HomeMy WebLinkAbout11 CODE AMENDMENT 2024-0006, SPA 2024-0005, 2024-0006-PARKING AND PRIVATE STORAGE STANDARDSDocusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
MEETING DATE
TO
FROM
Agenda Item 11
Rev
Initi
AGENDA REPORT City
Mang Q S
it Mana er
Finance Director N/A
FEBRUARY 18, 2025
ALDO E. SCHINDLER, CITY MANAGER
JUSTINA L. WILLKOM, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: CODE AMENDMENT 2024-0006, SPECIFIC PLAN AMENDMENTS 2024-
0005 AND 2024-0006 — MODIFICATIONS TO THE MULTI -FAMILY
RESIDENTIAL PARKING & PRIVATE STORAGE STANDARDS
CITYWIDE, AND IN THE DOWNTOWN COMMERCIAL CORE & RED HILL
AVENUE SPECIFIC PLANS
SUMMARY:
On October 22, 2024, the Planning Commission recommended that the City Council
adopt amendments to the multi -family residential parking and private storage
requirements in the Tustin City Code, Downtown Commercial Core Specific Plan and Red
Hill Avenue Specific Plan. The subject amendments implement policy actions addressing
potential barriers to housing production identified in an assessment of the Downtown
Commercial Core Specific Plan and Red Hill Avenue Specific Plan, which were presented
to the City Council in December 2023.
The proposed amendments would:
1. Implement a scalable parking requirement for multi -family residential development
based on the number of bedrooms per unit, subject to the development standards
within the Downtown Commercial Core Specific Plan, Red Hill Avenue Specific
Plan and Tustin City Code.
2. Allow tandem parking for resident parking spaces citywide. Tandem parking would
continue to be prohibited for guest parking.
3. Remove the requirement for private storage areas within the Downtown
Commercial Core Specific Plan and Red Hill Avenue Specific Plan, and remove
the citywide requirement for private storage cabinets within carports.
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City Council Agenda Report
Multi -family Residential Parking & Private Storage Amendments
February 18, 2025
Page 2
RECOMMENDATION:
That the City Council:
1. Conduct first reading by title only for Ordinance No. 1553, modifying the multi-
family residential parking and private storage requirements in the Downtown
Commercial Core Specific Plan and as specified (Specific Plan Amendment 2024-
0005), and set the second reading for the next available City Council meeting.
2. Conduct first reading by title only for Ordinance No. 1554, modifying the multi-
family residential parking and private storage requirements in the Red Hill Avenue
Specific Plan as specified (Specific Plan Amendment 2024-0006), and set the
second reading for the next available City Council meeting.
3. Conduct first reading by title only for Ordinance No. 1555, amending the multi-
family residential parking and carport storage requirements in the Tustin City Code
as specified (Code Amendment 2024-0006), and set the second reading for the
next available City Council meeting.
ENVIRONMENTAL ANALYSIS:
The proposed amendments to the Tustin City Code (TCC) (Code Amendment 2024-
0006), Downtown Commercial Core Specific Plan (DCCSP) (Specific Plan Amendment
SPA 2024-0005) and Red Hill Avenue Specific Plan (RHASP) (Specific Plan Amendment
(SPA) 2024-0006) are exempt from California Environmental Quality Act (CEQA) under
Section 15061(b)(3), because it can be seen with certainty that there is no possibility the
proposed amendments may have a significant effect on the environment. The proposed
changes would align development standards with current market conditions and would
not authorize any new physical development.
FISCAL IMPACT:
Staff anticipates that the recommended actions will result in a positive impact on the
General Fund, as they implement policy recommendations intended to encourage
residential development throughout the City. Not implementing the recommended actions
could result in a loss of development activity that would otherwise be attainable.
CORRELATION TO THE STRATEGIC PLAN:
The proposed amendments further the objectives of Strategic Plan Goal A — Economic
and Neighborhood Development, through implementing policy recommendations to
encourage residential development throughout the City.
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City Council Agenda Report
Multi -family Residential Parking & Private Storage Amendments
February 18, 2025
Page 3
APPROVAL AUTHORITY:
Pursuant to TCC 9295, regarding amendments to the TCC, the City Council shall hold a
public hearing upon receipt of the recommendation of the Planning Commission. After the
conclusion of such hearing, the City Council may, within one (1) year, adopt the proposed
amendment or any part thereof in such form as the Council deems desirable.
Pursuant to DCCSP Section 6.4, amendments shall be processed in the same manner
as the original approval of the specific plan, including review by the Planning Commission
and adoption by the City Council.
Pursuant to RHASP Section 6.10, amendments shall be processed in the same manner
as the original approval of the specific plan, including review by the Planning Commission
and adoption by the City Council.
BACKGROUND:
On December 5, 2023, the City Council was presented with an assessment of regulatory
barriers to development within the DCCSP and RHASP. The assessment, prepared by
Economic & Planning Systems (EPS), Inc., identified various potential development
constraints related to policy barriers within these specific plans, including barriers related
to multi -family residential parking and private storage requirements. The assessment
asserts that these standards are potentially discouraging new development and
investment in the DCCSP and RHASP areas. The City Council received and filed the
report and directed staff to explore potential policy changes to address the identified
barriers.
On July 9, 2024, at a workshop, staff presented to the Planning Commission an analysis
of nearby cities' multi -family residential parking and private storage requirements and
found that there was opportunity to modify the City's multi -family residential parking and
private storage requirements to be more competitive. The Planning Commission
supported the need to update these standards to better align with market conditions and
neighboring jurisdictions and directed staff to prepare amendments.
The proposed amendments revise the City's development standards to be consistent with
other jurisdictions by:
(TCC, DCCSP, RHASP) Implementing a scalable parking requirement for multi-
family residential development based on the number of bedrooms per unit, ranging
from 1.25 parking spaces for studios to 2.25 parking spaces for units with three (3)
or more bedrooms.
(TCC, DCCSP, RHASP) Allowing tandem parking for resident parking only, while
prohibiting tandem spaces for guest parking.
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City Council Agenda Report
Multi -family Residential Parking & Private Storage Amendments
February 18, 2025
Page 4
(DCCSP, RHASP) Removing the requirement of private storage areas, and (TCC)
removing the requirement for private storage within carports.
These proposed amendments are intended to make the City's parking and storage
standards more competitive and responsive to current real estate market conditions,
thereby supporting new multi -family residential development throughout Tustin.
On October 22, 2024, the Planning Commission recommended that the City Council
adopt the proposed amendments.
DISCUSSION:
Multi -Family Residential Parking Standards
Currently, the TCC, DCCSP, and RHASP require 2.25 parking spaces per unit for multi-
family residential development, which includes two (2) resident parking spaces per unit
and 0.25 guest parking spaces per unit, regardless of the size or number of bedrooms in
the unit. Staff recommends implementing a parking requirement that "scales" with the
number of bedrooms per unit, such that smaller units (less bedrooms) would require less
resident parking spaces. Staff is not recommending any changes to the number of guest
spaces required, currently at one (1) guest space for every four (4) units (Table 1). The
proposed revisions would provide parking requirements ranging from 1.25 spaces for
studios to 2.25 spaces for units with three (3) or more bedrooms, aligning Tustin's
standards with the City of Irvine, which has the most competitive (lowest) standard of
nearby cities. Attachment 1 to this report reflects the parking requirements of neighboring
cities.
TABLE 1
Proposed Scalable Parking Requirements
for Multi -Family Residential
Bedrooms per Unit
Resident Parking
Required/Unit
Guest Parking
Required/Unit
Total Parking
Required/Unit
Studio (0)
1.0 space/unit
0.25 spaces/unit
1.25 spaces/unit
One (1)
1.4 spaces/unit
0.25 spaces/unit
1.65 spaces/unit
Two (2)
1.6 spaces/unit
0.25 spaces/unit
1.85 spaces/unit
Three (3) or more
2.0 spaces/unit
0.25 spaces/unit
2.25 spaces/unit
Additionally, allowing tandem parking for resident spaces in multi -family developments,
while maintaining the prohibition of tandem parking for guest spaces would allow further
creative site design solutions while maximizing the number of units that can be built
onsite.
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City Council Agenda Report
Multi -family Residential Parking & Private Storage Amendments
February 18, 2025
Page 5
The proposed amendments will be incorporated into the TCC and, by reference, into the
DCCSP and RHASP to ensure consistency. This approach ensures that any future
changes to the scalable parking requirements in the TCC will automatically update the
specific plans without the need for a separate Specific Plan Amendment.
Private Storage Development Standards
Currently, both the DCCSP and RHASP mandate a minimum amount of private storage
be provided within the unit or incorporated into the private open space areas, such as
balconies and patios (Table 2). The amendment to the TCC is also to eliminate the
requirement for private storage within carports. The revisions to the TCC are appropriate
as carport storage is an outdated concept, and not currently required in any other nearby
city. Additionally, carports constructed in multi -family developments today are typically
pre-engineered large span solar arrays, which do not easily accommodate storage
cabinets for individual parking spaces.
TABLE 2
Proposed Modifications to
Private Storage Requirements
Document
Existing Requirement
Proposed Amendment
Carports must include 90
TCC
cubic feet of lockable storage
No lockable storage required.
space
Minimum 50 square feet of
enclosed storage per unit.
DCCSP
Enclosed storage counts
No enclosed storage required.
toward the private open space
requirement.
Minimum 90 cubic feet of
enclosed storage required per
RHASP
unit. Enclosed storage counts
No enclosed storage required.
toward the private open space
requirement.
The intent of the amendments is to provide developers with the flexibility to design multi-
family residential projects that optimize space and respond to market demands and
design preferences. By removing prescriptive storage requirements, developers can
make decisions that enhance project feasibility and align with design trends.
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City Council Agenda Report
Multi -family Residential Parking & Private Storage Amendments
February 18, 2025
Page 6
CONCLUSION:
The proposed amendments to the TCC, DCCSP, and RHASP are designed to modernize
Tustin's multi -family residential development standards by addressing regulatory barriers
identified in the December 2023 assessment by EPS, Inc. Therefore, the Planning
Commission recommends that the City Council have a first reading by title only for
Ordinances No. 1553, 1554 and 1555, and to schedule second reading for the next
regular City Council meeting, thereby amending the DCCSP, RHASP, and TCC as
proposed.
