HomeMy WebLinkAboutORD 1551 (2025)Docusign Envelope ID: 3797843A-1A46-4777-851F-5399B030FC6B
ORDINANCE NO. 1551
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING
SPECIFIC PLAN AMENDMENT 2024-0001, TO AMEND THE EAST TUSTIN SPECIFIC
PLAN (SP-8) TO CREATE A NEW HIGH DENSITY RESIDENTIAL (HDR) LAND USE
CATEGORY, AND APPLY THE HDR ZONE TO 18 ACRES OF EXISTING SURFACE
PARKING IN THE TUSTIN MARKET PLACE SHOPPING CENTER TO IMPLEMENT
THE HOUSING IMPLEMENTATION PROGRAM OF THE 6TH CYCLE 2021-2029
HOUSING ELEMENT OF THE GENERAL PLAN — HOUSING ELEMENT SITE 18 —
THE MARKET PLACE
The City Council of the City of Tustin does hereby ordain as follows:
SECTION 1. The City Council finds and determines as follows
A. That the City's 2021-2029 6th Cycle Housing Element of the General Plan
(Housing Element) was certified by the California Department of Housing and
Community Development in October 2022. The Housing Element contains the
goals and policies the City intends to implement to address a number of housing -
related issues.
B. That pursuant to Housing Element Program 1.1b and 1.1f, the City is proposing
Specific Plan Amendment 2024-0001 to amend the East Tustin Specific Plan
(ETSP; SP-8) to create a new High Density Residential (HDR) land use category
and apply the HDR zone to 18 acres of existing surface parking in the Tustin
Market Place Shopping Center, Housing Element Site 18 (project site).
Residential uses are currently not allowed on the Project site. Upon approval of
the Project, the Project site could accommodate 900 units over approximately 18
acres of developable land within the existing 76.9-acre shopping center. The
anticipated development over 18 acres may take place on underutilized asphalt
parking lot areas, and not require demolition of any existing buildings. Parking
displaced as a result of redevelopment would be accommodated by vertical
parking structures located within the proposed development.
C. That the subject property has been used as a commercial retail center since its
completion.
D. That the subject property is surrounded by a range of uses including commercial,
office, and residential.
E. That the proposed change to the General Plan land use designation would allow
for the development of high density residential development where currently none
is allowed.
Ordinance No. 1551
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Docusign Envelope ID: 3797843A-1A46-4777-851F-5399B030FC6B
F. That the project, as proposed, would have a maximum of 900 unit upon 18 acres,
consistent with high density residential developments.
G. That pursuant to the California Environmental Quality Act (CEQA) (Public
Resources Code Section 21000 et seq.), the City of Tustin, as lead agency,
determined that an Environmental Impact Report (EIR) should be prepared to
analyze all potential adverse environmental impacts of the Project and
corresponding General Plan Amendment and Specific Plan Amendment, which
together are referred to as the "Proposed Project;" and
H. That all of the requirements of CEQA and the State CEQA Guidelines have been
satisfied by the City of Tustin in the EIR, which is sufficiently detailed so that all
of the potentially significant environmental effects of the Proposed Project have
been adequately evaluated; and
That the EIR prepared in connection with the Proposed Project sufficiently
analyzes both the feasible mitigation measures necessary to avoid or
substantially lessen the Proposed Project's potential environmental impacts and
a range of feasible alternatives capable of eliminating or reducing these effects
in accordance with CEQA and the State CEQA Guidelines; and
J. That a public hearing was duly called, noticed and held for SPA 2024-0003 on
September 24, 2024 by the Planning Commission. At that time, the Planning
Commission continued the public hearing to October 8, 2024.
K. The Planning Commission called, noticed and held a public hearing for SPA
2024-0003 on October 8, 2024, and recommended City Council approval of this
Ordinance.
L. That a public hearing for SPA 2024-0003 was duly called, noticed and held on
November 19, 2024, by the Tustin City Council. At that time, the City Council
continued the public hearing to a future date; and
M. The City Council called, noticed, and held a public hearing on said application on
December 17, 2024; and
N. The City Council considered all applicable staff reports and all public testimony
and evidence presented at the public hearing.
O. That the proposed SPA 2024-0001 is consistent with the following General Plan
Land Use goals and policies:
1. Goal 1: Provide for a well-balanced land use pattern that accommodates
existing and future needs for housing, commercial and industrial land, open
Ordinance No. 1551
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Docusign Envelope ID: 3797843A-1A46-4777-851F-5399B030FC6B
space and community facilities and services, while maintaining a healthy,
diversified economy adequate to provide future City services.
2. Policy 1.5: Encourage compatible and complementary infill of previously by-
passed parcels in areas already predominately developed.
3. Policy 1.7: As part of the City's attraction to business and industry, provide
adequate sites to house future employees.
4. Goal 2: Ensure that future land use decisions are the result of sound and
comprehensive planning.
5. Policy 2.2: Maintain consistency between the Land Use Element, Zoning
Ordinances and other City ordinances, regulations and standards.
P. That the proposed SPA 2024-0001 is consistent with the General Plan Housing
Element Goal 1 in that SPA 2024-0001 would facilitate the provision of an
adequate supply of housing to meet the need for a variety of housing types and
the diverse socio-economic needs of all community residents and supports State
Housing Law as implemented by the Regional Housing Needs Allocation
(RHNA). The project would provide 900 housing units.
Q. That the City Council has considered the EIR along with its MMRP in its
evaluation of SPA 2024-0001.
SECTION 2: That the City Council hereby adopts Ordinance 1551 approving Specific
Plan Amendment 2024-0001, amending the specific plan to create a new
High Density Residential (HDR) land use category, and apply the HDR
zone to 18 acres of existing surface parking in the Tustin Market Place
Shopping Center, as identified in Exhibit A attached hereto.
SECTION 3. Severability. If any section, subsection, sentence, clause, phrase, or portion
of this ordinance is for any reason held to be invalid or unconstitutional by
the decision of any court of competent jurisdiction, such decision shall not
affect the validity of the remaining portions of this ordinance. The City
Council of the City of Tustin hereby declares that it would have adopted this
ordinance and each section, subsection, sentence, clause, phrase, or
portion thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid
or unconstitutional.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Tustin
on the 7th day of January 2025.
Ordinance No. 1551
Page 3 of 4
Docusign Envelope ID: 3797843A-1A46-4777-851F-5399B030FC6B
Signed by:
AU IWILU ARD,
Mayor
ATTEST: os
Signed by:
(%V'i(& YO&JA
ERI)CAN"YAS °1DA
City Clerk
APPROVED AS TO FORM:
DocuSigned by:
F
"@<z"-9
David''-. 766wcfl„C,, ,
City Attorney
STATE OF CALIFORNIA)
COUNTY OF ORANGE)
CITY OF TUSTIN )
I, Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin,
California, does hereby certify that the whole number of the members of the City Council of the
City of Tustin is five; that the above and foregoing Ordinance No. 1551 was duly and regularly
introduced at the regular meeting of the City Council held on the 17th day of December, 2024,
and was given its second reading, passed and adopted at a regular meeting of the City Council
held on the 7th day of .January , 2025, by the following vote:
COUNCILMEMBER AYES: Nielsen, Gallagher, Schnell, Fink (4)
COUNCILMEMBER NOES: (0)
COUNCILMEMBER ABSTAINED: (0)
COUNCILMEMBER ABSENT: (0)
COUNCILMEMBER RECUSED: Lumbard (1)
5 Signed by: os
Ca aSu
ER DW'YXSUDA,
City Clerk
The title of Ordinance No. 1551 was included on the published agenda for meetings at which
the Ordinance was introduced and passed, and a copy of the full Ordinance was made
available to the public online and in print at the meeting prior to the introduction or passage.
Exhibit A: Specific Plan Amendment - East Tustin with Redlined Changes
Ordinance No. 1551
Page 4 of 4
EXHIBIT A
fu5tin � ecific Flan
Cl of fu5tir,
March 1986
�CV15(On5:
June 1989
necember 1991
Mau 199�
March 1984
June 1994
February{ 1995
November 1995
March 1997
JUIq 1991
Auqust 1991
November 199-7
2024
EAST TUSTIN SPECIFIC PLAN
Prepared for:
CITY OF TUSTIN
Prepared by:
Urban Plan
17952 Sky Park Circle, Suite J
Irvine, CA 92714
(714) 261-2404
and
EDAW, Inc.
18002 Cowan, Suite 100
Irvine, CA 92714
(714) 660-8044
March 1986
Revisions:
June 1989
December 1991
May 1993
March 1994
June 1994
February 1995
November 1995
March 1997
July 1997
August 1997
November 1997
2024 (DRAFT)
Acknowledgements
City of Tustin
City Council
Frank Greinke - Mayor
Richard Edgar
Ronald Hoesterey
Ursula Kennedy
Donald Saltarelli
Planning Commission
Kathy Weil -Chairman
Alden Baker
John McCarthy
Charles Puckett
Ronald White
City Manager
William Huston
Community Development Department
Donald D. Lamm - Director
Acknowledgements (Revision 6/89)
City Council
Richard Edgar
Ronald Hoesterey
John Kelly
Ursula Kennedy- Mayer
Earl Prescott
Planning Commission
Alden Baker
Donald LeJuene
Leslie Anne Pontious
Edmund Shaheen
Casper Kasparian
City Manager
William Huston
Community Development Department
Christine Shingleton - Director
Table of Contents
Section Number
1.0 INTRODUCTION. . .. .. .. . . .. . .. .......... .. . . . .. . . .. .. .. . . . . . .... .. I-1
1.1 Location and Setting.. . ... ......... . . . . .. .. .. .. .. . . . . . ...... I-1
1.2 Purpose and Intent . ... .. ........ .... . .. .. .. .... .... . ........ I-1
1.3 Relationship to the General Plan ...... . ...... ................. 1-2
1.4 Goals and Objectives of the Specific Plan...... .. .. ... . ......... 1-6
1.5 Review Procedure. ..... ............. ... .. .. ....... . . ........ 1-8
2.0 SPECIFIC PLAN POLICIES, PROGRAMS AND GUIDELINES .... . . .......2-1
2.l Land Use ..... .... .................... .. .. .................2-1
2.2 Circulation.. . . .. ... . . . . .... .... . ... . .... .. .. .. . .. . . ........ 2-4
2.3 Housing Program. . . .. .... . .. .... ..... . . .. .. .. .. .... . . ..... ..2-3
2.4 Drainage/Flood Control Concept Plan. . . .. .. .. .. .. .. . .. ...... ..2-6
2.5 Sewer Concept Plan . . . .......... ... .... .. .... .. . .... .... ....2-8
2.6 Water Concept Plan . . . .......... . . . . ... .. .. .. .. . . . . . .. .... . 2-9
2.7 Utilities . . .. .. .. . . ... . . . ........ .. . . .. .. .. .. .. .. ... .......2-10
2.8 Parks. . .. .. ...
� . ... . . ........ . .. . . .. .. .. .. .. . . . . . . ... 2-II
2.9 Recreation and Open Space... .. ......... .. .. .. .. ..... .......2-12
2.10 Schools . .. .. .. ... . ... .. .. .... ... . ... .. .. .. ... . . ......... 2-13
2.11 Other Public Facilities....... .. ......... .. .. .. ..............2-14
2.12 Urban Design Guidelines ......... . .... ...... ...... . .. ...... . 2-14
2.13 Hillside District Guidelines ............ ...... .. .. .. . . ........2-16
2.14 Sector Plans, Policies and Programs . ......... .. . . ............2-23
3.0 DEVELOPMENT STANDARDS AND ADMINISTRATIVE PROCEDURES ....3-1
3.1 Purpose and Scope..... ......................................3-2
3.2 Applicability/Conformance with Municipal Code. . .. .......... .-3-2
3.3 Definitions .. .. .... .. ..... ....... .... ........ .... ...........3-2
3.4 Land Use Plan.. ... ..o.......o......o. ...... . .. o ............3-11
3.5 General Development Standards...... .' 3-15
3.6 Residential Use Regulations ........ ... ... ...................3-20
3.7 Commercial Use Regulations ............ ....................3-34
3.8 Mixed Use Regulations.................. ....................3-40
3.9 Community Facilities Regulations ............. ...............3-44
3.10 Parking Regulations ......................... ...............3-46
3.11 Sign Regulations ............................ ...............3-52
3.12 Development Processing/Administration. ..... . . .. .............3-54
3.13 Administrative Adjustments ..... ......... ... . . ...... .......3-56
3.14 Amendments .... . . . ......... ... ..... ..... .. . . .. .... .......3-57
3.15 Procedure for Transfer of High-Density Residential (HDR) Housing Units.....3-57
3.16 Enforcement Provisions .................. .... .. ... .. .. ..... 3-58
3.17 Severability Clause... ................... ........ .... ........3-58
3.18 Adopting Resolutions, Findings and
Mitigation Measures .. . . .. .... .. . . .. . . . .. ... . .. . ...... ......3-58
Resolution No. 86-32 . ... ... ...... . .. .... ... . .. . .. ...... ....3-59
Ordinance No. 967... ..... .... ....... .... .. . . . .. ............3-62
Resolution No. 86-28 . . ... ..... . ..... .... .. . . . . . .. .. ........3-65
Exhibit A - CEDA Findings & Statement of Facts. . . .. .. ... . ... .3-67
REV. XX/XX/XX i
List of Exhibits
Following
Exhibits -Sections 1.0 &2.0 Pape Number
ARegional Location Map................................................................................... 14
BVicinity Map..................................................................................................... 14
CLand Use Plan ................................................................................................2-1
DCirculation Plan.............................................................................................. .2-4
E.1-E.2 Street Cross Sections.....................................................................................2-4
F Drainage and Flood Control Concept Plan.....................................................2-7
G Sewer Concept Plan...................................................................................... .2-8
HWater Concept Plan....................................................................................... .2-9
1 Landscape Concept Plan .............................................................................2-15
J.1-J.9 Landscape Sections .....................................................................................2-15
K Hillside District Map ......................................................................................2-16
L Peter's Canyon Wash Map.......................................................................... .2-16
Housing Site - High Density Residential ........................................................ 2-45
Exhibits - Section 3.0
A - G Signage......................................................................................................... 3-52
CEQA Study Area (2024) ............................................................................ 3-57b
Ordinance and Resolutions ..........................................................................3-59
REV. XX-XX-XX ii
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1.0 INTRODUCTION
1.1 Location and Setting
1.1.1 Location
The East Tustin Specific Plan study area is entirely within the City of Tustin. It is
located along the eastern edge of the City in central Orange County. The 1,746-acre site
extends north from the Santa Ana Freeway (Interstate 5) into the Lomas de Santiago
foothills, just south of Peter's Canyon Reservoir, and is partially contiguous with Myford
Road on the east. The eastern edge of the site is also the eastern boundary of the City;
Browning Avenue and the existing development in Cowan Heights and Lemon Heights
comprise the western edge of the planning area. The regional and local context of the
site is illustrated in Exhibits A and B.
1.1.2 Setting
The East Tustin planning area represents a portion of the Irvine Company Property which
was annexed to the City of Tustin in the mid-1970's. It is within the jurisdiction of the
City and remains under the ownership of The Irvine Company. The southern two-thirds
of the site is virtually flat with a two percent slope or less. The northern one-third is
prodominantly hilly. Much of the flat portion of the site has historically been used for
agricultural purposes, including the cultivation of row crops, asparagus, and citrus and
avocado orchards, while most of the hilly areas have remained in natural state.
The western and southern edges of the site are adjacent to existing and proposed urban
development. Within the City limits south of the freeway, there are light industry and
medium high density residential uses. As the site extends north into the foothills, the
western edge is bounded by residential development, ranging from medium high density,
multi-family attached units near the freeway to low density, single-family detached
development in the unincorporated hillside communities of Cowan Heights and Lemon
Heights.
The northern and eastern edges of the study area are surrounded by undeveloped land and
orchards in the hillside areas and land in agricultural use in the flatland regions. Much of
this land is in City of Irvine's sphere of influence and the remainder is within the juris-
diction of the County of Orange. Residential development in planned for most of these
areas. The Eastern Transportation Corridor is planned to extend from the Santa Ana
Freeway through the foothills to the Riverside Freeway (State 91). This facility is
assumed to be located east of the planning area.
1.2 Purpose and Intent
The East Tustin Specific Plan has been prepared to address relevant planning issues in
accordance with California Government Code Sections 65507 and 65451 (pertaining to
the preparation of specific plans). Prepared in conjunction with a General Plan Amend-
ment, the East Tustin Specific Plan provides policies, guidelines, procedures, programs,
and regulations necessary to implement each element of the General Plan.
The East Tustin Specific Plan is also consistent with the "Browning Corridor" agreement
that has been established between the City of Irvine, the City of Tustin, The Irvine Com-
pany, and the Department of the Navy.
1-1
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Regional Location Map EXHIBIT A
EAST TUSTIN SPECIFIC PLAN ® NOT TO SCALE
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EAST TUSTIN SPECIFIC PLAN ® NOT TO SCALE
City of Tustin ® mAw Ill
The Specific Plan will be adopted by two City legislative actions. Sections 1.0 and 2.0
will be adopted by resolution and Section 3.0 will be adopted by ordinance.
1.3 Relationship to the General Plan
The East Tustin Specific Plan is consistent with the goals and policies of the General
Plan and is intended to implement each of the General Plan Elements. The following is a
comparative description, outlining how the Specific Plan meets and implements the rele-
vant policies contained within the General Plan.
General Plan Policies Specific Plan Conformance
Land Use Element
o To promote an economically balanced o Land uses, including single-
community with complimentary and family and multi-family
buffered land uses to include indus- residential, commercial and mix-
trial, commercial, professional, use development have been
multi-family and single-family develop- balanced in reasonable pro-
ment. portions.
o To provide neighborhood parks and open o Parks and open space acreage
space in geographical areas based upon has been geographically situated
the same location and distribution as based on the population distri-
appropriate for elementary school bution and the City's minimum
sites. acreage requirements for
Neighborhood and Community
Parks.
o To provide a variety of residential o A variety of residential product
product types with an emphasis on types, with an emphasis on
single-family residential units. single-family residential units
adjacent to existing single-
family residential development,
will be provided.
Circulation Element
o To develop a Circulation Plan that o The arterial routes account for
serves the Land Use Element the County's Master Plan of
and regional requirements. Arterial Highways and new
uses in the study area.
Open Space and Conservation Element
o A variety of open space areas to o Visual and recreation open
accommodate diverse needs related to space areas including com-
recreation, noise attenuation and munity parks, neighborhood
visual amenities for the residents parks, hiking/biking trail
of the community. linkages, streetscape, noise
buffer zones and a golf course
which together offer diverse
passive and active recreational
opportunities are provided.
1-2
General Plan Policies Specific Plan Conformance
Open Space and Conservation Element (coat.)
o Coordinated and inter-related local o The opportunity for development
open space and trail areas with the of a regional park and trail
regional facilities of the County system to be integrated with the
and adjoining cities. County facilities as well as
those in adjoining Cities
of Orange and Irvine is
provided.
o A maximum feasible amount and utility o The allocated maximum acreage
of open space area with a minimum feasible is based on the
fiscal impact upon community resources minimum fiscal impact upon
for the acquisition, development and community resources for the
maintenance of the areas. acquisition, development and
maintenance of those areas.
o Preservation and protection of unique o The opportunity to incorporate
natural resources. a number of unique features
including the Redwood Grove,
Eucalyptus forests, Peter's
Canyon Wash, the knoll,
prominant ridgelines, etc., for
the preservation and protection
of these natural resource is
provided.
o Accommodation of the health, safety, o Open space features to accom-
and utility needs of present and modate the health, safety, and
future residents of the community. utility needs of present and
future residents of the com-
munity are included.
Hausing Element
o Housing accommodations by location, o A variety of housing types,
type, price and ownership or tenancy price and ownership or tenancy
for all residents of the community opportunities will be provided
regardless of income, age, race, sex, throughout the community to
marital status, or ethnic background. accommodate various residential
groups.
o The promotion and encouragement of o A diversity of housing types
owner-occupied housing for the purpose offering the opportunity for
of correcting the imbalance between owner occupation has been
rental and owner-occupied units. established.
1-3
General Plan Policies Specific Plan Conformance
Housing Element (cunt.)
o Reducing dependency upon the automo- o Housing areas have been desig-
bile for transportation by locating nated in consideration of a
housing facilities convenient to variety of community services,
service and employment centers thereby including parks and schools,
enabling walking or bicycling to commercial, and employment
places of employment. centers so as to encourage
pedestrian and bicycle use
and discourage the dependency
on the automobile as a source
of transportation within the
community.
o The availability of a variety of o A mix of housing types encom-
housing accommodations and housing passing a range of housing
values to enable economic integra- values have been provided
tion of neighborhoods and communities. throughout the Specific Plan
area to enable economic
integration of the
neighborhoods and communities.
o The conservation and improvement of o The conservation and improve-
existing residential neighborhoods. ment of existing residential
neighborhoods by stipulating the
need for development of
compatible neighborhoods with
housing types and density
categories adjacent to existing
residential neighborhoods is
encouraged.
o Housing stock that is safe, decent o The variety of housing types and
and affordable. density ranges provides the
opportunity for and encourages
the development of new renter
and owner-occupied housing that
is safe, decent and affordable.
Noise Element
o To protect the health and welfare of o The criteria for identify-
the public in the City through noise ing, controlling and abating
identification, control and abatement. various noise levels within
To establish measures for controlling the new community will be
noise levels within the City of Tustin established, to insure main-
and thereby maintain a more pleasant tenance of a more pleasant
community atmosphere. community atmosphere in order
to protect the health and wel-
fare of the public in the City.
1-4
General Plan Policies Specific Plan Conformance
Noise Element (cunt.)
o As technological advances in noise o The use of the most techno-
suppression are realized, they should logically advanced noise abate-
be reflected in this Element by the ment techniques for the purpose
lowering of allowable noise levels. of lowering the allowable noise
levels is required.
o Noise levels transmitted across o The combination of siting com-
property lines should not adversely patible land uses adjacent to
affect activities in the receiving each other while concurrently
area. employing noise abatement pro-
cedures will insure that noise
levels transmitted across
property lines do not adversely
affect activities in the
receiving area.
o New developments should not be per- o No new development has been
mitted in areas with noise levels proposed for areas where noise
which already exceed the standards levels exceed the standard set
set forth for each land use classi- forth for each land use classi-
fication unless the development con- fication unless the development
tains adequate means to protect contains adequate means to pro-
itself from the noise. tect itself from the noise; this
includes buffers for new resid-
dential areas from traffic
noise, etc.
Seismic Safety Elements
o To identify potential seismic and o Mapping of the El Modena Fault,
seismic related occurrences in the which is classified as inactive,
Tustin area and their impacts on determines the location and
Tustin. specific types of development
that can occur relative to the
alignment of the fault as dic-
tated by the Alquist-Priolo Act.
o To minimize the level of danger to o Land uses have been designated
life and property from natural and on the basis of minimizing the
man-made hazards such as fire, level of danger to life and
transportation hazards, non-seismic property from the natural and
geologic hazards, and air operations anan-made hazards such as fire,
accidents. transportation hazards, non-
seismic geologic hazards, and
air operations accidents.
Also, all structures are to
adhere to the standards in the
Uniform Building Code.
I-S
General Plan Policies Specific Plan Conformance
Seismic Safety Elements (coat.)
o Through land use controls, the City o Land uses and height restric-
will attempt to regulate the type tions in the Specific Plan
and intensity of development in areas are consistent with the
of known potential land use hazards 'Browning Corridor" agreement.
and hazards of air operations.
o The City will encourage the use of fire o Policies in the Hillside Guide-
resistant roofing materials in high- line Section 2, require
hazard areas. the use of fire resistant
roofing as defined by the
underwriters laboratory,
Chicago, Illinios, within
the Hillside areas.
o The City will study the possibilities o As development occurs within
of upgrading emergency waterline the specific Plan Area water-
capacities in deficient areas. lines will be planned and
developed to serve the
domestic and safety needs of
the area.
1.4 Goals and Objectives of the Specific Plan
The planning goals and objectives of the Specific Plan are responsive to the following
issues: (1) the need for additional park and recreation facilities, specifically a golf
course; (2) the opportunity to provide additional revenue generating sources such as co-
mmercial and employment areas to balance the anticipated residential areas; (3) the
City's concern for how this area fits into the local and regional traffic circulation system
and coordinates with the Eastern and Foothill Transportation Corridors which are cur-
rently under study by the County; and (4) the need to respond to the physical characteris-
tics of the study area identified in the environmental documentation.
Goal
Develop a community which is a part of and extension of the City of Tustin and the
existing residential development adjoining the specific plan area
Obiectives•
o Plan for compatible residential development adjacent to existing residential
areas and promote a cohesive appearance.
o Plan for commercial, recreational and employment opportunities with a com-
patible interface to existing development.
o Plan for phasing which provides incremental development that is coordinated
with the existing adjacent development, infrastructure and market opportuni-
ties.
o Plan for a golf course to create an image to the community within the sou-
therly flat portion of the site.
1-6
Goal
Create a Specific Plan which includes a mix of residential, commercial, employment, and
recreational opportunities.
Obiectives:
o Plan for commercial uses to serve the needs of the community.
o The residential housing mix should provide for a broad range of densities from
estate to rnz::':::-:: high; provide flexibility to incorporate a variety of housing
types to meet housing demands; provide opportunities for affordable housing in
both owner occupied and rental housing; and provide housing opportunities for
families to move up to more traditional housing types.
o Plan for a mixed use area with freeway and arterial exposure so as to maxi-
mize the opportunity to develop viable and marketable commercial retail and
hotel/motel uses and also maintain flexibility to provide other non-residential,
non retail business related uses in the event that the entire mixed use area is
too large to accommodate viable commercial retail uses.
o Plan for adequate park and recreational facilities for the new community.
o Plan for neighborhood commercial centers to conveniently serve surrounding
residents. This is especially important in the northern area. Locate these
facilities to maximize access and identity.
Goal
Develop for a fiscally sound program of public facilities and services.
Obiectives
o Plan for and define the extent of public facilities and services, and the revenue
source to develop, maintain and operate them.
o The Plan should provide for uses which will provide a positive source of income
to the City such as commercial uses, auto center, hotel, etc.
Goal
Create a system of both public and private recreation and open space which meet the
needs of the new community.
Obiectives
o The Plan should incorporate a high quality golf course: not City owned, but
open to the public.
o The Plan should recognize the study area for Peters Canyon Regional Park as
well as recognize the regional trail system for Peters Canyon Wash.
o Plan for public park sites in combination with school sites where appropriate.
REV. XX-XX-XX 1-7
• The Plan should consider Peters Canyon Wash as both a potential recreational
amenity as well as a flood control and drainage facility.
• If feasible, locate a park site as part of the Regional Park System, for passive
recreational activities at Lower Peters Canyon Reservoir once other higher park
priorities can be achieved within the overall park allocation for the planning area.
• Equestrian trails should not intrude into existing and proposed residential areas.
• If there is a choice in number and types of community parks, the following is an
order of priority related to park uses: 1) active; 2) cultural; and, 3) passive.
Goal
Develop a traffic circulation system which serves both existing and new development.
Goal
Provide for school facilities that meet the needs of the new community. .
Objectives
• Work with the School District to determine the number, size, and location of
elementary schools, intermediate schools and high school.
• Combine school and public park sites where appropriate to optimize play area
efficiency and minimize maintenance costs.
1.5 Review Procedure
The Specific Plan consists of two major divisions which separate policy direction from
standards and regulations.
Section 2.0 identifies programs, policies and procedures for each component of the Specific
Plan, including Land Use, Circulation, Housing, Infrastructure, Parks, Recreation and Open
Space, Urban Design and Hillside District Guidelines as well as those programs, policies and
procedures unique to each sector. This section provides a broad overview of the various
physical characteristics of the plan and their interrelationships; it also focuses on the
characteristics of each sector that make it distinct from the rest and must be incorporated into
development design. This section is adopted by resolution.
1-8
REV. 7/21/97
In order to implement the policies contained within Section 2.0, subdivision maps for the
development of the property shall be submitted for approval as follows:
• Initial subdivision maps for residential sectors (Sectors 1, 2, 3, 4, 5, 6, 7, S. 9, 10, and 11)
are to encompass one or more whole sectors as defined in this Specific Plan; subdivision
maps for the commercial sector12 may encompass less than the whole sector. However,
the conceptual site plans shall be done for the whole of the commercial sector, illustrating
the overall internal circulation concept for the sector, the drainage concept, sector vehicular
access points within the sector and shall be approved by the Director of Community
Development.
• Prior to final approval of the subdivision maps, the Director of Community Development or
his designate, shall find that a proposed map is in compliance with the spirit and intent of
all applicable policies and guidelines in Section 2.0.
• Additional information as specified,by the Director, or his designate, may be required in
order to demonstrate compliance with applicable policies.
Section 3.0 identifies specific development standards that must be used to design specific
development projects. This section is adopted by Ordinance.
All required subdivision maps and permits are to be consistent with the development
regulations in Section 3.0.
1-9
REV. 7/21/97
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2.0 SPECIFIC PLAN POLICIES,PROGRAMS AND GUIDELINES
The overall land use concept for the East Tustin Specific Plan is intended to provide a planned
community that expands and enhances the existing amenities of the City. In order to accomplish
this, the Plan allows a wide variety of residential product types, employment centers,commercial
complexes, school facilities, parks, recreation and open space amenities; and a comprehensive
vehicular circulation system.
More intense land uses,consisting of commercial,mixed use, higher density residential uses and
active recreation areas are concentrated at the southeastern end of the Specific Plan area. As
development extends towards the existing community at the western edge of the site and
northward into the foothills, the intensity of development diminishes.
The arterial circulation system will provide sufficient access and around the site and to and from
the existing community. It also provides the opportunity to connect with the regional circulation
system, for a broader level of service.
The parks, open space, riding/hiking trails and golf course, when viewed together offer
opportunities for a wide range of active, passive and cultural recreational activities. Also, these
areas coupled with streetscape elements and other visual buffers, create a continuum of open
space amenities extending from the I-5 Freeway northward into the foothill region of the site.
There are a number of Components to the Plan which include, (1)Land Use: (2) Circulation; (3)
Housing; (4)Infrastructure; (5)Parks; (6)Recreation and Open Space; (7) Schools; (8)Urban
Design; and (9)Hillside District Guidelines. The procedures and programs of each of these
components are outlined below and are to be regarded as general guidelines for development.
The development objectives set forth in this section are intended to be directives for development
and shall be implemented according to the guidelines set forth herein. Policies and exhibits
contained within this section provide conceptual directions are intended solely to guide and not to
restrict creative design solutions.
2.1 LAND USE
The Land Use Plan, illustrated in Exhibit C, incorporates the planning goals and objectives in
designating a variety of residential and non-residential land uses circumscribed and linked by an
appropriate arterial circulation system. Each of the parcels within the plan having a specific land
use designation is referred to as a "land use area". These areas have been aggregated into 12
easily identifiable zones called"Sectors". The sector boundaries are defined by major roadways
and topographical features; each sector contains one or more land use area. Table 2.1
summarizes the land use statistics. More detailed statistics for each sector are provided in Section
2.14.
Gross acres have been used for computing acreages and residential densities on the following
tables. Gross acres include all land within a sector or land use area exclusive of arterial street
rights-of-way.
2-1
Rev. 11-20-95
E
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Land Use Plan
EAST TUSTIN SPECIFIC PLAN lA-I
City of Tustin S - EDAW Im—
REV. XX-XX-XX
Table 2.1
Statistical Summary
LAND USE DESIGNATION ACREAGE
Residential
Estate (up to 2 du/ac) 409
Low (up to 5 du/ac) 243
Medium Low (up to 10 du/ac) 115
Medium (up to 18 du/ac) 254
Medium High (up to 25 du/ac) 193
High Density (up to 900 units) 18
Open Space
Private Parks 4
Public Neighborhood Parks 10
Community Parks 46
Golf Course 158
Commercial/Business
Neighborhood Commercial 13
Mixed Use 42
Institutional
Elementary Schools 30
Intermediate Schools 20
Other Uses
Roads (arterial and major only*) 124
' Acreage for all roads other than arterial and major roads, has been included in the acreage
for the surrounding land uses.
Residential Land Use: The Land Use Plan designates fl:va residential categories each
of which has maximum density. Residential densities are controlled in all of the following:
land use areas, sectors and the Specific Plan Area,
2-2
REV. 6/19/89, 11/20/95, 7/21/97, XX/XX/XX
For any residential subdivision map the maximum density range cannot be exceeded for a
particular land use area. Lower densities will be permitted in any area. The boundaries and
acreage of the land use areas shown on the Land Use Plan are approximate and will be
precisely determined in the future when subdivision Maps are reviewed.
The land use areas described within each sector are subject to the policies specific to a given
sector. These policies are outlined in Section 2.14.
The When originally approved, the total number of dwelling units for the overall Specific
Plan Area may—was not to exceed 7,950 units. However, if the total allowable
units in Tentative Tract Map No. 12345 ar-c not constructed, the unbuilt units
could have been may bo transferred to the Specific Plan Area in accordance with the
provisions of the following paragraphs.
The total number of dwelling units in each Sector may not exceed the figures specified in
i Table 2.4. If a sector is developed with less than the maximum number of units permitted
within the sector, then a transfer of units will be permitted from sector to sector within the
Specific Plan Area. These transfers will be closely monitored. When proposing unit transfers,
compatibility with adjacent land use areas must be considered. Specific requirements for
allowing unit transfers and maximum unit increases in Sectors are outlined in the Development
Standards in Section 3.0. Also in Section 3.0 there are more definitive standards for
development of each residential density category.
Mixed Use Designation: The Land Use Plan designates 121 acres in the southeast
corner of the site, in Sector 12 between Bryan Avenue and the 1-5 Freeway, as a mixed use
area. A 70 acre commercial center and hotel/motel will be developed in this area. Additional
commercial uses or office and research and development uses 'may also be developed
within this area. The Mixed use designation permits flexibility for location and configuration
of these uses. It also creates the opportunity for development to respond to future changes
in economic and market forces. The Development Standards for the Mixed Use Area are
defined in Section 3.0.
Non-Residential Designation: The Land Use Plan (LUP) includes a number of
non-residential uses such recreation (1) School, (2) Parks (3) Open Space and
Recreation Facilities, and (4) Commercial Land Use designations. These are summarized in
the following table:
Table 2.2
Land Uses Integral to the LUP
Quantity _ Approximate Total Acreage
Institutional Use
Intermediate School 1 20
Community Park 3 46
Golf Course 1 158
Commercial/Business Use
Neighborhood Commercial 13
2-3
REV. 6/19189, 11/20/95, 7/21/97, XX/XX/XX
Table 2-3
Land Uses Anticipated in LUP
Approximate
Institutional Use Quantity Total Acreage
Elementary School 3 30
Public Neighborhood Parks 3 9.8
Private Neighborhood Parks 2* 4*
* The exact number, location and size of private neighborhood parks will be established with
subdivision maps.
One junior high school site and several elementary school sites are to be distributed throughout
the Specific Plan area. Three other neighborhood parks are generally located in various sectors of
the Plan.
Three(3) community parks are more specifically located; they include a nine acre site near the
junior high school, a 20-acre site, and a 17-acre site incorporating a knoll situated south of
Portola Parkway.
Elementary and Intermediate schools and public neighborhood parks are symbolically illustrated
on the Land Use Plan. The specific sizes, locations and numbers of these facilities will be
determined in accordance with the provisions of Subsection 2.8.
2.2 Circulation
The Circulation Plan,Exhibit D, illustrates the backbone vehicular circulation system for the
Specific Plan area. This section describes the existing and planned arterial highway circulation
system for the East Tustin Specific Plan.
Established Arterial Highway Alignments
City of Tustin County of Orange
Street Classification Classification
Irvine Boulevard Major Major
Bryan Avenue Primary Primary
Portola Parkway -- Major*
Santa Ana Freeway Freeway Freeway
Browning Avenue Secondary Secondary
Future Road Major* Major or Primary*
Myford Road Major* --
Weir Canyon Road -- Primary
Eastern Transportation Corridor -- Freeway*
El Camino Real Secondary --
* Conceptually Proposed
2-4
Rev. 6-19-89, 11-20-95
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Circulation Plan EXHIBITO
EAST TUSTIN SPECIFIC PLAN �"'�.,,"'�'
City of Tustin
mA10 Ise.
Rev. XX-XX-XX
TYPICAL SECTION ARTERIAL HIGHWAY
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NOTES: SECONDARY HIGHWAY(SO*R/W)
Street Cross Sections EXHIBIT E.1
EAST TUSTIN SPECIFIC PLAN SOURCE: CITY OF TUSTIN
City of Tustin 9 EOAW Inc.
TYPICAL SECTION LOCAL STREET
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Street Cross, Sections EXHMIT E.2
EASTTUSTIN SPECIFIC PLAN SOURCE: CITY OF TUSTIN
City of Tustin 9 EDAW lee.
Street Standards
Street cross sections have been designed for the Specific Plan Area. These may be
redesigned with minor changes per the approval of the Director of Public Works without
requiring an Amendment to the Specific Plan. These cross sections can be seen in
Exhibits E.I and E.2.
Standard arterial highway cross-sections represent the obvious and accepted answer to
most situations, and the logical point of departure of any consideration of alternative
cross-sections. However, the standard cross-sections do not always provide the best
solution to any given need or set of objectives. Reasonable flexibility should be available
.in how arterial highway capacity and functional requirements can best be satisfied. In
certain instances it may be desirable to encourage variety in the cross-section of various
routes or different portions of the some route to satisfy intersection capacity require-
ments, create visual identity and landscaping opportunities, etc. 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, slope
conditions, intersections, sidewalks, parking lanes, utilities and bikeways.
The following is a brief description of each of the proposed multi-lane arterial highway
classifications identified in the East Tustin Specific Plan and illustrated on Exhibit D.
Major Highway (Six-Lane Divided) The standard major arterial highway provides six
traffic lanes and a curbed median together with an eight foot parking lane and a nine
foot sidewalk on each side of the highway. The overall right-of-way width is 120 feet.
