ua I I y o11 en t ed. b u sl n.esses
E. Site Development Standards
1, Mi m building site - 20,000 square feet
. Maximum building height limit - 50 feet
. Maximum floor area ratio - .35 FAR for commercial uses, .
FAR for office uses, .3 5 for Army Reserve Center uses
. Minimum building setbac s3
33 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
conforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
MCAS Tustin Specific PlanlR use Plan City of Tustin
Page -127
Chapter 3 • Land Use and Development/Reuse Regulations
a Tustin Ranch Road - 30 feet
b) Barranea Parkway - 30 feet
e Private street or drive - 10 feet
d Local public street - 10 feet
e Minimum distance between buildings - 10 feet
. Landscape setbacks 29
a Tustin Ranch load - 30 feet
b Barranca. Parkway- 30 feet
. Landscaping
a Compliance with the City ofTustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
7. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adj a ent Planning
Areas, and to citywide bicycle trail where applicable.
. A portal intersection treatment shall be provided at Tustin
Ranch load and Barranca Parkway (Refer to Section 3.11 as
applicable).
. Other General Development Regulations (refer to Section 3.11
s applicable)
10. Signage (refer to Section 3,12 as applicable)
11. Off-street parting (refer to Section 3.13 as applicable)
1 02. AIedhoIic b eves. e saes refer to Section I - 14 as applic le
F. Special Development Requirements
1. Concept plan approval shall be required for Planning Area 1
prior to new development (refer to Section 4.2.1 of this
Specific Plan).
2. A Class I bikeway shall be provided along the southern
boundary of property within the landscape setback. See Section
2.6 for bikeways plan and design standards.
3. Utility metering modifications and provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving or leasing property
in PA 18 prior to use and occupancy of existing buildings and
new development, except for interim uses.
. Refer to Section 3.11,24 for dedication requirements for the
Barranca Channel.
G. Development or Reuse Guidelines
1. Existing buildings and surrounding site area in Planning Area
18 should be aesthetically integrated with the Specific Plan
area through architectural and landscape improvements, if
proposed for reuse. Such improvements shall be completed
prior to issuance ofuse and occupancy permits, except for
City of Tustin WAS Tustin Specific PlanlReuse Plan
Page3-128
Chapter 3 • Land Use and Development/Reuse lations
interim use. Such improvements may include, but are not
limited to, the following:
a Upgraded window types and treatments i.e., trim)
b Upgraded entries, including doorways, covered
walkways, decorative paving
c Upgraded roofing materials and roof overhangs
d Screening of roof mounted equipment
e Extensive planting of trees and shrubs throughout the
site, including parking areas and common open space
areas
f) Improved landscape design along building perimeters
and entries
g Upgraded signage
h Enhanced lighting scheme for building entrances,
common areas, paths, and pang areas
. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: 1 where
information determines the need for demolition to eliminate
public health and safety risk, 2 to improve the appearance o
the Planning Area, 3 to accommodate the completion of major
roadway improvements, and to properly implement the
permanent land use intent of this Planning Area.
summary of key design guidelines for Planning Area 18 i
VA
provided in Figure -.
MCAS Tustin specific Plan Plan City of Tustin
Page 3-129
Chapter 3 • Land Use and Development/Reuse Re lations
3-8A Planning Area 1 - Commercial
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1. Detail commercial uses:
•
Antique shop
•
Apparel stores P
•
Appliance and hardware stores P
•
Art gallery P
Bakeries, retail only P
•
Books, guts, and stationary stores
•
Building supply P
•
Department stores P
Drug store, phannay P
•
Florist P
•
General retail stores P
•
Hobby shop P
0
Horne improvement stores P
•
Household goods and services P
•
Jewelry stores P
•
Nursery P
•
Office supplies and equipment P
•
Off-site a,lcobolic beverage sales establishments, subs P
to the crlter*a in Section 3.14
•
Pet stores, supplies, and grooming P
•
Photography studio, laboratory P
Retail businesses P
•
Shoe stores P
•
Specialty stores P
•
Sporting goods P
•
Supermarket, grocery stores P
•
Variety store P
•
Warehouse and sales outlet P
•
Wholesale stores and storage within a building P
. Service commercial uses, including incidental retail sales:
• Automobile accessories and service P
• Automobile service station, in accordance with the Tustin C
City Code
• Banks and financial institutions without drive-thru P
windows
City of Tustin INCAS Tustin Specific PlanlReuse flan
Page 3-130
Chqpter 3 • Land Use and Development/Reuse Regulations
• Barber, beauty shops
• Car gash
• Coin-operated self-service laundrorats
• Commercial recreation facilities
• Coffee house/cafes
• Delicatessen/cafeteria
• Dry cleaners commercial
6 Emergency care facility
Health club
• Locksmith
ith
0 Movie theaters
0On-site alcoholic beverage sales establishments including
bars, taverns, cocktail lounges (when not an integral part
of a restaurant), subject to the criteria in Section . ]. 4
• Print/reprographic shop
• Restaurants, family, specialty and fast-food without
drive-thru
• Restaurants, with drive-thr
Reverse vending recycling machines, in accordance with
the Tustin City Code
• Tailor shop
• Theatres
• Telephone answering service
• Travel agency
. PublicInstitutional uses:
• Professional, instructional, motivational, vocational
and/or seminar schools
4, office uses:
• General offices for: advertising agency, economic
consultant, insurance companies, escrow companies,
interior decorator, real estate, public utilities, personnel
agency, management consultant, collection agency
• Professional offices for: architect, accountant, attorney,
chiropractor, contractor, dentist, doctor, engineer,
optometrist, land planner, and other similar professions
B. Accessory Uses and Structures
P
C
C
P
C
P
C
P
C
C
C
P
P
P
P
P
C
C
C
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
ACAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-131
Chapter 3 • Land Use and Development/Reuse Regulations
• Enclosed, screened outdoor storage
• Maintenance facilities and structures
C. unlisted Uses
'Whose uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited Uses
?-1.LAIA .,1 1 Sex u.all y onejited businesses
E. Site Development ment Standards
1. Minimum building site i- 20,000 square feet
2. Maximum building height limit - 50 feet
. Maximum floor area ratio - .40 FAIL for commercial uses, .
FAR for office uses
4. Minimum building setbacks 4
a Jamboree - 30 feet
b) Barranca Parkway - 30 feet
c South Loop Road - 10 feet
d Focal public read - 10 feet
e Private street or drive - 10 feet
f) Minimum distance between buildings - 10 feet
5. Landscape setbacks 30
a Jamboree - 30 feet
b) Barranca Parkway - 30 feet
c South Loop Road - 20 feet
. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan.
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
. A portal intersection treatment shall be provided at Jamboree
Road and Barranca Parkway (see Section 2.17 for landscape
guidelines).
34 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way. Non-
cnforming landscape and building setbacks will be permitted to remain to accommodate
existing walls or buildings not in future right-of-way.
City of Tustin INCAS Tustin Specific PlanlReuse Plan
Page 3-132
Chapter 3 • Land Use and Development/Reuse Regulations
. Other General Development regulations (refer to Section 3.11
as applicable)
1. Signage (refer to Section 3.12 as applicable)
11. Off-street parking (refer to Section 3.13 as applicable)
12. Alcoholic beveracre sales irefer to Section 3.1 sApplicable)
F. Special Development Requirements
1. Concept plan approval shall he required prior to development
of Planning Area 1 (refer to Section 4.2..1 of this Specific
Plan).
2. The baseline mix of uses will be administered by the Non -
Residential Land Use/Trip Budget procedure specified in
Section 3.2.4. The purpose is to ensure that adequate
circulation capacity is available to serve the proposed project.
3. A Class f bikeway shall he provided along the southern
boundary of property within the landscape setback. See Section
2..6 for bikeways plan and design standards.
. Defer to Section 3.11.24 for dedication requirements for Irvine
Ranch water District wells.
G. Development or Reuse Guidelines
1. The placement and design of plazas or other open space areas
should consider view opportunities into the project area and to
other Specific Plan features, particularly from the intersection
f Barranca. Parkway and Jamboree Road.
2. Provisions for common vehicular access points and shared
parking should be encouraged and coordinated with any
development plans within the Planning Area and with adjacent
Planning Area 17 where practicable.
3. Refer to Section 3.8.2 G.1 and 3. ,2 G.2 for additional
requirements related to any reuse or demolition of structures
which shall also he applicable to Planning Area 19.
summary of the key design guidelines for Planning Area 19 i
provided in Figure -.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-133
Chapter 3 • Land Use and Development/Reuse Regulations
Figure i8 Neighborhood F deign Guideline Summary
11x17 foldout page
Remove this page and replace with Figure
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-134
Chapter 3 • Land Use and Development/Reuse Regulations_
3.9 NEIGHBORHOOD G
3. ,1 Introduction
Neighborhood G includes * # i
-- ��- -� .J g . %W1% *e-ai , - new planned residential
development which incorporates } e.00. ar,
eii spatC, and. related commercial rises. The neighborhood also includes
F parcel adjacent to the r Jamboree astern Transportation
Corridor interchange, designated Medium -High Density ity PA 20). The
areahich l.e piously included military housing is defined as a
single Planning Area PA 21), designated as Low Density residential. The
southern portion. of Planning Area. 21 +'s-Nvas originally located ithin the
City of Irvine but lea. amiex In.t the Cit ` T sti l
. -% i } �. the �.I I&A.aRes�de tia Core designation SPA 15)
is comprised of love density residential, medium density residential,
medium high em it � esi.de��t.ial, � �, ._ commercial site,
senior- convalescent care site and �� � o en space.
The ediurr�
hi Orli density residential in PA 15 will be general.] located in close
pro: unity to E ig er Avenue and the Tustin Metrolink Station. An
site has been generally located in
th
Planning... Area 15, east of North Loop Road and adjacent
to the Tustin Irvine border, as shown on the Land Use Plan. In addition,
two neighborhood parks and a recreation center are to be incorporated into
the development, as generally shown on the sand Use Plan. ,�ll.k %,%�4 y s ' .
i t +
d� k
� W
The subplanning areas are not site specific or shown on Figure -1 in
order to allow for flexibility in future master planning. residential,
2gn_sR ace ark, school., and commercial sites will be identified
with concept plan approval.
192 Planning Areas 15-A, 15-13, 15,C, 15,-D, and 15,-E
P-nif ' Residential Core)
The Development or Reuse a Regulations for Planning Area 15 are defined
r each land use category allowed, as drown on the Statistical Analysis
(Table -. The Planning Area -wide development requirements are
identified below.
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol "P"
occurs or by conditional use permit where the symbol "C" occurs.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-135
Chapter 3 • Land Use and Development/Reuse Regulations
1. residential uses:
Condominiums and cooperatives P
• Multiple -family dwelling units apartments in Cl
accordance with tenure provisions in Section . .2. l..
below
�A7'f'7e C_
• Single-family attached dwelling units and duplexes P
•
Single-family detached dwelling its P
2. Public/Institutional uses:
0 Churches and other religious institutions C
• Community care facilities for six or fewer persons P
• Convalescent hospital C
• Family care home, foster hone or group home, for six or P
fearer persons
i rx rti�t #, r 1 x r a r f r *+ rw .-.
• I',r seven --4�r-rV����
..
Private school C
• ' F preschools
• Public school P
• Public/private utility building facility C
Residential care facility for elderly, for six or fewer P
persons
.. y_ _ _ .g, r
Residential care facility or elderly, , or six or eater C_
nerson.s., including sid.11ed nursingc n- g.r te carp r�.d
assistina.fivi.r facilities
i
. Retail commercial uses:
•cii=e&
,.
•Off-site lc liolic beverage sales est alis iits, &ubject P
to criteria in Section 3.14.
•Bakeries,, retail P
'.
.1 1 ' 43 L,iJ
•General retail r cl d'i.no wlia.rcl stores apti ues .>
al ew elry, books. dustore., ��
• restaurants, family, specialty, and fast food without P
drive-thru
City of Tustin ACAS Tustin Specific PlanlReuse Plan
Page 3-136
Chapter 3 • Land Use and Development/Reuse Regulations
•
Restaurants, �,, �, th drive-thru P
Super .arl etsI grocery stores P
.� —
• Specialty stores P
. Service commercial uses, including incidental retail sales:
.,•
code
• Automobile sales. rental or leasing
C
• anis and financial institutions
P
Car Mash.
C
General service commercial uses including barbed
P
Beauty salons, tailor locksmith, pnnt.. h ps,,.shoe stores
travel agencies, dry cleaners orefro.tit), t le Bone
an swerin e IDOnIIII,
Commercial recreation facilities
C
• Health clubs
C
a
# f
feem
f !1 t *'estY41i.Yrants, n�tifi�",'T'f.:i'1•
u& .[`. tai 1ah_._?7S LILZe0
p
• on-site alcoholic beverage sales establishments ffieluding
PC.
bars, taverns, cocktail lounges lien not an integral part
of a restaurant)# stibj e t to the n't .ria -in. Section 3.14.
Small. animal hospitals or clinics C
..�
•Utility build.in Wfacile
rte- te:P
ra
i. Qa e. Lqr- PI:14
P
• 14
•
•
Tennis facility P
• Pubho and private parks,. open s ace and core mun P
facilities
Recreational facilities ,1) 1 and r*vat
6. fes:
General off ices .for: adv ertfsIn g w4en.cy, economic
consultant, insurance companies, escrow companies,,
interior decorator, real estate, pub...I.ic utilitiespersonnel
on acrency
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-737
Chapter 3 • Land Use and Development/Reuse Regulations
Medical. offices
Professional l Tic s .for: architect, accountant, atto.m. e ., P.
c1iii-o . Tactor. contract r d ntist doctor engineer
optometrist, land Planner, and other similar professions
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Caretaker's residence
• Enclosed, screened outdoor storage
• Garages
• Home occupations subject to provisions of the City Code
�Large fam i l y d ay c are for nin e to 14 chi I dren on
farm I Y deta.clied lots in accordance wlt1i the Justin Ci ty
Code
•
Maintenance facilities and structures
• Patio covers/trellises
Reverse rse nding machin -es in. accordance with. City code
Small family day re for eight or Fewer children
• Swimming pools, spas, j acuzzis
{Temis courts, basketball courts and other multi-purpose
courts, recreation and community buildings
C. Unlisted Uses
`hose uses not specifically listed are subject to a determination by the
Community Development Director as either permitted, permitted subject
to a conditional use permit or prohibited consistent with the purpose of the
land designation of this planning area and the Specific flan. Decisions of
the Director are appealable to the Planning Commission.
D. Prohibited Uses
t--entef4a4m+e*t-.SexuaJIv orien. ted basin sses
E. Site Development Standards - Single Family Detached—Low
nsit*Re'Id (LDazDA
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum lot area - 3,000 square feet
. Minl*murn lot width - 35 feet
4. Maximum building height - 35 feet
5. Maximum imum lot coverage - eree t of lot area. Covered
areas shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
City of Tustin ---. - - - WAS Tustin Specific Plant eu a Plan
Page 3-138
Chapter 3 • Land Use and Development/Reuse Regulations_
6. Minimum building setbacks 35
a Jamboree Road - 30 feet
b Edinger Avenue - 40 feet
c Tustin Ranch Road - 30 feet
d) North Loop Road - 30 feet
e warner Avenue - 20 Feet
f) East Connector - 10 feet
g Moffett Avenue - 10 feet
h Local public street - 10 Feet
i Private street or drive - 5 feet
j Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both sides
k Rear yard - 10 feet
1) Distance between accessory rUct res - 5 feet
i - --_Distance between . rI ci ial and accessory- structures -
feet.
7. Landscape setbackS31
a Jamboree Road - none
b Edinger Avenue - 30 feet, except portion of Planning
Area adjacent to channel - no landscape setback required
c Tustin Ranch Road - 30 feet
d North Loop Road - 20 feet
e warner Avenue - 20 feet
f East Connector - 20 feet
g Moffett Avenue - 20 feet
. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable. The
facilities shall incorporate _p space
and provide for convenient bicycle and
pedestrian access from the Planning Area to the Commuter
Rail Station.
10. A corner triangular-shaped setback of 80 feet, measured from
the intersection of the curb lines at Tustin Ranch Road and
North Loop road shall be provided for a primary community
intersection treatment (see Section 2.17 for landscape
guidelines).
35 Landscape setbacks are measured from the back of the curb and are a combination of p r a y,
sidewalk, and planting areas. Building setbacks are measured from fature rights-of-way.
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page3-139
Chapter 3 9 Land Use and Development/Reuse Regulations
11. A corner triangular-shaped setback of 60 feet, measured from
the intersection of the curb limes at Warner Avenue and South
Loop Road shall be provided for a secondary co inunity
intersection treatment (see Section 2.17 for landscape
guidelines).
12. A portal intersection treatment shall be provided at East
Connector and Edinger Avenue (refer to Section 3.11 a
applicable).
13. Other General Development Regulations (refer to Section 3.11
as applicable).
14. Signage (refer to Section 3.12 as applicable),
15. Off-street parking (refer to Section 3.13 as applicable).
F. Site Development Standards - Single Familyetached (Carri
Wa U it -- Medici D nsit � R sidential-M �
1, Maximum dwelling units - 15 dwelling units per acre
2'. Minimum lot '. size.- 3,000 square feet
3. Minimum lot width - 3 feet
4. Maximum building height - 35 feet
. Maximum lot coverage - percent less required setbacks
and open space areas
'.
•
* I 4
1a 14:mit
■ j { nnanq
.. *
�� r% #
rt
ti ► w
r t f
ti a
r
r .. f
i qn-paria fiwat
-roe . J L
Qj2jdr_9kAj= Wit:6 JAW !700 y
A.R.L.
! 7
8-.7. Mini um building setbacks 3
a
Jamboree Road - 30 feet
b
Edinger Avenue - 40 feet
c
Tustin Ranch Road - 30 feet
d
North Loop Road i- 30 feet
e
Warner Avenue 0 feet
f
East Connector - 10 feet
g
Moffett Avenue - 10 feet
h
Local public street - 10 feet
i
Private street or drive feet
36 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of=war.
City of Tustin MCAS Tustin Specific Pian Reuse Plan
Page 3-140
Chapter 3 • Land Use and Develop ment/Reuse Regulations_
j Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both sides_yAids
k) Rear yard - 4-3 feet for ara -e and 7 feet for fivin areas
inc udino living arias above cyarafze
1. uildi cy touildi setback - 30 .feet m'n um
l.icable to uiuts fronting a ase o en wace
Distance between accessory structures - 5 feet
n.) Distance between ri r al and a.ccesso structures -
`eet
. Landscape setbacks 32
a Jamboree Road - none
b) Edinger Avenue - 30 feet, except portion of Planning
Area adjacent to channel - no landscape setback required
c Tustin Ranch Road - 30 feet
d North Loop Road - 20 feet
e) Warner Avenue - 20 feet
0 East Connector - 20 feet
g Moffett Avenue - 20 feet
4:9. Landscaping
a Areas not devoted t bu i ld i n cys ar i ti g areas a.rd sca e
and roads, shall be landscaed.
l �
Compliance with the City of Tustin Landscape and p
Irrigation Guidelines
Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Flan
447 . Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable. The
facilities shall 3"
r provide for convenient bicycle and pedestrian
access from the Planning Area to the Tustin Commuter Rail
Station.
x:1.1. A corner triangular-shaped setback of 80 feet, measured
from the intersection of the curly lines at Tustin Manch Road
and North Loop Road shall be provided for a primary
community intersection treatment (see Section 2.17 for
landscape guidelines).
12. A comer triangular-shaped setback of 60 feet, measured
from the intersection of the curb lines at warner Avenue and
South Loop Road shall be provided for a secondary con, munity
intersection treatment (see Section 2.17 for landscape
guidelines.
.A portal intersection treatment shall be provided at Fast
Connector and Edinger Avenue (refer to Section 3.11 as
applicable).
WAS Tustin Specific l u Plan City of Tustin
Page -141
Chapter 3 • Land Use and Development/Reuse Regulations
1.3. Homes that side -on to a local road shall in. orate
al'chit 1.t.lral enhai-iceinents on the side aiad fi-ont N,Iew ofthe
unit, as seen frorn the local road.
14. End units- a minimuni backup space of three 3Deet in
addition to the wi .tli of the drive a roach.
15. Other General Development Regulations (refer to Section 3.11
as applicable)
16. Signage (refer to Section 3.12 as applicable)
17. Off-street parking (refer to Section 3.13 as applicable)
G. Site Development Standards - Condominiums and Multiple
Family Dwellings
1. Maximum dwelling units
Mediu i Density Residential (MDR'):..,.] 5 dwelling units per
are44
Medium. HDensis Residen. ial. .x.1-1. dwelling lli.ts
per acre
2. Minimum lot area - none, refer to Section 3. .2.JI. below
3. Maximum um building height - Medium. Densi.ty Residential
(MD : 40 feet, Me .juni 'HIg . D en si ty .R sidentia.]. f,.1 .'HI R :
45 feet
4. Maximum lot coverage - 65 percent, less the required building
and landscape setback
. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
. Minium gross floor area per dwelling unit, excluding the
garage
a
Bachelor - 450 square feet
b
1 Bedroom - 550 square feet
c
1 Bedroom with den - 700 square feet
d
2 Bedrooms - 750 square feet
e
2 Bedrooms or more with den - 850 square feet
7. MIM'Mum m building setback 37
a
Jamboree Road - 30 feet
b
Edinger Avenue 40 feet
c
Tustin Ranch Road - 30 feet
d
Forth Loop Road - 30 feet
e
Warner Avenue - 20 feet
f
East Connector 10 feet
3' Landscape setbacks are measured from the back of the curb and are a combination of park -way,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
Cry of Tustin MCAS Tustin Specific PlanlReuse Pian
Page 3-142
Chapter 3 • Land Use and Development/Reuse Relations
g Moffett Avenue - 10 feet
h Local public street - 10 feet
i Private street or drive - 5 feet
j) Interior side yard - 3 feet mini
Chapter 3 • Land Use and Develop ment/Re use Regulations
13. A portal intersection treatment shall be provided at East
Connector and Edinger Avenue (refer to Section 3.11 as
applicable).
1. Other General Development regulations (refer to Section 3.11
as applicable)
15. Signage (refer to Section 3.12 as applicable)
16. Off-street parking (refer to Section 3.13 as applicable)
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City of Tustin MCA S Tustin Specific PlanlReuse Plan
Page3-144
Chapter 3 • Land Use and Development/Reuse lations
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MICAS Tustin Specific PlanlReuse Plan City of Tustin
Mega -14
Chapter 3 e Land Use a n d Development/Reuse R
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L.H. Site Development Standards - C W Non Residential Uses
_ \ ' \l}dI�
i� Minimum l�� S}�� 10,000 S ��� ����� .. �1����:�1� ��,--
�ooi rint size sl]a}f_b e�_0 � _ ua re feet and }��� � 5� ���� ��ei
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2. . . . . . .
3. Maximum building height - 5 feet
4. Maximum floor area ratio - .50 FAR for he+lia4offi cie LSeS, ,6
FAR for conunercia1
5. Minimum building sett ackS4!
a) Jamboree Road -30 feet
b) Edinger Avenue- 40 feet
41 Landscape setbacks are measured from the back of the Curb and are a combination Of parkway,
Sidewalk, and planting areas. Building Setbacks are measured from future right-of-way.
Cfty of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-146
Chapter 3 • Land Use and Development/Reuse Regulations
42 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting arias. Building setbacks are measured from future right -of -war.
MCAs Tustin Specific Plant ease Plan City of Tustin
Page 3-147
c) Tustin Ranch Road - 30 feet
PLANNING
d North hoop Road - 30 feet
15
e) warner Avenue - 20 feet
AREAf
East Connector - 10 feet
g Moffett Avenue - 10 feet
h Local public street -- 10 feet
i Private street or drive - 5 feet
j Minimum distance between buildings - 10 feet
6.
Landscape setback4
a Jamboree Road - none
b Edinger Avenue - 30 feet, except portion of P1ar�ning
Area adjacent to channel- no landscape setback required
c Tustin Ranch Road - 30 feet
d North Loop Road - 20 feet
e wamer Avenue - 20 feet
f East Connector - 20 feet
g Moffett Avenue - 20 feet
7.
Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
.
Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area., to adjacent Planning
Areas, and to citywide bicycle trails where applicable. The
facilities shall .' F ens cc
Iryr provide for convenient bicycle ars
pedestrian access from the Planning Area to the Tustin
Commuter Rail Station.
.
A corner -triangular shaped setback of 80 feet, measured from
the intersection of the curb lines at Tustin Ranch Road and
North Loop Road shall be provided for a primary connnunity
intersection treatment (see Section 2.17 for landscape
guidelines).
10.
A corner -triangular shaped setback of 60 feet, measured from
the intersection of the curb lines at warner Avenue and South.
Loop Road shall be provided for a secondary ccrr .unity
intersection treatment (see Section 2.17 for landscape
guidelines).
11.
A portal Intersection treatment shall be provided at fust
Connector and Edinger Avenue (refer to Section 3.11 as
applicable).
42 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting arias. Building setbacks are measured from future right -of -war.
MCAs Tustin Specific Plant ease Plan City of Tustin
Page 3-147
Chapter 3 • Land Use and Development/Reuse Regulations
12. other General Development Regulations (refer to Section 3.11
as applicable)
13. Signage (refer to Section 3,12 as applicable)
1. off-street parking (refer to Section 3.13 as applicable)
15. Alcoholle Beverage. sales (refeTtoSection 3.14 as Up.11cable)
Special Development Requirements
uirements
1, Concept plan approval shall be required for development in
Planning Area 1 (refer to Section 4.2.1 of this Specific Plan).
2. Prior to any interim or permanent reuse offacilities or property
on a parcel, or prior to any development on a parcel, any party
receiving property from the Department of Defense or Local
Redevelopment Authority (LRA) shall be required to enter into
an agreement with the LRA. The purpose of the Agreement is
to: 1 identify the planning goals of the Agency receiving
property and the City or LRA for the site; identify the scope
and schedule for short range improvements and long range
development plans for the property; 3 establish a process for
meaningful consultation on development and operational issues
of mutual concern; 4identify capital infrastructure
improvements, roadway dedications, and enirorunental impact
report mitigation that will be required of the Agency receiving
or leasing property; and identify necessary procedures to
implement the agreement,
3. Development in Planning Area 15 shall be protected from a
100 -year storm in a manner consistent with the Flood Plan
Management ordinance and as approved by the City of Tustin
Building Official.
. Affordability - The following minimum affordable housing
production objectives are intended to reflect the intention of the
City to create a redevelopment project area (Community
Redevelopment Lave, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Element of the General Plan through the provisions of
housing for households at very low, low and moderate income
levels. Specific housing requirements for redevelopment and
Housing Element compliance may be established at the time of
development approval to ensure conformity with the Housing
Element of the General Plan and other applicable provisions o
California Lav and to achieve the following:
a Tl e nurnber of affordable tiousing units in Phnm'ngArea
15 shall. be 257, of which 73must be veryIon irk ie_
2 low 11 come and 142 -modera e uicome level. If future
amendments to the plan occur mat least 15% of
additional units for initial occupancy by verb' love income
City of Tustin !MCAS Tustin Specific PlanlFue Plan
Page -148
Chapter 3 • Land Use and Development/Reuse Regulations
to moderate income households for redevelopment, with
PLANNING % or 40%) of units affordable to very l income
15 households shall he provided-.
AREA b) �iectia elete 12,4 t rY jtjgjx 1 1 n j
.. ,. t C[aTa�
i
c) Restricted affordable housing wits shall be reasonably
dispersed n
a
r d located aiid may be accomplished i _
attached -projects only. The affordable Liits „
shall be compatible with the
design and use of market rate wits in appearance, use o
materials, and finished duality. Restricted wits shall be
affordable for at least the minimum period of time
required by state law, or longer if required by
construction or mortgage financing assistance program.
d Prior to issuance of a certificate of use and occupancy, a
developer shall enter into a legally binding agreement
with the City of Tustin or its Redevelopment Agency,
and agree to deed restrictions on targeted affordable
housing wits that are binding on property upon sale or
transfer. Said agreements shall address the following:
1 Nurnbr of units by typo, location, bedroom count
2) Standards for qualifying income and maximum
rents or sales prices
3) Parties responsible for sales prices and incomes
e The City of Tustin reserves the right to negotiate transfer
of a developer's obligation pursuant to this section off-
site as a credit for affordable units which cannot be
reasonably feasible to provide on-site which shall be at
the City's sole and absolute discretion. To ensure
comparable equivalent value of an off-site option or
exchange for not providing on-site affordable units,
financial af or l bility gap analysis will be conducted by
the City, at developer's cost, to compare the value of the
off-site option and the affordability gap cost of providing
on-site affordable housing.
. Tenure - Development in Planning Area 15 of apartments X
1.1 ..I ted to a total of 1.92. Each -rental rpt to be l ul.It shall
consist of no areater than % of the units at the very law
income level. and law income level w ali a maximum of %
of the units at t1le ve • low Inco ie level), % at the moderate
income level and 20% at the mzriret rate level. �a
i ♦ i . rt
• r
WAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-149
Chapter 3 • Land Use and Development/Reuse Regulations
6. (Section DeIeLed)_
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. Section Deleted'_4L21f�er- tat
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. .. . - •
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. Condominiums; and multiple family developments,
may contain numerous lots, but shall be designated as a
Development Unit on a tentative ma .'The minimum size for a
development unit shall be 5�acres. Development Units it which
contain multiple products shall be comprehensively site
planned.
9. (Section. De
F 1 A UPf t I k- i IJ L .F �i � - ti�-i i'4'i In - S 113- C1�.I�u ,
.JL X+
10. Defer to Section 3.11.24 for dedication requirements for the
Santa Aria - Santa Fe Channel.
11. If the final alignment for Tustin Manch Road and Varner
Avenue differs from the assumed alignments as described in
Section 3.2, adjustments m acreage and development potential
for Planning Area 15 and . '.. SNor.od I
(Community Core) shall be calculated in accordance with the
provisions ofSection 3.2.5. While the respective Planning ,area
boundaries may shift slightly, 'Tustin Ranch load and Warner
Avenue will remain the common boundary between Planning
Area 15 and Planning Area 8.
NJ. Development pment uideli nes
1. Shared parking opportunities shall be explored between the
1,04e {,n office and com4= Q13n1jmercial uses.
'/J�) `I F ]-3pinglAwc.
"e
1
i
C} y of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-150
Chapter 3 • Land Use and Development/Reuse Regulations
. Space design shall accommodate site
drainage and wetland mitigation, as necessary.
. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: 1) wher
information determines the need for demolition to eliminate
public health and safety risk, 2 to improve the appearance of
the Planning Area, 3 to accommodate the completion of major
roadway improvements, and 4 to properly implement the
permanent lard use intent of this Planing Area.
A summary of the key design guidelines for Planning Area 15 is
provided in Figurc -.
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page3-151
Chapter 3 • Land Use and Development/Reuse Regulations
3.9.3 Planning Area 20 - MediumwNigh Density
Residential
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by Right where the symbol "P"
occurs or by conditional use where the symbol "C" occurs.
1 . Residential uses:
• Condomhu'urns and cooperatives
• Patio hones C
• Single family detached and attached dwelling units P
2. Public Institutional uses:
• Churches and other religious institutions C
• Nursery school or child care center C
• School, public P
• School, private C
. Commercial Retail and Spice uses C
B. Accessory uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site.
C. Unlisted Uses
Those uses not specifically listed are subject to a determination by
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Commission.
D. Prohibited uses
•if. ILIL4 AA Jo -as oriented businesses
E. Site Development Standards - Single Family Detached
I. Maximum dwelling wits - 7 dwelling units per acre
. Minimum lot area - 3,000 square feet
. Minimum lot width - 35 feet
. Maximum building height - 35 feet
City of Tustin - MCAS Tustin Specific PlanlReuse Plan
Page 3-152
Chapter 3 • Land Use and Development/Reuse Regulations
. Maximum lot coverage - 50 percent of lot area. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
. MM' imum building setbackS43
a Edinger Avenue - 40 feet
b Harvard Avenue - 40 feet
c Local public street - 10 Feet
d Private street or drive - 5 feet
e Interior side yard - 3 feet rninimum with aggregate
requirement of 10 feet for both sides
f) rear yard - 10 feet
g ___ r i sta ce between. accessory structures - 5 feet
h Di -stance between rind al and accessory structures -
f et
. Landscape setbacks
39
a Edinger Avenue - 3 0 feet
b Harvard Avenue - 3 0 feet
. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
10. other General Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3.12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable)
F. Site Development Standards - Angle Family Attached
1, Maximum dwelling units - 15 dwelling units per acre
. Minimum lot area per family unit - 3,000 square feet
3. Mim'rnunm lot width - no minimum
4. Maximum building height - 35 feet
. Maximum lot coverage - 100 percent less required setbacks
and open space areas
. Common open space - 400 square feet per dwelling unit
located within common', designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
43 Landscape setbacks are measured from the hack of the curb and are a combination of parkway,
sidewalk, and }planting areas. Building setbacks are measured from future right-of-way.
MCAS Tustin Specific Plar R use Plan City of Tustin
Page 3-153
Chapter 3 • Land Use and Development/Reuse Regulations
7. Minimum gross floor area per dwelling unit, excluding the
garage
a Bachelor - 450 square feet
b) 1 Bedroom - 550 square feet
c) 1 Bedroom with den - 700 square feet
d 2 Bedrooms - 70 square feet
e 2 Bedrooms or more with den - 900 square feet
. Minimum building setbacks44
a Edinger Avenue - 40 feet
b Harvard Avenue - 40 feet
c Local public street - 10 feet
d private street or drive - 5 feet
e Interior side yard - 3 feet minimum with aggregate
requirement of 10 feet for both sides
f Rear yard - 10 feet
Distance between accessory structures - 5 feet
.Li . istaiwe between principal and accessary st.rUctures -
feet
, Landscape setbacks4o
a Harvard Avenue - 3 0 feet
b Edinger Avenue - 30 feet
10. Landscaping
a Compliance with the City of 'Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
11. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
12. Other General Development Regulations (refer to Section 3.11
as applicable)
13. Signage (refer to Section 3.12 as applicable)
1. Off' -street parking (refer to Section 3.13 as applicable)
G. Site Development Standards - Condominiums and Multiple
Family Dwellings
1. Maximum dwelling units - 25 dwelling units per acre.
2.. Minimum development site - 10 acres
3. Maximum building Height - 45 feet or three stories, except
building height within 300 feet of Harvard shall not exceed 3
feet or two storms
. Maximum lot coverage - 65 percent
Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right -of --war.