Signed by:
�� O. o
ED45DA2623B54A5...
Justina L. Willkom
Community Development Director
Signed by:
0916B787BBC64A9...
Jorge Maldonado
Associate Planner
Attachments:
Signed by:
C3F97677838E410...
Jay Eastman
Assistant Community Development
Director - Planning
1. Matrices of Parking Standards of Neighboring Cities
2. Planning Commission Minutes, October 22, 2024
3. Ordinance No. 1553 (Amendments to DCCSP)
a. PC Resolution No. 4503
4. Ordinance No. 1554 (Amendments to RHASP)
a. PC Resolution No. 4504
5. Ordinance No. 1555 (Amendments to TCC)
a. PC Resolution No. 4502
6. DCCSP/RHASP Policy Implementation Table
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Matrix 1-Updated
Multi -Family Parking Requirement
RENTALUNITS
Size
Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Residents
2
2
2
2
2
2
Tustin
Guests
0.25
0.25
0.25
0.25
0.25
0.25
TOTAL
2.25
2.25
2.25("
2.25
2.25
2.25
Residents
1 n
1.4
1.6('T)
2 c"
2 c"
2 c"
Irvine*
Guests
0.25
0.25
0.25 M
0.25
0.25
0.25
TOTAL
1.25
1.65
1 1.85
2.25
2.25
1 2.25
Total Cal.
1 covered+l
1 covered+l
1 1 covered+2
1 covered+3
1 covered+4
1 covered+5
Santa Ana
Guests
25 percent of total required parking shall be reserved for guests
TOTAL
2 (NT-E)
2 (NT-E)
3 ("1 E'
4 (NTE)
5 (NTE)
6 (NT-E)
Residents
1.2
1.7
2
2.4
2.7
3
Orange**
Guests
0.3
0.3
0.3
0.3
0.3
0.3
TOTAL
1.5 W-R)
2 (n-R)
2.3 (PTR)
2.7 WT-R>
3 ('TR)
3.3 (PTR)
Residents
1 (PT
1.75
2(PT)
2.75 (PT
3.5 (PT
4 (PT
Anaheim
Guests
0.25 mM
0.25
0.25 M
0.25
0.25 mM
0.25 mM
TOTAL
1.25
2
2.5
3
3.75
4.25
Residents
1.25 m"D
1.5 P'D
1.75 mD
2 mD
2 mD
2 mD
Fullerton
Guests
0.5
0.5
0.75
1 (NT)
1
1
TOTAL
1.75
2
2.5
3
3
3
Yellow cells represent the lowest parking standard by dwelling size (bedroom count).
Numbers are parking spaces required per unit
* Irvine: Assumes rental and low/moderate income units and carports. The resident parking standard for ownership units are
higher. Msitorparking standards are higher with resident garages.
"Orange: Assumes project has 50+DU&unenclosedparking for residents. Parking numbers are higher for projects with
less than 50 DU, or with resident parking in garages.
+ Santa Ana: Table revised 07-08-24 due to calculation error
NT. Tandem Parking not allowed
NT-E: Tandem Parking not allowed unless minor exception granted
PT: Tandem Parking permitte d
PT-R Tandem Parking permitted with discretionary review
Docusign Envelope ID: 1lA96A78-34D4-4488-B1A8-D7DA505A8514
Matrix2 - Updated
Multi -Family Parking Requirement
OWNERSHIP WITH ENCLOSED GARAGE PARHING
Size
Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
5 Bedroom
Residents
2
2
2
2
2
2
Tustin
Guests
0.25
0.25
0.25
0.25
0.25
0.25
TOTAL
2.25
2.25
2.25 mM
2.25
2.25
2.25 (Nn
Residents
1 n
1.5
2 (PT)
2 n
2("
2 (PT)
Irvine*
Guests
0.7m
0.7m
0.7("
0.7m
0.7("
0.7("
TOTAL
1.7
2.2
2.7
2.7
2.7
2.7
Total Cal.
1 covered+l
1 covered+l
1 covered+2
1 1 covered+3
1 1 covered+4
1 covered+5
Santa Ana
Guests
25 percent oftotal required parking shall be reserved for guests
TOTAL
2 (NT-E)
2 (NT-E)
3 (NT-E)
4 (NT-E)
5 (NT-E)
6 (NT-E)
Residents
1.4
1.9
2.3
2.6
3.1
3,6
Orange**
Guests
0.3
0.3
0.3
0.3
0.3
0.3
TOTAL
1.7 (PT-R)
2.2 (r=R)
2.6 (PT-R)
2.9 Wr-R)
3.4 (PT-R)
3.9 Wr-R)
Residents
1 n
1.75 P'n
2 mn
2.75 mn
3.5 n
4 (PT)
Anaheim
Guests
0.25
0.25 (ND
0.25 M
0.25
0.25 M
0.25 M
TOTAL
1.25
2
2.5
3
3.75
4.25
Residents
1.25
1.5 PT)
1.75 n
2 n
2 n
2 mn
Fullerton
Guests
0.5
0.5
0.75 M
1 (NT)
1 M
1 M
TOTAL
1 1.75
2
2.5
3
3
3
Yellow cells represent the lowest parking standard bydwelling size (bedroom count).
Numbers are parking spaces per unit
* Irvine: Assumes Ownership and resident garage parking. Resident parking numbers for rental and low/moderate income
units are lower; visitor parking numbers are lower for carports.
"Orange: Assumes project has enclosed parking for residents, and private driveways less than 18 feet in length. Parking
numbers would be lower for projects with resident parking in unenclosed spaces, or with private driveways of 18
feet in length.
+ Santa Ana: Table revised 07-08-24 due to calculation error
NT: Tandem Parking not allowed
NT-E: Tandem Parking not allowed unless minor exception granted
PT: Tandem Parking permitted
PT-R: Tandem Parking permitted with discretionary review
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
MINUTES
COUNCIL CHAMBER & VIDEO CONFERENCE
TUSTIN PLANNING COMMISSION
MEETING
OCTOBER 22, 2024
7:00 p.m. CALLED TO ORDER.
Present. ROLL CALL: Chair Higuchi
Commissioners Kozak, Mason, Mello
Absent Chair Pro Tern Douthit
PUBLIC INPUT:
Hurtado Hurtado confirmed no public comments received.
Approved the CONSENT CALENDAR:
Minutes of the
October 8, 2024
meeting.
Hurtado Hurtado confirmed no public comments received for the Consent
Calendar.
1. APPROVAL OF MEETING MINUTES— OCTOBER 8, 2024
That the Planning Commission approve the Minutes of the
October 8, 2024 Planning Commission meeting, as provided.
Motion: It was moved by Kozak, seconded by Mello, to approve the Minutes of
the October 8, 2024 Planning Commission meeting. Motion Carried: 4-
0-1.
Minutes — Planning Commission Meeting — October 22, 2024 — Page 1
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Adopted Reso
No. 4506, as
amended.
Wengert
AT11
2. CONDITIONAL USE PERMIT (CUP) 2024-0008
APPLICANT:
Monika & Nikhil Mather
Apex Health Providers
106 Pixel
Irvine, CA 92618
ENVIRONMENTAL:
PROPERTY OWNER:
Ayala Capital Group, LLC
Attn: Dean Azzeh
535 E. Main Street, Suite A
Tustin, CA 92780
This project is Categorically Exempt pursuant to Section 15301
(Class 1 — Existing Facilities) of the California Environmental
Quality Act.
REQUEST:
A CUP to authorize establishment of an urgent care clinic within a
3,458 square foot commercial tenant space addition to the
existing building.
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4506
approving CUP 2024-0008 to authorize the establishment of an
urgent care clinic within a multi -tenant commercial building.
Presentation given.
Mason Mason asked Wengert for more details on the off-street parking plan
for the proposed project, specifically regarding where patrons would
park.
Wengert Wengert referenced a PowerPoint slide to provide more details on the
proposed project's parking, including a prior parking study that shows
adequate public off -site parking. The applicant will be paying into the
Parking Exemption Program.
Minutes — Planning Commission Meeting — October 22, 2024 — Page 2
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Eastman Eastman clarified that the patrons would park on public streets or in a
nearby City lot. The City has already granted a waiver for five parking
spaces for retail use, but the proposed change in use requires an
additional waiver. Staff is confident there is sufficient parking,
considering adjacent on -street options.
Mello Mello asked about the in -lieu fee for parking as well as what the City is
doing with the in -lieu fee.
Willkom Willkom explained to the Commission the in -lieu fee is eighty dollars
($80) per space, per year (used for maintenance of on and off-street
parking, streets, street sweeping, etc.). This would allow nine additional
parking spaces.
Higuchi Higuchi inquired about the building's current status and the Master Sign
Program. He referenced Condition of Approval No. 1.3, questioning the
defined term of use established. He also asked whether the approval
date should be extended to accommodate construction that may take
more than 12 months.
Wengert In response to Higuchi's questions, Wengert stated building permits
have been issued as of November 2023 and construction is slated to
begin early 2025.
Willkom Willkom explained that the timeline aligns with the City's standard
condition for a new use going into an existing building, which is not the
case here. She noted that the addition's construction will take at least
one year; as such, she suggested modifying Condition of Approval No.
1.3 noting the 12-month period starts upon the addition's completion.
Hurtado Hurtado confirmed no public comments received.
Kozak Kozak made favorable comments regarding the project.
Mello Due to there being less public parking spaces and lack of a
comprehensive parking plan for the City, Mello was not in favor of the
project.
Mason Mason concurred with Mello regarding the City needing a comprehensive
parking plan, but she was in favor of the project.
Minutes — Planning Commission Meeting — October 22, 2024 — Page 3
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Higuchi Higuchi supported the off -site parking approach and encouraged
development in the DCCSP area. He advised sensitivity in the color
choice for urgent care building signage. He also reiterated the need to
revise Condition of Approval No. 1.3, stating that approval should expire
12 months after the building's final inspection or issuance of a Certificate
of Occupancy.