Access should be restricted to local street intersections and commercial driveways as
approved by the City Engineer.
Primary Highway (Four-Lane Divided) The standard Primary arterial highway provides
four traffic lanes and a curbed median together with a ten foot parking lane and an eight
foot sidewalk on each side of the highway. The overall right-of-way width is 100 feet.
Access should be restricted to local street intersections and commercial driveways as
approved by the City Engineer.
Secondary Highway (Four-Lane Undivided) The standard Secondary arterial highway pro-
vides four traffic lanes together with an eight foot parking lone and an eight foot side-
walk on each side of the highway. This classification does not include a median, how-
ever, for reasons of capacity and safety, it can be striped to provide a painted median
though this requires the elimination of the parking lane. The overall right-of-way width
is 80 feet. Access should be restricted to local street intersections and commercial
driveways as approved by the City Engineer.
Local Collector Street (Two-Lane Undivided) The standard local street provides two
traffic lanes with an eight foot parking lane and a ten foot parkway on each side of the
street. The overall right-of-way width varies from 56 feet to 60 feet dependent upon the
width of the parkway and whether or not parking is prohibited. Direct access is possible
subject to the approval of the City Engineer.
Highway intersections should be spaced in accordance with good engineering practices
which will provide adequate distance between signalized intersections. Local street
intersections should be offset to eliminate conflicting left hand turns. Arterial highway
intersections should be designed to maximize capacity. These design features may
include exclusive dual left hand turn lanes and designated right turn lanes.
2-5
2.3 Housing Program
The objective of the Housing Component is to comply with the housing element in the
General Plan.
Within the City, almost 60 percent of the total housing units are renter occupied. The
City's policy is to promote and encourage owner occupied housing to correct this imbal-
ance between rental and owner occupied housing. Therefore, the major thrust of the
residential development within the Specific Plan area will be toward owner-occupied
housing. Furthermore, the responsibility of the City is to encourage the construction of
affordable housing to meet the needs of the city residents. The City, in its General Plan
Housing Element, has identified its housing needs as 1,100 total units of very low to
moderate income housing over a projected five year growth in housing city-wide.
The East Tustin Specific Plan provides for a variety and a wide range of housing types to
meet the varied housing needs of the City. The mix of housing types includes a range
from luxury estate units to medium high units. Within this range, there are approxi-
mately 400 acres designated for the medium and medium high densities. These areas
could accommodate approximately 70 percent of the 7,950 total residential units
originally planned for the specific plan, or roughly 5,565 units. If affordable housing is
to be developed, it would most likely occur within these areas due to the high market
price of lower density housing.
At the end of the five year term of the current Housing Element of the General Plan, the
City will review its progress toward meeting its housing objectives. The City's current
Housing Program consists of a number of implementation programs which are designed to
help achieve its housing objectives. The measures which are most appropriate for the
East Tustin Specific Plan Area deal with home ownership programs and streamlining land
use control/approval procedures. The City will seek to apply these implementation
measures in the East Tustin area by:
o Encouraging the use of bonding programs of the State and County to enable
below market interest rate construction and long term financing of residential
development projects.
o Encouraging the use of programs such as HUD Section 235 and California
Housing Finance Agency which provide interest redutiction/below-market interest
mortgage loans for the purchase of new homes.
o Adopting the East Tustin Specific Plan to enable a more efficient and timely
approval process for new development.
In compliance with the 2021-29 Housing Element, the East Tustin Specific Plan
was amended in 2024 to establish an 18-acre High Density Residential zone within a
portion of an existing commercial shopping center in"Sector 12, east of Myford Road.
Development of housing at higher densities in close proximity to transit alternatives aids in
the creation of affordable housing alternatives consistent with the City's Housing Element
policies. Housing developments in all sectors of the specific plan shall be subject to
Objective Design Standards and applicable Urban Design Guidelines contained in this
Specific Plan.
REV. XX-XX-XX
2-6
2.4 Drainoge/Flood Control Concept Plan
Peters Canyon Wash and Tributaries
The existing Peters Canyon Channel will convey the expected discharge from a storm of
100-year frequency within the main channel and its limits. The Flood Insurance Rate
Maps from which flood plains are determined also indicate that flows in excess of 100-
year frequency could breach the existing channel within the Specific Plan area just
before the main channel leaves the Specific Plan area to the east. This excess runoff
would flow to the south toward the El Modena-Irvine Channel (see Exhibit R
REV. XX-XX-XX
2-6a
Development of the Specific Plan area will require improvement to portions of Peters
Canyon Wash and tributaries within the Specific Plan area to adequately convey the flood
waters. This improvement is necessary to insure the flood carrying capacity of the
channels, limit the meandering and erosion presently occuring along the channel and
protecting roadways adjacent to the channels.
In considering the ultimate design of Peters Canyon Wash and major tributaries, the
following are examples of channel sections that could be used.
- Reinforced concrete pipe for the smaller drainage areas.
- Vertical walled or trapezoidal concrete channel.
- Trapezoidal soil cement channel.
- Trapezoidal riprop channel.
- Greenbelt channel with drop structures.
- Natural channel with drop structure.
- Retention basins combined with low-flow facilities.
The type of channel selected will depend upon the proximity to development areas, right-
of-way available, aesthetics, flood carrying reliability, and construction and maintenance
costs.
El Modena-Irvine Channel
The El Modena-Irvine Channel exists as an earthen trapezoidal channel along the
northerly side of Bryan Avenue easterly of Browning Avenue. Since the channel has a
tributary area greater than 4,000 acres, it must be designed for a 100-year storm per
County of Orange standards. The channel follows the southerly boundary of Sectors 10
and I I and then turns in a southerly direction approximately 1,500 lineal feet west of
Myford Road. This north-south reach of the existing channel bisects Sector 12. The
ultimate 100-year peak runoff is estimated at 7,900 cfs per a recent County of Orange
analysis. The El Modena-Irvine Channel along Bryan Avenue can presently only convey
less than the runoff expected during a five-year storm. Bryan Avenue is frequently
closed during heavy storms. Improvement of the£I Modena-Irvine Channel is necessary
in order to confine the overflow and floodplain, and keep Bryan Avenue open during time
of heavy rain. The channel is proposed to be improved as a soil cement trapezoidal
channel, concrete vertical walled channel, or trapezoidal concrete channel through the
Specific Plan area.
The north-south reach of the channel is proposed to be relocated adjacent to the future
Auto Center which -is located adjacent to Sector 12. As a condition of the Auto Center
project, the box culvert crossing of Bryan Avenue and an interim earthen channel for the
north-south reach of Bryan Avenue are proposed to be constructed along the boundary
between Sector 12 and the Auto Center.
Other Drainage Facilities
Orange County Flood Control District Facility No. F07P08 is located adjacent to Sector
10 and exists as an 84-inch storm drain. It was constructed as part of the adjacent
Ranchwood Tract. Development of the Specific Plan area will require upstream and
downstream extensions of the pipe within Sectors 7, 9 and 10. If the storm drain has a
tributary area between 500 and 4,000 acres, it should be designed for a 25-year storm.
2-7
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Plan EXHOM F
EAST TUSTIN SPECIFIC PLAN ®etmpm '1
City of Tustin ®
REV. XX-XX-XX
The opportunity exists within the Specific Plan area to plan and construct retarding/
detention basins on Peters Canyon Wash in order to reduce downstream flooding and
minimize future construction costs. Three potential sites have been identified. One is
the existing Lower Peters Canyon Reservoir in Sector 1. Another is located within the
future golf course area in Sector 7. A third site is located just northerly of Irvine
Boulevard and out of the Specific Plan area. This basin could be combined with the
proposed Rattlesnake Channel diversion.
Basins at sites the first and the third sites have been presented to the County and cities
affected in the report entitled "1-5 Freeway Study - Development of Regional Master
Plan of Drainage Concepts" by John M. Tettemer and Associates dated February 1985.
Implementation Policies/Cri teria/Procedures
It is the policy of the Orange County Flood Control District and the City of Tustin to
provide 100-year flood protection for homes and other non-floodproof structures. Small
drainge areas up to about 500 acres are to be served by storm drains designed for peak
flows obtained by the use of 10-year storms, larger downstream facilities with drainage
areas up to 4,000 acres are to be designed with the use of 25-year frequency rainfall
curves, and channels serving drainage areas larger than approximately 4,000 acres use a
100-year storm. Streets will be designed to convey runoff where storm drains cannot
convey the 100-year storm in order to protect structures.
Interim improvements will occur on the El Modena-Irvine Channel as part of the Auto
Center and Browning residential projects located outside of the Specific Plan area.
3.,.,,- Deve.lopment within Sectors 7, 8, 9, 10, 11, or 12 will require construction of the
ultimate El Modena-Irvine Channel improvements from Browning Avenue to the Santa
Ana Freeway.
The El Modena-Irvine Channel and its crossing at the Santa Ana Freeway currently is not
capable of conveying the 100-year storm. This results in flooding of portions of the
Specific Plan area in Sector 12, south of Bryan Avenue, including the Santa Ana
Freeway. Current flood insurance maps published by the Department of Housing and
Urban Development indicate flood levels to elevation 81.0 adjacent to the freeway just
west of Myford Road. A detailed flooding study with mitigating measures will be
presented to the Federal Emergency Management Agency upon completion of the channel
construction, in order to remove the floodplain zoning.
The Orange County Flood Control District has limited funding for new chamel con-
struction, therefore, the developer will most likely construct and dedicate the facility to
the County.
IS Sewer Concept Plan
The Specific Plan area is located within the boundaries of the Irvine Ranch Water
District (IRWD) and sphere of influence of the City of Tustin. Because the area is
undeveloped and used for agricultural purposes, there are currently no sewers located in
the Specific Plan area. The area has been studied and is currently shown to be part of
the December 1979 IRWD Master Plan Sewer System. Therefore, sewers will be
extended into the area from existing IRWD sewers located immediately downstream of
the Specific Plan area. The major facility currently planned for the area is called the
Harvard Trunk Sewer. This facility will sewer the entire service area and convey raw
2-8
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EAST TUSTIN SPECIFIC PLAN ®TL1�
City of Tustin ® - G,.,ftt.
REV. XX-XX-XX
wastewater to the County Sanitation District of Orange County. The proposed alignment
of the Harvard Trunk Sewer is northerly along Myford Rood to Portola Parkway and then
along the planned residential estate area. In addition, sewer mains extending westerly
from the Harvard Trunk Sewer along the Santa Ana Freeway, Bryan Avenue and Irvine
Boulevard are necessary to provide sewering of the west side of the Specific Plan area.
Pipe sizes range from 12 inches to 27 inches and are subject to change pending the
current capacity and alignment study. The attached exhibit shows the alignment and
sizes of the proposed Harvard Trunk Sewer (see Exhibit G).
2.6 Water Concept Plan
Domestic Water System
The Specific Plan area is located within the boundaries of the Irvine Ranch Water
District (IRWD) and within the sphere of influence of the City of Tustin. The Specific
Plan area is currently undeveloped land used for agriculture by The Irvine Company
(TIC). IRWD currently does not provide domestic water service to the Specific Plan area
(see Exhibit H).
The July 1983 Water Master Plan shows that the District has sufficient water capacity
rights in their overall system to provide water service to the Specific Plan area. The
Specific Plan area lies within pressure zones I, 2, and 3. Pressure Zone I extends sou-
therly of Irvine Boulevard and has a hydraulic grade line of 290 feet. Pressure Zone 2
extends northerly from Irvine Boulevard to the proposed Portolo Parkway and has a
hydraulic grade line of 355 feet. Pressure Zone 3 extends to the northerly limit of the
Specific Plan area and has a hydraulic grade line of 470 feet.
The proposed preliminary infrastructure domestic water improvements are based upon
review of the Specific Plan Area Map and the IRWD Water Master Plan. All
infrastructure pipelines are to be located in future planned streets. The proposed
facilities include a 16-inch water line in future Myford Road from the Santa Ana
Freeway to Portola Parkway, a 12-inch water line in future Jamboree Road from the
Santa Ana Freeway to Portola Parkway, 12-inch water lines in Irvine Boulevard and
Bryan Avenue between Jamboree Rood and Myford Road, and a 12-inch looping water
main in pressure Zone 3 north of Portola Parkway. No reservoirs are included as part of
the infrostructural facilities for the Specific Plan area.
Irrigation/Reclaimed System
The Irrigation/Reclamation System Master Plan was prepared in June 1984. The
proposed preliminary infrastructure reclaimed water system improvements are based
upon review of the Specific Plan Specific Plan area and the IRWD Irrigation/Reclamation
Master Plan.
The Master Plan shows a 12-inch reclaimed water., line in proposed Myford Road
extending from the Santa Ana Freeway to Bryan Avenue. Also, 12-inch mains are
proposed for Bryan Avenue east of Jamboree Road and Irvine Boulevard east of Myford
Rood. Additional eight-inch mains are planned in Jamboree Road north to Irvine
Boulevard, Irvine Boulevard east to Myford Rood, and Myford Road between Bryan
Avenue and Irvine Boulevard. All the irrigation water used in the above-discussed
network system is effluent from the IRWD Michelson Water Reclamation Plant.
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Water Concept Plan EXHIBIT H
EAST TUSTIN SPECIFIC PLAN l "�
City of Tustin ® _ E,..IK.
REV. XX-XX-XX
The Master Plan also identifies a second looped network that connects to the untreated
Irvine Lake Pipeline, located along the northerly boundary of the District. The system
consists of 14-inch and 12-inch mains extending southerly in Myford Road to the proposed
Portola Parkway and eight inch mains east of Myford Road. The attached exhibit
indicates the size and alignments of both reclaimed water network systems.
2.7 Utilities
Electricity Southern California Edison Company provides electrical service to the pro-
ject area. Existing facilities consist of a substation located at the intersection of Brown-
ing Avenue and Bryan Avenue, with a 66 Kilovolt (KV) line extending through the project
area along Bryan Avenue. There are also two 12 KV lines extending into the central por-
tion of the project area; and one along Irvine Boulevard to a point approximately 1,300
feet westerly of the easterly project boundary. A third 12 KV line extends northerly
from Irvine Boulevard for approximately 4,400 feet.
A new substation is planned north of the Specific Plan Area in the vicinity of Chapman
Avenue and Santiago Canyon Road. This substation which is planned to serve the project
jointly with the substation on Bryan Avenue. A 66 KV service will be extended into the
project area from this new facility. It will enter the site by way of Myford Road.
Natural Gas The Southern California Gas Company serves the project area through an
eight-inch high pressure line extending along Irvine Boulevard across the site. Various
other two-, three- and six-inch gas lines are located westerly of the project boundary;
however, these are not high pressure lines and would not be useful in providing service
beyond their existing connections.
Service is planned to be extended from the existing eight-inch high pressure line in Irvine
Boulevard northerly in the proposed Future Road extension of Jamboree Road to the pro-
posed Lower Lake drive, and then westerly and northerly to a connection with Myford
Road; and southerly from Irvine Boulevard in the proposed Jamboree Road to Laguna
Road.
Telephone Pacific Telephone Company will serve the project sites by extension of the
existing ocilities located within the City of Tustin on Browning Avenue and easterly on
Irvine Boulevard. Light service is existing in the area adjacent to the northerly portion
of the site, but no major feeders exist there. Service will be extended in a joint trench
corridor with electrical and gas services in the proposed extension of the Future Road,
and within Myford Road.
Cable Television Communicom Cable Television Company of Tustin serves most of the
project area, with Times-Mirror Cablevision providing service to the northerly portion of
the site. There are currently no facilities existing on-site, but their existing equipment
is capable of being expanded to accommodate the project area.
2-10
2.8 Parks
The Specific Plan provides a variety of park lands to serve the anticipated population
growth and future demand for outdoor activities. The City's Park Ordinance specifies
that for each 1,000 persons, three acres of parkland shall be dedicated, and/or an equiva-
lent value of park improvements shall be constructed, and/or in lieu fees shall be paid
(hereafter referred to as the "park requirements"). The purpose of this section is to fur-
ther define the type of parks to be located in East Tustin, the criteria for parkland and
improvements, and the procedures for implementing the park requirement, consistent
with Park and Recreation Element of the General Plan and the Park Ordinance.
The specific park requirement for each residential project is based on the number of
units constructed in each project and the persons per unit for each density category in
each project. The following table will be used to determine persons per unit for each
density category:
Density Category Persons/Unit-
Estate 4.2
Low 3.4
Medium low 3.4
Medium 2.8
Medium High 2.2
Park requirements will be determined based on the actual number of dwelling units to be
constructed.
In the Statistical Summary (Table 2.4) some park credit transferred from Tentative Tract
Map No. 12345 is assumed.
Where park dedication acreage is more than required on any project and/or sector, the
excess acreage may be used as credit for other residential development in East Tustin.
Park improvement costs of park facilities which are provided in lieu of land dedication by
the developer and approved by the City may be credited against the park requirement.
There are three types of parks to be located in East Tustin to meet the park require-
ment: community park, public neighborhood park, and private neighborhood park. These
types constitute a three tiered recreation system, each serving a particular category of
recreation need in the community. Fifty percent of the park requirements shall be allo-
cated to community parks and 50 percent shall be allocated to neighborhood parks.
Neighborhood parks shall be allocated between public and private parks, provided that
private parks do not exceed 25 percent of the total park requirement. For statistical
purposes, in this Specific Plan, it is assumed that private neighborhood parks provide 25
percent of the total park requirement (the maximum allowed).
Community Parks
Three community parks are specifically located on the Land Use Plan, and the acreages
are identified on the Statistical Summary, although the actual size and configuration may
vary. It is assumed that the entire park requirement for community parks will be ful-
filled by land dedication and that the City will be responsible for all improvements and
maintenance. However, the City may choose to grant some park credit for developer
improvements to the community parks in accordance with the Park Ordinance.
REV. XX-XX-XX 2-11
If the actual size of a community park varies from that shown on the land use plan, then
acreage adjustment will be made to the land use area in which the park adjustment
occurs. This may either increase or decrease acreage within a residential land use area.
If the actual park acreage is less than that shown on the land use plan, the acreage of the
underlying residential land use area, will be revised. However, the maximum number of
units permitted within the sector where the average adjustment is made will not change
except as provided in Section 3.0.
Public Neighborhood Parks
For the purposes of clarification and delineation, the Public Neighborhood Parks are con-
ceptually located on the Land Use Plan and acreages are estimated on the Statistical
Summary. The actual location, size and configuration may vary, subject to the criteria
in the Park Ordinance. It is assumed that the entire park requirement for public neigh-
borhood parks will be fulfilled by land dedication and that the City will be responsible for
all improvements and maintenance. However, the City may choose to grant some park
credit for developer improvement to the public neighborhood parks in accordance with
the Park Ordinance.
If the actual size of a neighborhood park varies from that shown on the land use plan,
then acreage adjustment will be made to the land use area in which the park adjustment
occurs. This may either increase or decrease acreage within a residential land use area.
If the actual park acreage is less than that shown on the land use plan, the acreage will
be increased. However, the maximum number of units permitted within the section when
the acreage adjustment is made will not change except as provided in Section 3.0.
Private Neighborhood Parks
Private Neighborhood Parks are not shown on the Land Use Pion and Statistical Sum-
mary. They will be identified on the residential subdivision map. Private neighborhood
parks will serve the residents of the subdivision/development in which they are located
and will be privately owned and maintained. Eligibility of.private park land for the park
requirement shall be based on the Park Ordinance criteria.
2.9 Recreation and Open Space Plan
The Specific Pion provides for a number of recreational facilities and open spaces to
serve expected population growth and augment the demand for outdoor activities. The
Land Use Plan Exhibit C, identifies the general location and sizes for the golf course and
the location for a riding/hiking trail and a regional park.
Golf Course
A prime focal point of the community is to be on 18-hole golf course which is highly visi-
ble, and accessible to the public. This golf course is to be a high quality facility, to be
developed and owned by a private operator. Direct visual frontage of the golf course
from the major arterial roods which serve the community is to be provided but the pre-
cise layout of the course may vary from the configuration shown on the Land Use Plan,
but will be consistent with Section 2.0.
2-12
Peters Canyon Regional Park
The Plan anticipates a possible acquisition and development by the County of Orange of a
regional park in the Upper Peters Canyon Regional area. An asterisk on the Land Use Plan
identifies the general location area under consideration for such a park which might also include
lands outside the City of Tustin.
Within the City of Tustin, the proposed park might encompass approximately 100 to 125 acres in
Sector 1. It is intended to include low intensity recreational facilities which are compatible with
the natural environment and existing and proposed development adjoining the park.
Acquisition of the park will not change the total maximum units in East Tustin, the maximum
units of Sector 1, the transferability of units, nor the residential density categories in areas
adjoining the park. Should the park not be acquired by the County, the residential density
category shown on the Land Use Map will apply.
Peters Canyon Regional Riding/Hiking Trail
The Plan identifies the location of the County Regional Trail, generally, through Peters Canyon
along the wash. This trail is seen as a method for providing linkages between the parks and open
space areas within the Plan as well as with the broader County Trail System. This regional trail
system will consist of a riding and hiking trail, and a Class I Bikeway, in accordance with the
County of Orange Master Plan.
Operation and maintenance of these trail systems by the County of Orange is assumed.
2.10 Schools
The Specific Plan area is within the boundaries of the Tustin Unified School District. The school
district expects that the completion of the development in the East Tustin Specific Plan Area will
require new facilities as well as the use of some of the existing facilities.
The Specific Plan symbolically identifies a maximum number of school sites to serve the largest
estimated population growth. These schools have all been generally located in areas that are
central to estimated student population growth. One intermediate school site has been identified
for the Specific Plan area.
The ultimate requirement for the precise number of schools is based on the number of students
that are to be generated from the residential areas within the Specific Plan area. The demand for
schools may vary depending on the actual type and number of units built in each land use
category. The size of school sites may vary depending on specific school district needs and joint
school/park programs. Also phasing and precise locations of sites are dependent on timing of
development and more precise planning within sectors. The number, location, and size of schools
illustrated symbolically on the Land Use Plan, should be considered as a general guide, subject to
further evaluation. As development plans are prepared for each sector the land owner and school
district will make specific provision for school facilities. These provisions should be accomplished
prior to final development. The actual size and number of sites may cause an adjustment to
2-13
Rev. 11-20-95
acreage within the land use areas. If any school that is shown on the Land Use Plan is not needed
or if the site acreage is less than estimated then the acreage that has been allocated to the school
site will be reallocated to the underlying residential use. However, the maximum number of units
permitted within the sector where the acreage adjustment is made will not be changed except as
provided.in Section 3.0.
2.11 Other Public Facilities
Police Services
Police services for the East Tustin Specific Plan Area are provided by the City of Tustin Police
Department. With development of the East Tustin area, there will be additional police service
demands. These will originate from both residential and non-residential land uses.
It is anticipated that additional service needs generated by development within the Specific Plan
Area will be provided within the City's existing police facilities and that no new facilities will be
developed within the Specific Plan Area.
Fire Safety Services
Fire safety services within the East Tustin Specific Plan Area is currently provided by Battalion 3
of the Orange County Fire Department. The Orange County Fire Department also provides Fire
Safety Services to the entire city as well as the unincorporated areas and several other cities.
The Department operates two fire stations which provide first alarm service to the East Tustin
Specific Plan Area. These are located to the west, within developed areas. The two stations are
geographically located to serve a broad area which encompasses the East Tustin Specific Plan
Area. There is a station located at 10631 Skyline Drive (Station#8) which serves the northern
area of the Specific Plan. There is also a station located at 1241 Irvine Boulevard (Station#21)
which serves the southern area of the Specific Plan.
The Fire Department anticipates development of three new stations by the year 2000 for the
service area of Battalion#3 as the entire service area develops. (East Tustin Specific Plan is only
one portion of the service area.) The precise location, facility requirements and timing of
development have not been determined at this time as the Fire Department will need to assess the
most optimum location and facility requirements to serve the larger district requirements.
One new station may need to be located within the East Tustin Specific Plan Area. The Specific
Plan has not indicated a specific location for a fire station. If a fire station is determined to be
required by the Fire Department, a suitable location would be at the General Commercial site,
Sector 6, near the intersection of Portola Parkway and Myford Road. This location would be
central to the plan area as well as the larger district and would have good accessibility to the
major arterial road system.
2.12 Urban Design Guidelines
The purpose of the Urban Design Guidelines is to provide design themes and concepts to promote
an identifiable and cohesive image for the East Tustin Specific Plan Area.
2-14
Rev. 11-20-95
2.12.1 Landscaping Guidelines
The landscape design guidelines are intended to set forth the general character and visual
qualities of major streets and entries within the Specific Plan Area in order to create a
cohesive landscape image for East Tustin (see Exhibits I, J.I, J.2, J.3, J.4, J.5, J.6, J.7,
J.8, and J.9).
These guidelines apply to major streets shown on the Landscape Concept Plan and
Sections.
The intent of the overall design is to draw upon the existing significant landscape
features of the site and the landscape heritage of the City of Tustin in order to create an
informal, rustic character. The existing eucalyptus character of the Tustin Hills will be
expanded throughout the community in parkways and medians, public spaces and within
each development.
Prior to Tenatative Tract approval, a conceptual landscape plan will be approved by the
Director of Community Development for major streets within and adjoining the
subdivision. The plan will identify the specific plant materials to be used along with
spacing dimensions of parkway and setback area, type of wall treatment, heights of
berms, etc.
Primary Tree: Eucalyptus varieties
Accent Trees: Evergreen and flowering deciduous varieties.
Spacing: Trees and shrubs in informal drifts or
groupings.
Occasional pockets of evergreen accents,
especially at intersections and entries.
Sidewalks: Varied location within the parkway.
Groundcover: Informal groupings of groundcover and
shrubs.
2.12.2 Architectural Guidelines for Public Structures
Architectural style and character provide a distinct image to a community. Architecture
within East Tustin should be appropriate to the fundamental requirements of the par-
ticular use, whether it be residential, commercial, or office development. However, the
importance of establishing a relationship between East Tustin and the existing developed
portions of Tustin and the need to create a more cohesive appearance to the City cannot
be overlooked. One way in which this cohesiveness can be achieved is to establish a rela-
tionship in the architectural style of public structures. Public structures such as schools,
park buildings, fire stations, etc., are highly visible within a City and provide an excel-
lent opportunity for on image to be conveyed.
In establishing architectural guidelines, it is necessary to describe some of the major
design objectives as follows:
o East Tustin should be a part of the City and not appear to be separate from the
existing City.
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o The overall suburban nature of Tustin should be retained.
o The City should be distinctive and not lost in the urban development of adja-
cent Cities.
o Tustin should appear as a vibrant, contemporary City.
In order to accommodate these objectives, a description of architectural style should not
be too limiting. Therefore, the guidelines are conceptual in nature. These guideline are
not to be used to evaluate the design of private development.
Public buildings should be of a contemporary design which is related to current California
architecture with a residential character and should utilize:
o Hipped roofs with extended eaves to shade walkways and windows.
o Tile or clay shake type roofs.
o Use of arbors and shade structures that direct pedestrian traffic.
o Masonry columns where feasible.
o Large exposed wooden beams.
o Large expanses of window glass where appropriate and conforming to good
energy conserving design practices.
o Off-white or earthtone stucco and/or wood siding.
2.13 Hillside District Guidelines
The guidelines contained in this section represent specific design objectives or per-
formance criteria that are to be achieved in the implementation of development within
the hillside district. Some of the guidelines are followed by examples of alternative ways
that the guideline may be achieved. These examples are not mandatory solutions but are
intended to illustrate possible ways to achieve the guideline. Alternative solutions are
acceptable as long as the design guideline is achieved. The design guidelines are divided
into categories of Fire Hazard, Siting, Landform Modification, Circulation, Drainage, and
Vegetation.
Fire Hazard Guidelines
A. All development in the hillside areas shall be subject to the guidelines established in
the September 1976 Fire Protection Planning Task Force Report adopted by the
Orange County Board of Supervisors and entitled "Fire Hazard Background Report
and Recommendations For The Reduction of Fire Hazard At The Natural Open
Space/Urban Development Interface Orange County, California."
B. Fire resistant roofing materials must be used on structures occuring within the Hill-
side District. Class A minimum as rated by the Underwriters Laboratory, Chicago,
Illinios.
2-16
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Hillside District Map EXHIBIT K
EAST TUSTIN SPECIFIC PLAN
City of Tustin H mew lnr-
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Peter's Can on Wash Map EXHIBIT L
EAST TUSTIN SPECIFIC PLAN
City of Tustin 2 mAw Inc.
Siting Guidelines
The objective of the siting guidelines is to enhance the visual harmony between existing
landforms and new development.
C. Property should be parceled to assure that visual, drainage, and slope erosion
impacts resulting from slope conditions are within either the property owners
management and control or homeowners association whichever is applicable.
Implementation Example:
Property Line
o Locate property lines at the top of
the slope.
" '
D. Sites should be planned in such a way so as to preserve or enhance important vistas
and maintain the overall landform character of the land use area, particularly those
seen from public places.
Implementation Example:
o Site building and align roadways to
maximize public visual exposure to
step structure with slope roof In major natural features such as the
general direction of the natural north-south Peters Canyon ridgeline,
slope. the redwood/cedar grove, the knoll
and major tree stands where
�\ retained.
v r :••.:: o On slope areas steeper than 25 per-
^::::r::r-::i. ? ti �.•.' cent, typical padded lot solutions will
'`"' be avoided. Minimize grading by
carefully siting buildings and roads to
conform with the natural topography.
o Structures should be sited so that
roof slope follows slope of natural
grade.
E. Preserve the open space values of the central Peters Canyon ridge as identified on
Exhibit K by excluding buildings and overhead utility lines from being developed on
the top of the ridgeline and by careful siting of structures and landscaping adjacent
to the ridgeline.
2-17
Implementation Examples:
Structure below top of ridge o Site the top of roof lines and struc-
.elcvation.. ture so that they occur below the
Retain ridgeline to provide visual elevation of the ridgetop.
backdrop for development. —
a r M
use landscape plant material as a
supplement or substitute for
ridgeline backdrop if ridgelix is
graded.
o Use landscaping plant materials as a
supplement to this backdrop of hous-
ing adjacent to the Peters Canyon
ridgeline. Retain natural landscape
as much as possible.
Typical Cut Slope
o Use plant material to conceal cut
slopes.
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o Placement of roads and trails and
underground utilities on top of the
Peters Canyon ridgeline should be
accomplished with minimal disruption
Trees and shrubbery to soften to the natural contours.
appearance of cut slope.
2-18
o Siting of proposed structures so that
maximum concealment of a created
Hide cut slops with attuCivte.
cut slope is created.
.... ..............l:•A•::•:{•AS•:•:Y L•:':ti•:::tiiV�'iti'.•r{'AitiLtiti•.V1ti{{{:}•::�••..
o Include only passive uses of preserved
open space with natural landscaping
on ridgeline and fire resistant
materials, where necessary.
Land Form Modification Guidelines
The objective of these guidelines is to minimize the alteration of the overall landform
character, so that scenic resource and slope stability concerns are recognized.
F. Where feasible, grading and siting practice should reflect the natural topography of
the land, minimize creation of excessively large level areas by grading. Develop-
ment designs which minimize grading are encouraged while those which require mass
grading are strongly discouraged.
Implementation Examples:
o Where level pads are required, the
pads should conform to the direction
`` •'f�'•• of the contours when this type of
solution does not conflict with desir-
able drainage solutions. A series of
smaller pads that are curvilinear and
follow the form of the hillside are
`�..,�.., preferable to large, square shaped
pads. Where feasible retain natural
drainage courses in their original
condition.
Small Pads which follow contours are preferable,
to Isroo squat* Pads-
2-19
o When feasible, where level areas are
Level Area needed, grading concepts should pro-
vide variety in the steepness of slopes
and their configuration. Where major
recontouring is proposed, especially
in the lower, more gently sloping hill-
sides, the concept of contour grading
should be used to blend the graded
slopes with the natural undulating
character of the hillside landform.
Regular
Slope
o Cluster development to minimize
Level Area grading impacts and/or retain natural
features.
o Design roadways to conform to exist-
ing topography, where feasible; con-
sider modified road standards to
reduce adverse grading impacts.
o Gradi should incorporate open slope
areas (graded or natural) which are
landscaped and provide an pp a earance
of a natural hillside.
o Access roads which climb along a
slope should incline and vary in their
gradient rather than maintaining a
vaned swpe constant grade, to provide open
slopes and minimize the appearance
of a row structure of homes.
o Access from ridges and canyons to
short cul de sacs should be utilized so
that open landscaped slopes can be
provided.
G. Grading on hillside areas should soften hard edges left by cut and fill operations
where an adverse visual impact may occur.
2-20
Implementation Example:
o Created slopes, either cut or fill that are
adjacent to roadways should be graded in
such a way that an undulating appearance
in the graded plane is provided for a more
pleasing visual appearance to the road.
H. All graded slopes (cut or fill), including roadsides, should undergo permanent re-
vegetation in a timely manner to minimize chance of erosion and siltation.
I. All proposed development within a Geologic Hazard Special Study Zone must
undergo independent engineering study concerning the potential impact of slope
instability, liquefaction, landslide and seismic potential.
J. Maintain the natural profile and landform character of the knoll (refer to Exhibit K).
Implementation Examples:
o No buildings should be sited on top of
the knoll. Site structures at the base
of the knoll.
o Tops of buildings should not project
above the crest of the knoll.
o Minimal grading of the knoll is
encouraged. Where recontouring is
proposed on the lower, flatter por-
tions of the knoll, the concept of con-
tour grading should be used.
o If uses are developed on the crest of
the knoll they should be such as not
to require significant grading.
o Landscape on the knoll should rein-
force its natural profile and charac-
ter.
Circulation Guidelines
The objective of these guidelines is to allow an alternative to the City of Tustin street
standards in areas where slope conditions warrant profiles designed to minimize impacts
and to conform more closely with existing topography.,
K. The City of Tustin road standards apply to the Specific Plan Area. However, in
order to minimize road alignment and grading impacts in the hillside areas, modifi-
cations of road widths, radii, and gradients will be considered where adequate road
safety requirements are met. Any proposed reduction in road standards must be
approved by the City of Tustin's Director of Public Works.
L. Hillside roadways should be designed to conform to safe driving requirements.
2-21
Drainage Guideline
M. Minimizing the adverse visual impacts of drainage channel design and construction
caused by applying the Hillside Grading Ordinance.
Implementation Examples:
o Catch basins or siltation basins, as
well as energy absorbing devices,
should be provided as a means to pre-
vent erosion when grading is being
undertaken in the hillside areas.
o Where brow ditches are required,
soften with plant materials.
o Where brow ditches are required, to
soften the appearance created by the
natural concrete with natural rock.
o Raise the downhill lip of the brow
ditch to shield the ditch from view.
N. To the extent feasible, the wash and associated vegetation north of Lower Peter's
Canyon Reservoir are to remain in a natural state. The reservoir and adjoining wash
may be modified for the purpose of water retention or other allowable uses.
Implementation Example-
0 Modification possibilities to wash
include, but are not limited to, stabi-
lization techniques, revegetation
where appropriate, and relocation.
Vegetation Guidelines
The objective of these guidelines is to maintain the character of prominent vegetation
groupings within the hillside area.
O. Incorporate the character created by the existing eucalyptus groves in the design of
development to the extent feasible and consistent with fire safety.
Implementation Examples:
o Cluster development in order to
selectively mass open space and to
preserve significant trees.
o Where preservation is not feasible,
new tree plantings can be incorpor-
ated which will recreate the charac-
ter of the original stand.
2-22
• Incorporate planting in new development areas to be
compatible with the character and quality of the
natural surrounding environment.
2.14 Sector Plans, Policies and Programs
Specific Plan Area has been divided into twelve geographical areas referred to as "Sectors". A
variety of physical, jurisdictional and planning considerations exist which vary among the
different sectors. This sectorization has been done in order to provide a more detailed level of
information concerning the intent of the Specific Plan and a means to implement the provisions
of the Specific Plan in a systematic and comprehensive manner. In this manner the desired
character that has been determined suitable for each sector relative to its surrounding environs
and the established planning objectives will be achieved. Sector boundaries are defined by
physical edges that include arterial roads and natural features such as ridgelines and Peters
{ Canyon Wash. The sectors are numbered sequentially from 1 to 12 from north to south.
1 2.14.1 Sector Submittal Requirements
Subdivision maps will be required for each residential sector in accordance with review
procedures established in section 1.5 (page 1-8) of this Specific Plan. These subdivision maps
shall include the total sector and may include more than one sector. Density transfer
requirements applicable to sector development are discussed on page 2-3. Concurrent with
any subdivision map for any portion commercial sector 12, a conceptual site plan for the
commercial sector will also be submitted for the whole sector. The conceptual site plan will
illustrate the overall internal circulation concept for the sector, the drainage concept, sector
vehicular access points and sub-parcels with the sector, and shall be approved by the Director
of Community Development. Also , in addition to the sector subdivision maps, other submittal
information may be required for individual sectors and will be submitted with the subdivision
maps. This supplemental information is identified within the policies established in Subsection
2.14.3 for each sector.
The purpose of these map submittals is to assure that the sector policies identified in
Subsection 2.14.3 are implemented.
2.14.2 Total Units
Table 2.4 identifies the total number of units permitted within each sector. -TheWhen originally
created, the total number of units for the overall Specific Plan ineywas not to exceed 7,950
units unless a transfer of units from Tentative Tract No. 12345 occurs. :RieCurrently, the
total maximum number of units allocated to each sector may not exceed the figures
specified in Table 2.4 unless a transfer of units from one sector to another occurs. Refer to
section 2.1 for policies related to units transfer.
Table 2.4 also indicates a maximum density for each residential land use area designation.
For any residential subdivision map the maximum density cannot be exceeded for a particular
land.use area. Lower densities will be permitted within any area.