City of Tustin --- - - - MCA S Tustin Specific PlanlRease Plea
Page 3-154
Chapter 3 • Land Use and Development/Reuse Regulations
. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures,, streets, driveways, landscape setbacks, and parking
lots.
. Minimum gross floor area per dwelling unit, excluding the
garage
a Bachelor - 450 square feet
b 1 Bedroom - 550 square feet
c 1 Bedroom with den - 700 square feet
d Bedrooms - 750 square feet
e 2 Bedrooms or more with den - 850 square feet
7. Minimum building setbackS45
a Edinger Avenue - 40 feet
b Harvard Avenue - 40 feet
c Local public street - 10 feet
d Private street or private drive - 5 feet
e Interior side yard - 3 feeti irnum with aggregate
requirement of 10 feet for both sides
f Rear yard - 10 feet
g Building to building - 10 feet for 1 stem; 15 feet for 2 or
more
Distance between accessory structures - 5 feet
i Distance between principal wid accessor tructure
feet
. Landscape setback4l
a Harvard Avenue - 30 feet
b Edinger Avenue - 30 feet
. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planing Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable)
H. Site Development Standards - Patio Homes
1. Maximurn dwelling units - 15 dwelling units per acre
45 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Building setbacks are measured from future right-of-way.
ACAS Tustin Specific Plan Reuse Plan city of Tustin
Page3-155
Chapter 3 • Land Use and Development/Reuse Regulations
2. Minimum lot area - none, refer to Section 3.9.3.J. below
3. Buildi
Chapter 3 • Land Use and Development/Reuse Regulations
3 foot garage setback shall be increased where necessary
PLANNING to accommodate required sidewalks. A garage shall not
20 be setback between 9 feet and 19 feet from the right-of-
AREA
way line. Garages setback 9 feet or less shall be equipped
with an automatic garage opener. A minimum distance of
o feet shah be maintained between ground floor living
areas on units across from each other in a court, on
drive, or on a shared driveway,
e Minimum distance between buildings - The minimum
horizontal distance between adjacent buildings shall be
10 feet. The mfifimunn distance between buildings may
be reduced to 6 feet for no more than a maximum length
of 25 feet of a building elevation, provided that there are
no windows on one elevation for that portion of the
building elevation with less than a 10 foot setback. I
living areas are provided above garages, gauge setbacks
shall apply.
f Tract boundary - The nminimum building setback from
any tract boundary Miall be 10 feet, If the tract boundary
is adjacent to a park or other permanent open space, the
muumu building setback shall be 5 feet.
P,) Distance l etweeii accessm. Structures - 5 feet
h. Distance between pri citral and. accessory structures
Feet
10. Landscape setbcks4'
a Edinger Avenue -30 feet
b Harvard Avenue feet
11. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design. Guidelines in
Section 2.17 of this Specific Plan
12. Bicycle and pedestrian circulation facilities shall provide
connections within the planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
1. other General Development Regulations (refer to Section 3.11
as applicable)
1. Signage (refer to Section 3.12 as applicable)
15. off-street parking (refer to Section 3,13 as applicable)
I. Site Development Standards - Detail and Service Uses
1. Maximum lot size - established by conditional use approval
`7 Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future Tight -
of -way.
IBCA s Tustin specific Pl nlReuse Plan City of Tustin
Page -157
Chapter 3 & Land Use and Development/Reuse Regulations
2. Maximum building height established by conditional use
approval
I Maximum floor area ratio - .established by conditional use
approval
4. Minimum building setbacks4
a Edinger Avenue - 40 feet
b Harvard Avenue - 40 feet
c Local public street - 10 feet
d Private street or private drive - 5 feet
e Minimum distance between buildings - 10 feet
. Landscape setbacks44
a Harvard Avenue - 30 feet
b Edinger Avenue - 30 feet
. Landscaping
a Compliance with the City of Tustin Landscape and
Irrigation Guidelines
b Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas,,' and to citywide bicycle trails where applicable.
. Other General Development Regulations (refer to Section 3.11
as applicable)
9. Signage (refer to Section 3.12 as applicable)
10. Off-street parking (refer to Section 3.13 as applicable)
J. Special Development Requirements
1. Concept plan approval shall be required for development in
Planning Area 20, pursuant to Section 4.2.1 of this Specific
Plan.
2. The baseline mix of uses for Planning Area 20 is 99 percent
Residential and 1 percent Commercial, which will be
administered by the Non-residential Lard Tse/Trip Budget
procedure specified in Section. 3.2.4. The purpose is to ensure
that adequate circulation capacity is available to serve the
proposed project.
3. Development in Planning Area 20 shall be protected from a
100 -year storm in a manner consistent with the Flood Plain
Management Ordinance and as approved by the City of Tustin
Building Official.
4. Affordability — The following minimum affordable housing
production objectives are intended to reflect the intention of the
Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sideway, and planting areas. Building setbacks are measured from future
right-of-way.
City of Tustin MCAS Tustin Specific PlanlReuse Pian
Page 3-158
Chapter 3 • Land Use and Development/Reuse Regulations_
City to create a redevelopment project area (Community
Redevelopment Law, section 33000) and as needed to meet
Regional Housing Allocation needs as identified in the
Housing Element of the General Plan through the provisions of
housing for households at very low, lover and moderate income
levels. Specific housing requirements may be established at the
tine of development approval to ensure conformi
Chapter 3 • Land Use and Development/Reuse Regulations
planning and integration of any commercial use with adjacent
uses will also be necessary in order to mitigate against any
undesirable impacts to the residents.
summary of key the design guidelines for Planning Area 20 i
provided in Figure -.
City of Tustin MCAS Tustin Specific Pl nl eu a Plan
Pure3-160
Chapter 3 • Land Use and Development/Reuse Regulations
3.9.E Planning Area 21 - Lour Density Residential
idential
A. Permitted and Conditionally Permitted Uses
The following uses shall be permitted by right where the symbol 179
occurs or by conditional use where the symbol "C" occurs.
1. Residential uses:
• Condomm* iums and cooperatives P
• Multiple -family dwelling units apartments C
accordance with .tenure provisions in Section ..4.I
• Patio domes C
• Single-family attached dwelling units and duplexes P
• Single-family detached dwelling units P
a Single family detached gage way units P
• Transitional housing (maximum of 12 units) P
2. Public/Institutional uses:
• Community care facilities for six or fewer persons P
• Family care facility for elderly for six or fewer persons P
• Large family day care for seven to twelve children on P
single family detached lots in accordance with the Tustin
City Code
• Residential care facility for elderly, for six or fewer P
persons
• Small family clay care for less than seven children on P
single family detached lots
B. Accessory Uses and Structures
Accessory uses and structures are permitted when customarily
associated with and subordinate to a permitted use on the same site
and would include:
• Carports
• Garages
•
Home occupations subject to provisions of the Tustin
City Code
• Patio covers/trellises
• Swimming pools, spas, jacuzzis
• Tennis courts, basketball courts and other multi-purpose
courts, recreation and community buildings
WAS Tustin S e if PlanlReuse Plan City of Tustin
Page -961
Chapter 3 • Land Use and Development/Reuse Regulations
C. Unlisted uses
'those uses not specifically listed are subject to a determination b
the Community Development Director as either permitted, permitted
subject to a conditional use permit or prohibited consistent with the
purpose of the land designation of this planning area and the Specific
Plan. Decisions of the Director are appealable to the Planning
Conln fission.
D. Site Development Standards - (Reuse Plan Disposition Parcel 36
Only)
1. Maximum dwelling units — 7.0 dwelling units per gross acre
average (15 o unitsmaximum)
2. Minimum lot area — 2,400 square Feet
. Minimum lot width — no mim'mum
4. Maximum building height — 40 feet
. Minimum site landscaping — 30 percent. Minimum site
landscaping shall apply to attached residential and may include
sidewalks and paseo bikeway paths within the project area.
. Minimum building setbacks from 1949
a Harvard Avenue — 42 feet
b wanner Avenue — 42 feet
c Local Street (Private or Public) — 10 feet mffiimum, 1
feet average
d Private Drives --1 o feet2
e Interior side card adjacent to residential use' — 10 feet
f Interior side }yard adjacent to non-residential use — 10 feet
g Interior rear yard adjacent to residential use — 10 feet
h Interior rear yard adjacent to non-residential use — 10 feet
i Southem California Edison Easement — 100 feet
j Building to building — 10 feet
k) Distance between accessory. strUctures - 5 Feet
�. Di t pee between-pring and acccsscry structures - _
feet
. Landscaping
a Areas not devoted to buildings, parking areas, hardscape,
and reacts, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
49 Non -conforming building and landscape setbacks will be permitted to Tremain where existing
buildings and structures are not in future right -of -war.
City of Tustin MCA S Tustin Specific Plan Reuse Plan
Page 3-162
Chapter 3 • Land Use and Development/Reuse Regulations
8. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
. Other General Development Regulations (refer to Section 3.11
as applicable)
10. Signage (refer to Section 3.12 as applicable)
11. Ofd' -street parking (refer to Section 3.13 ars applicable)
Motes for Section .9.4.I:
1. Building setbacks are measured from the curb face corresponding to the
ultimate right-of-way.
. The following garage and carport setbacks requirements shall apply: 3 foot
minimum setback from the travelway. If a living area is provided above e
garage, the living area shall be setback a mi' immn of 7 feet from the
tra elway. The travelway is the portion of the roadway for the movement of
vehicles, exclusive of shoulders, curb sections and auxiliary lams.
. Ten 10 feet plus feet for every 5 feet in height over 30 feet.
E. Site Development Standards - (Reuse Plan Disposition Parcels 34
and Single Family Detached
1. Maximum dwelling nits — 7 dwelling units per acre
2. Minimum lot area — 3,000 square feet
3. Minimum lot width — 3 5 feet
4. Maximum u building height — 3 5 feet
5. Maximum lot coverage — 50 percent oflot area.. Covered areas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exteriorwall.
. Minimum building setbacks 50
a Harvard Avenue — 42 feet
b Edinger Avenue — 40 feet
e Moffett Avenue — 10 feet
d Local public street — 10 feet
e Private street or private drive — 5 feet
f Interior side yard — 3 feet r irn"mum with aggregate
requirement of 10 feet for both side yards
g Rear yard — 10 feet
i Distan ;e between aces . t_ l t res - 5 feet
IL
Dist ice et reenri c i al. and accessoU structu-res
feet
7. Landscape sett ac&
a Edinger Avenue — 30 feet
b Harvard Avenue — 30 feet
c Moffett Avenue — 20 feet
. Landscaping
50 Landscape setbacks are measured from the back of the curb and are a combination of
parkway, sidewalk, and planting areas. Building setbacks are measured from future right-
of-way.
ight;of=wa r. Ikon -conforming building and landscape setbacks will be permitted to remain
where existing buildings and structures are not in future right-of-way.
MCAs Tustin Specific PlarVReuse Plan City of Tustin
Page 3-163
Chapter 3 • Land Use and Development/Reuse Regulations
a Areas not devoted to buildings, parting areas, hardseape,
and roads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the P1ar nfn Area, to adj ae nt Planning
Areas, and to citywide bicycle trails where applicable.
10. Other general Development Regulations (refer to Section 3.11
as applicable)
11. Signage (refer to Section 3,12 as applicable)
12. Off-street parking (refer to Section 3.13 as applicable)
F. Site Development Standards — axe Plan Disposition Parcels 34
and Single Family Detached — Carriage Way Units
Definition: A type of single family detached product that is located
on a minimum thirty-six foot vide paved private street with a
ten 1 foot park -way on both sides of the paved portions of the
street with a garage that is located to the rear of the residence and
tabes access from a rear two-way alley that is a minimum of twenty-
four 24 feet vide.
1. Maximum dwelling units -- 7 dwelling units per acre
2. Minimum lot area — 3,000 square feet
3. Minimum lot width — 3 5 feet
4. Maximum building height — 35 feet
. Maximum lot coverage — 50 percent of lot area. Covered meas
shall include all areas under roof except trellis areas, roof
overhangs, and covered porches outside the exterior wall.
. Minium building setbacks,50
a Harvard Avenue — 42 feet
b Edinger Avenue — 40 feet
e Moffett Avenue — 10 feet
d Local public street — 1.0 feet
e Private street or private drive — 5 feet (front yard)
f Interior side yard — 3 feet minimum with aggregate
requirement of 10 feet for both side yards
g Rear yard — 3 feet for garage and 7 feet for living areas
including livin areas above garage
7. Landscape setbacls
a Edinger Avenue — 30 feet
b Harvard Avenue — 30 feet
c Moffett Avenue — 20 feet
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page 3-164
Chapter 3 • Land Use and Development/Reuse Rlations
. Landscaping
a) Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2,17 of this Specific Plan
. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent PI
Areas, and to citywide bicycle trails where applicable.
10. Guest parking — one hundred l percent of guest parking
may be provided parallel to the travel way on a public or
private street with a muninnurm paved width of thirty-six(36)
feet. If there is no opportunity to provide guest parking in front
of a home, then guest parking shall be provided within
approximately 150 feet from the front door of the unit.
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
13. Off-street parking (refer to Section 3.13 as applicable to Single
Family Detached)
G. Site Development Standards - (Meuse Plan Disposition Parcels 3
and 3 Single Family Attached
1. Maximum dwelling units - 7 dwelling units per acre
2. Mini rum lot area per family unit - 3,000 square feet
3, 1 lini urn lot area per development project - 10 aures
4. Minimum lot width - no minimum
5. Maximum building height - 40 feet
. Maximum lot coverage - 100 percent less required setbacks
and open space areas
7. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
structures, streets, driveways, landscape setbacks, and parking
lots.
. Private outdoor open space - minimum private outdoor open
space shall be increased to 400 square feet for existing units.
. Minimum gross floor area per dwelling unit, excluding the
garage
a Bachelor - 450 square feet
b 1 Bedroom - 550 square feet
c 1 Bedroom with den - 700 square feet
d Bedrooms - 750 square feet
e 2 Bedrooms or more with den - 900 square feet
MCAS Tustin Specific Plan Re se Plan City of Tustin
Page -165
Chapter 3 • Land Use and Development/Reuse Regulations
10. Minimum building setbacl s i
a Harvard Avenue - 42 feet
b Edinger Avenue - 40 feet
c Moffett Avenue - 10 feet
d Local public street - 10 feet
e) Private sheet or private drive - 5 feet
f Interior side yard - 3 feet
g Rear yard - 10 feet
h Distances between principal structures - 10 feet
i) Distances between accessory structures - 5 feet
Distwice between rin. i al and accessory structures -
eet
11. Landscape setback 4
a) Edinger Avenue - 30 feet
b Harvard Avenue - 30 feet
c Moffett Avenue - 20 feet
12. Landscaping
a Areas not devoted to buildings, parking areas, hardseape,
and mads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c) Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
13. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
14. Other General Development Regulations (refer to Section 3.11
as applicable)
15. Signage (refer to Section 3.12 as applicable)
16. Off-street parking (refer to Section 3.13 as applicable)
H. Site Development Standards - (Reuse Plan Disposition Parcels 34
and Condominiums and Multiple Family Dwellings
1. Maximum dwelling units - 7 dwelling units per acre
2. Minimum development unit per product type - 8 acres
3. Maximum building height - 40 feet
4. Maximum lot overage - 65 percent, less the required building
and landscape setbacks
. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. Private
attached ground level patios may be credited if open on three
sides. Areas not available for open space credit include all
51 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Landscape setbacks may be reduced to accommodate existing
walls or buildings. Building setbacks are measured from future right -of --way.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page -166
Chppter 3 • Land Use and Development/Reuse Regulations_
structures, streets, driveways, landscape setbacks, and parking
lots.
6. Minimum gross floor area per dwelling unit, excluding the
gauge
a Bachelor i- 450 square feet
b I Bedroom - 550 square feet
c 1 Bedroom with den - 700 square feet
d 2 Bedrooms -"750 square feet
e 2 Bedrooms or more with den - 850 square feet
. Minimum building setba ks
52
a Harvard Avenue - 42 feet
b Edinger Avenue # 40 feet
c Moffett Avenue - 10 feet
d Local public street - 10 feet
e) Private streetr private drive - 5 feet
f Interior side yard - 3 feet
g Rear yard - 10 feet
h Distances between principal structures - 10 feet
i Distances between accessory structures - 5 feet
Distance between pri .ciparsd accessory structures -
feet
. Landscape setbacks 53
a Edinger Avenue - 40 feet
b Harvard Avenue - 30 feet
c Moffett Avenue - 20 feet
. Landscaping
a Areas not devoted to buildings, parking areas, hardscape,
and roads, shall be landscaped.
b Compliance with the City of Tustin Landscape and
Irrigation Guidelines
c Compliance with the Landscape Design Guidelines in
Section 2.17 of this Specific Plan
10. Bicycle and pedestrian circulation facilities shall provide
connections within the Planning Area, to adjacent Planning
Areas, and to citywide bicycle trails where applicable.
11. Other General Development Regulations (refer to Section 3.11
as applicable)
12. Signage (refer to Section 3.12 as applicable)
1. Off-street parking (refer to Section 3.13 as applicable)
Building setbacks are measured from future -right-of-way. Nonconforming building and
landscape setbacks will be permitted to remain where existing buildings and structures
are not in future right-of-way.
53 Landscape setbacks are measured from the back of the curb and are a combination of parkway,
sidewalk, and planting areas. Landscape setbacks may be reclined to accommodate existing
galls or buildings. Building setbacks are measured from future right-of-way.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-167
Chapter 3 e Land Use and Develop ment/Reuse Regulations
1. Site Development Standards - (Reuse Plan Disposition Parcels 34
and 5) Patio Homes
1. Maximum imum dwelling units - 7 dwelling units per acre
2. ML' M' mum lot area - none, refer to Section 3.9.4.1 below
. Building site requirement - patio home subdivisions shall be
designated as a development unit on a tentative neap.
. Maximum building height - 35 Feet
5. Maximum lot coverage - 100 percent, less required building
and landscape setbacks
. Common open space - 400 square feet per dwelling unit
located within common, designated recreational areas. A
m i um of 150 square feet may be for private use if located
on ground level and open on gree sides. Areas not available
for open space credit include all structures, streets, driveways,
landscape setbacks, and parking lots.
. Minimum gross floor area per dwelling unit, excluding the
garage - 900 square feet
. Maximum number of four bedroom units - 30 percent
9. Mim'm m building setbacks
a) Harvard Avenue - 42 feet
b Edinger Avenue - 40 feet
c Moffett Avenue - 10 feet
d Focal public or private street - The minimum building
setback shall be 10 feet from a public or private street.
An attached or detached garage may be setback
minimum f 5 feet from a public or private street. 1f
living areas are provided above garages, garage setbacks
shall appy provided that no more than 75 percent of the
units along the street frontage have living space over a
garage with less than a 10 foot setback. All units located
along both sides of a street segment shall be included
when calculating the above 75 percent determination,
regardless of whether they front, side, or rear load on that
section of a street. A garage shall not be setback between
9 feet and 19 feet from the right-of-way line. Garages
setback 9 feet or less shall be equipped with an automatic
garage opener.
e Private drives and cogs - The minimum building
setback shall be 7 feet in a private court or on a private
drive not located within a court. An attached or detached
garage may be setback a minimum of 3 feet provided that
no more than 50 percent of ` the length of the building
frontage over the total length of the drive or court is
setback less than 7 feet. In calculating the total length of
the drive or court and the length of building frontage, the
City of Tustin WAS Tustin Specific PlanlReuse Plan
Page3-168
Chapter 3 • Land Use and Devel2pment/Reuse Regulations
length of building and street frontage on both sides of the
drive or court shad be used. If living areas are provided
above garages, garage setback shah apply. The minimum
foot garage setback shall be increased where necessary
to accommodate required sidewalks. A garage shall not
be setback between 9 feet and 19 feet from the right-of-
way line. Garages setback 9 Feet or less shall be equipped
with an automatic garage opener. A minimum distance of
40 feet shall be maintained between ground floor living
areas on units across from each other in a court, on
drive, or on a shared driveway.
f) Minimum distance between buildings # The minimum
horizontal distance between adjacent buildings shall b
10 feet. The minimum distance between buildings may
e reduced to 6 feet for no more than a maxi -num length
of 25 feet of a building elevation, provided that there are
no wi
Chapter 3 • Land Use and Develop ment/Reuse Regulations
13. Other General Development Regulations (refer to Section 3.11
as applicable)
14. Signage (refer to Section 3.12 as applicable)
15. Off-street parking (refer to Section 3.13 as applicable)
I Special Development or Reuse Requirements
1. Concept plan approval shall be required for development in
Planning Area 21 (refer to Section 4.2. f of this Specific Plan).
2. Prior to any interim or permanent muse offacilities or property
on a parcel, or prior to any development on a parcel, any party
receiving property from the Department of Defense or Local
Redevelopment Authority LRA shall be required to eater into
an agreement with the IRA. The purpose of the Agreement is
to: 1 identify the planning goals ofthe Agency receiving
property and the City or IRA for the site; 2 identify the scope
and schedule for short range improvements ents n long range
development plans for the property; 3 establish a process for
meaningful consultation on development and operational issues
of mutual concern; 4 identify capital infrastructure
improvements, roadway dedications, and environmental impact
report mitigation that will be required of the Agency receiving
or leasing property; and identify necessary procedures to
implement the agreement.
3. Affordability - the following minimum affordable housing
production objectives are intended to reflect the intention of the
City ofTustin to create a redevelopment project area
(Community Redevelopment Laver, section 33000) and as
needed to meet Regional Housing Allocation needs a
identified in the Housing Element of the Tustin General Plan
through the provision ofhorsing for households at very love,
low, and moderate incomes levels. Specific housing
requirements will be established for specific sites at the time of
development project approval to ensure uniformity with the
Mousing Element of the General Plan and other applicable
provisions ofCalifornia. Law and to achieve the following:
a Disposition Parcel 36 only:
Prior to issuance of a certificate ofuse and occupancy,
the developer skull eater into a legally binding agreement
with the City of Irvine to provide in Planning Area 22 the
affordable housing units that would have been required
on Disposition Parcel 36 pursuant to the City of Irvine
Affordable Housing Implementation Procedure (Chapter
2-3 of the Irvine Zoning Code), and agree to deed
restrictions on targeted affordable housing units that are
binding on property upon sale or transfer. Said
agreements shall address s the f `c l lowing ;
City of Tustin MCAS Tustin specific P1anlReuse Plan
Page 3-170
Chapter 3 • Land Use and Develqpment/Reuse Regulations_
l
Number of units by type, location, bedroom count
2
Standards for qualifying income and ma imurn
rents or sales prices
3
Parties responsible for sales prices and incomes
If the required affordable housing units are not provided
in Planning Area 22, then the developer shall comply
with
general affordability requirements applicable to
Disposition Parcels 34 and 35, and the following number
f affordable units shall be provided:
1
least 9 units for initial occupancy by very low
income level households
2)
At least 7 units for initial occupancy by low income
level households
3
At least 7 wits for occupancy by moderate income
level households
b Reuse Plan Disposition Parcels 34 and
1
At least 15% of units for initial occupancy by very
low income to moderate income households for
redevelopment with % or % of these units
affordable to very lover income households.
Developer compliance with the Homeless
Accommodation Plan described in Section 2.3.6 and
2.4 shall be required.
2)
At least 10 additional units for initial occupancy by
low income level households.
3
At least 20 additional units for initial occupancy by
moderate income level households.
4)
Restricted affordable housing units shall be
reasonably dispersed throughout a project and shall
be compatible with the design and use of market
rate units in appearance, use of materials, and
finished quality. Restricted units shall be affordable
r at least the minimum period required l by state
law, or longer if required by a construction or
mortgage financing assistance program.
5)
Prior to issuance of a certificate of use and
occupancy, a developer shall enter into a. legally
binding agreement with the City of Tustin, its
Redevelopment Agency, and agree to deed
restrictions on targeted affordable housing units that
are binding on property upon sale or transfer. Said
agreements shall address the following:
a Number of units by type, location, bedroom
count
b Standards for qualifying_ income and maximum
rents or sales prices
MCAs Tustin Specific PlanlReuse Plan City of Tustin
Page3-171
Chapter 3 • Land Use and Development/Reuse Regulations
c Parties responsible for sales prices and incomes
6) The City of Tustin reserves the right to negotiate
transfer of a developer's obligation pursuant to this
section off-site as a credit for affordable units which
cannot be reasonably feasible to provide on-site
which shall be at the City's sole and absolute
discretion. To ensure comparable equivalent value
of an off-site option or exchange for not providing
on-site affordable units, a financial affordability gap
analysis will be conducted by the City, at
developer's cost, to compare the value of the off-
site option and the affordability gap cost of
providing on-site affordable housing.
. Tenure - Reuse/development of Planning Area 21 shall b
encouraged to be ownership tenure. Development of
apartments is a discretionary action requiring approval of a
conditional use permit. Consideration of a conditional use
permit should include the City's preference for ownership
tenure, and in any event, no more than 25 percent of the total
number of units permitted may be approved for apartments.
. Existing structures to be reused shall be brought into
conformance with applicable provisions of the Uniform
Building Code, as amended by the Citys of Tustin or Irvine a
applicable, State of California Title 24 Access Compliance
(handicapped provisions), and requirements of the Americans
with Disabilities Act (ADA).
. Utility metering modifications and provision of independent
utility services shall be committed to by agreement between the
City of Tustin and those agencies receiving property in
Planning Area 21 prior to use and occupancy of existing
buildings and new development.
K Development or Reuse Guidelines
1. wall and streecape upgrades along Harvard Avenue should
be designed to create greater compatibility with Village 38
theme walls and streetscpe on the east side of Harvard
Avenue. A combination of walls, landscaping, and beans may
be utilized to achieve required noise standards in both Tustin
and Irvine.
2. Existing housing units shall be aesthetically upgraded through
architectural and landscape improvements to appear consistent
in quality with private market housing in the surrounding
neighborhoods of Tustin and Irvine, in the event of reuse. Such
improvements shall be completed prior to issuance of use and
occupancy permits. The improvements may include, but are not
limited to, the following:
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-172
Chapter 3 • Land Use and Development/Reuse Regulations_
a) Upgraded facade treatments, including use of plaster,
wood siding, brick, stone, and other approved materials
h Upgraded window types and treatments i.e., trim)
c Upgraded roofing materials and extension of roof
overhangs
d Updated color scheme for buildings and walls
e Enlargement and enhancement of private patios and
balconies
f) Upgraded appearance of —tet entrances, including
doorways, walkways, decorative paving
g hnproved landscape design of front yards and common
areas
h Consistent landscape treatment along local roads
i Extensive planting of trees and shrubs throughout the site
J Decorative treatment of all exposed site walls
k Upgraded driveways
l Decorative paving and other hardscape amenities for
pedestrian paws in common meas
m Improvements to common recreational areas including
provision of shelters, lighting, and refurbishing of
facilities
n Creation of project entryways through signage and
landscape design
o Upgraded and consistent signage, including project
identi f ic tion, addressffig, and directional signs
p Enhance lighting scheme for wits, common areas, paths,
and parking areas
q Application of defensible space techniques in
landscaping and lighting
. Demolition of structures may be required by Tustin to be
undertaken under the following conditions: 1 inhere
information determines the need for demolition to eliminate
public health and safety risks, 2 to improve the appearance o
the Planning Area, to accommodate the completion of major
roadway improvements, and to properly implement the
permanent land use intent of this Planning Area.
A summary of the key design guidelines for Planning Area 21 is
provided in Figure -.
ACAS Tustin Specific Planl Buse Plan City of Tustin
Page 3-173
0
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5
A
Chapter 3 • Land Use and Development/Reuse Re lations
3.10 NEIGHBORHOOD H
3,10,1 Introduction
Neighborhood H is located entirely within the City ofIrvine and i
comprised of a single Planning Area, PA 22, as shown on the Statistical
Analysis (Table 3-2. The Planning Area contains a total of 402 dwelling
units on approximately 48.3 acres known as Marble Mountain Park. The
area was developed in five phases from 1984 to 1990, and contains four-
plex, six -plea, and eight-plex buildings. The condition of the units ranges
from good to excellent as indicated in the MCAS Tustin Family and
Bachelor Housing Report prepared by the City of Tustin in March 1994.
The report identifies ies min r corrections necessary to meet building and
safety code requirements. However, the units lack the architectural details
and landscaping details generally found in private market housing.
The remaining 28 acres are currently vacant and will contain a minima -m
20 acre elementary school S-8 and an approximate eight 8 acre
neighborhood park. The regulations for new development, should the
existing housing be replaced by new residential units, is consistent with
the City of Irvine's Medium Density Residential Zoning Category (Section
v. -329.2.5). Furthermore, the Planning Area will also be required to
comply with applicable requirements of Irvine's Planning Area 38,
Westpark H.
3,10,2 Planning Area 2
A. Permitted and Conditionally Permitted Uses
ennitted and conditionally permitted uses for Irvine Planning Area
38 Zoning shall be applicable (Section V.E. 838,2).
B. Accessory Uses and Structures
Accessory uses for Irvine Planning Area 3 8 Zoning shall be
applicable (Section V.E. 838.2).
C. Unlisted Uses
Refer to applicable City of Irvine Zoning Code provisions.
MCAS Tustin specific Plant ease Plea City of Tustin
Pepe3-175
Chapter 3 • Land Use and Development/Reuse Regulations
D. Site Development Standards
Applicable site development standards from Irvine Planning Area 38
Zoning shall apply (Section V.E. 838.2). However, the total number
of duelling units within the Planning Area shall not exceed 402
units.
E. Special Development or Reuse Requirements
1. Concept plan approval shall be required for development in
Planning Area 22 (refer to Section 4.2.1 of this Specific Plan),
2.. Prior to any interim or permanent reuse of facilities or property
on a parcel, or pri
Chapter 3 • Land Use and Development/Reuse lations
aa
mini mum period required by state law or longer is
required by a construction or mortgage financing
PLANNING assistance progrann.
22
e Prior to issuance of a certificate of use and occupancy,
developer shall eater into a legally bindi
Chapter 3 • Land Use and Development/Reuse Regulations
a Upgraded facade treatments, including use of plaster,
wood siding, brief, stone, and other approved materials
b Upgraded window types and treatments i.e., trim)
c Upgraded roofing materials and extension of roof
overhangs
d Updated color scheme for buildings and walls
e Enlargement and enhancement of private patios and
balconies
f Upgraded appearance ofunit entrances, including
doorways, walkways, decorative paving
g Improved landscape design offront yards and common
areas
h Consistent landscape treatment along local mads
i Extensive planting of gees and shrubs throughout the site
j Decorative e treatment of all exposed site walls
k) Upgraded driveways
1 Decorative a paving and other hardseape amenities for
pedestrian paths in common areas
m T nprovements to common recreational areas including
provision of shelters, lighting, and refurbishing o
facilities
n Creation of project entryways through signage and
landscape design
o Upgraded and consistent signage, including project
identification, addressing, and directional signs
p Enhance lighting scheme for units, common areas, paths,
and parking areas
q Application of defensible space techniques in
landscaping and lighting
. Demolition, of structures shall he considered or undertaken
under the following conditions: 1 where information
determines the need for demolition to eliminate public health
and safety risks, to improve the appearance of the Planning
Area, 3 to accommodate the completion of major roadway
improvements, and to properly implement the permanent
land use intent of this Planning Area,
A summary of the key design guidelines for Planning Area 22 is
provided in Figure -10.
City of Tustin MCAs Tustin Specific Plan R use Plan
Page 3-178
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Chapter 3 • Land Use and Development/Reuse Regulations
3.11 GENERAL DEVELOPMENT REGULATIONS
The following general regulations shall apply to new development and the
reuse of existing structures and facilities, unless specific exceptions are
described elsewhere in the Specific Plan.
3,1 .1 Access
Every structure or use shall have frontage upon a public street or
permanent means of access to a public street by way of a public or private
street or easement, or recorded reciprocal access agreement. See below for
further circulation standards.
3.11.2 Antennae and Satellite Dish Standards
All provisions of the Tustin City Code and Irvine City Code, as applicable,
shall apply.
3*11.3 Encroachments Into Required Setbacks
The following are allowed to encroach no more than 4 feet into
required setbacks subject to compliance with the Uniform Building
Code:
2 Architectural features
■ Eaves
■ Fireplaces
Mechanical equipment
■ Steps and staircases (open)
Covered patio trellis, or canopies, unenclosed on at least the sides,
may encroach into the required side or rear yard setback provided
they do not cover more than 50 percent of the private yard or open
space area on a residential property and comply with the Uniform
Building Code related to distance requirements between adjacent
structures.
■ Location of swm* =*ng pools and/or a spa shall confornn with
applicable City regulations.
City of Tustin MCAS Tustin Specific Plan R use Plan
Page 3-180
Chapter 3 • Land Use and Development/Reuse Regulations
3.11. Enforcement of E1S E1F Mitigation Measures
Recent amendments to Section 21081.6 ofthe Public Resources Code, as
applicable, shall apply. The amendments provide that measures to mitigate
r avoid significant effects on the environment shall be fully enforceable
through permit conditions, agreements, or other measures. The EIS/En
mitigation measures are contained in the EIS/EIR EIS/Efor the project.
3,11.5 Fences and Walls
All provisions of the Tustin and Irvine City Code, where applicable, shall
apply to the construction of walls, fences, and hedges in the Specific Plan,
with the exception that maximum established heights within the City of
Tustin may be exceeded when higher walls are required as noise
mitigation (acoustical barriers) based on City Noise Ordinance, subject to
Coo i inunity Development Department approval. Any planter, fence, or
wall within the streetside setback may not exceed 3.5 feet in height.
Fences and walls shall also be designed to not restrict vehicular sight
distance and visibility at roadway intersections per City of Tustin and
Irvine standards, as applicable.
The use of barbed wire, electrified fence, or razor wire fence in
conjunction with any fence, wall., roof, or hedge within any land use
designation is prohibited, unless required by any law or regulation of the
City of Tustin or Irvine, federal government, or agency thereof, as
applicable.
3.11* Financing Program
Prior to recordation of the first final map in a planning area., the subdivider
shall enter into an agreement with the City to participate in a financing
program for required infrastructure. The agreement shall provide for
granting of credit to the subdivider for a certificate of occupancy,
improvements required, or a condition of approval on this project to the
extent that the cost of such improvement may be included in any such
financing program.
3,11,7 Fumes, Odors, Vapors, Gases and other Forms of
Air Pollution
If any use which produces orders, toxic uses, or noxious matter in such
quantities as may be readily detectable at any point outside the property
lines of the premises, and/or may become a public nuisance or hazard, the
use shall be modified to prevent such emissions. Emissions shah be in
compliance with the South Coast Air Quality Management District
standards.