Motion: It was moved by Higuchi seconded by Kozak to adopt Resolution No.
4506, as amended. Motion Carried: 3-1-1. Mello dissented.
Adopted Reso. 3. CONDITIONAL USE PERMIT (CUP) 2024-0015, MOMENTOUS
No. 4507. SPORTS CENTER
APPLICANT:
Michael J. Rangel
Momentous Sports Center LP
14522 and 14524 Myford Road
Irvine, CA 92606
PROPERTY OWNER:
Mike Long
2741 Walnut LP
2741 Walnut Avenue
Tustin, CA 92780
LOCATION: 2741 Walnut Avenue (APN: 432-473-46)
ENVIRONMENTAL:
This project is Categorically Exempt pursuant to the California
Environmental Quality Act (CEQA) Section 15301 (Class 1).
REQUEST:
To establish a joint -use parking area at the property located at
2741 Walnut Avenue, Tustin, for employees of the Momentous
Sports Center, located in the City of Irvine's jurisdictional
boundaries (14522 and 14524 Myford Road) during weekday
evening and weekend tournaments.
RECOMMENDATION:
That the Planning Commission adopt Resolution No. 4507
approving CUP 2024-0015 to establish a joint -use parking at the
property located at 2741 Walnut Avenue, Tustin, for employees
of the Momentous Sports Center (MSC), located in the City of
Irvine's jurisdictional boundaries at 14522 and 14524 Myford
Road during weekday evening and weekend tournaments.
Minutes — Planning Commission Meeting — October 22, 2024 — Page 4
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Carver Presentation given.
Mello Mello mentioned a "golden event" where nearby office parking lots
display signs about parking fees, asking if this request aims to address
that issue or if those signs had already been considered in the planning.
Carver Carver explained that City staff has been working with the applicant for
several years, and this request is solely for employee and staff parking.
Momentous will not charge for parking at this site, as TCC prohibits it.
The site will have signage, attendants, and a parking management
strategy, with paid parking directed to lots in the City of Irvine.
Eastman Building on Carver's remarks, it was noted thatthe current business lacks
sufficient on -site parking for its operations. The City of Irvine has
tentatively approved off -site parking for Momentous to address this
shortage. One off -site parking location is on Momentous property in
Irvine, while the proposed site in the City of Tustin would be designated
for employees only, aiming to prevent overflow issues.
Higuchi Higuchi asked if the City of Tustin was pursuing the shared parking
agreement and if there was any history of code enforcement issues.
Carver The City of Irvine Planning Commission conditioned the applicant to
obtain a joint -use parking in the City of Tustin.
WiRom Willkom's response to Higuchi's questions generally included:
Momentous' success over the years resulted with more
tournaments/events; there have been some traffic issues (i.e. jaywalking,
cross traffic, etc.) in the past; the City of Irvine and Momentous have been
working on an amendment to the CUP to allow evening events and
weekend tournaments, provided they can supply the required parking
spaces; Momentous has worked with the City of Irvine in finding a
Location to satisfy a portion of the additional parking spaces required for
tournaments; while Momentous was able to find additional parking in
Irvine, some spaces to be dedicated for employees only are located in
Tustin; the City of Tustin and the City of Irvine agree the site in Tustin will
only be utilized for employee parking which will minimize the number of
jaywalkers; and will be safer for customers and participants to park.
Minutes — Planning Commission Meeting — October 22, 2024 — Page 5
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Mason Mason asked if Momentous is compensating the property owner for the
parking spaces. Her concerns included: lack of parking in the area; Tustin
needs to be more creative; and the employee parking will end up being
used by "everyone".
WiRom Momentous entered into a parking agreement, but staff is uncertain of
the compensation to the property owner.
Applicant David Kim, Director of Finance for Momentous, spoke on the following, in
general: the facility in question serves not only Irvine, and half of their
clientele are from Tustin; Momentous is a youth sports center used for all
children regionally including from Irvine and Tustin areas; Momentous
was able to use Rivian parking lot in Irvine that is across the street. This
site is used for overflow parking and it has a legal cross -walk; rarely do
Momentous and Rivian run out of available parking spaces; Momentous
is only asking to use spaces that are currently empty in the evening hours
and weekend on the Tustin side; and the parking spaces in question were
already approved to be used by the existing building owner when they
are not being used.
LSA/Applicant Ken Wilhelm, LSA, stated the following, in general: LSA worked with
Momentous on the traffic study; the parking demand for the Momentous
event has been satisfied with the 333 parking spaces on the Momentous
site (M-F); Momentous is seeking parking for approximately 17 weekday
tournaments throughout the year; to satisfy the total demand,
Momentous needs approximately 115 additional parking spaces;
previously had several agreements to share parking with surrounding
business owners; Momentous implemented a Parking Management Plan
for every tournamentto ensure only their participants are parking on -site
or at Rivian and the employees can access the Largo site, which is
currently not being used on weekends.
Kozak Kozak asked if there are legally binding parking agreements with other
business owners adjacent to the project site, and if Momentous
participants are aware of the parking situation.
Mr. Wilhelm Mr. Wilhelm stated there are currently onlytwo parking agreements with
the Largo and Rivian sites.
Higuchi Higuchi asked the applicant when Momentous' opened and why the
applicant is seeking shared parking now. If the Commission denies the
project, is there any negative effect on Tustin?
Minutes — Planning Commission Meeting — October 22, 2024 — Page 6
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Carver/ Carver added that Momentous requested a CUP modification with the
Applicant City of Irvine. Their Planning Commission considered the item two years
prior and the item was continued so the applicant could work with the
City of Tustin on joint -use parking. Recently, the City of Irvine Planning
Commission considered the item and approved the CUP modification,
which allowed for some modifications to the existing CUP. Any
tournament operator is given a parking agreement, and parking
information is shared with the teams, with regard to parking only being
allowed in Irvine, not Tustin. Participants are also encouraged to carpool.
Daudt Daudt re-emphasized to the Commission that the City of Irvine requires
the applicant to obtain the additional spaces. Absent the approval from
the City of Tustin, the applicant will need to return to City of Irvine with
other alternatives.
Hurtado Hurtado confirmed no public comments received.
Commission The Commission voiced their final comments regarding the item.
Motion: It was moved by Mello, seconded by Higuchi, to adopt Resolution No.
4507. Motion carried: 4-0-1.
Adopted Reso. 4. MODIFICATIONS TO THE MULTI -FAMILY RESIDENTIAL
Nos. 4502, PARKING & PRIVATE STORAGE STANDARDS CITYWIDE (CA
4503, 4504 2024-0006) AND IN THE DOWNTOWN COMMERCIAL CORE
(SPA 2024-0005) AND RED HILL AVENUE (SPA 2024-0006)
SPECIFIC PLANS
REQUEST:
Amendments to the Tustin City Code, Downtown Core
Commercial Specific Plan and Red Hill Avenue Specific Plan to
implement a scalable parking requirement for multi -family
residential development based on the number of bedrooms per
unit, allow tandem parking for resident spaces, remove the
requirement for private storage areas and private storage
Located within carports.
Minutes — Planning Commission Meeting — October 22, 2024 — Page 7
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RECOMMENDATION:
That the Planning Commission:
1. Adopt PC Resolution No. 4502, recommending that the City
Council adopt Ordinance No. 1555, amending the multi-
family residential parking and carport storage requirements
as specified (CA 2024-0006).
2. Adopt PC Resolution No. 4503, recommending that the City
Council adopt Ordinance No. 1553, modifying the multi-
family residential parking and private storage requirements in
the DCCSP as specified (SPA 2024-0005).
3. Adopt PC Resolution No. 4504, recommending that the City
Council adopt Ordinance No. 1554, modifying the multi-
family residential parking and private storage requirements in
the RHASP as specified (SPA 2024-0006).
Maldonado Presentation given.
Mello Mello asked if a moratorium for storage was active. He inquired on the
reduced storage requirements and what the basis was for the need for
the reduced storage space. He mentioned tandem parking being used
for storage due to the logistics of moving cars in and out.
Willkom Willkom confirmed the moratorium for self -storage business is still
active.
Maldonado In response to Mello's questions, Maldonado stated the intent of the EPS
study was to look at both the DCCSP and RHASP and identify any
requirements that might constrain residential development. Private
storage is required in the two specific plans, in addition to private open
space (i.e. balcony). That requirement was identified as potentially
causing a barrier to the residential development.
Eastman Eastman noted that, under current plans, developers can count private
storage areas towards private open space, which reduces actual open
space. EPS suggested either removing the storage requirement or
adjusting it to attract more developers. Additionally, he mentioned that
neighboring cities generally allow or have provisions for tandem parking,
as outlined in the staff report.
Minutes — Planning Commission Meeting — October 22, 2024 — Page 8
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Kozak Kozak voiced his concern of storage being removed, then what other
storage accommodations would be provided to the residents?
Eastman In response to Kozak's concern, Eastman stated the intent of the private
secured outdoor storage is to store items people would typically put on
their balcony or front porch (i.e. bicycle).
Higuchi Higuchi inquired if adopting these ordinances would prevent developers
from using density bonus law to access lower parking ratios under State
Law. He also asked about the maximum parking requirements if a
developer opted for density bonus law and whether they could request
a waiver or concession to allow tandem parking under this law.
Maldonado In response to Higuchi, Maldonado clarified that adopting the proposed
ordinances would not prevent a developer from using density bonus
parking requirements, provided the project includes sufficient affordable
units to qualify. He referred to the "Affordable Housing Parking" table in
the PowerPoint, which addressed Higuchi's question on density bonus
Law.
Daudt Daudt added, through the density bonus law, not only are you entitled to
the reduced parking ratios, but you can satisfy required parking through
tandem parking, which is not a waiver or concession. If you are using
density bonus law parking standards, that is one means of achieving the
parking ratios.
Public Michael Golden noted that tandem parking works only when two spaces
Comments. are assigned to one unit. Without careful planning, it can reduce effective
parking, eliminate carports, and shiftcosts from developers to the public.
He highlighted that it could add more cars to public streets, decreasing
available parking by at least 200 spaces, as seen at Enderle Center.
Gabriel Groen supported the item, favoring permit parking, flexible
pricing for metered spaces, and noted that public city lots and private
Land are underutilized.