2-23
REV. 7/21/97, XX/XX/XX
Table 2.4 Statistical Analysis
Acreage Land Use Maximum Total
Density Allowable
Units
SECTOR 1
125 Estate Density Residential 2 du/ac
Subtotal 125 0
SECTOR 2
74 Estate Density Residential 2 dulac
51 Low Density Residential 5 du/ac
68 Medium Low Density 10 du/ac
Residential
41 Medium Density Residential 18 du/ac****
3 Neighborhood Park
9 *` Community Park
Subtotal 266 1120±
SECTOR 3
12 Low Density Residential 5 du/ac
10 ** Elementary School
Subtotal 22 68±
SECTOR 4
112 Estate Density Residential 2 duiac
Subtotal 112 52±
SECTOR 5
78 Estate Density Residential 2 du/ac
18 Low Density Residential 5 du/ac
20*** Junior High School
Subtotal 116 116±
SECTOR 6
31 Medium-Low Density 10 du/ac
Residential
Subtotal 31 ± 279±
2-24
REV: 5/24193, 11/20/95, 7/21/97, 8/18/97, XX/XX/XX
Table 2.4 Continued
Acreage Land Use Maximum Total
Density Allowable
Units
SECTOR 7
97 Medium Density Residential 18 du/ac
110 Medium High Density 25 du/ac
Residential
10 ** Elementary School
4 Private Park
37 ** Community Park
158 Golf Course
Subtotal 416 2,808±
SECTOR 8
77 Low Density Residential 4 du/ac
26 Medium Density Residential 18 du/ac
10 ** Elementary School
Subtotal 113 436±
SECTOR 9
39 Low Density Residential 5 du/ac
Subtotal 39 161±
SECTOR 10
46 Low Density Residential 5 du/ac
25 Medium Density Residential 18 du/ac
Subtotal 71 321±
SECTOR II
12 Medium Low Density 10 du/ac
Residential
66.4 Medium Density Residential 18 du/ac
79 Medium High Density 25 du/ac
Residential
6.6 ** Neighborhood Park
13 Neighborhood Commercial
Subtotal 177 1,875±
SECTOR 12
18 ^ High Density Residential N/A 900
--2-4 103 Mixed Use (20 du/ac min.)
Subtotal 121 1,700 8,136 ***
2-25
REV: 5124193, 11/20195,7121/97, 8/18/97, XX/XX/XX
Table 2.4 Continued
(*) Total allowable number of permitted units within a given Sector may be increased if a
Sector unit transfer occurs as described in Subsection 2.1
(**) The precise acreage and locations of private and public neighborhood parks,
elementary school and intermediate school will be determined as part of the review of
the Sector Subdivision Maps as identified under Review Procedure Subsection 1.5 and
consistent with policies established in Subsections 2.9 and 2.10 of the Specific Plan.
(***) If the maximum allowable units in Tentative Tract Map. No. 12345 are not constructed,
the unconstructed units may be transferred to the Specific Plan area.
(****) Maximum density on Lot 11 of Tract 13627 shall be ten (10) dwelling units per acre.
(0) This acreage figure is an estimated allocation for this land use. If it changes, other land
use acreage allocations in this Sector may change. However, the total allowable units
for the Sector will remain the same.
(±) Total allowable units assumes that if a school and/or park currently designated for this
Sector is not built in this Sector and that the acreage goes into residential use. If these
facilities are constructed, the land use area density limitation precludes construction of
the total allowable Sector units and such unbuilt units would be transferred to another
Sector.
( ^ ) Minimum density of 20 dwelling units per acre within Sector 12 shall apply to Housing
Inventory sites identified in 2021-2029 Housing Element Appendix B, Attachment B-1.
Project site must permit the development of at least 16 units per site.
2-25A
REV. 5/24/93, 11/20/95, 7/21/97, 8/18/97, XX/XX/XX
2.14.3 Sector Description and Special Policies
Sector I
This sector is comprised of approximately 125
acres and is situated at the northern end of the
planning area. It is defined by the Specific Pion
Boundary on the west and north, the crest of
the major north/south Petes Canyon ridge on
the east, and the extension of Lower Lake Drive
on the south. The sector is located immediately
east of and adjacent to existing estate density
single family residential communities. It
encompasses a valley which contains Peters
Canyon Wash, Lower Peters Canyon reservoir
and scattered eucalyptus groves which have
naturalized on the side of the ridge.
This sector is intended for estate density resi-
dential land use compatible with the develop-
ment character of the neighboring hillside
community. A regional riding/hiking trail and a
Class I Bike Trail are planned in close proximity
to Peters Canyon Wash reflecting the Orange
County General Plan.
Finally, a potential regional park has been iden-
tified - within this sector pursuant to the
County's Master Plan of Regional Parks as discussed in Subsect;;.n 2.9 of this Specific
Plan. It is assumed that if a regional park is developed in this area, that it will contain
more passive recreational activities so as to be compatible with both the existing and
proposed estate density residential development.
The following policies apply to Sector I:
A. The maximum number of residential dwelling units permitted within this sector are
as shown in Table 2.4.
B. To be consistent with the character of adjacent existing single family residential
areas to the west of this Sector, only single family detached residential subdivisions
will be permitted within the estate density area designated in the Land Use Plan (see
Exhibit C).
C. The policies and guidelines related to the Hillside District apply to the portion of
this Sector that is located within the Hillside District. Refer to Subsection 2.13.
D. In order to minimize impacts of landform modification and grading within the Hill-
side District and/or to retain the character of existing eucalyptus groves, housing
may be clustered.
2-26
E. Concurrent with submission of the sector subdivision map as required under Sub-
section 1.5, the precise location of the El Modena Fault will be determined through a
detailed geological investigation conducted by the landowner and appropriate build-
ing setbacks should be established in conformance with current State Standards.
F. Concurrent with submission of the sector subdivision map as required under Section
1.5, a conceptual landscape plan for arterial roadways adjoining this sector will also
be submitted for approval by the Director of Community Development. Refer to
Subsection 2.12, Implementation, for specific requirements.
G. In addition to the specific submittal requirements for the subdivision map of this
sector a conceptual design of Peters Canyon Wash for that portion which occurs
within the sector will also be submitted for approval to the Directors of Community
Development and Public Works. This conceptual design will illustrate the basic
design concept for improvements to the wash including a proposed location for the
regional riding/hiking and bicycle trails. Objectives for the character of Peters
Canyon Wash are identified in Subsection 2.13, Drainage Guideline.
2-27
Sector 2
This sector consists of approximately 266 acres and
extends from the northernmost tip of the site south to the
proposed future road. The sector is bounded on the
west by the crest of the north/south Peters Canyon ridge,
Peters Canyon Wash, and Lower Lake Drive; on the
north and east by the City boundary; and on the south by
the Future Road. The land beyond the eastern edge of
is
the Sector is in the County's jurisdiction and is currently
rA planted with orchards. The Sector encompasses a
z; broad valley which contains the west tributary of Peters
Canyon Wash. Much of the valley is relatively flat.
This sector is planned to include a variety of land uses.
The residential uses will range from the estate density to
medium density. Estate density residential is located in
the western and northern hillsides; low density is located
in the upper valley and on a low knoll extending south
from the north/south ridge; medium low and medium
density occur in the central and upper portions of the
valley; and medium low density is located at the
southerly end of the valley adjacent to the Future Road.
These various residential densities have been organized
relative to the topography access and visibility from
existing development to the west. A nine-acre
community park is planned just south of the elementary
school site in Sector 3, along the wash. A regional
riding/hiking trail and Class I Bikeway are planned in
proximity to Peters Canyon Wash reflecting the Orange
County General Plan.
The following policies apply to Sector 2:
A. The maximum number of units permitted within this sector are shown on Table 2.4.
B. Policies and guidelines related to the Hillside District apply to the portions of this sector that
are located within the Hillside District. See Subsection 2.13.
C. In order to minimize the impacts of land form modification and grading within the Hillside
District, in areas designated for estate density, housing may be clustered.
2-28
Rev. 11/20/95, 8/18/97
D. Concurrent with submission of the sector subdivision map as required under Subsection
1.5, the precise location of the El Modena Fault shall be determined through a detailed
geological investigation conducted by the landowner and appropriate building setbacks
should be established in conformance with current state standards.
E. In addition to the specific submittal requirements for he subdivision map of this sector(refer
to subsection 1.5), a conceptual landscape plan for arterial roadways within this Sector
shall also be submitted with the Subdivision Map for review by the Director of Community
Development, refer to Subsection 2.12 Implementation, for specific requirements.
F. Where feasible and consistent with flood control requirements, the treatment of Peters
Canyon Wash (Exhibit L) should retain a natural appearance by (1) minimizing concrete
channelization such as vertical-walled concrete channel, or trapezoidal soil cement; (2)
retaining replanting indigenous vegetation along the drainage course and/or (3) locating
the drainage course within open space areas. In addition to the specific submittal
requirements for the subdivision map of this Sector, a conceptual design of Peters Canyon
Wash for the portion that occurs within this Sector, shall also be submitted for approval by
the Director of Community Development and the City Engineer. This conceptual design
shall illustrate the basic design concept for improvements to the wash including a proposed
location for the regional riding/hiking and bicycle trail. Objectives for the character of
Peters Canyon Wash are included in Subsection 2.13, Drainage Guidelines.
G. The City of Tustin should attempt to locate the proposed community park adjacent to the
proposed Peters Canyon Wash trail and within the main viewshed of the existing
community to the west, so as to minimize visual impacts.
H. The maximum density on Lot 11 of tract 13627 shall be limited to ten dwelling units per
gross acre.
2-29
Rev. 11/20/95, 8/18/97
Sector 3
This sector encompasses 17 acres and is a
gently sloping valley located at the base of the
east/west ridges on the west side, Peters
Canyon Wash on the north and east sides and
the proposed Foothill Boulevard extension on
the south.
The Sector includes a redwood/cedar stand,
Peters Canyon Wash and some. eucalyptus win-
drows which border the Peters Canyon Wash
channel.
The area in this sector is planned for low
density development, an elementary school
which has been planned for this sector but not
precisely located and a neighborhood park to
encompass the redwood/cedar stand. The pre-
cise location and sizes of these facilities shall
be determined through the process described in
Subsections 2.8 and 2.10 of this Specific Plan.
The following policies apply to Sector 3:
A. The maximum number of residential dwelling units permitted within this sector are
as shown on Table 2.4.
B. Concurrent with submission of the sector subdivision map as required under Sub-
section 1.5, a conceptual landscape plan for arterial roadways within this sector will
also be submitted for approval by the Director of Community Development. Refer
to Subsection 2.12 Implementation, for specific requirements.
C. Where feasible and consistent with flood control requirements, the treatment of
Peters Canyon Wash (Exhibit L) should retain a natural appearance by (1) minimizing
concrete channelization such as vertical-walled concrete channel, or trapezoidal soil
cement; (2) retaining or replanting indigenous vegetation along the drainage course;
and/or (3) locating the drainage course within open space areas. In addition to the
specific submittal requirements for the subdivision map of this sector, a conceptual
design of Peters Canyon Wash for the portion which occurs within the sector shall
also be submitted for approval by the Director of Community Development and City
Engineer. This design concept, for improvements to the wash, includes the proposed
location for the regional riding/hiking and bicycle trail. Objectives for the charac-
ter of Peters Canyon Wash are included in Subsection 2.13, Drainage Guideline.
D. The redwood/cedar stand is a unique physical feature within the Specific Plan area
and shall be retained in the neighborhood park or other public right-of-way. The
stand should be included in public ownership and integrated into the design of the
proposed public neighborhood park.
2-30
E. Concurrent with the submission of the Sector Subdivision Map as required under Sub-
section 1.5, the precise location of the El Modena Fault shall be determined by a
detailed geological investigation conducted by the landowner. Appropriate building
setbacks should be established in conformance current State Standards.
2-31
Sector 4
Sector 4 is comprised of 118 hilly acres and is
situated adjacent to the existing hillside com-
munity of the Cowan heights/Lemon Heights
area on the west. This sector is defined by the
Specific Plan boundary on the west, Lower Lake
:. Drive on the north and east, and Foothill Boule-
r.X
`:. vard on the south. A portion of the site consists
of eucalyptus groves dispersed throughout the
hilly terrain.
Because of its hillside character and the rela-
tionship of this area to the existing hillside
residential areas located to the west, this entire
sector is planned for estate density residential
development.
The following policies apply to Sector 4:
A. The maximum number of residential units
permitted within this sector are as shown
in Table 2.4.
B. To be consistent with the character of adjacent existing single family residential
areas to the west of this Sector, only single family detached residential subdivisions
will be permitted within the estate density area designated in the Land Use Plan (see
Exhibit C).
C. The policies and guidelines related to the Hillside District apply to this sector.
Refer to Section 2.13.
D. In order to minimize the impacts of landform modification and grading within the
Hillside District, in areas designated for estate density, housing may be clustered in
flatter portions of the hillsides where feasible. Densities higher than two dwelling
units per acre may be considered where clustering is proposed within the Hillside
District provided that: (1) the overall density within the land use area .is not
exceeded; (2) that the residential unit type is single family detached; and (3) that it
can be demonstrated that clustering shall reduce grading and landform modification.
E. In addition to the specific submittal requirements for the subdivision map of this
Sector, refer to Subsection 1.5, a conceptual landscape plan for arterial roadways
within this Sector shall also be submitted with the Subdivision Map for review by the
Director of Community Development, refer to Section 2.12 Implementation, for spe-
cific requirements.
F. Concurrent with submission of the Sector subdivision map as required under Section
1.5, the precise location of the El Modena Fault shall be determined through a
detailed geological investigation conducted by the landowner and appropriate build-
ing setbacks should be established in conformance with current State Standards.
2-32
G. Concurrent with submission of the concept grading plan, a Eucalyptus Grove Preser-
vation Plan shall be prepared which include:
o Where preservation of trees is feasible, and;
o Techniques or concepts for revegetation of Eucalyptus Groves.
2-33
Sector 5
This sector is similar to Sector 4 in character, size and planned land
uses. It consists of 116 hilly acres and its location is adjacent to the
existing hillside of the Cowan Heights/Lemon Heights area on the west.
It is bounded by proposed roadway extensions on the north, east and
south respectively Foothill Boulevard, Future Road, and Racquet Hill
Drive.
This area consists predominantly of Eucalyptus groves dispersed
==� throughout the hill terrain as well as hillsides covered in grassland.
=` Because of its hilly terrain and proximity to the existing hillside
community, this sector has been planned for estate and low density land
uses. The majority of this sector, approximately 98 acres, is planned for
festate residential development. There is also a small area, comprised of
18 acres, where the hillsides begin to flatten out that has been
designated for low density residential development. An intermediate
school site is also planned. The precise location and size of this facility
shall be determined as described in Subsection 2.10 of this Specific
Plan.
The following policies apply to Sector 5:
A. The maximum number of units permitted within this sector shall be as
shown on Table 2.4.
B. To be consistent with the character of adjacent existing single family residential areas to
the west of this Sector, only single family detached residential subdivisions shall be
permitted within the estate density area designation the Land Use Plan (see Exhibit C).
C. The policies and guidelines related to the Hillside District apply to the portions of this
Sector that are within the Hillside District. Refer to Section 2.13.
D. In order to minimize the impacts of landform modification and grading within the Hillside
District, in areas designated for estate density, housing may be clustered in flatter portions
of the hillsides where feasible. Densities higher than two dwelling units per acre may be
considered where clustering is proposed within the Hillside District provided that: (1) the
overall density within the land use area is not exceeded; (2) that the residential unit type is
single family detached; and that (3) it can be demonstrated that clustering shall reduce
grading and Iandform modification.
E. In addition to the specific submittal requirements for the subdivision map of this sector,
refer to Sector 1.5, a conceptual landscape plan for arterial roadways within this sector
shall also be submitted with the Subdivision Map for review by the Director of Community
Development, refer to Section 2.12 Implementation, for specific requirements.
2-34
REV. 8118/97
F. Where feasible and consistent with flood control requirements, the treatment of
Peters Canyon Wash (Exhibit L) should retain a natural appearance by (1) minimizing
concrete channelization such as vertical-walled concrete channel, or trapezoidal soil
cement; (2) retaining or replanting indigenous vegetation along the drainage course;
and/or (3) locating the drainage course within open space areas. In addition to the
specific submittal requirements for the subdivision map of this Sector, a conceptual
design of Peters Canyon Wash for the portion which occurs within the Sector shall
also be submitted for approval by the Director of Community Development and City
Engineer. This conceptual design shall illustrate the basic design concept for
improvements to the wash including a proposed location for the regional riding/
hiking and bicycle trail. Objectives for the character of Peters Canyon Wash are
included in Subsection 2.13, Drainage Guideline.
G. Concurrent with submission of the concept grading plain, a Eucalyptus Grove Preser-
vation Plan shall be prepared showing:
o Where preservation of trees is feasible, and;
o Techniques or concepts for revegetation of Eucalyptus Groves.
2-35
SECTOR 6
This triangular configured sector contains 31 acres of flatland and has
the potential to be circumscribed by arterial roadways. It is situated
along the eastern end of the site, bounded by the proposed Future
Road extension on the west, Portola Parkway on the south and the
Specific Plan boundary on the east. Medium low density residential
development is planned for the entire sector.
The following policies apply to Sector 6:
A. The maximum number of residential units permitted within this
Sector are as shown on Table 2.4.
B. In addition to the specific submittal requirements for the
Subdivision Map of this Sector, refer to Section 1.5, a conceptual
landscape plan for arterial roadways within this Sector shall also
be submitted with the Subdivision Map for approval by the
Director of Community Development, refer to Section 2.12,
Implementation for specific requirements.
C. Concurrent with the submission of the Sector Subdivision Map as required under Section
1.5, the precise location of the El Modena Fault will be determined by a detailed geological
investigation conducted by the landowner and appropriate building setbacks should be
established in conformance with current state standards.
2-36
REV. 11/20/95, 7/21/97
Sector 7
This is the largest of the 12 sectors in terms of
acreage. The site is virtually flat and
encompasses 436 acres. It is situated along
the eastern boundary of the site and is
bounded by Portola Parkway on the north,
Jamboree Road on the east, Tustin. Ranch
Road on the west, and Irvine Boulevard on the
south.
The site includes a hillside knoll located south
of Portola Parkway, a visually prominent
landform feature which contrasts with the flat
topography within the rest of the Sector.
Eucalyptus windrows occur along Peters
Canyon Wash and in the easterly portion of
the Sector.
This area is planned to encompass a variety
of residential densities to be developed around
an 18-hole privately owned and operated golf
course which is to be open for public play.
Residential uses including medium and
medium high densities are planned for this
Sector. Densities generally decrease from
east to west with the medium-high areas
located along Jamboree Road and Irvine
Boulevard.
Also planned for this area is an elementary school which has not been precisely located at
this time, however, it is currently allocated for the southwest quadrant of this sector. The
precise location and size of this school shall be determined as per Subsection 2.10 of this
Specific Plan. A regional riding/hiking trail, and bikeway are planned in accordance with
County Master Plans (Class 1). The trail may be located away from Peters Canyon Wash
in order to avoid conflicts with the golf course. The trail location in Sector 7 shown on the
Land Use Plan (Exhibit C) following along arterial highways is conceptual and may be
adjusted to meet specific site conditions and to ensure trail continuation in the adjoining City
of Irvine. A neighborhood park has also been generally allocated for this same quadrant.
The size and location of this park will be precisely determined as per Subsection 2.8. Finally,
a 13-acre community park has been precisely located to encompass the knoll at the northern
most end of the sector. An additional 20 acre community park will be provided near the
southeast corner of the sector.
The following policies apply to Sector 7:
A. The maximum number of dwelling units permitted within this sector are as shown in
Table 2.4.
Rev: 5-24-93 2-37
B. The golf course as shown on the Land Use Plan illustrates a conceptual boundary.
The precise edges of the golf course may vary as long as the area of the other
residential land uses remain generally consistent with the Statistical Summary and that
the relative location of residential land use are consistent with Exhibit C.
There may be an adjustment of increased acreage from the minimum acreage of 150
to the golf course from that shown on the statistical summary. Any adjustments,
however, shall be at the discretion of the landowner, and can encroach on the
residential land use parcels within this sector. Such an adjustment would change
acreages within those land use parcels, however, the total maximum number of units
allowed within the sector will not be exceeded.
The golf course provides a strong visual image within the sector as well as the whole
community and visibility shall be provided from the arterial roadways, therefore the golf
course shall directly front on Jamboree Road, and Irvine Boulevard, and shall have at
least two frontages on Tustin Ranch Road. A minimum of 250 feet of lineal frontage
shall be provided at each of these points.
Incorporation of existing eucalyptus windrows shall be considered within the golf
course.
C. In addition to the specific submittal requirements for the Subdivision Map of this sector,
refer to Section 1.5, a conceptual landscape plan for arterial roadways adjoining this
Sector shall also be submitted with the Subdivision Map for approval by the Director
of Community Development, refer to Section 2.12 Implementation, for specific
requirements.
D. A community park shall be located along the edge south of Portola Parkway and shall
include the north side of the knoll located south of this road. Development policies
related to this knoll are established in Section 2.13, Hillside District Guidelines,
Landform Modification. An additional 20 acre Community Park shall be provided
adjacent to Jamboree Road and north of Irvine Boulevard.
E. Where feasible and consistent with flood control requirements, the treatment of Peters
Canyon Wash (Exhibit L) should retain a natural appearance by (1) minimizing
concrete channelization such as vertical walls and concrete channel or trapezoidal soil
cement; (2) retaining or replanting indigenous vegetation along the drainage course,
and/or (3) locating the drainage course within the open space areas.
Rev: 5-24-93 2-38
Sector 8
This sector consists of 113 acres and is virtually flat.
It is situated adjacent to the existing community on
the west, and is bounded by the La Colina extension
on the south, the Future Road extension on the east
and the Racquet Hill Drive extension on the north.
Most of the sector has been designated for low
density residential development along the western
boundary so as to be compatible with the adjacent
residential development. Approximately 26 acres
along Future Road have been allocated for Medium
Density Residential.
Also planned for this area is an elementary school,
the precise location and size will be determined as
identified in Subsection 2.10.
The following policies apply to Sector 8:
A. The maximum number of residential units
permitted within this sector are as indicated on Table
2.4.
B. Residential development within this sector shall be subject to the following requirements to
maintain compatibility with residential areas located immediately adjacent and to the west of the
sector.
1. Residential development that adjoins the existing homes of the specific plan
boundary and includes the first row of residential lots will be limited to single story
structures. In all remaining low density designated areas of Sector 8, residential
units shall be restricted to a maximum height of two stories.
2. Residential development that adjoins the existing homes of the specific plan
boundary and includes the first row of residential lots will have a minimum lot sizes
of 10,000 square feet. In all remaining areas of Sector 8, the regulations and
standards of the low density and medium density land use areas will apply.
3. The use of cluster development as described in Section 3.6.3 C of the specific plan
will not be permitted in low density land use areas in Sector 8. Cluster
development will be allowed in medium density land use areas.
4. Within the low density designation, the maximum allowable dwelling units per
gross acre has been defined as 5.0. Within Sector 8, this standard will be limited to
4.0 dwelling units per gross acre maximum, in lieu of the 5.0 standard.
Additionally, no units may be transferred into Sector 8 for low density, which is
shown in Table 2.4 and the East Tustin Statistical Analysis in Section 3.0 as 349
units. There is no limitation on transferring dwelling units out of Sector 8 into
another sector, in accordance with Specific Plan requirements.
Rev. 11-20-95 2-39
C. If a school is to be located within this sector it shall be located to conveniently serve the
students residing in the new community and be designed to minimize visual and noise
impacts to existing adjacent residential areas on the west.
1. If feasible, a school should not be located immediately adjacent to existing
residential lots which occur along the west boundary of this sector.
2. If it is necessary to locate a school immediately adjacent to existing residential lots
then outdoor playground areas should be visually buffered or located away from
those residential lots.
3. No direct access for any of the schools shall be taken off of Future Road.
D. In addition to the specific submittal requirements for the Subdivision Map of this sector,
refer to Section 1.5, a conceptual landscape plan for arterial roadways within this sector
shall also be submitted with the Subdivision Map for approval by the Director of
Community Development, refer to Section 2.12 Implementation, for specific requirements.
E. The distance between the edge of the western right-of-way of the"Future Road" and the
closest point of the foundation of the closest residence of Pavillion/Saltair shall be a
minimum of 1,000 feet plus or minus 100 feet measured on a horizontal plane. The noise
impacts of the Future Road on the existing residences to the west of the Specific Plan area
shall be further mitigated by a continuous noise barrier consisting of a combination of
berm, soundwall, and residences adjacent to the Future Road. This requirement for a
continuous noise barrier applies along the western side of Future Road adjacent to the
medium density residential development in Sector 8 and the low density development in
between. The noise barrier line=of--sight from the residences along Saltair and Pavillion to
vehicles traveling along the Future Road behind such noise barrier. In addition, in
designing and orienting the residences in the two medium-density residential areas in
Sector 8 and the low-density development in between, the developer shall, to the
maximum extent feasible and consistent with other sound planning practices, construct
multi-story structures which further mitigate the noise impacts of the Future Road on the
existing residences to the west of the Specific Plan. A design goal impact of 55 or less
CNEL for the existing residences at the foundation is hereby established. At such time
that further noise analysis is done in this area(at the Tentative Tract stage), this analysis
will model the projected CNEL level at these existing residences to confirm that the noise
level of 55 CNEL will be met.
F. It is the explicit intent of the East Tustin Specific Plan that La Colina Road in the Specific
Plan area connect to the existing La Colina Road and to the major arterial known as
"Future Road." This road shall consist of a four lane residential street, and should be
incrementally improved, beginning with a two lane road. The roadway should not exceed
a total right-of-way of 80 feet, and the first two lanes should be built at the edge of the
right-of-way, with a raised landscape median making up the rest of the potential right-of-
way.
The precise alignment of La Colina Road will be determined at the Tentative Tract stage.
The City and County will prepare a joint study, examining the impacts and mitigation
measures of the connection, and recommending specific measures to deter through traffic.
Rev. 11-20-95 2-40
Sector 9
This rectangular shaped sector consists of 39
acres. It is a flat site bounded between existing
residential development on the west, the La
Colin extension on the north, the Future Road
on the east, and Irvine Boulevard on the south.
The entire site is currently used for agricultural
purposes.
The 39 acres within this sector is planned for
low density development. This residential land
use establishes a maximum of five dwelling
units/acre.
The following policies apply to Sector 9:
A. The maximum number of residential units
permitted within this sector are as indi-
cated on Table 2.4.
B. Residential development within this sector shall be subject to the following to main-
tain compatibility with residential areas located immediately adjacent and to the
west of the sector.
I. Residential units shall be restricted in height to a maximum of two stories.
2. Only single-family detached residential subdivisions shall be permitted within
this sector.
C. In addition the specific submittal requirements for the subdivision map of this Sec-
tor, refer to Section 1.5, a conceptual landscape plan for arterial roadways within
this sector shall also be submitted with the Subdivision Map for approval by the
Director of Community Development, refer to Section 2.12 Implementation, for spe-
cific requirements.
D. It is the explicit intent of the East Tustin Plan that La Colina Road in the Specific
Plan area connect to the existing Lo Colina Rood and to the major arterial known as
"Future Rood." This road shall consist of a four lane residential street, and should
be incrementally improved, beginning with a two lane road. The roadway should not
exceed a total right-of-way of 80 feet, and the first two lanes should be built at the
edge of the right-of-way, with a raised landscaped median making up the rest of the
potential right-of-way.
The precise alignment of La Colina Road will be determined at the Tentative Tract
stage. The City and County will prepare a joint study, examining the impacts and
mitigation measures of the connection, and recommending specific measures to
deter through traffic.
2-41
Sector 10
This 71-acre sector is bounded by Irvine Boule-
vard on the north, the Future Road on the east,
Bryan Avenue on the south, and Browning
Avenue and existing residential development on
the west. A Southern California Edison Sub-
station is located in the southeast corner of the
Sector.
Approximately three-quarters of the sector has
been designated for low density residential
development with a maximum density of 5
dwelling units/acre.
Medium density residential development has
been allocated for 15 acres in this sector at
maximum density of 18 dwelling units/ocre. An
elementary school has also been designated for
this area. The precise location and size of this
school shall be determined for the procedures
established in Section 2.10 of this Specific Plan.
The following policies apply to Sector 10:
A. The maximum number of residential units permitted in this sector shall be as shown
on Table 2.4.
B. Low density residential development within this sector shall be consistent in charac-
ter with residential areas located immediately adjacent and to the west of the sec-
tor.
I. Residential units shall be restricted to a maximum height of two stories within
the low density area adjoining Browning Avenue.
2. All low density residential units shall be restricted to single family detached
structures.
In addition to the specific submittal requirements for the Subdivision Map of this
Sector, refer to Subsection 1.5, a conceptual landscape plan for arterial roadways
within this Sector shall also be submitted with the Subdivision Map for approval by
the Director of Community Development, refer to Section 2.12 Implementation, for
specific requirements.
D. If on elementary school is sited adjacent to the SCE substation, appropriate buffer-
ing will be provided, such as, but not limited to, fencing and landscaping.
2-42
Sector 11
This sector consists of approximately 183 acres. It
is bounded by the Future Road alignment on the
west, Irvine Boulevard on the north, Myford Road
on the east, and Bryan Avenue on the south.
Several land uses are proposed within this sector.
The residential uses include medium low and
medium density which are to be located in the
western portion of the sector.
Medium high residential development is to be
situated along the eastern boundary of the site
encompassing the entire area between Bryan Avenue
and Irvine Boulevard. At the northeast corner of the
sector, a 13-acre neighborhood commercial site has
been planned at the intersection of Irvine Boulevard
...•.. and Myford Road, an important entry point into the
City from the east. Two neighborhood parks have
been generally located in the area of the medium low
and medium density residential development. The
precise locations of these parks are to be determined
as described in Subsection 2.8 of this Specific Plan.
The following policies apply to Sector 11:
A. The maximum number of residential units permitted in this sector are as shown on Table
2.4.
B. In addition to the specific submittal requirements for the Subdivision Map of this Sector,
refer to Section 1.5, a conceptual landscape plan for arterial roadways within this Sector
shall also be submitted with the Subdivision Map for approval by the Director of
Community Development, refer to Section 2.12, Implementation for specific requirements.
C. A buffer for the El Modena channel shall be provided. The methods for buffering shall
include, but not be limited to fencing and landscaping.
2-43
Rev. 6-19-89, 11-20-95
Sector 12
This L-shaped sector contains 121 acres of
flat land. It is bounded by Bryan Avenue
on the north, Myford Road on the east, the
I-5 Freeway on the south and the Future
Road and auto center on the west.
This area is envisioned as providing a
variety of district level commercial and
employment uses.
The following policies apply to Sector 12s
A. In addition to the specific submittal
requirements for the Subdivision Map
of this Sector, refer to Section 1.5,
a conceptual landscape plan for
arterial roadways within this sector
shall also be submitted with the
Subdivision Map for approval by the
Director of Community Development,
refer to Section 2.12 Implementation,
for specific requirements.
B. Concurrent with the Subdivision Map
submittal for this Sector a
Conceptual Site Plan shall also be
submitted as identified in Section
2.14.1.
C. In compliance with the 2021-29 Housing Element Update, an 18-acre portion of Sector 12, located
on an existing commercial shopping center, shall be designated as High Density Residential
(HDR)to accommodate up to 900 housing units. Development of housing at a high density, in
close proximity to transit alternatives, aids in the creation of affordable housing alternatives
consistent with the City's certified housing element. The 18-acre redevelopment area is identified
exclusively for residential uses, and is located on existing parking lots south of El Camino Real as
identified in Exhibit M, below. Transfer of housing units elsewhere within The Market Place
shopping center shall be allowed subject to compliance of Section 3.15 of this Specific Plan.
214.4 Additional Implementation Policies and Measures
Potential financing mechanisms to fund major public improvements in East
Tustin were examined in the report entitle"Financing Concept for the East
Tustin Specific Plan Area", prepared by Angus McDonald and Associates- and
Stanley R. Hoffman and Associated, dated May 1985. That report is
incorporated herein by this reference. Further studies will be required to
determine which financing mechanisms are appropriate. The City is currently
studying the feasibility of establishing an assessment district in a portion
of East Tustin that would fund certain major improvements (circulation and
flood control) that must be in place before final approval of initial
development under the Specific Plan. It is intended that the financing and
construction of infrastructure improvements required by the Specific Plan
will precede development approvals.
2-44
REV. XX-XX-XX
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a 2024 CEQA Study Area O Parcel Boundary High Density Residential(HDR)Zone
High Density Residential Zoning EXHIBIT
EAST TUSTIN SPECIFIC PLAN
214A Additional Implementation Policies and Measures
Potential financing mechanisms to fund major public improvements in East
Tustin were examined in the report entitled "Financing Concept for the East
Tustin Specific Plan Area prepared by Angus McDonald and Associates and
Stanley R. Hoffman and Associated, dated May 1985. That report is
incorporated herein by this reference. Further studies will be required to
determine which financing mechanisms are appropriate. The City is currently
studying the feasibility of establishing an assessment district in a portion
of East Tustin that would fund certain major improvements (circulation and
flood control) that must be in place before final approval of initial
development under the Specific Plan. It is intended that the financing and
construction of infrastructure improvements required by the Specific Plan
will precede development approvals.
REV. XX-XX-XX
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3.0 DEVELOPMENT STANDARDS AND ADMINISTRATIVE PROCEDURES
Adopted by Ordinance No. 967
April 7, 1986
3-1
3.0 DEVELOPMENT STANDARDS AND ADMINISTRATIVE PROCEDURES
3.1 Purpose And Scope
The development regulations and standards contained herein with the land use plan in
Section 2.0 are intended to satisfy the requirements of the Planned Community Zone
regulations of the Tustin Municipal Zoning Code. Section 2.0 constitutes the land use
plan in the form of map and text material while Section 3.0 represents the regulatory
document for implementation of the Specific Plan.
Upon adoption of the Specific Plan contained in Section 1.0 and 2.0 by resolution and
Section 3.0 by Ordinance, this plan will replace the existing zone designation and devel-
opment plan.
The East Tustin Specific Plan allows for a diversification of land uses to include residen-
tial, commercial, mixed-use, office, research and development and public facilities. This
array of land uses is intended to comprise the planned community of East Tustin and
implement the City's General Plan.
3.2 Applicability/Conformance With Municipal Code
In addition to conforming with the requirements of the Planned Community Zone Dis-
trict, these development "zoning" regulations supersede those traditional regulations of
similar zones found in the City Zoning Code. The provisions of this section (ordinance) or
rules or regulations promulgated thereunder shall govern with respect to development
standards. All other provisions of the City's Municipal Code remain applicable and
enforceable whether directly referenced or not in this section_of the Plan.
If ambiguity arises concerning the appropriate classification or a particular use within
the meaning and intent of this section, or if ambiguity exists with respect to matters of
height, yard requirements, area requirements or other development standards, it shall be
the duty of the Planning Commission to ascertain all pertinent facts and by resolution of
record set forth the findings and the interpretations and thereafter such interpretation
shall govern.
3.3 Definitions
For the purposes of these regulations, words, phrases and terms shall be deemed to have
the meaning ascribed by this section. Words, phrases and terms not specifically defined
herein shall be deemed to have the meaning described in the City of Tustin Zoning Code.
Abutting Land. A parcel of land having a common property line with another parcel.
Accessory Building. A subordinate building located on a building site, the use of which is
customarily incident to that of a main building or to the use of the land.
Accessory Use. A use customarily incident and accessory to the principal use of the
land, or to a building or other structure, but not necessarily located on the some building
site as the principal use.
Acres, Gross (Gross Area). The entire land area within the boundary of a development
project, measured to the right-of-way of any abutting arterial highways or to the center-
line of any abutting internal (local) public or private street.
3-2
Administrative Office. A place of business for rendering of service or general adminis-
tration, but excluding retail sales.
Advertising Device. Any balloon; flag; pennant; stationary light; vehicle or other con-
trivance except lawfully permitted- signs) used to attract attention for the purpose of
promoting (either directly or indirectly) the sale of products.
Advertising Display. Any device, contrivance, vehicle, statue or structure (other than a
sign used as a display, regardless of size and shape, for the purpose of attracting atten-
tion or making anything known, the origin or place of sale of which is on the property
with such advertising display.
Alley, A public or private way permanently reserved as a secondary means of access to
abutting property and labeled as an alley on an approved tentative map. An alley shall
not be considered a street.
! Apartment. A structure designed and built for occupancy of three or more families for
! rental purposes.
4 Arterial Highwoys, Master Plan. A component of the Circulation Element of the Orange
County General Plan designating adopted and proposed routes for all commuter, secon-
dary, primary, and major highways and transportation corridors within the County of
Orange.
Bikeways - County-Wide, Master Plan. A component of the Recreation Element of the
Orange County General Plan designating adopted and proposed integrated networks of
bikeways.
Borrow Site. An area used for the extraction of material in an amount in excess of five
thousand (5,000) cubic yards.
Building. A structure having a roof supported by columns or walls.
Building Height. The vertical distance measured from the ground-level grade to the top
of the building. On a sloping site, height shall be measured from the highest point of the
finished ground-level grade to the top of the building directly above that point.
Building Site Area. The net area of the building site on which the building is located.
Said net area shall be computed by deducting from the gross site area any ultimate street
rights-of-way, together with oil rights-of-way and all easements except open space
easements, that prohibit the surface use of the site in question by persons other than the
easement holder. Unenclosed post-supported roofs over patios and-walkways, unenclosed
post-supported eave overhangs, swimming pools, parking areas, tennis courts and other
uncovered outdoor uses shall not constitute buildings for the purpose of this definition.
Building Site Coverage: The percentage of the building site area that is covered by the
area within the perimeter of all structures located on the building site area. Covered
area shall include all areas under roof, but not include roof overhangs and covered
porches. Trellis coverage is discussed in Section 3.5.J. Swimming pools and spas are not
considered in calculating structural site coverage.
Carport. A roofed structure, or a portion of a building, open on two (2) or more sides,
primarily for the parking of automobiles.