MCAS Tustin Spic PlanlReuse Plan Cfty of Tustin
Page3-181
Chapter 3 e Land Use and Development/Reuse Regulations
3.11.8 Grading
All earthwork shall be conducted in accordance with the City of Tustin
Grading Ordinance and manual, and grading requirements within the City
f h -vin . Grading permits shall consider consistency with the urban
design concept. Compliance with rational pollutant Discharge
Elimination System CIES regulations related to storm drain runoff'
from construction sites as implemented in the City ofTustin and ine
shall be required.
3,11.3 Hazardous Materials
To ensure that the use, handling, storage, and transportation of hazardous
materials comply with the California Government Code and Health and
Safety Code, all provisions ofthe Tustin and Irvine Hazardous Materials
Codes and Fire Codes shall apply.
3.11.10 Freight Determinations
Building height shall he determined from the finished grade within five 5
feet of the structure to the highest 'Point of the structure, excluding
chimneys and vents.
3,11.11 Interim Use Provisions
Interim uses shall be permitted in all planning Areas subject to the
requirements and evaluation criteria specified in Chapter 4, Section 4.2.6.
In addition to the provisions in Section 4.2.6, the following list of potential
Interim Uses shall be used as a guide for determining whether or not
proposed interim use shall be allowed.
Agricultural uses of the scene or similar characteristics as practiced at
the time ofbase closure determination, exclusively within Fling
Areas 5, 7, 8, 112 14 and 15.
■ Commercial uses
■ Driver's training, excluding speed events
■ Educational uses
■ Emergency staging and supply areas and related services
0 Equipment and vehicle storage, with proper screening
■ Facilities for special recreation and craft activities
City of Tustin MCAs Tustin Specific PlarReuse Plan
Page 3-182
Chapter 3 • Land Use and Development/Reuse Regulations_
■ Indoor/outdoor sales facilities iliti providing for periodic everts such as
scrap meets and auctions
Industrial uses other than permitted uses, conducted in an existing
building
■ Dong terra site toxic clean-up facilities, equipment and operations
■
Nursery stocking, storage and wholesaling
0 Office uses
■ Other uses determined by the Community Development Director to
e similar in character and impact to the categories specified in this
Section and to the permitted and conditional uses identified for each
Planning Area. Any use determination decisions in the City of Irvine
shall comply with applicable provisions of the Irvine Zoning Code.
■ Special fund raising event facilities which support periodic or
temporary events e.g., education fairs, community fairs, custom/
antique auto shows, etc.)
,1 1,12 Landscaping/Screening
■ In all land use designations, all landscaping shall conform to the
landscape guidelines contained in this Plan or, in the case of
questions not covered in the Specific Plan, the City of Tustin
Landscape and Irrigation Guidelines or Irvine guidelines, as
applicable.
■ All commonly owned property and landscape setback areas exclusive
of structural improvements shall be landscaped and maintained in
weed free condition with a combination of trees, shrubs and ground
cover. Landscaping shall be provided with automatic irrigation
systems, in accordance with the City ofTustin Landscape and
Irrigation Guidelines or Irvine guidelines, as applicable.
■ An opaque screen consisting of one or a combination of berms,
masonry walls and landscaping integrated into an aesthetic pattern
shall be installed along site boundaries where residential uses abut
arterial or secondary highways, with the aggregate height ofberms
and walls not to exceed six feet, eight inches, or higher as may
be required and approved to mitigate noise impacts. Screening shall
also be installed along commercial or commercial business site
boundaries which immediately abut areas designated for residential
uses. The type of appropriate screening will be determined during
site plan review.
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page 3-183
Chapter 3 • Land Use and Development/Reuse Regulations
■ Screening shall be installed along all parting areas abutting streets.
The screening shall be a minimum height of thirty-six inches.
Screening shall consist of one or any combination of the following
components:
■ walls, including retaining walls - a wall shall consist of
concrete, stone, brief, the or similar type of masonry material.
■ Berms - a berm shall be constructed of earthen materials and
shall be landscaped according to an approved plan,
■ Evergreen or deciduous trees or shrubs consistent with the
landscape guidelines contained in the Specific Plan,
■ All property landscaping shall be properly maintained in a healthy,
weed free condition.
a Landscaping screening at intersections shall be designed in such a
manner as to not restrict vehicular sight distance in accordance with
current City of Tustin and amine standards/guidelines, as applicable.
3,11-13 Lighting
All lighting shall be designed and located to confine direct rays and glare
to the boundaries of a parcel. No lighting shall blink, flash, or be of
unusually High intensity or brightness. Security lighting shall be provided
as required by the Uniform Security Code.
3,11,14 Maintenance and Completion of open space,
Amenities, Landscaping, and Manufactured
Slopes
No lot or dwelling unit in a development shall be sold or a Certificate of
Occupancy issued, unless a corporation, homeowner's association,
assessment district or other approved entity has been legally formed with
the right to assess all those properties which are jointly owned or benefited
to operate and maintain all of the mutually available features of the
development including, but not limited to, open space, amenities,
landscaping or slope maintenance landscaping, private streets, and
utilities. Conditions, Covenants, and Restrictions CC&R! shall be
developed and recorded for said development subject to the review and
approval of the applicable City Attorney. The recorded CC&'s shall
permit the enforcement by the applicable City, if required. leo lot or
dwelling unit shall be sold unless all approved and required open space,
amenities, landscaping, or other improvements, or approved pleases
City of Tustin MCAS Tustin Specific lan Plan
Rage 3-184
Cha ter 3 • Land Use and Development/Reuse Regulations
thereof, have been completed or completion is assured by a development
agreement or financing guarantee method approved by the City of 'Tustin
of City of Irvine, as applicable.
3,11,15 Mechanical Equipment
Compressors, air conditioning units, vents, exhausts, or similar mechanical
equipment located outside a building shall comply with the following:
■ All such equipment shall be screened from view from any abutting
street, highway or adjacent use. Screening shall be an integral part of
the overall architectural design of the project. The top of any
screening shall be a minimum of six inches above the top of any
mechanical equipment.
■ All mechanical equipment shall be maintained in a clean and proper
condition to prevent breakdown that might release noxious or toxic
materials or create excessive noise, and to avoid accumulation o
litter, filth and materials which would be noxious or unsafe.
3,11,16 Noise Control
Plans for noise attenuation of residential units located near arterial
highways and railroad rights-of-way, which ensure that interior and
exterior noise levels do not exceed state requirements and local City of
Tustin and Imine noise ordinances, as applicable, shall be submitted for
review and approval prior to building permits being issued to
accommodate reuse and/or subdivision approval for residential
development, whichever occurs first.
All uses shall be subject to provisions of the City of Tustin or City o
Ervine noise ordinance, as applicable.
3,11,1 outside Storage
All uses skull be conducted within a completely enclosed building, except
for off-street parking, loading, approved temporary uses, any outdoor
dining space specifically. permitted in conjunction with eating
establishments, and approved nursery accessory uses. Minor ancillary
outdoor storage (service vehicle parking, materials storage, or limited
equipment assembly associated with a permitted use) may be located
outside a building in certain Planning Areas as an accessory use
conditional use, provided that there is solid screening and there are no
negative noise or aesthetic impacts on adjacent properties.
DEGAS Tustin Specific PlanlReuse Plan City of Tustin
Page3-185
Chapter 3 • Land Use and Development/Reuse Regulations
3.11.1Park Provisions
Requirements and standards contained in the City of Tustin subdivision
ordinance will be utilized in reviewing public or private park proposals per
park in -lieu fee obligations.
The area of the Specific Plan within the City of Ervine will be subject to
the requirements and standards of the City of Irvine's Focal Park Code.
3,11.19 Refuse Collection Areas
All outdoor refuse collection facilities shall be screened visually from
streets and highways. Collection areas shall be shielded from view in all
directions, either within a building or within a solid masonry wall of
sufficient height to conceal materials temporarily accumulated for
collection. The enclosure shall be designed to complement the main
building materials. Adequate facilities and containers shall be provided to
accomplish refuse recycling and handling oftoxic materials, including
source -separated materials as may be required by city ordinance.
Innovative design.s of storage, handling and transfer equipment are
encouraged to achieve maximurn recycling levels.
3.11.20 Roof Mounted solar Collector Panels
Roof mounted solar collector panels shall be flush surface mounted where
possible and painted to match roof surface color. Where panels coot
effectively perform if flush mounted, justification in the form of efficiency
calculations may be submitted to the City of Tustin or Irvine for
consideration of alternative mounting configurations.
3.11,21 streets and Highways
All streets and highways shall conform to street and highway
standards detailed in this Specific Plan. However, existing local
streets and roadways on the base that do not meet the standards
detailed in this Specific Plan, may be permitted to remain as private
streets, subject to the review and approval of the City Engineer.
Portions of a any lot within any fature right-of-way shown in this
Specific Plan shall not be occupied by new structures, other than
those encroachments normally permitted in rights-of-way. Such
encroachments are defined in the General Regulations section. All
other required setbacks, yams, and open spaces shall be calculated on
the basis of established r fature rights-of-way. Future right-of-way
lines shall be considered to be lot lines for purposes of determining
such setbacks, yams and open spaces.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3-186
Chaeter 3 • Land Use and Development/Reuse Regulations
Dedication of right-of-way shown in the Specific Plan shall be
required as determined necessary by the City Engineer or as a
condition of approval of any development.
M Access points to individual development sites shall be subject to
acceptance by the City Engineer.
■ Access onto major arterials, due to then regional significance
coupled with high traffic volumes and speeds will of necessity
warrant a higher degree of access restrictions than would be applied
to lower level arterial roadways.
�■ Installation of curbs, gutters, bikeways, sidewalks, sheetpaving,
street lighting, and street trees shall be subject to the provisions of
the Tustin City Code. Installation shall be provided by a developer
and/or costs shall be assigned to each development lot or parcel in
accordance with a cost -benefit formula determined by the City
Engineer, or otherwise determined as a result of a negotiated
Development Agreement.
■ All street and highway design will be in accordance with the City of
Tustin and City of Irvine design standards, where applicable;
however, deviations consistent with the Specific Plan design
character and intent may be proposed and approved during
subsequent design or development review by the respective
jurisdiction.
■On -street parking shall be prohibited along all arterial and local
collector streets within the Specific Plan area
r Advanced 'Transportation Technology shall be accommodated to the
extent practicable, and any applications shall be documented.
3. X11.22 Temporary Uses
Temporary uses shall be regulated pursuant to the Tustin City Code and
Irvine City Code, as applicable.
3.11.23 Trellis
Refer to applicable provisions of Subsection 3.11.3,
3.11.2 4 Utilities
■ All utility lines serving a new development, with the exception o
interim uses, shall be placed underground by the developer in
accordance with the city's policies for locating utilities underground.
MCA S Tustin Specific PlarVReuse Plea City of Tustin
Page 3-187
Chapter 3 • Land Use and Develop ment/Reuse Regulations
■ Existing utility lines shall also be placed underground with
development, where feasible and as required by the City of {Tustin or
Irvine, as applicable.
■ leo structures shall be permitted to be developed over active
pipelines, abandoned lines, or utility easements, except where
approved by the City Engineer.
■ All utility line and connection costs to the backbone
infrastructure/utility system (water supply, sanitary sever facilities,
reclaimed water supply, storm drainage and other utilities) needed to
serve individual projects shall be the responsibility of the neer
user/owner, or as otherwise determined as a result of a negotiated
development agreement or lease.
■ All water supply, sanitary sever facilities, reclaimed water supply,
storm drainage and other facilities shall be provided in accordance
with adopted master plans of the respective service providers. Costs
shall be assigned to each development lot or parcel in accordance
with a cost -benefit formula established by the LRA, based on
estimated engineering construction costs, or as otherwise determined
as a result of a negotiated development agreement.
■ Dedication and delineation offire lWD water well sites as
described in Section 2.9 will be required along 1arranca Parkway
including any necessary maintenance, pipeline and access easements
subject to approval of the LRA as to their location and design and
IRwD abandonment and release of property and easement rights
along Red Hill Avenue. It is anticipated that these well sites would
impact planning Areas 11, 12, 14 and 19 and shall be defined in
conjunction with any new development within each of these Planning
Areas.
■ n offer to dedicate 20 feet of additional right-of-way for the
1 arrancy channel to OCFCD shall be made with said terms subject to
approval of the LRA prior to any new evelopment on parcels
adjacent to the Barranca Channel in Planning Areas 11, 12, 14,
and 18.
■ An offer to dedicate 25 feet of additional right-of-way for the Santa
Ana channel to OCFCD shall be made with said terms subject to
approval of the LRA prior to any new development on parcels
adjacent to the channel in Planning Area 1,
Citi of Tustin - MCA s Tustin Specific Plant ease Plea
Page 3-188
Chapter 3 • Land Use and Development/Reuse Regulations
3.11.25 Vibration
No vibration associated with any use shall be permitted which is
discernable beyond the boundary line of the property, unless the vibration
does not negatively impact an adjacent property.
3.12 SIGNAGE
This section establishes regulations and guidelines for project
identification signage throughout the Specific Plan area. The intent is to
achieve a visually coordinated and appealing signage system that provides
identity to the site and promotes effective identification for the range of
uses within the Specific Plan. Specific Plan area sig age monumentation
will occur at key designated thematic intersections as shown in the
Community Structure Plan Figure 2-15). Signs identifying arrival to the
City of Tustin may occur within the public right-of-way in locations
shown on Figure 2-.
3.1 .1 General Provisions
A. All signs in the City of Tustin shall conform to the provisions
contai
Chapter 3 • Land Use and Development/Reuse Regulations
designate a person or firm as the primary liaison with the City for the
purpose of requesting approval of the master sign plan and for
submitting sign permit requests in conformance with the approved
master plan.
E. A master sign plan may establish more restrictive sign standards than
those contained in the 'Tustin Sign Code. Conversely, a master sign
plan may deviate from the standards upon submittal and approval of
a Conditional Use Permit.
3,1 2.2 Review Criteria (City of Tustin)
A. Signs shall be consistent throughout a project site by incorporation of
common design elements including use of materials, letter style,
colors (not more than three, excluding black and white per individual
sign), illumination, sign type, and sign shape. Sign design and
coloring are subject to the City's design review procedures.
B. Signs shall be compatible with and complement the architectural
design and colors of the buildings intended to be identified, through
the use of materials, colors, sign layout, and sign placement.
C. Signs shall be designed to direct inform both pedestrians and
motorists.
D. Signs shall not be placed in a manner that will obstruct or inhibit
sight distance or visibility for the motorist,
E. Signs shall contain only that information which is necessary to
identify the businesses or uses of the property on which the sign is
located. Identification of product, trade and service information i
permitted and considered supplemental provided it is subordinate to
business identification. Supplemental signs shall be considered
subordinate if no more than twenty-five 2 percent of the total
allowable sign area is used for this purpose.
F. Signs shall not dominate the view of a site or building, nor obscure or
eliminate the view of existing signs.
G. New signs in existing developments shall be designed in accordance
with the established master sign plan for the building or center where
the sign is to be located. If no such plan exists, hien new signs shall
be designed to be harmonious with other existing signs on the
property and/or the architectural theme and design features of the
buildings.
City of Tustin MCA S Tustin Specific PlanlReuse Plan
Page 3-990
Chqp(er 3 • Land Use and Development/Reuse Regulations_
H. Freestanding signs may be located in required setback areas provided
that the following criteria are met:
1. The location is not within a required visual clearance area for
traffic or other purposes as identified by the City Engineer; and
2. The location will not cause negative light and glare impacts on
adjacent uses, if the sign is lighted.
I. Master sign plans shall be reviewed for conformance with the
following criteria, in addition to the criteria listed above:
1. Sign plan shall reflect a common theme through the use of
materials, letter styles, colors, illumination, sign type, and sign
shape.
. Sign plan shall be compatible with and reflect the special
qualities of the architecture of the buildings on the site in both
daytime and nighttime conditions.
3.13 OFF-STREET PARKING
Off-street parking in the City of Tustin shall conform to the provisions of
the Specific Plan or the Tustin City Code when not addressed in this
sectio. whenever the regulations contained herein conflict -with the
Tustin City Code, Specific Plan regulations shall tame precedence. Off-
street parking in the City of Irvine shall be governed by the Irvine Parking
Ordinance.
3,13A General Regulations
A. New Uses: Off-street pang shall be provided for any new building
constructed and for any new use established; for any additional or
enlargement of an existing building or use; and for any change in the
occupancy of any building or the manner in which any use is
conducted that would result in additional parking spaces being
required.
' ;
+
r _in 1 nF'tly +
r
MCAS AS Tustin Specific Plant ease Plan Cry of Tustin
Page 3-191
Chapter 3 • Land Use and Development/Reuse Regulations
G.B. Joint Use of ParkingAreas: Parking required by this section for
any building or use shall not be considered as providing parking for
any other building or use, except where a joint parking facility has
been authorized by the Planning Commission.
Parking facilities may be used jointly for uses with significantly
different peak hours of operation. Requests for shared parking must
meet the following requirements:
1. A parking study shall be submitted by the applicant
demonstrating that no substantial conflict will exist in the peak
hours of parking demand for the uses for which joint use is
proposed. The 'Methodology to be utilized in preparing the
study shall be either the Urban Land Institute's shared parking
study or methodologies promulgated by the Institute of
Transportation Engineers (ITE).
2. The number of parking ing stalls which may he credited against the
requirements for the structures or uses involved shall not
exceed the number of stalls reasonably anticipated to be
available during differing hours of operation.
. Parking spaces designated for joint use shall be located so that
they will adequately serve the use for which they are intended.
. A written and recorded agreement shall be drawn to the
satisfaction of the City Attorney and the Director of
Community Development and executed by all parties
concerned assuring the continued availability ofthe number of
stalls designated for joint use and availability of reciprocal
access easements
Transportation Demand Management Plans TDM):
Transportation management plans shall be prepared when and if
required by the City's TDM Ordinance or by the ,fir Quality
Management District. where required for all new or expanded
projects, the trip reduction/TDM prograrn and annual monitoring
data shall be submitted to the City Traffic Engineer for review and
compliance evaluation. Compliance and enforcement provisions of
the City's TDM Ordinance shall apply,
Fraction of Parking Spaces: where the application of the off-street
parking requirements results in a fractional number of spaces
City of Tustin WAS Tustin Specific PlanlReuse Plan
Page3-192
Chapter 3 • Land Use and Development/Reuse Regulations
required, then the fraction shall be rounded to the next higher whole
number.
RE. Location of Parking Spaces: All required off-street parking spaces
shall be located on the same lot as the use to be served unless
otherwise approved by the Director of Community Development
Department. If required parking is approved off-site, the following
requirements shall be met;
1. The off-site parking shall be located so that it will adequately
serve the use for which it is intended. In making this
determination, the following factors shall be considered:
a Proximity of the off-site parking facilities;
b Ease ofpedestrian access to the off-site parking facilities;
and
c) The type of use the off-site parking facilities are intended
to serve, i.e., off-site parking may not be appropriate for
high turnover uses such as retail.
�. 2. A written and recorded agreement shall be drawn to the
satisfaction of the City Attorney and the Conn aunity
Development Director and executed by all parties concerned
assuring the continued reservation and availability of the off-
site parking facilities for the use they are intended to serve.
. Restricting the Use of Farming Spaces: All required parking spaces
shall be made available permanently for vehicle parking for
employees working at the premises for which parking is required,
and customers and guests having lawful reason to be at the premises
for which such parking is required. In the absence of prior approval
from the Community Development Department, it is unlawful for
any owner, lessee, tenant or any person having control of the
operation of any premises for which parking is required to prevent,
prohibit or restrict authorized persons from using parking.
ACAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-193
Chapter 3 • Land Use and Development/Reuse Regulations
G* Gates: Gates which limit or control access to parking areas require
special consideration, as their design can significantly impact the
parking demand and usage and the vehicular circulation on a site.
Gates shall be designed in accordance with City standards and
guidelines, and shall require approval through the Design Review
process. The applicant shall submit to the City a plan addressing the
following issues:
1. Type and operation of the gate including location of visitor call
box.
. Adequacy of vehicle stacking area at gate including vehicle
turn -around area.
. Effect of gate on parking usage and distribution on-site.
. Effect of gate on parking for surrounding or adjacent areas,
. Effect of gate on street operations at the entrances to the gated
street.
Disabled Access Parking: The number of parking spaces for the
disabled shall be as required by the Uniform Building Code and state
handicapped parking requirements. All parking spaces for the
disabled shall be located as close as is practical to the entrance(s) to
the use they are intended to serve, and oriented so that a user of the
disabled parking space floes not have to go past the rear of
automotive parking spaces in order to reach the building's main
entrance.
JJ. Maintenance: nance: All required off-street parking spaces shall be
available permanently and narked and maintained permanently for
such use. =street parting areas shall not be used for the sale,
display or repair or motor vehicles or the storage of materials or other
goods and services. Any repair or restriping of parking areas shall not
change the configuration, size or location of parking spaces and
landscaping unless approved by the Community Development
Department.
Parking Mall Dimensions and Parking Lot design: Parking space
dimensions, compact car accommodations, and parking lot design
shall be provided in accordance with the paring standards and
guidelines on file in the City of Tustin or Irvine Community
Development Department, as applicable. In summary, within the City
of Tustin, each parking space shall be a rectangular area 9 feet by
20 feet. A 2V2 foot overhang area over low level landscaping shall be
permitted. Parking accommodations for compact cars may be
Ci#y of Tustin MCAS AS Tustin Specific Plan Reuse Plan
Page -19
Chapter 3 • Land Use and Development/Reuse Regulations_
provided with such designated spaces being riot less than 8 feet b
17 feet. Up to 20% ofthe required parking spaces of the site may be
designated for compact oars, upon the approval of the Community
Development Director,
&K Parking Requirements: The requi
trement for any uses not listed in
Sections 3.13.2, 3.13.3, and 3.13.4 shall be determined by the
Community Development Director on the basis of the requirements
for similar uses,
3.13.2 Residential of Street Parking Requirement
Fable 3-4 defines the ofd' -street parking requirements for residential uses in
the City ofTustin portion of the Specific Plan area. Refer to the Irvine
Parking Ordinance for applicable standards within the City of Irvine.
TILE -
RESIDENTIAL OFF-STREET PARKING REQUIREMENT
ALL REMISE PLAN DISPOSITION PAR CELS EXCEPT PARCEL 3
Number of
Number o
Spaces
CoveredlAssigned
Unassigned
u,Slt T,ype
FD�etac�hed
Required
Spaces per Tit
Guest Spaces
Stn le -1 mil
2.
Garage
■ e unit
Attached Single -Family
1..+
Studio
1.0
1 Garage
.25 per unit
Bedroom
1.
1 Garage
.25 per unit
/1
2 Bedroom
2.0
Garage
.25 per unit
3 Bedroom
2.0
2 Garage
.25 per unit
ir
4 Bedroom
2.
2 Garage
.25 unit
ondorq' ium and Multiple -
Family Units
Studio
1.0
1 Garage or carport
.25 per unit
I Bedroom
1.5
1 Garage or carport
.25 per unit
2 Bedroom
2.0
2 Garage or carport
.25 per unit
Bedroom
2.0
2 Garage or carport
.25 per unit
Bedroom
Garage or carport
.25 pLr unit
Patio Homes
2.0
12 Garage
0.5 per unit
o percent of the guest space re it d may be f lfilled with on -street parking.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-195
Chapter 3 • Land Use and Development/Reuse Regulations
TABLE 3-4 CONTT V E.D
RESIDENTIAL OFF-STREET REET PING REQUIREMENTS
REUSE PLAN DISPOSITION PARCEL 3 6 ON
PA 7 Village Services
Number of
PA 9 Commercial
Number o,
PA 18 Commercial
Spaces
CoveredlAssigned
Unassigned
Housing a
Re mired
Spaces per Unit
Guest Spaces
Detached Single -Family
1 Bedroom
2.0
2 Garage
Public/Private
Bedroom
2.0
T Garage
Street frontage 2
..
d Do
3 na
2.0
rage
or more Bedroom
3.0
2 Garage
Attached Development,
nership3
Studio
1.0
1 Covered
.7 space unit if
1 Bedroom
1.5
1 Covered
garages
2 or more Bedroom
2.o
1 Covered
.4 spaces/unit if
carp arts
1 Resident spaces may be tandem.
2 If on -street parking is net perrrmitted or is restricted on the unit's street frontage, then 1 visitor
parking space small be required for each affected unit. This visitor space shall be located not
more than 100 feet from the unit's street frontage. This space cannot be tandem.
On -street parking may toward fulfilling visitor parking rquirerner�t if on a private street.
0
Tandem parking may not count toward fulfilling visitor parking requirements.
3,13,3 Commercial Stropping Center Off -Street Parking
Requirements
Table 3-5 defines the off-street parking requirements for the commercial
centers in the Specific Plan.
TABLE 3-5
COMMERCIAL OPP1 VG CEA7ER
OFF-STREET PARKING REQUIREMENTS
Planning ArerxlU a THe
ParkingSpaces per Square Foot
o Gross Floor Area
PA 7 Village Services
1 ssquare feet
PA 9 Commercial
I space/225 square feet
PA 18 Commercial
I space/200 square feet
PA 19 Commercial
1 space/225 square feet
City of Tustin WAS s Tustin Specific PlarVReuse Plan
Pepe -19
Chapter 3 • Land Use and Development/Reuse Regulations
3.13.4 Reduction in Park! na gir t for Mixed Use
PEo.jects in a Portion of the Community Core
A. Objectives. Shared.,parking is a destred Citv objectivein the mixed
use portion of the Communitv Core soth of Warne' Avenue within
Planning Areas 13 and 14. As such, it will have a variety of benefits
-in.cluding but not limited. to:
• Creatine commumty and. a sense of place in. the Coy mu.n.itCore-,
• Reducing costs of developing._and maintamma sgrface and
structured parking areas-,
Attractin
reas-
Attraetin businesses to the area:
-
Reducing _ the amount of surface parking would mean less
int ermeable surface which would result in. more ace for
feoetation and other natural landsea. features that would reduce
storm Mater rLm.off to storm drains,
+ lnerea.sin cornmuni cati oil and coordination bei{e ii individual
businesses amo u business districts and within I ger districts, By
necessity, the share arkm g appLoah... will bring people together
to consider hover th can meet mutual needs.
B. Authorized Parkiing Reduction. Dunin a the des] iew processl
the Coimnunity Development Lie art nen.t shall conditional
move a 20% reduction m parkin. for certain non-residential
de =els jme t within the mixed use pprfioii of the Com-mun-Ily Com-n-Igore
ltluin Plaming Areas 1.3 and 1.4, subject, to Compliance with all
assumptions contained in Subsection. 3.13AC and tui.rements
contained in Subsection 3.1-3.4.D. The Parking reduction shall be
based on the.parking demand analysi.s_completed fior anticipated
development in this area &s fescri:bed in the Tialin LMacy
Community Core Mixed Use Development - T'h. _, .I' & .Il Shured
Parkin Sludv, dated November 2005 (""Com-mmilty re Shared
Parkmg.St dy"
-- w
).
The park in re udions authorized Linder this Sub sectl n 3.13.4 shall
Dot linut nor recl de use .f the Sharedpari ro isions all -owed
nnd. r Subsection 3.13.1. C., ,loi11t Use o f P a r1kincl Areas
C. Assume tions
1. 1 arkincr provided for residential units and residential guests will
not be available for shared uses and shall be reserved for
residents and izuesAs only. Residential Parking s ayes stall not be
included in an thori ed parking reduction Pursuant to this
Subsection 3.13.4.
WAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-197
Chapter 3 9 Land Use and Development/Reuse Regulations
2. No reductim of parkIng shall be taken for atTons using multiple
acifide i.e. e ptive ratio)..
The demand ratios for the weekday and weekend parkino are
based ori recommendations and data collected by Urbatl Land
Institute ULI and Shared Parking Gu.i.deluics prepared by IT
(Institute of Transportation. Engineers),
D. Rirements. The Community.,Development Department shall
on -1v conditionally rove a 20% reduction in parking provided that
the RAI owi ft -d ings. and/or conditions are met:
1. A determination of# con.sistenc y with the general .mix of land uses
steal i be made, based. upon the anticipated gel ment
-oi-arn in � used in the Communitv Core Shared Parking
Studv, on. file at the Community. Development Hunt T aAm nt.
The r��mimu � number of parki % . �ainst which the 20`.'�
parking reduction may be applied shall. be determi.n.ed based on.
the nurnber of parking spaces that would other rise be re wire
for each land u -se separately as identified in Section 3.13.5.
3.�_ Shared parking .�.n spaces shall. e o located o they will adecluately
sense the uses for which they are .i.n.tei ded-.
. _ If privatelyowned parkina is to serve two or more e r t.e
16
r crines a written and recorded. a(,yreeme tbetween roperty
}Hers gp roved 'by the Citi Attomey an.d Community
Development� Department shall b executed ted betwe _ property
owmers riro rt1 s er..raranteei n access to use of and
.. . ........m -a is ennent of designated spaces.
. With a desiizji review uib ..ittal a shared Varlmig plan. shall be
submitted hi -ludnig the follow�n ;
.. site p1wi of ki spaces included icor shared. parking
and their liroximity to l n d uses that they will serve;
b. A si gqa e 1,an that directs drivers to the most convenient
parki.ng areas for each particular use or group of uses
c. A ped-estTimi. circu.latl.on. plaii that shows connections and
walkways between. parking areas arid. land uses.
d.A safety and secUrIty..._pIan that addresses ligyhttng. aiid
maintenance of the arkin.u.
6. _For any Tit re cha.naes m 1wid uses that would increase the
r i_��. demand as Identified Iii the Community Core Shared.
Parking St.Studv where a 20% parking retion has been taken., an
a . licant shall be -required to provide an uj2date of the p.arking
documentation when requested.
City of Tustin MCAS Tustin Specific PlanlR use Plan
Page3-198
Chapter 3 • Land Use and Development/Reuse Regulations
7. As EUguested by the City, an a Mica t or parties to a parking
reduction shall provide follow-up documentation. such as - r. in
occgancy counts within a defined tune er*od (e.g. 2 years or
sooner if a parkina shortage issue i s per eie after project
core leti.on to validate shargdpark in g results.
w 34313.5 off, -street Parking Requirements for Non -
Residential Uses (Located Independently)
The off-street parking requirements for non-residential uses that are not
located in the commercial shopping centers identified in Table 3- r in a
M. ed use setti
ng
as identified in Section 3.13.4, shall be subject to the
following requirements:
AS Tustin Specific Plan Reuse Plan City of Tustin
Page -199
TABLE 3-
N N -R SIDRNTL L OFF-STREETPARKING UIRITMENTS
[Auditoriums,
Parking Spaces per Square Foot
Use a
Gross r� Area
theaters, sports arenas,
l space3 seats r 1 for every square feet f gross floor area
diums
where there are no fixed seats
Auto Repair
1space/400 square feet of Eoss floor area
Auto Sales
1 space/400 suare feet of Eoss floor area
Auto Service Station
2 spaces plus 4 for each service b
Auto washing and cleaning
2.5 spaces washing stall
establishments, except self-service
Banks, cornnercial
1 space/250 square feet of goss floor area
Barbershops or bealq parlors
1 space/200 s.uare feet
Bowling lanes and billiard halls
5 spaces/alley plus 2 for each billiard table plus required parking
for other use on the site
Churches, temples and ether places of 1 space fixed seats within the main auditorium or for every 35
assembly not specified elsewhere
square feet of seating area within the main auditorium where there
are no fixed seats; 18 lineal inches of bench shall be considered a
fixed seat
Clubs, lodge halls, union headquarters 1 space/75 square feet of oss floor area
Convalescent and nursing homes,
1 space beds
hones for the aged, rest homes,
children's homes, sanitariums,
emergency shelter, group transitional
halls
1 space/7 square feet of Glance floor area, plus 1 space/35 square
feet
rDay
feet of additional -Boor area
urseries, including pre-schools
1 space/employee and teacher plus 1 for each 5 children(12for
and nur schools
each 10 children if ade nate dro -off facilities areprovided)
E�y cleaners ..
1 s ace/250 square feet of gross floor area
AS Tustin Specific Plan Reuse Plan City of Tustin
Page -199
Chapter 3 • Land Use and Develop ment/Reuse Regulations
TABLE 3-6
N N-AENTUL OFF-STAEETPARKINGAEQUIRJEMENTS
Parking spaces per Square Foot
Use Typ
of Gross Floor Area
eeiffses
Handball/racquetball/tennis Facility
1.5 spai r plus the spaces required r additional uses on the
site
Health clubs and spas
1 space 1150 square feet of gross floor area. For the purposes of
this subsection, s imam n oo1 area shall be counted as floor area
Hotel/motel/extended a hotel
1 space/guest unit, plus 2 spaces for resident manager or owner,
plus requirements for related commercial uses, plus 1 space for
each 50 square feet ofgross floor area for assembly or conference
rooms.
Laundromats
1 space machines or 1 space/250 square feet of gross floor arca,
whichever is greater
Libraries1.care
t of ss floor area
Lumber yards, retail nurseries
1 space/250 square feet ofgross floor area for retail sales, plus 1
for each 1,000 square feet of open area devoted to display and
storage
Manufacturing, assembly
1 space/500 square feet of gross floor area, but not less than 2
spaces employees. If there is more than 1 shift, the number of
employees on the lar est shift shall be used.