Angela B. (via Zoom) emphasized that parking is a crucial resource,
especially for residents in multi -use areas, and expressed concern that
the benefits would primarily go to developers.
Mello Mello was in support of the item. His final comments included: parking
is an on -going issue the City has been dealing with and must be
Minutes — Planning Commission Meeting — October 22, 2024 — Page 9
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
addressed; single and multi -family residential areas being impacted
which is part of the housing policy crisis; private parking is heavily
underutilized; and the City needs to look for creative solutions to increase
parking spots.
Mason Mason concurred with Mello and spoke on the following, in general;
thanks to the public for their input; City of Orange has built several
parking lots/garages to support businesses in Old Town; Tustin needs a
comprehensive plan; Santa Clara and 171" Street parking issue; and this
issue has to be addressed in the next 12-18 months.
Higuchi Higuchi's final comments generally included: if there is a requirement in
the City's Ordinance referencing tandem parking, can both parking stalls
and the tandem parking be assigned to one unit?; consider a parking
program; residents need to reach out to the State legislature for policies;
State housing laws are powerful tools for developers; and is there a
requirement for 90 cubic feet of walkable storage space?
Maldonado Per Maldonado, presently, as written, there is no such requirement that
both parking spaces in a tandem parking configuration be reserved for
one unit. The requirement for 90 cubic feet of lockable storage space is
for carports (not garages), but the other aspects of the ordinance (i.e.
private storage requirements) could be provided in a garage. The
proposed amendments would leave storage up to the developer rather
than the City requiring the developer to provide the storage.
Motion: It was moved by Higuchi, seconded by Mason , to adopt Resolution No.
4502. Motion carried: 4-0-1.
Motion: It was moved by Higuchi, seconded by Mason, to adopt Resolution No.
4503. Motion carried: 4-0-1.
Motion: It was moved by Higuchi, seconded by Mason, to adopt Resolution No.
4504. Motion carried: 4-0-1.
8:48 p.m. Recessed the meeting.
8:54 p.m. Meeting reconvened.
Minutes — Planning Commission Meeting — October 22, 2024 — Page 10
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REGULAR BUSINESS:
Received & 5. OBJECTIVE DESIGN STANDARDS, WORKSHOP #2
filed.
This second workshop will focus on providing an overview of the
draft ODS and receiving recommendations from the Planning
Commission and stakeholders. Comments received at the
Planning Commission meeting will be considered and
incorporated into a final ODS document.
I.1XK019191a011111YANIus] 01
It is recommended that the Planning Commission receive and
file this staff report.
Alan Loomis Presentation given. He asked the Commission to provide feedback, if
any.
Eastman Eastman further explained the purpose of the workshop: intended to
avoid bad architecture, bad design; the City currently does not have
ODS; a City-wide document for multi -family residential; and once the
ODS are adopted, identifies what the intent will be.
Commission The Commission's questions/comments generally included: numbers
feedback. should be spelled out throughout the document; why is there no detail
on setbacks?; creating a document that reflects neighboring cities;
concern with adding new codes and the new language; Mello was not
in favor of the ODS document, but appreciated the open-endedness of
the document; he is glad the City is looking at different areas in Tustin;
be careful with the garages (can be functional, not cost prohibitive); the
difference between "standards" and "guidelines"; leaving leeway for
development; setbacks are already included within the municipal code;
trying to address design voids since not listed in the municipal code;
developers have provided feedback regarding the ODS; and ODS
needs to include definition if not defined in the municipal code.
The item was received and filed.
OTHER BUSINESS:
Minutes — Planning Commission Meeting — October 22, 2024 — Page 11
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Willkom Willkom was proud to announce the City would be receiving an award
regarding Historic Preservation Week on Thursday, October 241n
PLANNING COMMISSION COMMENTS AND REPORTS:
Kozak Kozak attended the OCTA Citizens Advisory Committee meeting on
October 151n
Mello Mello thanked City staff for the meeting items and great discussions with
his fellow Commissioners.
Mason Congratulations to City staff on the APA award for Historic Preservation
Week! Mason asked if there are any updates with regards to the Enderle
Center.
Willkom Willkom stated that the Enderle Center Rezone project is being
scheduled tentatively for the November 19, 2024 City Council meeting.
A potential buyer has reached out to the City and the buyer would like to
meet with the community to discuss potential vision for the Enderle
Center. City staff has reached out to the community members who have
shown interest with the project to give them the opportunity to meet with
the potential buyer.
Higuchi Higuchi also commended City staff for the APA award for Historic
Preservation.
9:45 p.m. ADJOURNMENT:
The next regular meeting of the Planning Commission is scheduled for
Tuesday, November 12, 2024.
Signed by:
D148F2601EF34A4...
ERIC HIGUCHI
Chairperson
Signed by:
E
0 ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
Minutes — Planning Commission Meeting — October 22, 2024 — Page 12
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
ORDINANCE NO. 1553
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, CALIFORNIA, APPROVING SPECIFIC PLAN
AMENDMENT (SPA) 2024-0005 TO AMEND THE DOWNTOWN
COMMERCIAL CORE SPECIFIC PLAN (SP-12) TO MODIFY
MULTI -FAMILY RESIDENTIAL PARKING AND PRIVATE
STORAGE REQUIREMENTS.
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 a Specific Plan Amendment (SPA) 2024-0005 was initiated by the
City to amend the Downtown Commercial Core Specific Plan (DCCSP;
SP-12) to modify multi -family residential parking requirements to match
the Tustin City Code (TCC) via reference, including the implementation of
a scalable parking requirement based on the number of bedrooms per
unit, and to remove the private storage requirement for multi -family
residential development.
B. That the purpose of the DCCSP adopted on July 3, 2018 by Ordinance
No. 1497, is to facilitate development of the specific plan area as a
walkable and bikeable commercial core with integrated mixed -use and
focused multi -family development.
C. That SPA 2024-0005 is consistent with Senate Bill 330, which prohibits a
county or city, from enacting a development policy, standard, or condition
that would have the effect of changing the land use designation or zoning
of a parcel or parcels of property to a less intensive use or reducing the
intensity of land use within an existing zoning district below what was
allowed under the general plan or specific plan land use designation and
zoning ordinances of the county or city as in effect on January 1, 2018, in
that the zoning of the properties in effect on January 1, 2018 were
commercially zoned, which allowed a mix of commercial and office uses,
but did not allow residential uses or mixed -use residential uses, which are
now allowed with the adoption of the DCCSP in July of 2018. SPA 2024-
0005 will not change the density or intensity of the specific plan.
D. That the proposed amendments comply with the Tustin General Plan in
that they comply with the following goal and policy:
Land Use Element Goal 2: Ensure that future land use decisions are
the result of sound and comprehensive planning.
Policy 2.2: Maintain consistency between the Land Use Element, Zoning
Ordinances, and other City ordinances, regulations and standards.
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Ordinance No. 1553
SPA 2024-0005
Page 2
SP-12 Goal 1: Market -Supported Development. Encourage new
development by providing for land uses that are economically viable for
developers and serve residents, workers, and visitors.
D. That a public hearing was duly called, noticed, and held on said
application on October 22, 2024, by the Planning Commission. Following
the public hearing, the Planning Commission adopted Resolution No.
4503 recommending that the Tustin City Council approve SPA 2024-0005
by adopting Ordinance No. 1553.
E. That on _, 2025, a public hearing was duly noticed and called
concerning SPA 2024-0005 (Ordinance No. 1553), and the public hearing
was held by the City Council.
F. That SPA 2024-0005 is not subject to the California Environmental Quality
Act ("CEQA"; Cal. Pub. Resources Code Section 21000 et seq.) pursuant
to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs.,
title 14, Section 15000 et seq.) because it can be seen with certainty that
there is no possibility that the activity in question may have a significant
effect on the environment.
SECTION 2. The Downtown Commercial Core Specific Plan is hereby amended by
modifying Section 5.3 Residential Development Standards — Tables 5.2
through 5.4 to read as provided for in Exhibit 1.
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.
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Ordinance No. 1553
SPA 2024-0005
Page 3
PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin
on this t" day of , 2025.
AUSTIN LUMBARD, MAYOR
ATTEST:
ERICA N. YASUDA, CITY CLERK
APPROVED AS TO FORM:
FDocuSigned by:
,:41�
brAM'S.'RENDIG,
City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1553
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. 1553
was duly and regularly introduced and read by title only at the regular meeting of the
City Council held on the t" day of , 2025, and was given its second reading,
passed and adopted at a regular meeting of the City Council held on the day of
, 2025, by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
COUNCILMEMBER RECUSED:
Erica N. Yasuda, City Clerk
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
RESOLUTION NO. 4503
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE
TUSTIN CITY COUNCIL APPROVE SPECIFIC PLAN
AMENDMENT (SPA) 2024-0005 TO AMEND THE DOWNTOWN
COMMERCIAL CORE SPECIFIC PLAN (SP-12) TO MODIFY
MULTI -FAMILY RESIDENTIAL PARKING AND PRIVATE
STORAGE REQUIREMENTS.
The Planning Commission finds and determines as follows:
A. That a Specific Plan Amendment (SPA) 2024-0005 was initiated by the
City to amend the Downtown Commercial Core Specific Plan (DCCSP; SP-
12) to modify multi -family residential parking requirements to match the
Tustin City Code (TCC) via reference, including the implementation of a
scalable parking requirement based on the number of bedrooms per unit,
and the removal of the private storage requirement for multi -family
residential development.
B. That the purpose of the DCCSP adopted on July 3, 2018 by Ordinance No.
1497, is to facilitate development of the specific plan area as a walkable
and bikeable commercial core with integrated mixed -use and focused
multi -family development.
C. That SPA 2024-0005 is consistent with Senate Bill 330, which prohibits a
county or city, from enacting a development policy, standard, or condition
that would have the effect of changing the land use designation or zoning
of a parcel or parcels of property to a less intensive use or reducing the
intensity of land use within an existing zoning district below what was
allowed under the general plan or specific plan land use designation and
zoning ordinances of the county or city as in effect on January 1, 2018, in
that the zoning of the properties in effect on January 1, 2018 were
commercially zoned, which allowed a mix of commercial and office uses,
but did not allow residential uses or mixed -use residential uses, which are
now allowed with the adoption of the DCCSP in July of 2018. SPA 2024-
0005 will not change the density or intensity of the specific plan.