3-3
Cluster Development. Is a residential subdivision consisting of a combination of residen-
tial lots and privately owned common recreation and open space areas arranged in
accordance with a unified comprehensive site plan with adequate provisions for perms-
nent maintenance of the common ownership facilities. The entire development will be
designated as a development unit on a tentative tract map, which consists of all-residen-
tial lots and their privately owned common recreation and open space area.
Commercial. Operated or carried on primarily for financial gain.
Commercial Center, District. The district commerical centers are proposed to accom-
modate the commercial needs of a group of neighborhoods. They will include the uses
normally found in neighborhood centers plus most of the following extra uses: a junior
department store, specialty clothing stores, movie theater, commercial recreation facili-
ties, hotels and motels, restaurants, and other facilities which are meant to serve a
multi-neighborhood population level.
Commercial Center Neighborhood. Neighborhood commercial centers are generally
characterized by a supermarket, drugstore, liquor store, bank, service station, fast food
service, and other small retail or service establishments. These centers are usually
placed so that they will meet the needs of a typical neighborhood or two or more small
neighborhoods (5,000 to 10,000 people).
Commercial Center, Regional. The regional center is to be a large shopping center with
a variety of large department stores and specialty shops. It may include other types of
land uses such as professional offices, institutional and governmental use, hotels and
motels.
Commercial Recreation. Any use or development, either public or private, providing
amusement, pleasure or sport which is operated or carried on primarily for financial gain.
Common Area, Commercial (Areas Used in Common). The total area within a unified
shopping center, town center, or business park that is not designed for rental to tenants
and which is available for common use by all tenants or groups of tenants and their invi-
tees; examples: parking and its appurtenances, malls, sidewalks, landscaped areas, public
toilets, and service facilities.
Common Area Parking; A parking plan whereby tenants of a shopping center or business
center share use of a parking area even though lot lines may bisect the parking area.
Some or all of the required parking for a given use may be located on a separate lot.
Common Area, Residential. The area within a residential development that is not
designed as a residential building site, which is owned in common by homeowners in the
development, and which is available for common use or enjoyment by all property owners
in the development and their invitees; examples: recreation areas, landscaped areas,
open space areas, and natural areas.
Communication Equipment Building. A building housing operating mechanical or elec-
tronic switching and microwave equipment to a telephone or similar communication
system and personnel necessary for operation of such equipment.
Community Facility. A noncommercial use established primarily for the benefit and
enjoyment of the population of the community in which it is located.
3-4
Community Service Facility. A community-service commercial, or nonprofit, non-commercial
use established primarily to service the immediate population of the community in which it
is located.
Condominium. A condominium is an estate in real property consisting of an undivided
interest in common in a portion of a parcel of real property, together with a separate interest
in space in a residential, industrial or commercial building on such real property.
Condominiums are developed under the statutory requirements established by the State Real
Estate Commissions office.
Convalescent Home, Nursing Home, Rest Home and/or Home for the Aged. A facility
licensed by the State Department of Public Health, the State Department of Social Welfare
or the County of Orange which provides bed and ambulatory care for patients with
postoperative convalescent, chronically ill or dietary problems and persons unable to care
for themselves, but not including alcoholics, drug addicts or persons with mental or
contagious diseases or afflictions.
Conventional Subdivision. Refers to a subdivision consisting primarily of streets and lots.
Commonly owned or special-use areas may be included, but are secondary and
supplementary to the subdivision's design. Zero lot line developments will be considered as
conventional subdivisions.
Density. See UPGA (units per gross area).
Density - Residential, Gross. The density of a residential project computed by dividing the
total number of dwelling units in the project by the gross acres of the project.
Development Proiect. A project submitted to the City for review and/or approval in
accordance with City codes and ordinances, e.g., site plan, tentative tract map, conditional
use permit, etc.
Driveway. A private roadway providing access for vehicles from a public or private street,
private drive or within a private court to a garage, carport or open parking space.
Duplex. A permanent building containing two (2) dwelling units per building site.
Dwelling, Multiple-Family. A permanent building containing three (3) or more dwelling units
per building site.
Dwelling, Single-Family. A building containing one (1) dwelling unit per building site and
designed to house not more than one family.
Dwellinq Unit. One or more rooms and a single kitchen designed for occupancy by one
family for living and sleeping purposes.
Easement. A recorded right or interest in the land of another which entitles the holder
thereof to some use, privilege or benefit out of or over said land.
Employees' Quarters. Quarters for the housing of employees when such quarters are
located upon the same land occupied by their employer.
Exterior Property Line. A property line abutting a public or private street.
Rev: 5-24-93 3-5
Floor Area, Gross. The total horizontal floor area of all floors of a building, including
the exterior walls thereof, measured in square feet; excepting that for commercial, pro-
fessional and administrative office or industrial buildings or building complexes, areas
used in common such as, but not limited to, covered malls, roofed patio areas, covered
parking, covered driveways and covered loading areas shall not be included when calcula-
ting offstreet parking requirements. ,
Floor Area, Ratio. The numerical value obtained by dividing the gross floor area of a
building or buildings located upon a lot or parcel of land by the total area of such lot or
parcel of land.
Grade, Ground Level. The average level of the finished ground surface surrounding a
building.
Gross Area. See Acres, Gross.
Guest Cottage. A detached building having no kitchen facilities which is used primarily
for sleeping purposes for members of the family occupying the main dwelling or their
nonpaying guests.
Guest Ranch. Any property operated as a ranch which offers guest accommodations,
including outdoor recreational facilities and accessory uses.
Hotel. Any building or pportion thereof with access provided through a common entrance,
lobby or hallway to six (6) or more guestrooms, which rooms are designed, intended to be
used or are used, rented or hired out as transient occupancy accommodations for guests.
Property Line, Interior. A property line which does not abut a private or public street.
Lot: A parcel of land to be occupied by a main building and an accessory building, or by
a dwelling group and its accessory buildings, along with open space, parking and circula-
tion as may be required by these regulations.
Lot, Flag. A lot without full street frontage that gains access to the street within a
narrow strip of property primarily designed form driveway process. The lot width at the
street shall be a minimum of 20 feet.
Lot, Key. Any parcel shown on a recorded tract map, record of survey recorded pursuant
to an approved division of land, parcel map, or recorded Certificate of compliance having
side property line(s) abutting the rear property line(s) of adjacent parcels.
Lot, Width. The width of the front of the lot measured at the setback of the main
structure.
Landscaping. Material consisting of evergreen or deciduous trees, shrubs, ground cover
or landscape.
Motel. See Hotel.
Net Residential Area. The area of land remaining in a project, measured in acres or
square feet, after deduction of the area contained in streets (both public and private),
and any other easement or encumbrance which prevents the surface use of the property
for a building site or construction of structures.
3-b
Net Usable Acres (Nonresidential). The area of land remaining in a project, measured in
acres or square feet, after deduction of the area contained in public and private street and
highway rights-of-way, schools, parks, flood control works and any other use, easement or
encumbrance which limits the surface use of the property; slopes required to level the site;
and required screening and landscaping.
Outdoor Advertising Structure and Sign. A sign placed for the purpose of advertising
products or services that are not produced, stored or sold on the property upon which the
sign is located.
Planning Area. An area of land, not necessarily contiguous, which is depicted on the East
Tustin Specific Plan and described in the Statistical Summary.
Precise Plan of Highway Alignment. A plan supplementary to the Master Plan of Arterial
Highways which establishes the highway centerline and the ultimate right-of-way lines and
which may establish building setback lines.
Professional Office. A place of business for any of the following: accountants, architects,
attorneys, bookkeeping services, brokers(stocks and bonds, real estate), building designers,
doctors, dentists, optometrists, oculists, chiropractors, chiropodists, others licensed by the
State of California to practice the healing arts, drafting services, financial institutions
(including banks,savings and loan associations, credit unions and credit-reporting agencies),
engineers, surveyors and planners, insurance agencies and brokers, interior decorators and
designers(no retail sales allowed on premises), laboratories (medical and dental), landscape
architects, pharmacies (sale of drugs and medicines by prescription only), notaries public,
public stenographers, typing and secretarial service and other similar professions.
Public Utility. A business organization such as a public service corporation performing some
public service and subject to special governmental regulations--usually a protected monopoly.
Public Utility Booster Station. A structure and the equipment needed for boosting current or
pressure along public utility service or supply lines.
Public Utility Service Center. Any buildings or premises used for the administration of public
utility repair, maintenance and installation crews, including parking for vehicles, not to exceed
one and one-half (1-1/2) tons (rated capacity), but not including warehouses or storage
yards.
Public Utilities Service Yard. Any buildings or premises used for the office, warehouse,
storage yard or maintenance of a public utility, including microwave repeater or receiving
stations when incorporated as part of the service yard use.
Research and Development. Uses engaged in the research, analysis,design, development,
and/or testing of a product.
Residential, Multiple-Family. Refers to any residential zoning district or residential
development wherein the number of permitted dwelling units on one building site is two (2)
or more. Multiple-family residential includes duplexes, multiple-family dwellings, apartments,
condominiums and stock cooperative projects, and may include planned developments.
Residential, Patio Homes. Refers to any residential zoning district or residential development
where in the number of permitted detached units on one building site is two (2) or more and
where the dwelling units are under condominium ownership.
Rev: 5-24-93 3-7
Residential, Single-Family. Refers to any residential zoning district or residential
development wherein each dwelling unit is situated on a residential lot of record and no
lot contains more than one dwelling unit. Single-family residential includes either
attached or detached single-family dwellings, planned-concept subdivisions and cluster
developments, and may include conventional subdivisions and planned developments.
Retail. The selling of goods, wares or merchandise directly to the ultimate consumer.
Riding and Hiking Trails. Any trail or way designed for and used by equestrians or pedes-
trians.
Right-of-Way. An area or strip of land, either public or private, on which an irrevocable
right of passage has been recorded for the use of vehicles, pedestrians or both. For pri-
vate streets or drives with sidewalks either provided or required, the right-of-way shall
include the sidewalk.
Right-of-Way, Ultimate. The right-of-way shown as ultimate on an adopted precise plan
of highway alignment or the street rights-of-way shown within the boundary of a
recorded tract map, a recorded parcel map or an approved PC development plan. The
latest adopted or recorded document in the above case shall take precedence. If none of
these exist, the ultimate right-of-way shall be considered the right-of-way required by
the highway classification as shown on the Master Plan of Arterial Highways. In all other
instances, the ultimate right-of-way shall be considered to be the existing right-of-way.
Service, Commercial. A commercial use which charges for a service, rather than a
commodity, and which is carried on primarily for financial gain or profit.
Setback Area. The area between the building line and the property line; or when abutting
a street, the ultimate right-of-way line.
Setback Distance. The distance between the building line and the property line; or when
abutting a street, the ultimate right-of-way line.
Si n. Refer to City of Tustin Sign Code.
Sin Area. The entire area within a single continuous perimeter of not more than eight
straight lines enclosing the extreme limits of writing, representation, emblem or any
figure of similar character, together with any material or color forming any integral part
of the display or used to differentiate such sign from the background against which it is
placed, provided that in the case of a sign designed with more than one exterior surface
the area shall be computed as including only the maximum single display surface which is
visible from any ground position at one time.
The supports, uprights or structure on which any sign is supported shall not be included in
determining the sign area unless such supports, uprights or structure are or are designed
in such a manner as to form an integral background of the display.
Sign, Business. A sign displaying information pertaining to goods or services offered or
produced by the business located on the property, but not including advertising devices or
advertising displays.
Sign, Combination. Any sign incorporating any combination of the features of free-
standing, projecting and roof signs.
3-8
Sian. Community Direction. A sign established to inform motorists or pedestrians of the
name of the planned community he is approaching and the direction of travel to the
community and neighborhoods, events or facilities within the community and the name(s)
of the developer(s) who are currently building and/or marketing homes in the community.
Sign, Lighted. A sign that is lighted from a light source that is not an integral part of
the sign itself but causes light rays to shine on the sign's surface.
Sign, Community Event Bulletin Board. A ground, pole or wall sign advertising a special
community event or event of community-wide interest or significance.
,Sian, Community Facility Identification. A ground, pole or wall sign containing only the
name of the facility and (if desired) identifying symbol.
Sian. Community Entry. A sign which identifies the entry to a development in a com-
munity in which homes are for sale.
.Sign, ace. The surface, or that portion of a sign that is visible from a single point as a
flat surface or a plane and considered as such, together with the frame and the back-
ground.
Sign, Future Facility. A temporary sign to identify, through symbol and verbal rein-
forcement, the type of facility planned for a site.
Sign, Height. The greatest vertical distance measured from the ground level directly
beneath the sign to the top of the sign.
Sian, Illuminated. A sign which has characters, letters, figures, designs or outline illu-
minated by electric lights or luminous tubes as a part of the sign proper.
Sian, Monument. See Tustin sign code.
Sian, Nameplate. A sign not exceeding one (1) foot by three (3) feet signifying only the
name of the occupant and his occupation or specialty.
Sian, Planned Community Travel Directional Sign. A sign which informs the viewer as to
route or direction of travel in order to arrive at the community or a specific place in the
community to which it pertains.
Sign, Price. A sign limited to the name or identification of items or products for sale on
the premises and the price of said items or products.
Sign, Proiecting. A sign other than,a wall sign suspended from or supported by a building
or structure and projecting therefrom.
Sin Real Estate. A temporary sign advertising the sale, lease or rent of the property
upon which it is located and the identification of the person or firm handling such sale,
lease or rent.
Sign, Reassurance. A sign designed to reassure motorists of their direction of travel and
distance to the planned community or specific place in the community.
3-9
Sign, Tract. Means a sign designed to identify a residential, commercial, or industrial
subdivision or development for the purpose of advertising lots or buildings for sale or
lease.
Sign, Wall. A sign attached to or erected on the exterior wall of a building or structure
with the exposed face of the sign in a plane approximately parallel to the plane of the
exterior wall.
Site Plan. A plan showing the details of building locations, structures, parking, vehicular
access, landscaping and architectural design for a project or building site.
Special Community Event. A limited temporary commerical or noncommercial even
sponsored by a service group, homeowners' association, property owners' association or
other community organization, including but not limited to parades, swim meets, com-
munity picnics, athletic contests, vehicle races, pageants, outdoor programs, and other
9 similar uses.
f Stable, Private. A building or a portion of a building or site used to shelter and feed
equines which are used exclusively by the occupants of the property on which the stable
is situated.
Stable, Public. A stable other than a private stable.
Stand, Temporary. A structure which is readily movable and used or intended to be used
for the display or sale of seasonal agricultural or farming products grown or produced on
the premises.
Story. That portion of a building included between the upper surface of any floor and the
upper surface of the floor next above, except that the topmost story shall be that portion
of a building included between the upper surface of the topmost floor and the ceiling or
roof above.
Street. A public or private vehicular right-of-way other than an alley or driveway.
Street Opening. A curb break or a means, place or way provided for vehicular access
between a street and abutting property.
Structure. Anything constructed or erected requiring a fixed location of the ground or
attached to something having a fixed location of the ground, except business signs, tennis
court fences, and other .fences around unenclosed outdoor recreation facilities, and other
minor improvements.
Subarea. An area of land which is depicted in the East Tusting Specific Plan and
described in the Statistical summary as a portion or all of a Planning Area.
UPGA (Units per Gross Area). The density of a residential project computed by dividing
the total number of dwelling units in the development project by the gross area of the
development project.
Wall, Wing. An architectural feature in excess of six (6) feet in height which is a con-
tinuation of a building wall projecting beyond the exterior walls of a building.
3-10
Yard. The open space within a.building site that is unoccupied and unobstructed by any
structure or portion of a structure form 30 inches above the finished grade upward;
except that eaves, fences, walls used as fences, poles, posts and other customary yard
ornaments, accessories and furniture may be permitted in any yard subject to the regu-
lations for the district in which it is located.
Zero Lot Line. A development concept that allows by the use of lot easements, over the
adjacent lots, the extension of yard areas for the private use and enjoyment of the indi-
vidual lot owners.
3.4 Land Use P Ian
The Land Use Plan generally indicates the use, intensity, and location for the Specific
Plan area. The Land Use Plan does not represent the zoning map for the property; the
property is zoned "Planned Community", with a suffix of either residential, commercial,
or mixed use.
3.4.1 Maximum Overall Dwelling Units
T-heWhen originally created the maximum number of dwelling units in the entire Specific
Plan area she was not to exceed 7,950, except that units approved in Tentative
Tract Map No. 12345 may be transferred to the Specific Plan area. The maximum
number of dwelling units is currently limited the Statistical Analysis summary in Table 2.4.
3.4.2 Statistical Analysis
The Statistical Analysis contains the approximate acreages and dwelling units for each
land use area and sector shown on the Land Use Plan. The Statistical Analysis, as
revised, regulates the total number of units and their placement in the Specific Plan
area.
The maximum number of dwelling units in each sector shall not exceed the number desig-
nated on the Statistical Summary, as revised.
The Statistical Summary may be revised as appropriate. Any such revision shall be in
accordance with the following procedures, which are intended to assure compliance with
the policies of the Specific Plan. No amendment to this Specific Plan shall be required
solely for the purpose of changing the number of dwelling units or acreage assignment to
a sector as indicated on the Statistical Analysis.
3.4.3 Statistical Analysis Revisions
The East Tustin Statistical Analysis may be revised in accordance with the following pro-
cedure:
I. Any proposed revision to the Statistical Analysis shall.be accompanied by a project
proposal consisting of a site plan or Tentative Subdivision Map.
2. Any revision to increase the,number of dwelling units in any sector shall be offset by
a corresponding decrease in other sectors, if necessary, so that the total number
of units in the Specific Plan area does not exceeed 7,950, except in the case of
dwelling units transferred from Tentative Tract Map No. 12345.
3. Any proposal to reallocate the number of dwelling units or acreage assigned from
one sector to another shall be subject to the following:
REV. XX-XX-XX
3-II
a. The basic character and intensity of development in both the losing and gaining
sector is not significantly altered.
b. The maximum number of dwelling units in each land use area, as determined by
the density factor times gross acres, shall not be exceeded.
C. The resulting development pattern is compatible with land use areas,adjocent
to both the losing and gaining sectors.
4. Any revision to increase the number of dwelling units by a total of 15 percent or less
in any sector shall be approved by the Director of Community Development. Any
revision to increase the number of dwelling units in any sector by more than 15
percent shall be approved by the Planning Commission.
5. All sector acreages identified on the Statistical Analysis are intended to be esti-
mates and may be revised when more accurate information is available. Such revi-
sions shall be approved by the Director of Community Development.
6. All revisions to the Statistical Analysis shall be consistent with the City of Tustin
General Plan and East Tustin Specific Plan.
Revisions to the Statistical Analysis in accordance with the above requirements and
procedures do not require an amendment or revision to the East Tustin Specific Plan.
3-12
East Tustin Statistical Analysis
Acreage Land Use Maximum Total
Density Allowable
Units
SECTOR 1
125 Estate Density Residential 2 du/ac
Subtotal 125 0
SECTOR 2
74 Estate Density Residential 2 du/ac
51 Low Density Residential 5 du/ac
68 Medium Low Density 10 du/ac
Residential
41 Medium Density Residential 18 du/ac ****
3 Neighborhood Park
9 ** Community Park
Subtotal 266 1120±
SECTOR 3
12 Low Density Residential 5 du/ac
10 ** Elementary School
Subtotal 22 68±
SECTOR 4
112 Estate Density Residential 2 du/ac
Subtotal 112 52±
SECTOR 5
78 Estate Density Residential 2 du/ac
18 Low Density Residential 5 du/ac
20*** Junior High School
Subtotal 116 116±
SECTOR 6
31 Medium-Low Density 10 du/ac
Residential
Subtotal 31 ± 279±
3-13
REV: 5/24/93, 11/20/95, 7/21/97, 8/18/97
East Tustin Statistical Summary Continued
Acreage Land Use Maximum Total
Density Allowable
Units
SECTOR 7
97 Medium Density Residential 18 du/ac
110 Medium High Density 25 du/ac
Residential
10 ** Elementary School
4 Private Park
37 ** Community Park
1 158 Golf Course
Subtotal 416 2,808±
SECTOR 8
{ 77 Low Density Residential 4 du/ac
26 Medium Density Residential 18 du/ac
10 ** Elementary School
Subtotal 113 436±
SECTOR 9
39 Low Density Residential 5 du/ac
Subtotal 39 161±
SECTOR 10
46 Low Density Residential 5 du/ac
25 Medium Density Residential 18 du/ac
Subtotal 71 321±
SECTOR 11
12 Medium Low Density 10 du/ac
Residential
66.4 Medium Density Residential 18 du/ac
79 Medium High Density 25 du/ac
Residential
6.6 ** Neighborhood Park
13 Neighborhood Commercial
Subtotal 177 1,875±
SECTOR 12
18 ^ High Density Residential N/A 900
424 103 Mixed Use (20 du/ac min.)
Subtotal 121 ,,2
Total 1,700 8,136 ***
3-14
REV: 5/24/93, 11/20195, 7/21/97, 8118/97, xx/xx/xx
East Tustin Statistical Analysis Continued
(*) Total allowable number of permitted units within a given Sector may be increased if a
Sector unit transfer occurs as described in Subsection 2.1
(**) The precise acreage and locations of private and public neighborhood parks,
elementary school and intermediate school will be determined as part of the review of
the Sector Subdivision Maps as identified under Review Procedure Subsection 1.5 and
consistent with policies established in Subsections 2.9 and 2.10 of the Specific Plan.
(***) If the maximum allowable units in Tentative Tract Map. No. 12345 are not constructed,
the unconstructed units may be transferred to the Specific Plan area.
(****) Maximum density on Lot 11 of Tract 13627 shall be ten (10) dwelling units per acre.
(0) This acreage figure is an estimated allocation for this land use. If it changes, other land
use acreage allocations in this Sector may change. However, the total allowable units
for the Sector will remain the same.
(±) Total allowable units assumes that if a school and/or park currently designated for this
Sector is not built in this Sector and that the acreage goes into residential use. If these
facilities are constructed, the land use area density limitation precludes construction of
the total allowable Sector units and such unbuilt units would be transferred to another
Sector.
( ^ ) Minimum density of 20 dwelling units per acre within Sector 12 shall apply to Housing
Inventory sites identified in 2021-2029 Housing Element Appendix B, Attachment B-1.
Project site must permit the development of at least 16 units per site.
3-14B
REV. 5/24/93, 11/20/95, 7/21/97, 8/18/97, XX/XX/XX
3.5 General Development Standards
In addition to the specific land use development regulations included in Sections 3.6 to
3.1 I, general development standards are those applicable to all of the specific plan area
and not any one land use category or sector.
A. Sector Boundaries
Except as otherwise indicated, sector dimensions generally follow the sector develop-
ment plan of Section 2.0. Adjustments in sector boundaries resulting from final road
alignments and/or technical refinements to the development will not require a specific
plan amendment. The precise boundaries and acreages will be determined when more
definitive plans for each sector are submitted for review and approval.
B. Land Use Area Boundaries
Only the general boundary alignments and residential acreage figures of the individual
land use areas are shown in the statistical summary. The precise boundaries and acre-
ages will be determined when more definitive plans for each sector are submitted for
review and approval.
C. Sector Plan Processing
Prior to or concurrent with the submission of an initial subdivision map for a given sector
pursuant to Section 1.5, a sector plan for the entire sector shall be submitted for Plan-
ning Commission approval. Information to be included:
I. An overall circulation plan and access plan for the sector shall be included and
approved by the City Engineer.
2. A conceptual grading plan. Sectors located in hillside areas (I, 2, 3, 4, 5) will
be required to submit a conceptual grading plan for review and approval by the
City Engineer, that will include the following details:
a. Areas of proposed cut and fill, including the height of cut and fill.
b. Location of all pads.
C. A slope analysis of the project area.
3. An overall drainge plan for that sector.
a. Sectors I, 2, 3, 5, 7 shall include preliminary design for improvements to
Peters Canyon Wash, to be reviewed by the City of Tustin.
b. Sectors 10, 11, 12 shall include preliminary design for improvements to
the El Modena Channel, to be reviewed by the City of Tustin.
4. A detailed geological investigation for any sector containing the El Modena
Fault, to determine applicable development regulations which apply to con-
struction adjoining the fault.
3-15
5. A specific trail design and right-of-way reservation/dedication plan for those
sectors where the regional trail passes.
6. A concept median and parkway landscape plan with a sector perimeter tract
wall design.
D. Hillside District Review
The policies and guidelines of the Hillside District (Section 2.13) apply to all natural hill-
side areas within a sector shown on the Hillside Area Map, Exhibit K. In reviewing these-
policies at the Sector Plan Processing level, the following items shall be included with
the exhibits required in Section 3.5 C:
I. A preliminary geological and soils report prepared by a registered engineering
geologist.
2. A map that identifies the sector's natural features, which include, but are not
limited to, slope banks, ridgelines, natural drainage courses, existing vegeta-
tion, rock outcroppings, and any other natural features. This exhibit shall be
used to determine conservation measures in keeping with the hillside guidelines
in Section 2.0.
3. An open space plan which includes all areas to be left in a natural state; or
passive open space, such as landscaped slope areas, fuel modification areas, or
other areas that are restricted in their use and usually serve an aesthetic pur-
pose; or active open spaces such as level open space, common recreation
facilities, or other areas that serve an active recreational purpose.
E. Agricultural Uses
All agricultural activities and uses, together with all accessory structures and uses which
are customarily incidental or necessary to main buildings, or uses, are permited within all
undeveloped and open space areas.
F. Grading
Grading will be permitted within the Planned Community outside of the area of immedi-
ate development upon the issuance of a grading permit. Stockpile and borrow sites may
be permitted within areas scheduled for future development subject to an approved
grading plan and issuance of a sediment control plan.
G. Building and Landscape Setbacks from Public Streets
Building setbacks shall apply to all main structures abutting the following streets. These
setbacks shall be measured from the center line of the street.
A minimum landscape area shall be provided adjacent to,'these streets. This landscape
area is a combination of the parkway (measured from face of curb to right-of-way line
which includes a sidewalk and any utility easements) and a landscape setback from the
ultimate right-of-way. This landscape area shall be measured from the center line of the
street. Portions of this landscape area may include: areas dedicated to or assigned
through easement to the City of Tustin, if accepted; areas owned and maintained by
private individuals or associates; areas owned by private individuals and/or associations
and maintained by public maintenance districts; or a combination thereof.
3-16
Street Min.Landscape Area Min. Building Setback
Interstate 5 from Mixed Use (ROW) 30 30
Myford Road (Jamboree Road)
• North of Bryan to Portola 76 81
• Adjoining Mixed Use or HDR 76 95
• North of Portola 62 67
Bryan Avenue
• Adjoining ELMO Channel 57
• Adjoining Mixed Use or HDR 67 85
Browning Avenue 63.5 78.5
Irvine Boulevard
• Between Browning and Ft. Road 71 76
(Tustin Ranch Road)
• Future (Tustin Ranch Road) to 76 81
Myford (Jamboree Road)
Portola Parkway 62 67
l
El Camino Real 52 57
La Colina Avenue 52 57
Future Road (Tustin Ranch Road)
• North of Bryan 76 81
• South of Bryan 76 96
Lower Lake Drive (Peters Canyon 40 45
Road)/Foothill Blvd.
• Buildings shall be setback a minimum of 5-feet from tract walls.
• Sideyard setbacks in Low District shall maintain 5-feet for one-story and 10-feet for
two-story adjoining tract wall.
H. Private Street Standards
When private streets, drives and courts are constructed, they shall be improved in accordance
with the following standards:
1. Private Streets
a. Private Streets for attached and detached residential dwellings with no
parallel parking within the travel way shall have a minimum paved width of
28 feet.
3-17
REV: 5/24/93, 3/23/94, 7/21/97,. XX/XX/XX
b. Private streets for attached and detached residential dwellings where
on-street parallel parking will be limited to one side only shall have a
minimum paved width of 32 feet.
C. Private streets for attached and detached residential dwellings with on-
street parallel parking permitted on both sides of the street shall have
a minimum paved width of 36 feet.
d. The total right-of-way for purposes of determining minimum 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, Storm Drain and On-Site Private Improvements.
e. Sidewalks shall be provided on a private street for attached and
detached residential products in accordance with Standard B102 of the
City's Construction Standards, Storm Drain and On-Site Private
Improvements and subject to 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 Housing Accessibility Guidelines.
f. Shared driveways for detached residential products shall be prohibited
except within private courts.
g. All private streets and related improvements shall be constructed in
accordance with the City's Construction Standards for Private Streets,
Storm Drain and On-Site Private Improvements.
2. Private Drives
a. 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.
b. 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.
Rev: 5-24-93 3-17b
C. Where private drives dead-end, they may end in cul-de-sacs,
hammerheads or punchouts as long as adequate maneuverability and
turning radius is provided for vehicles, including emergency vehicles
and trash trucks.
d. The total right-of-way for purposes of determining minimum paved width
and establishing setback lines for attached residential products shall
include the paved street width (and sidewalks when required). The
total right-of-way for purposes of determining minimum paved width and
establishing setback lines 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,
Storm Drain and On-Site Private Improvements for Private Streets.
e. 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 Housing Accessibility Guidelines.
f. Shared driveways for detached residential products shall be prohibited
except within private courts.
g. 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 and On-Site
Private Improvements for private streets.
3. Private Courts - Detached Residential Products Only
a. A private court shall consist of a combination of private streets and/or
private drives which take access from a main backbone street system
within a detached residential development and which serves no more
than 12 dwelling units.
b. 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 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 drive.
Rev: 5-24-93 3-17c
The minimum 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 a minimum paved width of
32 feet with parking permitted on one side of the street only.
C. If access is from a private street within a private court, a perpendicular
portion within the private court shall be considered a private drive and
have a minimum paved width of 24 feet with no parallel parking within
the travel way.
d. The private drive portion of a private court shall not be more than 150
feet in length and serve no more than 6 dwelling units.
e. The total right-of-way for purposes of determining minimum paved width
and establishing setback lines for structures on a private street or drive
within a private court shall include the paved street width (curb face to
curb face for standard curb or flow line to flow line for rolled/ramped
curb).
f. A minimum 3'-6" wide sidewalk (measured from back of curb) shall be
provided on at least one side of the private street within the private
court and may be located outside of the right-of-way, and in all events
shall comply 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 Housing Accessibility Guidelines. Sidewalks may be required as
a condition of design review or subdivision approval on private drives
within a private court 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 Housing Accessibility Guidelines.
g. Where private streets or 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.
h. Decorative paving treatments such as concrete banding and asphalt,
scored concrete,colored concrete and interlocking pavers shall be used
in the private court.
i. 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 a
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
Rev: 5-24-93 3-17d
way on a shared driveway shall not be less than 24 feet. The building
setbacks from a shared driveway shall be from the edge of the travel
way. 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.
j. 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's Construction Standards for Private Streets,
Storm Drain and On-Site Private Improvements for private streets.
1. Walls and Fencing
1. Materials. Walls and fencing located adjacent to arterial streets shall be
constructed of masonry block with specific finish or detail to match intent of
urban design guidelines. Walls and fences dividing common property lines not
adjacent to a public right-of-way may be constructed of any material
acceptable to the Planning Commission.
2. Height. Top of walls and fencing along arterial streets shall be a minimum of
six feet eight inches in height measured from the finished garde level of the
adjoining public sidewalk or top of curb, whichever, is higher. This maximum
may be exceeded when higher walls are required as a noise mitigation.
Walls and fencing dividing common property lines not adjacent to a public
right-of-way may be constructed at any minimum height, but shall not exceed
7-1/2 feet in height measured from the highest adjacent grade level.
J. Trellis
Open trellis and beam constructions shall be permitted to attach the garage or carport to the
dwelling and may also extend from the dwelling to the property line in the side or rear yard.
In side yards, the maximum height of the open trellis and beam constructions shall not
exceed twelve (12) feet. Trellis areas shall not exceed 50 percent of the remaining open
space of a developed lot.
K. Common Area Landscaping
All commonly owned property exclusive of structural improvements shall be landscaped with
a combination of trees, shrubs and ground cover. Landscaping shall be provided with
automatic irrigation systems. Approval of landscape plans for commonly owned property
shall be obtained pursuant to the Development Plan Review, Section 3.12.
L. Golf Course
Prior to approval of any subdivision map within Sector 7, a definitive plan for the 150+ acre
golf course shown in the Sector shall be prepared and submitted by the developer to the City
of Tustin for review and approval. This plan shall precisely define the edges of the course
and will show direct frontage of the course on Myford, Future Road, and Irvine Boulevard.
Rev: 5-24-93 3-18
Rev: 3-23-94
M. Residential Density
The density of any residential development shall be computed by dividing the total
number of dwelling units by the gross acres for that parcel or project. For this purpose,
gross acres shall be measured to the center line of any internal public or private street or
to the ultimate right-of-way line of any arterial highway as designated on the City's
Master Plan of Arterial Highways.
N. Model Home
Model homes and their garages and private recreation facilities may be used as offices
for the first sale of homes within a recorded tract and within subsequent similar tracts
utilizing these some architectural designs subject to the regulations of the City of Tustin
governing said uses and activities. Said model homes must be closed to the public and
converted for occupancy within 90 days from the last home sale (deed recordation) in the
subdivision tract of the some style home.
O. Noise Attemmtion
Plans for the noise attenuation of units located near arterial highways, freeways, or
under the Browning flight corridor which insure that interior and exterior noise levels do
not exceed the City of Tustin noise ordinance, shall be submitted for review and approval
at the time of builders tentative tract consideration for residential development.
P. Park Provisions
Pursuant to City Ordinance No. 921, a park standard of three acres per 1,000 population
is required for this Planned Community. The standards of Ordinance No. 921 will be
utilized in reviewing public or private parks within the East Tustin area.
I. Fifty percent of the parkland will be in Community Parks and 50 percent in
Neighborhood Parks.
2. Fifty percent of the land in Neighborhood Parks will be publicly owned and
maintainted, while 50 percent of the land could be privately owned, improved
and maintained.
O. Sector Plan Consistency Finding
As part of the initial subdivision map and development plan process for a given sector,
the Planning Commission shall make a finding as a part of the subdivision map that the
subject project is in conformance with applicable policies in Section 2.0 for that sector,
and the means to implement these policies has been identified.
R. Noise Control
The use of outdoor speakers, buzzers, music, or other devices with noise amplification
outside of the interior of the structure is strictly forbidden in the entire planning area,
except in the case of special events, and these will require a temporary use permit.
S. School Facilities
The Tustin Unified School District ("TUSD") and the Irvine Company ("TIC") have entered
into the School Facilities Agreement, dated January 27, 1986, as amended, which
3-19
obligates both parties to cooperate in the expeditious completion of one or more mitigation
agreements to enable TUSD to obtain financing for the acquisition, construction or use of the
necessary school facilities to accommodate students generated by development of residential
subdivisions. City will review the status of the implementation of the School Facilities
Agreement at subsequent levels of project approvals, such as the approval of tentative
builder residential tract maps. City will address the impact of TIC's project on District
facilities at such time as TIC submits tentative builder residential tract maps for properties
within the East Tustin Specific Plan boundaries, City will not object to any legal action taken
by the TUSD on the grounds that the CEQA statute of limitations has run, provided however,
that any such future actions are brought within 30 days from the date the City causes to be
filed a Notice of Determination as to the approval .of any such tentative builder residential
tract map.
3.6 Residential Land Use Regulations
3.6.1 Purpose
In addition to the objectives outlined in section 3.1 (Purposes and Scope), the Residential
Land Use Regulations are included in this Planned Community zone to achieve the following
purposes:
o To regulate the planning and development of residential and uses within the
East Tustin Planned Community.
o To provide for a variety of housing types commensurate with community needs
and physical location.
o To' permit community facilities and services including schools, parks and
recreation centers.
o To ensure adequate light, air, privacy and open space for each dwelling while
protecting from noise, illumination, unsightliness odors, smoke and other
objectionable influences.
E. Estate Density Residential. This land use designation is intended as an area limited
to conventional or clustered single-family detached dwellings primarily located within
the hillside district of the East Tustin Specific Plan. Development is restricted to
estate size lots at a maximum density of 2.0 units per gross acre of land.
L. Low Density Residential. The land use designation if intended as an area limited
to low density single-family detached dwellings up to a maximum density of 5.0 units
per gross acre of land.
ML. Medium-Low Density Residential. This land use designation is intended as an area
limited to medium-low density single-family detached dwellings either conventionally
sited or zero lot line sited up to a maximum density of 10.0 units per gross acre of
land.
M. Medium Density Residential. This land use designation is intended as an area for
single-family detached, single-family attached, patio homes, or multiple family
(apartments or condominiums) dwellings up to a maximum density of 18.0 units per
gross acre of land.
Rev: 5-24-93 3-20
MH. Medium-High Density Residential. This land use designation is intended as area
for single-family attached, patio homes, and multiple family (apartments or
condominiums) dwellings up to a maximum density of 25.0 units per gross acre of
land.
High Density Residential. This land use designation is intended as area for multiple
H• family (apartments or condominiums) dwellings up to 900 units with a minimum density
of 20.0 dwelling units per gross acre of land.
3.6.2. Permitted and Conditional Uses
The following uses shall be permitted by right where the symbol "P" appears and may be
permitted subject to a conditional use permit where the symbol "C" appears in the column beneath
each land use category.