Model home sales corn lex
3 spaces/model home plan, plus 1 for each salesperson
Offices
. General and administrative
1 space20 square feet ofgross floor area
ib. Medical clinics or offices, dental
6 spaces/ 1,000 square feet ofgross floor area
clinics or offices
c. Professional, other than medical
1space/250 square feet ofgross floor area
or dental
d. Veterinn hospitals and clinics
1 space/] o square feet of Eoss floor area
Other jight industrial uses
1 actio square feet of_gr floor area
Public utility facilities including, but
1 space/every 2 employees in the largest shift, plus 1 for each such
not limited to,, electric, gas, water,
use regardless of building space or number of employees
telephone and telegraph facilities not
having business offices on the
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 3#200
Chapter 3 s Land Use and Development/Reuse Regulations
CAS Tustin Specific Plan ease Plan city of Tustin
Page 3-201
TABLE -
NON-RESIDENTUL OFF-STREET PARKING RE
Parking Spaces per Square Foot
Use Typ e
of Gross Floor Area
Research and development
1 space/250 square feet of gross floor area for all office use and 1
space500 square feet of gross door area for manufacture or
assembly (but not less than 2 spaces/ 3 employees on maximum
shift
Restaurants, including fast food
1 space/loo square feet, plus rniniurn 7 car stacking space for
drive-thru
Detail stores, general, except as
1 spae200 square feet of gross floor area
otherwise specified herein
Retail stores, furniture and appliances
1 space/500 s care Feet of goss floor area
Savings and loan offices, other
1 space/250 square feet of gross floor area
financial institutions
Schools
. Elementary and middle schools
2 space classroom
b. Colleges, universities and
1 space/every 3 students, plus 1 space every 2 members of the
institutions of higher learning,
faculty and employees
parochial and private
c. Senior high schools, public,
1 space/every member of the faculty and each employee, plus l for
parochial and private
every 6 students regularly enrolled
d. Trade schools, business colleges
1 space/every 3 student capacity of each classroom plus 1 for each
and commercial schools
faculz member or employee
Service businesses, general, unless
1 space/250 square feet of gross door area
otherwise specified herein
Skating rinks, ice or roller
1 space/loo square feet of gross floor area, plus the spaces for
additional uses
Storage yards in connection with
6 spaces which shall be separated from the enclosed storage area
contractor's business
Supermarkets, grocery stores,
l space/too square feet of gross floor area
convenience stores
Swimming pools, commercial
1 space500 square feet of gross enclosed area, plus the spaces
required for additional uses on the site
Warehouses, storage buildings or
l space/1,000 square feet of gross floor area for the first 20,000
structures used exclusively for storage square feet. 1 space for each 2,000 square feet for the second
poses
20,000 square feet. 1 space for each 4,000 square feet in excess of
40,000 square feet, plus space for other uses. If there is more than
one shift, the number ofemployees on the largest shift shall be
used in Bete ninin rlan re uirerx ents.
Wholesale establishments and
1 space/ 1,000 square feet of gross floor area, less that area devoted
warehouses not used exclusively for
to office or sales, plus 1 for each 250 square feet of sales area
storage
I j
CAS Tustin Specific Plan ease Plan city of Tustin
Page 3-201
Chapter 3 • Land Use and Development/Reuse Regulations
3.14 ALC
%Ohm R 3.13.6 Off -Street Loading Requirements
All buildings containing eo unereial, office, research and development, or
industrial type uses, shall contain a minimum number of loading spa es
55
as shown in Fable -7. Loading spaces shall have safe and adequate means
of ingress and egress for trucks to and from a public street or alley. The
size, location, and design treatment ofloading spaces shall be subject to
design review approval.
TABLE 3-
OFF -S TREE L OADING RE UIAEMENTS
Number ofLoading spaces
Total Square Eo a oss Floor Area
Required
Research and Development/industrial Uses
5,000 to 19,999 square Feet
20,000 to 39,999 square feet
1
40,00 to 79,999 square feet
80,000 square feet and over
3
plus 1 space for each
additional 50,000 square feet
Office Buildings
Less than 50,000 square feet
1
50,000 to 100,000 square feet
100,000 square feet and over
Other Permitted Uses:
5,000 to 15,000 square feet
1
15,000 to 45,000 square feet
T
45,000 s care feet and over
3
HOL BEVERAGE SALES
3.'i 4.1 Introduction
This section establishes re ulatlons for alcoholic beveraiae sales
establishments for the Specific c Plan area. The intent is to establish
standards for on-site and off-site alcohol heverage sales est.ablislu ents to
promote and protect the public health sa.fet and yeneral welfare and
preserve and enhance the quality of the City relating to establishments
selling alcoholic beverages for on- and off-site consuinmion. Alcohol
beverage sales ma require a conditional use pemiit, if so identified in the
Permitted and Conditionally Permitted Uses standards of the
Nei hborh . P1anni g. Area in which the establi l -n nt is located.
ss An off-street space or berth used for the loading or unloading of commercial vehicles.
City of Tustin MCAS Tustin Specific Plan R use Plan
Page 3-202
Chapter 3 • Land Use and Development/Reuse Regulations_
3.1 4.2 Standards
All Alcoholic Been a Sales Establishments on -Site and off -
sit .
1.Applicants shall obtain the atmroriate license from the State
l apartment of Alcoholic Beverage Control for the hype of
alcoholic sales authorized for the site. A cony of the license shall
be orovided to the City.
. roared uses shall operate in accordance with all a lic ble
State Coun!y and Tustin City Codes. where a Conditional Use
Permit is reclui.red, any violations of the regulations lations f the
evarLment ofAlcoholic Bever qtr l as they pertain to the
subject location m.ay esult in the revocation of that Conditional
Use Permit, as provided for in. the Tustin CAY Code.
. No loitering shall be placed near the entrance(s) on the
outside of the premises or in other s ecified locations where
alcoholic beverages.are sold.
. All litter shall be removed from the exterior areas around the
remises including adjacent public sidewalk areas and Dq&Lng
areas no less ffequently than once each d* _that the business is
o
. Business op ons shall be conducted in a manner that sloes not
create a public or private nuisance. Any such nuisance mut be
abated invrneditel u on notice by the City of Tustin.
B. on -Site Alcohol Beverage Sales Establishments.
1.. With the e ce tion of restaurants, on-site alcoholic be er e
sales establishments within Naming Area 15 are subject to the
following minimum distance requirements as measured from the
closest exterior wall of the on-site establislunent to the property
line of any of the followigg sensitive uses.On-site alcoholic
bearer a sales establishments in all other lannin areas in
Wch they are pennitted or conditlonally pemitted are not
subject to distance reguirements.
a feet from gli
y residentially zoned or used iproperty.
b) .500 feet from any other existing on-site sales
establishment, _ ce t for a restaurant
WAS Tustin Specific PlanlReuse Plan City of Tustin
Page 3-203
Chapter 3 • Land Use and Development/Reuse Regulations
. . . .... ...... . . 300 feet frorn an church, lane` vorhfpublic or
nvate P school, p1a-oun.d, clinic, hospital, or_ health care
facility-.
2. All alcohol shall be consume on-site ,with the exception. of the
provisions stated in the Business and Professions Code Section
23396.5 and 23401 or when associated. with ars athroied off.............. . ....
-
site alcoholic beveEage salesestablishment.
lishment.
3. Any cocktail lounge or bar area within a restaurant shall. function
as a food and beverage service bar.
. operating-- hours of all outright permitted on. -site alcoholic
beverage ---sales establislunents shall be n.o later than. 1.:30 a.m.,
unless anextension is ap-proved by the Director of Community
Development. Operating hours of all condition,allynnitt on-
site alcoholic beverage sales establishments shall be detennined
by the Planning Coni n, Zonin Administrator., or Director
f Coi=unity Develo m ntapplicable.
. The sale_ of alcoholic beverages within restaurant establishment
shall. be limited to the hours when food. is available. Service of
food menu items shall be available during all business hours.
. Off -Site Alcohol Beverne Sales Establishments,
I.Off-site alcoholic beverage sales establishments within Plai
Area 15 are -- ------ subj.ect to the following minimum distance
requirements . as measured from the closest exterior wall of the
off-site establishment the Merty_1in of any fftthe following
sensitive uses. off-site alcoholic beverage „salesestablishments in
all other lanning._ areas in which they are, permitted are not
subject to distance requirements
a 100 feet from gay residentially zoned or used pMerty.
._ 300 feet from -any, church, place of worship, public or
private school playgound, clinic hospital, or health, care
facility.
2. No alcoholic beverages shall be consumed on the premises of the
licensed off-site alcoholic beverage sales establishment, with the
exception of authorized. mi robre eries wine tastxn
establishments.
. No display, sale or distribution of alcoholic beverages shall be
made from. an. ice tub, barrel or similar container.
City of Tustin MAS Tustin Specific PlanlPeuse Plan
Page -204
Cha ter 3 • Land Use and Development/Reuse lations
. For establishments sellig& alcoholic beverages and gasoline, no
signs advertising alcoholic beverages a ma. be visible from the
exterior of the building or on gasoline puLnps or islands.
. Displav of alcoholic beverages for sale shall be located at least
25 .feet from the location of anyvideo arcade aame, virtual
reality r coin/token operated gaines.
. Operatiag hours shall he no later than 12:00 .m., unless an
extension is ay ved by the Director of... Corru-n niter
Dei e o e
nt.
MCAS Tustin Specific Pl nlPe se Plan City of Tustin.
Page -205
Chapter 3 • Land Use and Development/Reuse Regulations
iii acre into tion l : aw .
City of Tustin - -MCAS Tustin Specific PlanlReuse Plan
Mage -206
Chapter 4
4. Specific Plan
Adminis'..tration
4.1 RESPONSIBILITY
The Cor ununity Development Director shall be responsible for the
administration and enforcement of provisions of this Sufic flan,
including: processing assistance, interpretations of provisions,
management of the Specific Plans phasing program and lion -Residential
Land Use/Trip Budget, approval of temporary and interim uses,
specification of conditions of approval, site plan and design. review to
detem-iine compliance with the Specific Plan; consideration of Minor
Adjustments, -and authorization of certificates of use and occupancy for
both new development and reuse,
i11 11t■1 1 # 11 + + + i w i in +
W _01
IN
# 4 MWIM
ir 4w
"i"
r ! * r i 1 + t +
0
. is -
%F1
t o wi0-
■ a a t +
0
i # ■ i4 Iw w i + + a 411 i +
t + a r a w f a 4
The Planning Commission and Zoning Administrator, as defined by the
applicable City Code, shall be responsible for approving Variances and
Conditional Use Permits; recommending parcel maps and subdivision
maps to the City Council; recommending Specific Plan amendments to the
City Council; and acting on appeals from- decisions by the Community
Development Director or Zoning Administrator,
CAS Tustin Specific PlarVReuse Plan - City of Tustin
Page -1
Chapter 4 • Specific Plan Administration
The ap licabl e City Council shall be responsible for adopting amendments
to the Specific Plan; approving subdivision naps; certifying EI s, when
required; and acting on appeals from decisions by the Planning
Commission.
4,'1 t1 Appeal
Any Decision of the Conununit r Development Director or Zoning
Administrator may be appealed to the Planning Commission or, if
involving a design review application within a redevelopment project area,
the Redevelopment Agency.
Any decision by the Planning Co unission may be appealed to the City
Council.
An appeal may be initiated by any interested party in accordance with
appeal procedures in the respective City ofTustin or City of Irvine
Municipal Code, as applicable.
4.1.2 Interpretations
If ambiguity arises concerning the meaning r appropriate application of
provisions of this Specific Plan, the Community Development ]director
shall make the appropriate deterr in tion. In so doing, the Director shall
consider the following factors and document applicable findings
accordingly:
A. The case is similar to previous interpretation of similar provisions;
B. The interpretation responds satisfactorily to the vision, intent and
mese ofthe Specific Plan;
C. The resulting project is consistent with the General Plan;
D. The decision constitutes a sound precedent for other similar
situations; and
E. The interpretation does not alter the policy intent of the Specific
Plan.
1 eterrninations ofInterpretation shall be maintained in an administrative
file accessible to the public and accumulated to document he
admu' U' tr tive record ofSpecific Plan implementation. Upon subsequent
amendment to the Specific Plan, the administrative record shall reflect the
impact of the amendment.
City of Tustin WAS Tustin specific Plan/Reuse Plan
Page -
Chapter 4 • Specific Pian Administration
4.2 DEVELOPMENT PROCESSING
The following processing procedures shall be followed for development
and reuse within the Specific Plan.
4.2.1 Subdivisions
All divisions of lard shall be roce sed in accordance with the Tustin
Code or the Irvine Ci.t Code as gpp able regarding subdivision and
arceli ation of land and the state Subdivision Map Act. Three types of
subdivisions May occur within the Specific Plan area:
1. Convevance Ma : ("'Sector - map") A
. na a
subdivides the property for conveyance_ or financing purposes
only and will not of itself be a t of vesting or development
iii ht.
2. Master I rlao; �-"Sector -ma lft
. subdivision. mw that divides a lar er parcel into additional
parcels (development units) and that will facilitate conve anee
of 1)Loperty by a master developer or other subdivider to vertical
merchant bux.l..ers or other parties.
. Bu.ilder—T+ae4 Ma "Sector C�na
. A subdivision mgp that divides a areel evelo meat unit into
additional parcels.
WAS Tustin Specific PlanlReuse Plan City of Tustin
Page -
Chapter 4 • Specific Plan Administration
4.2.2 Concept Plans
ftmip
A. Purpose and Application
City of Tustin
A concept plan shall be prepared and submitted or updated for Zonin
Administrator approval concurrent with the submission of a new
development proposal, reuse project, or initial Qlikis i � r, ci am
YA Lector B level na . A concept plan is required for each individual
Planning Area, except Planning Area Cor n iunity Park), and for the
following subplanning areas: PA 1-A, PA 1-B, PA 1-C, PA I - D, and PA
i*
. .. rg cardless of wb eth er
subdivision a ro al.s are being requested or- re aired, -Concept Plans may
be processed concurrently with a deet r mg -or with a
site plwi and desigLi review where a Sector B aap is not necesspiy
as
addressed. in. Section 4.2.1.
The purpose of the concept plan is to document and insure that:
1. The necessary linkages are provided between the development
project and the Planning Area Neighborhood in which it i
located;
. The integrity of the Specific Plan and purpose and latent of each
Neighborhood is maintained; and
. Applicable considerations of City requirements other than those
spelled out in this Specific Plan are identified and satisfied.
i
B. Scope
Information to be submitted within a concept plan shall include the
following;
1. The location ted; _ acreages y proposed land uses, including the
amount of non-resldentlal IwF f��- �,� ���*�1-.1� � quare
footges estimated number of dwelling units within
the Planning Area , -
id.en.tific tion of proposed sol -parcels (development units or
City of Tustin MCAS s Tustin Specific Plant ease Plan
Page -
Chapter 4 • S ecific Plan Administration
t i
Ail REMFAS 'A
•
Llohiid
acconmmodation for schools, parks and other private and
public open spaces where applicable; and identification of the
distribution of affordable housing units by subparcel
(development unit or site) as required for eachlannin area.
2. Identification of buildings to be renovated and buildings to be
removed, including a schedule for renovation and/or demolition.
. An overall external and internal access plan including analysis
of Tustin Legacy Backbone Infrastructure and Local
Infrastructure, and circulation improvements required. This
analysis shall address phasing of necessary improvements and
any assignment of non-residential Land Use -Trips to individual
parcels (development sites).
Zesign program for the Planning Area that demonstrates
consisten.cv with the amficablethe community strut re plan or
urban desip guidelines established the �plaa g areaas
-
. Plan. Individual buildinp, desi . is not
required at the conte t lap
. A cont t landscape and hardscgpe plan, streetsca a desi&i
varkway and edize treatments and bu ferip screeninof
remaining interim uses if alicable.
. Conceptual utility connection plans and overall drainage plan
required for development and phasing of major 'Tustin Legacy
Backbone bone Infrastructure, Local Infrastructure, other major
improvements; ements; and
'. Other information as deemed necessary by the Community
Development Director.
C. Review Criteria
The following criteria shall be considered prior to final action on a concept
plan:
MCAS S T in Specific PlanlReuse Plan - City of Tustin
Page -
Chapter 4 • Specific Plan Administration
1. Continuity and adequacy ofall circulation systems, such. as
roads, access points, trails, pedestrian ways, and other
infrastructure systems needed to serve the project;
2. Continuity and design quality of architecture and renovations
proposed, as well as landscape and hardseape theme and
treatments;
. Satisfactory response to the urban design features specified in
Chapter 2 and under each Planning Area in Chapter ;
. Conformity with the Non -Residential Land ase/Trip Budget,
including authorized adjustments; and
. Compliance with other Specific Plan provisions.
4.2.3 Subdivisions
Unless otherwise addressed in. tlai.s Choter.4, all. divisions ofland shall be
processed in accordance with the Tustin Citv Code or the amine ext
Codes s a lic ble rc axd.in su.bd.i isi.on and 12arcelization oflard and.
the state Subdivision. MqR Act.
4,2.43 Site filen and Lei n Review '
Following or concurrently with submittal and approval of a concept plan,
individual development and reuse projects Miall require site plan and
design review as required by the Tustin City Code and 'Department of
Community Development.
pment.
r %tT%0_kW r ., reuse Si.te plan and Desi.gn Review
-projects shall be
submitted to the Community Development Department on application
forms provided by that Department.
Qnd•
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s
City of Tustin WAS Tustin Specific PlanlReuse Plan
Page -
Chapter 4 • Specific Plan Administration
4.2.45 Variances and Conditional Use Permits
All applications shall be processed in accordance with the Tustin City
Code or the Irvine City Code, as applicable.
4.2.66 Minor Modifications
Minor modifications consist of: 1 limited deviations from specified site
development standards; 2 refternents in Specific Plan language which
increase clarity and do not change the Specific Plan policy intent; and 3)
correction of conflicting or confusing language or inadvertent errors in the
originally approved plan and which do not change the Specific Plan policy
intent. Requests for minor modifications shall be processed in accordance
with the Tustin City Code, unless otherwise addressed in Subsection 4.2.5
Responsibility or the Irvine City Code, as applicable.
Within the City of Tustin, minor modifications may be requested for the
following:
A. Building site area. decrease - up to 5 percent;
B. —Building/landscape setback --.decrease - up to to percent;
C. Height of fence or wall —increase -...up to 20 percent;
D. Projections into required setbacks —increase - up to 10 percent;
E. Building height - increase - up to 10 percent;
F. Reduction in off street parking spaces for non-residential uses - up
to 10 percent;
G. Decrease in distance between buildings - up to 10 percent; and..
ta 0
H. Modifications ications o f previously required conditions,
4.2.76 Interim Use Permits
A. Definition of 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 oftime in
excess of six months and not to exceed 5 years from the date ofthe interim
lease in lieu of permanent use in accordance with this Specific Plans .
1 Dote that a temporM use is for a period of less than six months-
MCAS
onth _
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page -
Chapter 4 • Specific Plan Administration
B. Purpose
An interim use contributes to the continued productivity of the land even
though it is not intended to be permanently part of the development
pattern. Some interim uses are a continuation of uses similar to existing
uses at the time of plan adoption and will eventually phase out. Others
may be established in the future to respond to certain site conditions (e.g.,
toxic clean up, offset operations and maintenance costs, capture
worthwhile market opportunities, or allow for an incremental transition t
a permanent use.
C. Requirements:
1, Authority - The City and Federal authority under which the
interim use operates must be documented as part of the approval
records if different from or in addition to the general authority
contained in the Specific Plan).
. Time Limit - Establishment of ars interim use shall be
accompanied by a time limit(which may be extended) or a
description of the circumstances under which it is intended to be
replaced by a permanent use.
. Clean Up - Adequate provisions shall be included in the approval
of any interim use so that the proem will either he returned to
its original condition or that it will otherwise be discontinued in
such a way that there is no impediment to subsequent use of the
property in accordance with this Specific plan.
A'� i l V 4 Y . elVs49* .. tte riYYt�+3Y�9[} use is reF a insl Of
l8!"t C'� that.
riia► YY3 AY#��&4
^7
. Bonding - Sufficient bonding or security shall be in place to
assure that all obligations of maintenance and discontinuance of
the interim use can be met,
. Existing Uses - Existing uses which are not identified as
permanent uses under this Specific Plan may continue until they
are replaced by a permanent use or superseded by approval of
another interim use. Existing interim uses shall be subject to
requirements of this Specific Plan and provisions of the Tustin
City Code or Irvine City Code, as applicable, regarding
protection of the public health, safety and welfare where not
superseded by the Federal Government. This may
require improvements not now in place on the part of interim
uses as surrounding uses develop.
City of Tustin MCAS Tustinpecifi PlanlReuse Plan
Page -
Chapter 4 • Specific Plan Administration
. Compatibility - Interim uses shall be designed to transition with
adj acent permanent uses and related improvements. where this
cannot be achieved sufficiently by design, appropriate screens or
buffers shall be employed.
. Compliance - Any interim use shall be monitored pursuant to
conditions of approval to insure Haat conditions are being
satisfied and mai
Chapter 4 • Specific Plan Administration
ultimate use equally well e.g., road improvements, water lines,
etc.).
. Improvements - Does not entail expensive or extensive physical
improvements which would hinder the transition from interim to
permanent use.
. Maintenance - Provides for interim caretaking and maintenance
of the property so that limited military and/or community
resources are required.
. Services - Pays all costs of public services and utilities provided.
. Speed ofTransition - Allows for conversion to ultimate use with
minimal delay.
4.2.8 specific Plan Amendment
A Specific Flan Amendment may be initiated by the City Council, the
Planning Commission, Community Development Department or, upon
proper application, by a property owner or owner's designated agent, or
potential property purchaser within the City ofTustin or Irvine, a
applicable. An amendment is required if any ofthe following applies:
A. A proposed change in property within a Planning Area from one land
use designation to mother;
B. Neter regulations unposed on property not currently imposed;
C. Removal or modification of regulations on property currently
imposed;
D. Modification of the Trip Budget Tracking System to increase the
maximum AIT allowed in the Specific Plan.
An amendment to this Specific Plan shall he initiated and processed in the
same manner as set forth in the City of Tustin or City of Irvine Municipal
Code, as applicable, for amending the City Zoning Ordinance.
1 4.2.99 General Notes
A. where required, approval from the South Coast Air Quality
Management District or successor agent ies shall be obtained for
any devices or processes responding to mandated actions. The City
City of Tustin MCAS Tustin specific PlanlReuse Marr
Page 4- 10
Chapter 4 • S ific Plan Administration
of Tustin or Irvi
Chapter 4 • Specific Plan Administration
While the joint EIS/EfR identifies all necessary infrastructure and
environmental mitigation necessary to support the project, this phasing
Plan includes relevant triggering mechanisms which will identify timing
for certain key infrastructure needs only. Where applicable, reference will
e made to trigger points and mitigation measures identified in the joint
IS IR for the project which may be updated or refined by subsequent
environmental review.
A.2 Anticipated Development Scheduling
Table 4-1, Anticipated Development Schedule, indicates the approximate
anticipated development truing within the project area. The two primary
factors influencing the anticipated schedule of development are: 1 future
market demand forecasted for uses on the site; and 2) the complexity and
timing of environmental clean up efforts. Based on these factors,
development buildout of the Specific Plan can be expected over a 205+
year time frame.
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City of Tustin MCA S Tustin specific Plan Reuse Plan
Page 4-12
Chapter 4 • Specific Plan Administration
Where adequate infrastructure is in place and supports anticipated
development, this Phasing Flan would enable earlier response to positive
market conditions and result in more rapid buildout of the Specific Plan.
Where a proposed development project is not supported by existing
infrastructure, conditions of approval shall he established to ensure that
appropriate infrastructure is constructed in accordance with this Phasing
Plan, or the+ j pint f S/EIR, as applicable.
Certain phasing triggering mechanisms that relate to the anticipated
development schedule in Table 4-1 apply to all development anticipated
within the Specific Plan area except for interim uses or leases and certain
reuse development as defined in the Specific Plan or in the joint ISIR.
4,43 Phasing Requirement
Facilities included in the Phasing Plan are primarily transportation related
and include: bikeways/trails and community and neighborhood parrs.
Domestic (potable) water, reclaimed (non -potable) water, sanitary severs,
storm drains, and utilities, which include electricity, natural gas,
telephones and cable television are not discussed in great detail in this
Phasing Flan. While the phasing of these services and facilities are
MCAs Tustin Specific Plan Reuse Pian City of Tustin
Page -1
TABLE -
N TICIPA TED DE VEL OP MN T S CHED AILING B Y FIS CAL YEA
YEA
Throuzh
12006-2010,20.11-201
12016-202012020+TOTAL
AN USES
2005
RESIDENTIAL (MULT or
Low Density
21 ?
1,418
0
0
0
1,630
Medium Dnit
21
1
116
0
0
1,512
Medium -High DensL Dens
376
192
0
0
0
568
Community Core
891
0
0
0
891
Transitional Housin
0
J33,29
0
0
0
133,294
Subtotal du
609
3,876
116.
01
0
4,601
f
0
1.33 29_t__4
0
01
RI
1.33.2941
C OMMER IALIBUSIN in SFS
Commercial./Business
0
L200 949
836516.
0
0
2037,405
o rercia
0
6723.5601
0
4
1..3,1
Village Services
0
248,292
j
0.248!t292
CommunitX Core
0
1,]. 12,107
2,496,678
1,14 494
Q
41757,279
Residential Core
0
309,276
1572361
466,637
Subtotal Sf
kI
1,543.1.901490
555
1,148,494
40 X46
I.N TI.TITTI NAURE RE TIONA(in
Education VillaZe
13949
1,157,030
.241 672
0
1,412,651
c�mmunl Parr
0
4031. 5
01
0
0
405 -_ 31
Urban .R ion.al Park
0
5 4,9920
0
0
5742992
Subtotal Sf
1.3 943
1,7729553
241.672
0
0
02 174
GRAND TOTAL du
609,
3,876
1.1
0
0
41601
f
1 949
449 037
3,732,227.
1 14 494
401-846-
10-394-55-3
Source: City of Tustin.
Where adequate infrastructure is in place and supports anticipated
development, this Phasing Flan would enable earlier response to positive
market conditions and result in more rapid buildout of the Specific Plan.
Where a proposed development project is not supported by existing
infrastructure, conditions of approval shall he established to ensure that
appropriate infrastructure is constructed in accordance with this Phasing
Plan, or the+ j pint f S/EIR, as applicable.
Certain phasing triggering mechanisms that relate to the anticipated
development schedule in Table 4-1 apply to all development anticipated
within the Specific Plan area except for interim uses or leases and certain
reuse development as defined in the Specific Plan or in the joint ISIR.
4,43 Phasing Requirement
Facilities included in the Phasing Plan are primarily transportation related
and include: bikeways/trails and community and neighborhood parrs.
Domestic (potable) water, reclaimed (non -potable) water, sanitary severs,
storm drains, and utilities, which include electricity, natural gas,
telephones and cable television are not discussed in great detail in this
Phasing Flan. While the phasing of these services and facilities are
MCAs Tustin Specific Plan Reuse Pian City of Tustin
Page -1
Chapter 4 • Specific Plan Administration
assumed to be commensurate with development, the local jurisdictions
within the project area generally do not have - jurisdiction over the
implementation of such facilities. Facilities discussed and not discussed in
this Phasing Plan have associatedwith thorn certain requirements for
which more detailed information is available in the joint IS IR.
Table -2, Phasing Plan Requirements, presents these facilities, describes
their scope, identifies the triggering mechanu*n. which causes
implementation requirements to be imposed. It is important to mote that
mars.y of the linear systems are closely related to the backbone arterial
highway system phasing to reduce construction costs. If ` a portion of a
linear system is accelerated for any reason, impacts on cost should be
carefully evaluated.
TABLE -2
PHASING PLAN REQUIREMENTS
Facility
General Scope
General Er ering Mechanism.
Circulation
1 on-site arterial highways, intersections and
When cumulative development and associated
Tustin Ranch Road/Edinger Avenue
average daily trips reach ADT development
interchange;
thresholds based on the lard u-se/trig bud Q et
=site arterial highway, intersection
presented in the 1 EIS/1 I or as modified b
the F IS/ET Addendum r any subsequent
improvements;
3) Selected Advanced Transportation
a:r�nendme�nt� 4. based 01+
Management System ATMs facilities.
lapd use-41f4p, 3,
Bikeway /Trails
1 Class 1 Bikeway along Peters Canyon
1 When Peters Canyon Channel is unproved
Channel;
,
On-site Class II Bikeway system.
When backbone arterial highways are
constructed.
Domestic
1 Existing housing water distribution lines;
1 Upon determination by IRWD regarding
(Potable) Water
New backbone water mains;
acceptability of the lines.
Abandoned/relocated wells
When backbone arterial highways are
constructed;
Upon determination by the City and
consultation with IRWD.
Reclaimed
1 New backbone water- lines;
1 When backbone arterials highways are
(Non -Potable)
2) Existing and new well sites.
constructed;
Nater
Upon completion of negotiations her Citi,
IRWD or developer(s)) regarding exchange
of well sites.
Sanitary Sewer
1 Existing housing sewer conveyance lines;
1 Upon determination by the IRWDand
New backbone sewer mains.
GQ�P regarding acceptability of the lines;
When backbone arterial highways are
constructed.
Storm Drain
1 Backbone storm drain systems;
1 Generally in conjunction with arterial
Regional flood control channel
highway construction,. Armstrong/
improvements;
> arranca channel improvement upon
Retention basins;
determination of acceptabifity as part of
4 Flood plain mitigation.
development plans.
Any project generated Barr nca Channel
improvements in conjunction with Phas
14 development as needed or detained
y
bthea licable jurisdiction and in
consultation with. C'FC; an necessary
project.enerated Peters Canyon Channel
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Pepe 4-14
Chapter 4 • Specific Plan Administration
?ABLE -
PHA S17VG PLAN RE UIR MENT `
Facility_General &oRe
General Tri riV Mechanism
and Santa Ana/Santa Fe channel
improvements in conjunction with Phaw
-development as needed or determined
by the applicable jurisdiction and. in
consultation. with QQFCD.
3 s necessary as interim or permanent
design in review of development plans.
4 Filing of flood zone reap with FEMA
prior to any P4a" construction. 1
Electricity Backbone electric distribution lines.
when backbone arterial highways are
constructed.
Natural Gas Backbone gas distribution lines.
When backbone arterial highways are
constructed.
Telephone Backbone telephone lines.
When backbone arterial highways are
constructed.
Cable Television Backbone cable television distribution lines; fiber
When backbone arterial highways are
tic cables.
constructed.
Parks 1 Regional park;
1 Site can be used upon transfer to County;
Community park acrel;
lnlprovements will occur per agreement
3 2-Communit Park (46 acre), neighborhood
with City of Tustin;
parks an. RnLyate park" Tustin;
Site can be used upon transfer to City,
4 Neighborhood park In Irvine.
upgrading will occur upon receipt of
adequate funding including parr
development fees;
3) When adequate park development fees are
received �ub'et tode�v�elo meta
conditions, develo merit aMements and
fundin a ailabili as licaible;
4 When adequate funding has been secured
from assessment district funding; tax -
increment or developer -negotiation.
In addition to a licable sections of this Phasing Plan, the provisions of the joint Final EIIEIR will appl .
4.4.4 Circulation Improvements
Circulation improvements associated with the project are specifically
identified in the joint EIS EI ..On-site circulation improvements within
the Project area are generally summarized in Tile 4-3. IAL;t
i
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Rod am
Red X:IF.;yI A;,�7nyti� yYTIrr.-. �}�r,lersnir�
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Baffanea
t 7 Avenue
' Ra
�Yy7 i'.rr. t:ti �yy lYyyY FAYS Y 7 JS .7� i y
Wi fiYRl Ft7 NY'i it S 7eT33 f ' ,� 1. t`7 Ytt%3TI F Fi Y�'� .. �3 1
WAS Tustin Specific P1a n R use Plan City of Tustin
Page 4-15
Chapter 4 • Specific Plan Administration
Requirements for off-site circulation improvements I are discussed in the
joint EIS EI . They generally consist of partial improvements to existing
roadways and intersections. Improvement costs for most of them are
proportionately shared with other projects. The fair share approach
attempts to define a nexus between the improvement and ultimate facility
user.
City of Tustin - MCAS Tustin Specific PlanlReuse Pisa
Mgr4-16
TABLE -a
N SITE ARTERIAL CIRCULATION N IMf NT
03
"MIR
r y
From UMM5 TO
Classirication
Barranca P rk. av
iIIiI Mr . i i
� W ■ # M' #
exr. I H
III t R
East of Red Hill, Avenue
MMI,#■
!#iL 11 �■Y.i Y�r.rta� sarY.l7#� lei*+� •� �
- ■ w
I FIRIMME # i i
•Maw ii*,A_Lw#fjM�L 1 J
r
�1i AM r r M# a• t i
t 5F �■ .lz-LT1�i�
rt
�
Barranca Pay -lc a
w � �
Requirements for off-site circulation improvements I are discussed in the
joint EIS EI . They generally consist of partial improvements to existing
roadways and intersections. Improvement costs for most of them are
proportionately shared with other projects. The fair share approach
attempts to define a nexus between the improvement and ultimate facility
user.
City of Tustin - MCAS Tustin Specific PlanlReuse Pisa
Mgr4-16
TABLE -a
N SITE ARTERIAL CIRCULATION N IMf NT
Road
From UMM5 TO
Classirication
Barranca P rk. av
.Deters Canyon. Channel
Harvard Avenue
Major.A.rterial
EdimrcT Avenue
East of Red Hill, Avenue
'West of Jamboree Road
Mgior Arterial
Ped .R 1.1 Avenue
' arr-anca ParkLAallf
North of Valencia A.venirc
:M ior..Arterial
Tustin Ranch. Road
Edinger Avenue
a.nclu in rnterehE e
Barranca Pay -lc a
Major- Arterial
Warne Avenue
..Har a Avenue
Red Hill Avenue
Barranca Paray
North Loo Road
Edinizer Avenue
aior Arterial
Pnmary PrimaryArterial.
Warne Avenue
North Loop road
Jamboree Road
Primary Arterial
Stre t
South Loop Road
Tustin Ranch Road
Secondary Arterial
Arst on. Avenue
North Loci Road
ar-ranc Pad a
Secondary rtcrial
C ame ieAve-nu
Red Hill Avenue
Armstt'gnA er��e
Second Arterial
East C 3nncetor
Edinger AvenueNorth
LoV Road
Secondarv.Arterial
Hai-va Avenue
;l
South of +} RREdin
Railroad
ear Avenue
S onda _Aver l
_ _ --
L c Road
4{amr Avenue
North LoLop load
Secondary Arterial
North o 'R. ad
Valencia Avenue
warner Avenue
Secorrda .Arterial
Park venue
South.L.I Road
Tustin Ranch -Road
Seconds, rterial
South oog Road
Tustin Ranch Road
Warner Avenut
Secondga Arterial
South Loon Road
Park Avenue
ArmstTong Avenue
Second-ai.j Arterial
W est GonnectoT
Edinger Avemie
North,Loop Road
S cc o n dary Arterial
Aston tar t
C�aarne 'e Avenue
B rranea Par wa
Local C�oBectcr Sts t
Mo 'c Drive
Forth Lg Road
Harvard Avenue
Local Collector Street
Sweet hale
F[ar-v rd Avenue
--
Local Collector Street
Lards o vne Road
North Loo Road
- -
Local Street
S ve is Road
Forth Loo Road
--
Local Street
l eNv I.M12rovernent
Requirements for off-site circulation improvements I are discussed in the
joint EIS EI . They generally consist of partial improvements to existing
roadways and intersections. Improvement costs for most of them are
proportionately shared with other projects. The fair share approach
attempts to define a nexus between the improvement and ultimate facility
user.