D. That the proposed amendments comply with the Tustin General Plan in
that they comply with the following goal and policy:
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Resolution No. 4503
SPA 2024-0005
Page 2
Land Use Element Goal 2: Ensure that future land use decisions are the
result of sound and comprehensive planning.
Policy 2.2: Maintain consistency between the Land Use Element, Zoning
Ordinances, and other City ordinances, regulations and standards.
SP-12 Goal 1: Market -Supported Development. Encourage new
development by providing for land uses that are economically viable for
developers and serve residents, workers, and visitors.
E. That on October 8, 2024, a public hearing was duly called, noticed, and
held for SPA 2024-0005 by the Planning Commission.
F. The Planning Commission finds that the proposed SPA is not subject to the
California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code
Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA
Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it
can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the environment.
II. The Planning Commission hereby recommends that the City Council adopt
Ordinance No. 1553 approving SPA 2024-0005 attached hereto as Exhibit A, to
amend the DCCSP (SP-12) to modify multi -family residential parking
requirements to match the TCC via reference and to remove the private storage
requirement for multi -family residential development.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 22nd day of October 2024.
Signed by:
D148F2601EF34A4...
ESigned by: ERIC HIGUCHI
ushVA b, wiU6A Chairperson
ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
APPROVED AS TO FORM
E
Signed byU&Ad 00A.Al �
343ADCC69SE946B...
MICHAEL DAUDT
Assistant City Attorney
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Resolution No. 4503
SPA 2024-0005
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Justina L. Willkom, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California and that Resolution No. 4503
was duly passed and adopted at a regular meeting of the Tustin Planning Commission
held on the 22nd day of October 2024.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
ESigned by:
, Lksh" b. (AU6A
ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
Hiquchi, Kozak, Mason, Mello (4)
Douthit (1)
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514 Exhibit 1 to Ordinance No. 1553
Table 5.2 — Development Standards for Mixed Use Buildings within DA-1, DA-2, DA-3, DA-66 & DA-6C
MIXED USE BUILDINGS
Development Standards for
DA-1, DA-2, DA-3, DA-613 & DA-6C
These Development Standards shall apply to both the residential and commercial components of mixed use development
within DA-1, DA-2, DA-3, DA-613 and DA-6C. As indicated in Table 5.1. Residential Permitted Use Table, residential mixed use
requires approval of a discretionary Residential Allocation Reservation (RAR), in addition to any other entitlements required by
the project, as provided in Section 6.1.3, Entitlement Processes. See also Section 5.4, Residential Design Criteria, and Chapter 4,
Commercial Design Criteria, for commercial components of mixed use.
Mixed Use Development Standards
DA-1 & DA-2
DA-3, DA-613 & DA-6C
Building Setbacksl
Front setback
0 feet minimum
Interior side setback
From adjacent residential zone
5 feet minimum
From adjacent non-residential zone
0 feet minimum
Corner side setback
0 feet minimum
Rearsetback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone or alley
0 feet minimum
Building Height
(Parking structures below buildings, rooftop uses
3storiesmaximum
4 stories maximum
(including gardens, lounges, and pools/spas), and
First floor plate 16
(5 stories maximum adjacent to
architectural features (including chimneys and towers)
foot minimum
freeway)
shall not be included in the height measurement.)
First floor plate 16 foot minimum
Non -Residential Tenant Space Maximum
10,000 square
feet (applies
none
to DA-1 only)
Open Space (Per dwelling unit)
Both private and common open space are required as follows:
Private requires minimum depth of 4 ft. and includes
Minimum 100 sf private open space (�eas+s�iage€a+wiw'r
private patios, private balconies, private roof decks
4
Common includes courtyards, common balconies, common
Minimum 200 sf common open space
roof decks, pools/spas, recreation facilities, pedestrian paths
Parking Spaces See Sections2.3.2.1, Provisionsfor Reduced Parking and 6.3.3, Modification of Parking Standards
� ��aee5• j�Ei-•�MME'ii•FAg thRif 9R• �I�E• �AFIi%R 2HEIA52Ci•
Residential units
garageaK{aack+agse••
Per Tustin City Code
Guestparking
$.45srpaeepeed 44aeatedw+tHifl3B9€eefe€trR4Seared
Per Tustin City Code
Non-residential parking
Per Tustin City Code
Signage
Per Chapter 4, Commercial Design Criteria and
Tustin City Code
Landscaping
Per Chapter 4. Commercial Design Criteria, Section 5.4.
Residential Design Criteria and Tustin City Code
Public Open Space
Per Chapter 4. Commercial Design Criteria and Section 5.4.
Residential Design Criteria
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or the property line, to
the exterior wall of the closest structure.
2. On -site parking shall not be located between the street and the front of the building.
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
RESIDENTIAL PROVISIONS
Table 5.3 — Development Standards for Mixed Use Buildings within DA-4
MIXED USE BUILDINGS
Development Standards for
DA-4
These Development Standards shall apply to both the residential and commercial components of mixed use development with-
in DA-4. As indicated in Table 5.1, Residential Permitted Use Table, residential mixed use requires approval of a discretionary
Residential Allocation Reservation (RAR) entitlement, in addition to any other entitlements required by the project, as provided in
Section 6.1.3, Entitlement Processes. See also Section 5.4, Residential Design Criteria, and Chapter 4, Commercial Design Criteria,
for commercial components of mixed use.
Building Setbacks1
Front setback
0 feet minimum
Interior side setback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone or
0 feet minimum
alleyzone
Corner side setback
0 feet minimum
Rearsetback
From adjacent residential zone
10 feet minimum
From adjacent non-residential zone or alley
0 feet minimum
Building Height
(Parking structures below buildings, rooftop uses, (including
3 stories maximum
gardens, lounges, and pools/spas), and architectural fea-
First floor plate 16 foot minimum
tures (including chimneys and towers) shall not be included
in the height measurement.)
Non -Residential Tenant Space Maximum Size
10,000 square feet
Open Space (Per dwelling unit)
Both private and common open space are required as
follows:
Private requires minimum depth of 4 ft. and includes pri-
Minimum 100 sf private open space
vate patios, private balconies, private roof decks
Common includes courtyards, common balconies, common
Minimum 200 sf common open space
roof decks, pools/spas, recreation facilities, pedestrian paths
Parking Spaces See Sections 2.3.2.1, Provisions for Reduced Parking and 6.3.3, Modification of Parking Standards
Residential units
.,•+h•. ,,..610..ed Aitg,.age J"'l"•""..+- _
Per Tustin City Code
Guestparking
n 29 SP@G@ i �+ r .., +� inn c + Qf . + ,,,�
P@F+
Per Tustin City Code
Non-residential parking
Per Tustin City Code
Signage
Per Chapter 4, Commercial Design Criteria and Tustin City
Code
Landscaping
Per Chapter 4, Commercial Design Criteria, Section 5.4,
Residential Design Criteria and Tustin City Code
Public Open Space
Per Chapter 4, Commercial Design Criteria and
Section 5.4, Residential Design Criteria
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or the property line, to the
exterior wall of the closest structure.
2, On -site parking shall not be located between the street and the front of the building.
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Table 5.4 — Development Standards for Multi -Family Residential Buildings within DA-6A
MULTI -FAMILY RESIDENTIAL BUILDINGS
Development Standards for
DA-6A
These Development Standards shall apply to multi -family residential development within DA-6A. As indicated in Table 5.1,
Residential Permitted Use Table, multi -family residential requires approval of a discretionary Residential Allocation Reserva-
tion (RAR) entitlement, in addition to any other entitlements required by the project, as provided in Section 6.1.3, Entitlement
Processes. See also Section 5.4, Residential Design Criteria
Multi -Family Residential Development Standards DA-6A
Building Setbacks1
Front setback
5 feet minimum
Interior side setback
3 feet minimum
Corner side setback
5 feet minimum
Rear setback
5 feet minimum
Building Height
(Parking structures below buildings, rooftop uses (in-
2 stories maximum adjacent to a public street
cluding gardens, lounges, and pools/spas), and ar-
4 stories maximum in interior
chitectural features (including chimneys and towers)
5 stories maximum adjacent to freeway
shall not be included in the height measurement.)
Open Space (Per dwelling unit)
Both private and common open space are required as follows:
Private requires minimum depth of 4 ft. and includes
Minimum 100 sf private open space
private patios, private balconies, private roof decks
Common includes courtyards, common balconies, com-
Minimum 200 sf common open space
mon roof decks, pools/spas, recreation facilities, pedestri-
an paths
Parking Spaces See Sections 2.3.2.1, Provisions for Reduced Parking and 6.3.3, Modification of Parking Standards
Residential units
gapage OP papkiAg 54wetHFe
Per Tustin City Code
Guest parking
Per Tustin City Code
Landscaping
Per Section 5.4, Residential Design Criteria and Tustin City
Code
Note:
1. Setback shall be measured as the perpendicular distance from the ultimate street right-of-way line, or the property line, to
the exterior wall of the closest structure.
2. On -site parking shall not be located between the street and the front of the building.
1=11111 City of Tustin I Downtown Commercial Core Specific Plan 107
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
ORDINANCE NO. 1554
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, CALIFORNIA, APPROVING SPECIFIC PLAN
AMENDMENT (SPA) 2024-0006 TO AMEND THE RED HILL
AVENUE SPECIFIC PLAN (SP-13) TO MODIFY MULTI -FAMILY
RESIDENTIAL PARKING AND PRIVATE STORAGE
REQUIREMENTS.
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 a Specific Plan Amendment (SPA) 2024-0006 was initiated by the
City to amend the Red Hill Avenue Specific Plan (RHASP; SP-13) to
modify multi -family residential parking requirements to match the Tustin
City Code (TCC) via reference, including the implementation of a scalable
parking requirement based on the number of bedrooms per unit, and to
remove the private storage requirement for multi -family residential
development.