Residential uses are permitted by right for housing developments in which at least 20 percent of
the total units are affordable to lower income households pursuant to Government Code Section
65583.22
1. Conventional Single-family detached P P P P P
2. Clustered Single-family detached $P C C C C
3. Attached Single-family dwellings - - - P P
4. Condominium Projects/Cooperatives - - - P P
5. Multiple-family dwellings (apts) - - - eP eP
6. Patio Homes - - - 4P 4�;P
B. Agricultural and Related uses E L ML M MH/H
1. All types of agriculture P P P P P
2. Keeping of Equine animals C - - - -
subject to the following:
* Such animals may only be
maintained for personal use
* No such animal may be kept
on a lot less than 15,000 sq. ft
in area
* No more than 4 equine animals
per acre subject to regulations
and conditions of O.C. Health
Dept. and Animal Control
3. Riding Academies or Clubs C - - - -
4. Commercial stables C - - - -
5. Keeping of not more than three P P P P P
dogs or cats or any combination
thereof over the age of 6 months
6. The keeping of more than three C C C C C
domestic animals which constitutes
a kennel
7. Keeping of other domestic animals P P P P P
deemed by City zoning inspector
to be non-disruptive to adjoining
properties
8. The keeping of wild, exotic or C C C C C
non-domestic animals
Rev: 5-24-93, XX-XX-XX 3-21
C. Community Facilities E L ML M MH'
1. Public or Private Preschools
6 or fewer students P P P P P
7 or greater students C C C C C
2. Churches, covents, monasteries
and othe religious institutions C C C C C
3. Public libraries and museums C C C C C
4. Public and private parks P P P P P
S. Golf courses P P P P P
6. Recreation facilities such as
tennis and swim clubs as part
of a homeowners association P P P P P
7. Public utility and public service
sub-stations, reservoirs, pumping
plants, retarding basins and other
similar public utility facilities P P P P P
D. Home Occupations E L ML M MH
I. Home occupations subject to
provisions of the Tustin Municipal
Code P P P P P
E. Accessory Use E L ML M MH'
1. Accessory uses and structures
located on the same building site
as the primary use which are cus-
tomarily incidental to the primary
use, including but not limited to;
Garages P P P P P
Carports C C C C C
Swimming pools, spas and jacuuis,
tennis courts, basketball and
other multi-purpose courts and
recreation buildings P P P P P
Fences and walls P P P P P
Patio covers and trellises P P P P P
Garden structures and greenhouses P P P P P
2. Any other accessory use or struc-
ture located on a separate site,
which is determined compatible (by
the city) with, and incidental to,
or necessary to the uses listed in
this subsection P P P P P
REV. XX-XX-XX 3_22
F. Temporary Use E L ML M MH;
1. Uses determined by the city to P P P P P
be temporary in nature
2. Model home and subdivision sales P P P P P
subject to section 3.5
G. Unlisted Uses
Those uses not specifically listed in this section 3.7.2 are subject to Community
Development Department determination to be either permitted, conditional or
prohibited uses pursuant to the objectives of this zoning regulatory document and the
purposes of the individual land use category. Decisions of the Community
Development Department may be appealed to the City Planning Commission.
3.6.3 Site Development Standards
A. Conventional Development
Al. Table Al - Site Requirements E L ML M MH H
1. Permitted density, maximum
dwelling units per gross acre: 2 5 10 18 25 200 units Max.
20 du/ac Min.
2. Lot area, minimum per unit:
single-family detached 5,000 3,000 3,000 3,000 -
3. Lot area, minimum per unit:
single-family attached - - - No minimum
4. Lot area development project
minimum: condominium or
multiple family (apt.) - - - 10,000 10,000
5. Lot width, minimum in feet:
detached single family 50' 35' 35' 35'
attached single family - - - no minimum
development projects - - - 70' 70'
6. Parking spaces pursuant to section 3.10
" see estate residential
A2. S ecific Requirements
1. Estate Residential
Conventional Subdivision
Minimum Gross Floor Area per Unit, Excluding the Garage Area -
900 square feet.
Building Height.- 35 feet maximum including any roof mounted equipment.
Rev: 5-24-93, XX-XX-XX 3-23
Lot coverage - A maximum of 40 percent of the net lot area. Covered areas
shall include all areas under roof but not include trellis areas, roof overhangs,
covered porches outside the exterior wall alignment.
Lot width - A minimum of 70 feet with an overall average lot width of 90 feet
for any given development project. Lot width at the street for a flag lot shall
be a minimum of 20 feet.
Lot area - A minimum of 8,000 square feet with an overall average lot size of
10100 square feet for any given development project.
Building setbacks -
a) Front yard - All structures shall be set back a minimum of 20 feet from
right of way line for either public or private street.
b) Side yard - A minimum 5-foot setback for each sideyard for main build-
ings, detached garages, or other accessory structures. Corner lots shall
provide a street side yard not less than 10-feet. An overall minimum
sideyard aggregate of 12-feet shall be required for one story, and an
overall minimum of 14 feet for two story.
c) Rear yard - The main building shall maintain a minimum setback of 25
feet. Detached accessory structures and garages shall maintain a mini-
mum 5-foot setback, subject to the following provisions:
I. The structure shall not cover more than 30 percent of the rear yard
area.
2. Height of the structure shall not exceed 12-feet.
3. The structure shall be situated a minimum of 10-feet from the
main building.
Projections Into Required Setbacks
a) Covered patios, trellis, or canopies, unenclosed on at least two sides,
shall be setback a minimum of 5-feet from the rear and side yard set-
back. These uses shall not cover more than 50 percent of the rear yard
area.
b) Eaves, cornices, chimneys, balconies and other similar architectural fea-
tures shall not project more than 4-feet into any required front or side or
rear yard area.
c) Location of swimming pools and/or a spa shall conform with city regula-
tion 9271 o.
Fences, Hedges and Walls
a) Within front setback area - three feet maximum, except on key lots
where the maximum height may be 6-feet within that portion of the
front setback area abutting the area where a 6-foot high fence is per-
mitted on the abutting lot and not adjacent to the garage driveway.
3-24
r------
b) Within other setback areas-the minimum height shall be 6-feet, measured from the highest
adjacent grade. Fences shall not be constructed in areas reserved as native open space.
c) For fences adjacent to arterial highways,refer to Section 3.5.1.
2. Low Density Residential - Any low density area that falls within the designated hillside areas shall
apply the policies of the hillside development standards, as shown in Section 2.13.
Building Height-35 feet maximum including any roof mounted equipment.
Lot Coverage-A maximum of 50 percent of the lot area. Covered areas shall 'include all areas under
roof but not including trellis areas, roof overhangs and covered porches outside the exterior wall
alignment.
Minimum Gross Floor Area per Unit, Excluding the Garage-900 square feet.
Building Setbacks
a) Front yard-For developments located in Sectors 8, 9 and 10, the front yarn setback shall be
a minimum of 20-feet, measured from the right-of-way line of either a public or private street
(sidewalks are included in ROW for private streets, if provided). Attached side entry garages
may be setback a minimum of 10-feet, provided that all living areas maintain a minimum
setback of 20-feet. In all other areas, the front yard setback shall be a minimum of 20-feet
from a right-of-way line of both private and public streets or if equipped with an automatic
garage door opener, an attached or detached garage shall be a minimum of 5-feet from the
right-of-way line for a public or private street. A garage, except side entry garages as
provided for in Sectors 8, 9 and 10 above, shall not have a setback between 9-feet and 20-
feet from the right-of-way line. When no sidewalk is provided, 4-feet shall be added to all
minimum dimensions. If living areas are provided above garage,garage setbacks shall apply,
however,the living area will maintain the 20-foot setback.
b) Side Yard - A minimum 5-feet on each side, which includes the main structure, and any
detached garages or other accessory structures. Comer lots shall provide a street side yawl
not less than 10-feet. Projects designated as zero lot line can reduce the setback to 0-feet,
but the aggregate shall remain at a minimum of 10-feet. If a side yard setback is adjacent to
an existing residential area in Sectors 8, 9 and 10, the minimum setback shall be 15-feet
along the Specific Plan boundary. Detached garages or other accessory structures shalt be
situated a minimum of 4-feet from the main building and may abut the side lot line in the case
of a zero lot line development,and subject to the following provisions:
1. The height of the accessory structure at the side lot line does not exceed 12-feet;
2. No eave, projection or overhang extends beyond the property line;and
3. Measures are taken to insure the deflection of runoff away from the property line.
c) Rear Yard-
1. A 15-foot minimum for main buildings.
2. Detached garages or accessory structures shall maintain a minimum 5-foot rear yard
setback,subject to the following provisions:
a) The structure shall not cover more than 30 percent of the rear yard area.
REV: 11-3-97,5-24-97
3-25
b) Height of the structure shall not exceed 12-feet.
c) The structure shall be situated a minimum of 4-feet from
main building.
3. Rear yard setback in Sector 9, 10 shall be a minimum of 25-feet
with an average 30-feet adjoining existing residential areas along
the Specific Plan boundary. The year yard setback in Sector 8 shall
be a minimum of 30 feet adjoining existing residential areas.
Fences, Hedges and Walls
a) Refer to Section 3.51.
b) Fences within front yard setbacks or within intersection areas shall con-
form to applicable city regulations.
Proiections Into Required Setbacks
a) Covered patios, trellis, or canopies, unenclosed on at least two sides,
shall be setback a minimum of 5-feet from the rear and side yard set-
back. These uses shall not cover more than 50 percent of the rear yard
area.
b) Eaves, cornices, chimneys, balconies and other similar architectural fea-
tures shall not project more than 4-feet into any required front or side or
rear yard area.
c) Location of swimming pools and/or spas shall conform with city regula-
tion 9271 a.
3. Medium-Low Density Residential
Building Height - 35-feet maximum including roof mounted equipment.
Lot Coverage - 70 percent of the net lot area. Covered areas shall include all
areas under roof but not include trellis areas, roof overhangs and covered
porches outside the exterior wall alignment.
Building setbacks -
a) Front yard - The front yard setback shall be a minimum of 15-feet from
a right-of-way line of a public or private street. If equipped with an
automatic garage door opener, an attached or detached garage shall be a
minimum of 5-feet from the right-of-way line of a public or private
street or drive (sidewalks are included in ROW, if provided). A garage
shall not be setback between 9-feet and 19-feet from the right-of-way
line. Where no sidewalk is provided, 4-feet shall be added to all mini-
mum dimensions. If living areas are provided above garage, garage set-
backs shall apply, however, the main structure will maintain the 15-foot
setback.
b) Side yard - 0-feet one side, provided that the aggregate of both side
yards shall be a minimum of 10-feet. Garages or other accessory struc-
tures may abut the side lot line provided:
I. The height of the accessory structure at the side lot line does not
exceed 12 feet;
3-26
2. No eave, projection or overhand extends beyond the property line;
and
3. Measures are taken to insure the deflection of runoff away from the
property line; and
4. If a detached garage or other accessory structure is built, it must
maintain a minimum 4-feet from the main structure.
c) Rear yard - 10-feet minimum of main buildings. Garages or detached
accessory structures may abut the rear lot line provided:
1 . Detached accessary structures must maintain a minimum of 4-feet
from the main building;
2. The height of the building at the rear lot line does not exceed
12-feet;
3. No eave, projection or overhand extends beyond the property line;
4. Measures are taken to insure the deflection of runoff away from the
property line;
5. Garages that have rear access from a private drive or alley shall
maintain a minimum 3-foot setback from property line and include
an automatic garage door opener; and
6. Coverage shall not exceed 50 percent of the required rear yard.
Proiections Into Require Setbacks:
1. Covered patios, unenclosed on at least two sides, may abut any
side or rear property line, per Section 3.5.J.
2. Eaves,cornices, chimneys, balconies and other similar architectural
features shall not project more than 4-feet into any required front,
side or rear yard.
3. Location of swimming pools and/or spas shall conform with city
regulation 9271 o.
Fences and Walls
Refer to Section 3.5.1.
Minimum Gross Floor Are per Unit, Excluding the Garage Area: 900 square feet.
4. Medium Density Residential
Detached Single-Family Dwellings - Development shall comply with provisions of
Section 3.6.3.3 Medium Low Density Residential.
Attached Single-Family Dwellings:
Building Height - 40-feet maximum including roof mounted equipment.
Building site coverage - the total area covered by buildings shall be a
maximum of one hundred percent of the building site area, less the required
set-backs and landscaping. If the building site area is subdivided into individual
dwelling lots, the maximum coverage is 100 percent of each lot, less the
required setbacks. A minimum of 400 square feet of open space area shall be
Rev: 5-24-93 3-27
provided per dwelling unit, which should be provided within common designated
recreational areas. Private attached ground level patios may be credited if
open on three sides. Areas excluded from the open space requirement include
all structures, private streets, drives and parking lots.
Building Setbacks
a) From any public street right-of-way, the minimum building setback shall
be 10-feet. The point of vehicular entry to any garage shall be a mini-
mum setback of 20-feet from any public street right-of-way line, unless
the garage is equipped with an automatic garage door opener, in which
case the setback shall be a minimum of 5-feet. There shall not be a
garage setback between 9-feet and 19-feet from the public right-of-way.
b) From any private street or drive right-of-way (sidewalks are included in
ROW, if provided), the minimum setback shall be 5-feet, provided that
garages located less than 20-feet from any private street or drive shall
be equipped with an automatic garage door opener. There shall not be a
garage setback between 9-feet and 19-feet from a private street or
drive.
c) The minimum side yard setback for each principal structure and/or
accessory structure shall be 5-feet.
d) The minimum rear yard setback for each dwelling unit and/or accessory
structure shall be 10-feet.
e) The minimum horizontal distance between principal structures shall be
10-feet for one story and 15-feet for two story.
f) Structures which abut a part, greenbelt or other permanent open space
may abut the common property line. ,
Projections Into Required Setbacks
a) Covered patios, unenclosed on at least two sides, may abut any side or
rear property line, per Section 3.5.J.
b) Eaves, cornices, chimneys, balconies and other similar architectural fea-
tures shall not project more than 4-feet into any required front, side or
rear yard.
c) Location of swimming pools and/or spas shall conform with city regula-
tion 9271 a.
Minimum Gross Floor Area Per Unit Excluding the Garage
Bachelor 450 square feet
I Bedroom 550 square feet
I Bedroom with den 700 square feet
2 Bedroom 750 square feet
2 Bedrooms with den or more 900 square feet
3-28
Multiple Family and Condominium Dwellings
Building Height - 40-feet maximum including roof mounted equipment.
Build inq Site Coverage, - The total area covered by buildings shall be a maximum of
100 percent of the building site area, less the required setbacks and landscaping.
A minimum of 400 square feet of open space area shall be provided per dwelling
unit, which should be provided within common designated recreational areas.
Private attached ground level patios may be credited if open on three sides. Areas
excluded from the open space requirement include all structures, private streets
and drives, and parking lots.
Building Setbacks
Minimum building setbacks:
a) The minimum main building structure setback from any interior public
right-of-way line shall be 10 feet.
b) The minimum main building structure setback from any private street
drive shall be 10 feet.
c) The minimum main building structure setback from any private drive
shall be 5 feet. Where a private drive is bounded on one or both sides
by a building and thus, acts as a building entry, the garage setback
may be reduced to 3 feet for a length of building frontage not to
exceed 45 feet on each side of the drive. The main building setback
of 15 feet shall apply to any living area located above a garage.
d) The minimum horizontal distance between main building structures
shall be 10 feet.
e) The minimum horizontal distance between a main building structure
and an accessory structure or between two accessory structures shall
be 5 feet.
f) Structures which abut a park, greenbelt or other permanent open
space may abut the common property line.
Fences and Walls
Refer to Section 3.5.1
Rev: 6-20-94 3-29
Minimum gross floor area per unit excluding the garage area
Bachelor 450 square feet
1 Bedroom 550 square feet
1 Bedroom with den 700 square feet
2 Bedrooms 750 square feet
2 Bedrooms with den or more 850 square feet
5. Medium-High Density Residential
Detached Single-Family Residential - Development shall comply with the
requirements for detached single family development of the ML (Medium
Low) Density Section 3.6.3.3.
Attached Single-Family Residential - Development shall comply with the
requirements for attached single family development of the M (Medium)
Density Section 3.6.3.4.
6. High Density Residential
Development shall comply with the requirements for Medium (M) Density
multiple family and condominium development projects, as reflected in
section 3.6.3.A2.4, except that maximum building height shall be 35 feet
within 300 feet of the center line of Bryan Avenue, and 75 feet in height when
beyond 300 feet of the center line of Bryan Avenue.
Rev: 6-20-94, XX-XX-XX 3-29b
B. Cluster Development
BI. Table BI Site Requirements E L ML M H -
I. Permitted density, maximum
dwellig units per gross acre 2 S 10 18 25
2. Minimum lot area per dwelling .
unit (square footage) 6000 3000 2400 2400 2400
3. Average lot area per development
(square footage) 7200 4000 2550 2550 2500
4. Lot width, minimum per unit
(square footage) 50 40 25 25 25
5. Lot width, average per development
(feet) 60 45 30 30 30
6. Lot coverage M 60 70 100* 100* 100*
7. Setbacks
a. Front yard (feet) 20 15 15 10 10
b. Side yard (feet) 5 S 5 3 3
c. Rear yard (feet) 20 10 5 5 5
* less required yard setbacks
62. General Requirements
The primary intent of the cluster development is to utilize a portion of each
lot to create a cohesive, common, open space scheme that serves a viable pur-
pose for the development. The Planning Commission shall make specific find-
ings that attest to not only conformance with these regulations, but identify
the specific purpose(s) of the open space scheme.
Building Site Requirements - cluster subdivision shall be designated as a
development unit on a tentative map.
Development Unit - A development unit shall consist of all residential lots,
their privately owned common recreation and open space areas, and public
and/or private streets serving the project. The overall density within the
development unit shall not exceed the allowable dwelling units per gross acre
maximum for a given land use district.
Individual Lots - Each dwelling unit shall be located on an individual lot of
'record and there shall be no more than one dwelling unit on any lot. The
minimum size of a lot shall comply with Table BI; Cluster Site Requirements.
REV. XX-XX-XX 3-30
The following table indicates density guidelines for clustering units in designated specific
plan hillside areas:
1. 0-15 percent - overall cluster density of 5.0 du/gross acre.
2. 16-25 percent - overall cluster density of 3.0 du/gross acre
3. 26 percent and above clustering cannot occur greater than maximum
density for estate district.
All slope percentages are average slope before grading.
Access - Each residential lot need not necessarily abut a street; however, the
ownership of any residential lot shall include a recorded right of access to and
from a street and from the lot for pedestrians and vehicles for a minimum
width of not less than 20-feet.
Open Space - The difference between the minimum lot area in Table.Al, Site
Requirements and the actual lot size for cluster development shall be reserved
as permanent common open space adjacent to, but outside the boundaries of
the residential lots. Areas retained as permanent open space shall be
maintained by a mandatory private homeowners association.
The allocation of open space shall follow the following criteria:
1. Hillside areas, Estate District and Low District in Sector 2. Open space
areas shall be designated on a tentative map as either active, passive, or
natural open space. Active spaces will support a wide variety of activities
and shall be located on level terrain. Passive open space serve as a visual
amenity and can support only limited activity, and may include landscaped
hillside areas and fuel modification tones. Natural open space areas shall
be retained in a native state, and activities will be limited to use as trails
or fire roads.
2. All remaining areas and districts: The permanent open space areas as
defined above shall be consolidated into a common designated recreation
area(s), which can serve as an active or passive recreational use. A project
may contain more than one common recreation area, but all areas must be
of sufficient size to support a recreational use. Patios (slab or covered)
shall be counted if adjacent to a recreational area and unenclosed on three
sides. The percentage of permanent open space allocated to common
recreational areas shall be:
Low: 60 percent
Medium Low
Medium, and Medium High: 100%
B3. Specific Requirements
Lot Width - shall comply with Table BI
Lot Coverage - shall comply with Table BI
Building Height - 35-feet maximum
3-31
Building Setbacks
1. Front Yard
a) Estate District: As shown in Table BI
1) Front setback shall be measured from right-of-way line of both
public or private street.
b) All other districts:
Front yard - the front yard setback from the right-of-way line of both
private and public streets shall comply with Table BI. If equipped
with an automatic garage door opener, an attached or detached
garage shall be a minimum of 5-feet from the right-of-way line of a
public or privte street or drive (sidewalks are included in ROW, if
provided). A garage shall not be setback between 9-feet and 19-feet
from the right-of-way line. When no sidewalk is provided, all
minimum dimensions shall be increased by 4-feet in the Low
district. If living areas are provided above garage, they shall comply
with the main structure setback.
2. Side Yard
a) All units shall comply with Table BI. Corner lots shall provide a
street side yard not less than 10-feet.
b) Projects located in Low, Medium Low, Medium and Medium High and
designated as zero lot line can reduce the setback to 0-feet, but the
aggregate shall remain at a minimum of 10-feet for the main
structure. Garages or other detached accessory structures may abut
the side lot line in the case of a zero lot line development, and
subject to the following provisions:
1) The height of the accessory structure at the side lot line does not
exceed 12-feet;
2) No eave, projection or overhead extends beyond the property
line;
3) Measures are taken to insure the deflection of runoff away from
the property line; and
4) Detached accessory structures or detached garages shall
maintain a minimum of 4-feet from the main building.
c) If a side yard setback is adjacent to an existing residential area in
Sectors 8, 9, 10 the minimum setback shall be 15-feet.
3. Rear Yard
a) Units shall comply with Table B1.
b) Detached garages or detached accessory structures shall maintain a
minimum 5-foot setback in the Estate and Low district, subject to the
following provisions:
1) The structure shall not cover more than 40 percent of the rear
yard area.
2) Height of structure shall not exceed 12-feet.
3) The structure shall be situated a minimum of 4-feet from the
main building.
3-32
c) Garages and other detached accessory structures may abut the rear lot line
in all other districts provided:
1) Detached accessory structures and detached garages must
maintain a minimum of 4-feet from the main building;
2) The height of the building at the rear lot line does not exceed
12-feet;
3) No eave, projection or overhand extends beyond the
propertyline;
4) Measures are taken to insure deflection of runoff away from the
property line;
5) Coverage shall not exceed 50 percent of the required rear yard;
and
6) Garages that have rear access from a private drive or alley shall
maintain a minimum 3-foot setback from property line.
d) Rear yard setbacks in Sector 9, 10 shall be a minimum of 25-feet with an
average of 30-feet adjoining existing residential along the specific plan
boundary. The rear yard setback in Sector 8 shall be a minimum of 30 feet
adjoining existing residential areas.
Proiections Into Required Setbacks
1. Estate and Low District
Covered patios, trellis or canopies, unenclosed on at lest two sides, shall be
setback a minimum of 5-feet from the rear and side yard setback. For "zero"
yard setbacks, the overhead structure shall be setback a minimum of 3-feet
from the adjacent zero yard main structure. These uses shall not cover more
than 50 percent of the rear yard area.
2. Medium Low, Medium, Medium High
Covered patios, unenclosed on at least two sides, may abut any side or rear
property line, per Section 3.5.J.
3. Eaves, cornices, chimneys, balconies and other similar architectural features
shall not project more than 4-feet into any required front or side yard area.
4. Location of swimming pools and/or spas shall conform with city regulation
9271 o.
Rev: 5-24-93 3-33
C. Patio Home Development
C1 . Table C1 Site Requirements M MH/H
1. Permitted density, maximum dwelling
units per gross acre 15 15
2. Lot coverage (%) 100(1) 100(1)
3. Open space (sq. ft.) 400(2) 400(2)
4. Maximum No. of 4
bedroom units (3) 30% 30%
(1) Less required setbacks and open space areas.
(2) A minimum of 150 square feet may be for private use provided such
area is located on a ground level and if open on three sides. Areas
excluded from the open space requirement include all structures,
private streets, private drives, private courts, above ground patios and
parking lots.
(3) No more than four (4) bedrooms shall be permitted in Patio Home
developments. For purposes of bedroom determination, a den shall
count as a bedroom.
C2. General Requirements
Building Site Requirements - Patio home subdivisions shall be designated as
a development unit on a tentative map.
Development Unit - A development unit shall consist of all building sites, their
private open space, common recreation and open spaces areas, and public
and/or private streets serving the project. The overall density within the
development shall not exceed the allowable dwelling units per gross acre
maximum for a given land use district.
C3. Specific Requirements
Building Height - 35 feet, including roof mounted equipment.
Building Setbacks
a. 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.
b. Public/Private Streets - The minimum building setback shall be 10 feet
from a public or private street. An attached or detached garage may
be setback a minimum of 5 feet from a public or private street. If living
areas are provided above garages, garage setbacks shall apply
provided that no more than 75% of the units along the street frontage
may have living space over a garage with less than a 10 feet setback.
Rev: 5-24-93, xx-xx-xx 3-33b
All units located along both sides of a street segment shall be included
when calculating the above 75% 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 and less shall be equipped with an automatic
garage opener.
C. Private Drives and Courts - 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% 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 minimum 3 foot
garage setback shall be increased where necessary to accommodate
required sidewalks. A garage shall not be setback between 9 feet and
j 19 feet from the right-of-way line. Garages setback 9 feet and 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 a drive or on a
shared driveway.
d. Between Buildings - The minimum horizontal distance between
adjacent buildings shall be 10 feet. The minimum distance between
buildings maybe 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 feet setback. If living areas are provided above garages, garage
setbacks shall apply.
Proiections Into Required Setbacks
a. Covered Patio, trellis or canopies may project into the required
setbacks provided that they do not cover more than 50 percent of the
private open space and comply with the Uniform Building Code related
to distance requirements between adjacent structures.
b. Eaves, cornices, chimney, balconies and other similar architectural
features shall not project more than 3 feet into any required building
setback, and in no event closer than 2 feet to a private street, drive,
court or shared driveway. Rain gutters would not be subject to setback
requirements provided the eave, cornice or other architectural
projection which the gutter is attached to satisfies applicable setbacks
for such projections. A minimum distance of 4 feet shall be maintained
between any architectural projections and an adjacent building or an
architectural projection on an adjacent building.
C. Locations of swimming pools and/or spas shall conform with City Code
Section 9271(o).
Minimum Gross Floor Area Per Unit Excluding the Garage Area:
900 square feet
Rev: 2-28-95 3-33c
Fences Walls and Hedges
a. Materials - Walls and fences located adjacent to a public right-of-way
shall be constructed of masonry block with specific finish or detail to
match the intent of the urban design guidelines. Wall and fences
dividing private open space not adjacent to public right-of-way may be
constructed of those materials acceptable to the Planning Commission
compatible with the project design.
b. Height - Top of wall, fencing and hedges along a public or private right-
of-way shall be a maximum of 6'-8" in height measured from the
highest adjacent grade level and subject to visual clearance
requirements. Top of walls, fences and hedges dividing private open
space not adjacent to right-of-way shall not exceed 7'-6" measured
from the highest adjacent grade level and subject to visual clearance
requirements. The maximums may be exceeded when a greater height
is required as a noise mitigation in a noise report approved by the
Director of Community Development.
3.6.4 Performance Standards
A. In all residential land use areas,front and corner side yards shall be landscaped and
consist predominantly of plant materials except for decorative walkways, driveways
and fencing. Front and corner side yards shall not be used for the parking or storage
of any motor vehicle or vehicle accessory such as camper shells, trailers,
motorcycles, boats or motorhomes except that full operable licensed motor vehicles
may be parked upon the required paved driveway access to the garage structure. In
all categories except estate, no more than one paved driveway shall be allowed per
residence.
B. All property landscaping viewable from a public or private street shall be properly
maintained in a healthy weed free condition.
C. In all residential land use areas, mechanical equipment such as, but not limited to,
heater and filter units, pump units, air conditioning condensers and similar devices
shall be screened from street view and where possible, will be sited in the rear yard
area. Units shall maintain a minimum 15-foot set back from existing window openings
on adjacent units unless screened by a minimum 5-foot high masonry wall.
D. Satellite dish antenna may only be erected in conformance with municipal code
section 9270.
F. Roof mounted solar collector panels shall be flush surface mounted where possible
and painted to match roof surface color. Where panels cannot effectively perform if
flush mounted, justification in the form of efficiency calculations may be submitted to
city for consideration of alternative mounting configurations.
G. Public nuisance abatement procedures pursuant to section 5507 et seq of the
municipal code shall apply to all residential properties in the planned community
district.
Rev: 5-24-93 3-34
H. A certificate of compliance with applicable property CC&Rs (Covenants, Conditions and
Restrictions) will be issued by the homeowners association and will be required by the city
Planning and Building divisions prior to permit issuance for accessory structures, building
additions or major structural alterations subsequent to original building construction.
3.7 Commercial Use Regulations
3.7.1 Purpose
In addition to the objectives outlined in Section 3.1 (Purposes and Scope), the Commercial
Use Regulations are included in this Planned Community Zone to achieve the following
purposes:
• To regulate the design and development of neighborhood and community level
lcommercial shopping centers in East Tustin.
• To provide for a range of goods and services supportive of the general community
as well as establishment which generate their own business and clientele.
• To provide for high standards of development to insure commercial projects can
take advantage of highway access and visibility yet are compatible with adjacent
development.
To provide for appropriately located areas within shopping centers for both retail
stores, service businesses and office uses.
Neighborhood Commercial (NC)
This land use designation is intended for a neighborhood shopping center providing limited
retail business service and office facilities for the convenience of residents of the immediate
area. This center is intended to be compatible with adjoining residential development.
3.7.2 Permitted and Conditional Uses
The following uses shall be permitted by right where the symbol "P" appears and may be
permitted subject to a conditional use permit where the symbol "C" appears in the column
beneath each land use category:
A. Commercial Uses NC
1. Retail businesses conducted within a building:
a. Antique shops P
b. Apparel stores P
c. Appliance and hardware stores P
d. Automobile parts and supplies C
e. Bakeries, retail only P
3-35
REV: 5/24/93, 7/21/97
f. Books, gifts and stationery P
g. Convenience markets C
h. Department stores C.
i. Drug stores, pharmacies P
j. Florist P
k. Furniture stores P
I. General retail stores P
m. Hobby stores P
n. Hotels and motels -
o. Jewelry stores P
p. Laundry and dry cleaners P
q. Liquor stores C
r. Nurseries and garden supply P
s. Pet stores and supply P
t. Print shops P
u. Service stations C
v. Skating rinks -
w. Sporting goods P
x. Supermarkets, grocery stores P
y. Theaters C
z. Tire Sales and Service C
2. Service Business including retail sales
incidental thereto:
a. Banks and financial institutions P
b. Barber, beauty salons P
c. Car washes C
d. Cocktail lounges and bars when not an -
integral part of a restaurant.
e. Locksmith P
f. Restaurants with/without alcoholic P
beverage
g. Restaurant with drive-thru service C
h. Service stations C
i. Travel agencies P
j. Real estate sales P
B. Office Uses N/C
1. Professional offices, exemplified by the
following list, including retail sales incidental
thereto:
a. Accountants P
b. Architects P
c. Attorneys P
d. Chiropractors P
3-36
REV: 7/21/97
e. Dentists P
f. Doctors P
g. Optometrist P
h. Others, licensed by Calif. P
2. General offices, exemplified by the following
list:
a. Advertising agencies P
b. Contractors and building consultants not
including the parking of commercial P
vehicles or equipment
c. Escrow companies P
d. Insurance companies P
e. Public utility offices P
C. Community Facilities N/C
a. Churches, convents, monasteries and C
other religious institutions
b. Fraternal organizations & lodges P
c. Animal hospitals and clinics C
d. Commercial recreation facilities C
including tennis, racquetball, bowling,
ice skating, athletic clubs and similar
uses
e. Post office branch P
f. Public utility offices C
D. Temporary Uses NC
a. Temporary uses shall be regulated
pursuant to the applicable,section of
the municipal code.
E. Unlisted Uses NC
Those uses not specifically listed in this section 3.7.2 are subject to Community Development
Department determination to be either permitted, conditional or prohibited uses pursuant to the
objectives of this zoning regulatory document and the purposes of the individual land use
category. Decisions of the Community Development Department may be appealed to the City
Planning Commission.
3.7.3 Site Development Standards
A. Building site area: No minimum requirement.
B. Building Height limit: 35 feet. -
3-37
REV: 7/21/97
C. Building setbacks:
1. Front and corner side yard setbacks: Compliance with the Building and Landscape
Standards detailed in Section 3.5.G of the East Tustin Specific Plan.
2. Interior side yard: Zero (0) feet from all interior property lines abutting nonresidential
uses.
3. Rear and setbacks: Zero (0) feet from property lines abutting nonresidential uses.
4. Setbacks abutting residential areas: Twenty (20) feet from all property lines abutting
residential areas. Any structure or portion of a structure in excess of 20 feet in
height shall be setback a minimum of thirty-five (35) feet from all property lines
abutting residential areas.
D. Landscaping: A minimum fifteen (15) percent of the building site area shall be landscaped.
E. Parking: Compliance with parking regulations detailed in Section 3.10.
F. Signing: Compliance with signing regulation detailed in Section 3.11.
G. Lighting: All lighting, exterior and interior shall be designed and located to confine direct
rays and glare to the premises.
H. Enclosed uses: All allowable uses, together with their resulting products, shall be
contained entirely within an enclosed structure, except for off-street parking and loading
areas, areas for display nursery stock, automobile washing areas and outdoor dining.
L Screening:
1. Abuttinq Residential areas: An opaque screen consisting of plant material and
masonry wall a minimum of seven feet six inches (7'-6") in height shall be installed
along all site boundaries where the commercial property abuts areas designated for
residential. Pedestrian access gates may be provided between commercial
properties abutting common open area within residential developments.
2. Parking Areas abutting arterial Highways: An opaque screen shall be installed
along parking areas abutting arterial highways. Except as otherwise provided
herein, the screening shall have a total height of not less than thirty (30) inches and
not more than forty-two (42) inches. Notwithstanding the requirement listed above,
where the finished elevation of the property is lower at the boundary line than, or
within five (5) feet inside the boundary line of an abutting property elevation, such
change in elevation may be used in lieu of, or in combination with, additional
screening to satisfy the screening requirements of this section.
A screen as referred to above, shall consist of one or any combination of the
following:
a) Walls including retaining walls - a wall shall consist of concrete, stone, brick, the
or similar type of solid masonry material a minimum of six (6) inches thick.
3-38
REV:3/5/97,7/21/97
b) Berms - a berm shall be constructed of earthen materials and it shall be
landscaped.
c) Fences, solid - a solid fence shall be constructed of wood, or other materials a
minimum nominal thickness of two (2) inches and it shall form an opaque
screen.
3. Mechanical Equipment: Mechanical equipment placed on any roof such as, but not
limited to, air conditioning, heating, ventilation ducts and exhaust shall be screened
from view from any abutting area zoned for residential or open space uses within
the East Tustin Specific Plan.
J. Loading: All loading shall be performed on the site. Loading platforms and areas shall be
screened from view from adjacent streets, highways and residential areas.
i
K. Storage Areas: All outdoor storage shall be visually screened form view of streets,
highways and adjacent residential areas within the East Tustin Specific Plan. Said
screening material may consist of berms, walls, fences or combinations thereof.
1. Outdoor storage shall include areas for storage of all company-owned or operated
motor vehicles with the exception of passenger vehicles.
2. No storage shall be permitted between a frontage street and a building line nor within
thirty (30) feet of any residentially zones area unless it is fully enclosed.
L. Refuse Collection Areas: All outdoor refuse collection areas shall be visually screened
from streets, highways and adjacent areas zoned for residential use within the East Tustin
Specific Plan. Refuse collection areas shall be shielded from view within a building or
enclosed by a wall or fence not less than six (6) feet in height. Wall or fence materials
shall match or complement exterior building material. All refuse areas shall be constructed
and maintained to eliminate odors, insects, dust and other similar nuisances.
M. Office Developments in Neighborhood Commercial Area: Floor area designated for
professional or general offices shall not exceed twenty (20) percent of the floor area
designated for commercial uses or calculated for build-out of the entire Neighborhood
Commercial site.
3.7.4 Performance Standards
A. All on-site landscaping shall be properly maintained in a weed free condition and provided
with an automatic irrigation system to insure the proper growth of said landscaping.
B. Business located within the Neighborhood Commercial center shall not be operated or
maintained in a fashion detrimental to the public health, safety, or welfare, or materially
injurious to properties or improvements in the immediate area.
C. Satellite dish antenna may only be erected in conformance with municipal code Section
9270.
3-39
REV: 7/21/97
D. Public nuisance abatement procedures to Section 5507 et seq of the municipal code shall
apply to all commercial properties in this planned community district.
E. A certificate of compliance with applicable property CC&Rs (Covenants, Conditions and
Restrictions) will be required by the City Planing and Building Divisions to permit issuance
for accessory structures, building additions or major structural alterations subsequent to
original building construction.
3.8 Mixed Use Regulations
3.8.1 Purpose
In addition to the objectives outlined in Section 3.1 (Purpose and Scope), the Mixed Use
Regulations are included in this Planned Community Zone to achieve the following purposes:
• To regulate the design and development of the mixed use area in East Tustin.
• To ensure compatibility with adjacent land uses and the overall character of the East Tustin
Planned Community.
• To provide for a range of non-residential uses including commercial business, services,
offices and industries engaged in primary research and development with limited product
assembly.
• To provide for goods and services that are supportive of a district or sub-regional area as
well as establishments which generate their own business and clientele.
Mixed Use (MU)
This land use designation is intended for development of planned retail commercial, office and
industrial/research and development land uses of an intensity compatible with neighboring
residential and Auto Center land uses.
3-40
REV: 7/21/97
3.8.2 Permitted and Conditional Uses
A. Commercial Use
The following primary commercial land uses shall be' permitted by right within those area
designated for commercial development. Commercial development shall comprise a
minimum of seventy (70) net acres of land within the mixed-use area. Development of
actual shopping center shall comply with land use regulations of Section 3.7.2 and 3.7.3-N
for General Commercial Developments:
1. Commercial Shopping Centers
2. Home Improvement Centers
3. New Automobile Dealerships
B. Hotel and Motel Uses
Hotel and Motels shall be permitted by right within an area designated for hotel and
motel development comprising a minimum of five (S) net acres of land within the mixed-
use area.
C. Office/Research and Development Uses
The following primary Office/Research and Development businesses shall be permitted
by right or subject to a conditional use permit where indicated and comprise a maximum
of thirty-two (32) net acres of land designated for Office/R&D uses within the mixed use
area.
Permitted Uses
1. Corporate and professional office complexes not exceeding two stories in
height.
2. Research and development businesses excluding assembly of any product and
whose buildings do not exceed two stories in height or include truck loading
ramps or doors.
Conditional Uses
1. Corporate and professional office complexes exceeding two stories in height.
2. Research and development businesses which either include product assembly,
truck loading ramps or doors, or exceed two stories in height.