City of Tustin - MCAS Tustin Specific PlanlReuse Pisa
Mgr4-16
Chapter 4 • Specific Plan Administration
Off-site improvements will be ceded by the project and may be
potentially supported by other funding mechani
Chapter 4 • Specific Plan Administration
TABLE -
-SITS' ADT.DEVELOPMENT THRESHOLDS
Mod-
Addedl. cumulative Road Added'
Armstron .Avenue — North Loop Road to 'farrier Avenue
Barranca Par wa -- Peters 'non Channel to Harvard Avenue
Edinizer Anne along. project f rontagre between Red Hill Avenge and
Jamboree Road conn feted
Harvard Avenue — Barranca P rkw�a to just south of 'TA/SORRA
"}7
'railroad --
• S
Landsdowne Road
Marble Mountain Road eoxn feted as "Sweet Shade"
North Loo2 Roel — Red Hill. Avenue to west Connector
Red Hill Avenue—. ,[ a -anea Park ay to just north. of Valencia ,Avenue
Severvns Road'
West Connector
East Connector
Moffett Drive
Forth Loop Road — west Connector to Moffett Drive
00 (10 Red Hill Aven u e/Carneg is Avenue Inters ction last Leg,to 1,inear
Park.
South Loop Road — Warner- Avenue to Tustin Ranch Road
2 -
Tustin --Ranch Road— EdinggerAvenueto Barranca Park
warner Avenue -- Re.d. Hill Avenue to Jambor a Road
A Street — South. Loop Road to Tustin'Ranch Road
Ar stror Avenue — warner Avenue to Barranca Parkway
Cam e ie.Avenue — Linear Park to Armstrong n ven e becoming youth
LooD Roa .2
15
00 (136,7901 Lae Road — North Loo Road to Tustin lunch Road
forth Loop Road — Moffett .Drive to warner Avenue
Park Avenue — South LQqp Road to TI jstin Ranch Road
Beeth Loop Road — Armstrong venu to Tustin Manch Load via Park
00 l 70.20QILegacy Road — waver Avenue to Tustin Ranch.Road
( f 216,400)Aston Street . me ie Avenue to Barranca Par wav
1 DMA. 1. rA11 1 -.....4. .-4--] —..—__�— 11_ — _—_________ _e* . _ .-.d+ �+ h
finis to original FEI 1 Ii .
There are certain planning areas that can he released without the need to
initiate significanton-site or off-site Specific Plan infrastructure
improvements
impr v ments a noted above and in the Joint IS IR. However, these
areas shall still bear a proportionate share ofroadway infrastructure costs
within the Plan and ofd' -site. There areas are as follows:
■ The I Iediurn-High Density Residential R Land Use
area located at the northeast corner ofEdinger Avenue and Jamboree
Dead.
The residential area located between Peters Canyon Channel
and Harvard Avenue north of Moffett Avenue.
City of Tustin MCAS Tustin specific PlanlRuse Plan
Page 4-18
Chapter 4 * Specific Plan Administration
■ The pie -Elementary School (ES) and the Neighborhood Park
(NP) sites located at the northwest corner of Barranca Parkway and
Harvard Avenue.
■ The residential areas located between Peters Canyon
Channel and Harvard Avenue south of Moffett Avenue.
r s s a s r addition
to exemptions to the cumulative ADT thresholds shown in the previous
table, interim uses and leases which do not result in greater ADT" levels
than were generated at MCAS Tustin prior to closure may he authorized
pursuant to the provisions of Section 3.11.11 of the Plan. If phasing and
the resulting cumulative ADTs are not consistent with the development
thresholds identified in Table 4.4, a supplemental traffic study would be
completed.
Service providers for off-site arterial highway circulation improvements
are determined by jurisdictional boundaries: the cities of'Tustin, amine,
and Santa Ana for their jurisdictions, respectively; and the County of
Orange for improvements in unincorporated territory. The Transportation
Corridor Agencies are responsible for the Eastern Transportation Corridor,
CalTrans is responsible for freeway ramp improvements. All providers
work closely with the Orange County Transportation Authority to
implement the Countywide Master Plan of Arterial Highways.
4.4,5 Recreational Bikeways
Additional bikeways beyond the existing system consists of one regional
bikeway (Class 1) and several Class U on --road bikeways. The Class 1
Bikeway along Peters Canyon Channel will be completed in connection
with completion of channel improvements. Red Dill Avenue Bikeway
improvements will be completed in conjunction with its future widening.
The on -road bikeways within the boundaries of the project area are
planed in conjunction with the internal arterial highway network.
Consequently, phasing will generally conform to the phasing for highway
segments with which they are associated and relate to development within
geographic sectors of the project.
The service provider for each recreational bikeway is the local jurisdiction
within which It is located, except for the Peters Canyon Mass I Bikeway,
for which the County of Orange is responsible. Funding for planned trail
improvements along Peters Canyon Channel will be on a fair share basis
MCAS Tustin Specific Planll euse Plan city of Tustin
Page 4-19
Chapter 4 • Specific Plan Administration
between the City of Tustin, Irvine and the County ofOrange. Both the
Cities ofTustin and Irvine, however, will not be providing fanding for any
riding and hiking trail improvements, concentrating instead on biking and
pedestrian trails. Barranca Trail improvements will be funded by the
project through a likely combination of developer contributions,
assessments and federal funds or other financing mechanisms.
Improvements to Red Hill Avenue would be completed on a fair share
basis in conjunction with completion of fature widening to Red Hill
Avenue.
4.4.6 Domestic (Potable) Water
To the maximum extent possible, the backbone water line system is
anticipated to be phased along with the internal arterial highway
construction program, since both are designed to serve geographic areas is
they develop. If any highways in which domestic water linos aro to be
located are actually built before their scheduled phase it will be
recommended that water lines be installed at that time. In such eases, the
line may be capped until connection is needed. In order to avoid costly
roadway excavation, it is recommended that installation and capping o
the Valencia forth Loop Road line between Armstrong Avenue and the
West Connector will take place in Phase I, with actual connection
occurring during Phase II. The service provider for domestic water is the
Irvine Ranch water District.
trict.
4,41 Reclaimed (Non -Potable) Water
To the maximum extent possible, the backbone water line system for
reclaimed water will be coordinated with arterial highway construction. I
any highways in which reclaimed water limes are to be located are
actually built before their scheduled phase, it is recommended that water
lues be installed at that time. In such cases, the lime may be capped until
connection is needed.
Four potential well sites generally located in the southerly portion of the
project will be the subject of subsequent negotiation, the results of which
shall guide any conditions associated with well locations/relocations. The
service provider for reclaimed water is the Irvine Ranch water District.
4.4.8 Sanitary Severer
To the maximum extent possible, the backbone sanitary sewer system will
be coordinated with the arterial highway construction. If any highways in
which sanitary sewer lines are to be located are actually built before their
scheduled phase, it will be recommended that the sewer lime must be
City of Tustin MCAS Tustin Specific PlanlRe se Plea
Page #2
Chapter 4 • Specific Plan Administration
installed at that time. In such cases, the line may be capped until
connection is needed.
In order to avoid costly roadway excavation, it is recommended that
installation and capping of the Valencia North Loop Road line between
Armstrong Avenue and the west Connector will take place in Phase I;
,Alpu.;3 r ��. The anticipated service
provider for sanitary sewers is the Irvine Ranch water District,
4.4.9 Storm Drain
The storm drain system will be constructed in phases generally in
conjunction with arterial highway construction which provide maximum
flood protection for existing and planned development and beep
improvement costs to a minimum. ale retention and/or detention basins
may be useful in augnnenting channel construction, that option will not be
defined until subsequent studies are completed,
.
.01
. ■ r r r r s +
f ,
On-site drainage improvements will be funded by the project through
likely combination of developer contributions, assessments or other
financing mechanisms. Peter's Canyon Channel improvements and
improvements to the Santa Aria - Santa Fe Channel and Barranca Channel
improvements will be satisfied s identified on Table -2 and in the ,point
EISEIR,
The service provider for regional Tod control channels is the Orange
County Flood Control District. The cities of Tustin and Irvine would be
responsible for on-site drainage facilities within their respective
jurisdictions with consultation with OCFCD.
,4,1 o Electricity
To the extent possible, backbone electrical distribution lines will be
installed underground at the same time as the onsite arterial highways are
constructed to serge phased development.
MCA -9--f sten Specific PlanlReusePlan -City of Tustin
Page 4-21
Chapter 4 • Specific Plan Administration
4.4.1 1 Natural Cas
To the maximum extent possible, the backbone natural gas distribution
lines will be installed underground at the same time as the on-site arterial
highways are constructed to serve phased development.
4.4.12 Telephone
To the maximum extent possible, backbone telephone lines will be
installed underground at the same time as the on-site arterial highways are
constructed to serve phased development. Fiber optic facilities are highly
encouraged in conjunction with standard telephone lines,
4.4.13 Cable Television
To the maximum extent possible, backbone cable television lines will be
installed underground at the same time as then-site arteri
_ Chapter 5
5. Plan Implementation
Strategy
5.1 PURPOSE
This implementation strategy chapter is intended to provide guidance for
the successful transition of MCAS, Tustin from military to civilian uses.
5.2 MANAGEMENT/ORGANIZATIONAL FRAMEWORK
In order to ensure implementation of the MCAS Tustin Specific
Plan/Reuse Plan, specific entities or staff positions associated with the
local governmental entities of the City of Tustin and Irvine will need to be
identified with district management, marketing, financing and operational
responsibilities.
During planning phases of reuse efforts for MCAS, Tustin, the City of
Tustin has been the Focal Redevelopment Authority. However, as we
proceed to implementation, an effective organizational framework t
guide the redevelopment, marketi
Chapter 5 • Plan Implementation Strategy
coordination in subsequent detailed planning, engineering, marketing and
disposal of property.
Any organizational frarnework must be designed to consider internal
govrmnental relationships and external private sector relationships. The
designated Local Redevelopment Authority (LRA) for purposes of
implementation must be capable of carrying out a full array of
development responsibilities, including infrastructure financing,
marketing, leasing, property disposition and asset management.
While the ultimate responsibilities of an implementing LRA have not been
fully defined, it appears that the organizational framework best suited for
implementation activities in Tustin would be the Tustin Community
Redevelopment Agency and/or Tustin Public Financing Authority. Should
the City of Tustin decide to create a Redevelopment Area for that portion
of the former MCAS Tustin within its jurisdiction, it is recommended that
a Redevelopment Project Area be established The Pro je t Area would b
created consistent with legal requirements of California Community
Redevelopment Law. The Tustin Community Redevelopment Agency is
already in place and has an existing Agency Board of Directors.
Through the Redevelopment Agency mechanism, existing Community
Redevelopment Law provides the latitude for the Agency to undertake the
binds of activities necessary to make redevelopment work for the base
including a broad range of powers, including but not limited to: financing,
property acquisition, structural demolition and site preparation, propel
disposition, public improvements and facilities installation, property
disposition, property rehabilitation and development, and activities related
to necessary improving or preserving the supply of affordable housing. In
addition, the existing Agency would also be eligible as a recipient of any
economic development conveyance application approved by the
Department of the Navy or Department of Defense.
The LRA entity would -be intended to supplement, not override, the
activities and responsibilities of those agencies that will be an active part
of the reuse of MCAS, Tustin including the complete range of municipal
services including operational and maintenance costs which will be borne
y each jurisdiction upon final transfer of property.
The implementation of a long range development plan will require an
ongoing management effort by the LRA. It can range from a relatively
passive involvement -whereby the LRA project staff' consist of one or' two
staff that draw on existing expertise of City departments and who utilize a
master developer to oversee all development activities -to a very active role
in which the LRA creates the internal staffing necessary to coordinate the
orderly disposition of individual parcels to private users and or developers.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page -
Chapter 5 • Plan Implementation Strategy
As parts of the lase are . obtained through ars economic development
conveyance, the scale, rather than necessarily the scope of activities
required by the management entity are likely to increase.
While the ultimate responsibilities of a management entity have yet to be
determined, it would -be anticipated that the LRA would consider the
feasibility of certain options such as;
■ Utilization of a primary developer to oversee and tale responsibility
for the development of the site(s), either as an active developer or
through the hiring of subdevelopers or subcontractors to complete the
specialized phases of the project;
■ Creation of an internal development solicitation and implementation.
process, including issues of staffing and shill requirements;
■ Utilization of a development advisor who would be responsible for
contracting out the development and construction management of the
entire base or portions of the base to one or more developers; and
■ Other alternatives that may be deemed appropriate.
N Based on the above, the appropriate role for the LRA or a private
developer or advisor in the MCAS, Tustin ruse process can be established
i •
including, any role n tenant recruitment, development oversight and
financing of private improvements and public infrastructure for both
interim leases and long term development, and property management.
The LRA will need to seek assistance in creating disposition schedules,
drafting requests for development proposals for land being sold or put up
for long term leases, establishing evaluation criteria for responses,
performing due diligence on prospective developers, and other tasks when
dealing with anticipated real estate assets from the base. An approach will
need to be developed which maximizes the benefits of the ruse process.
The I RA's responsibilities will cover a broad range of issues similar to
that of developing a small community. The magnitude of these efforts will
require close involvement of the LRA. Fable 5-1 is a su rrY ry of peeif is
implementation tasks which should be undertaken during the next 5 years.
Where appropriate, a more thorough discussion of certain tasks follows.
CAS Tustin Specific Plant ease Plan City of Tustin
Page 543
Chapter 5 • Plan Implementation Strategy
City of Tustin WAS Tustin Specific Plans Reuse Plan
Page -
TABLE -1
IMPLEMEATA TION TASKS
77meframe 7
'asks
I ResponsibE2
1997 1998 11999 12000 1 200]_L 2002 1 Bgond
MANAGEMENT/ORGANIZAnONAL .ACTIONS
• `ask Force Recommends Reuse
LRA
Ilan to HUD and Navy
s Final EI fEIR Completed
LRA/Marine
X
Co avy
■ Reuse Flan Adopted
Ti stinllrvine
■ Ada cific Flan
Tustin rvine
X
a Amend General Flan a� needed
Tustin/Irvine
X
■ ROD Published
Navy
X
■ Evaluate Alternatives and
LRA
------- __------- X
Determine Management
Approach and Necessary Support
for Implementation
Budget
Interim Use Program
Long Term Development Plan
Interim and long term marketing
Interim and management of
project tasks
FirBa�n8ci1■n4�
f�
Create 11 velop +sent i roject
RedevelopmentProject
iii
L�
r�Tf� iiiii_____ ___X___ r_X �}__�
Area
PROPERTY NIAINTENANCE
xplo
" Ere Feasibility of
LRA/Marine
---X
____X_t
__nx�_
__X
___ w,
____X
Cooperative Agreement or
Corps/Navy
Caretaker ments
• Determine Initial • id On -Going
Marine
______
____�
Xxx
iiw__i
iw
_____ _-
s___X
Maintenance Levels, Ti efa
Corps/NavyILRA
and Funding
vrnMMt
• Determine Government
MarineorpsN v
y
r_____
rr
_
--------
rTfi
■■ 11
Furnished Property Available for
Maintenance
w If agreed, prepare and solicit
IRA
--------
X
RFP for Cooperative Agreement
Services
■ If Agreed and Feasible,
LRAIMarine
___wxft F
__X__
__Xr_r�
Negotiate Cooperative
CorpsfNavy
Agreement
a Transfer of Installation
Marine
X_M_ ___X ----X__ ___ __ _�.X
Maintenance Res nsibilities
C slNa Na
PROPERTY CONVEYANCES
Public Conveyances
ROD
Marine Co s at
---X
Fasts
X__ X___ !T
Clean Parcel
Marine Corps/Navy
------- — X
Terms/Conditions of Transfers
Marine Co s Na
X-__ _-_--_r ------ X _________ ________ ----X
Transfers
Marine CO s�Naa
X .. .— -- _____X rrrr�_Tf aYaY_tii__W ___X
EconomicDevelopment
Marine rp lNa y
Coll Y ce
Business Development Plan
LRA
-_�_-__ ..!•T_�__ iW�
Preparation
Reuse Ilan Ado ted ILRA
City of Tustin WAS Tustin Specific Plans Reuse Plan
Page -
Chapter 5 • Plan Implementation Strategy
'asks
LiOLE -1
IMPLEMENTA TION TASKS
Responsibi&y 1997 1998 1999
Timms
2000 2001
2002 Beyond
Application Preparation
LRA
X---___
_-__X.i
__
A2plication SubmitW to DON
LRA
-
__x
Negotiate Payment
LRA/Navy/Marne
X --X
X-_!
_M ___
—x
�x
Tem//Conditions
Corps
RCD
Marine Corps/NM
X!!!
-_x
lea -
a/Mari Corps
Navy/Marine
iiM��
__ri.lY
_____iii _
.M!!i!i!
M_______ _
F
urine
s X—
Ti_w_
__ii�LLL!#
-------- _ii iiYii
ITTX_ _ -X
Transfers
t
Nm/Marine Corps
tel--
_�� .!T
■ Public Bid Sale
Iia !Marine
s
J'if
•i
Na /Marine Corps
X--
_______
!!!!*!-
___W_X
!!!!!T!�!
____x
lk tia i eb 1i Vperty
Market
LF /Ma inn q
�
it
Xwlf_-�+
-_--
�rttx
Solicit Offers
a Illiarin
s
X--
—x
ii
Conclude A em nt
iiia a /Marine CO
x_T___
!!ii#i.
______-
-------- --
___x
Clean Parcel
� arine Corps
---
!'!:-__
iiiii�
_______i
ii!lliii
!R__�
Fo s
x_w
--------
____ --
_ell/
ransfe
Sell/Transfe
Navy/Marine Vo
__-----_-ilii!!
--x
■ Personal Prqgqrty
Na /Marine Corps
Inventory of Property
Marine : rp l
Na lI.,RA
Determination of Need for Reuse LRA/Navy/
____ ---- X.
__X
Marine Corps
J�+ ■ �y
�}oiM i LFl�ion
Consultation
/� f/J
LRA/Navy
ii Yi MiliT ___--_ii!
!___X__
ilii
Marine CO !ps
• f�
Public Conveyance/
X- -__
-------
__
------__
Economic Conveyance
Determined
ROD
---
1 X. !!_x
Transfer to LRA/Public Agencies Na Marine Co
sx
■ Develop Master Marketing Plan
LRA
--X. .—X
■ Adopt Prospect Handling and
IRA
Screening Process
■ Coordinate with Regional/ tate
I,F
______
--__
--
---------
Marketing Programs
-
■ Develop Brochure and Marketing LRA
........
!M
T___x____ Yi.x
Materials
■ Develop and Identify Incentive
LRA
---X_-
--X-t_
_x___
_x__- _-x
----
P' roam
aye}
■ Establish Brokerage
LRA
Relationships
MCAS Tustin Specific Plan Buse Plan City of Tustin
Page -
Chapter 5 • Plan Implementation Strategy
TABLE.14
PPMU'A TION TASKS
nnwfranw
Tasks
I ResponsibUity11999''12000
2002 1 Beyond
DEVELOPhffiNYACTIONS
Prepare Interim Use Plan
LRA
rr-x
-rr x w
----x
--#--##
-i-
---x
Evaluate Site for Appropriate
•
Interim Uses and
Improvement Costs
Determine Lease bates
x -w
--------
--x ---
--------
--------
-wx
Fol--------
lr--f-rr#
-
---------
wrx
Prepare Property for Market
LRA/Navy/Marine
..#i__...-
---- --_ti
-------
wr__rrr
--rrrr-t
-tti____._
--X
Infrastructure Needed
Corps
Building/Grounds
Preparation
Provisions for Tenant
Ac ess./ecuri
Define Structure for Efficient
LRA/Navy/Marine
X--
x#i•
--x--
—X--
---
Lease Negotiations and
Corps
,Appr9val Process
Create Standard Contracts, Type
LRA/Navy/
x
__-__r_-_
----x-i
--- X--
-i-X--
---
Authorized Tenant
Marine Corps
ITro ernents etc.
Establish Property Management
LRA
X--_--
—x
---- X--
-wX--
---x
Long Terra Development Plan
Monitor Environmental Clean-up
L lNavy/
ii --i----
----r----
w-----
--------M
----
--x
Marine -Corps
Determine Environmental and
LRA1Navy
-------
-
----------
--X
Demolition Issues Affecting
Marine Corps
Site Delivery
Establish Critical Path for
LRA
X-wrr_
---wx
-_X---
---Xr--
�m.x.#
;ftiix
Pro Development
IJ V
1eti Yiiiln.i■��i' a Manage Studies
LRA
iwi-----
--rr---
-----r
--------
YYix
Ieedcd to Implement Plan
(examples follow
Utility Provision V i iiVn
_Miiiii-
wi----_
rXw
---x-
-x-.f
i##ix
Agreements/Easements
aiJJATttB S
--------
r-------
-r------
-- -
##MiFii#-W-
----x---
----x
!!lMYYY • AM /.a
Par eli atiVii Plan or
x --w-
--------
-rr-x-
Yix#t_
#irx_i
----x
Master Subdivision
Plan
Programmatic
MarineCorps/Navy
--X
-------r
�!_rx�
„#ix
Agreements on
Property Transferees
Historical Resources
Develop Strategy for
LRA
X--
----Xw
_X----
r-_-_---
Construction and Completion
of Phased Infrastructure
Develop Packages for
LRA
x------
--------
---x--
-------
--------
---x
Sales/ round Leases
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page r
Chapter 5 * Plan Implementation Strafe y
In addition to the responsibilities noted above, it will be critical to develop
n annual and long-term operating budget for the LRA. The budget will
allow staff to identify in more detail the capital investments needed, assess
funding requirements, and prioritize marketing efforts. A strategy will also
be needed to identify start-up funds needed for the LRA.
INCAS Tustin Specific P1anl ease Plan City of Tustin
Page -7
TABLE -1
IMPLEMENTATION TASKS
1997
1998
1999
1200012001
1 2002 Bgond.
'asks
Rqponsibilhy
FINANCING
a Submit► a/ttion
LRA
J�Yili
li yir�rant
Commerce
California Trade and ommei ce
X
X---
X.
Xw
X--_-
OEA
X
X
i�-�i iFR�
EDA
X_
f �YIY
X_T _______HUD
_iirt
X
X,
X-__
X!! __ ___
X
• Apply for California Military
LRA
---
Base Enterprise Zone
■ Undertake a Comprehensive
LRA
-__X -_-----
—
---------------
----X
Financing Feasibility Analysis
for Implementation of
DeveloperFee
X. __X_w
+YPrograms
Tax Exem Finan in
X--'- _"X!" --------
—X
Other Public Improvement and
__
__X_. ........
.X
Facili lirmciProas
a Explore OtherVenture Capital
X___
---- X__
___XM--------
.TX
Or iiffi s
In addition to the responsibilities noted above, it will be critical to develop
n annual and long-term operating budget for the LRA. The budget will
allow staff to identify in more detail the capital investments needed, assess
funding requirements, and prioritize marketing efforts. A strategy will also
be needed to identify start-up funds needed for the LRA.
INCAS Tustin Specific P1anl ease Plan City of Tustin
Page -7
Chapter 5 * Plan Implementation Strategy
5.3 PROPERTY MAI NTENANC E/COOP ERATIVE
AGREEMENT/CARETAKER SERVICES
When a military base is closed and its active duty mission concluded, the
Department of Defense and more specifically the Marine Corps will still
have an obligation to provide a certain minimum level of maintenance for
the remaining buildings and infrastructure on the base until all buildings
and property have been transferred to the LRA or other private or public
sector owners. At this point of closure, the base is said to revert to
Caretaker Status. A Caretaker Site Office (CSO) is hien established on
base. The CSO is under the control of the bases Officer in Charge (01Q.
The OIC's charge is to administer both the ongoing environmental
remediation efforts, and the Caretaker contract. The contract of caretaker
services provides funding for certain specified levels of maintenance on
buildings, utility systems, as well as the roads and sever networks. These
caretaker services are funded out of BRAC' funds and act as a budget for
basic propel maintenance services until the land and buildings are
transferred. The intent is to ensure that buildings with a potential reuse are
properly maintained, and important utility services are protected in order
to maximize their reuse potential.
The standard avenue that most military departments have taken to provide
for caretaker services is to assemble contract documents, put the project
out for bids and then award the contract to the lowest responsive bid. In
the past few years, however, the Department of Defense has identified an
alternative approach whereby a "Cooperative Agreement" is reached
between the military service and the LRA. Instead of setting up
contractual (and often adversarial) relationship between a third party
company, it would seem more preferable to use available funding to help
train the LRA to maintain the base's buildings and infrastructure. This
approach not only keeps military dollars in the local community instead of
being passed to a distant contractor, but it also invests the LRA in the
decision making process about where and how the limited Caretaker
dollars can best be spent. It is hoped that the enol result is a mutually
beneficial approach whereby cost effective caretaker services are provided
to the military, and those same military dollars can work double duty by
paying people in the local community to gain valuable c perience and
knowledge in the maintenance of the closed military Mase.
Specifically relating to DIGS, Tustin, it is recommended that the LRA
explore the feasibility of either a Cooperative Agreement between the
Marine Corps and Navy and the LRA or an actual caretaker contract for
certain services with the LRA. The intention, is that by continuing the high
level of mutual respect for oneanother's interests and the cooperative
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page -
Chapter 5 • Plan Implementation Strategy
spirit that has exemplified the relationship between the IRA, Marine
Corps and the Navy, real savings will result. while the IRA would like to
move forward with the Marine Corps and Navy to discuss either
negotiation on a Cooperative Agreement or caretaker -contract, the
changing time schedule for realign.rnent of military operations has
fluctuated dramatically based on funding issues. Prior to such deliberation,
initial and on-going maintenance levels must first be established in
consultation with the IRA as well as development of a timeline for initial
and transitionary maintenance levels and funding.
5.4 PROPERTY CONVEYANCES
After completion of the EIS EIR and supporting documentation, the Navy
is responsible for making final disposal decision and will issue a disposal
Record of Decision (ROD). gree these decisions are made, the reuse
process enters the implementation phase. This includes conveyance of
installation property. Available methods for conveyance will include:
■ Public conveyances
■ Homeless assistance conveyances
■ Economic development conveyances to the IRA for job creation.
Depending on the circumstances, this conveyance may be at
discounted price.
■ Negotiated sales
■ Advertised public sales
For properties with on-going clean-up efforts, leases may need to be used
to achieve prompt reuse. Prior to leases, however, remedial actions
necessary for removal of contamination must be put in place and operating
successfully.
Since the public benefit conveyance process can require a significant
amount of time to complete, it is recommended that this process begin as
soon as possible. Although public benefit transfers may not take place
prior to issuance of a RDD, the Navy may grant an interim lease for that
period until the transfer process is completed. This would provide a
number of public agencies with the ability to begin establishing their
presence at the base prior to the official closure date and also offset
caretaking and maintenance costs to the military.
MCAS Tustin specific PIWReuse Plan City of Tustin
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Chapter 5 • Plan Implementation Strategy
5.5 ECONOMIC DEVELOPMENT CONVEYANCE
The LRA is extremely interested in pursuing an Economic Development
Conveyance (EIEC) over portions of the base to facilitate job creation and
rapid property transfers. If property is conveyed to the IRA through ars
economic development conveyance, the LRA will have maximum control
over its reuse. There are several advantages to the economic development
conveyance option. The LRA will have complete control over the
rehabilitation, redevelopment and disposition of the property. problems
associated with land assembly, inconsistent development and
inappropriate tenants can be avoided.
However, the economic development conveyance would impose interim
maintenance costs on the LRA, while additional control may benefit the
long-term marketing eting of the base, the LRA cannot afford the added control
if it implies significant short -terra cost impacts. Two principals must
prevail in any EIEC relationship with the Navy:
■ Resources must be greater than any costs.
■ An agreement must work for all parties if redevelopment is to work.
The LRA has submitted to the Navy an EDC application that includes a
detailed Business and Development elopr ent Flan that requests conveyance of
property at MCAS, Tustin.
5.6 PERSONAL PROPERTY
The Marine Corps has been unable to provide the community an inventory
of personal property at the former base. The LRA has identified personal
property it believes necessary to support the objectives of the reuse plan.
While it is expected that on going discussions and consultation will occur,
the LRA will strive to ensure that every reasonable effort is made to obtain
available personal property needed to implement the redevelopment plan
and to ensure that buildings can be fully functional. It is anticipated that
personal property necessary for the effective implementation of the Reuse
Plan and approved for transfer by the military will be conveyed to the
LRA as part of an Economic Development Conveyance. Although
consultations and negotiations are not yet completed, the LRA has
identified that cerin buildings should be left with certain personal
property to enhance their building values and speed reuse annotated in
Table -2.
City of Tustin MCAS Tustin Specific Pl nl ease Plan
Page5-10
Chapter 5 • Plan Implementation Strategy
MCAS Tustin specific PlanlReuse Pfau City of Tustin
Page 5-11
TABLE 5-2
REQUESTED PERSONAL PROPERTY
and Use
a eral De er� tion off ` Type o, rs t
Desi na on Intended RecipMentMse
Bu!E2&E!!& Na
Property Pe nested
Learning Village LRA for South Orange
2, 39 49 59 26, 77, 86, 76,
Office equipment (desks, conference tables,
County Community
889 1329 134, 15% 160,
chairs, computers, business machines, etc.),
College
1655 166, 167, 168, 172,
housing items d, dressers, portable closets,
District/Educational
177, 184, 1895 191, 192,
linens, refrigerators, Moves, fond warmers, Pad,
Facilities
193, 194, 2099 2131 218,
pans, utensils, tables, chairs, etc.), recreational
225, 2279 2361, 238, 239,
equipment (weights, treadmills, rowing
2451 246, 249, 254, 258,
machines, etc.), service item (barbers chairs/
2781 279, 3001 3113, 3116,
equipment, cash registers, stock and display
505, 5069 524, 526, 538,
shelving, freezers/ refrigerators, etc),
5391549555%561,563,
maintenance equipment (housekeeping,
5739 574, 594, 6029 603
groundskeeping equipment), and other items to
sloort reuse activities.
LRA for County of
1142
Office equipment, medical equipment, housing
/range/Children's Shelter
and furniture items, kitchen equipment,
(Emergency Mousing)
landscape/ maintenance equipment, and other
items to s2Mrt reuse activities.
City of Tustin
5479199
Office equipment, industrial equipment, kitchen
(LRA)/Child Care
equipment, furniture items,
Facilities
landscape/maintenance equipment, and other
items to sgMrt reuse activities.
Urban Regional Park LRA for County of 1
, 20A5 20B, 21, 27.,
Office equipment (shelving units, filing cabinets,
1 range/Regioral Park
281 28A9 299 30, 35,
furniture, computers, printers, audio visual
35A, 40A, 1A -J, 90,
equipment, fans, etc.), kitchen equipment, weight
92, 103, 106, 1619 163,
training equipment, landscaping/maintenance
1709 171, 178, 179, 183,
equipment (lawn mowers, etc.), hand/power tools
201, 203, 2079 2111, 226,
(drill press, table saw, lathe, compressor, battery
234, 2429 2471 248, 2.57,
charger, etc.), fire fighting equipment (fire
259, 261, 261, 262, 263,
engine, extinguisher, etc.), communication items
2641 5029 5039 504, 5119
(satellite dish, intercom, etc,), warehouse pallets
5129 513, 523, 533, 564,
and freestanding shelving, and other items to
576 5779 5789 579, 581
support reuse activities.
LRA for County of
11, 121139 4, 1857 173,
Office equipment, kitchen equipment,
l range/Sherif s Training
230, 240, 253, 509
maintenance equipment, weight training
Facility
equipment, and other items to support reuse
activities.
Community Park City of Tustin
935 1069 128, 142, 143,
Office equipment, kitchen equipment,
(LRA)/Community Park
144, 14 , 146, 148, 162,
landscaping/maintenance equipment, and other
163,164!,2025208,216,
items to support reuse activities, housing items
221, 2229 2565 C3, C4
bed, dressers, portable closets, linens,
refrigerators, staves, food warners, pots, pans,
utensils, tables chairs etc.),
Neighborhood Park City of Tustin
23E
Furniture items, kitchen equipment,
(LRA)/Neighborhood
communication devices, and other items to
Parks
support reuse activities.
Elementary School LRA for Tustin Unified
Command Office
Office equipment, furniture items, landscaping/
School DistrictfK-6
Housing
maintenance equipment, kitchen equipment, and
Instruction
other items to su rt reuse activities,
MCAS Tustin specific PlanlReuse Pfau City of Tustin
Page 5-11
Chapter 5 • Plan Implementation Strategy
TABLE
REQUESTED SO
Land Use
General Descripdon of Type of Personal
r
Rgie
� IeTt �S
��� a i No.
�T Requested
Commercial
LRA/Economic
180, 181, 182, 195, 1361
Office equipment, fumiture items, landscaping/
Business
Development
1971 1975 1985 205, 212,
maintcnance equipment, kitchen equiprnent, and
PurposesfBusines s
2139 220, 2291 2315 2415
other items to support reuse activities.
Attraction
2449 2509 2510 252, 2559
269, 273, 508, 5175 5205
525,528, 529, 5309 5359
5365 5375 5439 5445 545,
5461 5519 5529 5559 5589
5599 5609 5659 5660 5681
5703 5819 5829 583, 591,
5939 5979 5989 599, 6001
610, 611,
Commercial
LRA/Economic
5315 5329 571, 5729 601
Office equipment, furniture items, landscaping/
Development
maintenance cquipment kitchen equipment, and
Purposes/Business
other items to support reuse activities.
Ariracticn
Village Services
LRA/Economic
Dane
None
Development
Purposes/Business
Attraction
Community Core
LRA/Economic
299 29A, 40B, 1491 174,
Industrial equipment, office equipment, furniture
Development
1750 187, 204, 233, 265,
items, landscaping/maintenance equipment,
Purposes/Business
2669 5075 5149 5157 534,
kitchen equipment, and other items to support
Attraction
5629 569, 584, 587, 589,
reuse activities.
592, 6049 607, 608, 60910
3000T
Lover Tensity
LRA/Residential Uses
3002T, 6798
Office equipment, furniture items,
Residential
communication devices, and other items to
support reuse activities.
Mediam Density
LR /Residential Uses
473. 5 , 66, 89, 98, 268,
Industrial equipment, office equipment, furniture
Residential
575, 6857,
items, kitchen equipment,
landscaping/maintenance equipment, and other
items to support reuse activities.