B. That the purpose of the RHASP adopted on November 6, 2018, by
Ordinance No. 1498, is to guide the development of the specific plan area
into an area that fosters economic development and supports multi -modal
transportation and housing opportunities.
C. That SPA 2024-0006 is consistent with Senate Bill 330, which prohibits a
county or city, from enacting a development policy, standard, or condition
that would have the effect of changing the land use designation or zoning
of a parcel or parcels of property to a less intensive use or reducing the
intensity of land use within an existing zoning district below what was
allowed under the general plan or specific plan land use designation and
zoning ordinances of the county or city as in effect on January 1, 2018, in
that the zoning of the properties in effect on January 1, 2018 were
commercially zoned, which allowed a mix of commercial and office uses,
but did not allow residential uses or mixed -use residential uses, which are
now allowed with the adoption of the RHASP in November of 2018. SPA
2024-0006 will not change the density or intensity of the specific plan.
D. That the proposed amendments comply with the Tustin General Plan in
that they comply with the following goal and policy:
Land Use Element Goal 2: Ensure that future land use decisions are
the result of sound and comprehensive planning.
Policy 2.2: Maintain consistency between the Land Use Element, Zoning
Ordinances, and other City ordinances, regulations and standards.
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Ordinance No. 1554
SPA 2024-0006
Page 2
SP-13 Goal 6: Implement parking standards that reflect verifiable demand
and consider future land uses in the area.
D. That a public hearing was duly called, noticed, and held on said
application on October 22, 2024, by the Planning Commission. Following
the public hearing, the Planning Commission adopted Resolution No.
4504 recommending that the Tustin City Council approve SPA 2024-0006
by adopting Ordinance No. 1554.
E. That on 2025, a public hearing was duly noticed and called
concerning SPA 2024-0006 (Ordinance No. 1554), and the public hearing
was held by the City Council.
F. That SPA 2024-0006 is not subject to the California Environmental Quality
Act ("CEQA"; Cal. Pub. Resources Code Section 21000 et seq.) pursuant
to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs.,
title 14, Section 15000 et seq.) because it can be seen with certainty that
there is no possibility that the activity in question may have a significant
effect on the environment.
SECTION 2. The Red Hill Avenue Specific Plan is
Section 4.4.3 Mixed -Use Developmen
SECTION 3. Severability
t
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.
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Ordinance No. 1554
SPA 2024-0006
Page 3
PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin
on this t" day of , 2025.
AUSTIN LUMBARD, Mayor
ATTEST:
ERICA N. YASUDA, City Clerk
APPROVED AS TO FORM:
DocuSigned by:
D -v 'F.I(ENDIG,
City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1554
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. 1554
was duly and regularly introduced and read by title only at the regular meeting of the
City Council held on the t" day of , 2025, and was given its second reading,
passed and adopted at a regular meeting of the City Council held on the _ day of
, 2025, by the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
COUNCILMEMBER RECUSED:
Erica N. Yasuda, City Clerk
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
RESOLUTION NO. 4504
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE
TUSTIN CITY COUNCIL APPROVE SPECIFIC PLAN
AMENDMENT (SPA) 2024-0006 TO AMEND THE RED HILL
AVENUE SPECIFIC PLAN (SP-13) TO MODIFY MULTI -FAMILY
RESIDENTIAL PARKING AND PRIVATE STORAGE
REQUIREMENTS.
The Planning Commission finds and determines as follows:
A. That a Specific Plan Amendment (SPA) 2024-0006 was initiated by the
City to amend the Red Hill Avenue Specific Plan (RHASP; SP-13) to
modify multi -family residential parking requirements to match the Tustin
City Code (TCC) via reference, including the implementation of a scalable
parking requirement based on the number of bedrooms per unit, and to
remove the private storage requirement for multi -family residential
development.
B. That the purpose of the RHASP adopted on November 6, 2018, by
Ordinance No. 1498, is to guide the development of the specific plan area
into an area that fosters economic development and supports multi -modal
transportation and housing opportunities.
C. That SPA 2024-0006 is consistent with Senate Bill 330, which prohibits a
county or city, from enacting a development policy, standard, or condition
that would have the effect of changing the land use designation or zoning
of a parcel or parcels of property to a less intensive use or reducing the
intensity of land use within an existing zoning district below what was
allowed under the general plan or specific plan land use designation and
zoning ordinances of the county or city as in effect on January 1, 2018, in
that the zoning of the properties in effect on January 1, 2018 were
commercially zoned, which allowed a mix of commercial and office uses,
but did not allow residential uses or mixed -use residential uses, which are
now allowed with the adoption of the RHASP in November of 2018. SPA
2024-0006 will not change the density or intensity of the specific plan.
D. That the proposed amendments comply with the Tustin General Plan in
that they comply with the following goal and policy:
Land Use Element Goal 2: Ensure that future land use decisions are the
result of sound and comprehensive planning.
Policy 2.2: Maintain consistency between the Land Use Element, Zoning
Ordinances, and other City ordinances, regulations and standards.
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Resolution No. 4504
SPA 2024-0006
Page 2
SP-13 Goal 6: Implement parking standards that reflect verifiable demand
and consider future land uses in the area.
E. That on October 22, 2024, a public hearing was duly called, noticed, and
held for SPA 2024-0006 by the Planning Commission.
F. The Planning Commission finds that the proposed SPA is not subject to the
California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code
Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA
Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it
can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the environment.
II. The Planning Commission hereby recommends that the City Council adopt
Ordinance No. 1554 approving SPA 2024-0006 attached hereto as Exhibit A, to
amend the RHASP (SP-13) to modify multi -family residential parking
requirements to match the TCC via reference and to remove the private storage
requirement for multi -family residential development.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular
meeting on the 22nd day of October 2024.
Signed by:
D148F2601EF34A4...
ERIC HIGUCHI
ESigned by: Chairperson
ksh" b, wiU60A
ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
APPROVED AS TO FORM
E
Signed by: Ulm 00A.Al �
343ADCC695E946B...
MICHAEL DAUDT
Assistant City Attorney
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Resolution No. 4504
SPA 2024-0006
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Justina L. Willkom, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California and that Resolution No. 4504
was duly passed and adopted at a regular meeting of the Tustin Planning Commission
held on the 22nd day of October 2024.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
ESigned by:
u.shvA b, OJ(' k6OA
ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
Higuchi, Kozak, Mason, Mello (4)
Douthit (1
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514 Exhibit 1 to Ordinance No. 1554
KttJ H t LL AVENUE TUSTI N
SPECIFIC PLAN RED HILLAYENUE
srEcietc er.nN
4.4.2 Commercial
Commercial development shall comply with the Development Standards as shown in Table 4-3 of this
Chapter, and the following standards;
A. Office uses shall be consistent with and complement the retail, mixed -use character of the RHASP.
B. Office uses shall not utilize street adjacent frontage at the ground floor, unless design and other
functional considerations maintain an active street interface similar to a retail commercial frontage.
4.4.3 Mixed -Use Development
Mixed -use projects are comprised of a complementary mix of land uses including, commercial retail,
office, and residential uses that are part of an integrated single development. Land uses may be
arranged vertically in multiple story buildings, or horizontally within separate buildings on a lot, site or
parcel.
Mixed -use projects shall combine residential uses with retail commercial/office uses. Mixed -use projects
may provide commercial and/or office space on the ground floor with residential units above, or
distributed horizontally on a project site in individual structures. Stand-alone residential uses are not
permitted to face onto Red Hill Avenue.
A. General Development Standards
1 . Trash Collection Areas. Trash collection areas shall be contained within an enclosed structure.
Trash collection areas shall be designed, located or screened so as not to be readily identifiable
from adjacent streets.
2. Loading and Storage Facilities. Commercial loading areas and trash collection areas shall be
located as far as possible from the on -site residential units and shall be completely screened from
view from adjacent residential, as well as other residential portions of the project. The location and
design of the trash collection areas shall ensure no potential nuisances such as odors and noise
or conflicts of vehicle accessibility from collection vehicles result. Sensitivity to adjacent residential
shall also be considered.
3. li+rat�#c3 saE-. _:_ _ _- $ettaic feyof-p ivat-s�sg� sac'e-s4;4prr'rdeei #ar
eetel CSTCBCY til o l dwa l'l i ng v" rl rY .
Exterior Lighting. Parking lot lighting and security lighting for the commercial uses shall be
appropriately shielded as not to spill over into residential areas. Illuminated commercial signs and
associated fixtures shall also be shielded to prevent light spillover onto adjacent residential uses as
well as residential portions of mixed -use projects.
Chapter 4 • Land Use and Development Standards
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RED C FIC [' kN
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4. Exterior Equipment. All exteriorly mounted equipment shall be screened from public view. Special
consideration shall be given to the location and screening of noise generating equipment (e.g., air
conditioning, exhaust fans, refrigeration units, alternative fuel stations, etc.) Noise reducing screens
and insulation may be required where equipment has the potential to impact residential uses.
a. Satellite dish systems must be screened from view on all sides through use of architectural
elements integrated into the design of the building
5.-6- Rooftop Equipment
a. Rooftop equipment, except solar energy equipment or alternative energy systems requiring
access to solar or wind, shall be completely enclosed on all sides or screened from view of
public rights -of -way.
b. All roof appurtenances including but not limited to, air conditioning units and
mechanical/electrical equipment shall be shielded and architecturally screened from view
from on -site parking areas, adjacent public streets, and adjacent properties. Screening should
be designed to be compatible with the architectural design of the building.
6.,z Open Space
a. A minimum private open space of 100 square feet shall be provided for each dwelling unit.
b. A minimum common open space of 200 square feet shall be provided for each dwelling unit.
C. A total of 300 square feet of combined private and common open space shall be provided.
If the design of a unit does not provide private open space, a minimum of 300 square feet of
common open space shall be provided for each unit.
d. Open space shall be provided as common and private space. A reasonable proportion of the
required open space shall include courtyards, pool/spa areas, rooftop decks, paseos and
other similar uses.
e. Open space and courtyards located in the commercial areas of mixed -use development shall
be accessible to residential occupants and visitors and shall not be counted towards the
required minimum common open space.
f. Landscaping and seating shall be permanently integrated into all required common open
spaces.