D. Ancillary uses
Uses not specifically included in prior Section 3.8.2.A, B, or C yet considered ancillary or
supportive to the mixed-use area shall be subject to Community Development Depart-
ment determination to be either permitted, conditional or prohibited uses pursuant to the
objectives of this Zoning regulatory document and the purposes of this land use area.
Decisions of the Community Development Department may be appealed to the City
Planning Commission.
3-41
3.8.3 Site Development Standards
A. Building site area: no minimum required.
B. Building height limit: 35 feet within 300 feet of the center line of Bryan Ave., 50
feet in all remaining areas. Height in excess of 50 feet may be requested upon the
submittal of a use permit. Applicants must show compatibility with adjoining
development, compliance with any height restrictions of the Browning Flight Cor-
ridor agreement, or any height limitations that may be determined in accordance
with part 77 of the FAA regulations.
C. Building setbacks
1. Setback from streets - Compliance with the Building and Landscape Standards
detailed in Section 3.5.G of the East Tustin Plan.
2. Interior side yard: zero (0) feet from all interior property lines.
3. Rear yard setback: zero (0) feet from property lines
D. Landscaping
I. Compliance with the Urban Design Standards for arterial highways detailed in
Section 2.12 of the East Tustin Specific Plan.
2. A minimum fifteen (15) percent of the building site areas'sholl be landscaped.
3. Site development and parking landscaping shall be in accordance with the city's
development standards.
E. Parking: Compliance with parking regulations detailed in Section 3.10.
F. Signing: Compliance with sign regulations detailed in Section 3.11.
G. Lighting:
I. Lighting plans shall be submitted showing the design layout and exact fixture
mounting and intensity of lighting proposed.
2. The light standard shall have a light cut-off of 900 or less, and shall not exceed
a height of 30 feet.
3. Parking lot lighting shall be arranged so that direct rays do not shine on
adjacent property.
H. Enclosed Areas: All allowable uses, together with their resulting products, shall be
contained entirely within an enclosed structure, except for off-street parking and
loading areas, areas for display nursery stock, automobile washing areas, and outdoor
dining.
I. Screening:
I. Parking Areas Abutting Arterial Highways: An opaque screen shall be installed
along all parking areas abutting arterial highways. Except as otherwise
provided herein, the screening shall have a total height of not less than thirty
(30) inches and not more than forty-two (42) inches. Notwithstanding the
3-42
requirements listed above, where the finished elevation of the property is
lower at the boundary line than, or within five (S) feet inside the boundary line
of an abutting property elevation such change in elevation may be used in lieu
of or in combination with additional screening to satisy the screening
requirements of this section.
A screen as referred to above, shall consist of one or any combination of the
following;
a) Walls including retaining walls - a wall shall consist of concrete, stone,
brick, the or similar type of solid masonry material a minimum of six (6)
inches thick.
b) Berms - a berm shall be constructed of earthern materials and it shall be
landscaped.
c) Fences, solid - a solid fence shall be constructed of wood, or other
materials a minimum nominal thickness of two (2) inches and it shall form
an opaque screen.
2. Mechanical Equipment: Mechanical equipment placed on any roof such as, but
not limited to, air conditioning, heating, ventilation ducts and exhaust shall be
screened from view from any abutting street or highway and any abutting area
zoned for residential or open space uses within the East Tustin Specific Plan.
J. Loading: All loading shall be performed on the site. Loading platforms and areas
shall be screened from view from adjacent streets, highways and residential areas.
K. Storage areas: All outdoor storage shall be visually screened from view of streets,
highways and adjacent residential areas within the East Tustin Specific Plan. Said
screening material may consist of plus, berms, walls, fences or combinations
thereof.
I. Outdoor storage shall include areas for storage of all company-owned or
operated motor vehicles with the exception of passenger vehicles.
2. No storage shall be permitted between a frontage street and a building line nor
within thirty (30) feet of any residentially zoned area unless it is fully
enclosed.
L. Refuse Collection Areas: All outdoor refuse collection areas shall be visually
screened from streets, highways and adjacent areas zoned for residential use within
the East Tustin Specific Plan. Refuse collection areas shall be shielded from view
within a building or enclosed by a wall or fence not less than six (6) feet in height.
Wall or fence material shall match or complement exterior building material. All
refuse areas shall be constructed and maintained to eliminate odors, insects, dust
and other similar nuisances.
3.8.4 Performance Standards
A. All onsite landscaping shall be properly maintained in a weed free condition and
provided with an automatic irrigation system to insure the proper growth of said
landscaping.
3-43
B. Businesses located within both the mixed-use area shall not be operated or main-
tained in fashion detrimental to the public health, safety, or welfare, or materially
injurious to properties or improvements in the immediate area.
C. Satellite dish antenna may only be erected in conformance with municipal code
Section 9270.
3.9 Community Facilities Regulations
3.9.1 Purpose
In addition to the objectives outline in Section 3.1 (Purposes and Scope), the Community
Facilities Regulations are included in this Planned Community Zone to achieve the
following purposes:
o To provide adequate identification of areas reserved and developed for public
uses such as parks, schools, regional trails and public buildings.
o To provide areas for preservation of historic or aesthetically significant
features of the land such as the Redwood Tree Stand.
Community Facilities (CF)
This land use designations is intended for public land uses to provide support for residen-
tial areas established within this planned community but which must be closely monitored
to ensure compatibility with surrounding areas.
3.9.2 Permitted and Conditional Uses
The following uses shall be permitted by right where the symbol "P" appears and may be
permitted subject to a conditional use permit where the symbol "C" appears in the
column beneath the land use category, in any sector of the East Tustin Specific Plan.
CF
A. Community Facilities including but not limited to:
1. Civic, Cultural and Community Centers P
2. Public Parks P
3. Public Schools P
4. Hiking, Bicycling, and Equestrian Trails P
5. Fire and Police Stations P
6. Public Libraries and museums P
7. Senior citizen centers P
8. Sports field lighting and stadium C
B. Public Utility yards and offices C
3-44
CF
C. Zoos or nature centers with live animals in conjunction
with a public park site. C
D. Hospitals outside the Browning Aircraft Approach and
departure corridor for MCAS Tustin. C
E. Commercial recreational centers located on public
park and school sites. C
F. Residential uses - compliance with Residential Regulations
detailed in Section 3.6.1 through 3.6.4 (medium density) C
G. Temporary uses - shall be regulated pursuant to the applicable section of
the city municipal code.
H. Unlisted uses - those uses not specifically listed in this Section 3.9.2
are subject to Community Development Department determination to be either
permitted, conditional or prohibited uses pursuant to the objectives of
this zoning regulatory document and the purposes of the individual land
use category. Decisions of the Community Development Department may be
appealed to the City Planning Commission.
3.93 Site Development Standards
A. Building site area: no minimum requirements.
B. Building Hei ht limit: 35 feet unless Community Facility Land use is
T—ocated tots y wit-Rin a land use area allowing greater building height,
in which case the greater height limit shall be allowed.
C. Building setbacks: same setbacks allowed for the land use area in which
Community Facility Use is located. For uses not located entirely within
one land use area, the most restrictive setback standard for any adjoining
area shall prevail .
D. Landscaping: a minimum of fifteen (15) percent of the building site area
ski is T-bee landscaped.
E. Parking: compliance with parking regulations detailed in Section 3.10.
F. Signing: compliance with signing regulations detailed in Section 3.11.
G. Lighting: all lighting, exterior and interior shall be designed and
ocT ated to confine direct rays and glare to the premises except sports
field lighting which may be allowed subject to a conditional use permit
(Section 3.9.2.A.8) .
H. Trash and Storage Areas: All storage, including cartons, containers and
trash, shall be shielded from view within a building or area enclu-' d by a
masonry wall not less than six (6) feet in height. No such area s!Iail be
located within fifty (50) feet of any residentially designated area unless
it is fully enclosed.
Rev: 6-19-89 3-45
1. Screening
I. Abutting residential areas: screening standards shall be determined by the
Community Development Department on an individual case basis due to the
undeterminable types and locations of Community Facility Land Uses. Deci-
sions of the Community Development Department may be appealed to the City
Planning Commission.
2. Parking Areas Abutting Arterial Highways: An opaque screen shall be installed
along all parking areas abutting arterial highways. Except as otherwise pro-
vided herein, the screening shall have a total height of not less than thirty (30)
inches and not more than forty-two (42) inches. Notwithstanding the require-
ment listed above, where the finished elevation of the property is lower at the
boundary line than, or within five (5) feet inside the boundary line of , an
abutting property elevation, such change in elevation may be used in lieu of, or
in combination with, additional screening to satisfy the screening requirements
of this section.
A screen as referred to above, shall consist of one or any combination of the
following;
a) Walls including retaining walls - a wall shall consist of concrete, stone,
brick, tile or similar type of solid masonry material a minimum of six (6)
inches thick.
b) Berms - a berm shall be constructed of earthern materials and it shall be
landscaped.
c) Fences, solid - a solid fence shall be constructed of wood, or other
materials a minimum nominal thickness of two (2) inches and it shall form
an opaque screen.
3. Mechanical Equipment: Mechanical equipment placed on any roof such as, but
not limited to, air conditioning, heating, ventilation ducts and exhaust shall be
screened from view from any abutting street or highway and any abutting area
zoned for residential or open space uses within the East Tustin Specific Plan.
3.10 Parking Regulations
3.10.1 Purpose
A. Regulations for off-street parking are included in this Planned Community in order
to achieve the following purposes:
o To develop standards to provide sufficient parking facilities for motor vehicles
required by all of the various land use categories.
o To provide for sufficient guest parking facilities in all residential zones.
B. Off-site Parking Regulations for Uses not Listed
The parking requirements for uses not specifically listed in the matrix shall be
determined by the approval body.
3.46
C. Residential Off-Street Parking
District Number of Number of Required
Spaces Covered Guest/
Required Assigned Unassigned
Spaces/Unit Parking (3)
Estate 3 3 Car Garage 2 per unit
Low
1. Sector 80, 9, 10 2 2 Car Garage 2 per unit
2 . Sector 2 2 2 Car Garage 2 per unit
Medium Low 2 2 Car Garage 1 per unit
Medium & Medium High
1. Detached 2 2 Car Garage 1 per unit
2 . Attached
Studio 1.0 1 Carport (1)
1 Bedroom 1.5 1 Carport (1)
2 Bedroom 2 .0 2 Carports (1)
3 Bedroom 2.0 2 Carports (1)
4 Bedroom 2.5 2 Carports (1)
3 . Multiple Family (apartments)
Studio 1.0 1 Carport (1)
1 Bedroom 1.5 1 Carport (1)
2 Bedroom 2. 0 2 Carports (1)
3 Bedroom 2. 0 2 Carports (1)
4 Bedroom 2 . 5 2 Carports (1)
4 . Patio Homes(2)
1-3 Bedrooms 2. 0 2 Car Garage .75 per unit .
4 Bedrooms 2 .5 2 Car Garage 1 per unit
High As required by Tustin City Code
Rev. 05-24-93 , 11-20-95, XX-XX-XX 3-47
(1) Attached single family and multiple family developments shall
provide a minimum of . 5 per unit open unassigned parking spaces
for 4 or more dwelling units. If a two car enclosed private
garage is provided, a guest parking standard of .75 open
unassigned spaces per unit shall apply.
(2) Required guest parking for Patio Home products must be located
within a 200 foot radius measured from the nearest building
frontage facing a street, drive or court of the designated unit
which the parking space is intended to serve.
(3) Guest/Unassigned parking may be provided on public or private
streets where adequate right-of-way exists, except in the case
of attached and multiple-family developments where guest parking
will not be permitted on public streets.
3-47b
Rev. 5-24-93, 11-20-95
O. Commercial Shopping Center Off-Street Parking Requirements
Parking Space/Square Footage of
Use Type Gross Floor Area
Regional Commercial Shopping Centers I space/200 square feet
District Commercial Shopping Centers I space/222 square feet
Neighborhood Commercial I spacenso square feet
Shopping Centers
E. Non-Residential Uses Off-Street Parking Requirements - Located Independently
Parking Space/Square Footage of
Use Type Gross Floor Area
Auditoriums, theaters, sports I for each 3 seats or I for each
arenas, stadiums 35 square feet of gross floor area
where there are no fixed seats
Auto Repair- I for each 400 square feet of gross
floor area
Auto Sales I for each 400 square feet of gross
floor area
Auto Service Station 2 plus 4 for each service bay
Auto washing and cleaning estab- 16 minimum
lishments, except self-service
Banks, commercial I for each 250 square feet of gross
floor area
Barbershops or beauty parlors 2 for each barber chair and 3 for each
beautician station
Bowling lanes and billard halls 5 for each alley plus 2 for each
billard table plus spares for othere uses
Churches, temples and other places I for each 3 fixed seats within the
of assembly not specified elsewhere main auditorium or for every 35
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 I for each 75 square feet of grass
floor area
3-48
Parking Space/Square Footage of
Use Type Gross Floor Area
Convalescent and nursing homes, homes I for every 4 beds
for the aged, rest homes, children's
homes and sanitariums
Dance halls I for each 7 square feet of dance
floor area, plus I for each 35 square
feet of additional gross floor area
Day nurseries, including pre-schools I for each employees and teachers plus
and nursery schools I for each 5 children 02 for each 10
children if adequate drop-off facilities
are provided
Golf course
a. Driving ranges I per tee, plus the spaces required
for additional uses on the site
b. Pitch and putt and miniature 3 per hold, plus requirements for
gold courses accessory uses
C. Regulation course 6 per hole, plus the space required
for additional uses on the site
Handball/racquetball facility 1.5 for each court plus the spaces
required for additional uses on the site
Health clubs and spas 1 for each 150 square feet of gross
floor area. (For the purposes of this
subsection, swimming pool area shall be
counted as floor area.)
Hotel/motel .75 space for each guest unit
and 2 spaces for resident manager
or owner. Final parking space count
shall be determined by parking study
approved by Planning Commission, if
proposal deviates from standard.
Laundry or dry cleaning establish- I for each three machines
ments, solely coin operated
Libraries I for each 300 square feet of gross
f loor area
3-49
Parking Space/Square Footage of
Use Type Gross Floor Area
Lumber yards I for each 250 square feet of gross
floor area for retail sales, plus I for
each 1,000 square feet of open area
devoted to display and storage
Manufacturing I for each 500 square feet of gross
floor area plus spaces for other use
Model home sales complex 3 spaces for every model home plan.
I for each salesperson
Mortuaries and funeral homes 5 plus 250 square feet of usable and
accessible paved parking area for
every 25 square feet or fraction thereof
of assembly room floor area
Offices
a. General and administrative I for each 250 square feet of gross
floor area
b. Medical clinics or offices; 6 for each 1,000 square feet of gross
dental clinics or offices floor area
C. Professional, other than I for each 250 square feet of gross
medical or dental floor area
d. Veterinary hospitals and I for each 180 square feet of gross
clinics floor area
Public utility facilities including I for each 2 employees in the largest
but not limited to, electric, gas, shift, plus I for each such use regard-
water, telephone and telegraph less of building space or number of
facilities not having business employees
offices on the property
Research and development I for each 500 square feet of gross
floor area
Restaurants, except fast food, cafes, I for each 75 square feet of gross
nightclubs, taverns, lounges or floor area up to 6,000 square feet, plus
other establishments for the sale I for each 55 square feet of gross floor
and consumption on the premises of area over 6,000 square feet
food and beverages
Restaurants, fast food I for each 100 square feet of gross
floor area
'Retail stores, general, except as I for each 200 square feet of gross
otherwise specified herein floor area
3-50
Parking Space/Square Footage of
Use Type Gross Floor Area
Retail stores, furniture and I for each 500 square feet of gross
appliances floor area
Savings and loan offices, other I for each 250 square feet of gross
financial institutions floor area
Schools
a. Elementary and junior 2 for each classroom
high schools
b. College, univesities and 1 for each 3 students, plus
and institutions of higher I for each 2 members of the
learning, parochial and faculty and employees
private
C. Senior high schools, public, 1 for each member of the faculty
parochial and private and each employee, plus I for
each 6 students regularly enrolled
d. Trade schools, business I for each 3 student capacity of
colleges and commercial each classroom plus I for each
schools faculty member or employee
Skating rinks, ice or roller I for each 100 square feet of gross
floor area, plus the spaces for
additional uses
Stables, commercial I for each 5 horses kept on the
premises
Storage yards in connection with 6 which shall be separated from
contractor's business the enclosed storage area
Swimming pools, commercial I for each 500 square feet of gross
enclosed area, plus the spaces
required for additional uses on
the site
3-51
Parking Space/Square Footage of
Use Type Gross Floor Area
Tennis and racquetball clubs, 3 for each court, plus the spaces
commercial required for additional uses
Warehouses, storage buildings or I for each 1,000 square feet of
structures used exclusively for gross floor area for the first
storage purposes 20,000 square feet. I for each
2,000 square feet for the
second 20,000 square feet. I 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
of employees on the largest shift
shall be used in determining parking
requirements
Wholesale establishments and I for each 1,000 square feet of gross
warehouses not used exclusively floor area, less that area devoted
for storage to office or sales, plus I for each
250 square feet of sales area
F. General Notes
1• On street parking credit will be permitted at the rate of one space for each 22
feet of lineal curb frontage excluding no parking areas adjacent to fire hydrants
and corner curb ratio, or 18 feet if one end is obstructed by other parking
spaces.
2. Parking area dimensions, location and access shall conform to the Tustin
City Code and city design review criteria on file in the Community
Development Department.
feet iRMWfa dir.RaRcian OnIn-MefkFn9 spaces shall .,Ito be Q cse♦ by 70 fees, .,.
speeer, shall feepet by 16 feet.
3. For purposes of determining this parking requirement, "dens", as determined by
city staff, will be considered bedrooms if a closet can reasonably be provided
within the den.
4. No on-street parking will be credited on area boundary streets.
5. For the purpose of determining zoning conformity, ancillary parking to accommodate
existing commercial development and/or proposed residential development shall be
considered a permitted use.
3.11 Sign Regulations
3.11.1 Purpose
The purpose of this section is to establish standards for the uniform regulation of signs
throughout the Planned Community Area.
REV. XX-XX-XX
3-52
3.11.2 Applicable to Other Ordinances
Whenever the regulations contained herein conflict with the regulations of the City of
Tustin Sign Code, the East Tustin Planned Community regulations shall take prece-
dence. Any standard or regulation not covered by this section shall be subject to the
regulations of the City of Tustin Sign Code.
3.11.3 General Regulations
1. No freestanding sign or structure shall be permitted closer than five (5) feet to
the ultimate street or highway right of way line.
2. In no event shall an illuminated sign or light device be so placed or so directed
as to permit the beams and illumination therefrom to be directed or beamed
upon a public street, highway, sidewalk or adjacent premises so as to cause
glare or reflection that may constitute a traffic hazard or nuisance.
3. Signs shall be established and approved as a part of a Tentative Tract Map, Site
Plan, Design Review, or Conditional Use Permit procedure.
4. Signing for uses classified as public or quasi-public and institutional, and iden-
tified in the Public and Institutional District (9245) shall be subjected to a Use
Permit procedure.
3.11.4 Permanent Freestanding and Wall Signs
I. Subject to provisions of City of Tustin Sign Code.
3.11.5 Temporary Freestanding Signs
1. Subject to provisions of City of Tustin Sign Code.
2. Temporary Planned Community signs in accordance with Exhibits A
through G.
3.11.6 Permanent Automobile Service Station Signs
I. Subject to provisions of City of Tustin Sign Code.
3.11.7 Master Sign Program
'All developments that meet the intent of a shopping, professional, or industrial center (as
defined in the City of Tustin Sign Code) shall develop a comprehensive master sign pro-
gram as a part of the design review process. The program will include enough informa-
tion necessary for implementation, which includes, but is not limited to: sign copy, size,
method and intensity of illumination, materials, height, sign area ad location of all signs.
Shopping centers that are located in either the Mixed Use, Neighborhood or General
Commercial areas may request a master sign program that deviates from the specific
standards for center and business identification upon the submittal of a use permit. A
shopping center may be either a neighborhood, district or sub-regional project, but in
order to qualify for this request, the center must be a single development project of at
least 100,000 square feet or five acres in size.
3-53
FREEWAY "PLANNED COMMUNITY" TRAVEL DIRECTIONAL SIGN
POLICY: Shall consist of one, two, three or four panels maximum,depending upon
the number of communities requiring identity at that location. Each panel shall
display the name of a planned community or significant regional land use and a
directional arrow. May be double faced if required.Signs shall be located prior to
freeway off ramps. A community shall be identified only on the signs located prior
to the primary access road to the community from the freeway. Signs shall contain
four panels for aesthetic balance even though some panels may be blank.
LOCATION: Only one sign structure shall appear before the entrance to an existing
freeway off ramp. This sign shall be located no less than 660 feet and no more than
1320 feet from the point at which the apron starts to widen for the off ramp.
LONGEVITY: Each sign panel shall have a time limit of 5 years from the date
specified in the text for a planned community request. subject to renewal by the
appropriate public agency if new homes are still for sale in the community.
SIGN SURFACE AREA: 97.5 square feet per sign panel.Total sign area approxi-
mately 390 square feet.
Signage EXHIBIT A
EAST TUSTIN SPECIFIC PLAN
City of Tustin 2 mAw,nr
Ll
HIGHWAY "PLANNED COMMUNITY"TRAVEL DIRECTIONAL SIGN
POLICY: The sign shall be limited to a maximum of four panels,depending upon
the number of communities requiring identity at that location. Each panel shall dis-
play the name of a planned community or significant regional land use and a direc-
tional arrow, only. Each of the panels may be double faced if required.Signs shall be
placed only on major and primary roads,and shall contain four panels for aesthetic
balance even though some panels may be blank.
LOCATION: Only one such sign structure shall exist within 1320 feet of a major
intersection in each direction. The sign may be on either the right or left hand side of
the road.
LONGEVITY: Each sign panel shall have a time limit of 5 years from the date
specified in the text for a olanned community request, subject to renewal by the
appropriate public agency it new homes are still for sale in the community.
SIGN SURFACE AREA: 36.6 square feet per panel. Total sign area approximately
146.4 square feet.
Signage EXHIBIT B
EAST TUSTIN SPECIFIC PLAN
City of Tustin m mAw Inc.
INTERSECTION PLANNED COMMUNITY DIRECTIONAL SIGN
POLICY: Shall consist of one, two, three, four or five panels maximum depending
upon the number of communities requiring identity at a particular intersection. Each
panel shall display the name of a planned community or significant regional land use
and a directional arrow, only. Each of the panels may be double faced if requited.
LOCATION: Ideally suited for intersections which require the motorist to make a
complete stop, and where directional assistance is required for many communities.
Such signs shall be within five miles of the communities they identify and shall be
located along direct routes to a planned community.
LONGEVITY: Each sign panel shall have a time limit of 5 years from the date
specified in the text for a planned community requem subject to renewal by the
appropriate public agency if new homes are still for sale in the community.
SIGN SURFACE AREA: 4-1/2 square feet per panel. Maximum total area 22.5
square feet.
Signage EXHIBIT C
EAST TUSTIN SPECIFIC PLAN
City of Tustin M mAw Inc-
2 miles
REASSURANCE SIGN
POLICY: Such signs shall be not more than five feet in vertical height or horizontal
length exclusive of ground clearance and shall not exceed a total was of 15 square
feet. May be double faced if required.
LOCATION: Such signs shall be located only along direct routes to the planned
community or significant regional land use. They shall be within five miles of the
community or land use they identify,and they shall be at least one-half mile from
any other reassurance sign identifying the same planned community or regional
land use.
LONGEVITY: Each sign shall haw a time limit of five years.subject to renewal by
the appropriate public agency if still serving a public need.
SIGN SURFACE AREA: 13.5 square feet
Signage EXHIBIT o
EAST TUSTIN SPECIFIC PLAN
City of Tustin 9 ESN►w Inr-
Park
Homes
4
TRACT 'SUBDIVISION IDENTIFICATION' AND COMMUNITY DIRECTION SIGN
POLICY: Shall not exceed 120 square feet in sign surface area. May be used as an on.
site (within the boundaries of the planned community) or an off-site sign. Shall display
only the name/s and/or symbols of the developer/s who are currently building and/or
marketing homes in that community or the name or names of the tract development
within that community (maximum of 2) and the name of the planned community and
a directional arrow, and the name "Irvine." May be double faced if required.
LOCATION: To be located before critical intersections which introduce the major
entry/ies to a Planned Residential Community.
LONGEVITY: Each sign shall have a time limit of five years from the date of issuance
of the sign permit. Subject to renewal by the appropriate public agency if new homes
are still for sale in the community.
SIGN SURFACE AREA: 120square feet.
Signage EXHIBIT E
EAST TUSTIN SPECIFIC PLAN
City of Tustin 9 mAw Inc-
4
COMMUNITY ENTRY SIGN
POLICY: Wherever possible shall be used as an on-site sign (within the boundaries of
the community). Shad be double faced where required.
LOCATION: At or near the main entry/ies to the residential community.
LONGEVITY: Each sign shall have a time limit of 5 years from the date specified in
the text for the planned community.Subject to renewal by the appropriate public
agency if new homes are still for sale in the community.
SIGN SURFACE AREA: 160 square feet
Signage EXHIBIT F
EAST TUSTIN SPECIFIC PLAN
City of Tustin m mew
a/As11�t!lT!
FUTURE FACILITY SIGN
POLICY: The sign shall identify facilities which are planned as part of a planned
community and are to be constructed in the immediate future. General symbols,do.
signed to identify and not to advertise,will represent the same type of facilities in
each of the Irvine communities. May be double faced if required.
LOCATION: Always installed on the site of the facility and oriented to the nearest
street. One sign to be utilized for each street fronting on the site.
LONGEVITY: From the time the site has been zoned for the facility until construc.
tion and/or leasing is completed.
SIGN SURFACE AREA. 96 square feet maximum (including 4 "rider" panels).
Signage EXHIBIT G
EAST TUSTIN SPECIFIC PLAN
City of Tustin ® mAw Inc-
The/following criteria will be included in the submittal for a master sign program that
qualifies for a sign deviation:
I. The program will include all the information shown above and will be compre-
hensive and specific in scope.
2. A map that delineates the site proposed to be included within this master sign
program.
3. Center identification signs will be limited to monument signs only.
4. Freeway identification signs may be requested, either a pole sign or monument.
3.12 Development Processing and Administration
3.12.1 Background
The project area known as East Tustin is Zoned (P-C) Planned Community District pur-
suant to Section 9244 of the City Code. Sections I, 2 and 3 combined in the East Tustin
Plan constitute the "Development Plan" required for development in the Planned Com-
munity District. A General Plan amendment was processed concurrently ensuring con-
formity between the Land Use Element of the City General Plan and this Development
Plan for East Tustin.
Within the Development Plan, Sections I and 2 were adopted by resolution pursuant to
Specific Plan law while Section 3 was adopted by Ordinance establishing zoning devel-
opment regulations.
3.12.2 Processing
The Land Use Plan (map) of the East Tustin Specific Plan shall generally guide location
of land use areas. Precise determination of land use area boundaries will not be deter-
mined until the following occurs:
Sector Plan Processing: Sector Plan Review
The next level of detailed plan implementing the East Tustin Specific Plan is known
as the "Sector Plan". Prior to or concurrent with any development or subdivision of
land in any individual sector, a 'Sector Plan" shall be processed pursuant to Section
3.5.0 and D, and in accordance with policies and programs shown in Section 2.13 and
2.14.
Development Project Processing: Development Project Review
Following approval of a Sector Plan with an initial subdivision map, a subsequent
subdivision map with individual "Development Projects" may be processed. Devel-
opment projects include but are not limited to subdivisions of detached or attached
single family homes, multifamily homes (apartments), shopping centers, office com-
plexes, etc.
All development projects shall be subject to Planning Commission review as either a
non-discretionary project if permitted by right in the specific land use area or dis-
cretionary project (public hearing) if subject to a conditional use permit.
3-54
Residential development projects within the High Density Residential land use
designation, in compliance with the 2021-29 Housing Element Update,shall be permitted
by right, subject to the development standards contained in the district regulations,
objective development standards and applicable sections of the Tustin City Code.
Development Project review authority includes site plan, structural elevations,
signing, landscape plans and other information deemed necessary by the
Commission may be requested.
Design Plan Processing: Design Review_
For those remaining plans not subject to either the "Sector Plan" process or
the "Development Project" process, the general category of "Design Review"
will be used. The Design Review process is a Community Development Staff
delegated function to review and approve such non-discretionary plans as those
for signing, final architectural approval, landscape plans for common areas and
miscellaneous trails, parks, etc.
Should staff determine the plans submitted for simple Design Review processing are
significant enough to warrant Planning Commission review, staff maintains the dis-
cretion to refer such plans to the Planning Commission under the Development
Pro-ject Review Process.
3.12.2 Application Content and Processing Fees
e e
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rivn--rvr—pFAee55ii" said applieetien. Pees r€Ar—pTveesSii" hall be czrvvmn T
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Application forms are available in the Community Development Department. Fees for
processing shall be those fees adopted by the City Council at the time of application.
3.12.3 Appeals
Any person within 10 days from the date of decision, may appeal any order, requirement,
or decision or determination of the Director of Community Development to the City
Planning Commission for determination. The Planning Commission when considering an
appeal shall conduct a public meeting and receive evidence in a manner they deem neces-
sary to render a decision. Following the Planning Commission's decision, any person
within 10 days from the date of Planning Commission decision, may appeal any order,
requirement or decision or determination to the City Council.
The City Council shall conduct a public meeting and receive evidence in a manner
they deem necessary to render a final decision.
Appeal procedures for conditional use permits and subdivision maps shall be governed
by applicable sections of the City Code.
Fees for appealing either a staff decision or Planning Commission decision
shall be established by City Council resolution to reflect current city costs to process
the appeal.
REV. XX-XX-XX 3-55
3.13 Administrative Adjustments
3.13.1 Purpose
The purpose of this section is to grant authority to the Director of Community Develop-
ment or designee to take action on requests for minor modifications or adjustments to
"Site Development Standards" when such requests constitute a reasonable use of property
not permissible under a strict literal interpretation of the regulations. Administrative
Adjustments are intended for special circumstances of hardship and not applicable to
entire subdivision site development standards in the case of the residential property.
3.13.2 Applicability
For the purposes of administering this section, an adjustment is any minor variation from
the 'Site Development Standards" section of the residential, commercial, mixed-use or
community facilities use regulations. Parking and signing regulations while detailed in
Section 3.10 and 3.11 are referenced in site development standards and therefore eligible
for adjustment.
Administrative Adjustments may allow the following:
A. A decrease of not more than 5% of the required building site area.
B. A decrease of not more than 10`fo of a required building setback.
C. An increase of not more than 20% in the permitted height of a fence or wall, subject
to city approved structural design.
D. An increase of not more than 10% of the permitted projection of steps, stairways,
landings, eaves, overhangs, masonary chimneys, and fireplaces into any required
building setback.
E. An increase of not more than 10% in the permitted building height.
F. An increase of not more than 10% in the permitted height or area of allowable sign-
age in Section 3.11.
G. A decrease in the number of required off-street parking spaces for non-residential
land uses up to a maximum of 10% for Neighborhood and General Commercial
areas. Uses within the mixed-use area may be granted adjustments commensurate
with a Planning Commission approved transportation management plan or shared
parking plan prepared by qualified traffic engineer. The Planning Commission shall
include findings in its determination addressing the following:
o The intent of the parking regulations is preserved.
o The parking provided will be sufficient to serve the use intended and potential
future uses of the same site.
o The adjusted decrease in the number of parking spaces shall not be detrimental
to the public health, safety or general welfare or materially injurious to pro-
perties located in the general vicinity.
3-56
3.13.3 Procedures
.Applications:
A. An application for an adjustment shall be filed with the Community Development
Department pursuant to its current application procedures and fee schedule. A
single application may include requests for adjustments from more than one regula-
tion applicable to the some site, or for more than one regulation applicable to the
some site, or for similar adjustments on two or more sites have the some charac-
teristics.
B. Public meeting: The Director of Community Development or designee shall conduct
a public meeting to review the application, statement and drawings submitted. At
the meeting, the Director or designee shall act on the application and may approve,
modify or deny said application.
C. Findings: In granting an adjustment, the Director of Community Development or
designee shall make findings in fact as prescribed by current low for the granting of
a variance by the Planning Commission.
D. Decision of Director: If the Director of Community Development or designee denies
an application for an adjustment, or if the applicant disagrees with the conditions
imposed on the granting of an adjustment, if any, the applicant may file for a vari-
ance in accordance with the procedures prescribed in the City Zoning Code
3.14 Amendments to the Plan
Any amendment to the East Tustin Specific Plan Sections I and 2 which changes any pro-
perty from one land use area to another, imposes any regulation upon property not there-
fore imposed, or removes or modifies any such regulation may be inititated and adopted
on a sector by sector basis. Only the sector or sectors proposed for amendment shall be
reviewed in the amendment and subject to the Public Hearing Process.
The notices of public hearing for amendment to any sector plan shall be published in a
newspaper of local circulation and mailed to all property owners within the specific sec-
tor and to all property owners within three-hundred feet from the exterior boundaries of
the sector.
Amendments to the East Tustin Specific Plan Section 3 shall be initiated and processed in
the some manner set forth by the City Code for amending the City Zoning Ordinance.
Notices of Public Hearing
Whenever any portion of the East Tustin Specific Plan specifies that a public hearing be
held prior to a decision on a particular application, notice of such hearing shall be given
as provided by the City Code for "Notices of Hearing" -of the Zoning Ordinance of the
City of Tustin.
3.15 Procedure for Transfer of High-Density Residential (HDR) Housing Units
The City of Tustin General Plan's certified 2021-2029 Housing Element encourages new housing
development throughout the City and establishes an inventory of properties that accommodates
the City's Regional Housing Needs Allocation (RHNA). Housing Element inventory site #18 is
within the East Tustin Specific Plan (ETSP), and specifies
REV. XX-XX-XX 3-57
that 18 acres of an existing commercial shopping center was to be rezoned to accommodate 900
residential units. The shopping center is the Tustin Market Place, located in Sector 12, east of
Myford Road.
In 2024, the City initiated Housing Element Implementation Program 1.1b and 1.1f (Rezoning
Program) to rezoned the 18 acres from mixed use commercial (MU) to high density residential
(HDR) via Specific Plan Amendment. The Specific Plan Amendment (SPA) included the
preparation and certification of an Environmental Impact Report (EIR) (SCH# 2024020969). The
parcels evaluated under the EIR included the parking lots on the north and south sides of El
Camino Real, as identified by Housing Element Appendix D, Attachments B-1 (page B-39) and
B-2 (page B-69). The environmental study did not evaluate the demolition or redevelopment of
existing commercial structures.
Upon adoption of the SPA, ETSP Tables 2.1 and 2.4, and Section 2.13, were amended to
designate 18 acres of The Market Place shopping center parking lots south of El Camino Real
exclusively for residential development with a land use designation of High Density Residential
(HDR) (Reference Exhibit M, p. 2-45).
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QCEQA Study Area 0 Parcel Boundary CEQA Evaluated Parcels
CEQA Study Area EXHIBIT
EAST TUSTIN SFTCIFIC PLAN
REV. XX-XX-XX
To provide the flexibility necessary to facilitate residential development consistent with the
City's certified Housing Element, the following transfer of housing units procedures shall be
applicable to the rezone site within Sector 12, east of Myford Road:
A. An applicant may request to relocate the 18 acres of HDR, or portion thereof, from the
surface parking lots south of El Camino Real to the parking lots north of El Camino
Real as it was environmentally studied in The Market Place Housing Element Rezone
Program FEIR (SCH# 2024020969). The relocation of units from the south parking lot
to the north parking lot shall require review and approval by the Community
Development Director provided that the proposed development complies with the East
Tustin Specific Plan district regulation, Tustin City Code and any other applicable
codes, policies, and regulations.
B. Any proposed housing development that requires the demolition of existing commercial
structures within The Tustin Market Place may require discretionary City approvals and
additional environmental studies, as demolition and/or redevelopment of existing
commercial structures was not evaluated in The Market Place Housing Element
Rezone Project (EIR - SCH# 2024020969). A housing development proposal that
includes the demolition or redevelopment of The Market Place commercial structures shall
not necessitate, or otherwise require, a General Plan, Specific Plan or zoning amendment.
3453.16 Enforcement Provisions
Section 3 of this plan has been adopted by ordinance and is therefore subject to penalty
provisions of the City Municipal Code. Specifically, violations of land use, Development
Standards or Performance Standards shall be subject to Part 2 Penalty Provisions and
Part 3 Citation Procedures of the City Municipal Code in addition to the city's authority
to seek civil litigation in a court of law.
Subdivision map and Development Plan conditions imposed pursuant to city code shall
also be subject to Penalty Provisions and Citation Procedures of the City Municipal
Code.
a.463.17 Severability Clause
If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Plan,
or the application thereof to any person or place, is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such decision
shall not affect the validity of the remaining portions of this Plan or its application to
other persons or places. The City Council hereby declares that it would have adopted
this Plan, and each section, subsection, subdivision, sentence, clause, phrase or portion
thereof, irrespective of the fact that any one or more sections, subsections, subdivisions,
sentences, clauses, phrases, or portions, or the application thereof to any person or place,
be declared invalid or unconstitutional.
347-3.18 Adopting Resolutions, Findings and Mitigation Measures
Refer to following pages for adopted resolutions and ordinances.
REV. XX-XX-XX
3-58
RESOLUTION NO.86 -32
I RESOLUTION NO. 86-32
2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN
3 RECOMMENDING TO THE CITY COUNCIL ADOPTION, BY RESOLUTION
OF THE COUNCIL, SECTIONS 1.0 AND 2.0 OF THE EAST TUSTIN
4 SPECIFIC PLAN (SPECIFIC PLAN NO. 8).
5 1 The City Council of the city of Tustin does hereby resolve as follows:
6 I. The City Council finds and determines as follows:
A. That a joint application was filed by the city of Tustin, and
7 Monica Florian on behalf of the Irvine Company for the purposes
8 of adopting a comprehensive land use plan for the property
indicated in Exhibit A attached hereto. commonly known as East
9 Tustin.
B. That a comprehensive land use study covering the subject
10 property was commissioned and completed.