LRA for Irvine Temporary
3003T
Office equipment, furniture items,
Mousing 14
communication devices.
ui7it om less
Accommodations
Transitional-
LRA for Orange County
553, 554, 557
Dousing items .irniture, beds, dressers, portable
Emergency Housing
Rescue Mission/Homeless
closets, linens, etc.), office equipment, landscape/
Accommodations
maintenance equipment) and other equipment to
support reuse activities.
Golf Village
LRA/Economic
23A, 23B, 23C5 23D9
Office equipment, kitchen equipment, landscape/
Development
23Fp 3% 1869 5401P 567,
maintenance equipment, and other equipment to
Purposes/Business
5909 596, 6059 606,
support reuse activities.
Attraction
16168
City of Tustin MCAS Tu in- Specific Plant eu a Plea
Page5-12
Chapter 5 • Plan Implementation Strategy
5.7 MARKETING
5. 71 Marketing Strategy
The key objectives in any marketing strategy for the LRA should be
primarily to create those development activities that meet community
needs, have a market ready demand, and have job creation potential. To
maximize MCAS, Tustin's competitive position in the marketplace, the
appeal of the site as a mixed-use, master planned development which will
include a wide range of uses, supporting services, recreational activities
and amenities should be emphasized. The sae's central Orange County
location, with direct and easy access to lard and air transportation
facilities, should also be stressed.
The marketing effort must be a strategic one, specifying target markets
and identifying concrete objectives. It requires strong implementation
component to reach the target market and the defined goals. Marketing
techniques will need to focus on achieving the goals of the reuse plan,
creating jobs, and attracting viable businesses.
Any marketing plan must be long-range in its scope, recognizing the
different rent development options for the various components of the base, but
include short-term objectives such as taking advantage of appropriate
interim uses. Portions of the base will be available immediately upon
closure and the marketing plan must be prepared to find users and
developers for these areas while meeting the long range goals of the reuse
plan. Other areas, clue to the toxic clean-up schedule or the need for more
extensive infrastructure, may not be marketed for permanent uses until
later.
Certain areas of the site may require a 'master developer" approach t
ensure individual developments will have the quality that can only come
from overall coordination and control. Other facilities will require
upgrading and maintenance work in order to make them more attractive to
civilian reuse. In particular, existing family housing areas offer an almost
immediate opportunity for rehabilitation and can be marketed as
affordable housing.
detailed marketing strategy should be developed to create a plan and
recruitment goal for the marketing effort. A number of key elements
should be included in an effective strategy:
An organizational structure with marketing and response capability
to search out and follow-up on leads and to ensure that commitments
WAS Tustin Specific PlanlRe se Plan City of Tustin
Page 5-13
Chapter 5 • Plan Implementation Strategy
to developers and users are met. This will re luirc development and
identification of budgeting, personnel and relationships.
■ Identification of specific strengths of the site including physical
location, business climate, transportation facilities, school system,
recreational amenities, etc.
■Determination of target markets which will be most advantageous in
providing job -creating businesses, industries and other types o
businesses and development projects for the site. This involves the
review of market conditions—present and future—the determination
of competitive products, and setting land values and leasing rates.
■ Cooperative leveraging of resources and contracts with other
associations and trade groups.
5.7.E Marketing Campaign
In conjunction with the marketing strategy, a specific marketing and
advertising campaign creeds to be developed. Responsibilities of the IRA
in regards to the marketing effort include: overall management,
management of participating entities, database creation and maintenance,
and creation of advertising and marketing materials. A typical program
might include:
A. Development of marketing materials for disseminating
information including:
I . A professionally designed sales brochure;
. A. technical package that will provide supplementary inventory
information and description of facilities;
. Basic print media advertising photos, a logo, art wort, etc. for
use in print media advertising the MCAS, Tustin facilities in
various economic development targeted trade group
publications. Versions of ads with and without photos should
be developed.
. A video that highlights the base as an economic development
resource, conveying the ultimate design and function of the site
to prospective tenants.
. A newsletter detailing LRA activity either by contributing
column to the community Redevelopment newsletter, local
newspapers or by developing its ori periodic newsletter to be
City of Tustin WAS Tustin Specific P1anl a se Plan
Page -1
Chapter 5 • Plan Implementation Strategy
mailed out to current prospects, corporate location offices and
other interested parties.
. The possible development of an ori -base marketing ceater.
7. The creation of a "web" page to provide uta -to -date information
on development and leasing opportunities and highlights o
new development or reuse activities.
B. Contacts and Mailings to Trade and Professional Groups/
Associations
Trade groups undertake efforts to aid their members. These efforts
include providing membership lists, notifying members of site
availability, and forwarding pertinent, useful information to
members.
To effectively use trade and professional groups/associations
networks, the LRA would:
I . Screen and prioritize relevant target industries.
2. Compile a database of associations, including names,
addresses, contact persons, and telephone numbers.
. Telephone the appropriate contact with the group to explain the
purpose, facilities, and opportunities and to request assistance.
4. Follow-up as appropriate; minimum should be a letter
regardless of receptivity, and may possi
Chapter 5 • Plan Implementation Strategy
C. Print Media Campaign
Print media can be a somewhat helpful means of cultivating leads
and inquiries from non -local firms. This campaign might include
traditional industrial facility/economic development and consumer
oriented publications where it is found to be effective. To use print
media, the LRA should:
I . Develop a list of the best publications for advertising and
conduct initial screening based on their value in meeting the
marketing goals. Talo advantage ofthe experience of others,
with respect to coverage, cost, and response, or perhaps engage
marketing consultant.
. Contact advertising offices of the selected publications about
cost, publication schedule, types ofreader response
mechanisms, and plans for "special issues" that would be
appropriate to advertise "successes" in base reuse and tenant
attraction at MCAS, Tustin.
. Take advantage of nor -cost advertising. Identify when
publications schedule features on particular states, regions or
issues and will accept short articles for inclusion in the
publication. write and submit favorable articles for
publication,
D. Direct Response Contacts and Railings
This clement consists of traditional marketing, both as a response to
inquiries generated directly by the LRA, as well as cultivating
prospects from other sources.
E. Cooperative Marketing Efforts
1. The LRA should move aggressively to integrate its marketing
strategy, efforts, materials and information with the California
Trade and Commerce Agency.
2.. Contacts should be established with other regional, statewide
and national economic development entities, such as the Small
Business Administration, the U.S. Department of Commerce,
the Los Angeles Area Chamber of Conunerce and the orange
County Economic Development Consortium. Each of these
organizations should be provided with maps, descriptions, an
inventory of facilities, and the L 's economic development
incentives.
City of Tustin - ---- MCAS Tustin Specific PlarilReuse Plea
Page 5-16
Chapter 5 • Plan Implementation Strategy
. Explore the use of electronic data dissemination. The LRA
should definitely participate in DA's "PARCELS" and also
explore other Internet opportunities.
. Explore the availability of funds or cooperative advertising
programs available to leverage the LrA's resources.
F. Economic Development Incentive Programs
The LRA, working in conjunction with the cities of Tustin and
Irvine, should develop and identify incentive programs which can be
used to attract new prospective tenants to the Mase. The City o
Tustin has received approval for MCAS Tustin designation as a
Local Agency Military Base recovery Area LAMBRA by the State
of California. Similar to State Enterprise Zone designation,
LAM RA designation provides significant tax credits and other
incentives to businesses which locate to and redevelop the closing
base property. ,Any air emission credits maintained at the site should
also be used in attracting industries. Since the base is in a non -
attainment area, certain businesses are required to obtain air emission
reduction credits that have a corresponding dollar value.
G. Use of the Commercial Brokerage Community
The LRA should explore the procedures to be used in listing property
at the base with the brokerage community and in enlisting the
brokerage community to support its efforts.
5.8 FINANCING
In order to make the site attractive to developer and tenants, significant
infrastructure improvements will be required to accommodate new
development. Total backbone costs for MCAS S Tustin which does not
include local panel -serving infrastructure is estimated to be approximately
140 million dollars.
The pace of development will respond to market et conditions and the
effectiveness of the marketing program. As described in the previous
Chapter, the installation of infrastructure will be phased to correspond to
the anticipated pace of development. However, the infrastructure phasing
strategy will be continually updated to reflect the availability of funding
for infrastructure improvements and general market conditions.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page 5-17
Chapter 5 • Plan Implementation Strategy
Any financing strategy will be controlled by:
■ Ability of early phases of development to use existing infrastructure
prior to the funding of new or reconstructed infrastructure;
Ability of infrastructure to be phased so public and private land uses
can financially support planned improvements;
Ability to apply lease, sale and conventional development fees and
special tax revenues (such as public Improvement Act of 1913 or
1915, and Community Facility Act financing) to the infrastructure
program;
Appendices
6. Appendices
A. GENERAL PLAN CONSISTENCY
The Marine Corps Air Station (MCAS) Tustin Specific Plan Reuse Plan i
consistent with and supportive of the goals and policies of the City of
Tustin and Irvine General Plans, as amended to reflect conversion from a
military to a civilian use. A discussion of the relationship of this Specific
Plan to each of the General Plan elements follows.
Land Use Element
The Tustin Land Use Element consists of thirteen goals which provide the
framework for land use planning and decision-making within the City of
Tustin. The major goals that directly relate to the Specific Plan are
presented below:
■ Provide 'for a ell -balanced land use pattern that accommodates
existing and future needs for housing, commercial and industrial
land, open space and community facilities and services, which
maintain a healthy, diversified economy adequate to provide future
City services.
■ Ensure that new development is compatible with surrounding land
uses in the community, the City's circulation network, availability of
public facilities, existing development constraints and the CitYs
unique characteristics and resources,
■ Improve urban design in Tustin to ensure development that is both
architecturally and functionally compatible, and to create uniquely
identifiable neighborhoods, commercial and business park districts.
MCA S Tustin Specific PlanlReuse Plan City of Tustin
Page -1
Appendices
Promote expansion of the City's economic base and diversification of
economic activity.
The Specific Plan accommodates a range of land uses that will provide a
healthy balance of market driven, private sector uses along with a vide
range of public serving uses. A variety of housing opportunities,
employment, educational and community support uses will complement
surrounding uses and strengthen the economic base of the area. The
location and mix of uses within the Plan area are intended to minimize
noise, traffic, air quality, and other potential environmental impacts.
The Plan includes the community facilities and infrastructure necessary to
support the planned uses. Furthermore, the Plan provides critical links in
certain facilities including the local and regional transportation system and
trails.
Design guidelines and development standards within the plan address the
aesthetic integration of uses within the site and with surrounding uses. The
focus is to integrate anticipated land uses with existing facilities, and
provide for architectural, landscape, streetscpe, and site design
enhancements to improve the character of the site. Furthermore, the Plan
is divided into Neighborhoods, which will have their own characteristics
and set of functions to perform within the Plan.
Uses with the hest revenue generation potential will he developed in the
early phases of development. The Plan anticipates the future by promoting
uses and institutions that will accommodate and attract 21st century jobs
and technologies.
The Band Use Element of the City of Irvine General Plan consists of six
land use planning goals. These goals are similar to diose of the Tustin
Land Use Element in that they seek to balance land uses, provide
compatible land uses, and promote economic prosperity. Irvine's gran
Design Element seeps to provide a visually attractive, efficiently
organized and identifiable city. The public Facilities Element also lochs to
provide a full range of necessary public facilities and services, The
Specific Plan is consistent with these Irvine General Plan Elements based
on the above discussion of the plan's provisions and intent.
Circulation Element
The Tustin Circulation Element is designed to provide a safe, efficient and
adequate circulation system that will provide adequate capacity for future
land uses in the City of Tustin. The following goals relate to the Specific
Plan:
City of Tustin MCA S Tustin Specific P1anlReuse Plan
Page -
Appendices_
M Provide a system of streets that meets the needs of current and future
inhabitants, and facilitates the safe and efficient movement of people
and goods throughout the City consistent with the City's ability to
finance and maintain such a system.
■ Increase the use of non -motorized ec motes of transportation.
0 Provide for well-designed and convenient parking facilities.
The Specific Plan supports two levels of roadway in terms of circulation
system function. Roadways of regional significance will cross the Plan
area to serve thrix -traffic as well as project generated traffic. The local
intemal roadway system will connect and serve the land uses in the Plan
area itself
The Plan incorporates a non-residential land use/trip budget tracking
system to manage the forecasted vehicular trips generated by the proposed
lana use mix. The Purpose of the trading system is to ensure that
development can be accommodated within the planned roadway capacity
of on-site and off-site roadway systems.
Pedestrian and bicycle uses are believed to serve as a significant node of
.. transportation. Bikeways and pedestrian paths will connect with existing
local and regional facilities surrounding the area, as well as provide a
comprehensive internal system.
The project shall provide sufficient ofd' -street parking for any new
buildings constructed and for any new use established; for any addition or
enlargement of an existing building or use; and for any change in the
occupancy of any building or a manner in which any use is conducted that
would require additional parking spaces. Joint use of parking facilities
may be authorized by the Planning Commission for uses with significantly
different peak hours of operation.
The City of Irvine's Circulation Element establishes similar goals such a
providing a balanced transportation system that will accommodate
projected local and regional needs and providing pedestrian and bicycle
systems that will encourage non -motorized nodes of transportation. The
Specific Plan is consistent with the Irvine Circulation Element based on
the above discussion of the Plan's provisions and intent.
Conservation, open Space, and Recreation Element
The Tustin Conservation, Open Space, and Recreation Element addresses
issues and opportunities to conserve the City of Tustin's sensitive lands
and to enhance the open space within the city. The following goads relate
to the Specific Plan:
MCA S Tustin Speci'fi'c Plan Reuse Plan City of Tustin
Page -
Appendices
Reduce air pollution through proper land use, transportation and
energy use planning.
0 Protect water quality and conserve water supply,
■ Encourage the development and maintenance of a balanced system of
public and private parks, recreation facilities, and open space that
serves the needs of existing and future residents in the City ofTustin.
■ Maintain and enhance the City's unique culturally and historically
significant building sites or features.
The Specific Plan contains a mixture ofuses that will enable people to lire
and work on the site. This mixture ofuses will allow occupants to meet
significant part of their daily needs within the site. The Plan will also
concentrate on the proper placement ofbuildings, roads and services in
order to provide convenient connections between uses, convenient access
for motorists and pedestrians, and necessary buffering or screening of
certain activities or uses.
The recreational Bikeway/Trail Concept Plan will provide an opportunity
to complete vital links necessary for a comprehensive regional system as
well as improve the local system. The pedestrian and hike facilities are
intended to serve as a significant means of transportation throughout the
area.
"our existing Irvine Regional Water District n WD abandoned wells are
located along the western edge of the base. IRvD has an interest in
abandoning and relocating these wells. The base's internal reclaimed water
system ties into the Barranca Parkway pipeline at Jamboree Road and
extends north towards Edinger Avenue. The line is military property.
IRWD recommends the abandonment of the existing reclaimed water
mains and providing service connections to developments from a new
backbone system. IWD has expressed interest in giving up ownership of
existing well properties on the northwest side of the site at Red Hill
Avenue in exchange for new well sites rear the site's northern boner.
Numerous public parks, private recreation facilities, and trails are called
for in the Plan to serve the residents. Three neighborhood parks, a
community park, and a regional park are included in the Plan. The
neighborhood parks are intended to serve existing and planned residential
areas while the community and regional parks are intended to serve the
urger community. A. , .+
ll nVA47i4p.
FeeRee"HAW-LA -L9.L%.L0A.&A1X%PeG1;1F A -IL -L 16A-&%. %_i '4—P A & . ... PC ... . These parrs and recreation
facilities will be made pedestrian -friendly clue to their close proximity to
residential uses.
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page -
Appendices_
The northern blimp hangar, which is on the National Register of Historic
Places, may be preserved as part of the Urban Regional Park if financially
feasible. The hangar will set the theme for the park and will be a landmark
of the Specific Plan area.
The City of Irvine's Conservation, Open Spee and Recreation Element
addresses the development and maintenance of a network of recreational
areas as well as the maintenance of historical resources as part ofthe
City's land use pattern. The Energy Element of the Irvine general Plan sets
the goal of conserving energy by maximizing energy efficiency through
land use and transportation planning. The Cultural Resources Element
strives to ensure the paper disposition of historical and cultural. The
Parks and Recreation Element calls for the provision of parks and
recreational opportunities. The Specific Plan is consistent with these Irvine
General Plan Elements based on the previous discussion of the tan's
purpose and intent.
Public Safety
The Tustin Public Safety Element is intended to identify natural and man-
made hazards and establish policy to minimize the exposure of Tustin
residents to these hazards. The following goal of the 'Tustin Public Safety
Element relates to the Specific Flan:
Deduce the risk to the community's inhabitants from exposure to
hazardous materials and wastes.
MCAS Tustin has been a user of hazardous materials and there have been
numerous documented spills and leaks on the site. The military has created
a team to organize and implement the Base Closure and Realignment Act
Clean Up Plan. All provisions of the Tustin and Irvine Hazardous
Materials Codes and Fire Codes shall apply to any use, handling, storage,
and transportation of hazardous materials.
The City of Irvine General Plan includes a Safety Element as that which
identifies natural and man-made hazards. The Safety Element also seeks to
identify actions that the City, in concert with other jurisdictions, must take
to reduce the probability of a hazard occurrence. Also, Irvine's Waste
Management Element calls for the efficient disposal of refuse and solid
ate material without deteriorating the environment. These are similar to
the above stated City of Tustin General Plan goals and are consistent with
the Specific Plan.
Noise
The purpose of the Tustin Noise Element is to develop strategies to reduce
excessive noise resulting from mobile sources such as traffic, aircraft, rail,
MCA S Tustin Specific P1anlR use Plan City of Tustin
Page -
Appendices
and stationary sources such as construction activity, music and air
conditioners. The following goal ofthe Tush Noise Element relates to the
Specific Plan:
■ Use noise control measures to reduce the impact from transportation
noise sources.
Plans for noise attenuation ofresidential units located near arterial
highways and railroad rights-of-way, =gray, which will ensure that interior and
exterior noise levels do not exceed state requirements and local city noise
ordinances, shall be submitted for review and approval prior to building
permits being issued to accommodate reuse and/or subdivision approval
for residential development, whichever occurs first.
The Noise Element of the City of Irvine General Plan also seeks to ensure
that City residents are not exposed to high levels of mobile noise and
hopes to achieve maximum efficiency in noise abatement efforts. The
above discussion provides a basis for consistency with the Specific Plan.
Growth Management
The Tustin Growth Management Element intends to ensure that there is an
adequate traffic circulation system to support the growth and development
of the city. The goals of the Growth Management Element that apply to
the Specific Plan are:
Ensure adequate transportation facilities are provided for existing and
future inhabitants of the City.
■ Strive to develop and maintain a balance between jobs and housing in
Tustin.
The Specific Plan provides for two levels of roadways in tens of
circulation system function. The first in the hierarchy are roadways of
regional significance which cut across the Plan area. These roads will
serve thru-traffic as well as project generated traffic. The second type of
roadway will be an internal roadway system that will connect and serve
the land uses in the Plan area. Together these roadways are designed to
serve the internal circulation and external accessibility seeds of future land
uses.
The Plan is expected to generate approximately 23,400 permanent jobs at
buildout, which will improve the jobs/housing balance within the City.
Furthermore,, the nix of uses ill enable people to live, work, shop,
recreate, and attend community college classes within the Plan area.
City of Tustin MAS Tustin Specific Pl nlF Buse Pan
Page -
Appendices_
The City of Irvine's Growth Management Element also strives to ensure
that the City is able to provide ars adequate circulation system. The
Specific Plan is consistent with the Twine Growth Management Element
based on the above discussion of this goal.
Housing
The purpose of the Tustin housing Element is to identify the housing
programs aimed at meeting the identified housing needs of the City's
population. The City of Tustin has identified the following goals in the
Housing Element, all of which have a relationship to the Specific Plan:
■ Provide an adequate supply of housing to meet the City's need for a
variety of housing types to meet the diverse socio-economic needs of
all community residents.
■ Ensure equal housing opportunities for all existing and future City
residents regardless of race, religion, ethnicity, sex, age, martial
status of household composition.
■ Increase the percentage of ownership housing to ensure a reasonable
balance of rental and owner -occupied housing within the City.
0 Preserve the existing supply of affordable housing in the City,
Conserve, maintain, rehabilitate and/or replace existing housing in
neighborhoods which are safe, healthful and attractive, in accordance
with adopted Land Use Policy. Improve the residential character of
the City with an emphasis on revitalizing neighborhoods showing
signs of deterioration. Promote conservation of the City's sound
housing stock, rehabilitation of deteriorated units where they may
exist City-wide, and elimination of dilapidated its which endanger
the health, safety and well -tieing of occupants,
■ Ensure that new housing is sensitive to the existing natural and built
environment.
A variety of low density, medium density, and medium-high density
residential uses are included in the Specific Plan/Reuse Plan to
accommodate the diverse socio-economic needs within the community.
The low and medium density developments are oriented toward ownership
tenure while the medium-high density development is more closely
oriented toward rental tenure. Apartment development is limited in most
of the Planning Areas to a maximum of twenty-five percent (25%) to
ensure a reasonable balance of rental and over -occupied housing within
the City. Mousing accommodation for lova- and very -low income families
MCAS Tustin Specific PlarilReuse Plan City of Tustin
Page -
Appendices
will be dispersed and integrated in all of the neighborhoods throughout the
Specific Plan/Reuse Flan to ensure equitable housing opportunity.
In an effort to rehabilitate existing housing and neighborhoods within
Tustin and Irvine, the Specific Pian area contains -existing military housing
developments that may be retained and converted for civilian use. Specific
architectural enhancements, site improvements, and utility modifications
are identified in the Plan which will are necessary to upgrade the units to
market -rate standards.
The Specific Plan Reuse Plan also recommends a "Homeless
Accommodation Plan" which identifies the needs of the homeless within
the communi
Appendices
B. PUBLIC BENEFIT CONVEYANCE REQUESTS
In considering all public conveyance requests, the Housing and State and
Focal Screening Sub -Committee considered and made recommendations
to the Base Closure Task Force for a number of applications based upon
their application's ability to meet one or more of the evaluation criteria
approved by the 'mask Force and described within the application packet
itself. In making its final determinations, the Base Closure Task Force
either approved, approved as modified or denied these applications.
Applications which were approved or approved as modified are described
within the MCAS Tustin Reuse Plan, along with any required conditions
of approval. Final Task Force reasons for denial or modification of a
request for property conveyance are described below.
H. Homeless Provider Applications Denied
1. California Paralyzed Veterans - The California Paralyzed
Veterans (CPV) requested 100 family units of permanent
housing for homeless disabled veterans and non -veterans.
Although no specific site for this request was identified, it was
assumed by the IRA that the proposal was to locate the 100
units within the installations existing family housing areas.
The 'Task Force denied the application for reasons which
included:
■ Not all required application information was submitted.
More specifically, no organizational chart or detailed
assessment of meed was provided; no locations or
properties for the program were identified; details of the
proposed management plan were missing; state and
federal grant funding levels were not clearly defined.
■ CPV did not demonstrate an adequate enough financial
status, adequate enough sources of ceding nor an
adequate ability to finance the proposal in that the
proposed project relies upon receipt of fture rents and
does not clearly indicate a reliable alternate source of
funding.
■ The proposal did not fulfill a critical need gap identified
in Tustin or Irvine's Consolidated Flans, nor would it
serve specific local conunu.nity needs in that no estimate
of the homeless population to be served is indicated, no
description of Tustin Irvine needs and the application did
not indicate whether similar programs already exist in the
con iunity.
WAS Tustin Specific Plant eu a Plea City of Tustin
Page -
Appendices
The proposal did not balance the economic and
community development needs of the community in that
if approved, the project would constitute an estimated
$150,000 annual impact upon the cornrnunity through
property tax and potential redevelopment tax increment
losses. In addition, the proposal identified ongoing costs
which were unrealistically expected to be borne by the
City of Tustin. with the Fiscal Impacts in the early years
of the Reuse Plan expected to be significant to the local
community, transfers of significant portions of the base
off the tax roll would create even more severe impacts
and impede reuse efforts.
CPV had no demonstrated experience in offing or
operating similar programs or facilities, no clear link to
other service providers and the proposal was inconsistent
with Task Force policy direction to provide a continuum
of care at the site (provision of housing only with no clear
lints to training, services, education, etc. at or near the
base).
It was felt that the proposed program could be
accomplished by other means other than property transfer
in that other more qualified and experienced applicants
had requested property for homeless purposes at MCAS
Tustin. These and other existing homeless housing
opportunities within the communities could accommodate
the clientele served by CPV.
. Jamboree Housiniz - Jamboree Housing
Corporation submitted a proposal to provide transitional
housing, affordable rental housing, market rate rental and for -
sale housing for 600 fly units within the installation's
existing family housing areas (274 Dwelling Units Northwest
Area, 326 Dwelling Units Southeast Area).
The Task Force denied the request for reasons which included:
■
Not all required application information was provided.
More specifically, no tax ret ms were submitted;
description of what expansion of services would be
needed to accomplish the proposal; no breakdown of
funding available to implement the request was provided;
no authorization to acquire property was submitted.
City of Tustin WAS Tustin Specific Planlf use Plan
Page6-10
Appendices
■ There is an adequate supply of "for rent" properties
particularly in Tustin at rents which meet low income
requirements. Therefore, the request for housing in Tustin
was Felt to not fulfill critical need gap m Tustin's
Consolidated Plan as the proposal did not deal with Tustin
needs. Also, both wine and Tustin General Plans have
policies discouraging any concentration of homeless
housing. with this in mind, the unit count proposed was
viewed as an over concentration of affordable units.
■ The program concept and approach was inconsistent with
Task Force policy direction which favored ownership of
existing housing and desire to want to see a major portion
of housing to return to the tax roll to offset the significant
infrastructure needs of the Reuse Flan.
There was no clear link to other service providers which
was inconsistent with Task Force policy direction to
provide a continuum of care provision of housing only
with no clear links to training, services, education, etc. at
or near the base). The applicant only indicated a desire to
identify and utilize County -wide programs to support the
proposed program. As such, no clear link to on -base or
community based Continuum of Care programs was
offered by the applicant.
The applicant provided no clear description within their
proposal that demonstrated experience in transitional
housing or experience with much smaller programs. Also,
the proposal suggested the use of a subcontractor Solari
Enterprises) but presented no information on their
abilities or experience.
■ They dict not balance the proposal against economic and
other community development needs of the community in
that the project would constitute an estimated $450,000
annual impact to the community due to lost property tax
and potential redevelopment tax increment revenues. with
the Fiscal hnp cts in the early years of the Reuse Plan
expected to be significant to the local community,
transfers of significant portions of the base off the tax roll
would create even more severe impacts and impede reuse
efforts.
CAS Tustin Specific PlanlReuse Plan City of Tustin
Page 6-11
Appendices
■� The program can be accomplished by other means rather
than property transfer. It was felt that the provision of
affordable units could be accommodated in the Reuse
Flan without the need to take these units ofd' the tax roll
including public/private partnerships, negotiated sale with
deed restrictions guaranteeing a certain number ofits
being retained as affordable, the use of an economic
development conveyance by the LRA, etc.
. Orange County Housing Corporation - The Orange County
Housing Corporation submitted a proposal requesting 30 family
wits to be located somewhere within the installation's existing
family housing areas for use as "Bridge" housing for families.
The Task Force denied the request for reasons which included:
Not all required application information ation vias submitted.
More specifically, a detailed narrative description of the
proposed use was not provided; there were no specific
sites identified; there were no specifics regarding
experience with ownership provided; there was no clear
explanation of the proposed program benefit, target
clientele to be served, hove the program was to
accomplish the goal of eliminating hopelessness, etc.;
and, there was no explanation of hove a. contracted
administrator would accommodate conveyance of
additional facilities.
The applicant did not demonstrate an adequate enough
financial stability, adequate enough sources of funding
and presented a limited ability to finance the proposal in
that no surplus funds exist according to submitted audits
for the two previous gears, and no new revenue sources
were identified in the information provided.
The request for rental housing units was found to not
fulfill a critical need gap in Tustin's Consolidated Plan.
There is adequate supply of "for rent" properties
particularly in Tustin at rents which meet lour -income
requirements.
The proposal did not serve specific community needs as
participation in the proposed Dousing opportunity was
described to he from throughout Orange County,
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Mage -92
Appendices_
There was no clear link to other service providers which
is inconsistent with Task Force policy direction to provide
a continuum ofcare (proposed provision of dousing only
with no clear links to training, services, education, etc. at
r rear the base.
■ The program concept and approach for acquiring these
units for rental housing would not meet conunity and
Task Force expectations that future affordable owner -
occupied housing return to the tax roll.
The prograrn can be accomplished by other means rather
than property transfer and taking units off the tax roll,
including private/public partnerships, negotiated sale with
deed restrictions guaranteeing a certain number of units
being retained as affordable, the use of an Economic
Development Conveyance by the LRA, etc.
. SBC Coanmunity Homeless Coalition - SBC submitted an
application which proposed that 22 family wits Within the
installation's existing Northeast housing area be used for
transitional housing for families.
The Task Force denied the proposal for reasons which include:
■
Not all required application information was submitted.
More specifically, no listing ofprincipal officers in the
organization was provided; there was no organizational
chart or administrative procedures provided; there was no
assessment of local homeless need to be met by the
program provided; there was no discussion of hover the
proposal is consistent with reuse plan, and there was no
explanation or justification of the meed for facilities
identified for conveyance, etc.
The applicant did not demonstrate an adequate enough
financial status, adequate enough sources of fanding nor
ability to finance the proposal in that the proposal relied
upon grants, rental income and donations, none of which
could be guaranteed with any certainty.
The applicant did not demonstrate adequate experience in
providing and/or operating similar programs in their
proposal in that they had only incorporated recently
(August 11, 1995).
AS Tustin Specific PlanlReuse Plan City of Tustin
Page 6-13
Appendices
The proposal had no clear link to other service providers
which resulted in its being considered inconsistent with
Task Force policy direction to provide a continuum of
care (proposed provision of housing only with no clear
liras to training, services, education, etc. at or near the
base).
No upgrade of existing units was proposed which would
create a negative impact on the surrounding community.
. veterans Charities of orange County - The Veterans Charities of
Orange County submitted an application which proposed that
192 barracks units be used to accommodate transitional housing
r single mere and women.
The Task Force denied the proposal for reasons which include:
Not all required application information was submitted.
More specifically, the applicant did not submit all of the
required financial information; no tax retums were
provided; no marketing strategy was provided; and, no
schedule for completion and financing of all improvements
was provided.
The applicant dict not demonstrate an adequate enough
financial status, adequate enough sources offunding nor
ability to finance the proposal in that the submitted project
proforma shoves that a positive cash flow for the project
would not happen until the 12th year of the project.
According to their submitted financial statement, the
charity has ended 1994 and 1995 with a positive cash flow
of only $15,953 and $34,937 respectively. No funding
source was identified to fund the $370,,680 rehabilitation
costs associated with the proposal, although it was assumed
that the charity would attempt to secure a loan for this
purpose.
The strength of any link to other service providers was
vague in the proposal. More specifically, the program
promotes the provision of homeless vocational training and
educational services internally and sloes not provide links to
other planned or existing continuum of care opportunities
within the community or at MCAS Tustin.
It represented a competing request with another agency
better able to provide the service proposed.
City of Tustin WAS Tustin Specific Plan Reuse Plan
Page 6-14
Appendices
. Sociejy of St. Vincent de Paul - The Society of St. Vincent de
Paul submitted an application which proposed that a Food
Distribution Center be located within an existing 66,000 sq. ft.
warehouse building at the installation.
The Task Force denied the proposal for reasons which include:
■ The proposal (food distribution) did not fill a critical need
gap identified in Tustin or Irvine's Consolidated Plan, nor
would the proposal serve existing or planned homeless
food distribution reeds that weren't currently being filled
by the existing food distribution center located in the City
of Orange. In addition, the proposed program was
intended to replace this existing service.
The program is a duplication of available support services
t another location (similar facilities are leased by the
applicant within the City of Orange).
It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the property's ability to generate
needed tax revenue resulting in the annual loss to the
community of approximately $52,400 in redevelopment
tax increment and $16,500 annually in interim lease
payments for use of ars existing building at the site. With
the Fiscal Impacts in the early years of the Meuse Plan
expected to be significant to the local community, transfers
of significant portions of the base off the tax roll would
create even more severe impacts and impede reuse efforts.
7. Orange.. Count Development Council - The Orange County
Development Council submitted an application which proposed
that a Food Bank be located within an existing helicopter
hangar on the installation near warner Avenue and Red Hill
Avenue.
The Task Force denied the proposal for reasons which include:
The proposal (food distribution) did not fill a critical need
gap identified in Tustin or Irvine's Consolidated Flan, nor
would the proposal serve existing or planned homeless
food distribution needs that weren't currently being filled
by the existing food distribution center located in the City
of Garden Grove. In addition,, the proposed }grogram was
intended to replace this existing service,
MCAS Tustin Specific PlarVReuse Plan City of Tustin
Page -1
Appendices
■ The program is a duplication of available support services at
another location (similar facilities are leased by the applicant
within the City of Garden Grove.
It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the property's ability to generate needed tax
revenue resulting in the annual loss to the corn nunity of
approximately $52,400 in redevelopment tax increment and
$16,500 annually in interim lease payments for use of an
existing building at the site, with the Fiscal Impacts in the
early years of the Reuse Flan expected to be significant to the
local community, transfers of significant portions of the base
off' the tax roll would create even more severe impacts and
impede reuse efforts.
L Homeless Provider Applications Modif led
1, Human Options DOVE Housing) - Dove Housing originally
proposed to provide 20 emergency transitional housing
opportunities for homeless families distributed within various
portions of the installation's existing family housing 10
dwelling units in the base's Northeast (NHousing Area, 10
dwelling units in the base's Southeast (S/E) Housing Area).
However, due to the type of multi -family unit (apartment -style)
configuration currently existing within the neighborhood, the
Task Force approved Dove's use of six wits to be
accommodated in one -plea. Dove Housing is experienced in
owning and operating similar facilities, especially emergency
shelter programs elsewhere in the County. The proposal to serve
Homeless families would fill a homeless need 'gap" in the
continuum of care approach identified by the community. The
proposed programa would promote coordination with support
service providers, school districts, etc., and encourages linkages
with job training, employment and education opportunities
provided within the proposed reuse plan and community at
large, The Task Force approved the request as modified with
conditions identified within the MCAS 'Tustin Reuse Plan.