7,$- Hours of Operation. The Community Development Director may restrict the hours of operation of
nonresidential uses to mitigate adverse impacts to residential uses.
4-76 • November2018
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8.$. Landscaping
a. A minimum of 10 percent of the total commercial gross lot size shall be permanently
landscaped with a variety of live landscape, hardscape materials, and other design elements
(i.e. fountains, sculptures, planters, decorative rock, etc.). If a parking area that is within a
required setback is landscaped, the landscaped area may be counted toward meeting the
minimum landscaping area requirement for the project.
b. For the purposes of this section, permanent landscaping shall consist of landscaped areas at
the ground level.
c. Rooftop landscaping that is permanent, including "green roofs" that are permanently
landscaped, irrigated and usable by building tenants can be counted towards meeting required
landscape coverage.
d. Pedestrian walks and vehicular access ways shall be permitted in landscaped areas but shall
not be counted as landscaped areas.
e. Permanent and automatic irrigation facilities shall be provided in all permanent landscaped
areas except potted containers.
f. Landscaping shall be permanently maintained in substantial conformance with the approved
plan, including potted containers.
9.+4. Lighting
a. Lighting shall comply with the standards and provisions contained in the California Building
Code, as referenced in Section 8102 of the TCC, in addition to the following standards:
(i) Light poles for uncovered parking areas, vehicle access ways and walkways shall not
exceed a height of 16 feet, except that the maximum height on the rooftop of any parking
structure located on a lot adjacent to any residential zone shall not exceed a height of 8
feet.
(ii) The overall height shall be measured from the paved parking area surface to the
uppermost part of the light standard, including the light globe.
(iii) Lighting shall be directed onto the driveways, walkways and parking areas within the
development and away from adjacent properties and public rights -of -way. Appropriate
shields shall be incorporated into lighting fixtures to ensure lighting does not spill onto
adjoining properties.
10.E Parking for Flexible Format Retail in Mixed -Use Development
a. Flexible Format Retail shall be defined as an enclosed space within a development project
that permits residential and/or commercial uses and may be used as such depending on
Chapter 4 • Land Use and Development Standards
November2O18 • 4-77
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REDHIEEAVENUE
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market conditions and the preferences of the owner or tenant. Flexible Format Retail is
intended to be occupied by business operators who live in the same structure that contains
the commercial activity. Flexible Format Retail is intended to function in whatever capacity is
deemed appropriate for the owner or tenant and must be consistent with the Specific Plan
and per California Building Code requirements.
11.44-Applicability and Allowed Uses. The provisions of this section shall apply to Flexible Format Retail
development as permitted by Table 4-1, Permitted Land Use and Activities. The nonresidential
component of Flexible Format Retail shall only be a use permitted in accordance with Table 4-1,
Permitted Land Use and Activities, of this Specific Plan.
12.+4-Limitations on Use. Flexible Format Retail shall not be established or used in conjunction with any
of the following activities or any use deemed prohibited per the TCC or determined by the
Community Development Director to be not allowed:
a. Adult businesses;
b. Vehicle maintenance or repair (e.g., body or mechanical work, including boats and
recreational vehicles), vehicle detailing and painting, upholstery, etc.;
c. Storage of flammable liquids or hazardous materials beyond that normally associated with a
residential use; and
d. Other activities or uses, not compatible with residential activities and/or that have the possibility
of affecting the health or safety of residents, because of dust, glare, heat, noise, noxious gasses,
odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials,
processes, products, or wastes, as determined by the Community Development Director.
13.+4-Development Standards. The following development standards shall apply to Flexible Format
Retail:
a. Location of Flexible Format Retail. The location of Flexible Format Retail Space is limited to the
following:
(i) Flexible Format Retail shall be limited to the ground floor directly facing a public sidewalk
or internal circulation path.
(ii) Flexible Format Retail shall be designed as independent non-residential space.
(iii) Flexible Format Retail shall be limited to occupy no more than 50% of the total assignable
square feet of a mixed -use project.
4- I8 • November2018
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b. Street Frontage Treatment. Flexible Format Retail shall only contain commercial at the ground
level when fronting Red Hill Avenue, and shall have a pedestrian -oriented frontage that
publicly displays the interior of the nonresidential or intended nonresidential areas of the
structure.
c. Access to Flexible Format Retail. Where more than one Flexible Format Retail unit is proposed
within a single structure, each Flexible Format Retail shall be separated from other Flexible
Format Retail space and other uses in the structure. Access to Flexible Format Retail space
shall be from common access areas, corridors, or hallways and shall be clearly identified to
provide for emergency access.
d. Notice to Occupants at Occupancy. The owner or developer of any structure containing
Flexible Format Retail shall provide written notice to all adjacent occupants and users on the
subject property that the surrounding area may be subject to levels of dust, fumes, noise, or
other impacts associated with commercial uses at higher levels than would be expected in
more typical residential area.
e. Integral layout. The living space within the Flexible Format Retail unit shall be complementary
in design and function of the space, with direct access between the two areas.
f. The Flexible Format Retail space shall be assigned only one street address.
14.;--'+.-Sale or Rental of Flexible Format Retail. No portion of a Flexible Format Retail unit may be
separately (i.e. independently) sub -leased or sold.
a. For Sale units shall be required to establish Conditions, Covenants, and Restrictions (CC&Rs)
as part of the property's Joint Owner's Association documents to address limitations on the
subleasing, renting and other similar transactional issues.
15.4-6-Findings for Flexible Format Retail. The approval of a Flexible Format Retail Space shall be subject
to the following findings:
a. The establishment of Flexible Format Retail will not conflict with nor inhibit other uses in the
area where the project is proposed.
b. All commercial components of the Flexible Format Retail shall be built to commercial
standards.
c. The use of the Flexible Format Retail shall provide for active commercial frontage at the ground
level.
Chapter • Land Use and Development Standards November2018 • 4-79
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b. Parking spaces to serve residential uses shall be specifically designated and shall be reserved
for the exclusive use of the residents.
c. If structured parking is provided for the entire complex, separate dedicated and accessible
areas shall be provided for residential and commercial uses.
d. Separate site access drives shall be provided for the residential uses and commercial uses
whenever possible.
e. Security gates shall be strongly encouraged for access to residential uses and residential
parking areas, as well as for securing commercial parking areas when businesses are closed.
Land Use Type Resident Parldng Guest Parking (4) Total Parking Required (1) (2)
Per Tustin City Code Per Tustin City Code Per Tustin City Code
Residential 2.9 HH4 26 5158__4109:4
Non -Residential Refer to TCC standards for non-residential use types
(1) Total parking spaces required shall be rounded up to the nearest whole number.
(2) Joint use parking shall be permitted subject to the requirements of Chapter 4 of this Specific Plan. Development application requesti
joint -use parking shall require a parking management plan subject to the requirements of Chapter 4.
(3) Applicants may propose alternative parking standards when an applicant believes the proposed development supports consideration
alternative parking standards. Applicants must provide a parking demand analysis supporting the proposed alternative standards, subj
to the requirements of Chapter 4 of this Specific Plan.
(4) Guest parking per dwelling unit shall be located on -site or within 500-feet of the property. No tandem parking is permitted.
C. Alternative/Shared Parking
Alternative Shared Parking Standards. Applicants may propose alternative shared parking standards for
parcels with a mixed -use development or development that is utilized at non-traditional hours. The number
of off-street parking spaces is stated in Article 9, Chapter 2, Part 6 of the TCC and Table 4-4, Parking
Standards for Mixed -Use Residentia/and Non-Residential/Commercial Development, of this Specific Plan.
Alternative standards for parking shall be considered by the Planning Commission and applicants shall be
required to comply with the following procedures:
Mixed -use alternative parking standards are alternatives to required parking as specified in the
Specific Plan and the TCC and shall only be permitted where shared parking is to be
authorized/approved.
2. Requests for Shared Parking. The utilization of shared parking facilities within the RHASP area is
encouraged. Shared parking standards are based on the assumption that patrons will use a single
parking space for more than one destination in certain locations within the Specific Plan area and
that the parking space will be open and available for short-term parking to serve different uses
which may have different peak hours.
Chapter 4 • Land Use and Development Standards November2018 • 4-27
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
ORDINANCE NO. 1555
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUSTIN, CALIFORNIA, AMENDING VARIOUS SECTIONS OF
TUSTIN CITY CODE ARTICLE NINE (LAND USE) TO MODIFY
MULTI -FAMILY RESIDENTIAL PARKING AND CARPORT
STORAGE REQUIREMENTS (CODE AMENDMENT (CA) 2024-
0006)
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 in 2022, the City of Tustin initiated an assessment of the Downtown
Commercial Core Specific Plan (DCCSP) and Red Hill Avenue Specific Plan
(RHASP) to identify barriers to development and align regulations with current
market conditions to spur development.
B. That on December 5, 2023, the assessment results presented to the City
Council identified that existing residential parking and private storage
requirements in the DCCSP and RHASP were barriers to multi -family
residential development.
C. That these barriers are also present in the Tustin City Code (TCC), affecting
the feasibility of multi -family development citywide under current zoning
regulations.
D. That CA 2024-0006 proposes to implement citywide modifications based on
the findings of the DCCSP and RHASP assessment, including scalable parking
requirements for multi -family residential units based on bedroom count,
allowance of tandem parking for residents, and the removal of mandatory
private storage requirements.
E. That the proposed amendments comply with the Tustin General Plan in that
they comply with the following goal and policy:
Land Use Element Goal 2: Ensure that future land use decisions are the
result of sound and comprehensive planning.
Policy 2.2: Maintain consistency between the Land Use Element, Zoning
Ordinances, and other City ordinances, regulations and standards.
F. The Planning Commission finds that the proposed CA is not subject to the
California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code
Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA
Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it can
Docusign Envelope ID: 11A96A78-34D4-4488-B1A8-D7DA505A8514
Ordinance No. 1555
Page 2
be seen with certainty that there is no possibility that the activity in question
may have a significant effect on the environment.
G. That on October 22, 2024, the Planning Commission adopted Resolution No.
4502, and recommended that the City Council adopt Ordinance No. 1555,
approving CA 2024-0006.