11 � C. That as a result of the land use study, a Specific Plan was
prepared in accordance with Sections 65450 through 65457 of the
12 California Government Code. The plan is detailed in Exhibit 8
13 attached.
0. That a public hearing before the City Council to consider the
14 Specific Plan was duly called. noticed and held.
15 E. That pursuant to the California Environmental Quality Act Final
EIR 85-2 has been prepared, certified and considered which
16 adequately addresses the general environmental setting of the
liy` proposed project, its significant environmental impacts, and the
alternatives and mitigation measures related to each significant
(I environmental effect for the proposed project. The City
1811 Council, having final approval authority over this project has
reviewed and considered the information contained in Final EIR
1J{I 85-2 prior to approval of this project.
20il Changes or alterations have been incorporated into the project
which mitigate or avoid certain of the significant environmental
21 �1 effects thereof. Pursuant to Sections 15091 and 15092 of the
` State CEQA Guidelines all significant environmental effects and
221 corresponding mitigation measures together with the requisite
findings and facts related thereto have been comprehensively set
23I
, forth in Attachment A to Resolution 86-28 which is incorporated
herein by this reference. Conditions have been adopted as part
2411 of this project or will be incorporated at the appropriate level
1, That establishment and implementation of the plan as submitted,
2511 of development review which incorporate all of the mitigation
measures identified in the EIR. The benefits of the project
26 have been balanced and considered against its possible
unavoidable environmental risks and against the project
2; alternatives identified in the final environmental impact report
and those benefits are found to be overriding, all as set forth
281I in Attachment A to Resolution 86-28, which is incorporated
herein by this reference.
3-59
Resolution No. 86-32
1 Page two
2
F. That establishment and implementation of the plan as submitted,
3 under the circumstances of this case, will not be detrimental to
the health, safety, morals, comfort, or general welfare of the.
4 I persons residing or working in the neighborhood of such proposed
use, evidenced by the following findings:
5
1. The proposed residential and commercial development_ is
6 consistent with the Tustin Area General Plan as adopted.
7 2. Reasonable alternatives to the plan and their implications
have been considered.
8
3. The .scope and depth of plan analysis are commensurate with
9 the level of detail contained in the plan and the
specificity of land use entitlement its . adoption
10 authorizes.
111 4. The various components of the plan as well as the plan in
its entirety are sensitive to the environmental and public
12 policy impacts of the proposed development.
13 S. Appropriate mitigation measures are incorporated in the
plan to ensure that concerns identified at this level of
14 planning are resolved as part of the more detailed site
plan review which must be completed before private
15� development may proceed.
161 6. Administration of the plan is thoroughly integrated into
the city's development processing system.
171 7. All subjects required in a specific plan by the California
18I Government Code and applicable city ordinances are
appropriately and adequately covered.
11
191, 8. Adequate time and opportunities have been afforded
interested organizations and members of the public to
201! comment on or propose changes to the plan if they so
2111 desired.
iG. That the establishment, maintenance, and operation of the plan
221 as submitted will not be injurious or detrimental to the
23 property and improvements in the neighborhood of the subject
property, nor to the general welfare of the city of Tustin, and
241i should be approved.
I, H. That Sections 1.0 and 2.0 of the East Tustin Specific Plan as
15H prepared (Exhibit 8) are intended to be informational in nature,
2Gi, to provide conformance with specific plan regulations, yet also
establish policy guidelines by which the project area should be
27)( developed. As such Sections 1.0 and 2.0 should be adopted by
Resolution of the City Council, subject to the recommended
28111 changes enclosed as Attachment 'A".
i
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I
1 ) Resolution No. 86-32
1 2 page three
3
4 I. That the Planning Commission approved Resolution No. 2297,
recommending the adoption of Section 1.0 and 2.0 of the East
5 Tustin Specific Plan by resolution by the City Council.
G II. The City Council hereby adopts Sections 1.0 and 2.0 of the East
Tustin Specific Plan as presented in Exhibit "B" attached hereto and
adopted as a policy document, subject to the changes enclosed as
7 Attached W.
8 PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on
9 the 17th day of March 198L—.
10 f44alcl
.
1111 FRANK GREINKE, MAYOR
1 Attest:
12,
131 u)
14 MARY YNN, CI CLERK
15
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3-61
ORDINANCE NO. 967
i
i
1 ORDINANCE NO. 967
2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
3 TUSTIN ADOPTING SECTION 3.0 OF THE EAST TUSTIN
SPECIFIC PLAN (SPECIFIC PLAN NO. 8) AND EXHIBIT
4 "C" AS THE LAND USE PLAN.
5
The City Council of the city of Tustin does hereby ordain as follows:
G 1. The City Council finds and determines as follows:
A. That a joint application was filed by the city of Tustin, and
Monica Florian on behalf of the Irvine Company for the purposes
8 of adopting a comprehensive land use plan for the property
indicated in Exhibit "A" attached hereto, commonly known as East
9 Tustin.
1� I B. That a comprehensive land use study covering the subject
property was commissioned and completed.
11 � C. That as a result of the land use study, a. Specific Plan was
. prepared in accordance with Sections 65450 through 65457 of the
12 California Government Code. The plan is detailed in Exhibit 08"
attached, along with Exhibit "C".
13
14 D. That a public hearing before the City Council to consider the
Specific Plan was duly called, noticed and held.
15 E. That pursuant to the California Environmental Quality Act Final
1GiI EIR 85-2 has been prepared, certified and considered which
adequately addresses the general . environmental setting of the
ii proposed project, its significant environmental impacts, and the
1711 alternatives and mitigation measures related to each significant
! environmental effect for the proposed project. The City
Council, having final approval authority over this project has
t reviewed and considered the information contained in Final EIR
1J�1 85-2 prior to approval of this .project.
Changes or alterations have been incorporated into the project
which mitigate or avoid certain of the significant environmental
effects thereof. Pursuant to Sections 15091 and 1SO92 of the
I4 State CEQA Guidelines all significant environmental effects and
22I� corresponding mitigation measures together with the requisite
findings and facts related thereto have been comprehensively set
2311 forth in Attachment A to Resolution 86-28 which is incorporated
herein by this reference. Conditions have been adopted as part
of this project or will be incorporated at the appropriate level
i. of development review which incorporate all of the mitigation
251 measures identified in the EIR. The benefits of the project
have been balanced and considered against its possible
2611 unavoidable environmental risks and against the project
i� alternatives identified in the final environmental impact report
27� and those benefits are found to-be overriding, all as set forth
in Attachment A to Resolution 86-28, which is incorporated
tali herein by this reference.
3-62
i1 Ordinance No. 967
2 ) Page two
3 I F. That a draft environmental impact report (OEIR 85-2) has been
4 prepared in conformance with the requirements of the California
Environmental Quality Act.
5 ( G. That establishment and implementation of the plan as submitted,
6 under the circumstances of this case, will not be detrimental to
the health, safety, morals, comfort, or general welfare of the
persons residing or working in the neighborhood of such proposed
7 use, evidenced by the following findings:
& 1. The proposed residential and commercial development is
consistent with the Tustin Area General Plan as amended and
adopted.
10 2. Reasonable alternatives to the plan and their implications
id have been considered.
3. The scope and depth of plan analysis are commensurate with
121 the level of detail contained in the plan and the
specificity of land use entitlement its adoption
13 authorizes.
14 4. The various components of the plan as well as the plan in
15� its entirety are sensitive to the environmental and public
policy impacts of the proposed development.
1G{, S. Appropriate mitigation measures are incorporated in the
' plan to ensure that concerns identified at this level of
17 planning are resolved as part of the more detailed site
plan review which must be completed before private
development may proceed.
6. Administration of the plan is thoroughly integrated into
2011 the city's development processing system.
7. All subjects required 1n a specific plan by the California
21 Government Code and applicable city ordinances are
�I appropriately and adequately covered.
22�
8. Adequate time and opportunities have been afforded
231, interested organizations and members of the public to
! comment on or propose changes to the plan if they so
2411 desired.
Il
25I H. That the establishment, maintenance, and operation of the plan
as submitted will not be injurious or detrimental to the
26II property and improvements in the neighborhood of the subject
property, nor to the general welfare of the city of Tustin, and
,27 ( should be approved.
II
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11 Ordinance No. 967
2 page three
3
4 I. That Section 3.0 of the East Tustin Specific Plan as prepared is
intended to establish land use regulations and development
5 standards, as well as administrative procedures necessary to
implement said regulations and standards for residential and
6 commercial development within the East Tustin Specific Plan
Area. Further. Exhibit "C" is established as the land use plan,
i by Ordinance, and shall present the development guide for the
East Tustin Area.
8 J. That the Planning Commission approved Resolution No. 2298,
recommending to the City Council that Section 3.0 of the East
Tustin Specific Plan be adopted by ordinance by the City
10 1 Council.
111 II. The City Council hereby adopts Section 3.0 of the East Tustin
Specific Plan as presented in Exhibit "B" and Exhibit "C" attached
hereto as the regulatory documents for the East Tustin Area, subject
12II1 to the changes enclosed as Attachment "A".
13) PASSED AND ADOPTED at a regular mleeting of the Tustin City Council, held on
14 the day of 1986.
15, .
IGIFRANK H. GREINKE, MAYOR
I I
1 i 1! ATTEST:
19Ii MARY E. WYNN, CITY CLERK
2011
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j 3-64
RESOLUTION NO. 86 - 28
1 RESOLUTION NO. 86-28
2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN,
3 CALIFORNIA, CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT
(EIR) 85-2, AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL j
4 QUALITY ACT.
The City Council of the city of Tustin does hereby resolve as follows:
D 1
6 1. The City Council finds and determines as follows:
A. That an Environmental Impact Report would be required due to
7 potential effects identified in an initial questionnaire done
8 for the General Plan Amendments, Zone Change, and Specific Plan I
for the East Tustin area. (Collectively referred to hereafter as
9 the 'Project").
B. That a Draft Environmental Impact Report (Draft EIR 85-2) for
10 the proposed Project has been prepared for the city of Tustin by
11 � Michael Brandman Associates.
C. That distribution of the Draft EIR was made to interested public
12 and private agencies with a solicitation of comments and
13 evaluation.
D. That a public hearing was duly called, noticed and held on the
14 Draft EIR.
15 E. That the public review period for the Draft EIR ended on January
31, 1986. That incorporated within the EIR are comments of the
161 public, Planning Commission, staff and other agencies, and
li responses thereto.
F. That the Draft EIR is a program EIR and is subject to the
181I following provision of the State Guidelines for the California
Environmental Quality Act: "That subsequent activities shall be
19 I examined in the light of the program EIR to determine whether an
additional environmental document must be prepared." The City
20 shall use an initial questionnaire to document the evaluation of
subsequent activities to determine whether the environmental
?1 effects of the activities are covered in the Program EIR.
G. That the Draft EIR was
22� prepared in compliance with the
California Environmental Quality Act, State Guidelines, and the
2 3 I I policies of the city of Tustin. i
2241I H. That the Draft EIR including comments and responses has been
reviewed by staff, and represents their independent evaluation
25I1 and analysis. i
2611 I. That the Draft EIR was distributed to the Planning Commission
and that they reviewed this document, received public testimony
2711 and considered comments and responses thereto in their review of
111 the Project involving the East Tustin area, as shown in adopted
2311
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Planning Commission Resolution No. 2300. i
3-65
I
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I Resolution No. 86-28
2 page two
3
4 J. That the Draft EIR comments. responses, and attachments have
been reviewed and considered, and that mitigation measures have
been incorporated into the Project that eliminate or
5 substantially lessen the significant environmental effects
6 thereof as identified in Draft EIR, comments, responses, and
attachments; and it is determined that any remaining significant
effects on the environment found to be unavoidable have- been
7 balanced against the benefits of the Project and against the
8 Project alternatives and those benefits have been found to be
overriding. This statement of overriding considerations and all
9 environmental effects and mitigating measures are listed in the
attached document, Exhibit W. Mitigation measures are
10 specified as conditions in this resolution.
K. That the Draft EIR 85-2. plus comments, responses and
11 �1 attachments, constitute Final EIR 85-2.
12 11. The City Council of the city. of Tustin does hereby certify that Final
EIR 85-2 has been completed in compliance with the California
13 Environmental Quality Act.
14 PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on
the 17th day of Marrh 1986.
15
dO
1G�
lr AeA,�
FRANK GREINKE, MAYOR
18 1
ATTEST:
19 1
20 I
I MARY E. N. CITY L R
211 T 1 (5
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3-66
EXHIBIT A
CEGA FINDINGS AND STATEMENT OF FACTS
ERHIBiT A
CEQA FINDINGS AND STATEMENT OF FACTS
SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROPOSED
PROJECT, FINDINGS WITH RESPECT TO SAID EFFECTS, AND
STATEMENT OF FACTS IN SUPPORT THEREOF, ALL WITH
RESPECT TO THE PROPOSED AMENDMENT OF THE TUSTIN
GENERAL PLAN AND SPECIFIC PLAN
Background
The California Environmental Quality Act (CEQA) and the State EIR Guidelines
(Guidelines) promulgated pursuant thereto provide:
"No public agency shall approve or carry out a project for which an
Environmental Impact Report has been completed and which identified one or
more significant effects of the project unless the public agency makes one or
more written findings for each of those significant effects, accompanied by a
brief explanation of the rationale for each finding" (Section 15091).
The finding and statements of facts delineated herein are organized in the following
manner:
Significant Effect - Each finding is prefaced by a brief description of the relevant
significant effect which is identified within EIR 85-2.
Finding - Specific to the significant effect is a finding made pursuant to
Section 15091 of the CEQA Guidelines.
Facts in Support of Finding - Following each finding is a brief explanation of the
rationale for each finding.
The order in which the significant impacts are identified herein follows the order in
which issues are addressed within the DEIR.
The City of Tustin proposes to approve amendments to the Tustin General Plan Land
Use Element, Circulation Element and Seismic Safety Element, as well as a zone
change and a specific plan for the area referred to as the East Tustin Specific Plan
3-67
site. Because the proposed actions constitute a project under %"EQA and the
Guidelines, the City of Tustin has prepared an Environmental Impact Report (EIR).
Final EIR 85-2 has identified certain significant effects which may occur as a result
of the project proposal. The City Council has reviewed and considered the
information contained in the final EIR and desires to approve the project with the
following findings and statement of overriding considerations.
FINDINGS
Landform/Topog'caphy
SiEnificant Effect - Existing terrain within the study area will be modified as a result
of earthwork and grading operations for the proposed project. Resultant alterations
will be directed towards the creation of developable areas for the construction of
homes and offices; commercial, public and recreational facilities; and other land uses
permitted by the specific plan and associated support facilities (roads, utilities,
drainage control, etc.).
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - The project land use plan provides for the lower
intensity uses to be located within hillside portions of the site, thereby lessening the
amount of hillside grading required for the creation of developable areas. Also, the
land use plan provides for a potential regional park, which, if approved, would serve
to substantially reduce landform alteration impacts within the northern portion of
the site. The specific plan provides for the clustering of development within hillside
areas to further reduce the amount of landform alteration associated with
development. Hillside District Guidelines incorporated into the specific plan will
serve to minimize grading and landform alteration impacts and promote the
integration of development design with existing topographical features onsite (see
Mitigation Measures listed in Attachment 1).
Additional specific mitigation measures may be required in conjunction with
subsequent technical studies required for further discretionary actions. The nature
3-68
of such studies and relationship to the project proposal are described in
Attachment 2.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of project design considerations and
mitigation measures identified in the final EIR and incorporated into the project or
further discretionary actions as set forth above.
FINDING 2 - Specific economic, social or other considerations make infeasible
project alternatives identified in the final EIR.
Facts in Support of Finding - Development of the project site under any of the
project alternatives, with the exception of the No Project Alternative will result in
impacts to the existing topography of the study area. It is recognized that
alternatives requiring less development than the current proposal provide the
potential for less impacts on the existing topography. More specifically, the Existing
General Plan Alternative proposes less development and would require less area
subject to grading if large lots with natural contours/features were utilized
extensively. The Existing General Plan Alternative proposes less development than
the current proposal (6,960 dwelling units vs. 7,950 dwelling units); however, the type
development allowed under both proposals (the existing general plan and the specific
plan) is the same for the hillside portions of the site (up to 2 du/acre). Unless the
Existing General Plan Alternative adopted the grading restrictions identified in the
East Tustin Specific Plan, the hillside grading impacts of this altern4tive would be
greater than those of the current proposal. Other alternatives, including Maximum
Residential and Maximum Commercial Development would also require substantial
grading.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
3-69
Geology
Significant Effect - Development within the project site will subject future residents
to the potential for seismic activity. In addition to the potential for regional seismic
activity endemic to Southern California, the El Modena Fault which traverses the
northern portion of the site may be considered to be active.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - Mitigation measures incorporated into the project (see
Attachment 1) require that additional detailed geotechnical investigations be
conducted to further assess potential geologic hazards, including the potential active
status of the El Modena Fault. If the El Modena Fault is determined to be classified
as active, structural setbacks from the fault line will be required, and incorporated
into the project design. Also, all structures will be designed in accordance with
seismic design standards and the Uniform Building Code.
As stated above, additional specific mitigation measures may be required in
conjunction with subsequent technical studies required for further discretionary
actions. The nature of such studies and relationship to the project proposal are
described in Attachment 2.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - Development of the project site under any of the
project alternatives, with the exception of the No Project Alternative, would subject
future residents to the potential for local and regional seismic activity.
3-70
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
Hydrology/Water Quality
Significant Effects - Surface runoff and drainage flows will increase from site
development. Conversion of the project site from agricultural uses to urban uses will
alter the existing quality of surface runoff and water percolation.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - The project proposal includes a drainage/flood control
concept plan intended to provide for the development of a system which adequately
accommodates increased runoff flows. Integrated with this concept plan will be
detailed drainage/hydrology studies prepared at design levels of planning. The
preparation, review and approval of these studies and resultant drainage/flood
control improvements will be coordinated with the City of Tustin and the Orange
County Environmental Management Agency and other local jurisdiction (i.e., City of
Irvine), as appropriate, relative to each agency's jurisdiction for affected
drainage/flood control facilities (see Mitigation Measures in Attachment 1).
Similarly, detailed erosion control measures and pollution control plans will be
developed and implemented as appropriate at detailed levels of planning. Design and
implementation of erosion control plans will be coordinated with the California
Regional Water Quality Control Board, Santa Ana Region. Continued participation in
the Upper Newport Bay Sedimentation Control Plan program by the City of Tustin
and The Irvine Company being the project applicants, will facilitate the
incorporation of erosion/pollution control measures into the project design and
operation.
3-71
Additional specific mitigation measures may be required in conjunction with
subsequent technical studies required for further discretionary actions. The nature
of such studies and relationship to the project proposal are described in
Attachment 2.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - Development of the project site under any of the
project alternatives, with the exception of the No Project Alternative, would result
in increased surface runoff and drainage flows. Although less development is
proposed under the existing general plan alternative, the absence of a golf course,
and development most likely being distributed throughout the project site would
result in the amount of impervious surface being comparable, if not greater than,
that of the current proposal. In such case, the associated runoff impacts of this
alternative would be similar to or greater than the current project's impacts. The
drainage/flood control improvements required for this alternative would be basically
the same as currently proposed, however, the costs for such improvements would be
assigned to a smaller development base. Hydrology impacts associated with other
project alternatives, including Maximum Residential Development and Maximum
Commercial Development, would be comparable to those of the current proposal.
Relative to potential erosion/water pollution impacts, all of the alternatives
proposing urban development would have impacts similar in nature. The No Project
Alternative would allow continued operation of agricultural activities within the
project site. Continued agricultural land uses would also cause ongoing water quality
impacts resulting in erosion/sedimentation and surface runoff/percolation (i.e.,
pesticides, herbicides, etc.) even under current agricultural Best Management
Practices. Consequently, water quality impacts would not be lessened under this
alternative.
3-72
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
Bio_ o a
Significant Effect - Development of the project site will result in the removal of
much of the existing onsite vegetation and the associated loss of wildlife habitat.
Existing onsite vegetation associations which would be impacted include agricultural;
eucalyptus groves; grassland; coastal sage scrub; riparian brush; and freshwater
marsh. This project, in itself and in conjunction with other past, present and
reasonably foreseeable future projects, will have a significant cumulative adverse
impact on existing biological resources in the project vicinity.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - The most notable biological resources are located
primarily in the northern portion of the project site. The project land use plans
propose lower intensity land uses in the northern portion of the site which enhances
the potential of retaining existing vegetation/habitat to the extent possible and
feasible. Specific Plan provisions allowing the clustering of development further
enhances this potential for retaining biological resources. The Specific Plan provides
for a potential regional park within the site which, If approved, would significantly
reduce the amount of vegatation/habitat removal associated with the project.
Mitigation measures incorporated into the project (see Attachment 1) delineate other
measures which serve.to reduce potential impacts to biological resources. Several of
these measures provide general direction and guidance for the development and
implementation of more specific mitigation measures at detailed levels of planning.
For example, the preservation of existing biological features will be considered in
3-73
the future selection and design of neighborhood parks. Although such determinations
would typically be made at more detailed levels of planning, some design!land use
concepts for retaining existing biological resources are included in current project
plans. These include retaining the onsite redwood grove in a neighborhood park, and
increasing the water supply to the onsite freshwater marsh to enhance the biological
and aesthetic value of the local area. As noted below, future studies associated with
the project proposal may require additional measures for mitigating potential
impacts. For example, any alterations and/or development proposed in the riparian
areas adjacent to the two natural stream channels onsite would first require
obtaining a 1603 permit from the State Department of Fish and Game. The 1603
permit process includes a thorough investigation of potential biological impacts and
the development and implementation of mitigation measures as appropriate.
Additional specific mitigation measures may be required in conjunction with
subsequent technical studies required for further discretionary actions. The nature
of such studies and relationship to the project proposal are described in
Attachment 2.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Additional changes or alterations that would avoid or substantially
lessen the significant effect are within the responsibility and jurisdiction of other
public agencies and not the City of Tustin. Such changes can and should be adopted
by such other agencies.
Facts in Support of Findings - The determination of specific measures to mitigate
impacts on wetland and riparian areas along the two onsite stream courses will occur
through the 1603 Permit process, and, if required, the 404 Permit process. These
processes are within the jurisdiction of the California Department of Fish and Game
and the U.S. Army Corps of Engineers, respectively.
FINDING 3 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
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Facts in Support of Finding - Implementation of any of the urban development
alternatives would require removal of most of the existing onsite vegetation.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
Cultural Resources
Significant Effect - Development of the project site presents the potential for
impacts to five archaeological sites located within the study area. Also, a portion of
The Irvine Company Agricultural Headquarters complex, which may be of historic
significance, is located within an area proposed for urban uses and could be
impacted.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - Mitigation measures incorporated into the project (see
Attachment 1) require that additional detailed studies of the archaeological sites and
of the agricultural headquarters complex-be conducted to clearly identify the nature
and extent, as well as the significance, of these cultural resources. These studies
will provide the basis for developing and implementing appropriate specific
mitigation measures in accordance with Section 21083.2 of the Public Resources
Code.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
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Facts in Support of Finding - With the exception of the No Project Alternative,
development under any of the project alternatives presents_the same potential for
impacts to onsite cultural resources.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
Land Use
Significant Effect (a) Development of the project site will result in the gradual
conversion of existing agricultural and open space uses onsite to urban uses. This
project, in conjunction with past, present and reasonably foreseeable future projects,
will have a significant cumulative impact on the intensity of land use in the project
vicinity.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - The land use plan, regulations and design concepts
incorporated in the specific plan serve to facilitate land use compatibility both
within the project site and adjacent to the project site. Land use and design features
incorporated into the project proposal are intended to be responsive to the existing
residential uses adjacent to the western boundary of the site. Similar to nearby
existing development, the uses proposed along the western portion of the site are
limited to single-family detached residential development with densities
progressively decreasing from south to north. The proposed density ranges are
generally comparable to the existing densities within the subject area.
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All significant environmental effects that can feasibly be avoided have been
eliminated or substantidIly lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - The conversion of the project site from open space and
agricultural uses would only be avoided under the No Project Alternative. The No
Project Alternative, however, would be inconsistent with the General Plan objective
of developing urban uses within the project site. The Maximum Residential and
Maximum Commercial Alternatives would result in land use intensities comparable
to or greater than those of the current proposal. The Existing General Plan
Alternative provides for a lesser intensity of development than currently proposed.
However, the reduced development associated with this alternative would make the
provision of 150 acres of open space and recreational uses infeasible, and would
increase the per capita share of infrastructure/improvement costs. Development
under the Existing General Plan Alternative would ab;o not provide the commercial
and employment opportunities which are provided by the current proposal. Relative
to the compatibility of proposed uses with existing uses along the western boundary
of the site, the Existing General Plan alternative would not offer much advantage
over the current project proposal. Along the western border of the site, both
proposals allow up to 2 du/acre in the northern hillside areas; and in the central and
southern portions the allowable density would only be reduced by 1 du/acre under the
existing general plan (5 du/acre vs. 4 du/acre).
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations Attached
hereto.
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Significant Effect (b) - Development of the project site will expose future residents
to potential impacts from military flight operations within the corridors, particularly
the Browning Corridor.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - The project land use plan includes a 150-acre golf
course beneath the Browning Corridor. This land use concept reduces the extent of
urban development in close proximity to flight operations within the Browning
Corridor, and also provides a relatively safe emergency landing area, should the need
arise.
Also, the Specific Plan incorporates provisions of the Browning Corridor agreement
which is intended to enhance the compatibility of military flight operations with
nearby urban uses.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - With the exception of the No Project Alternative,
development under any of the project alternatives would expose future residents to
potential impacts from military flight operations. Although the Existing General
Plan Alternative proposes less development than the current proposal, the Existing
General Plan Alternative would allow greater proportion of development located
beneath or near the Browning Corridor due to the absence of a large golf course or
open space area.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above, as well as for reasons noted in
Attachment 3.
The remaining unavodable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
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Relevant Planning Programs
Significant Effect - This project, in itself and in conjunction with past, present and
reasonably foreseeable future projects, will exceed SCAG growth projections for the
area. As such, the project, both individually and cumulatively, will have a significant
adverse impact on planning programs which are based on the SCAG growth
projections. Specifically, the South Coast Air Quality Management Plan is based on
the SCAG 82A Growth Forecasts.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - Mitigation measures incorporated into the project (see
Attachment 1) include the requirement that during the preparation and review of
subdivision maps for the project, measures which can provide for reductions in air
pollution emissions (i.e., ridesharing, alternative transportation modes, public transit)
be identified and incorporated into subdivision map conditions, as feasible and
appropriate.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - With the exception of the No Project Alternative,
development under any of the project alternatives would exceed the SCAG growth
projections, both individually and cumulatively. Even the Existing General Plan
Alternative which allows up to 6,950 dwelling units would exceed the SCAG
projection for Tustin which indicates an increase of 5,942 dwelling units in 1985-
2000.
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As discussed in Sections 5.0 and 8.0 of the DEIR, the project provides significant
housing resources in proximity to major employment centers. On a regional basis,
this can significantly reduce regional VMT by providing housing for workers who
would otherwise have to commute from Southern Orange County or Riverside County
residential areas. This concentration of housing in close proximity to major
employment centers thus carries out specific SCAG regional development policies
reviewed in other environmental documents (i.e., Irvine Center EIR). Similarly, the
inclusion of employment and commercial centers in the project proposal allows for a
more balanced plan with potential traffic impacts correspondingly reduced (see Del
Mar vs. San Diego (1982) 183 Cal. App. 898 and 905-905).
Project alternatives were evaluated in the EIR and considered during the course of
the public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
Agricultural Resources
Significant Effect - Implementation of the project proposal will ultimately result in
the elimination of existing agricultural activities and loss of farmland. This project,
in conjunction with past, present and reasonably foreseeable future projects, will
have a significant cumulative adverse impact on farmland and agricultural
production in the project vicinity.
FINDING 1 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - The only project alternative or mitigation measure
which would avoid the lass of farmland and elimination of agricultural activities is
that of No Project. However, this alternative is not consistent with the city and
county general plans which designate the site for urban development. Furthermore,
maintaining the project site as farmland with continued agricultural production
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activities is not considered to be a long-term viable use of the site. Several factors
currently limit the agricultural potential of the site, including, but not limited to,
the economic lifespan of existing crops and orchards, market demand conditions and
operation costs, particularly water costs. All other project alternatives which were
evaluated in EIR'85-2 would have, basically, the same agricultural impacts as the
current project proposal.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
Transportation/Circulation
Significant Effect (a) - This project, individually and in conjunction with other past,
present and reasonably foreseeable future projects, will have a significant adverse
impact on traffic and circulation. With the addition of up to 166,077 average daily
trips at buildout, roadways and intersections in the project vicinity will be impacted.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - The East Tustin Specific Plan includes a circulation
plan intended to provide an adequate circulation system for project traffic, and
mitigate impacts on the existing circulation system. Circulation system
improvements proposed as part of the project will serve to lessen project impacts as
well as mitigate cumulative traffic impacts expected to result from area-wide
traffic increases (see Attachment 1). Specifically, the proposed I-5/Jamboree Road
interchange will lessen project impacts on the existing I-5/Red Hill interchange, as
well as lessen cumulative impacts on the interchange. The project's fair share
contribution to the costs of improving Irvine Boulevard from four to six lanes, from
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Newport Avenue to Browning, will serve to mitigate project traffic impacts on the
subject roadway.
Additional specific mitigation measures may be required in conjunction with
subsequent technical studies required for further discretionary actions. The nature
of such studies and relationship to the project proposal are described in
Attachment 2.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Additional changes or alterations that would avoid or substantially
lessen the significant effect are within the responsibility and jurisdiction of other
public agencies and not the City of Tustin. Such changes can and should be adopted
by such other agencies.
Facts in Support of Finding - A number of regional circulation system improvements
which will ultimately influence the nature and extent of East Tustin traffic impacts
are currently being studied. Most notably, the Eastern Transportation Corridor Study
and the Bottleneck Study address regional transportation facilities which are in the
immediate vicinity of the project site. Both studies are currently considering
numerous alternatives relative to future roadway alignments and the utilization
and/or improvement of existing circulation facilities in the project vicinity. The
project plan does reflect efforts to accommodate Bottleneck options as evidenced in
the proposed retention of right-of-way for the Old Myford overcrossirg (see
Mitigation Measure 31 of Attachment 1). The ultimate selection and implementation
of preferred alternatives would influence the distribution of project traffic, and
could influence land use patterns within the project site as well. The subject studies
are only in conceptual stages at this time, and the responsibility for the studies lies
primarily with the County of Orange and the Orange County Transportation
Commission. As such, it is not possible at this time for the City of Tustin to
incorporate changes or alterations into the project which respond directly to these
future regional circulation system improvements.
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FINDING 3 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - With the exception of the No Project Alternative, all of
the project alternatives would generate a substantial amount of traffic. Of the
development alternatives, the Existing General Plan Alternative would generate the
least amount of traffic. This alternative would generate approximately 103,000 daily
trips as compared to the 166,000 daily trips generated by the current proposal.
Traffic from this alternative would still have a significant impact on surrounding
streets and intersections. Cumulative impacts associated with this alternative would
also be significant. Due to this alternative's smaller development base as compared
to the current proposal, impacts relative to the funding of circulation improvements,
both exclusive to the project site and in fair-share contributions to offsite
improvements, would be more adverse. The potential inability of a smaller
development base to fund proposed major circulation improvements such as the
I-5/Jamboree Road interchange would result in greater impacts on existing facilities,
both from project traffic and area-wide traffic, should these improvements not
occur. Other project alternatives, including Maximum Residential Development and
Maximum Commercial Development provide a greater potential for funding traffic
system improvements, but would generate traffic volumes comparable to the current
proposal.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
Significant Effects (b) - The proposed easterly extension of Lower Lake Drive,
Foothill Boulevard and La Colina will result in a substantial increase in non-project
related through traffic over current levels near the roadway's existing termini.
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FINDING 2 - Additional changes or alterations that would avoid or substantially
lessen the significant effect are within the responsibility and jurisdiction of other
public agencies and not the City of Tustin. Such changes can and should be adopted
by such other agencies.
Facts in Support of Finding - The easterly extension of Lower Lake Drive, Foothill
Boulevard and La Colina within the study area provides for consistency with the
Orange County Master Plan of Arterial Highways. It is assumed that in designating
these roads as commuter level facilities, the County of Orange has undertaken the
necessary planning studies to ensure that such designation is appropriate. The
improvement of these roadways as through streets as dictated by the Orange County
MPAH will increase non-project related through traffic near the existing roadway
termini. The resultant traffic volumes are within the capacities of the roadways'
designations as determined by the County of Orange.
The City of Tustin can and will make efforts to minimize impacts, to the extent
possible, at the proposed westerly connections (i.e., requiring as part of subdivision
review and approval, that the proposed circulation design and roadway alignments
are of a character which discourages through traffic and serves only neighborhood
traffic). However, the ultimate responsibility for mitigating impacts associated with
implementing the MPAH lies with, the County of Orange.
Air Quality
Significant Effect - This project individually and in- conjunction with other past,
present and reasonably foreseeable future projects, will result in an incremental
degradation of air quality.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Findings - Mitigation measures for the project require that steps
to reduce air pollution emissions be evaluated and integrated in the project as part of
subdivision map review and approval (see Attachment 1):
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All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - With the exception of the No Project Alternative, each
of the alternatives considered for the project will result in an incremental
degradation of air quality. The extent of such degradation will depend on the
intensity of development proposed by each alternative.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
Acoustic Environment
Significant Effect - Development of the project site will result in short-term
construction noise impacts and a long-term increase in the ambient noise levels in
and around the project site. This project, in itself and in conjunction with other past,
present and foreseeable future projects will have a significant cumulative adverse
impact on roadway noise levels in the area.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
r
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Finding - In the event that construction noise becomes a
significant problem, the city can limit construction hours to normal weekday working
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hours. Preliminary noise barrier recommendations are included in the mitigation
measures for the project (see Attachment 1), and will be considered and refined as
necessary, at detailed levels of planning. Also, a condition of approval for the
project requires documenting that development is adequately mitigated from
significant noise impacts.
Additional specific mitigation measures may be required in conjunction with
subsequent technical studies required for further discretionary actions. The nature
of such studies and relationship to the project proposal are described in
Attachment 2.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions set
forth above.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Findings - Noise impacts to or from the project would only be
avoided under the No Project Alternative. Due to the existing vacant status of the
project site, any of the development alternatives would result in a significant
increase in ambient noise levels in and around the project site.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
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Public Services and Utilities
Significant Effect - Implementation of the project proposal in itself and in
conjunction with other past, present and foreseeable future projects will result in a
significant increase in the demand for and utilization of public services and
utilities. More specifically, the project proposal will: require the addition of police
and fire protection personnel and facilities; increase demands on library facilities;
require the provision of additional parks and recreation facilities; generate
substantial quantities of solid waste and wastewater; increase the demand for and
consumption of resources such as electicity, natural gas and water; increase demands:.
for public school services; and facilities and increase demands for public transit.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
Facts in Support of Findings - Numerous mitigation measures are or will be as part of
future approvals incorporated into the project to mitigate impacts on public services
and utilities (see Attachment 1). Such mitigations include the provision of
infrastructure concept plans (i.e., water and sewer plans) as part of the Specific
Plan, conservation measures and close coordination with affected agencies.
Additional specific mitigation measures may be required in conjunction with
subsequent technical studies required for further discretionary actions. The nature
of such studies and relationship to the project proposal are described in
Attachment 2.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified,in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Additional changes or alterations that would avoid or substantially
lessen the significant effect are within the responsibility and jurisdiction of other
public agencies and not the City of Tustin. Such changes can and should be adopted
by such other agencies.
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Facts in Support of Finding - The responsibility for measures to mitigate potential
impacts on schools ultimately lies with the Tustin Unified School District (TUSD). .
Such mitigation measures would include the following:
1. Potential impacts on TUSD facilities can be mitigated through the
provisions of the School Facilities Mitigation Agreement of August 5,
1985, and the mitigation agreement of January 27, 1986. Mitigation
through the latter agreement will occur by the following:
A. TIC and TUSD will cooperate in the expeditious completion of a
mitigation agreement which shall provide for housing of students
generated by the ETSP area (mitigation agreement). Should this
mitigation agreement not be completed prior to the first tentative
tract map approval, TUSD and TIC agree to cooperate in developing a
separate mitigation agreement covering the development which the
subject of the first tentative tract map which will satisfy the
conditions as outlined in 5C below.
B. Should the mitigation agreement not cover all areas of the ETSP, TIC
and TUSD will cooperate to develop subsequent mitigation agreements
as necessary.
2. The following mitigation measures are recommended by the State
Departments of General Services and Education and the State Allocation
Board as feasible measures to be considered by school districts to
minimize school district impacts:.
A. Operational Measures
o Reopen and renovate previously closed school district facilities tl
maximize utilization of existing facilities.
o Insure maximum utilization of existing school space through
possible reorganization.
o Implementation of extended day or year schedules.
o Utilizing available neighboring district space.
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B. Financing Alternatives
o Implementation of developer (SB 201) fees or impact fees to
provide for interim educational facilities, as a result of
overcrowding.
o Sale or lease of excess school district property to finance
renovation or new construction of required facilities.
o Implementation of the Leroy Green State School lease/purchase
law. The emphasis of the act is to reconstruct or replace those
existing school buildings which are educationally inadequate or
which do not meet present-day structural safety requirements and
to acquire new school sites and buildings for the purpose of making
them available to local school districts for the pubiis of the public
school system
o Mello-Roos Community Facilities Act. This act involves the
formation of a community facilities district to finance school
facilities construction through the use of bond monies. This type
of district must be approved by a majority of the registered voters
living within the Mello-roos district.
FINDING 3 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Findings - With the exception of the No Project Alternative, all
of the project alternatives would result in a demand for public services and
utilities. It is recognized, however, that the level of demands will depend on the
development intensity of the project alternatives.