. Families Forward (formerly Irvine TemporaryyHousing) -
Failies Forward originally requested 13 transitional housing
opportunities for homeless families in the installation's
Southeast family housing area. However, due to the type of
multi -family unit (apartment -style) configuration currently
existing within the neighborhood the Task Force approved their
use of 14 units to be located in one -plea, and two 4-plexes due
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page 6-16
Appendices_
to existing unit configuration within that area. Units are to be
dispersed in the Southeast Housing Area at MCAS Tustin (City
of Irvine), Irvine housing currently owns and operates several
similar facilities in the City of Imine. The organization is
fiscally and organizationally sound and has shown that they are
capable of operating hese additional facilities at this time.
Although not currently anticipated to be linked to service
opporturdties proposed for MCAS Tustin, Families Forward's
program does provide educational, housing and vocational
training opportunities to clients to ensure that the cycle of
hopelessness can be permanently ended and participants
provided the tools to once again become contributing members
of the community. Also, the propo sal would fill areed "gap„
identified by the City of Irvine's Consolidated Plan, assisting
that community in their continuum of care approach. The Task
Force approved the request as modified with conditions
identified within the TKAs Tustin Reuse Plan.
. Orange Coast Interfaith Shelter - Orange Coast Interfaith
Shelter CIS originally proposed to provide six family wits
of transitional housing located within the installation's
Southeast Housing Area which could be located in one -plea.
However, the Task Force approved the use of all six units within
the Northeast Housing Area due to the Task Force's desire to
avoid the possibility of over -concentration of homeless
accommodation within the S housing area. All units would be
two bedroom units. OCIS owns and operates similar facilities i
the region and was found to be organizationally and fiscally
proven to be sound, competent and capable of operating the
proposal. The provision of transitional housing to homeless
families would fill an identified need gap in the community's
continuum of care approach as identified within its EIU
approved 'Consolidated Flan. Also, the program envisions
linkages with education, job training, employment and other
services intended to brew the cycle of hopelessness and
poverty. The Task Force approved the request as modified with
conditions identified within the MCAS Tustin Reuse Plan.
. Salvation Ary � The Salvation Army proposed to operate an
emergency/transitional housing shelter consisting of 2 or 2
existing family housing units in the Northeast and Southeast
Housing .yeas currently existing at MCAS Tustin, In addition,
the Salvation Army requested transfer of one 96 unit barracks
structure.
CA S Tustin Specific PlanlReuse Plan City of Tustin
Page6-17
Appendices
The Task Force denied the request for transfer of the 96 unit barracks
structure because the request included only one of the two buildings
located on the site chosen by the Task Force for this purpose; the
proposal would have posed possible problems as two operators
would be forced to share facilities, parking, and property; two
programs at the site might be incompatible; and, another qualified
applicant had submitted a proposal which would utilize both
structures in a concerted fashion to provide identical homeless
services thus avoiding the possibility of conflict with another
organization.
The Task Force approved the use of 24 family housing units within
the Northeast Housing area, only to avoid the possibility of over -
concentration of homeless accommodation withinthe Southeast area.
It is estimated that their proposal alone would accommodate
approximately % of the unsheltered homeless identified in the
Tustin and Irvine Communities. The Salvation Army operates other
similar programs in the County. The proposal would provide
emergency/transitional housing to homeless families filling an
identified meed "gap" in the continuum of care approach. The
Salvation Army is proven to be organizationally and financially
capable of providing the service proposed. The Task Force approved
this portion of the request as modified above with conditions
identified within the MCAS 'Tustin Reuse Plan.
J. State and Local Agency Applications Denied
1. Califomia DgRartment of Education - The California
Department of Education submitted an application which
proposed that a Food Distribution Center be located within an
existing 66,000 sq. ff. warehouse building at the installation:
The Task Force denied the proposal for reasons which include:
The proposal (food distribution) did not fill a critical meed
gap identified in Tustin or Irvine's Consolidated Plan, nor
would the proposal serve existing or planned homeless
food distribution needs that weren't currently being filled
y the existing food distribution center located in Los
Angeles County. In addition, the proposed program was
intended to replace this existing service.
City of Tustin MAS Tustin specific Plan Rouse Plan
Page -1
Appendices
The program is a duplication ofavailable support services
currently provided from another location similar facilities
are leased by the applicant within the County of Los
Angeles).
It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the propertys ability to generate
needed tax revenue resulting in the annual loss to the
community of approximately $52,400 in tax increment
and $16,500 annually in interim lease payments for use of
n existing building at the site. With the Fiscal Impacts in
the early years of the Reuse Flan expected to be
significant to the local community, transfers ofignifiican
portions of the base ofd` the tax roll would create even
more severe impacts and impede reuse efforts.
. California Baptist College - The California Baptist College
submitted an application which proposed that a small evening
college facility be provided for use in educating service
personnel and families who may be displaced by the closure o
MCAS Tustin or MCAS El Toro. While a specific location was
not identified by the applicant, the LRA believed that the most
appropriate location for such a service was the
Education Village1 identified within the community's approved
Land Use Flan.
The Task Force denied the proposal for reasons which include;
There are existing federal programs to provide the
proposed service to displaced military personnel and their
families.
Approval of the request would have introduced numerous
property owner interests in the. ` , Education
Village which might create problems administering the
property, access, parking, property maintenance, etc.,
which could eventually negatively impact the community.
Due to the size of the proposal (only a 1,300 square foot
space was requested), the request could be fulfilled
through means other than a property transfer. Therefore, it
was suggested that the applicant work with South Orange
County Community College District in the `
Education Village if the proposed program were found to
1 Previously r f:erred to as the Learning Village.
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page6-19
Appendices
be beneficial to the needs of the proposed `
Education village.
. Cha'pman Univ - Chapman University also submitted a
application which proposed that a small building be provided
for use in offering night courses to members of the coi aunity.
While the specific location was not identified by the applicant,
the LRA believed that the most appropriate location for such
service was the EdLication. VillageZ identified within
the community's approved Land Use Plan.
The Task Force denied the proposal for reasons which include:
Due to the size of the }proposal (only a 10,000-15,000
square foot space was requested), the request could he
fulfilled through means other than a property transfer.
Therefore, it was suggested that the applicant work with
South Orange County Community College District in the
I P11=
Education Village if the proposed program were
found to be beneficial to the needs of the proposed
.,,.Education Village.
Approval ofthe request would have introduced ced numerous
property owner interests in the.I.. '.. Education Village
which night create problems administering the property,
access, parking, property maintenance, etc., which could
eventually negatively impact the community.
4. Rancho Santis o Communily College.... District - Rancho
Santiago Community College District (Rancho) was the
originator ofthe "I iaQ=i Education Village" concept and was
instrnental in its being included in the approved Land Use
Plan. Their application requested transfer of 116 Acres for this
I purpose, However, the Iefflnfti Education Village! is located
within the South Orange County Community College District.
As such, Rancho has no legal authority to own property located
within another community college district. Consequently, the
Task Force directed Rancho to work with South Orange County
Community College District through a JPA or MOO for joint
use of the Education Village.
2 Pre viousI y ref rr dto as the Leam ing, ' ilk �e.
3 rev i ou s l y referred to as the L a niin
City of Tustin MCAS Tustin specific PlanrlF ease Plan
Page -2
Appendices_
. Santa Aria Unified School District - Santa Ana Unified School
District (Santa Ana Unified) submitted an application requesting
the transfer of 75 acres of base property for use as a high
school. Santa Ana Uni ed's district boundaries include only the
small southwesterly corner of the base. The approved Band Use
Plan identified a variety of commercial, light industrial and
recreational uses within that district. No residential uses would
be allowed within Santa Ana nified's district boundaries.
Consequently, no student generation impacts to the district
would directly result from the future development of the base as
Bruited by the Meuse/Specific Plan for MCAS Tustin.
The Task Force denied the request for reasons which include:
■ The proposal was inconsistent with Task Force policy
direction on the preferred Reuse Plan and it was
inconsistent with the proposed Reuse Pian in that the site
location requested had previously been identified for
reuse in support of commercial, commercial recreational,
business and light industrial uses(which is reflective of
uses currently existing in locations surrounding the
proposed site).
The site requested by the SASD is one of the most
valuable land areas at MCAS, 'Tustin with important reuse
and job creation potential which would be affected by the
proposed transfer of 75 acres. The base is already
overburdened by numerous public benefit requests. The
City of Tustin currently has integrated into its Reuse Plan
a significant number of other anticipated public benefit
conveyances. Given the incredibly High infrastructure
costs required for the base to be reused, any additional
public property transfers may seriously Harm the
con , iunity's ability to fund these improvements.
■ The proposal does not balance the economic and other
needs of the conanunity as it appeared that there would
have been a negative impact on the property's ability to
generate needed tax revenue resulting in the annual less to
the community of approximately $1,223,000 in tax
increment and $11,500 annually in interim lease payments
for use of an existing building at the site. With the Fiscal
Impacts in the early years of the Reuse Plan expected to
be significant to the local community, transfers o
significant portions of the base off the tax Droll would
create even more severe impacts and impede reuse efforts.
MCA S Tustin Specific PlanlReuse Plan City of Tustin
Page 6-21
Appendices
There are no residential uses proposed by the City's Meuse
Plan within the SAUSD District boundary at MCAS,
Tustin. Therefore, no students would be directly generated
which would create ars impact on SAUSD facilities. In
Fact, the closest residential area to the proposed site at
MCAS, Tustin is approximately .one and one-half to two
miles away. The Tustin Unified School District(TUSD)
and Irvine Unified School District IS requests for
conveyance were supported by the Tustin Base Closure
Task Force because proposed residential uses are within
both District boundaries at MCAS, Tustin. Since the
residential uses will impact TUSD and IUSD facilities,
those conveyances are appropriate.
■
SAUSD will have under California law the ability to
adopt a School Facilities' Fee program within their district
boundaries at the base of approximately $.. . square foot
for all new construction. with over a million square feet
f commercial and industrial space possible for
development within the SAUSD boundaries based on the
proposed Reuse Plan, SAUSD would see school facility
revenue in excess of $2801,000 from proposed
development on the base in addition to actual property tax
revenue. Additionally, California law also provides that
SAUSD could acquire property within the City of Santa
Ana to meet their needs, serving the immediate residential
neighborhoods of Santa. Ana..
The requested '-acre site is not the most suitable site for
a school given its adjacency to two major arterial
highways, its location within City ofTustin General Flan
roadway Noise Impact Areas that will exceed 65 dba',
and the immediate interface with proposed industrial uses.
In addition, the subject site will be impacted physically by
the proposed widening of Red Dill Avenue which will
require at lust 20 feet of additional right-of-way
dedication along Red Hill Avenue (the westerly portion o
the requested SAUSD situ and extension of warner
Avenue which will require at least 100-120 feet of right-
of-way dedication (the northerly portion of the requested
75 -acre situ.
. Native American Indian Cultural Center - The Native American
Indian Cultural Center submitted ars application requesting
transfer of approximately 130 acres of base property for use in
City of Tustin MCAS Tustin Specific Pl nl Buse Plan
Page -2
Appendices
creating a four-year university program for Native -American
students.
The LRA responded to the application infon-�ng the Native
American Indian Cultural Center that the application did not
meet the requirements set forth within the application packet for
submittal of a Notice of Merest in INCAS Tustin property. A
representative of the Cultural Center later informed IRA staff
that they would not pursue acquisition of base property but
would attempt to work with South Orange Community College
District within the approved I eami Educat] on village
concept (discussed above). However, the Task Force did
consider their early request and denied it for reasons which
include:
■ The application was incomplete. The applicant was
informed of this in writing and later informed staff o
their intent to not pursue property at the installation. No
resubmittal or additional materials were ever received
from the organization demonstrating a desire to pursue
this initial interest.
The request did not demonstrate adequate financial status
and ability to finance the proposal in that the programs
proposed were to be funded with federal grant funds
which had not yet been secured, nor were they committed
y the federal government to the purpose proposed; there
was no demonstrated experience in providing/operating
similar programs/facilities identified within the
application.
Also, the proposed program was duplicating services
proposed by South Orange Community College District,
+7. Cily of Irvine - The City of Irvine submitted an application
requesting approximately 5.8 acres immediately to the vest and
adjacent to the existing Jamboree Blvd. right-of-way. The
request was to support the future development of a rapid transit
corridor which was purported to he a critical regional link for
Orange County Transit Authority (OCTA) rapid transit and
commuter alternatives being explored for the region.
The Task Force denied the request for reasons which include:
PreviousIv r .felTed to as the Leaming Village.
MCAS Tustin Specific Plant Buse Plan City of Tustin
Page #2
Appendices
Anticipated costs for the proposed rail system is 1
million dollars a mile with no identified funding source
for this cost. There is $125 million dollar match required
of the City of Irvine for which there is currently no
fan■
cog source.
large portion of the right-of-way requested is within the
City of 'Tustin and is inconsistent with the preferred Reuse
Plan and incompatible with surrounding planned uses
including: Residential core including
support commercial), commercial industrial and
retail commercial. There is no City of amine owned right-
of-way at either end of the request to enable its future use
for the proposed purpose.
Mr. Dave Elbaum at OCTA has indicated to Tustin that
the OCTA has no regional right-of=a.y needs at or near
MCAS Tustin. No OCTA services are proposed to be
provided at the proposed location now or in the future.
The proposal is inconsistent with the City of Irvine's
current General Plan, Circulation Element, and Master
Plan of Arterial Highways diagram which shows the
proposed transit line along Harvard Avenue in the City of
Irvine. Irvine has reserved Harvard for this purpose.
It did not balance the economic and other needs of the
community as it appeared that, there would have been a
negative impact on the property's ability to generate
needed tax revenue resulting in the annual loss to the
community of approximately $187,825 in tax increment
and eliminates approximately 63,336 of buildable
commercial square feet and up to 49 residential dwelling
units in the proposed Resi.d.eutial Fore. with
the Fiscal Impacts in the early years of the Reuse Flan
expected to be significant to the local community,
transfers of significant portions of the lase off the tax roll
would create even more severe impacts and impede muse
efforts.
. Irvine Ranch water District - The Irvine Ranch water District
(IRVM)submitted an application requesting the conveyance of
replacement ent well sites and 1 existing well site comprising
approximately 3 acres of land at the installation. Currently, the
IRWD owns 4 existing well sites along Reel Hill Avenue.
Through discussions between the LRA and the IRw,
City of Tustin MCAs Tustin Specific PlanlReuse Plan
Page6-24
Appendices
commitment was made to accommodate IRYM needs in a
manner which would be compatible with future development of
the Reuse/Specific Plan at the sites requested. Fonrnal transfer to
the IRWD prior to the receipt of development plans was
perceived 'as problematic by the LRA since future development
should incorporate the proposed well sites into their site design
to ensure screening, access, etc.
The Task Force denied the proposal for reasons which include;
The proposal was potentially inconsistent with the
preferred Reuse Plan and incompatible with surrounding
planned uses,
It would be better for design, screening, site location, etc.
to be integrated at the time ofsite development through
right-of-way dedication process.
■ It did not balance the economic and other needs of the
community as it appeared that there would have been a
negative impact on the property's ability to generate
needed tax revenue. with the Fiscal Impacts in the early
years of the Reuse Plan expected to be significant to the
local conununity, transfers of significant portions of the
base off the tax roll would create even more severe
impacts and impede reuse efforts.
K Mate and Local Agency Applications Modified
1. Tustin Unified School District - Tustin Unified School District
(TUSD)originally requested two 10 acre elementary schools, a
20 acre middle school site and a 50 acre high school. After LRA
discussions with T S , TUSD reduced and modified their
request to include only the to 10 acre elementary school sites
and a 40 acre high school site to serve the larger Tustin
community needs. Some residential development is proposed
within the proposed Meuse Plan which would directly impact
the TUU .
The Task Force approved TUU 's request. However, the LRA
had identified concerns regarding timing and financing of the
proposed school uses and did not believe the burden for school
construction to serve larger community needs should be borne
by the MCAS, Tustin project. Consequently, it was the direction
of the Task Force that an EIEC transfer of the property occur to
the LRA with subsequent LRA transfer to T SD once adequate
funds have been programmed for design and construction o
MCAS Tustin Specific PlanlR use Plan City of Tustin
Page -6
Appendices
each facility by TUSI. As an alternate to an EIEC transfer, the
LRA could also pursue an educational conveyance. The Task
Force approved the request as modified with conditions
identified within the MCAS Tustin Reuse Plan.
2. City of Irvine - The City ofIrvine proposed to acquire
approximately eight acres ofvacant land located within the
installation's Southeast Housing Area for use as a community
park as well as necessary roadway access to the park on Marble
Mountain. The requested park would help serve identified
community recreation needs of nearby horsing areas within and
add acent to MCAS Tustin. Included in the application for public
conveyance, Irvine also requested transfer of a 72 -foot wide
Marble Mountain right-of-way needed to secure public use of
the existing right-of-way accessing the existing housing area.,
the proposed community park and K-8 elementary school
proposed by the Irvine Unified School District (noted above).
The LISA recommended that the land transfer for public access
to the park (Marble Mountain Road) be limited to the existing
-foot wide right-of-way and the eight acre }park. It ass felt
that any additional right-of-way - could be obtained upon
development of site design, with possible dedications taken at
that time to accommodate the necessary right-of-way
requirements. The Task Force approved the request as modified
with conditions identified within the MCAS Tustin Reuse Plan.
. Cognty of Orange Animal Control and Shelter - The County of
Orange Animal Shelter (County) submitted a request for 4 acres
of base property for use in assisting the relocation of the
County's existing Animal Shelter currently located at the
Orangewood site in the City ofOrange. The proposal was t
locate the site within an area of the base which had been
planned for commercial and industrial uses. The LRA originally
recommended that the proposal be denied as inconsistent with
the Reuse Plan and cited that there were other more compatible
sites in the area.
At the request ofthe County, the Task Force permitted the
application to be modified so that the proposed Animal Control
Shelter could be integrated within the County's proposed Urban
Regional Park site (discussed below). This suggestion was
viewed by the Task Force as a more compatible site location.
Consequently, the proposal was approved as modified with
specific conditions identified within the MCAS Tustin Reuse
Plan.
City of Tustin MCAS Tustin Specific Pl n Re se Plan
Page 6-26
Appendices
. County of Orange Environmental Management A en - The
County of Orange Environmental Management Agency
(County) submitted an application for an 88 acre Urban
Regional Part. The boundaries of the proposed regional part
would include preservation of the northerly historic blimp
hangar for reuse in support of a range of recreational activities
and events, if Feasible. The County proposed to operate support
ancillary commercial concession activities in the hangar to
offset maintenance costs. In addition., the part is in close
proximity to the City of Tustin's proposed 25 acre community
park and is situated to support the recreational needs of an
adjacent TUBO high school, the Co-99lnunity College proposal
within the education Village, and existing and
planned residential development on and off' MCAS, Tustin. The
City of `I' tin City Council has formally adopted a resolution
(Res. No. 94-20) supporting the County's submission of an
Urban Park proposal to the federal Department of Interior. The
proposal would provide a valuable recreation and open space
opportunity, potentially preserve a National Register recognized
historic blimp hangar, and would be consistent with the
proposed Reuse Plan.
The Task Force approved a transfer of a modified request o
8.5 acres of property for this pose due to the meed to
accommodate the TTS 's proposal for an adjacent high school.
The Task Force approved the request as modified with
conditions identified within the MCAS Tustin Reuse Plan.
. Co ty of Oranize Floods of District - The County of
Orange Flood Control District requested approximately 7.15
acres of base land for use in supporting or expanding existing
flood control and trail facilities. First, the Orange County Flood
Control District CFC submitted a proposal to acquire three
existing flood control easements located on MCAS Tustin
Property as follows:
■ an approximate 50 foot wide existing flood control
easement for Barranca Channel
n approximate 50 Boot wide existing flood control
easement for the Santa Ana/Santa Fe Channel
■ an approximate 170-180 existing flood control easement
for Peters Canyon Channel
5 Previousl ref iT d to as the Leaming Vitlage.
WAS Tustin Specific Pl nlf Buse Plan City of Tustin
Page -2
Appendices
The County also requested an approximate 20 foot wide stip
for future improvements to Barranca Channel, a 25 foot vide
strip for the Santa Ana -Santa Fe Channel and an approximate 40
foot vide strip for the Peters Canyon Channel.
The Task Force supported transfer of all existing easements for
all channels and the additional 40 foot right-of-way for the
Peters Canyon Channel for widening and to support multi -use
the channel for a major r regional recreational trail. Th
additional right-of-way 20 and 25 feet right for the Barranca
and Santa Ana/Santa Fe charnel were not approved because
they were not based on quantifiable design information. Rather
than approving this portion of the conveyance request, the LRA
is intending to include in the Flan the requirement that an offer
to dedicate be required for the Barranea and Santa Ana/Santa Fe
Channel for flood control purposes in the event said right-of-
way is needed. This will ensure that negative economic impacts
n the Plan are minimized.
The Tall Force approved the request as modified with
conditions identified within the MCAS Tustin Reuse Flan.
Additional right-of-way for Santa. Ana Channel and Barr n a
will be required as dedication in Reuse Plan
Cher of Tustin MCAS Tustin Specific P1en Reuse Pian
Page -26
AP end ices
C. PRELIMINARY BUILDING CONDITION SURVEY
MCA S Tustin Specific Plenleuse Plan City of Tustin
Page6-29
Bldg.
No.
��ftnase
Year
t
Total
Area
Condition
Proposed
his positionUse
Possible
Interim
timate Use
1
MEDICAUDENTAL CLINIC
1943
11 21I1
FAIR
DEMO
YES
CHILDREN'S SHELTER
12
STATION SUPPORT
AUDITORIUM
11943
1943
122660
55700
FAIR
FAIR
REUSE
REUSE
YES
YES
t..EANING EDUCATION
VILLAGE
r .B A R NING EDUCATION
VILLAGE
4
STATION HEADQUARTERS]
1943
13125 3
FAIR
TBD
YES
LEARNIN EDUCATION
VILLAGE
ADMINISTRATION
1943
225466
FAIR
TBD
YES
1 9 A Nj EDUCATION
VILLAGE
11
112
SEWAGE PUMP STATION
(ABAND)
-
POOR
DEMO
NO
LAW ENFORCEMENT
ENING FACILITY
SUBSTATION # 1
1942
11) 01I
FAIR
DEMO
NO
LAW ENFORCEMENT
TRAINING FACILITY
113
COMBINED FIRE/RESCUE
1942
39,325
FAIR
DEMO
NO
RESIDENTIAL
16
ADMINISTRATION
1942
7,900
FAIR
DEMO
NO
RESIDENTIAL
17
MAINTENANCE SHOP
1942
6,077
FAIR
DEMO
NO
RESIDENTIAL
19
NIGHT VISION GOGGLES
LAB
1942
22208
FAIR
DEMO
NO
REGIONAL PARK
20A
WAREHOUSE
1943
13,536
FAIR
TBD
YES
REGIONAL PARK
2B
WAREHOUSE
1943
131121
FAIR
TBD
YES
REGIONAL PARK
21
WAREHOUSE
1942
543
POOR
DEMO
NO
REGIONAL PARK
23A
BUNKER
1942
1 370
POOR
DEMO
NO
RESIDENTIAL
CORE
123B
BUNKER
1942
19370
POOR
DEMO
NO
GOLF
RESIDENTIAL
CORE
2C
23D
BUNKER
BUNKER
1942
1942
1 x3701
1,270
POOR
POOR
DEMO
DEMO
NO
NO
GOLF
. RESIDENTIAL
CORE
-VI ! n r-:.ERESIDENTIA.L
CORE
2E
BUNKER
1942
206
POOR
DEMO
NO
NEIGHBORHOOD PARK
23F
BUNKER
1942
21520
POOR
DEMO
NO
CADLF
VI T A G RESIDENTIAL
CORE
126
CHAPEL
1945
33803
FAIR
TBD
YES
LEARNING EDUCA'TI.ON
VILLAGE
1 27
STAND-BY GENERATOR
1942
3,242
POOR
DEMO
NO
REGIONAL PARK
2
HANGAR
1942
308,228
FAIR
TBD
YES
REGIONAL PARK
28A
STORAGE
1942
941
POOR
TBD
YES
REGIONAL PARK
29
HANGAR
1943
298,188
FAIR
TBD
YES
COMMUNITY CORE
29A
STORAGE
1942
941
POOR
TBD
YES
COMMUNITY CORE
30
GEMD/TSSA
1942
A666
POOR
DEMO
NO
REGIONAL PARK
35
3A
STAFF FICO CLUB
STORAGE 11943
1943
69802
1,311
FAIR
FAIR
TBD
DEMO
YES
YES
REGIONAL PARD
REGIONAL PARK
39
WIND DIRECTION
INDICATOR
-
i
POOL
DEMO
NO
W1f=1=AQi9RESFDFNTIAL
CORE
MCA S Tustin Specific Plenleuse Plan City of Tustin
Page6-29
Appendices
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page 6-30
Bldg.
No.
Existing Use
Year
BuUt
Total
Area
+S'F)
Condidon
Proposed
Disposidon
Possible
Interim
Use
Lqdmate Use
4A
STORAGE
1942
233
POOR
DEMO
NO
REGIONAL PARK
40B
STORAGE
1942
233
POOR
DEMO
NO
COMMERCIAL
BUSINESS
41
147
STORAGE
1942
2712
POOR
DEMO
NO
RESIDENTIAL
42
ADMINIST TION
1944
11523
FAIR
DEMO
NO
CHILDREN'S SHELTER
ADMINISTRATION
1942
52381
FAIR
DEMO
NO
RESIDENTIAL
47T
SHOP WAREHOUSE/SHED
1990
POOR
DEMO
NO
RESIDENTIAL
49
FIREHOUSE ANNEX
1942
19800
PDDR
DEMO
NO
LAW ENFORCEMENT
TRAINING FACILITY
53
MOTOR TRANSPORT
FACILITY
1942
1,970
POOR
DEMO
NO
RESIDENTIAL
66
PUBLIC WORKS SHOP
1944
39663
POOR
DEMO
NO
RESIDENTIAL
171 A
WAREHOUSE
1945
1165
POOR
DEMO
NO
REGIONAL PARK
71B
WAREHOUSE
1945
1,650
POOR
DEMO
NO
REGIONALPARK
71C
WAREHOUSE
1945
1165
POOR
DEMO
NO
REGIONAL PARK
71D
WAREHOUSE
1945
11650
POOR
DEMO
NO
REGIONAL PARK
71E
WAREHOUSE
1945
1,65O
POOR
DEMO
NO
REGIONAL PARK
71F
WAREHOUSE
1945
1 ,650
POOR
DEMO
NO
REGIONAL PARK
71G
WAREHOUSE
1945
15650
POOR
DEMO
NO
REGIONAL PARK
71H
WAREHOUSE
1945
15650
POOR
DEMO
NO
REGIONAL PARK
711
WAREHOUSE
1945
19650
POOR
DEMO
NO
REGIONAL PARK
71J
WAREHOUSE
1945
lfi50
POOR
DEMO
NO
REGIONAL PARK
77
FLAGPOLE
-
FAIR
REUSE
YES
���11_JCTIO
VILLAGE
6
BACHELOR EIJLISTED
QUARTERS
1953
145531
FAIL
REUSE
YES
EDUCTION
VILLAGE
7
PHYSICAL F1 ESQ66
CENTER
1953
14,388
FAIR
REUSE
YES
EDUCAT! .tO
VILLAx
88
RELIGIOUS EDUCATION
1953
143388
FAIR
REUSE
YES
LEARNING EDUC.ATIO
VILLAGE
9
WAREHOUSE
1953
75575
FAIR
DEMO
NO
RESIDENTIAL
90
WAREHOUSE
1953
109600
FAIR
TBD
YES
REGIONAL PARK
92
ADMINISTRATION
1942
420
FAIR
DEMO
NO
REGIONAL PARK
93
BACHELOR OFFICERS
QUARTERS
1953
153172
FAIR
DEMO
YES
COMMUNITY PARD
9
PAINT B GOTH
DECOMMISSION
1954
552
POOR
inEMO
O
RESIDENTIAL
103
TRAINING/CLASSROOM
1958
23856
POOR
DEMO
NO
REGIONAL PARK
106
SELF SERVICE CAR WASH
DECOM
1954
924
POOR
DEMO
NO
REGIONAL PARK
128
SOFTBALL DIAMOND #I
-
-
FAIR
REUSE
YES
COMMUNITY PARK
131
FOOTBALL FIELD
-
FAIR
REUSE
YES
COMMUNITY PARK
132
BACHELOR E LISTED
UARTERS
1961
30,636
FAIR
REUSE
YES
LEARNING. EDUCATION
VILLAGE
134
DMI ISTRATION
1961
30,636
FAIR
REUSE
YES
.. EIJTION
VILLAGE
142
PICNIC SHELTER
1960
35072
POOL
DEMO
NO
COMMUNITY PARI
143
BARBECUE PIT
-
POOR
DEMO
NO
COMMUNITY PARK
144
VOLLEYBALL COURT
-
-
FAIR
REUSE
YES
COMMUNITY PARK
145
BASKETBALL COOT
-
-
GOOD
REUSE
YES
COMMUNITY PARD
146
BARBECUE HUT
-
-
POOR
DEMO
NO
COMMUNITY PARK
148
SOCCER FIELD
-
-
FAIR
REUSE
YES
COMMUNITY PARK
149
VEHICLE GREASE RACK
1963
517
POOR
DEMO
NO
COMMUNITY CORE
1
RACQUETBALL COURT
1963
-
TPOOR
DEMO
NO
COMMUNITY PARK
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page 6-30
Appendices_
P" I IN"Y B UILDINGCONDITION ITION SUR VE Y
AIRCRAFT OPERATIONS
'otaI
Passible
171
Bldg.
1965
Year
Area
DEMO
Proposed
Interim
7 ,o;.
t Use
Built
Condition
Disposition
Use
Udmate Use
BULK FUEL
1966
_Z2520
POOR
DEMO
NO
VILLAGE
LEARNIN EDUCATION
159
BOWLING CENTER
1963
59640
FAIL
REUSE
YES
VILLAGE
WELDING SHOP
BASKETBALLIVOLLE ''BA
1,240
FAIR
DEMO
NO
COMMUNITY CORE
, EA"TNG EDUCATION
160
LL COURT"
-
POOR
GOOD
REUSE
YES
VILLAGE
161
APPLIED INSTRUCTION
1964
13,980
FAIR
REUSE
YES
REGIONAL PARK
162
PUBLIC TOILET
1965
245
FAIR
DEMO
NO
COMMUNITY PARK
163
PUBLIC TOILET
1965
245
FAIR
DEMO
NO
COMMUNITY PARK
164
SWIMMING POOL
-
-
FAIR
DEMO
NO
COMMUNITY PARK
LINE MAINTENANCE
CONVENIENCE FOOD
.t E A NIN4 : E.DUCATION
165
1166
STORE
1965
72520
FAIR
REUSE
YES
VILLAGE
LINE MAINTENANCE
1h_ar S A rrb1r43 EDUC:ATI ON
SHACK
RETAIL STORE
1966
%600
FAIR
REUSE
YES
VILLAGE
LINE MAINTENANCE
COMMERCIAL
EDU ATIO
167
CAFETERIA
1966
19800
FAIR
REUSE
YES
VILLAGE
LIFE MAINTENANCE
COMMERCIAL
3 .zM A I 1 T l Tf EDUCATION
168
SERVICE OUTLETS
1966
3L200
FAIR
REUSE
YES
VILLAGE
LINE MAINTENANCE
AIRCRAFT READY FUEL
COMMERCIAL
1
169
STORAGE
1966
2039644
POOR
DEMO
NO
REGIONAL PARK
COMBINED FIREIRESCUE
AIRCRAFT READY FUEL
183
170
STORAGE
1966
2039756
POOR
DEMO INO
REGIONAL PARK
REGIONAL PARK
AS Tustin Specific Plan Reuse Plan City of Tustin
Page 6-31
AIRCRAFT OPERATIONS
171
FACILITY
1965
85048
POOR
DEMO
NO
REGIONAL PARK
LEARNING EDUCATION
172
BULK FUEL
1966
_Z2520
POOR
DEMO
NO
VILLAGE
173
APPLIED INSTRUCTION
1966
263000
FAIR
REUSE
YES
REGIONAL PARK
174
WELDING SHOP
1967
1,240
FAIR
DEMO
NO
COMMUNITY CORE
175
PARTS STORAGE
1967
384
POOR
DEMO
NO
COMMUNITY CORE
EAFIEOI
176
1177
ADMINISTRATION
1967
9,760
FAIR
DEMO
YES
COMMERCIAL
BACHELOR ENLISTED
t E A RW IN EDUCATION
UARTERS
1968
239052
FAIR
REUSE
YES
VILLAGE
LINE MAINTENANCE
1178
SHACK
1967
1,400
POOR
DEMO
NO
REGIONAL PARK
LINE MAINTENANCE
1179
SHACK
1967
15050
POOR
DEMO
NO
REGIONALPARK
1180
LINE MAINTENANCE
COMMERCIAL
SHACK
1967
1050
POOL
DEMO
NO
BUSINESS
1181
LIFE MAINTENANCE
COMMERCIAL
SHACK
1967
19400
POOR
DEMO
NO
BUSINESS
LINE MAINTENANCE
COMMERCIAL
1
SHACK
1967
1 050
POOR
DEMO
NO
BUSINESS
COMBINED FIREIRESCUE
183
STATION
1968
65827
FAIR
TBD
YES
REGIONAL PARK
.r >~ A >aNrl4r: EDUCATION
184
ENLISTED MIESS HALL
1969
225007
GOOD
REUSE
YES
VILLAGE
AUTOMOTIVE HOBBY
r >~ A v 1N.I ire EDUCATION
185
SHOP
1969
55808
FAIR
TBD
YES
VILLAGE
VEHICLE MAINTENANCE
RESIDENTIAL
186
SHOP
1970
102765
FAIR
DEMO
NO
CORE
PAINT & BLAS'T'ING SHOP
187
DECOi
1970
1,200
FAIR
DEMO
NO
COMMUNITY CORE
LF=ARNIN'G EDUCATION
189
FLOWER SHOP
1969
15080
FAIR
TBD
YES
VILLAGE
AS Tustin Specific Plan Reuse Plan City of Tustin
Page 6-31
Appendices
PMUMINARYBUILDING CONDITIONSURVEY
FBR114dfgv,.
I Total
Possible
205
SEWAGE PUNT STATION
Year
Area
DEMO
Proposed
Interim
No.