H. That on , 2025, a public hearing was duly noticed, called, and
held by the City Council on CA 2024-0006.
SECTION 2. Section 9263(g), Table 1 of Chapter 2 of Article 9 of the TCC (Off -Street
Parking Required) is hereby amended to read as follows (new text underlined, deletions
In strikethFe unh):
housingMultifamily
M1.
The number of required parking spaces for multifamily
housing shall be the total number of spaces based
on the number of bedrooms within each unit:
• Studio units: 1 space per unit
• One -bedroom units: 1.4 spaces per unit
• Two -bedroom units: 1.6 spaces per unit
• Three -bedroom or more units: 2 spaces per unit
Additionally, one (1) unassigned quest parking
spaces shall be required per every four (4) units.
Tandem parking is permitted only for resident
parking, with the specific assignment of spaces
managed at the discretion of the property manager.
Tandem parking is prohibited for quest parking.
SECTION 3. Section 9266(g) of Chapter 2 of Article 9 of the TCC (Development
Standards for Off -Street Parking) is hereby amended to read as follows (new text
underlined, deletions in strokethro urrh):
g Design for Carports and Garages.
1. Carports/covered parking shall have a solid roof structure that completely
covers a carport parking stall. LoGkablestorage space of at least ninoty (an)
cubiG feet shall be provided On carperts- The provision of lockable storage
space within the carport is optional and, if provided, shall be designed and
maintained so as not to obstruct vehicle access to the required parking
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space (see Figure 1). Carports shall be screened from public view by a solid
wall.
SECTION 4. Section 9297 of Chapter 2 of Article 9 of the TCC (Definitions) is hereby
amended to read as follows (new text underlined, deletions in strikethro irvh):
"Carport" means a permanent, roofed structure, used for automobile
shelter and automobile storageOn addition moo -the IGGkable storage
hereinafter specified e-"oh,lo usable aR QEEess le storage space of
at load ninety (90) ni phiG foot shall be provided in all narnnrFc
SECTION 5. Effective Date. This Ordinance shall take effect on the 31St day after its
adoption. The City Clerk or his or her duly appointed deputy shall certify to adoption of
the Ordinance and cause this Ordinance to be published as required by law.
SECTION 6. Severability. If any section, subsection, sentence, clause, phrase or
portion of this Ordinance is for any reason held out 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, 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 for the City of
Tustin on this day of 12025.
AUSTIN LUMBARD, Mayor
ATTEST:
ERICA N. YASUDA, City Clerk
APPROVED AS TO FORM:
FDocuSigned by:
,,yt-
D /4a,&,K&N D I G ,
City Attorney
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Ordinance No. 1555
Page 4
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF TUSTIN )
CERTIFICATION FOR ORDINANCE NO. 1555
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. 1555 was duly
and regularly introduced and read by title only at the regular meeting of the City Council
held on the day of , 2025, and was given its second reading, passed and
adopted at a regular meeting of the City Council held on the _t" day of , 2025, by
the following vote:
COUNCILMEMBER AYES:
COUNCILMEMBER NOES:
COUNCILMEMBER ABSTAINED:
COUNCILMEMBER ABSENT:
COUNCILMEMBER RECUSED:
Erica N. Yasuda, City Clerk
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RESOLUTION NO. 4502
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE
CITY COUNCIL ADOPT ORDINANCE NO. 1555, AMENDING
VARIOUS SECTIONS OF TUSTIN CITY CODE ARTICLE NINE
(LAND USE) TO MODIFY MULTI -FAMILY RESIDENTIAL
PARKING AND CARPORT STORAGE REQUIREMENTS (CODE
AMENDMENT (CA) 2024-0006)
The Planning Commission of the City of Tustin does hereby resolve as follows:
The Planning Commission finds and determines as follows:
A. That in 2022, the City of Tustin initiated an assessment of the Downtown
Commercial Core Specific Plan (DCCSP) and Red Hill Avenue Specific
Plan (RHASP) to identify barriers to development and align regulations with
current market conditions to spur development.
B. That on December 5, 2023, the assessment results presented to the City
Council identified that existing residential parking and private storage
requirements in the DCCSP and RHASP were barriers to multi -family
residential development.
C. That these barriers are also present in the Tustin City Code (TCC), affecting
the feasibility of multi -family development citywide under current zoning
regulations.
D. That CA 2024-0006 proposes to implement citywide modifications based on
the findings of the DCCSP and RHASP assessment, including scalable
parking requirements for multi -family residential units based on bedroom
count, allowance of tandem parking for residents, and the removal of
mandatory private storage requirements.
E. That the proposed amendments comply with the Tustin General Plan in that
they comply with the following goal and policy:
Land Use Element Goal 2: Ensure that future land use decisions are the
result of sound and comprehensive planning.
Policy 2.2: Maintain consistency between the Land Use Element, Zoning
Ordinances, and other City ordinances, regulations and standards.
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PC Resolution No. 4502
October 22, 2024
Page 2
F. The Planning Commission finds that the proposed CA is not subject to the
California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code
Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA
Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it
can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the environment.
The Planning Commission hereby recommends that the City Council adopt
Ordinance No. 1555, amending various sections of Article 9 (Land Use) of TCC
related to multi -family residential parking and carport storage requirements (CA
2024-0006), attached hereto as Exhibit A.
PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held
on the 22nd day of October 2024.
Signed by:
D148F2601EF34A4...
ERIC HIGUCHI
Chairperson
ESigned by:
, txS6" b. (AUJOA
ED45DA26231354A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
APPROVED AS TO FORM:
Signed by:
343ADCC695E946B...
MICHAEL DAUDT
Assistant City Attorney
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PC Resolution No. 4502
October 22, 2024
Page 3
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, JUSTINA L. WILLKOM, the undersigned, hereby certify that I am the Planning
Commission Secretary of the Planning Commission of the City of Tustin, California; that
Resolution No. 4502 duly passed and adopted at a regular meeting of the Tustin Planning
Commission, held on the 22nd day of October 2024.
PLANNING COMMISSIONER AYES:
PLANNING COMMISSIONER NOES:
PLANNING COMMISSIONER ABSTAINED:
PLANNING COMMISSIONER ABSENT:
ESigned by:
, txS6" b. (AUJOA
ED45DA2623B54A5...
JUSTINA L. WILLKOM
Planning Commission Secretary
Higuchi, Kozak, Mason. Mello (4)
Douthit (1)
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Near/Mid/Long Term Goal
Program
Policy0ptionOption
Description
Preliminary residential
Reduce Plan Area residential parking ratios from 2.25 to
Ordinance goingto CC
Near Term
1.1
parking standards update
1.75 per unit for SP Areas.
on2/18/25
Create administrative rule to use'market' land value
Set all residential Park
equal to $2.5 million per acre for park fee calculation
Near Term
1.2
Fees in DCCSP equal to
2/20/2024
based on already established land value for non-
RHASP rate
subdivision projects in RHASP.
Temporarily suspend
Introduce City Council motion to temporarily suspend
Near Term
1.3
affordable housing in -lieu
inclusionary housing in -lieu fees for all SPA projects for
3/5/2024
fee
18-24 months.
On going
Adjust administrative rules to allow developers to pay all
(to benegotiated via
Near Term
1.4
Expand fee deferral
impact fees at Certificate of Occupancy rather than at
Development Agreement
permit -issuance.
and/or projects
Conditions of Approval)
Construction to
Commence public realm
Commence construction of parklets on El Camino Real
commence
Near Term
1.5
and Main Street, and commence gateway signage and
2025 (following
improvements
streetscape improvements on Main Street.
completion of pipeline
improvements)
Continue efforts to streamline permitting. Implement a
one -stop -shop on the City website for relevant info (i.e.
Expand developer services
Mid -Term
2.1
affordable housing requirements, fee schedule, density
on -going
and educational materials
bonus) and improve development project process for
clarify.
Conduct program review and feasibility analysis to
Revisit voluntary workforce
Mid -Term
2.2
optimize rules consistent with the Housing Element,
housing program
evolving state laws, and economic considerations.
ID key nodes and allow residential only if sufficient
Modify retail and parking
ground floor retail is provided. Consider relaxing parking
Mid -Term
2.3
requirements
rules for smaller, vertical mixed -use projects,
refine/promote in -lieu policy.
Eliminate long, discretionary review/allocation process
Mid -Term
2.4
Eliminate RAR Program
for residential to provide developers with more certainty.
Increase allowable heights where historic resource
Mid -Term
2.5
Modify height restrictions
protection is not a concern.
Relax requirement for private on -site storage for every
Mid -Term
2.6
Relax residential private
unit (i.e. remove entirely, set as a percentage of units, or
Ordinance goingto CC
storage requirements
on 2/18/25
match neighboring cities).
Develop an official schedule or brief (posted on website)
Clarify residential density
Mid -Term
2.7
to specify how state density bonus is determined under
in progress
bonus approach
the plan area. Staff to develop educational materials.
Update the EIR for the Specific Plan Areas with higher unit
Increase residential
Long Term
3.1
counts OR implement administrative waiver program for
capacity
compliant residential projects.
Implement strategies to manage parking demand and
Refine parking strategies
Long Term
3.2
and pursue supply
SUpply.
Revision to MF parking
Modify non-residential parking alternatives.
to cc2/i8/2s
investments
Refine or eliminate certain parkingstandards.
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Complete construction of parklets on El Camino Real &
Main Street.
construction to
Complete/expand public
Complete gateway signage and streetscape
commence
Long Term
3.3
realm improvements and
2025(following
'place -making' initiatives
improvements on Main Street.
completionotpipeline
Explore complementary'place-making' programs that
improvements)
engage with businesses, property owners, and the public.
Evaluate potential for targeting projects or partnerships
Explore economic
that catalyze private investments. Develop marketing
on -going
Long Term
3.4
development site marketing
materials to highlight investment opportunities and future
efforts
projects within the specific plan areas.
Implement carrot/stick options (i.e. waivers,
Implement policies to
concessions, taxes, code enforcement measures).
Long Term
3.5
accelerate redevelopment
Explore public -private partnerships at key sites, staff
of vacant sites
outreach & coordination efforts.