These alternatives were evaluated in the EIR and considered during the course of
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
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The remaining, unavoidable significant effect is acceptable when, balanced against
facts set forth above and in the_Statement of Overriding Considerations attached
hereto.
FINDING 4 - Specific legal considerations make infeasible the mitigation measures
for school facilities identified in the final EIR.
Facts in Support of Finding - As a provision of the School Facilities Agreement of
January 27, 1986, The Irvine Compnay ("TIC") and the Tustin Unified School District
("TUSD") agreed that a condition be included in the ETSP by the City of Tustin that
final residential maps shall not be approved by the City until such time as TUSD and
TIC entered into the necessary agreements to enable TUSD to obtain financing for
the acquisition, construction or use of the necessary school facilities to accomodate
students generated by residential development of such maps. TUSD agreed that its
approval would not be unreasonably withheld. The foregoing provision is identified as
a mitigation measure in the Final EIR.
As an alternative, the Planning Commission proposed the following mitigation
measure:
"TUSD and TIC shall enter into the necessary agreements to enable the School
District to obtain financing for the acquisition, construction, and/or use of
school facilities necessary to accomodate the students generated by the East
Tustin residential development. Final approval of the residential maps shall be
contingent upon the agreement or in the absence of such an agreement, upon
the determination of the City Council".
Subsequently, TIC and TUSD have agreed to amend the School Facilities Agreement
to provide that TIC shall not cause a final builder residential map to be approved by
the City until such time as TUSD and TIC have entered into the necessary
agreements to enable TUSD to obtain financing for the acquisition, construction or
use of the necessary school facilities to accommodate students generated by
residential development if that map.
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Under the State Constitution and State law, the City of Tustin has discretionary
approval power over land use development within its jurisdiction, and may not legally
delegate such legislative power to third parties, such as TUSD. The adoption of the
mitigation measure identified in the Final EIR would, in effect, give TUSD veto
power over the approval of final residential maps based on some determination by
TUSD as to whether or not "necessary agreements" had been entered into. This
condition would amount to an unlawful delegation of the City's legislative powers.
The Planning Commission's proposed mitigation measure would involve the City in a
determination as to whether "the necessary agreements" had been entered into.
However, according to the School Facilities Agreement, as amended, this is a
determination to be made by TIC and TUSD, not by the City. Instead, the mitigation
measure adopted by the City Council acknowledges the School Facilities Agreement,
as amended, and allows the City to review the status of the implementatioon of that
Agreement at subsequent levels of project review and to retain its full discretion as
to all the factors, including the impact on schools, that must be taken into account in
determining whether to approve subsequent levels of project development.
Aesthetics and Visual Resources
Significant Effect - Development at the project site in itself, and in conjunction with
past, present and foreseeable future projects, will alter the visual character and
aesthetic qualities of the area.
FINDING 1 - Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental effect as.
identified in the final EIR.
Facts in Support of Finding - The land use plan, development regulations and design
guidelines incorporated in the East Tustin Specific Plan are intended to provide for
an aesthetically pleasing development and integrate development with the natural,
rural qualities of the area. Development in the northern hillside areas will be of a
low intensity and will be subject to hillside district guidelines which are intended to
help maintain the existing character of the area (see Attachment 1). The extension
of the proposed golf course through the central and southern portions at the site is
intended to maintain a significant open space character near areas of higher
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intensity land uses. In addition, the provision of extensive landscaping throughout
the site will enhance the aesthetic character of future development.
Additional specific mitigation measures may be required in conjunction with
subsequent technical studies required for further discretionary actions. The nature
of such studies and relationship to the project proposal are described in
Attachment 2.
All significant environmental effects that can feasibly be avoided have been
eliminated or substantially lessened by virtue of mitigation measures identified in
the final EIR and incorporated into the project or further discretionary actions as set
forth above.
FINDING 2 - Specific economic, social or other considerations make infeasible the
project alternatives identified in the final EIR.
Facts in Support of Finding - With the exception of the No Project Alternative,
development of the project site under any of the other project alternatives would
substantially alter the visual character of the study area, as well as the current
project proposal. The overall development character of the project site would most
likely be less intense under the Existing General Plan Alternative, as compared to
the current proposal, but would lack the aesthetic benefits of having a 150-acre golf
course integrated with urban development.
These alternatives were evaluated in the EIR and considered during the course of the
public review process. Said project alternatives were rejected in favor of the
current proposal for the reasons cited above as well as for reasons noted in
Attachment 3.
The remaining, unavoidable significant effect is acceptable when balanced against
facts set forth above and in the Statement of Overriding Considerations attached
hereto.
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ATTACHMENT 1
LIST OF MITIGATION MEASURES
Landform/Topography ,
1. Detailed grading plans (in conformance with established city procedures)
further defining project earthwork requirements, will be developed during
subsequent, more detailed levels of planning (i.e., site plan or tentative
tract map preparation stages) and will be subject to the review and
approval of the city.
2. All applicable policies of the Hillside District Guidelines in regard to
landform modifications will be applied in order to achieve a design concept
that minimizes grading and landform alteration impacts. (See Section 2.13
.and 2.14 of the Specific Plan text for a complete listing of applicable
policies). A partial listing of such concepts include the following:
• Cluster development to minimize grading impacts and/or retain natural
features.
• Design roadways to conform to existing topography, where feasible;
consider modified road standards to reduce adverse grading impacts.
• Grading should incorporate openslope areas (graded or natural) which
are landscaped and provide an appearance of a natural hillside.
• All graded slopes (cut or fill), including roadsides, should undergo
permanent re-vegetation in a timely manner to minimize chance of
erosion and siltation.
• The natural profile and landform character of the onsite knoll shown on
Exhibit 7 of the DEIR should be maintained.
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Geology
The mitigation measures for geologic impacts are principally standardized
engineering recommendations and will encompass the following:
3. Removal of colluvium, alluvium, topsoil, landslide debris and artificial fill
to suitable foundation earth materials will be required prior to placement
of fill in areas where these deposits occur. Specific grading
recommendations for removal depths will be determined as part of future,
more detailed geotechnical studies (see No. 3 below).
4. Further slope stability investigations, as recommended by the geotechnical
consultant, will be conducted pursuant to required future geotechnical
studies for the areas of potential slope instability within the proposed
limits of development. The level of detail will vary with the local
geologic conditions. In most cases, a subsurface geologic investigation will
be required to evaluate critical lithologic and structural geological
interpretations. In general, conclusions pertaining to slope stability in
these preliminary studies should be clearly presented and supported by
adequate geologic maps, cross-sections, and supporting engineering data.
Technical review for adequacy of all such reports should be accomplished
in accordance with current practice. Reviewing agencies have found that
compliance with Chapter 70 of the Uniform Building Code, which regulates
earthwork and grading, is important in the mitigation of slope instability
during the actual grading phase of development. Should unfavorable slide
conditions be encountered, they may be removed during grading or
stabilized by means of buttressing or reorientation of slope direction.
5. Detailed geotechnical and soils engineering reports will be prepared
subsequent to development of preliminary design layouts and final grading
plans(e.g., at the tentative tract map preparation stages). This report will
provide further, more detailed measures for treatment of excavational
(ripping) difficulties, surficial material removals, cut and flll slopes,
expansive soils, faults and liquefaction hazards (influencing the design of
roadway stream crossings).
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6. As part of the subsequent geotechnical studies currently in process,
additional analysis is being conducted to determine the exact status of the
El Modena fault. If it is concluded that the fault can be considered to be
active, additional detailed analysis shall be conducted to determine the
exact location and extent of the fault. This investigation will serve to
define the location and width of a structural setback zone for the fault.
7. All structures will be designed in accordance with the seismic design
provisions of the Uniform Building Codes to promote safety in the event of
an earthquake.
8. Erosion potential can be reduced by utilizing rapid developing planting
techniques (e.g., hydroseeding), replacement with cohesive soils not
subject to erosion, and construction of terrace drain systems.
Hydrology/Water Quality
9. The East Tustin Specific Plan-Drainage/Flood Control Concept Plan
incorporates improvements designed to alleviate existing onsite
drainage/flooding problems, as well as accommodate increased runoff
flows associated with proposed land uses. Many of the plans for onsite and
offsite drainage improvements are at a conceptual state only, due to the
absence of detailed project data at this time. At more detailed levels of
project planning (e.g., tentative tract map level), detailed drainage/
hydrology studies will address existing onsite drainage flooding problems
and increased runoff flows associated with proposed land uses, and will
incorporate proposed specific mitigation measures addressing these
drainage needs. Said studies shall demonstrate that proposed improve-
ments will ensure that the proposed development will not be subject to
drainage/flooding hazards, and the proposed improvements are integrated
and compatible with adjoining drainage facilities. These studies and
measures shall be submitted for review and approval by the Tustin Public
Works Department. As the overall plan is finalized, specific drainage
improvements for Peters Canyon Wash (F06), El Modena-Irvine Channel
(F07) and tributary county facilities (F07SO2, F07P35 and F07PO8) shall
be subject to review and approval by Orange County Environmental
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Management Agency - Flood Control District. Also, drainage
improvements proposed at the Santa Ana Freeway shall be subject to
review and approval by Caltrans, as appropriate.
10. Erosion control measures will be developed and incorporated into final
grading plans for the project to minimize potential increases in erosion and
sediment transport during the short-term construction phases. Such
measures could include the timely seeding of graded slopes, scheduling
major grading phases during the non-rainy season and the use of temporary
control measures, e.g., perimeter sandbagging. Said construction erosion
and sediment control plans for minimizing construction erosion will be
submitted to the City of Tustin for review and approval prior to issuance
of grading permits.
11. Development of.appropriate pollution control plans (e.g., a street sweeping
program, periodic storm drain system cleaning and developing landscape
plans which control the use of fertilizer and pesticides) will be prepared
and implemented as a condition of subdivision map approval by the
Planning Commission. Long-term erosion and sediment control within
proposed development areas will be provided with the installation of
downdrains, terrace drains and brow ditches as necessary, and the
continued maintenance of slope vegetation.
Biology
12. As provided for in the specific plan, developments within the northern
portion of the site, and especially In the hillside district areas, should
include open space areas left in a natural state where feasible.
13. Landscaping guidelines provided in the specific plan should be adhered to
in an effort to preserve notable floral features (e4., including but not
limited to eucalyptus windrow groves) where feasible; and supplement
remaining vegetation with similar or complementary plant species. .
14. Several neighborhood parks are proposed within the specific plan, however,
their enact location has not been determined at this time. Consideration
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should be given to selecting locations where notable biological features
can be incorporated into the park site. One example of such preservation
of biological features which is already incorporated into the project
proposal is the specific plan requirement that the onsite redwood grove be
retained in a neighborhood park or other public right-of-way.
15. Deed restrictions regulating the operation of motorized off-road vehicles
and limiting trail access into any open space areas should be considered for
protecting open space areas from potentially adverse influences.
16. If determined to be sound and feasible from a hydrology and engineering
standpoint, increasing the water supply of the freshwater marsh will occur
in order to increase the extent, health and diversity of this regionally
uncommon habitat. A functional freshwater marsh will enhance the
wildlife and aesthetic value of the local area.
17. Additional analysis regarding potential impacts to riparian habitat will
occur through the 1603 permit process (Streambed Alteration Agreement—
State Department of Fish and Game). This analysis will include identifying
specific measures intended to minimize impacts on significant biological
resources. The implementation of such mitigation measures can serve to
preserve significant or unique riparian habits. In addition to meeting, 1603
permit requirements, this process would also respond to the policy of the
Tustin Conservation-Open Space Element to "identify, designate and
preserve significant or unique riparian habitats."
18. Consideration should be given to leaving specimen-sized eucalyptus trees
in place wherever possible for their value as roosting and perching sites for
birds.
19. Revegetation should be accomplished on all graded and cut-and-fill areas
where structures or improvements are not constructed. Consideration
should be given to the use of drought-tolerant plant materials, especially
species native to the foothills and coastal plains of Southern California.
Native plant materials should be derived from local stocks.
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Cultural Resources
Archaeology
20. Additional testing of the five recorded archaeological sites located within
the study area will be conducted to determine the areal extent and
significance of the sites. Based on the findings of such testing, specific
mitigation measures will be developed and implemented as appropriate.
Mitigation measures utilized for cultural resources typically include one or
more of the following:
• Avoidance/Protection: Avoidance of a cultural resource can be the
most desirable form of mitigation from the perspectives of the devel-
oper, archaeological and Native American communities, however such
mitigation often poses a significant constraint to development plans.
• Data Recovery: A second form of mitigation may be the excavation
of a large enough subsurface sample to provide an adequate sample of
the resource in question. If an adequate sample exists to characterize
the archaeological site, mitigation, in some cases, is deemed
complete. This data collection phase at some sites may actually be
accomplished as a result of the preliminary test phase if the site is
small.
0 Excavation/Preservation: A third mitigation of archaeological
resources is a combination of both excavation and partial preservation
of a resource.
21. Should human remains of native American Indians be encountered during
the project, the County Coroner's office will be contacted pursuant to the
procedures set forth in Section 7050.5 of the Health and Safety Code.
Historical Architecture
22. The City of Tustin, County of Orange, and the applicant will evaluate the
historic district documentation to determine: (a) the precise boundary
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approved for the district; and (b) the historic significance of structures
located within the district.
23. Prior to issuance of any building, grading, or demoli ton permits, a
comprehensive documentation of the affected structures and area shall be
prepared by a qualified historian.
24. Prior to issuance of any building, grading or demolition permits, the local
historic society shall be notified and permitted to remove any artifact or
ephemora that illustrates the historic significance of the area or
structures.
Land Use
25. implementation of provisions within the East Tustin Specific Plan which
allow for the continuation of agricultural production activities within
portions of the site not subject to immediate development will serve to
delay the ultimate conversion of farmland/open space to urban uses (see
Section 3.8, Agricultural Resources).
26. Adherence to and compliance with the guidelines and provisions of the
East Tustin Specific Plan will facilitate the orderly development of the
project and mitigate the potential for land use conflicts.
Agricultural Resources
27. Provisions within the East Tustin Specific Plan allow agricultural
production activities to continue outside of areas of development, which
could serve to incrementally reduce and postpone impacts associated with
the loss of agriculture.
Socioeconomics
28. Housing program objectives presented in the Tustin Housing Element
include the construction of 600 affordable units (100 low income and 500
moderate income) within the East Tustin Specific Plan area by 1988. In
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preparing more detailed development plans for the project (i.e., tentative
tract map), the project sponsor should work closely with the City of Tustin
in identifying and implementing programs to achieve this objective.
Programs which should be considered in such efforts include:
• Bonding programs of the state and county to enable below market
interest rate construction and long-term financing of residential
development projects.
• Programs such as HUD Section 235 and California Housing Finance
Agency which provide interest reduction/below-market interest
mortgage loans for the purchase of new homes.
Transportation/Circulation
Table A provides a summary of the traffic mitigation measures proposed for the
project. A more detailed description of each mitigation measure is presented below.
29. Development of the East Tustin arterial street system should occur in
accordance to the proposed circulation plan identified in Section 3.10.2,
Impacts. This plan calls for the widening of existing arterials and the
construction of new facilities. The resulting system will support East
Tustin development and will also provide capacity for other traffic. In
concert with the Jamboree interchange noted below, it will also provide
relief to other city streets such as Red Hill Avenue.
30. An overcrossing of I-5 by Jamboree Road is currently on the Orange
County Master Plan of Arterial Highways (MPAH) and the City of Tustin
Arterial Highway Plan. This interchange is proposed as a key mitigation
measure for East Tustin. The interchange will provide more capacity than
will be used by East Tustin and hence will help relieve potential
deficiencies on the parallel Red Hill Avenue arterial corridor.
31. The discussion in the previous section noted that without through traffic,
the current four-lane section of Irvine Boulevard would be adequate for
City of Tustin traffic (including East Tustin). However, with the exception
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of this section, Irvine Boulevard is a major arterial and as such hL: a
functional role of carrying a certain share of regional traffic. Since East
Tustin contributes to the increase in traffic on this facility, the mitigation
measure is for some fair share contribution for its improvement to six
lanes to be provided by the project.
32. North-south traffic demands indicate that additional freeway crossings,
such as Browning and Old Myford may be needed to supplement Red Hill,
Jamboree and Myford. The need for Old Myford will largely depend on the
level of regional capacity that will be provided by the Eastern
Transportation Corridor (ETC) and on the selected bottleneck solutions. To
a lesser extent, it will also depend on whether the Browning overerossing is
retained in the city's circulation system. Hence, it is recommended as a
mitigation measure that adequate right-of-way for Old Myford to be
reserved north and south of I-5 until a final need determination can be
made. At that time, a suitable fair share finding mechanism can be
devised if the facility is needed, or the right-of-way could revert to other
uses if it is not needed. .
33. The East Tustin land use plan places residential uses adjacent to the.
existing residential areas bordering East Tustin. The intent is to provide a
continuity between the two areas rather than reinforce the present
border. One of the reasons for proposing two-lane connections from East
Tustin to the existing circulation system is to encourage this continuity,
providing convenient access into East Tustin from the existing residential
areas.
34. The degree to which thru traffic will use this route will depend on how
convenient it is to use the facility. Since the recommended plan leaves La
Colina as a local street then every effort should be made to discourage
thru traffic. A mitigation measure, therefore, is to implement a thru
traffic deterenee program as a condition of subdivision map approval. At
the Tentative Tract stage, the City and County will prepare a joint study,
examining the impacts and mitigation measures of the connection and
recommending specific :measures to deter thru traffic on this local street .
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TABLE A
SUMMARY OF TRAFFIC MITIGATION MEASURES
Location Mitigation Measure
East Tustin Arterial Widening: Irvine Boulevard (6-lane major)
Street System Bryan Avenue (4-lane primary)
Myford Road (6-lane major)
(I-5 to Irvine)
New Highways: Jamboree Road (6-lane major)
Myford Road (6-lane major)
(Irvine to Portola)
Myford Road (4-lane primary)
(North of Portola)
Laguna Road (4-lane collector)
Portola Parkway (4-lane primary)
Jamboree/I-5 Interchange 6-lane overcrossing and full directional
interchange.
Irvine Boulevard, Newport Proposed in city Traffic Study to be widened
Avenue to Browning Avenue to 6-lane major arterial. East Tustin to
contribute fair share of cost.
Old Myford Overerossing of I-5 Potential futurelink - depends on outcome of
ETC and Bottleneck studies. East Tustin to
preserve right-of-way until need for the link is
determined.
La Colina Traffic operations strategies to minimize thru
traffic (if the Bottleneck Study does not select
La Collna as a thru route).
34a. "That prior to the connection of Lower Lake Drive and Foothill Boulevard
in the specific plan area to existing roadways, a joint study be prepared
by the County of Orange and the City of Tustin to address the need for
those connections and, if such a need is found to exist, the impacts and
proposed mitigation measures associated with those connections."
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Air Quality
35. In the review of subdivision maps for the East Tustin Specific Plan the
City of Tustin will review the need and provisions for measures
incorporated into the project which serve to mitigate air pollutant
emissions. Such measures which may be appropriate for the proposed
project include:
A. Bicycle and pedestrian circulation facilities should be provided within
all projects so as to facilitate and provide direct connections to
project and neighborhood activity modes and to citywide bicycle
trails, and through footpaths for pedestrians.
B. Encourage the use of alternate transportation modes by promoting
public transit usage and providing secure bicycle facilities.
C. Provide mass transit accommodations; such as bus turnout lanes, park
and ride areas and bus shelters.
D. Construction activity dust generation shall be reduced through regular
watering as required by the SCAQMD Rule 403.
E. All projects within the East Tustin project area should comply with
"reasonable available control measures" of the South Coast AQMP
which include:
• H-4 Fleidble Work Schedules (for offices located in the project
area).
• H-23 Increased Bicycle/Pedestrian Facilities.
• H-35 Traffic Signal Synchronization.
• N-4 Energy-Conserving Street Lighting.
F. Provisions for and the encouragement of ridesharing would reduce air
quality impacts (and transportation/circulation impacts).
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Aeoustical Environment
36. The preliminary noise barrier recommendations delineated in Table 30
shall be considered within the development of more detailed project plans
(i.e., site plan, tentative tract map). Barriers used within the project site
could" be berm, wall or a combination berm and wall. Walls should not
contain holes or gaps, and should be constructed of slumpstone or other
masonry material. The noise barrier heights projected may be reduced
considerably through site design, such as setbacks from the roadways,
grade separations and exterior living area orientation. Final noise barrier
heights should be determined when final grading plans are developed that
show lot locations, house setbacks and precise pad elevations.
PRELIMINARY NOSE BARRIER RECOMMENDATIONS
Roadway Barrier Height (feet)
Bryan Avenue 4 to 6
Irvine Boulevard 5 to 8
Myford Road 5 to 8
Jamboree Road 5 to 8
Foothill Boulevard 0 to 5
Lower Lake Drive 0 to 5
Residential indoor mitigation measures can not be formulated until more
detailed site specific information is available. However, it should be noted
that areas along roadways listed in table above are of concern. Typically
buildings with open windows only provide 12 dBA outdoor and indoor noise
reduction. In areas where the noise level exceeds 57 CNEL the interior
standard of 45 CNEL will be achieved without additional measures. These
houses will be required to have closeable windows and mechanical
ventilation must be provided to replace the loss of natural ventilation.
Mechanical ventilation or a "summer switch" system as it is commonly
referred to, allows the use of the heater fan to circulate the room air with
fresh air. Additionally, buildings upgrades may need to be required, such
as additional glazing or wall construction.
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37. All residential lots and dwellings shall be sound attenuated against present
and project noise, which shall be the sum of all noise impacting the
project, so as not to exceed an exterior standard of 65 dB CNEL in outdoor
living areas and an interior standard of 45 dB CNEL in all habitable
rooms. Evidence prepared under the supervision of acoustical consultant
that these standards will be satisfied in a manner consistent with
applicable zoning regulations shall be submitted as follows:
A. Prior to the recordation of a final tract/parcel map or prior to the
issuance of grading permits, at the discretion of the city, an
acoustical analysis report shall be submitted to the Tustin Community
Development Department for approval. The report shall describe in
detail the exterior noise envronment and preliminary mitigation
measures. Acoustical design features to achieve interior noise
standards may be included in the report in which case it may also
satisfy "B" below.
B. Prior to the issuance of any building permits, an acoustical analysis r
report describing the acoustical design features of the structures
required to satisfy the exterior and interior noise standards shall he
submitted to the Tustin Community Development Department for
approval along with satisfactory evidence which indicates that the
sound attenuation measures specified in the approved acoustical
report(s) have been incorporated into the desgn of the project.
C. Prior to the issuance of any Certificates of Use and Occupancy, field
testing in accordance with the Title 25 regulations may be regired by
the Manager, Building Inspection Division, to verify compliance with
STC and IIC desgn standards.
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Public Services and Utilities
Police Protection Services
38. The project sponsor shall work closely with the police department to
ensure that adequate security precautions are implemented in the project.
The provision of adequate security precautions includes construction
phases of the project. Such security could include construction fences and
private security patrol. Police services to the development will be
enhanced through the provision of adequate street lighting, clearly marked
street names and building numbers and security hardware.
Fire Protection Services
39. The project sponsor shall work closely with the Orange County Fire
Department to ensure that adequate fire safety precautions are
implemented in the project. Specific fire protection needs will be
evaluated and provided for at the subdivision level of project processing.
40. All development in the Hillside District, generally most of the area north
of Racquet Hills Drive, shall be subject to the guidelines established in the
September 1976 Fire Protection Planning Task Force Report adopted by
the Orange County Board of Supervisors and entitled "Fire Hazard
Background Report and Recommendations For The Reduction of Fire
Hazard At The Natural Open Space/Urban Development Interface Orange
County, California." If this report is amended at a later date, the most
current amendments would be utilized, as appropriate.
41. Fire retardant roofing materials, Class A minimum shall be used on
structures occurring within the Hillside District.
Parks and Recreation
42. Development of park and recreation facilities proposed within the East
Tustin Specific Plan area will serve to minimize potential impacts on
existing park and recreation facilities, while serving the recreation needs
of residents of the project area.
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43. The following water conservation measures will be implemented as
required by state law:
o Low-flush toilets (Section 17921.3 of the Health and Safety Code).
o Low-flow showers and faucets (California Administrative Code,
Title 24, Park 6, Article 1, 720-1406F).
o Insulation of hot water lines in water recirculating systems (California
Energy Commission regulations).
o The project also will comply with water conservation provisions of the
appropriate plumbing code.
44. Landscape with low water-consuming plants wherever feasible.
45. Use mulch extensively, where feasible, in all landscaped areas. Mulch
applied to top of soil will improve the water-holding capacity of the soil by
reducing evaporation and soil compaction.
46. Preserve and protect existing trees where feasible. Established plants are
often adapted to low water conditions and their use saves water needed to
establish replacement vegetation.
47. Install efficient irrigation systems which minimize runoff and evaporation
and maximize the amount of water which will reach the plant roots. Drip
irrigation, soil moisture sensors and automatic irrigation systems are a few
methods of increasing irrigation efficiency.
Wastewater
48. Water conservation measures as those recommended in Section 3.13.7
would reduce wastewater flows from the site.
Mectricity
49. Building construction shall comply with the Energy Conservation Standards
set forth in Title 24 of the California Administrative Code.
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50. The following energy conservation techniques should also be considered:
• Energy efficient concepts in building layout, design and orientation,
such as the use of solar water and space heating technologies, should be
considered.
• Comprehensive planning for landscaping to complement new structures
and parking lots, thereby minimizing heating and cooling energy use.
• Walls, ceiling, floors, windows and hot water lines should be insulated
to prevent heat loss or gain.
• Energy efficient lighting (e.g., high pressure sodium outdoors and
fluorescent indoors) should be used rather than less efficient types of
lighting. Maximum use of natural lighting should be made during
edaylight hours.
51. It is strongly recommended that the developer consult with SCE during the
building design phase for further energy conservation measures.
52. The developers of the project will work closely with SCE on the
development and installation of electrical facilities.
53. Facilities will be placed underground wherever feasible.
Natural Gas
54. Building construction shall comply with the Energy Conservation Standards
set forth in Title 24 of the California Administrative Code.
55. Energy Conservation techniques should also be considered:
• Energy efficient concepts in building layout, design and orientation,
such as 'the use of solar water and space heating technologies, should
be considered.
• Comprehensive planning for landscaping to * complement new
structures and parking lots, thereby minimizing heating and cooling
energy use.
• Walls, ceiling, floors, windows and hot water lines should be insulated
to prevent heat loss or gain.
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56. It is recommended that the developer consult the Southern California Gas
Company for methods of conservation during building design phases.
57. The developer will consult with SCG during the design phase to ensure
efficient development and installation of natural gas facilities.
58. The developer will work with Pacific Bell Telephone to ensure adequate
lead time for efficient upgrading of facilities prior to construction.
Public Transportation
59. Setbacks should be kept to the minimum requirements in order to shorten
walking distances from stops to residents for transit riders.
60. Pedestrian and handicapped access should be provided through landscaping,
with accompanying breaks in barrier walls.
61. Passenger amenities, such as waiting areas, sidewalks, shelters and
benches should be provided at each stop.
Aesthetic and Visual Resources
62. In the hillside area measures set forth in the East Tustin Specific Plan,
Hillside District Guidelines will be implemented with project
development. The objective of design guidelines is to enhance the visual
harmony between existing landforms and the new development. The
summary below provides those district guidelines directly applicable to
visual resources. The Hillside District Guidelines can be found in their
entirety in Section 3.13 of the East Tustin Specific Plan.
A. Consideration should be given to the preservation or enhancement of
significant natural features which can be'seen from public places.
• Site buildings and align roadways to maximize public visual
exposure to major natural features such as the north-south Peters
Canyon ridgeline, the redwood/cedar grove, the knoll and major
tree stands where retained.
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• On slope areas generally steeper than 25 percent, typical padded
lot solutions should be avoided. Minimize grading by carefully
siting buildings and roadways to conform with the natural
topography.
• Structures should be sited so that roof slope follows slope of
natural grade.
B. Preserve the open space values of the central Peters Canyon ridge by
excluding buildings and overhead utility lines from being developed on
the top of the ridgeline and by careful siting of structures and
landscaping adjacent to the ridgeline.
• Site the top of roof lines and structure so that they occur below
the elevation of the ridgetop.
• Siting of proposed structures and the use of plant materials so that
the maximum concealment of cut slopes is created.
C. Where feasible, grading and siting practice should reflect the natural
topography of the land, and minimize creation of excessively large
level areas by grading.
• Where level pads are required, the pads should conform to the
direction of the contours when this type of solution does not
conflict with desirable drainage solutions.
• When feasible, where level areas are needed, grading concepts
should provide variety in the steepness of slopes and their
configuration. Where major recontouring is proposed, especially in
the lower, more gently sloping hillsides, the concept of contour
grading should be used to blend the graded slopes with the natural
undulating character of the hillside landform.
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D. Grading on hillside areas should soften hard edges left by cut-and-fill
operations where an adverse visual impact may occur.
o Create slopes, either cut or fill that are adjacent to roadways
should be graded in such a way that an undulating appearance in
the graded plane is provided, for a more pleasing visual appearance
to the road.
63. In the flatland area, measures included in the Urban Design Guidelines
section of the East Tustin Specific Plan (Section 2.12), should be
implemented with project development. These guidelines include
landscaping directly adjacent to the street right-of-ways.
Additional Mitigation Measures
64. "Prior to approval of a development agreement by the City of Tustin for
the East Tustin Specific Plan (ETSP) area, the development agreement
shall be reviewed in light of the ETSP EIR to assess whether the associated
impacts have been adequately addressed. If it is determined that
additional environmental documentation is required for the development.
agreement, said documentation shall be completed prior to the approval of
the agreement."
65. The Tustin Unified School District MUM") and The Irvine Company
("TIC") have entered into the School Facilities Agreement, dated January
27, 1986, as amended, which obligates both parties to cooperate in the
expeditious completion of one or more mitigation agreements to enable
TUSD to obtain financing for the acquisition, construction or use of the
necessary school facilities to accomodate students generated by
development of residential subdivisions. City will review the status of the
implementation of the School Facilities Agreement at subsequent levels of
project approvals, such as the approval of tentative builder residential
tract maps. City will address the impact of TIC's project on District
facilities at such time as TIC submits tentative builder residential tract
maps for approval. In processing any such future approvals for properties
within the East Tustin Specific Plan boundaries, City will not object to any
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legal action taken by the TUSD on the grounds that the CEQA statute of
limitation has run, provided however, that any such future actions are
brought within 30 days from the date the City causes to be filed a Notice
of Determination as to the approval of any such tentative builder
residential tract map.
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ATTACHMENT 2
FUTURE STUDIES
Consistent with the requirements of CEQA and the Guidelines, EIR 85-2 discusses
environmental effects in proportion to their severity and probability of occurrence.
To that end, the EIR recognizes that certain areas of impact from the proposed
project are unlikely to occur, or if potentially occurring, can be mitigated to a level
of insignificance by imposition of conditions to further levels of project approval
(i.e., subdivision maps, grading permits, etc.). Moreover it was determined in the
process of preparing EIR 85-2 that, given the level of specificity of planning for the
project, these impacts could be more comprehensively addressed coincident with the
detail to be required as part of future discretionary actions. The following
constitute the subsequent technical studies that will be needed and prepared
concurrent with further discretionary approvals, as appropriate, with respect to the
East Tustin Specific Plan development.
1. Geology and soil investigations, including additional analysis as to.the
activity status of the El Modena Fault.
2. Demonstration of the application of contour grading criteria.
3. Erosion and pollution (surface water) control plans.
4. Detailed hydrologic and flood control plans.
5. Archaeological/test-level investigations and final mitigation
recommendations.
6. Investigation of the potential historical significance of The Irvine
Company Agricultural Headquarters complex.
7. Detailed site-specific acoustical analyses.
8. Infrastructure engineering plans.
The City Council therefore finds, based upon all data currently available, that while
no significant adverse impacts beyond those discussed in EIR 85-2 are expected to be
discovered as a result of any of these subsequent, focused studies, the requirement
for such studies.as a condition to the East Tustin Specific Plan and the reservation of
the power to incorporate any measures required to mitigate any disclosed impacts to
insignificant levels in a timely manner, is itself adequate mitigation for any impacts
disclosed by such subsequent surveys and studies, however unlikely.
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ATTACHMENT 3
PROJECT ALTERNATIVES
Four alternatives to the current project proposal were identified and evaluated in
EIR 85-2 (see Section 6.0 of the DEIR). The following provudes a brief description of
the project alternatives and an explanation of why each one was rejected in favor of
the current project proposal.
Alternative 6.1, No Project would prevent development from occurring onsite and
would effectively preserve the existing agricultural and open space land uses at the
site for a limited number of years. As discussed in the DEIR, the continued use of
the site for agricultural open space uses is not a viable long-term use of the site, nor
is it consistent with the existing general plan which designates the site for urban
uses. As all environmental impacts would be avoided under this alternative, it is
clearly considered to be an environmentally superior option to the project. This
alternative was rejected, however, because it fails to provide for the objectives
established for the project, and is contrary to the goals, objectives and provisions of
the Tustin General Plan which designate the East Tustin area for urban development.
Alternative 6.3, Basting General Plan would allow the project site to be developed
under the existing general plan land use designations. Compared to the current
project proposal, the development of uses of a lower intensity would afford the
advantage of less traffic generation which in turn would result in less air pollutant
emissions and roadway noise increases. Although the traffic volumes would be less
under this alternative, the ability to adequately accommodate project traffic would
also be less, due to a smaller development base associated with this alternative; the
funding of major circulation improvements to serve the project and area wide traffic
would therefore become more difficult. The existing general plan land use
desgnations provide for very little commercial, employment and recreation uses to
support the residential development. Development under this alternative would not
provide for the variety of housing types as does the current proposal and would also
make the currently proposed 150-acre golf course/open'space area infeasible. Based
primarily on such land use balance considerations, this alternative was rejected In
favor of the current proposal
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Alternative 6.3, Maximum Residential Development provides for a greater number of
residential units and less commercial uses than the currently proposed project. The
relative advantages would include less traffic generation especially during peak
travel hours, less mobile source air and noise pollution and a greater contribution in
the number and type of units added to the city's existing housing stock. The
disadvantages include greater impacts on public services and utilities especially
public schools, greater demands on limited existing commercial and employment land
uses and the exposure of more dwelling units to existing noise sources, particularly
military aircraft noise. As the apparent disadvangates exceeded the advantages,this
alternative was rejected in favor of the current project proposal.
Alternatve 6.4, Maximum Commercual Development provides for more commercial
and less residential development than the current proposal. The primary advantages
of this alternative include greater local employment and shopping opportunities for
project residents and less of a demand on public schools. The disadvantages, which
serve as the reasons for rejecting this alternative, include increased traffic
generation especially during peak travel hours, increased mobile source air and noise
pollution and a higher intensity of development character than that of the local area.
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STATEMENT OF OVERRIDING CONSIDERATIONS
BACKGROUND
The California Environmental Quality Act (CEQA) and the State EIR Guidelines
(Section 15093 of the Guidelines) promulgated pursuant thereto provide:
"(a) CEQA requires the decision-maker to balance the benefits of a proposed
project against is unavoidable environmental risks in determining whether to
approve the project. If the benefits of a proposed project outweigh the
unavoidable adverse environmental effects, the adverse environmental effects
may be considered "acceptable."
(b) Where the decision of the public agency allows the occurrence of
significant effects which are identified in the final EIR but not at least
substantially mitigated, the agency must state in writing the reasons to support
its action based on the final EIR and/or other information in the record. This
statement may be necessary if the agency also makes the finding under Section
15091(aX2) or (W).
(c) If an agency makes a statement of overriding considerations, the state-
ment should be included in the record of the project approval and should be
mentioned in the Notice of Determination."
The Tustin City Council proposes to approve amendments to the General Plan Land
Use Element, Circulation Element and Seismic Safety Element, as well as a zone
change and a specific plan for the area referred to as the East Tustin.Specific Plan
site. Because the actions constitute a project under CEQA and the Guidelines, an
EIR has been prepared. The Final EIR (85-2) has identified certain unavoidable
environmental risks of the project. The City Council has considered the following
benefits of the proposed project, and has balanced those benefits against the
project's unavoidable environmental effects. The City Council hereby finds that the
following benefits outweigh the unavoidable environmental effects and are
overriding:
1. The East Tustin Specific Plan will provide a comprehensive and
coordinated development plan for the 1,740-acre study area.
2. The project responds to the city and county planning programs which
designate the site for urban land uses.
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3. The project represents a logical extension of urban services and facilities.
4. The project provides for residential, commercial, public, employment and
recreational uses of a greater long-term economic viability than that of
the current onsite agricultural uses.
5. The project, upon completion, will result in a net increase in annual
revenues to the city.
6. The project will provide increased housing, employment, shopping and
recreational opportunities within Tustin.
T. The project is complementary to existing and proposed land uses in the
project vicinity and community in general.
8. - The project provides for a variety of single-family and multifamily housing
types.
9. The project provides for major transportation/circulation improvements
which will not only serve the project site but will benefit area-wide traffic
movement as well.
10. The, project will provide the area with a major recreational facility, the
150-acre golf course.
11. Beyond meeting city park requirements, the project provides private
recreational facilities to meet onsite needs.
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STATE OF CALIFORNIA )
COUNTY OF ORANGE ) §
CITY OF TUSTIN )
MARY E. WYNN, City Clerk and ex-officio Cleric of the City Council of the City of
Tustin, California, does hereby certify that the whole number of the members of
the City Council of the City of Tustin is five; that the above and foregoing
Resolution No. 86-28 was duly and regularly introduced, passed and adopted at a
regular meeting oT—theCity Council held on the 17th day of March, 1986, by the
following vote:
AYES : COUNCILPERSONS: Edgar, Greinke, Hoesterey, Saltarelli
NOES : COUNCILPERSONS: Kennedy
ABSENT: COUNCILPERSONS: None
MARY E. WY N, City C ter
City of Tustin, California
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