'xis## Ilse
Bret
'F'
Condition
Digosidon
Use
Utimate Use
SHACK
1971
11920
POOR
DEMO
NO
REGIONAL PARD
COMMERCIAL
190
HANGAR
1970
42 18
GOOD
TBD
YES
BUSINESS
OUTDOOR HEI OPTER
ACFT DIRECT rUELFNG
LEARNING EDUCATION
LEARNING E1 LJC:AT10
191
STATION
-
POOR
POOR
DEMO
NO
VILLAGE
FUEL PUMP STATION
ACFT DIRECT rUELfNG
-
POOR
DEMO
NO
REGIONAL. PARK
f r A "'IN EDLPCw TIO
1192
STATION
POOR
DEMO
NO
VILLAGE
MAINTENANCE SLOP
ACFT DIRECT PUELING
31700
PAIR
TBD
YES
BUSINESS
i E A RNIN t EDUCATION
193
STATION
-
-
POOR
DEMO
NO
VILLAGE
QUARTERS
DAY TANK AC T FUEL
355424
GOOD
REUSE
YES
VILLAGE
1 9 A R N IN r EDUCATION
194
STORAGE
-
POOR
DEMO
NO
VILLAGE
COURTS
ACFT DIRECT FUELING
13722
POUR
DEMO
NO
COMMUNITY PARK
COMMERCIAL
195
STATION
-
-
POOR
DEMO
NO
BUSINESS
ENLISTED CLUB
ACFT DIRECT FUELING
10 384
FAIR
REUSE
YES
VILLAGE
COMMERCIAL
196
STATION
-
-
POOR
DEMO
NO
BUSINESS
EQUIPMENT STORAGE
ACFT DIRECT FUELING
384
POOR
DEMO
NO
BUSINESS
COMMERCIAL
197
STATION
POOR
DEMO
NO
BUSINESS
ADMWISTR TION
DAY TANK ACFT FUEL
67
GOOD
TBD
YES
BUSINESS
COMMERCIAL
198
STORAGE
-
-
POOR
DEMO
NO
BUSINESS
199
CHILD CARE CENTER
1970
55853
FAIR
REUSE
YES
CHILI} CARE CENTERS
201
STORAGE
1971
960
POOR
DEMO
NO
REGIONAL PARK
202
TENNIS COURTS
1971
-
GOOD
REUSE
YES
COMMUNITY PARR
203
SEWAGE PUMP STATION
-
-
POOR
DEMO
NO
REGIONAL PARK
204
SEWAGE PUMP STATION
93620
GOOD
FAIR
DEMO
YES
COMMUNITY CORE
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page6-32
COMMERCIAL,
205
SEWAGE PUNT STATION
-
-
FAIR
DEMO
YES
BUSINESS
LINE MAINTENANCE
207
SHACK
1971
11920
POOR
DEMO
NO
REGIONAL PARD
208
SOFTBALL FIELD #2
-
-
FAIR
REUSE
YES
COMMUNITY PARR
OUTDOOR HEI OPTER
LEARNING EDUCATION
209
MONUMENT
-
POOR
DEMO
NO
VILLAGE
210
FUEL PUMP STATION
-
-
POOR
DEMO
NO
REGIONAL. PARK
ELECICOMM
COMMERCIAL
212
MAINTENANCE SLOP
1972
31700
PAIR
TBD
YES
BUSINESS
BACHELOR ETILISTED
A��-EDUCATION
213
QUARTERS
1973
355424
GOOD
REUSE
YES
VILLAGE
INDOOR HANDBALL
216
COURTS
1974
13722
POUR
DEMO
NO
COMMUNITY PARK
.F.n..r... r N.49 EDUCATION
218
ENLISTED CLUB
1976
10 384
FAIR
REUSE
YES
VILLAGE
COMMERCIAL
219
EQUIPMENT STORAGE
1976
384
POOR
DEMO
NO
BUSINESS
ENGINE TEST CELL
COMMERCIAL
220
ADMWISTR TION
11981
67
GOOD
TBD
YES
BUSINESS
PHYSICAL FITNESS
221
CENTER
1977
4,200
FAIR
TBD
YES
COMMUNITY PARK
222
AUTO SERVICE CENTER
1974
4,68O
POOL
DEMO
NO
COMMUNITY PARK
F-
4.,6ARN4NGF- EDUCATION
225
MAIN GATE HOUSE
1980
24
POOR
DEMO
NO
VILLAGE
226
FLIGHT SIMULATOR
1980
93620
GOOD
REUSE
YES
REGIONAL PARK
BACHELOR R LISTED
t E A RNING EDU .CATION
227
qUARTERS
1981
48,960
GOOD
REUSE
YES
VILLAGE
228
ISSUE WAREHOUSE
1980
1 31150
1 FAIL
IDEMO
NO
I RESIDENTIAL
229
ACFT WASHRACK
1960
1 755 TPOOR
IDEMO
NO
I COMMERCIAL
City of Tustin MCAS Tustin Specific Plan Reuse Plan
Page6-32
Appendices
RErrMrNAR Y B UILDrNGCONDITION SUR VEY
Total
Possible
Bldg.
Year
Area
Proposed
Interim
No.
'est Use
Built
F
Condition
Disposition
Use
Ultimate Use
BUSINESS
i C A RNNG EDUCATION
234
ACFT WASHRACK
1968
19642
POOR
DEMO
NO
VILLAGE
COMMERCIAL
231
ENGINE TEST CELL PAD
1968
4,422
GOOD
REUSE
YES
BUSINESS
233
VEHICLE WASHRACK
1968
964
POOR
DEMO
INTO
COMMUNITY CORE
234
VEHICLE WASHRACK
1968
844
POOR
DEMO
NO
REGIONAL, PARK
LEARN rN G.EDUCATI ON
236
TRANSFORMER PAD
-
-
FAIR
TBD
YES
VILLAGE
237
TRANSFORMER PAD
-
FAIR
TBD
YES
COMMERCIAL
EDUCATION
238
TRANSFORMER PAD
-
-
FAIR
TBD
YES
VILLAGE
LEARNING 'EDUCATION
239
TRANSFORMER PAD
-
-
FAIR
REUSE
YES
VILLAGE
LAST ENFORCEMENT
244
TRANSFORMER PAD
-
-
FAIR
TBD
YES
TRAINING FACILITY
COMMERCIAL
241
TRANSFORMER PAD
-
-
FAIR
REUSE
YES
BUSINESS
242
TRANSFORMER PAD
-
-
FAIR
TBD
YES
REGIONAL PARK
1244
COMMERCIAL
FLIGHT LINE SHACK
1981
100
POOR
DEMO
NO
BUSINESS
BACHELOR ENLISTED
66A _ » 14C EDUCATION
245
1246
QUARTERS
1984
473370
GOOD
REUSE
YES
VILLAGE
BACHELOR ENLISTED
EDLJ.AT'1OIV
gUARTERS
:1984
475370
GOOD
REUSE
YES
VILLAGE
POL TESTING LAB
247
ADMINISTRATION
1982
644
GOOD
REUSE
YES
REGIONAL PARK
HAZ WASTE TRANSFER
248
FACILITY
1982
19118
POOR
DEMO
NO
REGIONAL PARK
L EArRNN EDUCATION
249
HEATING PLANT BLDG
1984
768
GOOD
REUSE
YES
VILLAGE
COMERCLAL
254
WAREHOUSE
1984
663976
GOOD
REUSE
YES
BUSINESS
GROUND SUPPORT" EQUIP
COMMERCIAL
251
SHOP
1984
139770
GOOD
REUSE
YES
BUSINESS
GROUND SUPPORT EQUIP
COMMERCIAL
252
SIZED
1984
14 755
GOOD
REUSE
YES
BUSINESS
253
APPLIED INSTRUCTION
1984
32972
COLI]
REUSE
YES
REGIONAL, PARI
REFUELER
69ARNING EDUC TIC 1
254
ADMINISTRATION
1984
744
POOR
DEMO
NO
VILLAGE
REFUELER
COMMERCIAL
255
ADMINISTRATION
1984
744
POOR
DEMO
NO
BUSINESS
256
FLAGPOLE
1983
0
FAIR
REUSE
YES
COMMUNITY PARK
R.ECR.ETION PICNIC
257
SHELTER
1983
748
GOOD
REUSE
YES
REGIONAL PARK
NAVY RELIEF PAPER
LEAPrNING EDUCATION
258
COLLECTION
1982
117
POOR
DEMO
NO
VILLAGE
259
STORAGE
1984
15425
POOR
DEMO
NO
REGIONAL PARK
LINE MAINTENANCE
260
SHELTER
1984
19040
POOR
DEMO
NO
REGIONAL PARK
LINE MAINTENANCE
261
SHELTER
1984
13440
POOR
DEMO
NO
REGIONAL PARK
HAARDOUSFLA
262
LOCKER
1984
344
POOR
DEMO
NO
REGIONAL PARK
263
HAZARDOUS/FLA
1984
344
POOR
I DEMO
INO
I REGIONAL PARK
MCAS Tustin Specific PlanlReuse Plan City of Tustin
Page6-33
Appendices
REMNIING CONDITION S UR VE Y
AIRCRAFT WASHRACK
BLDG
1985
684
Total
DEMO
NO
Possible
509
Bldg.
1985
Year
Area
DEMO
Proposed
Interim
511
No.
EEEuse
BuiJe
POOR
Condition
Disposition
Use
Ultimate Use
STORAGE SHED
LOCKER
13800
POOR
DEMO
NO
REGIONAL PARK
513
STORAGE SHED
HAARDOUSLAM
13800
POOR
DEMO
NO
REGIONAL PARK
514
2.64
LOCKER
1984
300
POOR
DEMO
NO
REGIONAL PARK
CONTRACTOR TRAILER
HAARDOUSLAM
RELOCATE!
DEMO
NO
EDUCATION
VILLAGE
515
265
LOCKER
1984
340
POOR
DEMO
NO
COMMUNITY CORE
POLICE STATION
HAARDOUSIFLAM
13551
GOOD
DEMO
NO
TRANSITIONALIEMERG
HSG
517
266
LOCKER
1984
300
POOR
DEMO
NO
COMMUNITY CORE
HANGAR
HAARDUSIFLAM
633259
GOOD
REUSE
YES
COMMERCIAL
BUSINESS
523
267
LOOKER
1984
150
POOR
DEMO
NO
COMMERCIAL
268
FILLING STATION
-
GOOD
POOR
DEMO
NO
RESIDENTIAL
COMMERCIAL
269
GSE LOADING RAMP
-
FAIR
DEMO
NO
BUSINESS
COMMERCIAL.
273
ENGINE TEST CELL
1987
25974
GOOD
REUSE
YES
BUSINESS
278
BASKETBALL COURT #I
-
-
GOOD
REUSE
YES
VILLAGE
LEARN INEDUCxAPTI N
279
VOLLEYBALL COURT # 1
-
D
REUSE
YES
VILLAGE
c n R ING EDUCATION
300
MAG -16 HEADQUARTERS
1943
21 170
FAIR
REUSE
YES
VILLAGE
B a T
R ��NG EDUCATION
F
03
GENERAL. STORAGE SHED
1561
POOR
DEMO
NO
VILLAGE
HA ARDOUS LAM
.I 1IJE,1,NN1NG I EDUCATION
306
STORAGE
1949
100
POOR
DEMO
NO
VILLAGE
502
BASEBALL, FIELD
-
PAIR
REUSE
YES
REGIONAL PARK
503
SOCCER/PAR-ADE FIELD
-
-
FAIR
REUSE
YES
REGIONAL PARK
504
BASEBALL FIELD
-
-
FAIR
REUSE
YES
REGIONAL PARK
1505
TELEPHONE SMTCHING
LEA.. EDU ATIOI
CENTER
240
POOR
REUSE
YES
VILLAGE
GENERATO NSFORM
66 A n Z.i 1N—I EDUCATION
506
ER BLDG
1985
360
GOOD
REUSE
YES
VILLAGE
VEHICLE WASHRK
507
BLDG
1985
228
POOR
DEMO
NO
COMMUNITY CORE
508
AIRCRAFT WASHRACK
BLDG
1985
684
POOR
DEMO
NO
COMMERCIAL
BUSINESS
509
AIRCRAFT HRA K
BLDG
1985
684
POOR
DEMO
NO
LEARNING EDUCATION
VILLAGE
511
STORAGE SHED
1986
13800
POOR
DEMO
NO
REGIONAL PARK
512
STORAGE SHED
1986
13800
POOR
DEMO
NO
REGIONAL PARK
513
STORAGE SHED
1986
13800
POOR
DEMO
NO
REGIONAL PARK
514
STORAGE SPIED
1986
13800
POOR
DEMO
ILIO
COMMUNITY CORE
14T
CONTRACTOR TRAILER
RELOCATE!
DEMO
NO
EDUCATION
VILLAGE
515
STORAGE SHED
1986
13800
POOR
DEMO
NO
COMMUNITY CORE
516
POLICE STATION
1986
13551
GOOD
DEMO
NO
TRANSITIONALIEMERG
HSG
517
AIRCRAFT WASHRA K
1985
-
POOR
DEMO
NO
COMMERCIAL
BUSINESS
520
HANGAR
1959
633259
GOOD
REUSE
YES
COMMERCIAL
BUSINESS
523
APPLIED INSTRUCTION
1957
231330
GOOD
REUSE
YES
REGIONAL PARK
524
HANGAR
1987
453959
GOOD
REUSE
YES
DU ATIO
VILLAGE
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page6-34
Appendices
F—
Total
Possible
545
1546
Bldg,
1989
Year
Aria{
DEMO
Proposed
Interim
No.Existing
U
Built
Condition
Disposition-
Use
IIti ate Use
ROOM
1989
19755
GOOD
REUSE
YES
BUSINESS
COMMERCIAL
525
HANGAR
"
1987
4 JQ
GOOD
DEM/
YES
RECREATION
LEARNING EDUCATION
t EDUCATION � ING EDV TI I
52.6
1527
UTILITY BUILDING SHED
1987
12672
FAIR
REUSE
YES
VILLAGE
FLIGHT LIFE SHELTER
1987
29000
POOR
DEMO
NO
COMMERCIAL
TRANSFORMER PAD
A.DMrNI TR TION
-
FAIR
REUSE
YES
VILLAGE
COMMERCIAL
1528
BUILDING
1988
4,935
GOOD
REUSE
YES
BUSINESS
W SHRACK BUILDING
1989
1,000
POOR
DEMO
NO
BUSINESS
COMMERCIAL
529
SUPPLY BUILDING
1988
15,000
GOOD
REUSE
YES
BUSINESS
TRANSFORMER PAD
COMMUNICATIONS/
-
FAIL
REUSE
YES
BUSINESS
COMMERCIAL
530
MAINT BLDG
1988
5,029
GOOD
FUSE
YES
BUSINESS
531
WEATHER ANNEX
1988
800
FAIR
DEMO
NO
COMMERCIAL
532
GENERATOR BUILDING
1988
192
FAIR
DEMO
NO
COMMERCIAL
533
ARMORY
1988
5,363
GOOD
REUSE
YES
REGIONAL PARK
534
CRASH CREW BURN PIT
1988
I GOOD
GOOD
DEMO
NO
COMMUNITY CORE
1535
COMMERCIAL
AIRCRAFT WASHRACK
1988
-
POOR
DEMO
NO
RECREATION
WASHRACK UTILITY
COMMERCIAL
536
1537
BUILDING
1988
672
FAIR
DEMO
NO
RECREATION
ENGINE MAINTENANCE
COMMERCIAL
SHOP
1988
35,717
GOOD
DEMO
YES
BUSINESS
BACHELOR ENLISTED
LEARNING EDUCAT IOi
538
QUARTERS
1989
539240
GOOD
REUSE
YES
VILLAGE
BACHELOR ENLISTED
Y: AR r rr_EDUCATION
539
QUARTERS
1989
53 240
GOOD
REUSE
YES
VILLAGE
HAZARDOUS ATE
GOLF
x"IT RESIDENTIAL
540
STORAGE TANK
-
-
FAIR
DEMO
iNO
CORE
COMMERCIAL
541
PUMP STATION #1
FAIR
DEMO
NO
BUSINESS
COMMERCIAL
542
PUMP STATION #2
-
-
FAIL
DEMO
NO
BUSINESS
COMMERCIAL
543
ACFT RINSE FACILITY
1988
-
POCK
DEMO
NO
BUSINESS
COMMERCIAL
1544
1 RESTROOM FACILITY
1989
2,005
GOOD
DEMO
ILIO
BUSINESS
MCA S Tustin Specific PlanlReuse Plan City of Tustin
Page 6-35
COMMERCIAL
545
1546
SENTRY BOOTH
1989
91
POOR
DEMO
NO
BUSINESS
ELECTRICALSTORAGE
COMMERCIAL
ROOM
1989
19755
GOOD
REUSE
YES
BUSINESS
547
CHILD CARE CENTER
1990
131120
GOOD
REUSE
YES
CHILD CARE CENTERS
LEARNING EDUCATION
549
1550
MECHANICAL ROOM
1989
933
GOOD
REUSE
YES
VILLAGE
r CAR TING EDUCATION
TRANSFORMER PAD
-
-
FAIR
REUSE
YES
VILLAGE
COMMERCIAL
551
W SHRACK BUILDING
1989
1,000
POOR
DEMO
NO
BUSINESS
COMMERCIAL
552
TRANSFORMER PAD
-
-
FAIL
REUSE
YES
BUSINESS
BACHELOR ENLISTED
TRANSITIONALIEMER
553
QUARTERS
1991
40,332
GOOD
REUSE
YES
FISC
BACHELOR ENLISTED
TRANSITIGNALIEIriER
554
1555
QUARTERS
1991
40,332
GOOD
REUSE
YES
HSC
1 MECHANICAL BUILDING
1990
1 -
I GOOD
REUSE
YES
COMMERCIAL
MCA S Tustin Specific PlanlReuse Plan City of Tustin
Page 6-35
Appendices
PRErMrNAR Y B UILDING CONDITION UR VE
Total
Possible
Bldg.
Year
Area
Proposed
Interim
� o.
xig Use
Built
"�F'
Condition
Pis osidon
Use
Uldmate Use
BUSINESS
HAZARDOUSFLAM
556
STORAGE
1990
31840
GOOD
DEMO
NO
COMMERCIAL,
IRANSIT'IONALIEMER
557
MECHANICAL BUILDING
1991
1,400
GOOD
REUSE
YES
HSG
COMMERCIAL
558
FUEL ISLAND
-
-
POOR
DEMO
NO
BUSINESS
COMMERCIAL
559
LOADING RAMP
-
FAIR
DEMO
YES
BUSINESS
1560
COMMERCIAL
VEHICLE W SHR CK
19901
1 089
POOR
DEMO
NO
BUSINESS
1561
F-
I
LBARNINEDUCATION
MECHANICAL BUILDING
1989
933
PAIR
REUSE
YES
VILLAGE
562
WAREHOUSE
21,363
POOR
DEMO
NO
COI1 ML LAITY CORE
EDUCATION
563
1564
SEVER METER VAULT
-
-
FAIR
REUSE
ILIO
VILLAGE
HAZARDOUS/FLAM
STORAGE
-
POOR
DEMO
NO
REGIONAL PARK
TACTICAL VAN PAD
COMMERCIAL
.565
COMPLEX
-
-
GOOD
DEMO
NO
BUSINESS
COMMERCIAL
566
LUBE RACK
1988
1,760
POOR
DEMO
NO
BUSINESS
HAZARDOUS WASTE
GOLF
VILLAG RESIDENTIAL
567
STORAGE EAA
1990
2400
POOR
DEMO
NO
FORE
COMMERCIAL
568
IMA COMPLEX
1991
1900
GOOD
DEMO
YES
BUSINESS
569
1570
FPN- 3 PAR SITE
1991
700
POOR
DEMO
NO
COMMUNITY CORE
HAZARDOUS WASTE
COMMERCIAL
STORAGE
-
-
POOR
DEMO
NO
BUSINESS
HAZARDOUS WASTE
571
STORAGE
-
-
POOR
DEMO
NO
COMMERCIAL,
HAZARDOUS WASTE
572
STORAGE
-
-
POOR
DEMO
NO
COMMERCIAL
HAZARDOUS VASTE
4NING EDUC.An. .0 N
573
STORAGE
-
-
POOR
DEMO
NO
VILLAGE
HAZARDOUS VASM
i E A D NINIGI EOUCATZO1
574
STORAGE
-
FORK
DEMO
NO
VILLAGE
HAZARDOUS WASTE
575
STORAGE
-
-
POOR
DEMO
NO
RESIDENTIAL
HAZARDOUS WASTE
576
STORAGE
-
-
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUS WASTE
577
STORAGE-
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUS WASTE
578
STORAGE
-
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUS WASTE
579
STORAGE
-
-
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUS WASTE
580
STORAGE
-
-
POOR
DEMO
NO
REGIONAL PARK
HAZARDOUS WASTE
COMMERCIAL
581
STORAGE
-
-
PDDR
DEMO
NO
BUSINESS
HAZARDOUS WASTE
COl1ERCIL
582
STORAGE
-
-
POOR
DEMO
NO
BUSINESS
City of Tustin MCAS Tustin Specific Plant Buse Plan
Page6-36
Appendices_
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page6-37
Total
Possible
Bldg.
Year
Area
Proposed
Interim
I
No. ' cis i Use
u t
LUF
Condition
EsZosition
Use
Ultimate Use
HAZARDOUS WASTE
COMMERCIAL
583 STORAGE
-
-
POOR
DEMO
NO
BUSINESS
HAZARDOUS WASTE
1584 STORAGE
-
POOR
DEMO
NO
COMMUNITY CORE
HAZARDOUS WASTE
COMMERCIAL
585 STORAGE
-
R
iPOOR
DEMO
NO
BUSINESS
HAZARDOUS WASTE
ICOMMERCIAL
586 STORAGE
_
-
POOR
DEMO
NO
BUSINESS
HAZARDOUS WASTE
587 STORAGE
-
_
POOR
DEMO
NO
COMMUNITY CORE
HAZARDOUS WASTE
COMMERCIAL
588 STORAGE
-
POOR
DEMO
NO
BUSINESS
HAZARDOUS 'WASTE
589 STORAGE
t
-
POOR
DEMO
NO
COMMUNITY CORE
HAZARDOUS WASTE
RESIDENTIAL
590 STORAGE
-
-
POOR
DEMO
NO
CORE
HAZARDOUS WASTE
COMMERCIAL
591 STORAGE
-
_
POOR
DEMO
NO
BUSINESS
592 GENERATOR PAD
1991
180
POOR
DEMO
NO
COMMUNITY CORE
COMMERCIAL
593 SEVER LIFT STATION
-
FAIR
DEMO
YES
BUSINESS
EDUCATION
594 PICNIC SHELTER
1595
1991
312
FAIR
REUSE
YES
VILLAGE
COMMERCIAL
SEWER LIFT STATION
-
-
FAIR
DEMO
YES
BUSINESS
HAZARDOUS/FLAM MAT"L
GOLF
LAGB, .ESIDENTIAL
596 LOCKER
1992
200
POOR
DEMO
NO
CORE
HAZARDOUS/FLA MAT*L
COMMERCIAL
597 LOCKER
1992
100
POOR
DEMO
NO
BUSINES
HAZARDOUSlFLAM MAT"L
1598
COMMERCIAL
LOCKER
1992
200
POOR
DEMO
NO
BUSINESS
HAZARDOUSIFLA M MAT"L
COMMERCIAL
599 LOCKER
1992
100
POOR
DEMO
NO
BUSINESS
HAZARDOUSIFLAM MAT'L
COMMERCIAL
600 LOCKER
1992
400
POOR
DEMO
NO
BUSINESS
HAZARDOUSFLAM TrL
601 LOCKER
1992
100
POOR
DEMO
NO
COMMERCIAL
HAZA DOUS/FLAM M T'L&R.P.Q.,
— ED UCATION
602 LOCKER
1992
100
POOR
DEMO
NO
VILLAGE
LEARNING EDUC TIO.i
603 TRANSFORMER PAD
1604
_
-
FAIR
REUSE
YES
VILLAGE
AN/GMC-1
TRANSMITTER
-
_
POOR
DEMO
YES
COMMUNITY CORE
g
RESIDENTIAL
605 AN/GMQ-13 RECEIVER
_
_
POOR
DEMO
YES
CORE
A.N/FPN-6 MTI_
er r t n r.:ERESI.DE T.I.AL
606 REFLECTOR
-
-
POOR
DEMO
YES
CODE
607 AIM -29
-
POOR
DEMO
YES
COMMUNITY CORE
ANGM- I O
1609
608 TRANSMITTER
-
-
POOR
DEMO
YES
COMNIUNITY CORE
AN/G i -10 RECEIVER 7
-
_ I
POOL
DEMO IYES
COMMUNITY CORE
MCAS Tustin Specific Plan Reuse Plan City of Tustin
Page6-37
Appendices
City of Tustin MCAS Tustin Specific P1anlRe se Plan
Pg6-38
PREAR Y B UILDING COADITION S UR VE Y
Total
Possible
Bldg.
Year
Area
Proposed
Interim
No.
ExistingUse
Built
(UF
Condition i osdtdon
Use
VIt ate Use
COMMERCIAL
10
GENERATOR AS iRACI
-
_
POOR
DEMO
NO
BUSINESS
HAZARDOUS MATERIAL
COMMERCIAL
11
STORAGE
-
POOR
DEMO
NO
BUSINESS
FREST
3000T
ADMIN/CLASSROOM
7
1 OPO
POOR
DEMO
NO
COMMUNITY CORE
T
GUARDSHACK
_
_
POOR
DEMO
NO
RESIDENTIAL
0T
GUARD SHACK
199
5
POOR
DEMO
NO
RESIDENTIAL
5T
EQUIPMENT SHED
199
225
POOR
DEMO
NO
RESIDENTIAL
VILLAGERESIDENTIA-L
6168
SEWAGE PUMt STATION
-
-
FAIR
DEMO
YES
COLE
6169
SEWAGE PUMP STATION
-
-
FAIR
DEMO
YES
COMMERCIAL
6450
SEWAGE PUMP STATION
-
-
FAIR
DEMO
YES
RESIDENTIAL,
6798
SEWAGE PUMP STATION
-
-
FAIR
DEMO
YES
RESIDENTIAL
6557
SEWAGE PUMP STATION
_
-
FAIR
DEMO
YES
RESIDENTIAL
OFFICERS QUARTERS
1946
2,500
POOR
DEMO
NO
ELEMENTARY SCHOOL
B
OFFICERS QUARTERS
1946
2,200
POOR
DEMO
NO
ELEMENTARY SCHOOL
C
VIP qUARTERS
1946
972
FAIR
DEMO
NO
ELEMENTARY SCHOOL.
3
YOUTH CENTER
1943
65
POOR
DEMO
NO
COMMUNITY PARI
C4
OFFICERS CLUB
1943
175548
FAIR
IREUSE
IYES
I COMMUNITY PARK
LIST OFACRONYMS
ABAND
ABANDONED
HAZ
HAZARDOUS
ACFT
AIRCRAFT
IMA
INTERMEDIATE MAINTENANCE ACTIVITY
ADMIN
ADMINISTRATION
LAB
LABORATORY
BLDG
BUILDING
MAG
MARINE AIR GROUP
COMM
COMMUNICATIONS
MT"L
MATERIAL
COT
CITY OF TUSTFN
MVR
MORALE WELFARE, & RECREATION
DE O f
DECOMMISSIONED
NCO
NON-COMMISSIONED OFFICER
DDE
DEPARTMENT OF EDUCATION
0C
ORANGE COUNTY
ELEC
ELECTRONICS
TBD
TO BE DETERMINED
EQUIP
E UEPMENT
FAO
FACILITY
FLAM
FLAMMABLE
135E
GROUND SUPPORT E LTIPMENT
City of Tustin MCAS Tustin Specific P1anlRe se Plan
Pg6-38
Appendices
D. DEFINITIONS
Words, phrases and terms not specifically defined herein shall be as
defined in the 'Tustin City Code.
Acres, Goss. 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 shop on the Land Use PIAreas
map).
Acres 1Tet. An estimated allocation of land area within a Planning Area,
based on gross acreage reduced for internal circulation (local roads) within
Planning Area.
Alcohol. Beverage Sales Establishments. Alcohol beverage sales
establishments are cgMpLrised of .-site and off-site establishments.
Alcohol is either sold for consq -pti n_ on the premises (on-site) or sold for
Consumption ion off the premises (off-site).Th .,. oll.ow g definitions are
.rou ed under on-site or off-site sales establishments.
Alcohol Beverage Sales Establishment — n. -Site. ..An ora -site sales
establishment provides for the sale of alcoholic beverages for con.sumntion
othe premi
rises.On-Site Sales Establishments M4Y include the following.
1.
Amusement Resort: includes arcades, theaters auditoriums, social
halls and indoor/outdoor recreation facilities, including billiard/pool
halls and. bowling alleys where the service of alcoholic beveraizes to
patrons for on-site consumption, is not an ancillga use to a full-service
restaurant.
iClub: _ An establisfunent with. table and/or _bar seating—that serves
alcoholic .beverages topatrons for -site consumption, which is not
arx wiciflqU use . fall -service restaurant. If food. service is offered,
�.
the gross receipts of alcohol sales exceed the _gross receipts of .food
sales. Club establislunents may include _bars,�i ht l: ,-._- and
membership organizations.
Restaurant: A retail establishment that sells , food and beverages
prepared on the site for on-site consuMption. Seating shall be
deli .ed and _used for and must possess the necessary utensils, table
service and condiment dis ensers with which to serve meals to the
ublic. The gross annual sales of food shall exceed the sales of
alcohol. _ A. restaurant ma. have ancillary uses such as a lour�� �
ierobr er -- les "v,ideo 1r ue tasting, hi l and ool tabpublic
.,.,
dancing
and live entertaimnent ur u.an.t to City requirements, which
are ancillga to the restaurant use.
MCAs Tustin Specific PlanlReuse Plan City of Tustin
Page6-39
Appendices
Alcohol Beverage Sales Establishment — off -Site. An. off-site sales
establi sbm ent rovides for the sale of aJcoholi.c beverages for consumption
off the premises. Off -Site Sales Establishments include the
followl.n :
1. Food Market Store less than 10 ,000. s uare feet in size where
alcohol.ic beverages are sold, pnmaril for off-site consun ti.on.. A
Food Market Store is a retail establishment where food, beverages,
household acid ersonal items or any combination thereof, are sold. .
2. Microbrewer Wine Tasting Establishment. An establishment that
includes beverage production of beer and/or wine and ma include a
tasting facility and sales of beer and/or wine in origin—al. uno ened
containers for consumption off the premises where sold. The
establislunent shall not include the sale of alcoholic beverages -for on-
site consumption with the exception of sampling the product within a
tasting f .cifit or on-si-te consumption -in conjunction with a. restaurant.
. Specialty Store: A market or retail establishment that offers
combination of unique Foods and alcoholic be era es not COMMO
found in food market stores or other retail stores. The establishment
may Include a tasting facility as a.Dnmary use or as an ancillary -use to
the purchase of alcohol for off-site consumption.
Baseline Mix of Uses. An assumed unix of non-residential uses for each
neighborhood, which establish a baseline capacity of average daily trips
for each neighborhood.
Building Setbacks. s. Building setback distances are measured from future
rights-of-way. Non -conforming g building setbacks will be permitted to
remain to accommodate existing buildings not in future rights-of-way.
Children's Intermediate Care Shelter. A60 -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.
lelrt 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
City of Tustin MCAS Tustin Specific PlanlReuse Plan
Page6-40
Appendices
land use designation i.e. low density, medium density, and medium high
density).
DwelliLig_U s, Existiro The existing military family housing units
within the MCAS Tustin boundary.
Dwelling Units per Acre. The maximum density per gross acre at which
dwelling units may be calculated. This overall density may not be
exceeded even by a fraction.
Duelling Units* Potential. The maximum number of new dwelling units,
based on the density per gross acre for the Planning Area.
Dwelling Units, Total. The maximum number of existing and potential
dwelling units allocated to each Planning Arca (where applicable).
Floor Area Ratio F.A.l.. The gross floor area of all buildings within
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.
Extended Stay Hotels. A facility that offers transient lodging
accommodations to the general public, targeted to the business or leisure
traveler w1io is Planning to sta. for a ro l on ed netiod of time, Wically.
week or more but less than 30 da s. An extended stay facility M
contain lobbies conference rooms meeting rooms child la areas
recreational f: cili.ties, or dining areas for the intended use of the . guests.
The lodging accommoda.tiolis jn.gy be guest roofs or suites,provided with
or without meals or kitchen facilities i,e. range cooklop, microwave or
conventional oven refrigerator. and sink). The rooms or suites may be
located in one structure ora ou-D of attached or detached structures.
higess and e g ess to and from rooms and suites shall be made tfiffou h an
inside condor, public lobby or reception area which is su ervi. ed by hotel
staff,
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 non-residential 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.
MCAS iS Tustin Specific PlanlReuse Plan City f Tustin
Page6-41
Appendices
Household In ome LeveL Very Low. Zero to fifty percent of the County
median income level.
Interim Use. The purpose for which a parcel oflard or a stricture 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.
Landsegpe„Setbacks. Landscape setback distances are measured from the
back of the curb and are a combination of parkway, sidewalk, and planting
areas. lion -conforming landscape setbacks will be permitted to remain to
accommodate existing walls not in future right-of-way.
Law Enforcement Training Facility. An educational facility including
classroom training, office space, obstacle course, gyne, locker and shower
facilities, canine training, indoor pistol range, laser village and weapons
storage to be located within the proposed Urban Regional Park site.
Mixed Use, Horizontal. Two or more primary uses in a single development
project in which uses are arranged in separate structures throughout the
development site.
Mixed Use, Vertical. Two or more primary uses contained within a single
structure in which rises occupy different floors of the structure.
Planning Area P. The smallest regulatory unit for the application of
development regulations.
Reuse. The conversion of buildings and/or facilities from a military use to
civilian use upon closure of the base. All reuses shall be in conformance
with the Tustin City Code.
Single _Room OccLapancy Motel. A. single room residential unit, typically
250 to 500 square feet, with a sink and closet, which may require the
occupant to share a connnunal bathroom., shover, and/or kitchen.
Sur icare Center. A medical office or clinic facility serving atients which
MqY provide ins anent suE• ical procedures and may accommodate five or
ever ovenm' gbt patients.
Tenure. The ownership status of residential property i.e., rental or owner -
occupied). n r-
occupie .
Transitional/EmeEgency Housing fund Use Designation= Reuse of two
existing barracks and accompanying parking areas for immediate and
City of Tustin WAS Tustin Specific PanlReuse Plan
Page6-42
Appendices
short-term housing and supplemental services that will assist the homeless
in the transition to self-sufficiency.
MCAS Tustin Specific Plant Buse Plan City of Tustin
Page -3